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ORDINANCE NO. 886
AN ORDINANCE AMENDING ORDINANCE NO, 6571, THE
COMPREHENSIVE ZONING ORDINANCE FOR THE CITY OF
MIAMI BY CHANCING THE ZONING CLASSIFICATION OP
THE NORTH SIDE OF N.W, 23RD STREET GENERALLY TO
A DEPTH OF 175', FROM 364,5' WEST OR N.W. 17TH
AVENUE TO N,t4, 25TH AVENUE, FROM R=3 (LOW DENSITY
MULTIPLE) AND R=4 (MEDIUM DENSITY MULTIPLE) to
C-5 (LIBERAL COMMERCIAL), AND BY MARINO THE NECESSARY
CHANGES IN THE ZONING DISTRICT MAP MADE A PART OP
THE SAID ORDINANCE NO, 6871 BY REFERENCE AND
DESCRIPTION IN ARTICLE III, SECTION 2 THEREOF; BY
REPEALING ALL ORDINANCES, CODE SECTIONS, OR PARTS
THEREOF IN CONFLICT; AND CONTAINING A SEVERABILITY
PROVISION.
WHEREAS, the Miami Planning Advisory Board at its meeting
of June 7, 1978, Item No. 2, following an advertised Hearing, adopted
Resolution No. PAB 27-78 by a 4 to 1 vote (3 members absent)
recommending denial for change of zoning classification as hereinafter
set forth; and
WHEREAS, the City Commission, notwithstanding the
recommendation of denial by the Miami Planning Advisory Board, and
after careful consideration and due deliberation of this matter,
deems it advisable and in the best interests of the City of Miami and
its inhabitants to amend said Ordinance as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. Ordinance No. 6871, the Comprehensive Zoning
Ordinance for the City of Miami be, and the same is hereby amended
by changing the zoning classification of the north side of N.W.
23rd Street generally to a depth of 175', from 364.5' west of N.W.
17th Avenue to N.W. 25th Avenue, from R-3 (Low Density Multiple) and
R-4 (Medium Density Multiple) to C-5 (Liberal Commercial); and by
making the necessary changes in the Zoning District Map made a part
of said Ordinance No, 6871 by reference and description in Article III,
Section 2 thereof,
geetift That all idt46 or parts of laws in conflict
herewith be, and the sate are hereby repealed insofar at they
art in conflict,
Section 3, Should afty part ftprovision of this ordinance
be declared by a court of competent jurisdiction to be invalid,
the game shall rot affect the validity of the ordinance as a whole.
PASSED ON PIRST READING 8Y TITLE ONLY this 2/th day
of JUL? i 1978.
PASSED AND ADOPTED ON SECOND AND FINAL READING V TITLE
ONLY this 28 day of SEPTEMBER 1978,
MAURICE A PERRE
MAYOR
CIT CLEA
PREP D AND APPROVED BY:
; )(1Z",41/ A14.
G . IIRIAM MAER
ASSISTANT CITY ATTORNEY
APPROVED AS TO OR TNESS:
JOSE
L
ACTING CITY ATTORNEY
.uIIIi
8862
MIAMI REVIEW
Alit 8A)LYpttOtttb
p'ubrlshed batty except Saturday, Sunday Ana
Legal HSIIdayt
Miami, Dade County, Florida.
STATE OF FLORIDA
COUNTY OF DARE:
Before the undersighed authority tierionAlly bp -
peered Sarah Williams, Who on oath Say% that She 13 the
Director et Legal Advertising of the Mtarnf Ret�hteff
Daily Record, a daily (except Saturday, Suh' n
Legal Holidays) newspaper, published At Miami fn
Dade County, Florida; that the attached copy of adult-
f iSement, being a Leg& Advertisehient or Notice In the
matter of
ctt? or MtAmt
Re: Ot}dillettce No, 8862
RECEIVED
8 AM tD . 05
la
CZy
City of %liuiri), Fitt,
ih the X Court,
was pubitshed to said newspaper in the issues of
Oct, 5, 1978
Atliant further says That the said Miami Review
and Daily Record is a newspaper published at/Warn!, in
said Dade County, Florida, and that the Said hewSpeper
has heretofore been continuously published lh said
Dade County, Florida, each day (except Saturday, Sun-
day and Legal Holidays) and has been entered es
second class mall matter at the post office In Miami, In
said Dade County, Florida, for a period of one year hext
preceding the first publication of the attached copy of
advertisement; and affiant further says that She has
neither •aid nor promised any person, firm or corpora-
tion a iscount, rebate, commission or refund for the
purp. of securing this adverti� meet for publication
.n th aid newspaper �•S Ills feirtrrl���,,,,,
•
SL:orn tQ atil ObTc4bliff'efare me this
i
$th, day :oe._Oitober Ali 19../8
s a �.....�..
