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HomeMy WebLinkAboutM-84-1498COMMISSION DISCUSSION CITY OF MIAM1, FLORIDA j INTER -OFFICE MEMORANDUM TO. Howard V. Gary DATE: November 7, 1984 FILE: City Manager SUBJECT: City Commission Meeting of November 15, 1984 FROM: Sergio Rodriguez, Director REFERENc`:NW 23rd Street Zoning Restudy t Planning Department ENCLOSURES: f Per City Commission Motion 84-741, June 20, 1984, to restudy the zoning of the area north of NW 23rd Street, attached is the Planning Department's study and recommendation. Recommendation Since the previous zoning study of May 30, 1978, and the Appellate Court decision of 1980 to the present, the portion of the study area where rezoning is considered has remained in substantially the same condition. No zoning change is recommended on the north side of NW 23rd Street. Conclusions -- The existing residential area north of NW 23rd Street is in good condition. Liberal commercial encroachment could have a negative impact with respect to the stability of the residential area. -- The proposed changes would not be in accord with the Miami Comprehensive Neighborhood Plan. -- Any change extending commercial zoning to the north side of 23rd Street would not be consistent with the existing established land use pattern of the area. -- Comprehensively, there is no justification for additional commercial zoning, due to the fact that ample properly zoned land (I-1) exists in near proximity to the subject area which is vacant or underutilized. It is requested that this item be discussed at the City Commission Meeting of November 15, 1984. SR/JRC/vb M o Ti-old S4-14*J,C ZONING STUDY ELEME1001 OOC C�OC ■ C-JUUUUO�OC � NW 23 STREET from NW 17 to 27 AVE CITY OF MIAMI PLANNING DEPARTMENT, NOVEMBER 1984 1. PURPOSE OF THE STUDY To restudy the area north and south of N.W. 17 and 27 Avenues and to conside General Commercial zoning to the north between N.W. 18 and 25 Avenues. This to the City Commission's request of follows: Motion No. 84-741 r N.W. 23 Street between the expansion of the side of N.W. 23 Street restudy is in response June 28, 1984, as "A motion instructing the City Manager to revisit zoning in the industrial area of Allapattah in order to determine whether it is time for the City to re —think industrial zoning in said area; particularly, in the vicinity of the railroad tracks." 2. STUDY AREA AND VICINITY The study area is bounded by N.W. 17 and 27 Avenues from approximately 150 ft. north to approximately 150 ft. south of N.W. 23 Street. This street serves as the separation between the residential neighborhood extending from N.W. 23 to 36 Streets from N.W. 17 to 27 Avenues and the industrial district to the south. (see maps 1 & 2) 3. ZONING HISTORY OF THE STUDY AREA In 1976 a property owner south of N.W. 23 Street requested that four lots on the north side of N.W. 23 Street, at 21 Avenue, be rezoned from low density multiple dwelling to liberal commercial in order to expand an existing commercial operation. The Zoning Board denied the application. The property owner then appealed to the Commission. On March 16, 1978 the City Commission requested a zoning study of the entire north side of N.W. 23 Street between 17 and 27 Avenues. The City of Miami Planning Department 'study and the Planning Advisory Board recommended that the area from approximately N.W. 18 to 25 Avenue remain residential; subsequently, the City Commission approved the zoning change of all the residential property fronting on the north side to liberal commercial zoning including that requested by the property owner. N� ST ", 23 ST, ��Wl= ZONING RE -STUDY AREA"* - TRANSITIONAL AREA (GENERAL COMMERCIAL) ALLAPATTAH MAP I INDUSTRIAL UEE3 F-1 ER cm o m 1500 CITY OF MIAMI PLANNING DEPARTMENT NOV 1984 40 n] CG-1I71 -I N.W 23 ST MAP NO. 2 1 Hi STUDY AREA AND VICINITY CITY OF MIAMI PLANNING DEPT,NOV.1984 W 03 M PA Hill Hill STUDY AREA AND VICINITY CITY OF MIAMI PLANNING DEPT., NOV,1984 Jv) 4 ------'--' � A citizens group appealed the City Commission decision and the Circuit Court upheld the City. However, in January of 1980 the Florida Third District Court of Appeals reversed the lower court and reverted the commercial zoning back to residential, finding. "..