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Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubdc hearing to render a
recommendation or a final decision.
PZ-20-5966
11/05/20
Staff Analysis Report No.
PZ-20-5966
Applicant
Qualcon Little River Active Zone Business, LLC
Location
8038 NE 2nd Avenue and 165 NE 80 Terrace Miami, Florida
33138
Commission District
District 5 — Keon Hardemon
NET District
Little Haiti NET
Area
Approximately 1.42 Acres (62,102 Square Feet)
Planner
Hellena Lahens, Planner I
Recommendation
Approval
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood
Plan (MCNP), Qualcon Little River Active Zone Business, 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 located at 8038 NE 2nd Avenue from "Medium Density
Restricted Commercial" to "Restricted Commercial" and the property
located at 165 NE 80th Terrace from "Medium Density Restricted
Commercial" to "Restricted Commercial" (collectively, the "Property").
The proposed amendment contains approximately 1.42 Acres. Small-
scale comprehensive plan amendments are those that involve less than
10 acres of property and are subject to the Small -Scale Review Process,
as set forth in Section 163.3187, Florida Statutes. Concurrently, the
Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (ePlan ID PZ-20-6066). The companion application seeks
to change the Property zoning designation from T5-O (Urban Center -
Open Transect Zone) to T6-8-O (Urban Core- OpenTransect Zone). The
Property is legally described in Exhibit "A," attached.
Image 1: Aerial Photo of Subject Site
SITE AND NEIGHBORHOOD DETAILS
The subject site consist of two parcels, located at the intersection of NE 2nd Avenue, immediately north
of the Little River Commerce Park, and between 1-95 and Biscayne Boulevard, in the Little Haiti NET area.
The site lies within an Opportunity Zone and a transit corridor. The intent of the Opportunity Zone
which is a designation and investment tool established by Congress in the Tax Cuts and Jobs Act of 2017
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 1
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to encourage long-term investments in low-income urban and rural communities nation
Property has a split future land use and zoning designation. The western half of the Prop
is designated Medium Density Restricted Commercial, and its zoning is T5-O. The eastern
Property is designated Restricted Commercial, and is zoned T6-8-O. It is identified by tax fol
01-3112-002-0010 and 01-3112-011-0220. In total, the Property consists of 94,289.48 square
2.16 acres). The aerial above shows the subject property, outlined in red, and the immediate
surrounding context. The application is brought forth in anticipation to unify the Property's split future
land use and zoning designations and to redevelop the Propety to provide commercial uses together
with mutltifamily housing at various income levels. Currently, the Property operates as a
telecommunication facility - for about 70 years. The general details of the property are summarized in
the table below.
NOTICE
Table 1. Summary of Property Details
This submittal needs to be scheduled bra puboc hearing
in accordance whh Idmatinee set forth in the City of
Miami Code. The appli®de decision -malting body will
review the information at the pubdc hearing to render a
recommendation or a final decision.
PZ-20-5966
11/05/20
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Address olio
otal Total Sq.ft Acreage Current Current Rezone FLUM
Sq. ft Acreage Amended Amended Zoning FLUM
Request Request
8038 NE 0131120020010 86,313
2 AV
1.98
54,125.54
1.24
T5-O
165 NE
80 TER
0131120110220
7,976.46
0.18
7,976.46
EXISTING FUTURE LAND USE DESIGNATION
The Property has an existing Future Land Use ("FLU") of Medium Density Restricted Commercial. The
MCNP interprets this designation as follows:
0.18
Medium
Density
Restricted
Commercial
T6-8-O
Restricted
Commercial
T5-O / Medium T6-8-O
Density
Restricted
Commercial
Restricted
Commercial
Areas designated as "Medium Density Restricted Commercial" allow residential uses (except
rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential"
subject to the same limiting conditions; 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.
The nonresidential portions of developments within areas designated as "Medium Density
Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the
subject property.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 2
NOTICE
This submittal needs to be scheduled fora puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
review the information at the pubc hearing to render a
recommended on or a final decision.
PROPOSED FUTURE LAND USE DESIGNATION
The proposed designation of "Restricted Commercial" is described by the MCNP in the Interpr
the Future Land Use Map in the following way:
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.
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 Regional Activity Center 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."
