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Home My WebLink AboutSubmittal-Beba Mann-Presentation from Ms. Cristina Novo, Owner-Resident at 1776 SW 22 Terr.Submitted into the public record f r i1c n(s) Z,, Z on City Clerk The property owners and residents near 2225 SW 18th Avenue have serious concerns about the non -conforming use - Ms. M Cristina NOVO, owner/resident at 1776 SW 22nd Terrace, prepared this presentation for the City, Commission Hearing on April 27, 2017. Slide 1 Our neighborhood is a T-3 R zone, namely a restricted, suburban single-family residential area. In this case, an office use that was a thorn in the side of our neighborhood for many years was finally abandoned in January 2013. The building has not been utilized since then. The requested use violates Miami 21, which in Article 4, Table 3 shows that under no circumstances are office uses allowed by right, under warrant, or exception in a T3 -R zone. Slide 2 Under a Pilot Program that expired August 1, 2016,_L2 applied for another non- conforming use exception, just before expiration. In its introductory clauses, the Pilot Program's use of the term "may" makes it clear the City is in no way obligated to approve the application for exception; it has complete authority to deny it. The Planning and Zoning Board in its wisdom has already voted unanimously to recommend denial. Slide 3 Section 2.12. (c) (4) of the Pilot Program states a non -conforming use must "not materially adverse the surrounding properties pursuant to Article 4, Table 12 of Miami 21," which requires that a building's function and density must respond to the neighborhood context. A "general office use" does not fit into the context of our single-family area. Offices bring an influx of strangers every day to our streets, not to mention overflow parking and traffic. This requested exception does NOT meet the design review criteria of Miami 21. Slide 4 You would set a precedent for commercial uses on 22nd Terrace. Neighbors complained for many years about the commercial use of this property. I, as President of the Silver Bluff HOA, personally contacted Mayor Regalado and others in the City's administration, such as the Neighborhood Enhancement Team (NET) over the years to complain. Among other things, the parking situation and trash in the area had gotten out of hand. Other complaints referred to the asphalt lot with access to and from 22nd Terrace, a residential street, as well as construction work without permits. Slide 5 63 owners and residents have signed petitions outlining the negative adverse impact of a business use on our neighborhood. For example: -- 22nd Terrace and 18th Avenue are already over -burdened with automobile traffic and parking by outsiders. -- The constant flux of transients also present a safety concern for our neighborhood. Submitted into the pu lic record f r ite (s)_ on 1 City Clerk -- Even without a certificate of use, the subject parking lot is already filled with overflow cars from the adjacent L2 property at 1790 Coral Way, which - by the way - has a permanent sign advertising additional available office space. -- According to the Planning Dept., the maximum allowable occupancy for this property is 32 individuals, a huge number. And, the existing number of parking spaces is inadequate; there are only nine. -- The asphalt parking lot uses 22nd Terrace for ingress and egress of cars. Slides 6-11 The next slides show PHOTOS of the congested streets (22nd Terrace and 18th Avenue) adjacent to the property, and the existing illegal use of the crowded lot on business days, during office hours. The photos document intensity, density and parking problems. Slide 12 CONCLUSION We plead with you to listen to neighbors, avoid the perpetuation of previous mistakes when granting an exception, respect the residential, single-family aspect of this area, and respect the PZAB's judgment. Please make this presentation a part of the record. Submitted into the public City Clerk 0 Submitted into theu lic record f r ite (s) p t on L City Clerk Pilot Program (expired) Use of the term "may" Must "not materially adverse the surrounding properties properties" Refers to Article 4, Table 12, Miami 21. • Building function and density must respond to the neighborhood context and transect zone. 2 Miami 21 Design Review Criteria Article 4, Table 12 Important criteria ignored by Planning and Zoning Department - Submitted into the pu01" lie record f r 11—�(s) 1 on gjt-1 City Clerk Building disposition: Respond to the physical context taking into consideration natural features, existing urban form and Transect Zone intentions. Building function & density: Respond to the Neighborhood context and Transect Zone. Parking Standards: Minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties, especially T3 areas. These and other standards are to be applied in determination whether exception materially aversely affects the community. They were ignored by the Planning and Zoning Department. 3 Submitted into the public record fir it on Y 0 111 City Clerk Approval of this exception will set a precedent of Commercial Use on 22"d Terrace • There is currently no other commercial or business use authorized. • The previous non -conforming use expired in January, 2013 — four years ago. • Why perpetuate anon-conforming use that caused so much distress for residents? Submitted into the pu record r ite (S) _ Ili- on ( City Clerk Negative Impact of Office Uses within a Residential Neighborhood 63 owners and residents signed petitions AGAINST this non -conforming use exception. They are against increased density, intensity, and parking. r i 4i tA } r ` Submitted into the Public record; r ite (s) Z. on `� I . City Clerk PARKING VIOLATIONS on 22nd TERRACE At corner of parking lot on subject property, cars block crosswalk 9 r • 0 H10 •�peace �, _ Submitted into the pull, (, on I11 � 11 City Clerk 22nd 18th Cars on Terrace nearAve block driveways __ -;7- t LL DIGITAL VE"NICLEjIA n Submitted into the pub recordIfir _ � L��ion City Clerk Illegal Parking on Subject Property 2225 SW 18 Ave Lot Without Permit si full every weekday 7d Mobile car wash on property /O Submitted into the pubu,- Z record f r itel 4 on City Clerk Toa Many Offices, Too Little Parking More space offered by L2 at 1790 Coral Way, adjacent to subject property i1 w 1790 Coral Way Parking Lot is already full lI 0 Submitted into the publ' record for its s) f on 4 (I City Clerk The Planning, Zoning and Appeals Board unanimously (9-0) recommended the DENIAL of this exception PZ.AB-R-16-076 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APP... Page 1 of 2 of Miami FL ReCDm peIn a nded PZAB Resolution T PZAB-R-16-076 °16 6._'o A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), RECOMMENDING APPROVAL OR DENIAL TO THE CITY COMMISSION AN EXCEPTION AS LISTED IN CHAPTER 2, ARTICLE IV, DIVISION 2, SECTION 2-212 (C), NOH -CONFORMING USE PILOT PROGRAM, OF THE CODE OF ORDINANCES OF CITY OF MIAMI, FLORIDA, TO RESTORE A NON -CONFORMING USE ON A PROPERTY LOCATED IN THE "T3 -R" SUB -URBAN RESTRICTED TRANSECT ZONE FOR AN OFFICE USE PROPOSED AT APPROXIMATELY 2225 SOUTHWEST 1B AVENUE, MIAMI, FLORIDA. Information Department: Planning, Zoning and Sponsors: Appeals Board Category: PZAB Exception Will the City Commission also listen to us, the neighbors, your voters? 1z.