Loading...
HomeMy WebLinkAboutAnalysis and Maps (OBSOLETE)PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. PROJECT INFORMATION Project Name: PZ-22-11948 Project Address: 1970 NW 27 Avenue 1960 NW 27 Avenue APPLICANT INFORMATION Company Name: Rollins, Inc. Primary Contact: Ines Marrero Priegues Email: ines.marrero@hklaw.com Secondary Contact: Alessandria San Roman Email: alessandria.sanroman@hklaw.com STAFF RECOMMENDATION/DECISION Based on the above background information, the Planning Department recommends Approval of the request to amend the Miami Comprehensive Neighborhood Plan's Future Land Use Map for two properties located at 1960 and 1970 NW 27 Avenue from "Light Industrial" to "Restricted Commercial". This submittal needs b be scheduled for a public hearing accordancein wdh timelines set forth in the Cry of MiamCode.The applica de decision -making bodywill renew the information at the pubs hearing to render a recommendation or a final decision. PZ-22-11948 11/07/22 PLANNING DEPARTMENT INFORMATION Lead Staff: Darren Murphy, Planner II Principal Division: Land Development Email: dmurphy@miamigov.com PROJECT DESCRIPTION The two (2) property addresses 1960 & 1970 NW 27 Avenue (the "Properties") are located in the Allapattah neighborhood west of NW 27 Avenue and north of the Miami River at the edge of the City of Miami boundary. The Properties consists of two (2) parcels with an approximate area of 9,0169.2 square feet (about 2.07 acres). Webs Link(s): BOARD REQUIREMENTS n HEPB n UDRB n City Commission I -I PZAB n WDRC n AIPP Existing Transect Zone(s): D1, Work Place District Zone Existing FLUM(s): Light Industrial Commissioner District(s): 1 City Commissioner: Alex Diaz de la Portilla Department of Human Service Neighborhood Service Center(s): Allapattah Revision Date: 08/03/2022 Department Director: Lakisha Hull AICP, LEEP AP BD+C DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED City of knami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT NOTICE This aubmMal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Coele.The applica Lie decision -making boiywlll review the information at the public hearing to render. recommendation or a final decision. PZ-22-11948 11/07/22 Staff Analysis Report No. PZ-22-11948 Location 1970 and 1960 NW 27 AV Area 2.07 acres (90,143 square feet) Commission District D1 — Commissioner Alex Diaz de la Portilla Department of Human Service Neighborhood Service Center Allapattah Existing FLU Designation Light Industrial Proposed FLU Designation Restricted Commercial Applicant Rollins, Inc. Ines.marrero@hklaw.com Applicant Representative Ines Marrero, Esq. Ines.marrero@hklaw.com Planner Kathryn Angleton, AICP, Planner II Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Rollins Inc ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 1970 and 1960 NW 27 Av ("the Properties") from "Light Industrial" to "Restricted Commercial". The proposed amendment contains approximately 9,0169.2 square feet (about 2.07 acres). 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. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (ePlan ID: PZ-22-11949). The companion application seeks to change the Property's zoning designation from D1 (Work Place — District Zone) to T6-12-0 (General Urban Transect Zone - Limited). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. Table 1 below summarizes the proposed changes. Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 1 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED lhls submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applicade decision-mahing body will review the Information at the public hearing to render a recommendation or a final decal on. PZ-22-11948 11/07/22 # Folio Address Existing FLUM Proposed FLUM Existing Miami 21 Proposed Miami 21 1 0131330070020 1970 NW 27 AV Light Industrial Restricted Commercial D1 T6-12-0 2 0131330070030 1960 NW 27 AV Light Industrial Restricted Commercial D1 T6-12-0 Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations The Properties are located along the north side of Bird Road stretching west from South Dixie Highway (U.S.1) and the Metro -Rail, which runs parallel to U.S-1. The Properties consists of two parcels with an approximate area of 9,0169.2 square feet (about 2.07 acres). The aerial image below shows the site, outlined in red, and the immediately surrounding context. Figure 1: Aerial Photo of Subject Site Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 2 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED EXISTING FUTURE LAND USE DESIGNATION The Property has an existing FLU designation of Light Industrial. The primary intent of this land use classification is to allow mixed use development within this land use classification, and further, to facilitate the ability of developing a mixed occupancy within a unit in which more than one type of use is provided under Live/Work or Work/Live zoning districts of the City's land development regulations. Areas designated as Light Industrial allow all activities included in the "Restricted Commercial" and "General Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally, require