'• •jlecky Cask�Dp
Notari*"0610
p4a%I.
ME Commission expires ,tj gRj'lsbti•is.
MR•50
Large
till OP MIAMI,
bAbt COUNtY, ELOftibA
LEGAL NOTICE
All interested will take hbttte that Oh the 28th day'bt Septerhbbt;
'1978 the City Cornrnission of Miami, Pl6Fid8 adopted the tolloWtnq titled
ordinance:
ORDINANCE NO. 8862
AN ORDINANCE AMENDING ORDINANCE NO. 6871, THE
COMPREHENSIVE ZONING ORDINANCE FOR THE CITY
OF MIAMI BY CHANGING THE ZONING CLASSIFICATION
OF THE NORTH SIDE OF N.W.23Rb STREET GENERALLY
TO A DEPTH OF 175', FROM 364.5' WEST OF N.W. 17TH
AVENUE TO N.W. 25TH AVENUE, FROM R•3 (LOW DEN-
SITY MULTIPLE) AND R-4 (MEDIUM DENSITY
MULTIPLE) to C-5 (LIBERAL COMMERCIAL), AND BY
MAKING THE NECESSARY CHANGES IN THE ZONING
DISTRICT MAP MADE A PART OF THE SAID ORDINANCE
NO. 6871 BY REFERENCE AND DESCRIPTION IN ARTICLE
IIi, SECTION 2 THEREOF; BY REPEALING ALL OR-
DINANCES, CODE SECTIONS, OR PARTS THEREOF IN
CONFLICT; AND CONTAINING A SEVERABILITY PROVI-
SION.
RALPH G. ONGIE
CITY CLERK
CITY OF MIAMI, FLORIDA
Publication of this Notice on the 5 day of October, 1978.
10l5
M 100529
P idANT
PtT1TION
EMPLANAft'IOW
RECOMMENDATION
PLANNING
DEPARTMENT
PLANNING
ADVISORY BOARD
CITY
COMMISSION
r. �D 1O/78
PLANNING FACT SHEET
City Of Miami Planning Department:
May 17, 1978
APPROXIMATELY 1765-2495 NW 23 rd STREET
Per City Commission Motion M-/8-180 dared
March 16, 1978, Consideration of a Change
of Zoning for the north side of NW 23rd
Street generally to a depth of 175', from
364.5' west of NW 17th Avenue to NW 25th
Avenue; from R-3 (LOW DENSITY MULTIPLE
DWELLING) and R-4 (MEDIUM DENSITY MULTIPLE
DWELLING) to C-5 (LIBERAL COMMERCIAL)
To change the zoning of the north side
of NW 23rd Street, from approximately NW
17 Avenue to NW 25th Street, from R-3 and
R-4 to C-5.
On March 16, 1978, the City Commission
directed that public hearings be held before
the Planning Advisory Board to consider this
change of Zoning.
Further explanation and background are
contained in the attached report.
DENIAL, there is no basis for the charge of
zoning, which if accomplished would introduce
heavy Commercial/Industrial areas into
residential areas.
Recommended DENIAL, June 7th 1978, by a
4-1 vote.
APPROVED on 1st reading, June 22, 1978
vote.
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CITY OF MIAMI
PLANNING DEPARTMENT
MAY 30, 1978
si%
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In response to the City Commission's request of March 16► i978
to study the area of NW 23rd Street and initiate consideration for
changing the zoning for the north side of NW 23rd Street to a
C-5 zoning classification, herein is the Department's study and
recommendations.
Recommendation :
No change of zoning should be enacte
Street for the reasons set forth her
Study Area:
The north and south side of N` Street
sectionbetween
ofwNW723rdV5treet
and NW 27th Avenue and its environs.
between NW 7th Avenue and NW 17th Avenue was excluded because of its
dissimilar zoning pattern. For an overview of the surrounding neigh-
borhood a statistical profile is attached forntthe
.area bounded by
NW 20th - 23th Streets and NW 17th 2
d on the north side of NW 23rd
ein.
