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ANALYSIS FOR ZONING CHANGE
Approximately 203, 219, 229 & 237 NW 12th Avenue &
1161 and 1169 NW 2nd Street.
CASE NO: 2005-1052
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:
Seven (7) lots along 12th Avenue, located between NW 2" Street and NW 3rd Street
(complete legal description on file with the Hearing Boards Office) from C-1
"Restricted Commercial" to SD-14 "Latin Quarter Commercial -Residential
District".
The following findings have been made:
• It is found that immediately adjacent to the west, north and south, the area is
designated C-1 "Restricted Commercial".
• It is found that the character of SW 12th Avenue is commercial.
It is found that the change to SD-14 "Latin Quarter Commercial -Residential District"
may be considered a logical application of that category in that it will continue the
SD-14 character along 12th Avenue. The SD-14 category further requires Class II
special permits for design review which will ensure that any development on the
subject property responds in scale with the abutting multifamily residential district, to
the east as well as the restricted commercial district to the west, north and south.
• It is found that there is currently a development under construction on the subject
property with ground floor retail that does not open on to the street: the change to SD-
14 will allow the developer to open this retail onto the sidewalk and therefore result in
a project that enhances the pedestrian realm in a mariner that is consistent with the
Latin Quarter and good urban design principles.
Based on these findings, the Planning Department is recommending approval of the
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2005-1052
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.