on and off-loading facilities; and benefit from close proximity to general commercial areas. These commercial activities (beyond those permitted in the "Restricted Commercial" and "General Commercial" designations) include retailing of second hand items, new and used vehicle sales, parking lots and garages, wholesaling, warehousing, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. This category also allows commercial marinas and living quarters on vessels for transients. This land use category shall not permit storing, packaging, handling, processing or distribution of explosive, flammable or otherwise hazardous materials; scrap yards; and health clinics. This submMalneeds to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final tlecW on. PZ-22-11948 11/07/22 The hazard level of an activity shall be one of the determining factors as to whether that activity shall be permissible within a Light Industrial district; the detailed provisions of the applicable land development regulations shall prohibit high-level hazard activities within live/work developments. Areas designated as "Light Industrial" allow residential uses to a maximum density of 36 dwelling units per acre, and the nonresidential portions of developments within areas designated as "Light Industrial" allow a maximum floor lot ratio (FLR) of 10.0 times the net lot area of the subject property Affordable housing developments that are certified by the City as having a complete application for development as of the effective date of the proposed Land Development Regulations shall be permitted with densities up to 150 dwelling units per acre but must obtain all building permits by December 17, 2012, at which time any rights herein to building permits shall expire. 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. PROPOSED FUTURE LAND USE DESIGNATIONS The proposed designation of Restricted Commercial allows the following: 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 Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 3 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED 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. this submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applicade decision-mahing body will review the Information at the public hearing to render a recommendation or a final decal on. PZ-22-11948 11/07/22 The map below show the existing and proposed future land use designations for the Subject Property, please see Figure 2. Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 4 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED L Du esi tlic Park recreation rP UNN tIIED Restricted Above: Existing FLUM Figure 2: Existing and Proposed FLUM this submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applicade decision-mahing body will review the Information at the public hearing to rend El a recommendation or a final decal on. PZ-22-11948 11/07/22 li in IMt:D Above: Proposed FLUM Du Resi NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Subject Property is located within Census Tract 12086003005. Based on the estimated median income of a family, between 2016-2020, the median household income for this Census tract ($26,150) versus the City of Miami ($48,003) and Miami -Dade County ($52,556). Based on the estimated percent of all families that live in poverty, between 2016-2020, the Census Tract is 16.83% versus the City of Miami being 17.14%. Based on the estimated median income of a family, between 2016-2020, most households (63.02%) in the subject Census Tract rented their homes versus the City of Miami (69.63%). The Median Gross Rent for this Census Tract is $1,103 versus the City of Miami $1,242. This information is summarized in the Table 2 below. Topic Census Tract 30.05 City of Miami Population 1,673 442,241 Households 21,716 180,676 Avg. Household Size 2.31 2.50 Families in Poverty 16.83% 17.14% Owner -Occupied Housing 22.22% 30.37% Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 5 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED this submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applicade decision-mahing body will review the Information at the public hearing to rend El a recommendation or a final decal on. PZ-22-11948 11/07/22 Topic Census Tract 30.05 City of Miami Renter -Occupied Housing 63.02% 69.63% Vacant Housing 6.8% 13.62% Median Household Income $30,274 $44,268 Median Gross Rent $1,103 $1,242 Table 2: Summary of the 2020 Census Data for Census Tract: 12086003005 NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS In terms of the MCNP's Future Land Use (FLU) designations, the Properties abutting neighbors to the east are "General Commercial" and "Duplex -Residential". Based on Miami -Dade County's Office of the Property Appraiser's, their aerial imagery shows the Applicant's Properties as being vacant since 2005. The Applicant is currently seeking to change the FLU designation from "Light Industrial" to "Restricted Commercial", which follows a logical continuation of the existing FLU designation of "General Commercial" along the commercialized NW 20 Street Thoroughfare, based on the large-scale amendment (File