HomeMy WebLinkAboutAnalysis and MapsPlace Holder
City of Miami
Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-22-15068
Location and Folio
8032 NE 2 Avenue (Folio No. 0131120020011)
Property Acreage
proposed to be amended
0.138 acres
Commission District
District 5 — King
Commissioner District
Office
Little Haiti
Existing FLU
Designation
Medium Density Restricted Commercial, Restricted Commercial
and Public Parks and Recreation.
Proposed FLU
Designation
Restricted Commercial
Applicant
Rivercow, LLC.
Applicant Representative
Javier E. Fernandez, Esq.
jernandez@bergersingerman.com
Planner
Jacqueline Ellis, Planner II
Recommendation
Approval
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"),
Rivercow, LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the
Future Land Use Map ("FLUM") of the MCNP to change a portion of the property's designation
of the property at 8032 NE 2 Avenue ("the Property") from Medium Density Restricted
Commercial ("MDRC") and Public Parks and Recreation ("PPR)" to Restricted Commercial
("RC"). The proposed amendment contains approximately 0.138 acres, a portion of the 0.269
acres site. Small-scale comprehensive plan amendments are those that involve less than 50
acres of property and are subject to the Small -Scale Review Process, as set forth in Section
163.3187, Florida Statutes.
File ID: 15810_ Project Dox PZ-22-15068 — Page 1
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Concurrently, the Applicant requests a change to the Miami 21 Zoning Atlas as
a companion item (File ID# PZ-22-15069). The companion application seeks to change a
portion of the Property's zoning designation from "T5-O," Urban Center Transect Zone -Open
and from "CS," Civic Space Transect Zone to "T6-8-O," Urban Core Transect Zone -Open.
Existing Future Land Use
Medium DensIt
Restricted
Commerce)
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Proposed Future Land Use
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File ID: 15810_ Project Dox PZ-22-15068 — Page 2
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The table below summarizes the proposed changes.
Summary of the Existing and Proposed FLUM Designations and Zoning Designations
Address Total Total
Acreage
Sq. ft.
Acreage
Proposed
to be
Amended
Existing
FLUM
FLUM Existing Proposed
Amendment Zoning Rezone
Request
8032 NE 2
Ave
12, 900.0
0.269
0.138
Restricted
Commercial
Medium
Density
Restricted
Commercial
and
Public
Parks and
Recreation
Restricted
Commercial
T6-8-O,
T5-O,
and
CS
T6-8-O
Background:
The Property is located along NE 80 Terrace and NE 2 Avenue and is approximately 12,900
square feet or 0.296 acres. The lot is irregularly shaped, wrapping around the adjacent corner
lot. The Property contains three (3) FLU designations within its boundaries, Restricted
Commercial "RC", Medium Density Restricted Commercial "MDRC", and Public Parks and
Recreation "PPR". This request is made to expand redevelopment opportunities for the Property
as multiple FLU and Transect zones make development more challenging than a single FLU
and corresponding Transect Zone.
The Applicant proposes to amend, approximately 0.138 acres of the site from "Medium Density
Restricted Commercial" and "Public Parks and Recreation" to "Restricted Commercial. If the
amendment is approved, then the entire Property will have a FLU of RC which allows for more
density and uses.
File ID: 15810_ Project Dox PZ-22-15068 — Page 3
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In 2020 a map investigation was performed on the Property per a request of the
then owner, to see if the multiple Transect Zones, particularly the "Civic Space" — CS Transect,
on the site were a "mapping error". Given the adjacent public park at 8034 NE 2 Ave, zoned
"Civic Space" ("CS"), it was asserted that the presence of CS on the Property is an error. The
map investigation commenced, and the research concluded that while a scrivener's error is
possible, there is not enough evidence to give 100-percent (100%) certainty that the multiple
Transect zones on the Property were a mapping error.
According to the Department of Real Estate & Asset Management's (DREAM) Inventory of
Public Property, the legal description of this park only includes the property at 8034 NE 2
Avenue with no mention of the lots or parcels of the subject Property. This indicates that the
Civic Space Transect Zone does not belong to the site. The zoning history below summarizes
the zoning changes to the Property.
