HomeMy WebLinkAboutItem #28 - OrdinanceraoM•
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1 otzorable Members o` the
City Cotntnissioh
W. Andrews
City Manager
Ba ckground
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5lISJE`.t' Item 7 * 'City Cornrriissiott Agenda
September 44 1975
PErE:RENCES:
ENCLoSUREI':
13y Motion 75.569, dated June 12, 1975 the Planning
JDeparttnent was directed by the City Commission to
study and submit recommendations on the zoning
treatment for property located at 2822 NW 22nd Avenue
and surrounding properties. The Planning Department
recommends against this zoning change as being an
intrusion into a residential area, and unneeded in terms
of market demand. To award commercial zoning solely
on the basis of proximity to Miami. International Airport
would open this entire area to requests for zoning relief
which would not be in the best interest of the general
public and the City of Miami.
The zoning concept for this square mile area is simple and straightforward.
Commercial uses are confined to properties facing the major arterial streets:
NW 36th Street, NW 27th Avenue and NW 17th Avenue. An industrial district
occupies a belt between NW 20th Street and the Seaboard Railroad, from NW
17th Avenue to NW 27th Avenue, buffered by a commercial district between the
Seaboard Railroad and NW 23rd Street. The interior of this square mile is
zoned residential, except for small C-2 District on the east side of 22nd
Avenue between NW 33rd Street and NW 34th Street (north of the subject site)
and the C.-1/C-4 district on both sides of 28th Street commencing west of NW
2lst Street and terminating east of NW 23rd Court (with which the application
is concerned).
Evaluation
This zoning concept follows sound planning principles by confining commercial
uses to the perimeter, saving residential uses on the interior from undue traffic
intrusion and commercial impact.
The commercial establishments located on the periphery of the area are ample
to serve the needs of residents; and within a half -mile walking distance. The
two small commercial districts in the center of the area further augment
Page. 1 of 2
Hon rabic Members of the City Commission
Convenience needs of nearby residents. There is no iiced to provide~ more
commercial sites.
The general structural condition of housing surrounding the subject property
is generally sound and the neighborhood is well maintained. Redevelopment
is not an indicated public action in this area.
The subject property is 21 miles from the end of runway 9 ,/27It (the northern
most east -west runway) at Miami Into:rnational Airport and the contention is
triade that overhead aircraft operations preclude the use of this property for
residential purposes. In 1971, the MIA Compatibility Study evaluated the
impact of noise from aircraft operations on the environs of Miami International
Airport and found that the subject property was within the Noise Exposure rare, -
cast (NEE) 40 contour considered to have a severe impact on noise sensitive
uses. However, subsequent studies have forecast that the subject property
would be a mile east of the NEF 40 contour by 1975 and 3/4 miles east of the
NEP 40 contour by 1980. This improvement in sound levels would be achieved
through steeper aircraft approach and departure angles, through sound suppres-
sion devices on aircraft engines and new quieter equipment. In the future, the
subject property will still lie within a discretionary area where, even under
current federal Department of Housing and Urban Development (HUD) guidelines,
residentia.l development would be considered if, for example, sound insulation
were to be incorporated into the construction. These IUD guidelines for dis-
cretionary areas are currently under intensive re-evaluation by the Dade County
Department of Planning and ;rill thereafter be the subject of discussions with the
federal HUD for the purpose of ameliorating the guidelines. In short, noise
impact will be less severe as time passes and therefore the developer is not
precluded from developing his property according to the existing residential
zoning (R-3).
The applicant has the option of developing his southernmost lot 18 in C-4 uses,
ofdeveloping adjacent lot 19 in transitional R-C uses, and of developing lot 20
in R--3 uses. The existing zoning as applied provides many alternatives and
possibilities for reasonable utilization of the site. To grant C-4 zoning for lots
19 and 20 would intrude commercial uses into a well defined residential zoning
district while facing properties to the east and west would still be R-3 and R-2
zoning respectively.