@ that the rezoning was not based upon any factually supported or legally cognizable ground which could serve to justify that action and was therefore not "fairly debatable". Since the court below held otherwise, we reverse the judgement under review." In 1983, The Miami Comprehensive Zoning Ordinance made a series of zoning designation changes in Allapattah including the N.W. 23 Street area but did not change the substance of the zoning district regulations with the exception of 3 lots to the east of N.W. 18 Avenue. 4. RECOMMENDATIONS Since the previous zoning study of May 30, 1978, and Appellate Court decision of 1980 to the present, the portion of the study area where rezoning is being considered has remained in substantially the same condition; therefore, it is recommended that no change of zoning should be enacted on the north side of N.W. 23 Street. 5. CONCLUSIONS There is no justification for the rezoning of the residential area along the north side of N.W. 23 Street between 18 and 25 Avenues. The basis for this recommendation is as follows: -- The study area is in substantially the same condition as since the court decision. -- The existing residential area north of N.W. 23 Street is in relatively good condition. The encroachment of liberal commercial activity into the residential area could have a negative impact with respect to the stability of the residential area including HUD Public Housing Projects. Efforts such as the City of Miami Housing Rehabilitation Program, which promotes investments and interest in existing housing stock, could likewise be adversely impacted. Also, many existing residential structures within liberal commercial and industrial districts in the vicinity of the study area are being negatively impacted by such uses. 4 84l1498 2 i i -- The proposed change would not be in accord with the Miami i- Comprehensive Neighborhood Plan which recommends low - moderate density residential land use for the north side of 23 Street between 18 and 25 Avenues. -- Any change extending commercial zoning would not be consistent with the existing established land use pattern of the area. -- Based on the existing conditions in the area, if zoning changes occur, the impact on the abutting residential development would be greater than if the commercial development were across the street. Close proximity of commercial development (10' rear setback) could affect the quality of life more than facing commercial uses due - to the street's spatial quality, and recent landscaping and buffering improvement. -- A change as proposed would increase auto and truck traffic on 23 Street and could introduce additional commercial traffic into the residential area between 23 and 28 Streets. -- Comprehensively, there is no justification for additional commercial zoning, due to the fact that ample properly zoned land (I-1) exists in near proximity to the subject area which is vacant or underutilized (presently occupied with low density residential structures in various states of disrepair). As indicated on the attached map titled "Allapattah Industrial and Commercial Areas", sufficient land is available, based on recent trends, to accommodate commercial and industrial expansion in this area for at least the next 10 years. b. TRENDS a) Supply and demand of Commercial, Industrial and Residential land uses At the present time, there is no indication that there is a demand for commercial and industrial land that cannot be supplied in the study area and vicinity. This is evidenced by the supply of approximately 25 acres of underdeveloped and underutilized commercial, industrial and residential properties (including a large number of residential structures - many of them in poor condition) within the existing industrial and general commercial districts. 