The brief history of Zoning and Leases of the Property as follows:
• January 14, 1952, resolution No. 2012 recommended denial of a requested zoning
change for the Property from R-4 to B-1, due to its residential character. (Attachment 1)
• May 1st, 1953, Dobbs Realty Corporation, a Florida Corporation, and Kenmore
Corporation, a Florida Corporation have caused to be made the "Dobbs Business
Center". (Attachment 2)
• April 1st, 1968, resolution No. 7658 recommended granting a zoning change, from
previous Zoning: C-2 (Community Commercial) to C-4 (General Commercial) to the
"Little River Gardens Blocks 10-17. (Attachment 3)
• In 1979, Under 79-10205 (Parks Department Job No. 7827), The City of Miami approved
a design for Little River Community Park. (Attachment 4)
• April 17, 2020, A resolution was adopted to execute a lease agreement- Rivercow LLC,
to Lease "Little River Commerce Park". (Attachment 5)
Below, the next page presents the Zoning Atlas history for the Property and adjacent properties.
File ID: 15810_ Project Dox PZ-22-15068 — Page 4
Place Holder
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Figure 3, Atlas 1951: zoning of the area- the site
designates a dual zone and Property outlined in
cyan)
Figure 6, 9500: 1982 zoning of the area- the site
designates a dual zone and Property approximately
outlined in cyan
Figure 4, Atlas 1961: zoning of the area- the Figure 5, 1974: zoning of the area- the site
site designates a dual zone and Property designates a dual zone and Property outlined
outlined in cyan) in cyan)
Figure 7, 11000: 1990 Zoning Map Property
is outlined in cyan. The three colors
represent the three transectzones
Figure 8, Miami 21: 2009, zoning of the
area- the site designates a dual zone and
Property approximately outlined in cyan
All adjacent properties to the Property have a FLU of Restricted Commercial "RC" with the
exception of the Municipal Park with a FLU of PPR.
File ID: 15810_ Project Dox PZ-22-15068 — Page 5
Below (figure 2) is an aerial view of the Property outlined in red
Figure 1 Aerial Map
Place Holder
Image 1: View
east facing on
Northeast 2
Avenue. The
Property is located
on the left side of
the photo. On the
left side, is part of
the City Park, and
the one story
existing
commercial
structure.
File ID: 15810_ Project Dox PZ-22-15068 — Page 6
Place Holder
Image 2: View
south facing from
80 Terrace. The
Property is located
on the left side of
the photo. On the
right side, is part of
a redevelopment.
From this view we
see the park and
some of its tree
canopy towards
the left side.
Image 3: View
east facing from
Northeast 80
Terrace. The
Property is located
on the background
of photo, behind
the" Park."
File ID: 15810_ Project Dox PZ-22-15068 — Page 7
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.gyp
Image 4: View
west facing on
Northeast 2
Avenue. The
towards the new
development in
the area.
y
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a f I,
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r
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Image 5: View
north facing along
Northeast 2
Avenue. The
Property is
located. At the left
of the Property
is an existing
commercial
structure.
File ID: 15810_ Project Dox PZ-22-15068 — Page 8
Place Holder
Image 6. View
east along
Northeast 80th
Terrace. The
Property is
located on the left
side of the photo.
EXISTING FUTURE LAND USE DESIGNATION
The Property in this request has three existing FLU designations of Restricted Commercial
("RC"), Medium Density Restricted Commercial ("MDRC") and Public Parks and Recreation
("PPR").
