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Home My WebLink AboutO-10167J-86-293 8/15/86 ORDINANCE; NO. 10167 AN ORDINANCE, ADOPTING THE MIAMI COMPRFHENSIVE NEIGHRORHOOD PLAN AND ADDENDUM, DATED SF1-1TEMRER, 1985, WHICH REPLACES MIAMI COMPREHENSIVE NEIGHRORHOOD PLAN 1976-1986; PROVIDING PURPOSE; INCORPORATING THE OFFICIAL GUIDE;; PROVIDING FOR A TRANSITIONAL PFRIOD; AND CONTAINING; A REPRA1,PR PRC`VtSION AND A SRVERARUTTY CLAUSE,. WHEREAS, the Miami Plannino Advisory Board, at its meeting of January 15, 1986, Item No. 1, followinq an advertised hearing, adopted Resolution PAR 4-86, by a 7 to 0 vote, RECOMMENDING APPROVAL of thMiami Comprehensive NF�i(jhborhood Plan (September, 1985), as it amends the existing Miami Comprehensive Neighborhood Plan 1976-1986 which was approved by City Commission Resolution No. 77-430 dated May 12, 1977; and WHEREAS, the City Commission, at its meetinq of. January 23, 1986, adopted Resolution 86-64, which adopted the evaluation and appraisal report and directed the City Clerk to transmit, inter alia, the proposed Miami Comprehensive Neighborhood Plan (September_, 1985) to the Florida Department of. J Community Affairs for comments; and established future hearing dates for the adoption of the proposed plan; and WHEREAS, the Miami Comprehensive Neiqhborhood Plan (September, 1985) has been revised and updated in three fundamental areas (Metr.orail and Metromover; Special Public Interests Districts; and Basic Statements for Development Strategies); and WHEREAS, the Plan contains required elements and the following optional elements: Public Services and Facilities; Community Design; Historic Preservation and Economic Development; and - WHEREAS, the economic feasibility of, and Capital Improvement Programming for, the Plan are referenced to the Cap itaI Tmprove1nnent. hr(')gt-rjrq apr)rOv,-d iti nrinc'iE)le _innu.ay 1-)V City and WHEREAS, the City Commi, i-on f_}�is Plan will require additional revi.sl.c)ris h) '1.11 r?1.mentS man,1ateI h)Y amendments to the LO CAi, i3OVERNMENT {:'<1MPCtEHC;NtiTV', PLANUNG AND LAND DEVELOPMENT RE, GUE,IVPION ACT, and 11nrehy express their intention of complying within tlio t,i.rnc� paramo.or.s 5;et forth in the Act; and WHEREAS, the City Commission, after careful_ conpideration of this matter deems it advisahle and in the hest interest of the genoral welfare of the City of Miami. and i t S inhabitants to approve the Miami Neighborhood Comprehensive Plan (September, 1985) as an amendment to the existing Miami (Compr.ehensive Neighborhood Plan 1976-1986; NOW, THEREFORE, BF IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The Miami Comprehensive Neighhorhood Plan 1976-1986 which was approved by Resolution No. 77-430 on May 12, 1977, is hereby superseder] and replaced through the adoption of the Miami Comprehensive Neighborhood Plan dated September, 1985. Section 2. The overall purpose of the Miami Comprehensive 'Neighborhood Plan is to provide an official guide to future development in the City of. Miami. Accordinqly, said Plan establishes the maximum allowable density for a given designation, and lesser included zoning designations shall not he considered inconsistent with the comprehensive plan. Section 3. A copy of the Miami Comprehensive -' Neighborhood Plan (September, 1985) Official Guide, with Addendum (September_, 1985), is attached hereto and incorporated herein by reference. Section 4. For a period of 180 days from the effective date of this ordinance, applications for building permits may be considered if they are in accordance with the Miami Comprehensive Neighborhood Plan 1976 - 1986, and such applications are related -2- �167 7 10 m t ' t_1l 1E-5 �'- (� �n 3C:t:1 Il.t:v ac)t)ro)va1 of the C1tV OF 'Mlciml t)rior. t:o thou ofFi�Ir, latF� )f the '1i.,ami. cOmr)rrf)ensive Neinhhor.hootl Plan anal a, -Id - n-] u ri s c,>1.1 ,:,t ivel.v 1at4- 1 S r)tember- 1985. For 17IIrpos0s of this nar.,aqr.a1)h ',<3r�voIl )pin-nt activity" shall mean applications For hiiiI�1in(-; o,-rmits nr Zoninol aI)1)rovals or Zoninn chcanoy(-�:-, male pursuant:. to ')rdi.nance No. 9500, the Zoninq Ordinance of the City nr Miami., Florida. AT huil-ding nermit:c, issued later than I80 claw From the - fFe(--tive date of thin ordinance, shall. h,? in accordance with the Miami Cr)mprehonz;i.%.7e Neidhhorhood Plan and addendums (Septemher 1985). Section 5. A1.1 n r d i n a n (:-. , code sections, a I I parts thereof_ in conflict herewith are her.ehv renealed insofar as they are in conflict. Section 6. Should any part of provision of this Ordinance he declar.eo9 by a court of competent jurisdiction to he invalid, the same shall not affect the validity of the ordinance as a whole. PASSED ON FIRST READING BY TITLE ONLY this 26th day of 1986. PASSED AND ADOPTED ON SECOND AND FINAL REA lG BY TIT[ NLY this 23_r.0 day of _„Q�$ab �, 1986. - - VIF,R T,SUAR MAYOR~ j ATTEST: MATi'Y H I RA I -- CITY CLERK PREPARED AND APPROVED BY: r JO L-E. MAXWELL� IISTANT CITY ATTORNEY h Nfutty Hirai. Clerk of the City of Mi: ► ►i.:•'t►r; , hereby cortify (lint on thee_ of ___:day A. r). 19 D&- a toll, trMc- and correct cwp- �;.. „►» APPROV ,AS TO FORM AND CORRECTNESS; 1 :�.rrt.:►in� -imlimince %vas 1)(wt4.xl ;tt i)a�leC�,unt; (z)urt House at tip :v:: ,:, •.;.led o and Publi atiuna by uttachi.;-i ,;. '„ :--py to LUCIA-A. DOUGHER —::� liUve proritUl tlitorefo . CITY ATTORNEY %Vt"i l %ti my in, d the of, •inl :4v1 oi & .00 City this�3— dui' a �►-:... I JF,M/wpc/ah/M024 -- ----� Attachment City t;;icrk -3- 10167 ADDENDUM MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (Sept. 1985) The following plan amendments are made: Identifier/Address Plan Amendment Fabulous Diamonds From liberal commercial to 5600-5650 NW 6th Street high density residential Miresse Investments From low density residential 267 SW 18th Road and to commercial/residential 1768-1776 SW 2nd Court 3101 Associates Ltd. From moderate high density 340-352 NE 32nd Street residential to commercial/ 335-415 NE 31st Street residential Iglesias From low moderate density 2490 NW 14th Street residential to moderate high density residential Laza From low moderate density 2504 NW 14th Street residential to moderate high density residential Pan American Hospital From low density residential 5950-5990 NW 7th Street to high density residential 1920-1999 NW 1st Place From liberal commercial to 200-210 NW 20th Street moderate high density residential; school playground site is to be schools, churches and cultural. 