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INTER -OFFICE MEMORANDUM
TO'.
FROM:
Devin Cejas
Zoning Administrator
Francisco J. Garcia
Planning & Zoning Director
DATE:
May 6, 2016
SUBJECT: Determination No. 2016-01
Concrete Batching Plants in
Industrial Areas
REFERENCES:
ENCLOSURES:
Pursuant to Section 7.1.2.2 of the Miami 21 Code (the Code), as amended, which establishes the criteria for
"Determination of Use", it is hereby determined that "Concrete Batching Plants" as herein described are
distinguished from cement plants which continue to be specifically excluded as set forth in Section 6.1 "Intent and
Exclusions" of the Code.
It is further determined that Concrete Batching Plants are permissible only in Industrial areas zoned D2 through
the Warrant process as set forth in the Code to properly address any potential adverse impacts through the
application of all applicable criteria contained in Article 4, Table 12, "Design Review Criteria" of the Code.
In support of the above determination it is found that these uses if appropriately implemented are generally in
keeping with the intent and definition of Industrial zones to encompass functions involving manufacturing,
fabrication, assembly, distribution, disposal, warehousing or bulk storage, trucking and equipment facilities,
serving primarily industrial needs.
Concrete Batching Plant Description and Methods
Concrete is a mixture of cement, water, sand and aggregate is called concrete. The product is also named
'Portland Cement' because after hardening the product resembles a natural limestone quarried at Portland,
England.
Components of Concrete
The process for making concrete is relatively simple, but the chemistry of cement manufacture is complex. The
components of concrete include calcium, silica, alumina, magnesia, iron oxide and sulfur dioxide compounds
along with:
• Fly ash — a glass -like substance used in good quality cement products
Aggregates consisting of gravel and sand, which comprise the major raw material of concrete
(aggregates are graded according to their size and character)
Admixtures — compounds added to the concrete in small quantities to modify its properties. The amount
of water required to chemically combine the cement is about 16% by weight, but for more efficient mixing
a greater amount is used. Adding more water weakens the concrete, but makes it easier to work with.
In a concrete batching plant, the raw materials are mixed as discussed below.
a. Front End Loader Concrete Batching
In front end loader plants, a front end loader is used to transport coarse and fine aggregates from a ground level
storage bin to an aggregate weigh hopper. The aggregate is then added to an agitator. Cement and fly ash are
weighed in a separate hopper and transferred to the agitator. The correct proportion of water is added to the
agitator. The concrete is mixed, ready for final slumping, inspection and transportation to the customer.
b. Overhead Bin Concrete Batching
In overhead bin batching plants, coarse and fine aggregates are stored in separate bins. Aggregates are
transported from the bins to a compartmentalized overhead storage hopper by conveyor belts. A weigh hopper is
situated directly beneath the overhead storage hopper, where aggregate is weighed and transferred to the
agitator. Cement and fly ash are stored in separate overhead silos. They are weighed in a separate hopper and
dropped into the agitator. The correct proportion of water is added, along with any required admixtures and the
concrete is mixed, ready for final slumping, inspection and transportation to the building site.
Determination No. 2016-01 May 6, 2016
Concrete Batching Plants
Permissibility
Concrete Batching Plants shall be reviewed by process of Warrant subject to restrictions set forth herein.
Additional considerations in reviewing the warrant application shall include siting, air quality, noise, waste
minimization and water quality as follows:
a. Siting
Objective
To minimize environmental impacts by appropriate site selection.
Suggested measures
• Batching plants should be sited on land that is not flood prone.
• Consider the current and future proximity of sensitive land uses.
• Establish and maintain buffer distances of 500 feet form residential areas.
• Provide vehicle access routes which minimize impacts.
b. Air Quality
Objective To avoid or substantially reduce dust emissions so there is no loss of amenity.
Suggested measures
Keep sand and aggregates damp.
Cover or enclose conveyor belts and hoppers.
Keep pavements and surfaces clean.
Fit cement silos with high level alarms, multi -bag pulse jet filters, airtight inspection hatches and automatic
cutoff switches on the filler lines.
Keep duct work airtight.
Enclose the loading bay.
Develop and implement an inspection regime for all dust control components.
Clean up spills immediately.
c. Noise
Objective
To ensure no noise nuisance results from the facility.