5 These sites provide the opportunity, as they did in the past, for further commercial/industrial redevelopment; see map # 3 and table # 1. From approximately 1979 to 1982, there was a great demand for garment related facilities due to increased trade and commerce with South America. This market demand generated a great number of commercial developments in the area between N.W. 17 to 27 Avenues from N.W. 20 to 22 Streets, mostly on undeveloped sites. However, due to the monetary crisis in many South America countries, the garment industry suffered a major setback which resulted in many commercial vacancies within the industrial/commercial district, many of these commercial spaces remain vacant today. Therefore, as the supply is greater than the demand for the commercial/industrial sites, there is no need to rezone more land to these uses. Housing, however, is in demand in the study area and vicinity. Fresently the City of Miami and the Allapattah Community Development target area are experiencing a very serious housing shortage. One of the causes of this shortage was the 1980 arrival of Cuban, Haitian, Central and South American refugees. Within the study area and vicinity, there have been residential improvements, expansion and new construction. Any rezoning to commercial could force some of the residents out of the area if property owners request their tenants to vacate the buildings in order to use them for commercial units. C 84-1498 f_- t t1i i w -i ALLAPATTAH INDUSTRIAL a.COMIALKLIAL AKr.AO 00 OW EXISTING RESIDENTIAL DEVELOPMENT OTHER POTENTIAL REDEVELOPMENT SITES NOTE: THIS MAP DOES NOT SHOW VACANT SPACES IN EXISTING BUILDINGS MAP NO. 3 � STREET IMPROVEMENTS (UNDER CONSTRUCTION) CITY OF MIAMI PLANNING DEPT. NOV. 1984^ tv) M, Ilip i i i i OPPORTUNITY AREAS STUDY AREA AND INDUSTRIAL DISTRICT TABLE # 1 Location Residential Sites Non Residential Potential Redevelopment Sites Vacant Sites Total Acres Acres Acres Acres Industrial Area NW 17-27 Ave. and NW 20 St -RR Tracts 15.04 4.08 2.74 21.86 South Side of S.W. 23 St. 0.32 0.96 0 1.28 North Side of NW 23 St (commercial zoning) 1.23 0.46 0.06 1.75 Total 16.59 5.5 2.80 24.89 Note: These figures do not include vacant buildings or vacant space within existing buildings. 0 b. Redevelopment pattern in the Commercial/Industrial districts. The redevelopment pattern in the commercial/industrial districts south of the zoning restudy area in the past 10 years has been as follows: 1) Commercial/industrial construction on vacant sites. 2) Demolition of one story residential structures - mostly single family wood frame structures in poor or fair condition and replacement by commercial/industrial structures - (warehouse type design). 3) Conversion of existing one story residential (mostly CBS and some wood frame construction) to commercial or mixed residential/commercial uses (in some instances very liberal Commercial uses) This combination of residential with liberal commercial uses within the same site has created, in many instances, very deplorable condition for the occupants of such structures in term of noise, dust, odors, visual intrusions, lack of parking and other negative environmental conditions which are not conducive to a residential environment, and which could affect the health and welfare of the residents. The long range objective should be to eliminate these residential uses from the industrial and general/commercial areas. 4) Residential development totally surrounded by liberal commercial/industrial development. It could be anticipated that if the proposed residential zoning is changed to General Commercial in the residential portion of the study area, undesirable commercial redevelopment could occur including combination of paint and body shops (and similar uses) with residential uses. The reason is because the majority of the redevelopment sites present very similar conditions as number 3 above. 