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 3
The existing and proposed FLUM is presented in the table below.
PUBL/C
NOTICE
This submittal needs b be scheduled for a pubic hearing
In accordance Intl timelines set forth in the City of
Miami Code. The appbcade decision -making body will
review the information at the pubic hearing to render a
recommendation or a final decision.
PZ-20-5966
11/05/20
Image 2: Existing and Proposed Future Land Use Designations 'CIED
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Existing Future Land Use Map
Proposed Future Land Use Map
Neighborhood context-Sociodemographic
The subject Property is located within Census Block Group 120860014021. 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 $28,214, which is 77 percent lower than the median household income for
the City of Miami ($36,638) and 57 percent lower than the median household income for Miami -Dade
County ($48,982). Approximately 37 percent of the population living in this Census Block Group live
below the poverty line. Most of the residents in this Census Block Group also rent the homes in which
they live (84.92%). The median gross rent is $883. Table 2 summarizes the information on this Census
Block Group.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 4
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Table 2: Summary of Census Data for Subject Block Group: 1208600140
Collected Census Data J+
Topic
Data' 9�A
Population
2,846 R
Number of Households
842
Number of Housing Units
964
Median Household Income
$28,214 (City of Miami: $36,638)
Percent of Families under the Poverty Line
36.93% (City of Miami: 20.18%)
Percent of Households that rent
84.92% (City of Miami: 70.25%)
Median Gross Rent
$883
Unemployment Rate
22.98%
NOTICE
This submittal needs b be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -making bcdywill
renew the infonnaion at the pubs hearing to render a
ommendas on or a final decision.
PZ-20-5966
11/05/20
Table 2
1. Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American
Community Survey was compiled for this report.
NEIGHBORHOOD CONTEXT:GEOSPATIAL ANALYSIS
To understand the relationship between the exisiting built environment and the planned, future land
uses, staff analyzed Miami -Dade County's County Land Use Codes (CLUCs) over the City's Future Land
Use Map within the %- mile buffer from the subject property. CLUCs reveal information about existing
land uses. Within this study area, we observe that there are 1,041 address points, the majority of which
have multi-family,low-density residential, or retail uses. There are pockets of institutional and office
uses within the surrounding area Additionaly, the area shows a high rate of vacancy, with 113 vacant
addresses. In general, the uses are compatible consistent with the character of the surrounding area.
The table below illustrates the findings.
Table 3. Existing Land Uses and the FLUM within a 1/4-Mile Study Area
Existing Land Use by Address
Number of
Addresses % Addresses
within Study within Study
Area Area
Null 1 0%
Office 55 5%
Light Manufacturing/Industrial 56 5%
Public Quasi Public- Institutional 80 8%
Vacant 113 11%
Single/Duplex/Triplex Residential 150 14%
Retail/Commercial 170 16%
Multi -family Residential 416 40%
Total
1,041 100%
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 5
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4.
The Property is located at the intersection of NE 2nd Avenue, immediately south of 79'
situated between Biscayne Boulevard and 1-95. Entry and exit ramps to 1-95 are located
82nd Streets. The Property abuts Little River Commerce Park to the south, and it is walkin
from Little River Pocket Park to the northeast (along the river). The surrounding neighborho
characterized by duplexes and one- to two-story apartment buildings, retail, vacant land, and a
nIC .,.
NOTICE
This submittal needs to be scheduled bra pubic hearing
in ccor1unce whh dmatinee set forth in the City of
Miami Code. The appLI®de decision -malting body Nall[
review the information at the pubc hearing to render.
recommended on or a final decision.
PZ-20-5966
11/05/20
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institutional and office uses. The map below shows the depicts the surrounding context of the subject
site.