Suggested measures
• Select quieter equipment.
Alter or enclose equipment to reduce noise at the source.
Use sound absorbing materials to prevent the spread of noise by isolating the source.
Ensure alarms are used for emergencies only.
Avoid use of public address systems.
d. Waste Minimization
Objective
To minimize waste generation and maximize economic benefits.
Suggested measures
• Establish a management policy supporting waste minimization.
Establish a waste management team.
Conduct a waste audit.
Assess viable waste minimization projects.
Prepare and implement a waste management plan.
Monitor and evaluate the effectiveness of the waste management plan.
Page 2 of 2
Determination No. 2016-01 May 6, 2016
Concrete Batching Plants
e. Water Quality
Objective
To ensure contaminated wastewater is not discharged from the concrete batching plant to surface waters,
groundwater or land.
Suggested measures
• Minimize the area of the site which generates contaminated storm water runoff.
• Provide a separate dedicated drainage system to discharge clean storm water from the site.
• Drain all contaminated storm water and process wastewater to a collection pit for recycling.
• Regularly clean out solids that accumulate in the pit.
• The wastewater recycling system must be able to store the contaminated runoff generated by 1 inch of
rain in 24 hours.
• Use wastewater stored in the recycling system at the earliest possible opportunity.
• There must be no dry weather wastewater discharges from the site.
• Monitor wet weather discharges for pH and suspended solids. Retain the records.
At the next opportunity, this department will initiate a proposed amendment to the Miami 21 Code to appropriately
reflect this Determination. Until final action has been taken by the City Commission on the proposed amendment,
this Determination shall be binding on all officers and agencies of the City as an interim administrative ruling, and
become effective upon the publication of the Determination and conclusion of the applicable appeal period,
pursuant to Article 7.1.2.2 a, b, and c, of the Miami 21 Code.
cc: Honorable Mayor and Commissioners
Daniel J. Alfonso, City Manager
Nzeribe Ihekwaba, PhD, PE, Assistant City Manager
Victoria Mendez, Esq., City Attorney
Maurice Pons, Acting Director, Building Department
Vanessa I. Acosta, Esq., Director, Neighborhood Enhancement Team
Olga Zamora, Chief of Hearing Boards
Page 2 of 2
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-16-049
File ID 16-01068zt September 7, 2016 Item PZAB.11
Mr. Juvenal Pina offered the following resolution and moved its adoption:
A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING
APPROVAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION TO AMEND
ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, MORE
SPECIFICALLY BY MODIFYING ARTICLE 1, ENTITLED "DEFINITIONS", SUBSECTION
1.1(H), ENTITLED "INDUSTRIAL", TO INCLUDE CONCRETE BATCHING PLANTS; BY
MODIFYING ARTICLE 6, TABLE 13; AND BY AMENDING ARTICLE 6, ENTITLED
"SUPPLEMENTAL REGULATIONS", TO ADD SECTION 6.5, ENTITLED "INDUSTRIAL USES"
AND SUBSECTION 6.5.1, ENTITLED "CONCRETE BATCHING PLANTS", TO ESTABLISH
REGULATIONS FOR CONCRETE BATCHING PLANTS IN D2 "INDUSTRIAL" TRANSECT
ZONES; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE
DATE.
Upon being seconded by Ms. Maria Lievano-Cruz the motion passed and was adopted by a
vote of 9-0:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins Yes
Ms. Maria Lievano-Cruz Yes
Mr. Charles A. Garavaglia Yes
Mr. Adam Gersten Yes
Ms. Maria Beatriz Gutierrez Yes
Mr. Daniel Milian Absent
Mr. Juvenal Pine Yes
Ms. Melody L. Torrens Yes
Mr. Manuel J. Vadillo Yes
Francco Garcia, Director
Planning and Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
9 qe/M4
Executio Dat
Personally appeared before me, the undersigned authority, Olga Zamora, Clerk of the Planning, Zoning and Appeals Board of the
City of Miami, Florida, and acknowledges that he executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS Ci DAY OF 320efft O2016.
I Dea-4.t"1z.. -Avn -r,
Print Notary Name
Personally know \/ or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
Page 1 of 1
Nbtary Public State of Flori
My Commission Expires:
BEAThIZ ALVAREZ
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EXPIRES: November 20, 2017
Public Undemiters
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