97-22409 RESO
RESOLUTION NO.
97-22409
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, SETTING A PUBLIC HEARING TO
CONSIDER AN ORDINANCE OF THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING ZONING
ORDINANCE NO. 89-2665 BY AMENDING ZONING ORDINANCE NO. 89-
2665, AMENDING SECTION 19, ENTITLED "HISTORIC PRESERVATION
BOARD AND HISTORIC DISTRICT REGULATIONS"; AMENDING
SUBSECTION 19-5, ENTITLED "DESIGNATION OF HISTORIC
PRESERVATION SITES, STRUCTURES, BUILDINGS, INTERIORS,
IMPROVEMENTS, LANDSCAPE FEATURES OR DISTRICTS" BY
DESIGNATING THE SUNSET ISLANDS BRIDGES COMMONLY KNOWN
AS SUNSET ISLAND BRIDGES #1, 2 AND 4 AS HISTORIC SITES;
CONSISTING OF SUNSET ISLAND BRIDGE #1 WHICH CARRIES
SUNSET DRIVE OVER THE SUNSET LAKE CANAL AND LINKS SUNSET
ISLAND #4 WITH THE MIAMI BEACH BARRIER ISLAND, SUNSET
ISLAND BRIDGE #2 WHICH CARRIES SUNSET DRIVE OVER THE
SUNSET LAKE CANAL AND LINKS SUNSET ISLAND #4 WITH ISLAND
#3, AND SUNSET ISLAND BRIDGE #4 WHICH CARRIES WEST 29TH
STREET OVER THE SUNSET LAKE CANAL AND LINKS SUNSET
ISLAND #1 WITH THE MIAMI BEACH BARRIER ISLAND, AS MORE
PARTICULARLY DESCRIBED IN THE LEGAL DESCRIPTIONS
A TT ACHED TO THIS ORDINANCE; PROVIDING THAT THE CITY'S
ZONING DISTRICT MAP SHALL BE AMENDED TO INCLUDE THE
SUNSET ISLAND BRIDGES #1, 2 AND 4 AS HISTORIC SITES; ADOPTING
THE DESIGNATION REPORT ATTACHED HERETO AS APPENDIX "A";
PROVIDING FOR INCLUSION IN THE ZONING ORDINANCE,
REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, at its February 8,1996, meeting, the City of Miami Beach Historic Preservatic 111
Board noted the impact the development of the Sunset Islands I, II, III and IV has had on the histOl 'Y
and development of the City of Miami Beach; and
WHEREAS, at its June 11, 1995, meeting, the Historic Preservation Board reviewed all
independent analysis of the historical significance of the bridges prepared by Janus Research of S:.
Petersburg, Florida, for the Florida Department of Transportation, as well as the preliminar'v
evaluation and recommendation prepared by the staff of the Planning, Design and Historj,~
Preservation Division. The Board concurred with both said reports that the Sunset Island Bridge s
#1,2 and 4 not only met the designation criteria listed in Section 19-5 of Zoning Ordinance No. 85-
2665 for designation as Miami Beach historic sites, but were also eligible for nomination to th.:::
National Register of Historic Places; and
WHEREAS, accordingly, the Historic Preservation Board directed the staff to prepare a
designation report relative to the group designation of the Sunset Islands Bridges #1,2 and 4. The
Board further directed staff to schedule and publicly notice the September of 1996 hearing 1)
consider and vote on the proposed designation of the Sunset Islands Bridges #1,2 and 4; and
WHEREAS, on September 12, 1996, the Historic Preservation Board held a public hearin.~
and found the proposed designation meets the intent and criteria set forth in Section 19-5.B ofthe
Zoning Ordinance; accordingly, it voted unanimously (7-0) in favor of recommending the
designation of the Sunset Islands Bridges # 1, 2 and 4 as Miami Beach Historic Sites as descrj be j
in the attached designation report; and
WHEREAS, on June 24, 1997, the Planning Board will hold a public hearing on th.~
proposed designation and will make a recommendation to the City Commission regarding th.~
adoption of the amending ordinance and designation report creating the Sunset Island Bridges #' ,
2 and 4 as Historic Sites; and
WHEREAS, subsequent to the Planning Board meeting, the City Commission will hold 1
meeting to consider the subject designations.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CIT'{