1501 SW 2nd Avenue From moderate to high density residential to residential/ office. i I (See reverse side) 1 0 1 s 7 ADDENDUM MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (Sept. 1985) The following plan amendments are made: Identifier/Address Fabulous Diamonds 5600-5650 NW 6th Street Miresse Investments 267 SW 18th Road and 1768-1776 SW 2nd Court 3101 Associates Ltd. 340-352 NE 32nd Street 335-415 NE 31st Street Iglesias 2490 NW 14th Street Laza 2504 NW 14th Street Pan American Hospital 5950-5990 NW 7th Street 1920-1999 NW 1st Place 200-210 NW 20th Street 1501 SW 2nd Avenue M Plan Amendment From liberal commercial to high density residential From low density residential to commercial/residential From moderate high density residential to commercial/ residential From low moderate density residential to moderate high density residential From low moderate density residential to moderate high density residential From low density residential to high density residential From liberal commercial to moderate high density residential; school playground site is to be schools, churches and cultural. From moderate to high density residential to residential/ office. (See reverse side) 10167 ADDENDUM MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (Sept. 1985) The following plan amendments are made: Identifier/Address Plan Amendment Fabulous Diamonds From liberal commercial to 5600-5650 NW 6th Street high density residential Miresse Investments From low density residential 267 SW 18th Road and to commercial/residential 1768-1776 SW 2nd Court 3101 Associates Ltd. From moderate high density 340-352 NE 32nd Street residential to commercial/ 335-415 NE 31st Street residential Iglesias From low moderate density 2490 NW 14th Street residential to moderate high density residential Laza From low moderate density 2504 NW 14th Street residential to moderate high density residential Pan American Hospital From low density residential 5950-5990 NW 7th Street to high density residential 1920-1999 NW 1st Place From liberal commercial to 200-210 NW 20th Street moderate high density residential; school playground site is to be schools, churches and cultural. 1501 SW 2nd Avenue From moderate to high density residential to residential/ office. (See reverse side) 101R7 PLAN ENERAL CINDARIOS CITY Of MIAMI PLANNING DEPARTMENT SEPTEMBER 1985 J1, 0167 10197 PAEAMSILE PREAMBULO Purpose and Objectives The Miami Comprehensive Neighborhood Plan (MCNP) 1976-1986 was originally adopted by the City Commission In 1977 by Resolution No. 77-430. The preparation of the MCNP was mandated by the City Charter and the State of Florida Local Government Comprehensive Planning Act of 1975. The overall purpose of the MCNP is to provide an official guide to future development in the City of Miami. To insure that this official guide is current and that the plan- ning process is on -going the State of Florida mandates a periodic evaluation and appraisal of comprehensive plans. Through the evaluation and appraisal process plans are revised and amended to reflect present community needs and development objectives. This updated plan document reflects major changes that have occurred within the City between 1976-1985 and revised planning objectives and implementation strategies. Since 1976 significant physical and socio-economic changes that have impacted the City of Miami and the comprehensive planning process include: the May 1980 civil disturbance; the Cuban/Haitian refugee influx; mas- sive public and private investment activities especially within the Downtown area; and, changes in the local econ- omy with major growth in international banking and trade. The revised MCNP consists of all the required and several optional elements identified by the State of Florida Local Government Comprehensive Planning Act. These ele- ments are coordinated and internally consistent and are aimed at achieving the basic objectives of health, safety and welfare stated in the City Charter and the State Act. Each element relates to specific issues which need to be addressed to insure the orderly growth and development, adequate provision of services and facilities and well-being of the future population of the City. Study Approach The Miami Comprehensive Neighborhood Plan is a result of a three-phase study, The first phase had a City-wide emphasis, the second had a Planning District and Neigh- borhood emphasis and the third provided for preliminary and final Plan preparation. In order to ensure citizen partici- pation in the planning process, the Planning Department held public hearings in each of the six Planning Districts to review the status of the implementation of the Comprehen- sive Plan and to ascertain community needs. The Changing Character of Urban Growth in the City of Miami Urban growth in the City of Miami has undergone dramatic changes during the last two decades with respect to popu- lation, housing, employment and land use. With less than 10% of its land vacant the City of Miami has had little room for growth over the last ten years. During the 1960-1970 decade the City decreased its inventory of vacant land by nearly 50% while doubling the number of acres devoted to multi -family land use. An increase in number of housing units by over 5,000 units along with a substantial reduction in the number of vacant units and a slight increase in the number of persons per household contributed to a substan- tial increase in population of over 40,000 persons from 1960-1970. City growth during the 1970-1980 decade was different in nearly every respect to the previous decade. The inventory of vacant land began to stabilize with new development occurring in very concentrated areas, the number of hous- ing units increased by over 20,000 —four times the increase Propbsito y Objetivo Lr�s rsl�ttuIos de is ciudad y el articulc, de ley 'Local