HomeMy WebLinkAboutR-79-0719RESOLUTION NO. 7 9 - 7 19
A RESOLUTION RECOMMENDING IN PRINCIPLE THE
BISCAYNE BOULEVARD NORTH ECONOMIC PLANNING
gi ��.,.!‘ r- STUDY, AS SHOWN ON THE ATTACHED MAP
SUP '�,.�, ' ' ,,�,j" THE AREA BETWEEN NORTHEAST 50TH TERRACE AND
THEAST 60TH STREET, WHICH STUDY IS IN CON-
i ' ' i " ' t •' '^ FORMITY WITH THE MIAMI COMPREHENSIVE NEIGHBOR -
FOLLOW' HOOD PLAN.
WHEREAS, the Miami Planning Advisory Board, at its
meeting of October 3, 1979, Item No. 1, following.an advertised
Hearing, adopted Resolution:No. PAB 57-79 by a 6 to 1 vote
recommending in.pr•inciple the Biscayne Boulevard North Economic
Planning Study, and
WHEREAS, the City Commission deems it advisable and
the best interest of the general welfare of the 'City of
its
abitants
to recommend said. stud
in
Miami and
NOW, THEREFORE, BE IT RESOLVED BY T}IE COMMISSION
CITY:OY,MIAMI, FLORIDA:
OF THE
Section 1`. The • Biscayne Boulevard North Economic Planning
Study, as shown on the attached map, excluding the area between
t:50th Terrace and NortheaSt 60th Street, which study is in
conformity with the Miami Comprehensive Neighborhood Plan, be and the
hereby recommended in principle.
PASSED AND ADOPTED THIS 30th day of October, 1979.
MAURICE A. FERRE
same is
Northeas
ST:
CITCLERK
PREPARED AND A PROVED BY:
J . MICHA'YY1/ G 16
ASSISTANT CITY TORNEY
APPROV • A' T! ORM
GEORGE
CITY ATTO T` EY
A
MAYOR
"DOCUMENT INDEX
ITEM NO. ":
CITY COMMISSION
MEETING OE
OCT3 01979
misownoNNI.g 7
.12
lamt.....................:
■II.111111111IIu i 1111111111
PROPOSED
ALTERATIONS IN USE REGULATIONS
DUE TO RECOMMENDED 'LUNING CHANGES
From C-1(Local Commercial) to SPD (Special Planning District
Zoning Overlay)
Permitted Uses to be Omitted, include:
Sanitariums
Substance Abuse Facilities
3. Nursing Homes
4. Convalescent Homes
5. Dance Studios
6. Clubs, Lodges, Fraternal or
Religious Associations
7. Automobile Sales and Displays.
8. Commercial Boats and Boat
Rentals, Sale of Marina Fuel
and Supplies
Conditional Use Additions
1. Clubs, Lodges, Fraternal or Religious
Associations
Automobile Sales and Display
Commercial Boat and Boat Rentals
of Marina Fuel and Supplies`'__
`G2 (Community Commercial)' to
Permitted Uses to be Omitted, include:'
• Turkish Baths
▪ Massage Parlors
3. Reducing and Health Studios
4. Commercial Recreational Establishments-
5. Pool and Billiard Rooms
6. Storage of Contractor's Material,
7. Gas Stations
8. Bars, Saloons, Taverns
9. Auto Parts
10. Second Hand Stores
11. Rescue Missions and Revival? Church
12. Auditoriums
From C-2 (Community Commercial) to
Center) •
A. Permitted Uses to be
See II, with the exception of Gas Station.
% ,71 -277
dtzli,f,;04,41,31310`,6_,I140a*,Z...
10 $
APPL/CANT
PETITION:
REQUEST:
BACKGROUND:
ANALYSIS:
PLANNING FACT SHEET
City of Miami Planning Department:
September 21, 1979
Consideration of recommending approval of the
Biscayne Boulevard North Economic Planning
Study pertaining to the area fronting on
and adjacent to Biscayne Boulevard,between
NE 36th Street and NE 87th Street the muni-
cipal limit; which study recommends street
beautification, selective re -zoning, office
and residential development, commercial re-
vitalization and marketing strategies, which
study is in conformity with the Miami Compre-
hensive Plan.
To approve the Biscayne Boulevard North Econ-
omic Planning Study.
On February 22, 1979, the City Commission passed
a motion directing the Planning Department to
conduct an analysis of the Biscayne Boulevard
corridor between NE 36th Street and NE 87th
Street, with the economic revitalization of
that arterial landmark as the prime objective.