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission will consider at a public hearing an Ordinance of the Mayor and City Commissio tl ( f
the City of Miami Beach, Florida, amending Zoning Ordinance No. 89-2665 by amending ZOllin.~
Ordinance No. 89-2665, amending Section 19, entitled "Historic Preservation Board and Histori~
District Regulations"; amending Subsection 19-5, entitled "Designation of Historic Preservatio 1
Sites, Structures, Buildings, Interiors, Improvements, Landscape Features or Districts" br
designating the Sunset Islands Bridges commonly known as Sunset Island Bridges # 1, 2 and 4 as
Historic Sites; consisting of Sunset Island Bridge # 1 which carries Sunset Drive over the Suns( t
Lake Canal and links Sunset Island #4 with the Miami Beach Barrier Island, Sunset Island Bridg.~
#2 which carries Sunset Drive over the Sunset Lake Canal and links Sunset Island #4 with Island #: ,
and Sunset Island Bridge #4 which carries West 29th Street over the Sunset Lake Canal and link;
Sunset Island #1 with the Miami Beach Barrier Island, as more particularly described in the lege I
descriptions attached to this Ordinance; providing that the City's Zoning District Map shaH b.~
amended to include the Sunset Island Bridges # 1, 2 and 4 as Historic Sites; adopting the Designa::io 1
Report attached hereto as Appendix "A"; providing for inclusion in the Zoning Ordinance, repeaJel.,
2
severability, and an effective date; and hereby schedules the public hearing on Wednesday, Ju1r tll'i,
1997 beginning at 11: 00 a.m.
in the City Commission Chambers at 1700 Convention
Center Drive, 3rd Floor, Miami Beach, Florida, and the City Clerk is hereby authorized and direic;td
to publish the appropriate public notice of said public hearing at which time and place all intere5te j
parties will be heard.
PASSED and ADOPTED this ~ day of
June
,1997.
ATTEST:
'-"~
j{o~d' p()A~
CITY CLERK
DJT\kw
F:IA TTOITURN\RESOS\SNSETBRGHRG
APPROveD AS TO
FORM & LANGUAGE
& FOR EXECUTION
/U(~ ~7
City Attorney
3
~IITY OF MIAMI BEACH.
;ITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
~:i.miami-beach.f1.us
TO:
FROM:
SUBJECT:
COMMISSION MEMORANDUM NO. 3L 8-'11
Mayor Seymour Gelber an
Members of the City Com
Jose Garcia-Pedrosa
City Manager
DATE: June 4, ] 99'
Setting of Public earing - An Ordinance of the Mayor and City Commissioll
of the City of Miami Beach, Florida, Amending Zoning Ordinance No. 89-2t,65,
Amending Section 19, Entitled "Historic Preservation Board and Hist{llrh~
District Regulations"; Amending Subsection 19-5, Entitled "Designation 0'
Historic Preservation Sites, Structures, Buildings, Interiors, Improvements..
Landscape Features or Districts" by Designating the Sunset Islands Brid:ge:
Commonly Known as Sunset Island Bridges #1, 2 and 4 as Historic Shes
Consisting of Sunset Island Bridge #1 which Carries Sunset Drive over 'lhl.
Sunset Lake Canal and Links Sunset Island #4 with the Miami Beach Barriel
Island, Sunset Island Bridge #2 which Carries Sunset Drive over the Sunsel
Lake Canal and Links Sunset Island #4 with Island #3, and Sunset Isla nc
Bridge #4 which Carries West 29th Street over the Sunset Lake Canal and
Links Sunset Island #1 with the Miami Beach Barrier Island, as MUT(
Particularly Described in the Legal Descriptions Attached to this Ordinance:
Providing that the City's Zoning District Map Shall Be Amended to Include l:h€
Sunset Island Bridges #1, 2 and 4 as Historic Sites; Adopting the Designation
Report Attached Hereto as Appendix "A"; Providing for Inclusion in thE
Zoning Ordinance, Repealer, Severability, and an Effective Date.
RECOMMENDATION
The Administration recommends that the City Commission set the required public hearing for tns
amendment for July 16, 1997. The amendment requires a 30-day mailed notice prior to the public
hearing.
