HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
2215 NW 14th STREET
CASE NO: 2005-0981
Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning
Ordinance of the City of Miami, Florida, the subject proposal has been reviewed for an
amendment to the Zoning Atlas as follows:
The request is to change the Zoning designation as follows:
The subject property located at 2215 NW 14th Street (complete legal description on
file with the Hearing Boards Office), from SD-4 "Waterfront Industrial District" to
C-1 "Restricted Commercial".
The following findings have been made:
It is found that immediately adjacent to the south, the area is designated C-2 "Liberal
Commercial" and to the west, the area is designated SD-4 "Waterfront Industrial
District".
• It is found that this change of zoning is in order to develop a high density residential
project known as "Coastal on the River" Major Use Special Permit ("MUSP").
• It is found that this application will allow for a buffer between the low density
residential area and the industrial area near the Miami River.
• It is found that the requested change to C-1 "Restricted Commercial" will allow
greater flexibility in developing the proposed high density residential project.
Based on these findings, the Planning Department is recommending approval of the
change of zoning as a component of a Major Use Special Permit application as
presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2005-0981
In harmony with Comp. Plan; does not require amendment.
In harmony with established land use.
Is related to adjacent and nearby districts.
Is within scale with needs of neighborhood or City.
Maintains similar population density pattern.
Existing district boundaries are illogically drawn.
Changes or changing conditions that make change necessary.
Positively influences living conditions in neighborhood.
Has similar impact on traffic; does not affect public safety.
Has similar impact on drainage.
Has similar impact on light and air to adjacent areas.
Has similar impact on property values in adjacent areas.
Contributes to improvement or development of adjacent property.
Conveys same treatment as to owners within same classification.
Property is unfairly limited under existing zoning.
Difficult to find other adequate sites in surrounding area.