In preparing this economic planning study,
meetings were held with the Biscayne Boulevard
Task Force, representatives from local citizen
groups and the Biscayne Shopping Plaza Merchants
Association.
The objective of the Biscayne Boulevard Economic
Planning Study is three -fold: 1) To document the
existing physical and environmental conditions
in the study area which detract from the normal
working of economic growth, including an analysis
of existing zoning patterns;2) To perform a de-
tailed land use analysis of the study area to
determine the land use program which might serve
as the redevelopment impetus for revitalizing the
Boulevard; and 3) To prepare a realistic imple-
mentation program for meeting redevelopment ob-
jectives which includes a marketing strategy to
attract compatible development.
Economic analysis included: office and residen-
tial projections, comparative analysis of exist-
ing land values, economic analysis of "Motel Row",
market study of the Biscayne Shopping Plaza and
consumer and merchant surveys.
The study proposes the following public actions:
Rezoning the eastside of Biscayne Boulevard,
between NE 50th Terrace and NE 55th Terrace,
from R-4 to R-C.
79-719
RECOMMENDATION
PLANNING DEPARTMENT
PLANNING ADVISORY
BOARD.
Establishing a Special Zoning Overlay
District covering the C-1 zoning district
of the Boulevard between NE 60th Street and
Little River (between NE 77th and NE 78th
Streets) .
Rezoning Biscayne Boulevard, between NE 80th
Street and NE 87th Street, from C-2 to C-1,
subsequently establishing the above -mentioned
Special District to cover this district; and
Initiating a street., beautification program for
the Boulevard between NE 54th and NE 87th Streets.
In order to encourage economic revitalization,
the Studyproposesthe following private actions:
'Encouraging the developmentof 500,000 square
feet of office space by19.85 on ,the Boulevard;
Encouragln41 the development; of 405",new.market-
rate -housing. units on Biscayne' Boulevard between
NE'36th"and NE 62nd Streets;`.
Encouraging earlyacquisition of
properties along the Boulevard;
Revitalizing the Biscayne Shopping Plaza.
A joint public -private marketing strategy for
the revitalization of the Boulevard is also
recommended.
marginal motel
Rezone the R-4 Zoning District just west of
the -:C-1 District on Biscayne Boulevard
between NE 62 :';St -NE 69St to R-C.
Rezone the -Biscayne
C-2 to C-IA.
Shopping Center ';from
Approval.;,
Recommended Approval
6 to `-1 vote.
October 3, 1979, by
a
79-719
1
•
•
City ofilliami, flariii
Mayor and City Commission
Attention: Mr. Joseph R. Grassie
City of Miami, Florida
re. PLANNING STUDY - RECOMMENDED
Biscayne Boulevard North Economic
Planning Study
Initiated by: Planning Department
Gentlemen:
The Miami Planning Advisory Board, at its meeting of October 3, 1979,
Item 01, following an advertised Hearing, adopted Resolution No.
PAB 57-79 by a 6 to 1 vote Recommending in principle the Biscayne
Boulevard North Economic Planning Study, which study is in conformity
with the Miami Comprehensive Neighborhood Plan as per the attached
map.
A RESOLUTION to provide for this Planning Study has been prepared
by the City Attorney's office and submitted for consideration of
the City Cornmissi.on.
cm
cc: Law Department
Planning Department
Tentative City Commission date: October 30, 1979.
(4Lugok!"`
tinq—Di-reCtor
Planning and Zoning Boards
Administration
79-719
TO
FROM
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
Joseph R. Grassie
City Manager
(1/
Atire4.1
Director
Planning and Zoning Board
Administration
tmit October 26, 1979 FILE
slAJtot Agenda Item 10
City Commission Meeting on
Planning and Zoning
October 30, 1979
PCFCRENCEE
ENCLOSLIRES.
Enclosed, for distribution to the Commission is the report
summary "Biscayne Boulevard North Economic Planning Study"
which was inadvertently omitted from the Commission package.
APL:JWM:so
79- 719
OIV.W.W4404V.WM.14
•
4
EMM
BISCAYNE
BOULEVARD
NORTH
ECONOMIC
PLANNING
STUDY
City of Miami -Planning Dept. * 79, 7
OVERVIEW
On February 22, 1979 the City of Miami Commission unanimously
passed a motion directing the Planning Department to conduct
an analysis of the Biscayne Boulevard corridor between NE
36th Street and NE 87th Street, with the economic revitaliza-
tion of this arterial as the prime, objective.