7. EXISTING LAND USES The north side and vicinity of N.W. 23 Street, within the study area is predominantly residential and the south side is predominantly commercial. For the purpose of statistical analysis, land uses within the study area are subdivided into 3 categories a) The residential area north of N.W. 23 Street (zoning restudy area); b) The commercially zoned area north of 23 Street ( 17 to 18 Avenues and 25 to 27 Avenues) and; c) commercially zoned area south of N.W. 23 Street, see map # 5. The residential area north of 23 Street (18-25 Avenues) is predominantly residential and is occupied by buildings in good condition. Residential uses occupy 69% of the land and commercial uses occupy 2% of the land; see table # 2. Most of the commercial uses in this area violate the existing zoning ordinance but three uses were developed commercial when the zoning for the area was changed to commercial prior to the Appellate Court decision. The commercially zoned area north of 23 Street (17 to 18 Avenues and 25 to 27 Avenues) is occupied by a both commercial and residential uses. The total land use for residential and mixed commercial residential is 33% which indicates that the area is commercially underutilized. In the immediate south side of N.W. 23 Street almost 100% of the land is commercial use. The commercial uses are comprised of: 7 Auto Service uses 7 Wholesale establishments 4 Food processing establishments 3 Warehouses 3 Building Construction related establishments 4 Dwelling Units 1 Vacant Warehouse 10 LAND USE - N.W. 23TSTREE�2FROM 17-27 AVENUES LAND USE Residential Commercial *fixed Use Governmental/ Institutional Parking (Commercial) Vacant Land TOTAL NORTH SIDE OF 23 STREET RESIDENTIALLY COMMERCIALLY ZONED AREA (18-25 AVE) 1ONtD AREAREA AND 25-27 AVE. Acres rercenL 8.53 (69%) 0.23 (2%) 0.17 (1%) 2.42 19% 0.63 (5%) 0.50 N% 12.E+8 acres (100%) 11 Acres 0.82 2.21 0.47 0 0 0.06 rcen�taBe (23%) (62%) (13%) 0 0 (2%) 3.56 acres (100%) V J N CID tb IUD EXISTING LAND USE MAP 4 IE E'3 SINGLE FAMILY AND DUPLEX Q' INSTITUTIONAL/GOVERNMENTAL MULTI FAMILY r_V_l VACANT LAND ® MIXED USE © PARKING ..'f' COMMERCIAL © VACANT BUILDING Q CHURCHES ((III I CITY OF MIAMI PLANNING DEPARTMENT 0 200 400 NOV. 1984 ,- 1 11001111i11Ny..■-..rr..�■'rinll'I ir- _. I.,. .. .-- of :ra 8. BUILDING CONDITION AND HOUSING The zoning restudy area (north side of N.W. 23 Street from 18 to 25 Avenues) is predominantly a residential area in good condition. There are 196 dwelling units of which 94% are in good condition or require only minor repair and 6% in need of major repair; see table # 3. Also this area is comprised of: .11 single family residential structures containing 11 units .13 duplex structures containing 26 units .15 multi family residential structure containing 159 units .4 commercial structures .1 school .1 church .1 government structure Of the 196 dwelling units existing in the area, there are two public housing projects (HUD) which could be affected by the potential rezoning. In the commercially zoned areas north of N.W. 23 Street from N.W. 17 and 18 Avenues and from 25 to 27 Avenues the housing stock is in worse condition than the area between 18 and 25 Avenues; there are 23% of the dwelling units in need of major repair and 8% are dilapidated, see table # 3. Also 85% of the commercial structures need minor repairs and 14% are dilapidated. 13 DWELLING UNITS CONDITION - N.W. 23 STREET AND VICINITY - (STUDY AREA) TABLE # 3 NORTH SIDE OF 23 ST. Residential Commercial Zoning I Zoning TOTAL Total No. of Units 196 (100%) 26 (100%) 222 (100%) Good Condition 138 (70%) 17 (65%) 148 (67%) Minor Repair Needed 47 (24%) 1 (4%) 55 (25%) Major Repair Needed 11 (6%) 6 (23 17 7% Dilapidated 0 (0%) 2 (8%) 2 (1%) 14 • z DWELLING UNITS CONDITION - N.W. 23 STREET AND VICINITY - (STUDY ARE TABLE # 3 NORTH SIDE OF 23 ST. Residential Commercial TOTAL Zoning I Zoning Total No. of Units 196 (100%) 26 (100%) 222 (100%) Good Condition 138 (70%) 17 (65%) 148 (67%) Minor Repair Needed 47 (24%) 1 (4%) 55 (25%) Major Repair Needed 11 (6%) 6 (23%) 17 7% Dilapidated 0 (0%) 2 (8%) 2 (1%) 14 84"-149 s 9. EXISTING ZONING The entire south side of N.W. 23 Street in the study area is zoned General Commercial CG-2/7.