Land Use:
The immediate
comprising:
north side of
NW 23rd Street is predominantly residential
10 Single -Family Dwelling Units
22 Two -Family Dwelling Units 13 sites
138 Multiple -Family Units on approximately
6 Commericandsbetweenrl7thlocated
lBthbetween
Avenuesth and 26th
At enues
Other development in
84 swelling units fr
public school site.
The immediate south side of NW 23rd Street is entirely commercial
comprising:
Of the 174
excluding
1963. Co
addition
8
3
4
3
4
cludes two HUD low-income housing properties with
onting on 23rd Street, a Church and a portion of a
wholesale establishments
wholesale florists
food processing establishments
automotive service uses
warehouses
residential dwelling units
dwelling units existing along both sides of NW 23rd Street,
84 public housing units, 92 units have been constructed since
mmercial development has been limited to two new structures, one
and two parking lots, since 1963.
Page 1 of 4
II III IIIIII IIIIIIII IIIIIIIIIIIIII■I■IIIuIIIin ummo
the area north Of the NW 21rd Street frontage is entirely residers=
tial containing the Majority of the approximately 1500 dwelling
units in this neighborhood (NW 20th Street to NW 28th Street, from
NW 17th to NW 27th Avenues).
The area south of NW 23rd Street is heavy commercial and industrial
in nature. As this area was primarily residential at one time, a
significant amount of land is still being used for residential
purposes.
Existing Zoning:
The entire south side of NW 23rd Street in the study
area is zoned C-5, Liberal Commercial. This zoning
allows such uses as wholesaling, storage uses, heavy
repair and service shops such as tire recapping, crating
and packing, and repair and shop uses such as welding
shops and contractor's shops. South of this area, the
I--1 Light Industrial zoning extends to NW 20th Street.
The north side of 23rd Street is predominantly zoned
R-3, Low Density Multiple, comprising 69 percent of the
street frontage. Other zoning includes:
11% R-4 Medium Density Multiple
10% C-4 General Commercial
10% C-5 Liberal Commercial
Public and semi-public uses occupy 26% of the north
side frontage.
North of the 23rd Street frontage the predominant
The
zoning is likewise multiple -family R-3 and R-4.
northern edge, south of 28th Street, is primarily
R-2, Two -Family zoning.
Community Development
The third year Community Development Program has allocated $250,000 for
street repair, construction of curb, gutter and sidewalks where needed,
and landscaping of NW 23rd Street, between 17th and 27th Avenues. This
activity is but a small part of the total Community Development effort
in the Allapattah area. During the first three years of Community
Development funding, allocations were made to improve all the edges
of this neighborhood including NW 23rd Street.
The two main reasons for the beautification and improvement of NW
23rd Street are to protect and encourage the confinement of the re-
sidential neighborhood by creating a buffer zone between the liberal
commercial and residential development through landscaping and
improved parking facilities. The other objective is to improve
11111111 toommilloill
the visual character of the street through the chanheli2atioh
of traffic movements, defining of parking and access points and
landscape screening and beautification in front of existing devela'
opment.
Traffic:
NW 23rd Street is considered a local service street with light
traffic, according to Dade County Department of Traffic and Trans-
portation. A traffic count sampling and projection shows an aver-
age daily traffic count of approximately 5,000 vehicles. This is
only 700 or 800 vehicles more than actual traffic counts made in
1961 and 1966 respectively. Commercial vehicles account for
approximately 20 percent of the total volume which is a very small
amount when considering the liberal commercial and industrial con-
centrations to the south. It would be expected that increase
traffic, particularly commercial vehicles, would occur with any
liberalization of existing zoning patterns.
Water and Sewers:
There would be no impact upon the water and sewer facilities if
additional commercial zoning and development occurred in the study
area. Existing service capacities are likewise based upon develop-
ment of the area as presently zoned.
Conclusions:
There is no justification for the rezoning of the residential area
along the north side of NW 23rd Street between 17th and 27th Avenues.