The study sought to accomplish three specifictasks:
1. Document the existing physical and environmental
conditions in the study area which detract from
the normal working of economic growth, then;
Determine the land use program which might serve,'.
as the redevelopment impetus for revitalizing the
Boulevard, then;
Prepare a realistic policy implementation strategy
recommending, for example, zoning changes_ and zoning
modifications which may encourage appropriate, private
sector development along the Boulevard.
In preparation of this economic planning study, meetings were
held with. the Biscayne Boulevard Task Force, representatives
from local citizen groups and the Biscayne Shopping Plaza
Merchants Association.
The City of Miami Planning Department presents the`Biscayne,,`
Boulevard North Economic Planning Study with the intent that;.
the information provided will serve as the prelimiflary redevel-
opment impetus for Biscayne Boulevard, north of 36th Street.
404
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N. E. 79 ST Lr•-•
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* E. 62 ST.
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N. E. 36 ST. mr-r,
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87 ST.
Study Area includes
Biscayne Shopping
Plaza
allEsCAYNIE BLVD INEDIRTG=9
NTIODY AC:31BA
-2-
I. SUMMARY OE
A. Office
FINDINGS
Space Projections:
1985
Between 1975 and 1985, Biscayne Boulevard t
North
can be expected to capture approximately'500,000
square feet of office_ construction, given
existing vacancies within the same area.
▪ Biscayne Boulevard may increase its share of
new office space: vis-a-vis other areas',_. in and
around Miami' by way of an.aggressive .Marketing
approach, zoning changes and 'community improve
merits.
▪ Residential Projections:`1985
1 .Between 1975 and• 1985, one can e•xpect an increase
in ;demand for. housing within a 15-;`minute - com
muting stance ,(by scar) :from the',Central Business
strict.equal--to"1,-825 units;, at least
Projects currently under construction and/or
on the drawing board, totalling 1105 units of
which 300 willbe for rental purposes, will not
address middle/upper-middle; income households
for the most part.
Biscayne Boulevard North, between NE 36th Street
and NE 62nd Street has the potential to capture
atleast 30% of the residential demand generated
by:,the ;`;additional .,1350 households wishing to
live within a 10 12:�minute commute from the
CBD.by`1985. Sales prices for the 210 additional
sales units projected should range from $55,000-
$85,000 (1979 dollars). Rental units, an additional._'
195 projected for this segment of the Boulevard,,
should:range in monthly receipts from $400-$750.
The income category being catered to is the $18,000-
$.35,000(1979 dollars) one.
omparative
Analysis of
Land Values: 1978
The 1978 fair market value of land along Brickell
Avenue s two times: the fair market value of land
along Biscayne Boulevard between NE 36th Street
and NE 61st",Street, $30`as opposed to $15 per
square foot of land. Vacant land along Biscayne
'79
7`194
Boulevard north of NE 72nd Street i5 valued a
approximately $9 per square foot.
. A modest size condominium will sell for at least
$16,000 more in a Brickell residential project
than in an identical project built on Biscayne
Boulevard, simply a reflection of the difference
in land values.
▪ Assuming the exact same office building is built
on both the Brickell site and the Biscayne
Boulevard site (cash on cash returns equal) 5,000
square feet of office space would cost a customer
roughly $25,000 less in the Biscayne Project
peryear, a major savings.
Vacant land is a scarce commodity; within the
study area. The most inefficient and obsolete
use of land are the 18-32 unit motels that line
the Boulevard within the study area (objectively
criticized in the next section). This prime re-
development property can be acquired fora maximum
cost of $8,000 per room which translates into $12-
$15 per square foot of land (inclusive of exist-
ing improvements)
Economic Analysis of "Motel R
Although tourism is increasing in South Florida, the number of
tourists coming here by automobile continues to decline. Con-
sequently, the demand for motel accomodations along the Boulevard
above NE 36 St. has decreased significantly. Escalating operat-
ing costs in the face of this demand decrease have together worked
to remove the profit from this area's small motel establishments.'
W 11
Encouraging Adult Congregate Living Facilities
as alternative, interim uses for these motels (the
present trend) may function to make infeasible.
the kinds of development this study.. has recommended
for Biscayne Boulevard. The financial feasibility;.
of these projects (office, retail-commercial,;residen-
tial) rests on the premise that these motels canbe
acquired for $12-$15 per square foot. Because these
ACLF's are more profitable operations than the
motel operations for the same structure, the sales
value of the property willjump.to $20 and beyond.