IMAGE 3. THE SUBJECT SITE AND SURROUNDING CONTEXT
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Existing Land,LU se &Future Land Use
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Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 6
DISCUSSION ABOUT THE NEIGHBORHOOD CONTEXT
The study area has a very high proportion of Restricted Commercial designated land in th
image above depicts that there is a higher prevalence of multifamily residential uses with
and commercial, retail, and office and some vacant land. Recently, there has been an increas
This submittal needs b be scheduled for a puboc hearing
in cord ance 'Mt timelines set forth in the City of
Miami Code.The applica de decision -making bcdywill
renew the infonnaion at the pubs hearing to render a
recommendation or a final decision.
demand to have more buildable area for mixed use projects with residential, commercial, and of
Restricted Commercial FLU designation would allow for more development opportunities than the
Medium Density Restricted Commercial. The proposed designation uses are consistent and compatible
in this existing high -density space since it abuts Medium Density Restricted Commercial which allows for
similar intense nonresidential uses. As shown on the above image, the proposed designation is
consistent and compatible to the development patterns to the east.
PZ-20-5966
11/05/20
Neighborhood Context: Discussion
In recent years, development and redevelopment has occurred in primarily the Restricted Commercial
zoned areas largely due to the development rights. Currently, the abutting property owner to the south
has interest in amending the future land use designation to Restricted Commercial (there are pending
ePlan applications: ID PZ-20-6056 and PZ-20-6057). There is an increased demand for mixed -use
development projects. As seen to the south of this subject site, across NE 80th Terrace, the previous use
was office, and it is currently undergoing remodeling to change the program to a mixed -use building
with residential and retail. The demand for an agglomeration of uses in a single building has outpaced
the need for single uses. Thus, there is a growing trend to have more buildable area for mixed use
projects with residential, commercial, and office which can better serve the surrounding neighborhood.
The proposed land use amendment to Restricted Commercial is consistent and comparable with the
mixed- use development trends and patterns of the nearby area and its logical expansion, receiving
advantages of the existing infrastructure and services (roadway network, utilities, county schools,
libraries, fire and public safety).
Site Survey
Planning staff conducted a site survey Google Street View in lieu of an in -person site visit. Staff observed
the transition between the high density residential areas to the west and the intense non-residential
areas to the east. The transition is consistent and compatible with multifamily residential uses abutting
commercial uses to the east.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 7
Image 4: View of Property taken from NE 2nd Avenue
rYi Y
NOTICE
This submittal needs to be scheduled bra puboc hearing
In accordance whh timelines set forth in the City of
!Alarm Code. The appli®de decision -making body will
rodew the Information at the pubkc hearing to render a
wommendetlon or a final decision.
The photo taken from 2020 Google Street view shows the Property to the right surround by a chain link
fence with surface parking right, the building to the left directly abutting the sidewalk, and the
infrastructure improvements made to NE 2" Ave such as the repaving of the road, narrow sidewalk, and
added bike and bus lane.
Image 5: View of Property taken from NE 82nd Street
The photo taken from 2020 Google Street view shows the northwest corner of the Property to the left
abutting multifamily residential uses to the right.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 8
NOTICE
This submittal needs to be scheduled fora puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rosiew the information at the pubec hearing to render a
recommended on or a final decision.
Image 6: View of Property taken from NE 80th Terrace
-m11111w
The photo taken from 2020 Google Street view shows the southwest corner of the Property to the right
abutting a two-story multifamily residential building.
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 340 residents, where
previously maximum population has been 258, resulting in a potential population of 598. Currently, the
FLU designation allows a total of 92 dwelling units. The proposed amendment would allow 213 dwelling
units.
Schools
On August 10, 2020, Miami -Dade County Public Schools submitted its findings that it had tested the
proposed change of land use and zoning and found that the school system has sufficient capacity to
serve the application for elementary, middle, and high school levels. However, a final determination of
school concurrency and capacity reservation will only be made at the time of approval of final plat, site
plan, or functional equivalent.
Recreation and Open Space
The MCNP requires a 10-minute, %2-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 increase in population, it meets LOS standards.
Potable Water
The MCNP LOS standard for potable water services is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 55,046 gallons PCPD by residential uses; however, LOS
standards do not take into consideration the consumption of non-residential uses.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 9
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Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testi
County service.
NOTICE
This submittal needs to be scheduled fora puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubec hearing to render e
recommended on or a final decision.
9.
PZ-20-5966
11/05/20
Rib! EW CO'
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. In the August 2020 concurrency review for this application, the Office of Capital Improvements
acknowledged that the difference in PM Peak Hour trips is estimated to be approximately 585, and the
difference in daily trips is estimated to be 8,110 daily trips. The applicant is not required to provide a
plan for mitigating these trips at this time; however, a transportation plan will be required when
development plans are submitted.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP.