t;r,;c�rrirnr�rit ('nnIl1retiensrve Planning Act' de 1975, sabre ct(?hi tm)s loraleq del Estadn de la Florida, reconociendo la rca:srdad do ring quia oficial para el desarrollo Urbano 1u01urr:l r1a la cnrdad exigen !a preparation de un Plan Gene - I'll clo Do -at rr)Ilo lnlogral de Vecindarios. En ConseCuencia, I C�:rncelo Municipal de la ciuclad, a traves de la Resoiucion I ir) de 1977 adopto el 'AMrami Comprehensive Neigh -Plan) 197f)-1986 Para asegurar la actualization c ntrr tt i l„,r rttt me del moc_.eso de planificacion. refle- 1,ind() y Ins objetivos de desarrollo de to c«nn,r�icl�rcf F_nUe for,, hechos ocurridos en la ciudad dw;lnte of I)PI Ir?do 1976-1985 en los Campos fisico y soclo- eC01)( rW)Ic". SO incluvofi. los drsturbios civiles de mayo de 1980_ la rnriugracror+ de los refugrados cubanos y haitianos durar?t(' el nrismo �0)0. la concentration de inversiones puhll("as y pi ivadas. especialmente en la zona del Centro de la cmdad y los cambios (,it la base ec...)nomica por la locali- Z,aClOr1 de una actr.ridad bancaria y comercial de caracter urternacional Lsta actkializacacsn rncluyo todos Ios elementos obIigatorios pxigidos, pot la ley Todos los elernentos son vinculantes y coot dit) ados entre si, y deben asegurar Ios objetivos funda- mentales de salud, segundad, y bienestar de la poblacion corms lu establecen las leyes de la Ciudad y del Estado. Cade elernento plantea la solution a un problema asegu- rando el crecimiento y el desarrollo organizado, el suminis- tro adeCuado de servicios e instalaciones y el bienestar de la pobtacion futura. Enfoque del Informe El Plan General es el producto de un estudio en tres etapas. La prrrnera etapa tiene un eniasis a nrvel urbano, lasegunda trene on enfasis a nivel drstrital v vecinal, y la tercera se concentra en la preparation del Plan. El Departamento de Planeamiento ha convocado asambleas publicas en cada uno de los distritos para asegurar la participation de la Conurnidad y asi poder incluir sus opiniones en la revision y el estado de implementation del Plan General. immigrants. During the twenty year period Hispanics have replaced non -Latin whites as the predominant ethnic group while Blacks have more than held onto their share of the population. Domestic and Latin American economies entered a reces- sionary period in 1981 and the City of Miami experienced considerable out -migration due to these economic condi- tions as well as a more general sociological demographic adjustment to the sudden refugee influx. It is thought that a substantial number of refugees as well as permanent resi- dents left the City during this period. Population estimates by the State of Florida during the 1981-1984 period ranged between 390,000 and 390,000. Due to domestic economic recovery in 1984 the City's pop- ulation is showing positive, if only modest, growth. With continued improvement in domestic economic growth and more importantly an emerging recovery in Latin American economies the City's population should continue to grow at an increasing rate with population surpassing the 400,000 level by the late 1980's. 1 0167, Adoption Of a Capital Proorem and Bu t Coordinated and planned investment of, lic funds for capital improvements, including those fr6m the Federal Community Development Block Grant Program, must be committed to attract private development and encour, age neighborhood stability as well as to provide needed public improvements. Broad Use of Powers of Eminent Domain to Promote pedevelopment Public urban renewal powers to promote private devel- opment of obsolescent and deteriorated areas need to be broadened and applied to help strengthen the economic base. d. Use of the Tax Increment Financing for Redevelopment This incentive legislation will provide additional tools for promoting redevelopment and strengthening the eco- nomic base. 6, Commitment of the Residents, property Owners and Businesspersons to Implement the Plan Citizens must individually and cooperatively work to achieve development objectives; maintain and improve residential neighborhoods and lend support to public actions required to implement the Plan. 2 Adopc16n de b.. resupuesto y de un programa de Inver- siones de capital La planificacion y coordi^ac;on de las inversiones pbbli- cas destinadas a Ir ,'e.r'siones de capital. incluyendo arairellas �,jue se desprenden del ptograma federal de ayuda al desarrcllo de la comonidad, deben estar desti- nadas a incentivar el desarrollo privado, promover la estabilidad de Jos vecrndarios y oroveer las mejoras necesarias en los servic:os 3 Ampliar la utilizacibn de poderes publicos Para el fomento de la renovacibn urbana La ClUdad debe utilizar su poder legal para promover el desarrollo privado de areas obsoletas v deterioradas a Utilizaci6n del incremento de las tasas impositivas como medio financiero para la renovacibn urbana Estos incentivos generan una instrumentacion adicional para promover !a renovation. v el fortalecimiento de la base economica. 5 Vinculacion de los residentes, propietarios y promotores a la ejecuci6n del Plan. Los ciudadanos debe❑ cooperar colectiva e individual- mente para lograr los objetivos de desarrol lo, mantener y melorar los vecindarlos y rendir apovo a aquellas accio- nes pubhcas requendas para is wmpiementacion del Plan 6. Continuation of the Planning Process 6 Continuidad del proceso de planeamiento The Local Government Comprehensive Planning Act El articu(o de ley sobre planificacion integral de gobier- stipulates that "the planning program shall be a continu- nos locales define a la planificacion como un proceso ous and ongoing process." This means continuing citi- continuo y permanente Esto se traduce en una actua- zen involvement, monitoring implementation and effects cion sosten,da por pane de la ccudadania en is calibra- of the Plan, revisions and Plan update. cion del proceso de implementation, los efectos del Plan. sus re%isiones. y actualizaciones. CITY OF MIAMI COMPREHENSIVE This Plan was prepared by: NEIGHBORHOOD PLAN City of Miami Planning Department Sergio Rodriguez, Director City Commission Joseph W. McManus, Assitant Director Maurice A. Ferre, Mayor Guillermo