Financing (developers interests,too) will probably,.
be difficult to acquire as a result. (The Planning
Department is conducting a studyof the equitable
geographical distribution of these facilities.),
The existing R-4 ZoningDistrict along Biscayne.
Boulevard's east side, between NE 50th Terrace
and NE 55th Terrace will not allow for the land
use program which may serve as the redevelopment
impetus for revitalizing this stretch of the
Boulevard. Ten marginal motels presently occupy
this zoning district. Residential and mixed use
construction, similar to the Falls apartments is
deemed appropriate for this area.
The existing C-1 Zoning District which defines
Biscayne Boulevard. between NE 60th Street and
Little River does not: provide adequate re-
development' incentives to builders; encourage
the kinds of structural uses deemed appropriate
for thisarterial landmark.
A combination of forces have detrimentally im-
pacted the plaza during the last several years.
The catalyst of decline was managerial and
financial difficulties internal to the anchor
stores within the plaza. These vacancies were
not caused by changes in the area's major
demand determinants, such as incomes and popula-
tion. However, many of these initial vacancies,_
allowed to persist by the management, effectively
diminished the varietyof good suppliedwhich
decreased consumer's preference for shopping
here. More vacancies resulted as a consequence.
An analysis of the gross warranted retail floor
area within the trading area, based on total sales
potential, discloses that the 300,000 sq. ft.of,.`.
retail space in the plaza represents; only 13% of.
this warranted retail floor area. Ample sales
potential exists to support the plaza.
The consumer survey indicates that local residents
are, returning to the plaza. 81% of those inter-
viewed were there primarily to shop because of
the convenience to their homes. Consumers are
not coming, however, due to good variety and.
quality of the merchandise offered.
c
The -resident survey indicates that consumers shop
at stores closest to them along the Boulevard
for groceries. Pantry Pride attracted many of the
residents. Groceries were found to be bought in
the plaza, but very little clothing or other goods.
SUMMARY OF RECOMMENDATIONS
A.
Initiate a beautification program with the private sector
between NE 54th Street and NE 87thStreet on the Boulevard...
▪ The program will include the planting of approx-
imately 200 trees to enhance efforts currently
underway for the economic revitalization of the
Biscayne Boulevard corridor.
Encourage the development of 500,000 square feet of
office construction by 1985.on' Biscayne Boulevard
between NE 36th Street and' NE 87th Street.by the private sector.
Biscayne Boulevard can increase its sharerof''.
projected development away from other office
markets in.'and around Miami by an aggressive:'
marketing approach emphasizing its relatively
less costly land vales' zoning changes, lower
rents and. community improvements.
Encourage residential development alorig Biscayne Boul`
eva'rd:between NE 36th Street and NE 62nd,Street-for`.,
405new'housingunits - 210 units for sale plus
195 units for rent. This will be private sector, market rate
The residential projections for 1985 indicate
that this area can capture 30%' of` the':,total
residential demand within a 10 12`minute
commute from the Central Business District,,.
catering to the $18,000-$35,000.family income:
category.
• Rezone the eastside of Biscayne Boule. vard'between.N
50th Terrace to NE`55th';Terrace from R-4 to R C.
• This zoning change will permit desirable mixed
use rental development plus a maximum:` FAR of 1.5
with no height limitations.
housing.
Based on proforma financial feasibility projec-
tions the benefits accrued to both the consumer
(lower cost for residential units) and developer
(lower fair market value thus making financing
easier to obtain), due to the zoning change,
will serve as a redevelopment impetus for re-
vitalizing this stretch of the Boulevard.
E. Encourage early acquisition of marginal motel proper-
ties along Biscayne Boulevard by the private sector.
. Prime redevelopment property presently occupied
by motels of marginal economic and physical
status should be acquired as soon as possible.
The motels, especially those characterized by
12-32 rooms, represent an inefficient and ob-
solete use of land along the Boulevard which
can riow be obtained for $12-$15/sq. ft. The
financial feasibility of recommended office,
commercial and residential redevelopment pro-
jects rests on the premise that this property
will be obtained for the $12-$15/sq. ft. cost.
Several of themotels have recently become
Adult Congregate Living Facilities as an al-
ternative and more profitable use. As a con-
sequence, sales values of the property canbe
expected to rise to $20 and up /-- F- If this
pattern continues, the increased land costs will
make infeasible the kinds of development this
study has recommended. Therefore, immediate
action should be taken to acquire the property.