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
When the City tested Levels of Service, the Office of Capital Improvements indicated
that the application, as tested increases Peak Hour Trips by 585 and daily trips by
8,110. No mitigation is required at this time.
Finding 1
The Planning Department recommends increased awareness on the increase in
vehicular trips by the proposed redevelopment. Staff is concerned that the increase in
vehicular trips from the proposed redevelopment would create an adverse impact on
NE 2nd AV and NE 82nd ST intersection and add heavy traffic volume to the already
congested NE 2nd Avenue corridor. As stated in the transportation memorandum, at
the time of redevelopment, a traffic study will be required. The traffic study should
include traffic mitigation if significant impacts to operating levels of service are
identified. Any development proposal would need to ensure that impacts to
roadways are mitigated to an acceptable standard.
Staff finds the proposed amendment Consistent with Policy LU-1.6.4.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 10
"nay"
NOTICE
Criteria 2
Policy LU-1.1.7: Land development regulations and policies will allow f ThlIn'accotlalnceew eme'n°
Miami Code. he appli®de I
development and redevelopment of well -designed mixed -use neighbor wewne o maended.°
provide for the full range of residential, office, live/work spaces, neighbo 11:„,‘PZ-20-:
and community facilities in a walkable area and that are amenable to a va 1A:4.. 11/05
transportation modes, including pedestrianism, bicycles, automobiles, and m. *tviE
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 CM-4.1.2: Continue to direct population away from the Coastal High Hazard
Area, which is defined as the areas below the elevation of the category 1 storm surge
line, as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH)
computerized storm surge model as depicted on the CHHA map in Appendix CM-1.
(See map following Appendix CM-1.)
Analysis 3
The subject Property is not located within the Coastal High Hazard Area, therefore the
change in FLU designation to Restricted Commercial which will increase the allowable
density is appropriate for this site.
Finding 3
Staff finds the proposed amendment consistent with Policy CM-4.1.2.
Criteria 4
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.
Anaysis 4
The subject property consists of two parcels abutting a well- established corridor
designated Restricted Commercial on the FLUM. Changing the FLU designation from
Medium Density Restricted Commercial to Restricted Commercial would increase the
density and diversify uses along NE 2nd Ave, which has been identified as a Transit
Corridor in Appendix TR-1 of the MCNP.
Finding 4
Staff finds the proposed amendment consistent with Policy TR-1.1.5.
Criteria 5
Goal HO-2: Achieve a livable city center with a variety of urban housing types for
persons of all income levels in a walkable, mixed -use, urban environment.
Analysis 5
According to the American Community Survey (ACS), 5-year estimates (2014-2018),
the median household income for the block group is $28,214, which is 77 percent
lower than the median household income for the City of Miami ($36,638) and 57
percent lower than the median household income for Miami -Dade County ($48,982).
Approximately 37 percent of the population living in this Census Block Group live
below the poverty line. Most of the residents in this Census Block Group also rent the
homes in which they live (84.92%). Therefore, the requested amendment would
facilitate economic development and encourage a well -designed infill development.
Finding 5
Staff finds the proposed amendment consistent with Goal HO-2.
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 11
eduled bra public hearing
set forth in the City of
ecIsion-making body will
pubec hearing to render a
r a final decision.
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CONCLUSION
This application seeks to amend the designation of 1.42 acres from Medium Density Res
Commercial to Restricted Commercial. Both designations allow similar uses. Restricted C
allows a significantly higher density in its residential uses. The Goals, Objectives, and Policie
MCNP generally incentivize development in neighborhoods within the Opportunity Zone and ne
transit. Majority of the level of services are supportive of this application.
NOTICE
This submittal needs to be scheduled fora puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decision.
Staff is concerned that the increase in vehicle trips from the proposed redevelopment would create an
adverse impact on NE 2nd AV and NE 82nd ST intersection and add heavy traffic volume to the already
congested NE 2nd Avenue corridor. As stated in the transportation memorandum, at the time of
redevelopment, a traffic study will be required. The traffic study should include traffic mitigation if
significant impacts to operating levels of service are identified. Any development proposal would need
to ensure that impacts to roadways are mitigated to an acceptable standard.