(see Appendix for list of uses) This zoning allows such uses as repair and shop uses such as contractor's shops; heavy repair and service shops such as motor rebuilding, packing; wholesaling, and storage uses. South of this area, the I-1 Light Industrial zoning extends to N.W. 20 Street, see Map # 5. The north side of N.W. 23 Street where rezoning is being considered (N.W. 18 to 25 Avenues) has three residential zoning classifications; one is zoned General Residential (one and two families) RG-1/3; and General Residential (multi- family) RG-2/4, RG-3/5. Residential uses comprise 73% of the street frontage. The zoning north of 23 Street between 17 and 18 Avenue is General Commercial CG-1/7 and the zoning between N.W. 25 and 27 Avenues is General Commercial CG-2/7. This commercial zoning allows liberal commercial establishments and does not allow housing development. 1O.STREET IMPROVEMENTS N.W. 23 Street improvements: The City of Miami spent $918,000 in Community Development Block Grant funds to rebuild N.W. 23 Street between N.W. 17 and 27 Avenues. This project included new pavement, curb and gutter, sidewalk, parking and landscaping. Also, this project was approved by the Allapattah Community Development Board at public meetings in the Allapattah Community. The purpose of the project was to protect and encourage confinement of the residential neighborhood by creating a buffer zone between the liberal commercial and residential development through landscaping and improved parking facilities. Also the purpose of the project was to upgrade the visual character of the street through the channelization of traffic movements, defining of parking and access points and landscape screening and beautification in front of existing development. Industrial area street improvements: Presently the City of Miami is spending $920,000 in Highway and Sewer Bond funds to rebuild N.W. 21 Street, 21 Terrace from N.W. 17 to 27 Avenues and N.W. 18 and 19 Avenues from 20 to 21 Terrace in the Industrial sector south of the study area in order to improve traffic flow, parking and to encourage commercial and industrial redevelopment. This project is expected to be completed by January 1985, see map #1. 15 I. tW. 23 ST J n ® RG-1/3 RG- 2/4 ® RG-2/5 ® RG - 3/5 ' f',*,:"'' CG-1/7 MAP NO.5 a a � a N z N z cmfn z N z N z N z N z N 3 Wall o CG-2/7 EXISTING ZONING CITY OF MIAMI PLANNING GEPT, NOV. 1984 CA 0 s APPENDIX L r�E t 78. INSTRUCT CITY MANAGER TO REVISIT ZONING IN THE INDUSTRIAL AREA OF ALLAPATTAH, PARTICULARLY, IN THE VICINITY OF THE RAILROAD TRACKS. "Mayor Ferre: Secondly, I would like to move that the City Administration be instructed to revisit the industrial area in Allapattah to see whether it is time for us to rethink the way we have industrial zoning in that area, especially in the vicinity of the railroad tracks. I so ;Hove. Mr. Carollo: Second. If there is no further discussion, could we have roll call? The following motion was introduced by Mayor Ferre, who moved its adoption: MOTION NO. 84-741 A MOTION INSTRUCTING THE CITY MANAGER TO REVISIT ZONING IN THE INDUSTRIAL AREA OF ALLAPATTAH IN ORDER TO DETERMINE WHETHER IT IS TIME FOR THE CITY TO RE -THINK INDUSTRIAL ZONING IN SAID AREA; PARTICULARLY, IN THE VICINITY OF THE RAILROAD TRACKS. Upon being seconded by Commissioner Carollo, the motion was passed and adopted by the following vote - AYES: Commissioner Joe Carollo Commissioner J. L. Plummer, Jr. Vice -Mayor Demetrio Perez, Jr. Mayor Maurice A. Ferre NOES: None. ABSENT: Commissioner Miller J. Dawkins 84w149S P DISTRICTS OESIGNArhON d INTENT r GENrg4L CC-1 and CG-2 district designs- -forts are intended to scaly tg strip ccmerclot areasgeneratly having the character descried for Csl. dfStrI, is. Because of location of turn district%. and the added uses De"$tted, it is not intended to oertit general retidentlai use in either C5•1 ur Cu-2, but hotels are Dlrmlt- ed I, CG-1, subject to the re- iulre",ts and limitations es- tabti,hed in Tables 1 and 2. 