Restricted Commercial. Areas designated as "Restricted Commercial" allow residential
uses (except rescue missions) to a maximum density equivalent to "High Density
Multifamily Residential" subject to the same limiting conditions and a finding by the
Planning Director that the proposed site's proximity to other residentially zoned property
makes it a logical extension or continuation of existing residential development and that
adequate services and amenities exist in the adjacent area to accommodate the needs
of potential residents; transitory residential facilities such as hotels and motels. This
category also allows general office use; clinics and laboratories, auditoriums, libraries,
convention facilities, places of worship, and primary and secondary schools. Also
allowed are commercial activities that generally serve the daily retailing and service
needs of the public, typically requiring easy access by personal auto, and often located
along arterial or collector roadways, which include: general retailing, personal and
professional services, real estate, banking and other financial services, restaurants,
saloons and cafes, general entertainment facilities, private clubs and recreation facilities,
major sports and exhibition or entertainment facilities and other commercial activities
whose scale and land use impacts are similar in nature to those uses described above.
This category also includes commercial marinas and living quarters on vessels as
permissible.
File ID: 15810_ Project Dox PZ-22-15068 — Page 9
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The nonresidential portions of developments within areas designated as
"Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot
area of the subject property; such FLR may be increased upon compliance with the
detailed provisions of the applicable land development regulations; however, may not
exceed a total FLR of 11.0 times the net lot area of the subject property. Properties
designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot
ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated
as "Restricted Commercial" in the Urban Central Business District and Buena Vista
Yards Intensity Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the
net lot area of the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of
service for facilities and services included in the City's adopted concurrency
management requirements.
Nonresidential floor area is the floor area that supports nonresidential uses within the
inside perimeter of the outside walls of the building including hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, and
excluding only open air corridors, porches, balconies and roof areas.
Medium Density Multifamily Residential. Areas designated as "Medium Density
Multifamily Residential" allow residential structures to a maximum density of 65 dwelling
units per acre, and maximum residential density may be increased by up to one hundred
percent (100%), subject to the detailed provisions of the applicable land development
regulations and the maintenance of required levels of service for facilities and services
included in the City's adopted concurrency management requirements.
Supporting services such as community -based residential facilities (14 clients or less,
not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant
to applicable state law; community -based residential facilities (15-50 clients) and day
care centers for children and adults may be permissible in suitable locations.
Permissible uses within medium density multifamily areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary and
secondary schools, and accessory post -secondary educational facilities.
File ID: 15810_ Project Dox PZ-22-15068 — Page 10
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Professional offices, tourist and guest homes, museums, and private
clubs or lodges are allowed only in contributing structures within historic sites or historic
districts that have been designated by the Historical and Environmental Preservation
Board and are in suitable locations within medium density multifamily residential areas,
pursuant to applicable land development regulations and the maintenance of required
levels of service for such uses. Density and intensity limitations for said uses shall be
restricted to those of the contributing structure(s).
Public Parks and Recreation. The primary intent of this land use classification is to
conserve open space and green spaces of a park while allowing access and uses which
will not interfere with the preservation of any significant environmental features which
may exist within the park.
This land use designation allows only open space and park uses with recreational and
cultural uses where the total building footprints and impervious parking area surfaces in
parks of one (1) acre of more may cover no more than 25% of the park land area (See
related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted
including but not limited to nature trails, interpretive centers, picnic areas, playgrounds,
canoe trails and launches, small concession stands, restrooms, gyms, swimming pools,
athletic fields, cultural facilities, marine and marina facilities and other facilities
supporting passive and active recreational and cultural uses.
Lands under this designation with specific qualities that make them desirable for
commercial photography shall be allowed to be used in this manner conditionally, and
only when it is determined that conducting such commercial photography will not
endanger significant environmental features within the area. [Added 3/23/99 by
Ordinance 11782.]