E, Olmedillo, Planner Joe Carollo, Vice -Mayor Matthew Schwartz, Project Manager Miller Dawkins Jack Luft, Planner j Demetrio Perez, Jr. Jose R. Casanova, Jr.. Planner J.L. Plummer, Jr. Fred Fernandez, Planner Joyce Meyers, Planner ?.' City Manager Arthur Whittington, Planner ii Sergio Pereira, City Manager l Margarita Genova-Cordovi, Planner Arleen Weintraub, Planner Walter Pierce, Assistant City Manager Reginald Barker, Project Manager Catherine B. Swanson , Planner ` Planning Advisory Board Teresita Fernandez, Planner j Aaron J. Manes, Chairperson Eduardo Rodriguez, Planning Technician Tomas Diego, Vice Chairperson Richard Butler, Graphics Support — Donald Benjamin Al Sanchez, Graphics Support Eladio Armesto-Garcia Olga Garcia, Graphics Support Patricia Kolski Virginia Barbanera, Secretarial Support - ' Pedro Lopez Debra Ragin, Secretarial Support Jorge Pedraza Moraisa Vega, Secretarial Support Herbert Lee Simon Anne Whittaker, Secretarial Support Dorothy Spohn (Alternate) Sergio Rodriguez, Executive Secretary Citizen Participation Our special thanks to the many citizens of Miami's neigh- borhoods who participated in public meetings leading to ;the preparation of this Plan. City Departments Our special thanks to City Departments who participated in reviewing this Plan. The preparation of this document by the City of Miami was financially aided through a grant from the State of Florida Department of Community Affairs under the Local Govern- ment Comprehensive Planning Act Assistance Fund authorized by the Laws of Florida. Para la preparaci6n de este informe se cont6 con el aporte econ6mico del Departamento de Asuntos Comunitarios creado por el articulo de ley de Planifacaci6n Integral de Gobiernos Locales contenido en los estatutos del Estado de la Florida. /' N Eeonomic Feasibility Miami's bonding capacity, as established by State Law, is $1,258 billion, or 15% of its assessed property values at $8.391 billion. As of FY 84, the net debt outstanding from previously issued bonds was $146 million, debt as a percent- age of assessed valuation being 1.74%, leaving a legal debt margin of $1.113 billion for additional capital improve- ments. The degree to which Miami draws upon this amount, however, depends upon its ability to absorb increases in operating and maintenance costs as well as its bonding capacity. Detailed economic assumptions underlying the Plan and all aspects of Plan elements requiring expenditures of public funds including fiscal proposals related to estimated costs, r priority ranking and proposed funding sources are 'r included in the Capital improvement Program prepared by the City Planning Department. Implementation The State of Florida Local Government Comprehensive Planning Act of 1975 requires that comprehensive plans be adopted and have legal status and that "no public or private development shall be permitted except in conformity with comprehensive plan(s) or elements or portion thereof." The City of Miami's zoning ordinance, commonly referred to as Ordinance #9500, is consistent with the MCNP Land Use Plan element. In order to fully implement the Miami Comprehensive Neighborhood Plan, the following actions are required. 1. Revisions to Existing Land Use Controls and Regulatory Measures In June 1983, a new zoning ordinance, commonly referred to as Zoning Ordinance #9500, took effect in the City of Miami. The ordinance consists of three major parts including the text, schedule of district regulations and zoning atlas. A feature of the ordinance is the use of the Land Use Intensity (LUI) system. Basically the LUI system controls the elements of floor area, minimum open space, minimum livability space and off-street parking in land development activities. Also the zoning ordinance utilizes a system of special permits to regulate land development. Elements of the zoning ordinance are subject to revision based on the needs of the people of Miami. Caracteristicas del crecimiento urbano en la Ciudad de Miami. El crecimiento urbano en la Ciudad de Miami ha sufrido profundos cambios durante las dos ultimas decadas en to que respecta a poblacion, vivienda, empleo y use de la tierra. AI presente menos del 1011ro de sus terrenos estan vacantes, dejando poco espacio para crecer en sentido horizontal, consecuencia directa del Liso creciente de terre- nos durante la decada del 60, cuando se observo la dismi- nucion de cast un 501% en el inventario de terrenos vacantes mientras que se duplico el area dedicada al use de vivien- das multifarnihares. Uri incremento de cerca de 5.000 Lim- dades de vivienda conjuntamente con la reduction substantial en el numero de unidades vacantes, y Lill ligero incremento en el numero de personas por famrlia, contribu- yueron al aumento sustancial de poblacion (40.000 perso- nas) desde 1960 a 1970. El desarrollo durante la decada 1970-1980 fue drferente en cast todos los aspectos a la ocurrida durante is anterior. El inventario de terrenos comenzo a nivelarse por las nue- vas construcciories en las areas dr4 n,avnr cnnrr,r,tr.,4, ril Factibilided Econ6n 11 La Ciudad time uni, ,pacidad de emision de bonos del 150/6 del justiprecio de sirs propiedades avaluadas en 8.391 millones de dolares. Io que significa Lin total de 1.258 millo- nes de dolares. Nasta el ano fiscal 1984, la deuda corres- pondiente a bonos emitldos era de 1.406 millones de dolares. (1, 74wo del avaluo de la propiedad) dejando Lin margen de 1.113 millones de dolares para inversiones de capital. La Ciudad puede utilizar esta capacidad en la medida en que pueda absorber incrementos en costos de operaciones y mantenirniento Implementacibn El articulo de ley de 1975, sobre planeamiento integral de gobiernos locales del Estado, establece que los planes generales tengan estatus legal, y que no se permita desa- rrollo publico o privado a menos que el mismo este con - forme con el Plan y todas sus partes. La cabal ejecucion de este Plan ohliga al cumplimiento de las siguientes etapas. Revision de las medidas regulatorias y controles del use de la tierra actual En julio de 1983. la nueva Ordenanza de Zonificacion No. 9500. se adopto en la Ciudad de Miami. Esta ordenanza consiste de tres