Encouraging the redevelopment of well -designed, mixed -use neighborhoods that provide for a 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 are in line with the policies of MCNP. To preserve the existing
neighborhood character and foster a sense of place, the redevelopment should consist of a high- quality
design that takes account of the existing urban landscape. Onsite circulation is key to the success of the
development, and pedestrian accessibility within the site to reduce conflicts between vehicles and
pedestrians.
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" to
"Restricted Commercial" for the properties located at 8038 NE 2nd Avenue and 165 NE 80th Terrace,
Miami, FL.
Digitally signed by Trone,
Sue
Trone, Sue Date: 2020.11.04
16:50:01 -05'00'
Sue Trone
Chief of Comprehensive Planning
Attachments:
Attachment 1: Concurrency Analyses
Exhibit A: Legal Description
Staff Analysis Report No. PZ-20-5966 (8038 NE 2 Avenue)- Page 12
Superintendent of Schools
Alberto M. Carvalho
August 10, 2020
giving our student
Miami -Dad
Perla
Dr. Ste
Dr. Doroth
Dr. La
VIA ELECTRONIC MAIL
Mr. Edward Martos
WSH Law
2525 Ponce de Leon Blvd.
Coral Gables, FL 33134
emartos@wsh-law.com
RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS
QUALCON LITTLE RIVER ACTIVE ZONE BUSINESS LLC— PZ-20-5966
LOCATED AT 8038 NE 2AVENUE
PH0120070800267 - FOLIO NOS.: 0131120020010, 0131120110220
This submittal needs to be scheau lee fora public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The applied de deolalon-making bodywlll
renew the Information at the public hearing to render a
recommendation or a final decision.
PZ-20-5966
11/05/20
Dr Lu
Dr Marta Perez
Mari Tere Rojas
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -
Dade County, the above -referenced application was reviewed for compliance with Public School
Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency
Analysis (Schools Planning Level Review).
As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed
development would yield a maximum residential density of 136 multifamily units, which generates 20
students; 10 elementary, 5 middle and 5 senior high students. At this time, all levels have sufficient
capacity available to serve the application. However, a final determination of Public School
Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan
or functional equivalent, notwithstanding any additional information that may surface after further
departmental research. As such, this analysis does not constitute a Public School Concurrency
approval.
Should you have any questions, please feel free to contact me at 305-995-4501.
Ivan M. Rodriguez, R.A.
Director
Enclosure
L-023
cc: Mr. Victor Alonso, R.A.
Ms. Nathaly Simon
City of Miami
School Concurrency Master File
Planning, Design & Sustainability
Mr. Victor Alonso, Eco-Sustainability Officer 1450 N.E. 2nd Ave Suite 525 Miami, FL 33132
305-995-7285 305-995-4760 (FAX) valonso2@dadeschools.net
PUal. Ic
MDCPS Application Number:
Date Application Received:
Type of Application:
Applicant's Name:
Address/Location:
Master Folio Number:
Additional Folio Number(s):
4
0
Q.
Concurrency Management System
Miami -Dade County Public Schools
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh limellnes set forth in the City of
Miami Code. The appli®de decision -malting body will
review the Information at the public hearing to render a
recommendation or a final decision.
Q,4
Rtb! EW COt'
PZ-20-5966
11/05/20
Miami -Dade County Public Schools
Concurrency Management System
Preliminary Concurrency Analysis
PH0120070800267 Local Government (LG):
7/8/2020 11:50:24 PMLG Application Number:
Public Hearing Sub Type:
Qualcon Little River Active Zone Business LLC
8038 NE 2nd Avenue Miami, Florida 33138
0131120020010
0131120110220,
PROPOSED # OF UNITS 136
SINGLE-FAMILY DETACHED
UNITS:
SINGLE-FAMILY ATTACHED
UNITS:
MULTIFAMILY UNITS:
0
0
136
Miami
PZ-20-5966
Land Use
CONCURRENCY••
Seats
Required
Seats
Taken
Source Type
3021
JESSEE J MACCRAY, JR
ELEMENTARY
123
10
10
YES
Current CSA
6411
HORACE MANN MIDDLE
567
5
5
YES
Current CSA
7301 MIAMI EDISON SENIOR
887
5
5
YES Current CSA
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of 28.23% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a preliminary public school concurrency review of this application; please see
results above. A final determination of public school concurrency and capacity reservation will be made
at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT
CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
Exhibit A - Legal Description
Parcel 1:
Tract "A" of "DOBBS BUSINESS CENTER" according to the plat th
recorded in Plat Book 53, Page 73, of the Public Records of Miami -Dade Coun
Florida, Less and except the following:
NOTICE
This submittal needs to be scheduled bra puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decision.