PROPOSED FUTURE LAND USE DESIGNATIONS
Restricted Commercial
The proposed designation of Restricted General allows the following:
Restricted Commercial. Areas designated as "Restricted Commercial" allow residential
uses (except rescue missions) to a maximum density equivalent to "High Density
Multifamily Residential" subject to the same limiting conditions and a finding by the
Planning Director that the proposed site's proximity to other residentially zoned property
makes it a logical extension or continuation of existing residential development and that
adequate services and amenities exist in the adjacent area to accommodate the needs
of potential residents; transitory residential facilities such as hotels and motels. This
category also allows general office use; clinics and laboratories, auditoriums, libraries,
convention facilities, places of worship, and primary and secondary schools. Also
allowed are commercial activities that generally serve the daily retailing and service
needs of the public, typically requiring easy access by personal auto, and often located
File ID: 15810_ Project Dox PZ-22-15068 — Page 11
Place Holder
along arterial or collector roadways, which include: general retailing,
personal and professional services, real estate, banking and other financial services,
restaurants, saloons and cafes, general entertainment facilities, private clubs and
recreation facilities, major sports and exhibition or entertainment facilities and other
commercial activities whose scale and land use impacts are similar in nature to those
uses described above. This category also includes commercial marinas and living
quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Restricted
Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the
subject property; such FLR may be increased upon compliance with the detailed
provisions of the applicable land development regulations; however, may not exceed a
total FLR of 11.0 times the net lot area of the subject property. Properties designated as
"Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of
17.0 times the net lot area of the subject property. Properties designated as "Restricted
Commercial" in the Urban Central Business District and Buena Vista Yards Intensity
Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of
the subject property
All such uses and mixes of uses shall be subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of
service for facilities and services included in the City's adopted concurrency
management requirements.
Nonresidential floor area is the floor area that supports nonresidential uses within the
inside perimeter of the outside walls of the building including hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, and
excluding only open air corridors, porches, balconies and roof areas.
NEIGHBORHOOD CONTEXT
ADJACENT NEIGHBORHOOD CHARACTERISTICS
Miami 21 Transect Zone
Miami Comprehensive
Neighborhood Plan (MCNP)
and Density
Existing Use
North
"T6-8-O"
Urban Core - Open
Restricted Commercial
150 DU/Acre
Sales and
Services
South
"CS" Civic Space
Parks and Recreation
Park
File ID: 15810_ Project Dox PZ-22-15068 — Page 12
Place Holder
"T5-O"
Urban Center -Open
"T6-8-O"
Urban Core - Open
Medium Density Restricted
Commercial 65 DU/Acre
Restricted Commercial
150 DU/Acre
Sales and
Services
East
"T6-8-O"
Urban Core- Open
Restricted Commercial
150 DU/Acre
Hospitals, Nursing
Homes and Adult
Congregate Living
Quarters
West
"T6-8-O"
Urban Core- Open
Restricted Commercial
150 DU/Acre
Sales and
Services
Demographics
The Property is in Census Tract 12086001402, and data as follows:
Topic
Census Tract: 12086001402
City of Miami
Population
5.175
443,665
Total Households
2,369
186,137
Average Household Size
2.18
2.33
Families in Poverty
23.92%
19.99%
Home Ownership Rate
18.15%
30.12%
Rental Occupancy Rate
81.85%
69.88%
Vacant Rate
5.62%
13.35%
Median Household Income
$31,745
$54,858
Median Gross Rent
$1,156
$1,494
https://wvvw.policymap.com/newmaps/#/(5/24/2024)
The subject Property is located within Census Block Group 12086001402. According to the US
Census Bureau's American Community Survey (ACS), 5-year estimates (2014-2018), the
median household income for the block group is $31,745.00, and the median household income
for the City of Miami is $54,858.00. Most of the residents in this Census Block Group also rent
the homes in which they live (81,85%). The median gross rent is $1,156.00.
The results of this exercise indicate that this neighborhood has pockets of institutional and office
uses within the surrounding area. Additionally, the area shows a high rate of vacancies, with
File ID: 15810_ Project Dox PZ-22-15068 — Page 13
Place Holder
113 vacant addresses. In general, the uses permitted by the proposed FLU
amendment are compatible consistent with the character of the surrounding area.
Concurrency Analysis
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population for this area of 37 residents,
where previously maximum population was 16 residents.
Schools
At the time of this report, Miami -Dade County Public Schools review of the application is still
pending.
Recreation and Open Space
The MCNP requires a 10-minute Y22-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the
LOS for this proposal and found that with the potential increase in population, it meets LOS
standards.