BACKGROUND
At its February 8, 1996, meeting, the City of Miami Beach Historic Preservation Board noted 1he
impact the development of the Sunset Islands I, II, III and IV has had on the history and developmc:nt
of the City of Miami Beach. The Board further noted the historic role the Sunset Isles Bridges have
played in defining the special tropical island character of the Sunset Islands residential
neighborhood. Bridges #1, 2 and 4 are not only the sole
surviving original Mediterranean-themed public works
engineering structures in the City of Miami Beach, but are
c.. II
AGENDA ITEM
DATE~~
Page 1 of9
also the only remaining bridges of their kind in S0Uth Florida. Citing the aesthetic, architectural, ani
historical importance of the bridges to the Sunset Islands neighborhood and the first major "bOl)f[!"
_---1'<?pod.2fthe Gi!YAuring.!he J5~20's,Jh(~}gembe~s 9fthe Board expressed concern over the possible _
----':~losS'oftl:).es~~jgnificantsttiittUtesand their possible replacement with structures not sensitive to th.~
--'---speciaI character aildlllstoryorThe Sunset Islands.. Accordingly, the Board directed the staff of th.~
Planning, Design and Historic Preservation Division to prepare a preliminary evaluation an.1
recommendation relative to the local designation of Sunset Islands Bridges # 1, 2 and 4 as histori~
sites.
At its June 11, 1995, meeting, the Historic Preservation Board reviewed an independent analysis cf
the historical significance of the bridges prepared by Janus Research of St. Petersburg, Florida, fer
the Florida Department of Transportation, as well as the preliminary evaluation an 1
recommendation prepared by the staff of the Planning, Design and Historic Preservation Divisior.
T~1e Board '.'..:1curred with both said reports that the Sunset Island Bridges # 1, 2 and 4 not only md
the designation criteria listed in Section-19-5 of Zoning Ordinance No. 89-2665 for designatio:l a,
Miami Beach historic sites, but were also eligiple for nomination to the National Register of Hist)ri .~
Places. The Board further noted the clear significance of the Sunset Islands Bridges # 1, 2 and ,~ 1>
the successful development and defining character of the Sunset Islands and the City of Mi.m:.i
Beach, observing that these important historic sites could be dramatically altered or even lost in th .~
near future if not afforded proper recognition and protection through historic designation.
Accordingly, the Historic Preservation Board directed the staff to prepare a designation repOl t
relative to the group designation of the Sunset Islands Bridges #1, 2 and 4, The Board fur1he'
directed staff to schedule and publicly notice the September of 1996 hearing to consider and \ot,:
on the proposed designation of the Sunset Islands Bridges #1, 2 and 4.
On September 12, 1996, the Historic Preservation Board held a public hearing and found thl:
proposed designation meets the intent and criteria set forth in Section 19-5.B of the Zoninl,
Ordinance; accordingly, it voted unanimously (7-0) in favor of recommending the designation ofthl:
Sunset Islands Bridges #1, 2 and 4 as Miami Beach Historic Sites as described in the attac:leL
designation report.
On June 24, 1997, the Planning Board will hold a public hearing on the proposed designation ,ill<
will make a recommendation to the City Commission regarding the adoption of the amendinl
ordinance and designation report creating the Sunset Island Bridges #1, 2 and 4 as Historic Sit,~s.
DESIGNATION PROCESS
The designation report for the proposed historic sites is required to be presented to the Histori<
Preservation Board and the Planning Board at public hearings. Following public input, the HistCiri(
Preservation Board is to vote whether or not the proposed sites meet the criteria listed in the ZOnln!
Ordinance and transmit a recommendation on historic designation to the Planning Board and CitJ
Commission. If the Historic Preservation Board votes against the designation, no further action i:
required. If the Historic Preservation Board votes in favor of designation, the Planning Bo arc
reviews the designation report and formulates its own recommendation. The recommendation~: 0 ,.
both Boards, along with the designation report, are presented to the City Commission. If th(sproposed amendment changes the zoning map designation for a parcel or parcels of land involvln~
less than ten (10) contiguous acres, the City Commission will hold one (1) public hearing on th(
Page 2 of9
designation. Upon conclusion of the hearing, the City Commission can immediately adopt tie
ordinance with a 5/7 majority vote. In cases in which the proposed ordinance involves ten (10) ('r
more contiguous acres, the City Commission will hold two (2) public hearings on the designation.