Begin at the SE corner of Tract "A"; thence run Northerly along the most Easterly
boundary of said Tract "A" (being also the West Right -of -Way boundary of
Northeast 2nd Avenue, as shown on said Plat entitled "DOBBS BUSINESS
CENTER") a distance of 60 feet to a point; thence run Westerly along a line parallel
to the most Southerly boundary of said Tract "A" a distance of 172 feet to a point;
thence run Southerly along a line parallel to said most Easterly boundary of said
Tract "A" a distance of 111.60 feet to a point of intersection with most Southerly
boundary of said Tract "A"; thence run Easterly along the last described line being
also along the North Right -of -Way boundary of Northeast 80th Terrace as shown
on said Plat entitled "DOBBS BUSINESS CENTER" a distance of 50 feet to a
point; thence run Northerly along a line that is an Easterly boundary of said Tract
"A" a distance of 51.60 feet to a point; thence run Easterly along a line that is a
Southerly boundary of said Tract "A" a distance of 122 feet to the Point of
Beginning.
- ALSO-
Tract "B" of DOBBS BUSINESS CENTER", according to the plat thereof recorded
in Plat Book 53, Page 73 of the Public Records of Miami -Dade County, Florida.
- ALSO-
All of Lots 1, 2, 3, 4 and 6, Block 7, of "ROYAL PALM GARDENS", according
to the plat thereof recorded in Plat Book 7, Page 71, of the Public Records of Miami -
Dade County, Florida, Less and excepting therefrom that certain Strip of land
variable width along the North boundary of said Lots 1, 4, and 6 as shown on Right -
of -Way Map for Northeast 82nd Street as recorded in Plat Book 71, Page 66, of the
Public Records of Miami -Dade County, Florida.
Commonly known as 8038 NE 2 Avenue and identified for tax purposes by folio
number 01-3112-002-0010.
Together with Parcel 2:
Lot 2 in Block 9, of LITTLE IRVER GARDENS, according to the Plat thereof, as
recorded in Plat Book 6, Page 8, of the Public Records of Miami -Dade County,
Florida.
Commonly known as 165 NE 80 Terrace and identified for tax purposes by folio
number 01-3112-011-0220.
GRAPHIC SCALE
SKETCH OF FUTURE LAND USE AND ZONING MAP
"NOT A SURVEY"
8038 NE 2ND AVENUE, MIAMI, FL 33138
LOT 5 BLOC. O
LOT ] BLOCK 8
SET S., IRON
ROD AND CAE
89° 02450E 76.96
PARCEL 1
B5 BI999
NE 82nd STREET
PAGE AVENUE IPB r, PG I
569° 07 0P''W 277.56'
PARCLt
LOT A. BLOCK 7. II
PB.,.PG71 P9.53,PG73
r1
PARCEL 1
LOT 1.BLOCK
PLATTED
PARCEL 1
LOT 2 BLOCK ]
<I=
LOT, BLOCK ]
Pr B PG71
N45. 08' 47''
16.28'
��9� LGru2E
TTOi 11NE II~
PARCEL 1
TRACT 'A'
PB. 53, PG 73
ZONING' T5-0! MEDIUM DENSITY
RESTRICTED
62,1022 SO. FT.
9
ZONING. T6-8-0! RESTRICTED
COMMERCIAL
32,187* SQ.FT.
GROSS.. AREA I
155 ACRES /S
2IN
I E rBACr e.