The basis for this recommendation is as follows:
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 wood structures
in various states of disrepair). As indicated
on the attached map titled "Allapattah Industrial
Area," and as reported by the Miami Comprehensive
Neighborhood Plan studies, sufficient land is
available, based on recent trends, to accommodate
commercial and industrial expansion in this area
for the next 12 to 15 years.
Any change to commercial zoning would not be consistent
with the existing established land use pattern of the
area.
Mix
The proposed change would hot be in accord with
the proposed Miami Comprehensive Neighborhood Plan
which recommends low -moderate density residential
land use for the north side of 23rd Street.
m. If zoning changes occur the impact on the abutting
residential development would be greater than the
impact upon the existing residential development facing
the existing commercial development. Close prox-
imity 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 scheduled landscaping and buffering improvement,
=- The encroachment of additional commercial activity
into the residential area could have a negative
impact with respect to the stability of the residen-
tial area to the north. Efforts such as the "Comprehen-
sive Neighborhood Rehabilitation Program" which promotes
investments and interest in existing housing stock
could likewise be adversely impacted.
-- A change as proPosed would increase auto and
truck traffic on 23rd Street and could intro
duce additional commercial traffic into the
residential area between 23rd and 28th Streets.
Land__. Use Type
Single Family
Duplex
Multi --family
Commercial
Vacant Urban
Manufacturing
Other Land Uses
LAND USE CHANGES
bistribution of Net Acreage
1960 .
38,510
5.79%
1.72%
10.06%
25.12
8.97%
9.83
100, 00%
Total Net Area Exc. Streets 260.19 Acres
Acreage including Streets is approximately 338 acres.
975
3.40%
15.49%
10.08%
24,90%
4,11%
9.59%
12.43%
100.00%
Land -Use changes in the area have resulted in increased residential
intensity and a strong gain in commercial activities - retail, service,
office and wholesale. This growth has generally been in the develop-
ment of vacant parcels rather than a turnover of land -use types. Manu-
facturing activity has remained constant but growth has occurred in the
industrially zoned area for other commercial activities.
Manufacturing Uses
The area has 46 manufacturing establishments identified in the Land Use
Survey of 1975. Five of the 46 establishments were identified as vacant,
two of the five were on one block. This vacancy rate is a little over 10
percent.
City wide with 1,158 manufacturing establishments the vacancy rate is
nearly 7 percent. Other manufacturing vacancy rates are shown below.
Study Area
Census Tract
Census Tract
Census Tract
City Wide
*MANUFACTURING VACANCY RATES
14.00
28.00
29.00
10.9%
2.3%
2.4%
14.5%
6.6%
*Most important industrially zoned areas in Miami:
Page 1 of 2
N.W. 23rd STREET STUDY
N.W. 20th to 28th STREETS AND 17th to 27th AVENUES
Urban Information System
CITY OF MIAMI PLANNING OEPARTMENT
MAY
1978
MINEW
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The study area manufacturing vacancy rate is above City-wide rates
and suggests that there currently is excess capacity. Manufacturing
expansion could take place using existing structures.
Other Commercial Indicators
Other vacancy rates are extremely low. Of 106 retail establishments
only 2 are vacant. Of 35 service establishments 2 are vacant.
area has 18 wholesale establishments none were vacant during the
summer of 1975. It appears that the market demand in the area is
more for light manufacturing and heavy commercial activities than
for light heavy manufacturing uses.
Housing Stock
The study area has 1,485 dwelling units as of 1975 up from 1,422 in
1970 and 1,281, in 1960. The portion of the study area south of 23rd
street has 357stockinthetstudyoareaoforhof the the north and The south valuesl
of the housingng is
indicated in the following table.
Housing Stock
Total Total DU's Needing:
1975 DU's Minor Repairs Major Repairs Dilapidated
*N.Half 1128 424
S. Half 357 175
51 8
70 8
* Portion of Study Area North of NW 23rd Street.
The condition of the housing stock is much poorer in the southern half of
the study area, in the industrially zoned portion.
Page 2 of 2
N.W. 23rd S'1'Rt:.ET STUDY
N.W. 20th to 28th STREETS AND 17th to 27th AVENUES
Urban Information System
CITY OF MIAMI PLANNING OEPARTMENT
M Y
1978
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AREA BEING CONSIDERED FOR REZONING
TO C-5
CITY OF 'MIAMI PLANNING DEPT. MAY 1978
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