partes, que incluyen el texto de regula- ciones distrrtales y el atlas de zonificacion. Una nueva caracteristica de la ordenanza es el use del Sistema de Intensidad de Uso de la Tierra (LUI). Fundamental- mente. el sistema LUI controla los elementos de area minima de construction, area minima de espacios abier- tos. area minima de espacio habitable, y estacionamien- tos. La Ordenanza tambien hate use de permisos especiales para regular el desarrollo de la tierra. Los elementos de la ordenanza de zonificacion estan sujetos a revision para responder a las necesidades de los habitantes. Durante los ultimos veinte ands la composition etnica y racial de la Ciudad de Miami ha sufrido Lin cambio drastico debido principal mente a la Ilegada de inmigrantes cubanos y de otros paises latinoamericanos. Las economias latinoamericanas, al igual que la interna, experimentaron Lin periodo de recesion en 1981. Como resultado, la Ciudad de Miami experimento una emigration considerable. Los diferentes calculos de poblacion para el periodo 1981-1984 varian de 380.000 a 390.000 personas. Durante este periodo de 20 anos la poblacion latina se ha convertido en el grupo etnico predominante, mientras tanto la poblacion negra ha mantenido un nivel relativo estable. En la decada de 1970-1980 la mayor parte del crecimiento veto de la poblacion puede atribuirse al incremento del numero de personas con 65 anos o mas. Las viviendas ocupadas por matrimonios muestran una disminucion de cerca del 10%, mientras que se ha producido un incremento de mas del 401�o en las viviendas con la mujer Como cabeza de familia y Lin incremento de cerca del 30% en las viviendas ocupadas por una sofa persona. Matty Hirai City Clerk S odriguez, Director 1 g Department December 12, 1986 TRACER: Comprehensive Plan Memorandum (Attached) This transmittal memorandum is a TRACER. If you have the original signed Addendum referenced in the November 17th transmittal attached, please return it to the Planning Department. SR/JWM/rj Attachment 10167 }M -�I"rY '11AM1, 'I ORIDA Cesar H. Odio City Manager odriguez, Director nning Department ��,-; r.=FNF: u:*3 November 17, 1986 FILE Comprehensive Plan, September 1985 Attached, for your signature, are memorandums to the Mayor and City Clerk enclosing a copy of the Comprehensive Neighborhood Plan for their respective signatures on the reverse side of the Addendum. The memo to the City Clerk directs that the signed copy be returned to the Planning Department. SR/GEO/td .... . ..... 1 0 T Honorable Xavier Suarez Mayor Comprehensive Plan, September 1985 Cesar H. Odin City Manager Enclosed for your signature, please find a copy of the Miami Comprehensive Neighborhood Plan, (September 1985), with attached Addendum, as approved by the Commission, through Ordinance #10167. Please sign the Addendum (reverse side) and forward the attached memorandum and the copy to the City Clerk for signature. The Planning Department will then distribute the signed Addendum with all copies of the Plan. CIAO/SR u $ ;ICY ;F MIA,-11, -LURIDA R-01=;-. ,-- 1 =Ar117i7ANDli�`I Matty Hirai City Clerk Cesar H. Odio City Manager J A TE Comprehensive Plan September 1985 PILE. Enclosed for your signature, is a copy of the Miami Comprehensive Neighborhood Plan (September 1985 with attached Addendum, as approved by the Commission, through Ordinance 10167. Please sign the Addendum (reverse side) and return the copy to the Planning Department. The Planning Department will distribute the signed Addedum with all copies of Plan. CHO/SR 0187 PLANNING ADVISORY BOARD RESOLUTION PAB 446 RECOMMENDING APPROVAL, DATED JANUARY 15, 1986. Pedro topez, Planning visory 86ard Mirman ergio Rodriguez, Director, Planning Departmen ATTEST: Aurelio erez- ugones, Director Planning and Zoning Boards Administration Public Hearing Uates CITY COMMISSION ORDINANCE NO. ADOPTING WITH MODIFICATIONS DATED , 1986 ATTEST: a y Hirai, City Clerk avier L. Suarez, Mayor 10167 ADDENDUM MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (Sept. 1985) The following plan amendments are made: Identifier/Address Plan Amendment Fabulous Diamonds From liberal commercial to 5600-5650 NW 6th Street high density residential Miresse Investments From low density residential 267 SW 18th Road and to commercial/residential 1768-1776 SW 2nd Court 3101 Associates Ltd. From moderate high density 340-352 NE 32nd Street residential to commercial/ 335-415 NE 31st Street residential Iglesias From low moderate density 2490 NW 14th Street residential to moderate high density residential Laza From low moderate density 2504 NW 14th Street residential to moderate high density residential Pan American Hospital From low density residential 5950-5990 NW 7th Street to high density residential 1920-1999 NW 1st Place From liberal commercial to 200-210 NW 20th Street moderate high density residential; school playground site is to be schools, churches and cultural. ity / 4, . t A Matty Hirai City Clerk c. o t F. Maxwel (JAsis Cant City Attorney t October 2(), 1986 Agenda Item PZ-6; Ordinance No. 10167 City Commission Meeting of Octoher 23rd, 1986 Attached hereto is the original legislation for Ordinance No. 10167 which appeared on the referenced City Commission Agenda as Item No. PZ-6. This Ordinance adopted the new Miami Comprehensive Neighborhood Plan and Addendum dated September., 1985. This legislation is being returned in its original form to your office for publication and cod if.i.cation. It should be processed in the form attached hereto without additional amendments. The study that the City Commission ordered on the Coconut Grove area regarding future changes in said Comprehensive Neighborhood Plan should stand on their own and will have to go through the amendment process subsequent to adoption of the attached Ordinance. Consequently, this Ordinance should he published unamended. JEM/wpc/ab/P050 cc: Sergio Rodriguez, Director Planning Department Joseph McManus, Assistant Director Planning Department Lucia A. Dougherty, City Attorney Robert F. Clark, Chief Deputy City Attorney 10167 101ft7 CITY OF MIAMI. FLORIDA INTER -OFFICE MEMORANDUM The Honorable Mayor and Members DATE April 11, 1986 FILE of the