N89. 54' 53"E
N89° 54'S3"E 19LB
30 RIGHT -OF -WY
ASPHALT ROADWAY
NE 80th TERRACE
S89. 54'53"W 172.00'
',EST RIGHT OF
sue-1:1aA.6':
LESS,. EXCEPT O
REUAINDER OF TRACT "P." P PG 73
NOT INCLUDED)
MOST 2
BOUNDARY OF III
PLATTED SOUTHER, of Br BOUNDARY
OUHDAar of
1.10ST SOUTHER,
BOUNDARY OF TRACT A
LEGAL DESCRIPTION
FLORIDA. LESS AND EXCEPT THE FOLLOWING:
EASTERLY BOUNDARY OF SAID TRACT
aBE
SHOWN ON BUSINESS PLAT ENTITLED .DOBBS
CENTER,
A DISTANCE Or 60 FEET
BOUNDARY OF SAID TRACT 'A" A DISTANCE OF
15702D-Ti-WP-,%.IO1,172rLiIT'Arg IC. SAG
INTERSECTION WITH MOST SOUTHERLY
BOUNDARY OF SAID TRACT 'A" THENCE RUN
THAT IS A SOUTHERLY BOUNDARY OF SAID
ALSO TRACT OF ',OBES BUSINESS
PUBLIC RECORDS OF MIAMI-DADE COUNTY
FLORIDA
EXCEPTING THEREFRUM THAT CERTAIN STRIP OF
SHOWN ON RIGHT-OF-WAY MAP FOR
RECORDS OF MIAMI-DADE COUNTY. FLORIDA.
THEREON
AS RECORDED IN PLAT BOON 6. PAGE B. OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY,
ITEM
PERIIITTED USE
LOT PHA (SOFT)
MINIMUM LO1 DEPTH
MINIMUM LOT 'MD,
MAN BUILDING COVERAGE
HP, BUILDING HEIGHT
MINIMUM 4TEIKNS
Nten
BO
I STORIES
PRINCIPAL FRONT
SIDE
REAR
THE SKETCH SHOWN HEREON IS
'NOT ASURVEY"
SHOWN FIEREONartMEXIIWON THE GliVOF
90849CE 9 OF 9
N
AERIAL
EPLAN ID: PZ-20-5966
COMPREHENSIVE PLAN AMENDMENT
l'NE82ND ST
Iti_r"r;1
NOTICE
This submittal needs to loe scheduled for a pubic hearing
In accordance votth timelines set forth in the City of
Miami Code. The appLica decision -malting body wilL
reAey,rthe information at the pubk hearing to render a
recommended on or a final decision
L. I
ADDRESSES: 8038 NE 2 AV & 165 NE 80 TER
0 125 250
500 Feet
w
w
FUTURE LAND USE MAP (EXISTIN
EPLAN ID: PZ-20-5966
COMPREHENSIVE PLAN AMENDMENT
NE 82ND TER
N E-1ST PL
NE 82ND ST
Medium Density
Restricted
Commercial
•
NE 80TH TER
R�
Co
NE 2ND AVE
Public Parks
and Recreation
NE 79TH ST
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de decision -making body will
review the Informayon at the public hearing to render a
recommended on or a final deci5lon.
PZ-20-5966
11/05/20
Single Family
- Residential
U
0
N
w
NE 82ND-TER
Lo IlDensity
Restricted
Commercial
NE 82ND ST
3stricted
mmercial
I
NE 80TH TER
I II 1 1 n 1 1
ADDRESSES: 8038 NE 2 AV & 165 NE 80 TER
0 125 250
500 Feet
w
w
FUTURE LAND USE MAP (PROPOS
EPLAN ID: PZ-20-5966
COMPREHENSIVE PLAN AMENDMENT
NE 82ND TER
N E-1ST PL
NE 82ND ST
Medium Density
Restricted
Commercial
•
NE 80TH TER
R�
Co
NE 2ND AVE
Public Parks
and Recreation
NE 79TH ST
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de decision -making body will
review the Informayon at the public hearing to render a
recommended on or a final deci5lon.
PZ-20-5966
11/05/20
Single Family
- Residential
U
0
N
w
NE 82ND-TER
Lo IlDensity
Restricted
Commercial
NE 82ND ST
3stricted
mmercial
I
NE 80TH TER
I II 1 1 n 1 1
ADDRESSES: 8038 NE 2 AV & 165 NE 80 TER
0 125 250
500 Feet