RELATION TO ORDINANCE CRITERIA
In accordance with Section 19-5.B of the Zoning Ordinance, eligibility for designation is determmei
on the basis of compliance with the following listed criteria:
1. The Historic Preservation Board shall have the authority to recommend th,t
properties be designated as Historic Buildings, Historic Structures, Hist-:>ri.~
Improvements, Historic Landscape Features, Historic Interiors (architecturall1
significant public portions only), Historic Sites or Historic Districts if they ar.~
significant in the historical, architectural, cultural, aesthetic or archeological herilag.~
of the City ofMiarni Beach, the county, state or nation. Such properties shall pos:;es;
'an integritY of location, design, setting, materials, workmanship, feeling o!~
association and meet at least one (1) of the following criteria:
a. Association with events that have made a significant contribution to thl:
history of Miami Beach, the county, state or nation;
b. Association with the lives of Persons significant in our past history;
c. Embody the distinctive characteristics of a historical period, architectura: 0
design style or method of construction;
d. Possesses high artistic values;
e. Represent the work of a master; Serve as an outstanding or representatlv~
work of a master designer, architect or builder who contributed to OUl
historical, aesthetic or architectural heritage;
f. Have yielded, or are likely to yield information important in pre-history OI
history;
g. Listed in the National Register of Historic Places;
h. Consist of a geographically definable area that possesses a signific.mt
concentration of Sites, Buildings or Structures united by historically
significant past events or aesthetically by plan or physical development,
whose components may lack individual distinction.
2. A Building, Structure (including the public portions of the interior), Improvement or
Landscape Feature may be designated historic even if it has been altered if 1he
alteration is reversible and the most significant architectural elements are intact and
repairable.
Page 3 of9
The Sunset Island Bridges #1,2 and 4 are eligible for designation as they comply with the cri1eri1
as outlined above.
------ - - ---:- -~: 1. -
- Staff finds the Sunset Island Bridges #1, 2 and 4 to -_be~eligible for histori~
- designation and in-cOnformance With designatIon crlteriaas specified in section 9.5
of the Zoning Ordinance for the following reasons:
A. Association with events that have made a significant contribution to th~
history of Miami Beach. the County, state or nation:
The Sunset Island Bridges #1, 2 and 4 are associated with the early crea::io 1
and development of Miami Beach's Sunset Islands neighborhood, consis:in~
of four of South Florida's first man-made dredged islands. The vital link c f
the Sunset Islands to each other and to the Miami Beach Barrier island \va;
the Sunset Islands Bridges # 1, 2 and 4, which significantly contributed to th .:
realization and appeal of one of the City's earliest tropical residential islmll
neighborhoods.
B. Association with the lives of Persons significant in our past history:
The Sunset Islands were developed by the Sunset Island Company, heade(..
by S.A. Lynch, President of Paramount Pictures. His presence significantl;
contributed to publicity efforts fueling the continued development of Miam
Beach, helping make the Sunset Islands home to prominent citizens locall;
and nationwide. As a result of many of his efforts, several renowned fi lm
entertainment and political personalities maintained residences on the Surlse
Islands, as well as elsewhere throughout Miami Beach.
C. Embody the distinctive characteristics of a historical period, architectura 0:
design style or method of construction:
The Sunset Islands Bridges #1, 2 and 4 possess characteristics illustrat:n~
1920's "boom-time" Mediterranean Revival Style architecture, which was th{
original architectural style standard of the Sunset Islands, as well as the "styl{
of choice" for early Miami Beach. The bridges are also the documented lasl
remaining bridges in South Florida with continuous arched reinforcec
concrete girders which were cast on-site over the water.
D. Possess high artistic values:
The Sunset Islands Bridges #1, 2 and 4 represent one of the earliesl
architectural design styles in the progression of public works construction in
Miami Beach. Further, they reflect the unique design origins of the Sunsel
Islands neighborhood. Each bridge consists of three massive, sweeping
shallow arches with closed spandrels, and possess Classically influenced cas1
concrete urn-type guardrail balusters and railings. Crafted cast iron lamp
posts sit on the top of the guardrails at ends of each bridge. Collectively,
these elements give the Sunset Islands Bridges #1, 2 and 4 a unique elegar.ce
Page 4 of9
and gracefulness characteristic of the historic era in Miami Beach durir. g
which they were built. The bridges are constructed of reinforced concret<:,
which utilized some of the earliest air entraining agents for achie'ling
durability and longevity.