City Commission SUBJE: T ORDINANCE - RECOMMEND APPROVAL MIAMI COMPREHENSIVE NEIGHBORHOOD Cesar H. Odio I 1J PLAN (SEPTEMBER, 1985) it, �RJM � REFERENCES City Manager U COMMISSION AGENDA - APRIL 22, 1986 PLANNING AND ZONING ITEMS ENZLOSuRES It is recommended by the Planning Advisory Board that the Miami Comprehensive Neighborhood Plan (September, which amens t e existing Miami Comprehensive Neighborhood Plan 1976-1986 approved by Resolution 77-430; May 12, 1977 be approved. The Planning Advisory Board, at its meeting of January 15, 1986, Item 1, following an advertised hearing, adopted Resolution PAB 4-86 by a 7 to 0 vote, recommending approval of the Miami Comprehensive Neighborhood Plan (September, 1985) which amends the existing Miami Comprehensive Neighborhood Plan 1976-1986 approved by Resolution 77-430; May 12, 1977. Backup information is included for your review. An ORDINANCE to provide for the above has been prepared by the City Attorney's Office and submitted for consideration by the City Commission. AEPL:111 cc: Law Department NOTE: Planning Department recommends: APPROVAL 1 01 F 7 PLANNING FACT SHEET APPLICANT City of Miami Planning Department: December 27, 1985 PETITION 1. Consideration of recommending approval of the Miami Comprehensive Neighborhood Plan (September, 1985) which amends the existing Miami Comprehensive Neighborhood Plan 1976-1986 approved by Resolution 77- 430; May 12, 1977, and the evaluation and Appraisal Report; further recommending that the City Commission adopt the Report and transmit the Plan, Report and current Capital Improvement Program to the Florida Department of Community Affairs per Chapter 163.3161 F.S. "Local Government Planning and Land Development Regulation Act". 2. Consideration of requesting the City Commission to waive the time limits and to establish dates certain for considering an ordinance adopting the Miami Comprehensive Neighborhood Plan (September, 1985) per Sections 3508.2 and 3513 of Zoning Ordinance 9500, as amended, and in conformity with Section 163.3184 F.S. REQUEST To recommend approval of the Miami Comprehensive Neighborhood Plan (September 1985) and the Evaluation and Appraisal Report of the existing plan so that the Commission can adopt the Report and transmit the Plan, Report and Capital Improvement Program to the State of Florida. BACKGROUND The Miami Comprehensive Neighborhood Plan 1976-1986 was approved by Resolution 77-430 on May 12, 1977. For the past several years, an Evaluation and Appraisal Report of the current plan and an amended plan - Miami Comprehensive Neighborhood Plan (September 1985) - have been in preparation. Recently revised procedures in Section 163.3161 F.S. require that, following a public hearing before the local planning agency - the Planning Advisory Board - the plan be transmitted by the Commission to the Florida Department of Community Affairs for a 90 day review. The Commission can schedule future public hearings to follow that review. ANALYSIS The Miami Comprehensive Neighborhood Plan (September, 1985) has been revised and updated in three fundamental areas. Metrorail and Metromover (DPM) alignments have been updated to conform with construction and future planning. Special Public PAS 1/15/86 Item #1 and #2 Page 1 10167 RECOMMENDATIONS PLANNING DEPT. PLANNING ADVISORY BOARD Interest districts have been updated for location and intent. The basic statements for development strategies for each sector of the City have been related to overall development of the entire City. Approval of the Plan and Report in 1 and waiver of time limits in 2. Continued on December 18, 1985. At its meeting of January 8, 1986, the Planning Advisory Board adopted Resolution PAB 1-86 by a 6 to 0 vote establishing January 15, 1966 as the public hearing date for consideration of the Miami Comprehensive Neighborhood Plan (Sept, 1985) and the Evaluation and Appraisal Report. At its meeting of January 15, 1986, the Planning Advisory Board adopted Resolution PAB 4-86 by a 7 to 0 vote, recommending approval of the (Miami Comprehensive Neighborhood Plan (September, 1985) and the Evaluation and Appraisal Report. At its meeting of January 15, 1986, the Planning Advisory Board adoptea Resolution PAB 5-86 by a 7 to 0 vote, requesting the City Commission to waive the time limits and establish dates certain for consideration of an ordinance adopting the Miami Comprehensive Neighborhood Plan (September, 1985). CITY COMMISSION tic its meeting of January 23, 1986, the City Commission adopted Resolution 86-64 ddopted the Evaluation and Appraisal Report and directed the City Clerk to transmit the proposed Miami Comprehensive Neighborhood Plan (September, 1985), the Evaluation and Appraisal Report and the current Capital Improvement Program to the Florida Department of Community Affairs; and further establishing Thursday, April 24, 1986* after 5:00 Ph for first reading and Thursday, May 8, 1986 after 5:00 PH for second reading for consideration of an ordinance adopting the hiami Comprehensive Neighborhood Plan. *At its meeting of March 18, 1986, the City Commission adopted Resolution 86-219 rescheduling the above meeting to Tuesday, April 22, 1986. PAD 1/15/86 Item #1 and #2 Page 2 10-167 CITY COMMISSION At its meeting of April 22, 1986, the City Commission continued action on the above. At its meeting of May 22, 1986, the City Commission continued action on the above. At its meeting of June 26, 1986, the City Commission passed the above on First Reading. At its meeting of July 24, 1986, the City Commission continued action on the above. At its meeting of September 25, 1986, the City Commission continued action on the above. q i oi67 CM STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS 2571 EXECUTIVE CENTER CIRCLE, EAST • TALLAHASSEE, FLORIDA 32301 808 GRAHAM April 21, 1986 TOM LEVAS, IR. Go%e+nor Secretary Mr. Sergio Rodriguez, Director Planning Department City of Miami Post Office Box 33078 Miami, Florida 33233-0708 Dear Mr. Rodriguez: Pursuant to s.163.3184, 163.3187 and 163.3191, Florida Statutes, the Department of Community Affairs has reviewed the Miami Comprehensive Neighborhood Plan (September 1985), Evaluation and