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 4, 897 gallons per capita day by residential uses;
however, LOS standards do not take into consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing
of this County service.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement
the City maintains provides flexibility to address fluctuations in solid waste production.
Transportation
The MCNP has updated its LOS standards for the City with the most recent update of the
Transportation Element. This Transportation Element LOS concurrency review for this
application is pending the Office of Capital.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
File ID: 15810_ Project Dox PZ-22-15068 — Page 14
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Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the
Planning Department, shall require a level of service (LOS) review and a
finding from the Planning Department that the proposed amendment will not
result in a LOS that falls below the adopted minimum standards described in
Policy CI-1.2.3, and will not be in conflict with any element of the
MCNP. Based on its evaluation, and on other relevant planning considerations,
the Planning Department will forward a recommended action on said
amendment to the Planning Advisory Board, which will then forward its
recommendation to the City Commission."
Analysis 1
While LOS results are pending for LOS for school concurrency and traffic, no
mitigation is required currently for any other area of LOS.
Finding 1
Staff finds the proposed amendment Consistent with Policy LU-1.6.4, as
those LOS areas that are pending can be brought to a level of limited
impacts through mitigation.
Criteria 2
Policy LU-1.1.7: Land development regulations and policies will allow for the
development and redevelopment of well -designed mixed -use neighborhoods
that provide for the full range of residential, office, live/work spaces,
neighborhood retail, and community facilities in a walkable area and that are
amenable to a variety of transportation modes, including pedestrianism,
bicycles, automobiles, and mass transit.
Analysis 2
The change in FLU designation of the subject parcels to "Restricted
Commercial", will allow for residential units to be developed, as well as,
provide an opportunity for economic development with the ability to create
jobs, possibly creating a mixed -use neighborhood with a full range of
residential, office, live/work spaces and neighborhood retail.
Finding 2
Staff finds the proposed amendment consistent with Policies LU-1.1.7
Criteria 3
Policy TR-1.1.5: The City will encourage new development to be structured to
reinforce a pattern of neighborhoods and urban centers by focusing growth
along transit corridors and around transit nodes and centers.
Analysis 3
The subject property consists of one parcel abutting a well -established corridor
designated Restricted Commercial on the FLUM. Changing the FLU
designation from Medium Density Restricted Commercial and Public Parks
Recreation to Restricted Commercial would increase the density and diversify
uses along NE 2 Avenue, which has been identified as a Transit Corridor in
Appendix TR-1 of the MCNP.
Finding 3
Staff finds the proposed amendment consistent with Policy TR-1.1.5.
Criteria 4
Policy LU-1.6.9: "The City's land development regulations will establish
mechanisms to mitigate the potentially adverse impacts of new development
File ID: 15810_ Project Dox PZ-22-15068 — Page 15
Place Holder
on existing neighborhoods through the development of appropriate transition
standards and buffering requirements."
Analysis 4
The Property currently has three (3) FLU designations: Restricted Commercial,
Medium Density Restricted Commercial (MDRC), and Public Parks and
Recreation (PPR). The abutting properties to the east, and west across NE 2
Avenue a FLU of Restricted Commercial FLU which is the same as the
requested by the Applicant. The Restricted Commercial FLU maintains the
same density
and
transitions.
To the south
1
Q
and east of
a
the site the
FLU are
Medium
CN
w
z
Density
Restricted
Commercial
TI
Public Parks
and Public
and Recreation
rER
Parks and
Medium
Recreation.
Density
Restricted
Restricted
Commercial
The Public
Parks and
Recreation FLU is a more complex FLU amendment request. Again, while the
change from Medium Density Restricted Commercial (MDRC) to Restricted
Commercial maintains the same density transitions, changing FLU to Public
Parks and Recreation (PPR) FLU reduces 1,437.48 Square Feet or .33 acres
of PPR lands. A FLU change from PPR to RC introduces density and new
transitions. Upon further review, part of the examination of this request is how
did a portion of privately owned land come to be designated PPR? Based on
staff's research of records, there is nothing to indicate that a portion of this site
was intended to be PPR (see background of this report). As there are no
Single -Family, Duplex, or Low -Density Multifamily Residential designated
areas, the potential impact of having a single FLU of Restricted Commercial on
this site is minimal and the request is appropriate. There are no uses in the
area that need to be buffered between residential and commercial activities.