E. Represent the work of a master designer. architect or builder who contributej
to historical. aesthetic or architectural heritage:
In the context of the Sunset Islands Bridges #1, 2 and 4, the term "Ma~teI"
shall relate to architects and engineers. Construction drawings were prepard
by locally renowned Miami engineer W.E. Reynolds and the Concrete Stet. I
Bridge Company, whose involvement in other public works projects include.1
the Pan American Air Base ramp approach at Dinner Key (Miami), Miarr i
River Bridges (Miami Springs), the Biscayne Bay Turning Basin at Bayfror t
Park (Miami), and the fourth "sister" bridge to the Sunset Islands Brid;e~,
which was constructed in Orlando, Florida, in 1929.
F. Have vielded. or are likely to vield information important in pre-histor:Ll;':
historv:
The character, quality, and detail of the Sunset Island Bridges #1, 2 aLd..
illustrates one of the many social "faces" of Miami Beach and South FlolidL
from circa 1922 through late 1929. The bridges' design connotes a disc::et,:
image of wealth, the prosperity enjoyed by some in Post World War
America, and the relative extravagance of the "Roaring Twenties" Era. II,
addition to the use of "high style" design elements in utilitarian proj(~ct;
engineering structures, the bridges' construction materials and techniques
some of the most expensive at the time, illustrate the general developrnen.
consensus of the "boom-time" era in Miami Beach--producing the highes
quality available, no matter at what the cost.
G. Listed in the National Register of Historic Places:
Currently the Sunset Islands Bridges #1, 2 and 4 are neither individually 10:
collectively designated site(s) listed in the National Register of Histclric
Places; although in its July 1995 Cultural Resource Assessment Sur/e)
conducted for the Florida Department of Transportation, Janus Researd. 0:.'
St. Petersburg, Florida, determined all three bridges to be eligible for listing
H. Consists of a geographically definable area that possesses a significan
concentration of Sites. Buildings or Structures united by historicdb
significant past events or aesthetically by plan or physical developmmt
whose components mav lack individual distinction:
The Sunset Islands Bridges # 1, 2 and 4 do not consist of a geographic2.1l)
definable area, but are individually contributing sites within thE
geographically definable area known as the Sunset Islands I, II, III and ::v.
and collectively form the links that unify the individual isles into a cohes :VE
Page 5 of9
urban form. ; The bridges qualify as significant proposed historic sites as 1
group of components integral to the special historic character of th~
neighborhood.
2. Altered structures proposed for designation in the City of Miami Beach may b.~
designated historic if alterations are readily reversible and/or significant architectunJ
elements are intact and repairable. In addition, staff expands its findings to incIud.~
individual or collective groups of structures which are contributing, des pit .~
alterations, as important factors in maintaining the special character of th.~
neighborhood.
The review criteria in #2 above is not applicable.
ANAL YSIS OF THE AMENDING ORDINANCE
In reviewing a request for an amendment to the Zoning Ordinance or a change in land use,th.~
Planning Board shall consider the following:
1. Whether the proposed change is consistent and compatible with the Comprehem:iv .~
Plan and any applicable neighborhood or Redevelopment Plans;
Consistent - The proposed designation is consistent the Comprehensive P.ar,
specifically with the Historic Preservation Element of th,:
Comprehensive Plan's Objective No. 1 which, in part, states.
"...increase the total number of structures designated as historicall:'
significant from that number of structures designated in 1988, ei1he'
individually or as a contributing structure within a National Regi;te'
Historic Preservation District or a local ordinance historil:
preservation district." The Sunset Islands are not located within;..
redevelopment area and are not part of an adopted neighborhood p.an
2. Whether the proposed change would create an isolated district unrelated to adjacen.:
or nearby districts;
Consistent - The amendment would not change the underlying zoning district fo'
any areas within the City.
3. Whether the change suggested is out of scale with the needs of the neighborhood o'
the City;
Consistent - The Sunset Island Bridges #1, 2 and 4 are designed in scale with the
surrounding neighborhood. The proposed designation would help t(
not only maintain the existing scale of the sites, but it would c1s(.
preserve an integral part of the City's heritage.