're range of ctrmercial and ser. vice uses is Increased by CG-1, aM CG-2 adds wholesaling, ware- housing and limited •nanufactwe. +nq• ':ses other than hotel are gov. erned by t%e reaulrrments and ),nttati ons of 'able$ 3 and a, e .c apt that ,n the CG-2 ili- trtct. re alit -+an open Space reoufre•-eneli ,in rot apaly. SCHEDULE War DISTRICT REGULATIONS IV See Also Regulations in Ordinance Text, Particularly Article 20, Ger USES AND PRINCIPAL USES AND STRUCTURES PERMITTED GENERALLY OR PERMISSIBLE BY SPECIAL PERMIT Far uses not Seeetfled see Section 2001 For special ptrmrfe.fee Articles 20-28 t. rG-1. GENERAL COhetfoCtA mar �j; excepc t a 1. Other than as provided under accessary t'ses %red Structures, residential uses shalt be limited to hotels. This limitation 4001tes to occupancy of private .Craft as living ouarters. except in can. mercial marinas. 2. convalescent or nursing homes, Institutions for the good or infirm, orphanages, and day-nurserla, shalt not be permitted in this district. Further additions and emeptionf are as provided below, subject to limitations set forth under Trans. it venal +Jses end Structures. per -titled Gene rely aetalt establishments and audios 4ai aeries deelinq to second -nand merchandise. 2. automntive service stations (.:th limitation% and reouire'hents as set forth at Sect,en 20301; car .ashes election ",U: repair oArageS but not paint and body srnos; sale of automotive tire,, bat- teries and tcces wriest out not rlcdooino or retreading of tires. 3. New and used out arbbile, truck, motorcycle, trailer, recreational vehicle or mobile hone rental. sales, service or repair. a, Parking lots; oariinc a"rsges. S. Boat sales. service and rentals, inclucing rotors and accessories. 6. Sale and display of agricultural irol", nt%. eavicient. supplies. and produce. 1. Sale and display of construction louioreet, ndthinery, industrial epulpuent, building %upol+es. S. Catering service: social, name or airline. 9. Sale and display of restaurant and hotel supplies aM eauiament. in. Shays for sale, f-bricltion, construction, tramufaCCure or repair as falls.$! awnlnq and canvas, carpentry; carpets; c•istom woodmor►ino and furniture; buildinc, electrical, heating, plumbing or roofing contractors shoos; oll%s; restaurant and store fixtures; signs; upholstery: melding; sharpening and orindinq. 11. AJolt entertain•+ent )r service establish-,frt subject to Ifm,itations established at Section 2037. Fawn shoos. tstilance service. 14 srlve-is estitlish.vitts, Including treater%, banks, eating and drinking establishments. and estab- 11Ir^ants Proviairg carry -cut roods and teveeloe%. t5. 500)rts arenas, frontons, bowlira abbeys, •nintsture golf courses. driving ranges, pony rides (with- out %UbieSl, skating rinks. race Lrac1S (horse or dos). 16. Offsite Sion%, Including outdoor 10wertisinc signs (subject to the provisions of Limitations on md. Uandr.es with total rated Capacity of mashing units not exceedinq Soo COMOS; Cry , s ng lstab- liShTlnts using hoc rlore thin two c1tahinq units with rated caaacity not e.Cpedlnq 40 pounds each. 1S. MCn"sis isale and display only). ig. I.tearcf and testing laboratories, 20 Job pr•ntirhq, 'ithocraphy and the like. Tdx1nlrmi5 ts. 22 .ifnnq halls. 27 k'eterirary offices and clinics, but not boardinq kennels. IS. Whole Salino incidental to it principal use. Limitations on mhos 1. EKCCOt for' a. Jaen -air displays of new or used autorvbile%. trucks, mdtOrcyclms. trailers, reCreat!oMl ve- hicles. mobile homes or boats in ccrnettion with sales or rentals. b. Open-air Arhusewe"t enterprises. includino race tracts: C. Drive-in businesses and refuellho and related operations at suto,!rttive service stations. I. Parking lots and parking garages. and e. Outdoor rating areas. Or as authorized in COnneCti-A with requtar or special ?!Writ, there snail be no unenclosed SlIe S. servire. display, fabrication or storage of 'nercnandise or mstrrlals. 2. Except for mini.warerbuses, no mercnandiso shall re stored other inan that to be sold on the pre- mises, and no material shall be Stored other than that to be used on the Premises, No such Sto. rage within buildings shall be visible •run public ways. 3. open storage of materials, svpolles Ilncl41ln4 buildinc supplies) and equipment small tie permitted Only In Connection with a shop, store, or other buildinq In permitted use on the front portion of the sake 10'. shall to located it least ad feet from any street, and where not screened from view from outlic ways (other then alleys or from adjoining residential districts br N 04fngsl. Shall be encloses by a solid textured-visonry .a:l (.Sth necessary openinas) At least 6 feet in height. G•2. nFNERAt. CCP'WRCIAL .