Establish a Special Planning District Zoning Overlay
for the Boulevard's C-1 Zoning District between NE
60th Street and the Little River (between NE 77th
Street and NE 78th Street).
The area between NE 60th Street and the Little River
represents a viable location for mixed use re-
development on existing motel properties and under-
utilized lots. The zoning overlay will limit the
Boulevard to the kinds of C-1 uses that public
and private interests believe are appropriate
for this arterial landmark.
Furthermore,, a special Transfer of Development;,
Rights (TDR) is proposed within this zoning overla
4
ThiS TDR will allow the floor area of an •R-2
(given FAR bonus of .9), R-3 or R-4 Transitional
Use Lot, to be transferred over to the SPD building
site Which must. exhibit at least 120' of street
frontage on Biscayne Boulevard.
Briefly, this TDR strikes an equilibrium in the
sense that it: allows the developer, relatively
speaking, to maximize his cash on equity return, and;
insures appropriate physical development and re-
development by subjecting projects taking advantage
of the TDR to siteand development plan reviews by
the Planning Department.
G. Revitalize the Biscayne Shopping Plaza to provide the
redevelopment impetus at Biscayne Boulevard and NE 79th
Street.
1. Revitalization of theBiscayne
Sh°1-)Ping Plaza will
assist the redevelopment p' in thenorthern
portion of BiscayneBoulevard. Upgrading of t ? shopping center will provide the redevelopment irn_
petus at NE 79th Street.
,
2. Some of the recommended actions to be taken include
a plaza, -wide beautification effort; strenogtrhee:ign-g
am
of the plaza's Merchant Association;
,
gressive marketing campaign intended t°attract
tenants and shoppers; and extensive landscaping
at the key intersection of NE 79th Street and
Biscayne Boulevard serving to demarcate the shop
H Rezone
the Biscayne ping plaza as well as eet,a,tGhheletiespwhaya Pt.ocesr4iitigianymeio„fidentitzlificie
for the Boulevard as the"Gateway .f
:scayne Shopping plaza, rom C-Z. to C-1A.
directly .
access
. If improvements are made thteoCiinty:1;_uwiiildlIihnegcpornlues
nt
functioning of tehdein contro1linthgetpnela:clae: str'eesure e
and circulation shopping
•
Rezone
t from
Allow SPD-3
c_ to C- .1 DisBtoruicltev'ard, ing OvefrNlaEleyv8at°ortdapipslyl: fo merit.
func north o
• this
l
1 character of the office and re
The genera of quality, such a'sntended
1. to be that .
Uses ermitted withinC-2 Distriectes, andsuauto gas-
oline Pstations, second
re-
pairshops are nothe ou v r-,,
appropriate a
hand st r
° long this
entry-
way portion oft B le a a
. Develop an aggressive marketing strategy for the r
vitalization of .Biscayne Boulevard.
It is suggested that a Biscayne Boulevard North
Action Committee comprised of area business and
community leaders be formed to coordinate re-
vitalization activities. The committee will have
the responsibility of sponsoring a promotional
campaign to market the findings of this study. The
Chamber of Commerce, The Miami Herald, and local
radio and TV stations should be contacted for
their support in the efforts. The City will offer
promotional assistance by preparing ',adistributional
brochure to further the positive image of the
Boulevard.
It, is'recommended that the Action, Committee sponsor
a joint meeting with realtors and developers.' with`
interests in the BiscayneBoulevard-:-Area.-,:A' _con
certed effort.;to promote the positive image of the
corridor is required. It isequally.'important to
convince exist,ing:.property, owners in; the; area that
any'i"nvolvement on their..part,wil'l contribute to the
revitalization`of the"Boulevard sand affect them
benefcally Theyshould be encouraged to renovate
and rehabilitate: their';:prop_erty if _need be,in
an effort; to upgrade. the surrounding: residential
areas and supplement the efforts underway' along
the::Boulevard.
The Action Committee might also plan a Special
Event, such as a community art festival, to be held
in one of the neighborhood parks to launch the re-
vitalization project of Biscayne Boulevard. This
will serve to reinforce the area -wide` involvement and
and interest in the effort,;. increase public aware-
nessas to redevelopment measures scheduled to
take place, and stimulate neighborhood pride for
the, Biscayne Boulevard corridor. These kinds of
festivalshave proven to be of great success', in
other communities and often turn into a yeerly:event.