Page 60f9
4. Whether the proposed change would tax the existing load on public facilities anI
infrastructure;
Consistent - The proposed designation would not affect the levels of servic;~ (f
any public facilities or infrastructure serving the surrounding aceas
because the Sunset Island Bridges #1,2 and 4 are already existin!.
There is no change caused by the designation.
5. Whether existing district boundaries are illogically drawn in relation to existin~
conditions on the property proposed for change;
Consistent - The proposed designation identifies the Sunset Island Bridges #1, )
and 4 as individually contributing historic sites within the Sunsd
Islands I, II, III and IV. The areas subject to review wouLl
encompass all bridge elevations and plans, including structural anI
architectural features, gate houses, lighting fixtures, site an I
landscape features, as well as public rights-of-way, including bridg.~
roadways and approaches. The boundaries have been identije,[
through careful historical research and architectural investigatiol.
6. Whether changed or changing conditions make the passage of the proposed chang.~
necessary;
Consistent - Designation of the Sunset Island Bridges #1,2 and 4 would proyid~
protection of three significant historical resources, and it will help tit
ensure that any rehabilitation or new construction will be completel I
in a sensitive manner. The insensitive alteration or demolition of m: .
of these historic sites would constitute as a significant loss to thl:
surrounding neighborhood and to the City of Miami Beach. SUIlse:
Island Bridge #3 has already been demolished and re-built in a
manner that eliminated all of the original historically signific an:
elements.
7. Whether the proposed change will adversely influence living conditions in th:
neighborhood;
Consistent - The proposed change should not negatively affect living conditi )n:
or the quality of life for the surrounding neighborhood. Indted,
quality of living conditions in designated historic areas ha:
significantly improved since the City started designating historic site:
and districts. The designation of the Sunset Island Bridges # 1, 2 ,mill
4 would help to maintain the special character of the area and tll
preserve one of the major defining elements associated with th,~:
Sunset Islands I, II, III and IV.
Page 7 of9
8. Whether the proposed change will create or excessively increase traffic conges':iol
beyond the Level Of Service as set forth in the Comprehensive Plan or otherwis.~
affect public safety;
Consistent - As designation encourages the-retention of the existing structures anI
does not change the permitted land uses, the traffic levels of servic .~
set forth in the Comprehensive Plan will not be affected bl
designation. Likewise, public safety will not be negatively affectec.
9. Whether the proposed change will seriously reduce light and air to adjacert
properties;
Consistent - The designation will result in the retention of the Sunset IsI mil
Bridges #1,2 and 4; and thus, there will not be a reduction in light o'
air to adjacent properties. Each low-lying bridge consists of the,:
massive, sweeping arches with closed spandrels and posse~se;
classical cast concrete urn-type guardrail balusters.
10. Whether the proposed change will adversely affect property values in the adjac en:
area;
Consistent - As property values and value of construction have historicall:'
increased in the existing designated historic sites and districts, tb en:
is no evidence to suggest that designation would adversely affec:
property values in the area surrounding the proposed designation. T(..
the contrary, the preservation of the Sunset Island Bridges #1,2 ant
4 should help to reinforce and promote continuous qua lit;
enhancement of the Sunset Islands I, II, III and IV.
11. Whether the proposed change will be a deterrent to the improvement or developm en
of adjacent property in accordance with existing regulations;
Consistent - The proposed amendment will not change the developmen
regulations for adjacent sites which must comply with their own :iit<
specific development regulations. Furthermore, the propo ;e<
ordinance should not affect the ability for adjacent property to b<
developed in accordance with said regulations. Designation of th<
Sunset Island Bridges #1,2 and 4 should help to ensure developmen
which is sensitive to the unique aesthetic character of the area :m<
respectful of its early origins.
12. Whether there are substantial reasons why the property cannot be used in accorda:lc<
with existing zoning;
Page 8 of9
Consistent - The permitted land uses are not affected since the propc.sel
amendment does not change the underlying zoning district or use fer
any property.
13. Whether it is impossible to find other adequate Sites in the City for the proposed {J s .~
in a district already permitting such Use;
Not Applicable -
This review criteria is not applicable to this Zoning Ordinanc.~
amendment.
CONCLUSION
Based on the foregoing, the Administration has concluded that the City Commission should set thl:
required public hearing for July 16, 1997.
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Page 9 of9