�or?5 txcebt tiiit-noteit shall rot he permitted in Co-2 districts. Further additions and ee- _epticni are is provided telw, suo)ect to limitations set forth under Transitional Uses and Structures. 1. Wholesaling, wareriousinq, storage and olstributton, sod related activities, including the followino area substantially similar uses: A. Cold %tora.•e Plants. ILe storage plants, storage warehouses. wholesale warehouses and di Striputlon centers. b. Freight or trunk yard% nr termfnals. C. Distribution establishments with incidental patting or paCkaginq facilities and Services. including cr►ameries and dairy products distribution centers; fruit paCkino and shipping; Towing cdivantes. parcel or other delivery services: crating and patainq establishments. 2. Building materials yards, includino lubber yards slid storage. sale and distribution of rock, sand and gravel and the like as an incidents) part of the rain business, but excluding concrete mixing And distribution. 3. Storage and/or maintenance of contractors' equipment, road -building toutoment, and other heavy eaulpmefit. Open storage of materials. supplies and 140 ament in Connection with uses above, where not screened from view from public ways lother than alleys) or from ad)oininq residential districts or build. ings, shall to enclosed by a solid masonry tall (with necessary openings) at least 6 feet In height a. Assembly of electrical appliances, electronic instruments and devices, radio, television and ono. nograohic eoDipnent, Including the manufacture of small parts only. 5. Battery repair and rebuilding. 6. Bookbinding, 7. Boarding &*fine)$. 3. Catertng Service, Industrial. 1. Dry cledning on.) dyeing, without limitation on capacity of machines. 10. Diaper service. li. Janitorial services. Laundry and rug cleaning, without IfalilaLlun on capacity of machines. '. Orion and '41form Supply. li. nanufactunng, ,:ampoundtng, assembling. Pacgging, or treatment of articles of merchandise from to@ fcliOwing Pr*vlouily prepared materials: !ions, cellopostw, canvas, chemicals. Cloth. cork, drugs, feath*r$, felt, fiber, far, glass, horn. Bair. 1*4ther, Phstef, Plastic, Prenous sod Semi. preupu6 stones or q*UIS. shells, textiles, wood (excluding planing mtlisl. yards, ono Paint not employing a boiling process, prOrtoeo that: A- motors shall De limited to 1 N.P. for )&the$. drill presses, grinders, shapers, milling Ra- calhes. tow$. polishers, net&I cutters and the like, And to S N.P. for blenoers. b. punch presses shall rot exceed 5 tons rated capacity. C. Oroo hagwr.r% Or aut�rt- %rni, mirn,ne% %n411 hilt law nlrmlttfd In this dlat►frt STRUCTURES ACCESSORY USES AND STRUCTURES PERMITTED GENERALLY OR PERMISSIBLE BY SPECIAL 0E+100ef 200 See lion 2002. ref e11t111 p*rrarllat. sear Aft le Lea 22-28. CG. GE"EPIL_ r:+arrEpGl.l Ir[-ILLtt •• L.. _1 tsars and structure- which are custemerlly aeC". spry and clearly incidental to pewelttea Wh And structures. subject to these and other lsmfwl regulatiam% applying thereto. Specifically: Per-nftted Generally 1, Dwelling and 1049ing units shall be perstt- ted only as accessory uses and only for wet mesh, caretakers. and others rit"Iring living quarters at the oftot%r%. ?. Any use permissible as a principal use. H.1• ject to requirements and limitation% only. ins t0 the principal use. Pefielssible Only Dr Spe crab Derma! 1. temporary special events involving Outdoor gatherings it churches, schools and the like. or in connection with opening Ceremonies or soecial pranotlons. to the Patent not atNer. wise licensed regulated and controlled uar- Oer other regulation% of the City. Shall be perml%Slble only by CIA%% S oerwit. Not mare than one Such Outdoor gathering per year shall be telnitted in cannection with oDeningS or special OrcrOLhcli of art tndi- vldual establishment. or for Any group Ch estdblIS""ts on the sate premises. Ric-1498