Appraisal Report, City of Miami Capital Improvement Plans 1984-1990 and the South West 27th Avenue Land Use amendment to the Miami Comprehensive Neighborhood Plan for the City of Miami. Our review indicated that the above cited plans, report, and amendment are consistent with statutory requirements except as noted in the attached enclosure. Comments from Dade County are enclosed for your consideration and possible use. Once the adoption process is complete, we request a copy of the document as required by s.163.3178(2), F.S. If we can be of further assistance regarding these comments contact Mr. Ralph Hook at (904) 487-4545. If you need technical assistance concerning implementation of the revised Chapter 163, F.S., please contact Mr. Dale Eacker at the same number. Sincerely, Robert F. Kessler, Chief Bureau of Local Resource Planning RFK/rhh Enclosures cc: Planning Department, Metropolitan Dade County South Florida Regional Planning Council. EMERGENCY MANAGEMENT * HORSING ANO COMMUNITY DEVELOPMENT, RESOURCE PLANNING AND MANAGEMENT 5 •1 Q 1 6 7 - _.__ COMMENTS ON REVIEW DOCUMENTS FOR THE CITY OF MIAMI Miami Comprehensive Neighborhood Plan 1. The Future Land Use Plan does not reflect Paradise Point Park on the Miami River. Also Lummus Park appears to be cut-off from the River by a residential use which is not consistent with park improvement descriptions contained in the Capital Improvement Program. 2. The plan would not satisfy the requirements of the revised Chapter 163, Part II, F.S. and the Criteria Rule, Chapter 9J-5 which is pending legislative approval. The main issue is the requirement for goals, objectives and policies versus existing strategies: Evaluation and Appraisal Report The Evaluation and Appraisal Report does not provide a complete assessment and evaluation of the plan related to the items contained in s.163.3191(2)(a) through (d) on which plan changes may be based. Rather the report is a status report which lists the element, objectives and actions specified in the plan. Capital Improvement Program 1 This plan although very requirements of the revised s.163.3177(a)3 and 4, F.S. complete would not satisfy the Chapter 163, F.S., specifically C, 10167 �,. METROPOLITAN DADE COUNTY, FLORIDA MEfRO�DADE March 13, 1986 Mr. Ralph Hook Department of Community Affairs Bureau of Local Resource Planning 2571 Executive Center Circle, East Tallahassee, Florida 32301 Dear Mr. Hook: PLANNING DEPARTMENT SUITE 1220 111 N.W. 1 STREET MIAMI, FLORIDA 33128-1972 (305) 375-2800 We have reviewed the Comprehensive Neighborhood Plan (CNP) for the City of Miami and find it to be generally consistent with the County's Compre- hensive Development Master Plan (CDMP). Numerous differences in scale, detail, classification and scope make it difficult to render a precise judgment about consistency, but we are satisfied that the overall objec- tive and philosophy of the two plans are essentially the same. The Land Use Plan maps are difficult to compare because the CNP uses net acreage for the density categories and the CDMP uses gross, and the two maps use significantly different density classifications. Also, the two maps have some different use categories and show different levels of detail. Although these differences make it difficult to measure consistency with precision, we believe that the differences are valid ones and that the choice of nlassification systems, use and density categories should be the prerogative of the local jurisdiction. A comparison of the two land use plan maps indicates that some areas in Miami are shown on the City CNP at higher densities than they are shown on the County CDMP Land Use Plan map. This is not necessarily inconsis- tent with the CDMP as a whole, however. The CDMP is as much a policy plan as it is a land use plan map, and one fundamental policy of the CDMP is to encourage higher density development in the central, inlying areas and to discourage costly sprawl and leapfrog type development in the suburban fringe. A matter that concerns us is that much of Virginia Key is designated as "park" on the CDMP but the stated policy for development of the park does not adequately commit protecting the viable mangrove communities which exist in the subject area. Those areas on the Key which are in mangroves and which the County desires to protect are shown on the County's Land Use Plan map as Environmentally Sensitive Park and Recreation. This latter designation indicates the County's desire to protect the mangrove areas from any incompatible development, including intensive park devel- opumut. We would like to see the City CNP designate the mangrove areas of Virginia Key in a similar way to indicate their desire to protect them from damaging development. „3.o,,c / 10167 �v Mr. Ralph Hook - 2 - March 13, 1986 The elements of the CNP other than land use are also difficult to compare with the comparable elements of the CDMP. In general, the other elements of the CNP contain far less detail and are narrower in scope, than the corresponding parts of the CDMP, although, in some instances the corres- ponding elements of the two plans simply contain different information. Nevertheless, a comparison of the non -land use elements of the CNP and CDMP indicates that the two plans appear to be basically consistent with one another. RRW:na ID$ 1366/na 1 Sin ly, Y�/ kAS Reg ld R. Walters, AICP Planning Director '10167 Mr. Donald Benjamin offered the following Resolution and moved its adoption. RESOLUTION PAB 4-86 RESOLUTION TO RECOMMEND APPROVAL TO THE CITY COMMISSION OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (SEPTEMBER, 1985) WHICH AMENDS THE EXISTING MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN 1976-1986 APPROVED BY RESOLUTION 77-430; MAY 12, 1977, AND THE EVALUATION AND APPRAISAL REPORT; FURTHER RECOMMENDING THAT THE CITY COMMISSION ADOPT THE REPORT AND TRANSMIT THE PLAN, REPORT AND CURRENT CAPITAL IMPROVEMENT PROGRAM TO THE FLORIDA DEPARMTENT OF COMMUNITY AFFAIRS PER CHAPTER 163.3161 F.S. "LOCAL GOVERNMENT PLANNING AND LAND DEVELOPMENT REGULATION ACT". Upon being seconded by Mr. Jorge Pedraza, the motion was passed and adopted by the following vote: AYES: Ms. Spohn Messrs. Lopez, Simon, Manes, Pedraza, Benjamin and Gomez NAYES: None. ABSENT: None. Mr. Rodriguez: Motion carries 7 to 0. January 15, 1 986 , Item 1 Planning Advisory Board 1 01 67 e E MIAMI DAME TV, FLOPtIDA L NOTICE MIAMI REVIEW Published Daily except Saturday, Sunday and Legal Holidays Miami. Dade County, Florida. STATE OF FLORIDA COUNTY OF DADE: Before the undersigned authority personally appeared Octeims V. Ferbeyre, who on oath says that she is the Supervisor of Legal Advertising of the Miami Review, a daily (except Saturday, Sunday and Legal Holidays) newspaper, published at Miami in Dade County, Florida; that the attached copy of advertisement, being a Legal Advertisement of Notice In the matter of CITY OF MIMI ORDINANCE NO. 10167 In the .........X-XX ......................... Court, was published In said newspaper in the issues of Oct. 30, 1986 Afflant further says that the said Miami Review is a newspaper published at Miami In said Dade County, Florida, and that the said newspaper has heretofore been continuously Published In said Dade County, Florida, each day (except Saturday, Sunday and Legal Holidays) and has been entered as second class mail matter at the post office in Miami in said Dade County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement: ano afflant further says that she has neither paid nor promised any person, firm or corporation and d" nt. rebate, commission or re nd for the purpose oyFW;I in Chia aciventsement for pu gaflon in the said nawarij 6 , ft"yoffm P6wom tonnanidy .Critipd before me this 3.0-t11. daybf -' AD9. 86 • / r tt Io f'j" NotaWPilblic fate at Large 1 . (SEAL, awe-}+�" • , pp.'.' My Commission 147srAogt:>)8;11988:`5 R 143 All interested persons Will take notice that on the 23rd day of October, 1986, th, City ConlmisGlOrl 01 Miami, Florida, adapted the follo,airlq titled ordinances ORDINANCE NO 10165 AN EMERGENCY ORDINANCE AUTHORIZING THE ISSU ANCE OF SPECIAL OBLIGATION BONDS. SERIES 1986A PROVIDING FOR THE TERMS THEREOF AND CERTAIN MAT TERS IN CONNECTION THEREWITH. DECLARING THE ORDINANCE AN EMERGENCY MEASURE; DISPENSING WITH THE READING OF THE ORDINANCE ON TWO SEPA- RATE DAYS. AND PROVIDING AN EFFECTIVE DATE, ORDINANCE NO, 10166 AN ORDINANCE AMENDING THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLANS BY CHANGING THE DESIGNA. TIONS FOR THE SUBJECT PROPERTIES FROM MODERATE TO HIGH DENSITY RESIDENTIAL DESIG-NATION TO RESIDENTIAL/COMMERCIAL DESIGNATION ON SOUTHWEST 27TH AVENUE FROM APPROXIMATELY 100 FEET SOUTH OF BIRD ROAD TO TIGERTAIL AVENUE AND FROM LOW TO MODERATE RESIDENTIAL DESIGNATION TO MODERATE DENSITY RESIDENTIAL DESIGNATION EAST OF CENTER STREET, FROM APPROXIMATELY 100 FEET SOUTH OF BIRD ROAD TO APPROXIMATELY 200 FEET NORTH OF DAY AVENUE, AND WEST OF SOUTHWEST 27TH AVENUE FROM COCOANUT AVENUE TO APPROXIMATELY 100 FEET NORTH OF BIRD AVENUE, AND ON LOTS FRONTING THE SOUTH SIDE OF COCOANUT AVENUE FROM VIRGINIA STREET TO APPROXIMATELY 150 FEET WEST OF 27TH AVENUE. FROM LOW DENSITY RESIDENTIAL DESIG- NATION TO MODERATE TO HIGH DENSITY RESIDENTIAL DESIGNATION FOR LOTS ON THE NORTH SIDE OF COCOA. NUT AVENUE FROM APPROXIMATELY 150 FEET EAST OF VIRGINIA STREET TO APPROXIMATELY 150 FEET WEST OF 27TH AVENUE; FURTHER, CHANGING THE DESIGNATION FOR THAT PROPERTY APPROXIMATELY 100 FEET BY 200 FEET IN SIZE, FRONTING ON THE EAST SIDE OF SOUTH- WEST 26TH AVENUE, BETWEEN SOUTHWEST 27TH LANE AND SOUTHWEST 28TH STREET FROM A DESIGNATION OF LOW DENSITY RESIDENTIAL TO A NEW ONE OF RESIDENTIALICOMMERCIAL; MAKING FINDINGS; CONTAINING A REPEALER PROVISION AND A SEVERABIL- ITY CLAUSE. ORDINANCE NO. 10167 AN ORDINANCE ADOPTING THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN AND ADDENDUM, DATED SEPTEM- BER, 1985, WHICH REPLACES MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN 1976.1986; PROVIDING PURPOSE; INCORPORATING THE OFFICIAL GUIDE; PROVIDING FOR A TRANSITIONAL PERIOD; AND CONTAINING A REPEALER PROVISION AND A SEVERABILITY CLAUSE. ORDINANCE NO. 10168 AN ORDINANCE AMENDING THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN 1976.1986 FOR PROPERTY LOCATED AT APPROXIMATELY 3427-3523 SOUTHWEST 22ND TERRACE (MORE PARTICULARLY DESCRIBED HEREIN) BY CHANGING THE DESIGNATION OF THE SUBJECT PROP- ERTY FROM LOW MODERATE DENSITY RESIDENTIAL TO RESTRICTED COMMERCIAL; MAKING FINDINGS; AND, CONTAINING A REPEALER PROVISION AND A SEVERABIL- ITY CLAUSE. ORDINANCE NO. 10169 AN ORDINANCE AMENDING THE ZONING ATLAS OF ORDI- NANCE NO. 9500, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, BY CHANGING THE ZONING CLASSI. FICATION OF APPROXIMATELY 3427.3523 S.W. 22ND TER- RACE, MIAMI, FLORIDA, (MORE PARTICULARLY DESCRIBED HEREIN) FROM RG 1/3 GENERAL RESIDENTIAL (ONE AND TWO-FAMILY) TO CR-3/7 COMMERCIAL -RESIDENTIAL (GEN- ERAL) BY MAKING FINDINGS; AND BY MAKING ALL THE NECESSARY CHANGES ON PAGE NO.42 OF SAID ZONING ATLAS MADE A PART OF ORDINANCE NO. 9500 BY REFER- ENCE AND DESCRIPTION IN ARTICLE 3, SECTION 300, THEREOF; CONTAINING A REPEALER PROVISION AND A SEVERABILITY CLAUSE. ORDINANCE NO. 10170 AN ORDINANCE AMENDING THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN 1976.1986 FOR PROPERTY LOCATED AT APPROXIMATELY 3591 SOUTHWEST 22ND TERRACE (MORE PARTICULARLY DESCRIBED HEREIN) BY CHANGING THE DESIGNATION OF THE SUBJECT PROP- ERTY FROM LOW MODERATE DENSITY RESIDENTIAL TO RESTRICTED COMMERCIAL; MAKING FINDINGS; AND, CONTAINING A REPEALER PROVISION AND A SEVERABIL- ITY CLAUSE. ORDINANCE NO, 10171 AN ORDINANCE AMENDING THE ZONING ATLAS OF ORDI- NANCE NO. 9500, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, BY CHANGING THE ZONING CLASSI- FICATION OF APPROXIMATELY 3591 S.W. 22ND TERRACE, MIAMI, FLORIDA, (MORE PARTICULARLY DESCRIBED HERE- IN) FROM RC-1/3 GENERAL RESIDENTIAL (ONE AND TWO- FAMILY) TO CR-3i7 COMMERCIAL•RESIDENTIAL (GENERAL) BY MAKING FINDINGS; AND BY MAKING ALL THE NEOW SARY CHANGEQF S ON.?AN.O 4? OF PAID ZQNIN AT A� �.�t.' �1�-1, , a,• •1. �` ,� !'�I II ilfPubJ1'.f. NI1 lull:' AN UIIINItANr.l l+Mt i4tluJt.+ flu !t)11uar. rit h•� 1tj1ilt cfi•1II,IrY rl iJAWL;ll 1 Idtl yl,rnl 1111 J(�Id11J1al,ltlntl>N(;I t,l ul t.tU•tlt,ttJt� ll l MtAIAt.1.Illildt� t I �,.I�nxtlAlilLl y .'iiit4:'IIA`•�falalHWh:•l «'llli