•
It is recommended that a luncheon be held to
kick off the revitalizationof Biscayne Boulevard
Area business persons, entrepreneurs and neigh-
borhood organizations will be invited.
Addendum
Biscayne Boulevard North
Economic Planning Study
II. Recommendations
Rezone the R-4 Zoning District on the west
side of Biscayne Boulevard between NE 62nd
Street and NE 69th Street (see map) to R-C.
The commercial lots abutting the Boulevard
are too small to take advantage of the pro-
posed transfer of Development Rights (see
summary page 7). Consequently, developers
will not build along this otherwise, excellent
location for residential and/or commercial
development. Deepening of the commercial
district is essential for this particular
stretch of the Boulevard.
The existing land uses within this R-4 Zoning
District include: motel buildings and their
parking facilities; vacant and underutilized
land; shabby apartment buildings; five single
family homes, three of which are for sale.
The existing land uses within the C-1 District
which, between NE 69th Street and NE 64th Street,
separate the R-4 District from the Boulevard in-
clude: two vacant retail commercial buildings;
four marginal motel operations; a gas station;
and vacant land.
The depth of the commercial area will increase
from 110 feet to an average depth of 270 feet.
A minimum of 120 feet of street frontage can
mean a maximum of 34,800 square feet of assembled
commercial property. The acquisition of one block
of Biscayne Boulevard street frontage gives the
developer the potential to acquire 69,600 square
feet of commercially zoned property.
34,800 square feet of commercial land
translates into 58,800 square feet of
gross improvements or roughly a 7-8
story building. (excluding structural
parking)
69,600 square feet of commercial land
translates into 117,600 square feet of'�,
gross improvements or roughly a 10-14
story building.(excluding structural
parking)
N. E. 79 ST
00 0:01
noo:.
N. E. 62
N. E. • 36 St F
Jl440�' .....rN.E. 87 St
1 L—�'5=71) MAJOR RECOMMENDATIONS
11 1 C7
�t C- :C---7CJ
1.
Change zoning -from R-4 toR-C
(NE 50 Terr - NE 55 Terr.)
a. Allow mixed use construction.
b. Increase building density.
2. Beautification Program (NE 54 St
- NE 87 St.): Tree Planting.
3. Change zoning from R-4 to R-C
ONE .62'St. - NE 69 St.)
a. Deepen commercial zoning to
270-280 feet.
b. Provide for maximum density of
120,000 sq. ft. building.
Special Planning District Zoning
Overlay (NE 60 St. - NE 78 St.)
Development bonus
b. Use regulation restrictions.
Economic Revitalization of Bis-
cayne Shopping Plaza
a. Private initiated Tree Planting
b. Aggressive marketing campaign
c. Public improvements (signage,
bus shelters, traffic).
Change zoning -of Biscayne Shopping
Plaza from C-2 to C-1A
a. Improve quality control of
physical improvements
b. Mandatory parking and traffic
circulation improvements if
physical improvements made.
. Change zoning from C-2 to C-1
(NE 80 St. - NE 87 St.). SPD will
cover this new C-1 District (#4.)
a. Use regulation restrictions
b. Visual improvements to Gateway.
1;30MMAYKIE DELVED IN1Tb
Study Area includes
Biscayne Shopping
Plaza
STATE. OF FLORIDA
COUNTY OF DADE
CITY OF MIAMI
, ,. RALPH G.
Dade County Florida
ONGIE, Clerk of the City of Miami,
do hereby certify that the attached and
foregoing page(s)/section(
of the -City of
Miami Comprehensive Zoning Ordinance
true and correct
copy of the current
hensive Zoning Ordinance. No.
6871 a s
6871'as amended, is a
City of Miami C°mPre7.
amended, the original
of which ordinance and amendments are on file. `in the Office.
of the City Clerk.
WITNESS MY HAND AND THE
of • Miami, Dade County,
OFFICIAL' SEAL of the Cit
Florida, this day of 197.
RALPH G. ONGIE
CITY CLERK
CITY OF MIAMI, FLORIDA
By
Aurelio Perez-Lugones
Deputy City Clerk and
Acting Director Planning and Zoning
Boards Administration
City of Miami, Florida
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F L LO IL .i
t
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FOLLOW'
o OMMAYN10, BUM NORTH
October
1979 tem 1
PAB
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UPPORI,
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OCVMEN S
FOLLOW"
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sTroV Anon
October 3, 1979 item 1
PAB
79-719