Finding 4
Staff finds the request consistent with Policy LU-1.6.9.
Criteria 5
Policy LU-1.3.15: "The City will continue to encourage a development pattern
that enhances existing neighborhoods by developing a balanced mix of uses
including areas for employment, shopping, housing and recreation in close
proximity to each other."
File ID: 15810_ Project Dox PZ-22-15068 — Page 16
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Analysis 5
The proposed FLU designation of Restricted Commercial would allow office
and other commercial uses to occur at the Property that are prohibited under
the existing FLU designation of PPR. This change would provide additional
capacity for commercial, office and residential that currently does not exist.
Finding 5
Staff finds the request consistent with Policy LU-1.3.15.
CONCLUSION
This Applicant requests to amend the Future Land Use (FLU) designation of .138 acres from
Medium Density Restricted Commercial and Public Parks and Recreation to Restricted
Commercial.
Restricted Commercial allows a significantly higher density in its residential uses. The Goals,
Objectives, and Policies of the Miami Comprehensive Neighborhood Plan (MCNP) generally
incentivize development in neighborhoods within the Opportunity Zone and near transit. The
levels of service that staff was able to test are supportive of this application.
Encouraging the redevelopment of well -designed, mixed -use neighborhoods that provide a full
range of uses such as residential, office, mixed -use spaces, neighborhood retail, and
community facilities in a walkable area with a variety of transportation modes, including bicycles,
automobiles, pedestrianism, and mass transit are aligned with the goals and policies of the
MCNP.
RECOMMENDATION
Based on the above background information, the Planning Department recommends Approval
of the request to amend the designation on the FLUM from Medium Density Restricted
Commercial and Public Parks and Recreation to Restricted Commercial for the Property
located at 8032 NE 2 Avenue.
D
ocuSigned by:
J tik.OW
77D014848CA8486...
David Snow
Interim Planning Director
DocuSigned by:
StAttatAAAL Sfu
-3A75CAC5AF7E446...
Sevanne Steiner, CNU-A
Assistant Director
File ID: 15810_ Project Dox PZ-22-15068 — Page 17
DocuSigned by:
r
883DD6F5FFF6492...
Jacqueline Ellis
Planner II
Attachments:
Exhibit A — Legal Description
Place Holder
Attachment 1: Resolution No. 2012 recommended denial of a requested zoning change for the
Property from R-4 to B-1, due to its residential character.
Attachment 2: "Dobbs Business Center"
Attachment 3: Resolution No. 7658
Attachment 4: 79-10205 (Parks Department Job No. 7827)
Attachment 5: Lease agreement- Rivercow LLC, to Lease "Little River Commerce Park".
Attachment 6: Concurrency Analyses
File ID: 15810_ Project Dox PZ-22-15068 — Page 18
AERIAL
EPLAN ID: PZ-22-15068
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 8032 NE 2 AV
0
125
250
i I
500 Feet
I 1
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-22-15068
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 8032 NE 2 AV
0 125 250
500 Feet
I I I I
NE 82ND TER
NE 82ND ST
NE 80TH TER
-J
0_
1-
7
z
Medium Density
Restricted
Commercial
—NE 7-9TH ST
0
z
N
w
z
Public Parks
and Recreation
1
Single Family
- Residential
Jo
z
Lu
z
Low Density
Restricted
Commercial
N
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-22-15068
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 8032 NE 2 AV
0 125 250
500 Feet
I I I I
NE 82ND TER
NE 82ND ST
NE 80TH TER
-J
0_
1-
7
z
Medium Density
Restricted
Commercial
—NE 7-9TH ST
Restricted
Commercial
0
z
N
w
z
1
Single Family
- Residential
Jo
z
Lu
z
Low Density
Restricted
Commercial
N