The Planning Department recommends denial of this petition for zoning as
being an intrusion into a residential area, unneeded in terms of market demand
and unsubstantiated merely by proximity to Miami International Airport.
11I IIIIIUIIIIIIIl .i
May 21,0 1975
Honorable City Commission
Attention: Mr. P. W. Andrews
City of Miami, P1orida
re: CHANGE OP ZON1NO - RECOMMEND=
2822 N. W. 22nd Avenue
Lots 19 & 20, Elook 3.
GLEN HAVEN (8=78)
Applicant: Osvaldo Nune2
Gentlemen:
The Miami Zoning Board, at its meeting of May 19, 1975, Item #1,
following an advertised hearing, adopted resolution No. ZB 59-75
by a 4 to 3 vote Recommending Change of Zoning Classification of
Lots 19 & 20, Block 3, GLEN HAVEN (6-78), at 2822 N. W. 22nd
Avenue, from Rt-3 (Low Density Multiple) to C-4 (General Commercial).
Twelve objections were received in the mail.
An ORDINANCE to provide for this Change of Zoning has been prepared
by the City Attorney's office and submitted for consideration of
the City Commission.
L
David Simpson, Jr., .rector
Department of Administration
Planning and Zoning Boards
cm
Z. M. 19
Attached: Minutes
cc: Law Department
Planning Department
NOTE: Planning Department recommendation: "DENIAL".
Tentative City Commission date: June 12, 1975.
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MDA
ORDINANCE NO.
AN ORD/NA CE AMENDING ORDINANCE NO. 6571,
THE COMPREHENS/V2 ZONING ORDINANCE POR THE
CITY OR MIAMI, DV CHANGING THE ZONING
C A551PICATION OP LOTS 19 And 200 BLOCK 3,
GLEN HAVEN (6-78) LOCATED AT 2822 N.W. 22ND
AVENUE, FROM R-3 (LOW DENSITY MULTIPLE) TO
O=4 (GENERAL COMMERCIAL), AND BY MARINO THE
NECESSARY CHANGES IN THE ZONING DISTRICT MAP;
MADE A PART OP THE SAID ORDINANCE NO. 6871, D`
REEERRNGE AND DESCRIPTION 1N ARTICLE 111, SECTION
2 THEREOF; BY REPEALING ALL ORDINANCES, CODE
SECTIONS, OR PARTS TREREOR IN OON'LICT, AND
CONTAINING A SEVERABILITY PROVISION.
WHEREAS, the City of Miami Zoning Board at its
meeting of May 19, 1975, Item No. 1, following an advertised
hearing, adopted Resolution No. ZB 59.75 by a 4 to 3 vote recommend-
ing change of zoning classification as hereinafter set forth; and
WHEREAS, the Commission deems it advisable and in
the best interest 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 Lots 19 and 20,
Block 3, GLEN HAVEN (6.-78) located at 2822 N.W. 22nd Avenue, from
R-3 (Low Density Multiple) to C-4 (General Commercial) .District,
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 hereof,
f
Section 2. All laws or pars of laws in conflict
herewith be, and the same are hereby r
are in conflict.
inofar as they
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Section 3. should any part et a t Visit n Of this
Ordinance be declared by a court of et npetent jurisdiction to
be invalid, the tare shall not affect the validity of the
Ordinance as a whole.
PASSED ON FIRST READING EY TITLE ONLY this
day of .._. . 1975.
PASSED AND ADOPTED ON SECOND AND FINAL READING BY
•TITLE ONLY this
ATTEST:
day of
CITY CLERK
PREPARED AND APPROVED BY:
MICHEL E e ANDERSON
Assistant City Attorney
1915.
APPR
OVED? AS TO FORK AND CORRECTNESS:
I--Ax.,,) ,r
J S „ LLOYD
sty Attorney
2,
MAY 0R
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