ID 14-010651u) that was adopted on April 23, 2015. The adopted land use change to the MCNP's Future Land Use Map (FLUM) was from "Light Industrial" to "General Commercial". Based on the MCNP's Interpretation of the FLUM, areas designated as "General Commercial" allow all activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally, require on and off-loading facilities; and benefit from proximity to industrial areas. In terms of spatial context of the immediate area, staff performed a %-mile Study Area (the "Study Area") spatial analysis of the existing MCNP's FLU designations and comparison to the Citywide, please see Tables 3 and 4. Based on 2020 Census information, the numbers are very similar between the Census Tract 30.05 and the City of Miami. One of the variables that stands out is the percentage of "Owner - Occupied Housing, where it is 22.22% for Census Tract 30.02 versus 30.73% for the City of Miami. The Applicant's Properties were designated by the Miami City Commission per Resolution 04- 0413 as a "Brownfield Area" in in accordance with section 376.77 - 376.84, Florida Statutes, which is defined as which is "real property, the expansion, redevelopment, or reuse of which may be complicated by actual or perceived environmental contamination". Through a Brownfield Site Rehabilitation Agreement between the current contract purchaser (the "Applicant") and Miami -Dade County's Department of Environmental Resource Management. Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 6 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED Existing Land Uses within'/4 Mile of the Properties Existing Land Use Folios Commercial Single -Family Residential Condominium Industrial Duplex Residential Vacant Land Multifamily: 3+ Units Parking Lots Institutional Mixed -Use Mobile Home Total 106 77 48 34 32 18 14 10 5 5 1 350 30.3% 22.0% 13.7% 9.7% 9.1% 5.1% 4.0% 2.9% 1.4% 1.4% 0.3% 100.0% Table 3:Existing Land Uses within 1/4-mile of the Properties Comparison of FLU Designations in Study Area & Citywide This submMalneeds to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final tlecW on. PZ-22-11948 11/07/22 FLU Designation Single Family - Residential Duplex - Residential Restricted Commercial Major Inst, Public Facil., Transp. & Utilities Medium Density Multifamily Residential Public Parks and Recreation General Commercial Medium Density Restricted Commercial Light Industrial Industrial Conservation High Density Multifamily Residential Central Business District Low Density Restricted Commercial Low Density Multifamily Residential Total Table 4: Comparison of FLU Designations in Study Area Study Area Acres 6.96 19.12 26.74 0.00 8.83 0.71 19.42 3.83 21.47 18.38 0.00 0.00 0.00 0.00 0.00 125.46 & Citywide 5.5% 15.2% 21.3% 0.0% 7.0% 0.6% 15.5% 3.1% 17.1% 14.6% 0.0% 0.0% 0.0% 0.0% 0.0% 100.0% 6,176.28 3,939.01 3,829.80 2,101.83 1,428.38 1,323.37 991.97 860.52 511.86 449.46 330.14 223.53 199.22 145.81 54.97 22,566.16 Citywide Acres 27.4% 17.5% 17.0% 9.3% 6.3% 5.9% 4.4% 3.8% 2.3% 2.0% 1.5% 1.0% 0.9% 0.6% 0.2% 100.0% Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue - Page 7 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED DISCUSSION Based on the results, the Study Area has a relatively equal balance of both FLU designations of "Commercial" and "Single -Family Residential" properties. Furthermore, when comparing the acreage between the Study Area and City, Single Family -Residential (6.96%) makes up a small percentage of the total acreage relative to the City (27.4%). However, Restricted Commercial has the highest percentage (26.74%) of the total acreage within the Study Area, which follows the commercialized corridors of Delaware Parkway and NW 27 Avenue. Furthermore, as noted above under the "NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS" subheading, the Applicant's Properties abutting their neighbors to the east had their FLU designation changed from "Light Industrial" to "General Commercial", which is the third largest percentage (19.42%), respectively. Furthermore, the General Commercial Future Land Use designation is more liberal in usages than Restricted Commercial, and some light industrial uses occur in this designation. Those uses are compatible in a high -density space, so these intense nonresidential uses are still compatible with residential land uses, with proper permitting review and special considerations, such as buffering. The map below, please see Figure 3, overlays existing land uses with the FLUM in the study area. This submMalneetls to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final tlecW on. PZ-22-11948 11/07/22 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 664 to 871 residents, where previously maximum population has been 207 residents. Schools On September 15, 2022, 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. Recreation and Open Space The MCNP requires a 10-minute 1/2-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 potential increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 80,176 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. Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 8 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED Transportation The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the July 2022 concurrency review for this application, the Office of Capital Improvements acknowledged that the proposed density would yield an increase of approximately 28,300 daily trips and 2,700 PM Peak Hour trips. Based on the preliminary analysis for transportation concurrency, more information is needed to determine the impact of the proposal and a traffic study may be required at the time of redevelopment. =I4W23RD.TERs siW tiff Tl d?— ,IW 1l5H ST-�' Single,\ 1 1 47' —.L_i .IW 18TH TERR- IIfT II[ _ • — rlW 18TM - 114 Mile Study Area Q Subject Property City Parcels City Boundary EXISTING LAND USE INVENTORY IMO Existing Land Uses • Single Family Res • Duplex Res • • Multifamily: 3+ Units • Light Industrial 4— {JW215T5 —I-IW 2011I Sf 'A,41�ilni D. Res[ Cnmmerdl ♦ Condominium • Industrial Mobile Home • Institutional Mixed Use - Parking Lots Commercial Vacant Land t3rJTF��-� Figure 3: Existing Land Use Category This submtlalneeds to be scheduled fora public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The applicable decision-m511ng body will review the Information at the public hearing to render a recommendation or a final decal on. PZ-22-11948 11/07/22 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 Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 9 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED NOTICE This submMalneetls to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final tlecW on. PZ-22-11948 11/07/22 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 Planning Department staff conducted Concurrency Management Analysis of the proposal to amend the FLUM of the Property from Light Industrial to Restricted Commercial and found that despite an increase in population from 207 to 871 residents, LOS for Potable Water, Sanitary Sewer and Solid Waste were not impacted. Planning Department staff conducted Parks Levels of Service Analysis using Geographic Information Systems (GIS) and found the Property is within the Gerry Curtis Park service area. Parks LOS is met. Miami -Dade County Public Schools (MDCPS) conducted LOS Analysis and provided their findings on September 15, 2022. The proposal to amend the FLUM of the Property from Light Industrial to Restricted Commercial would generate 50 students: 26 at elementary, 11 at middle, and 13 at senior high school levels. The Property's elementary, middle, and senior high school concurrency service areas have existing capacity for the 50 students. Schools Concurrency LOS is met. The Office of Capital Improvements (OCI) oversaw Transportation Levels of Service for the Application and found the proposal to amend the FLUM of the Property from Light Industrial to Restricted Commercial would yield an additional 28,300 daily trips and 2,700 PM Peak Hour trips. In the memo received from OCI, it was stated more information was needed to determine the Application's impact on LOS. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 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 2 The Subject Property is located within the Coastal High Hazard Area (CHHA) as seen in the screengrab below, which was taken from the City of Miami's GIS Zoning Application. Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 10 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED This submMalneeds to he scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final beau on. PZ-22-11948 11/07/22 C` i ,ire, l�. .. -- - i..0 _` �. �.. � ', - F -.., X _'• �: } _.- 1 }1 Ei F3 - - Search Legend Layers City Parcels City Boundary FulureLandUse Development of Regional Impact (D RI) El Coastal High Hazard Area Q Coastal High Hazard Area Restdenbal Density Increase Areas r1 Little Havana -200 Un0s/Acre Southeast Overtmvn - 360 Units/Acre 0 Park West - 500 UnitstAae Omni r.J mnll-506UnitalAcre I Omn- 500 UnttaJAcre River Quadrant- 500 Masi/Acre �a Miami River -400 Untie/Acre Other Overlays 0 Buena Vista RAC Icy+ Edgewater cHDMDRAC r1 HDRAC - -�1 It is important to note the existing GIS file for the CHHA is currently in the process of being updated to reflect newer and better data. There is a high probability the extent to which the area overlapped by both the CHHA and the Property will increase. Finding 2 Staff finds the request inconsistent with Policy CM-4.1.2. Criteria 3 Policy LU-1.3.7: "The City will continue to use the City's Enterprise Zone, Empowerment Zone, Commercial Business Corridors, and Brownfield Redevelopment Area strategies to stimulate economic revitalization, and encourage employment opportunities. (Policy PA-3.3.10)" Analysis 3 On May 13, 2022, the Applicant provided the Planning Department with a draft Brownfield Site Rehabilitation Agreement (BSRA). The parties of the BSRA are Miami -Dade County and 1960 NW 17' Ave LLC. While the draft BSRA was not signed, it does signal intent to clean the contaminated site (BF130401001). In their Letter of Intent, the Applicant stated the property is currently undergoing remediation with Miami -Dade County Regulatory and Economic Resources — Environmental Resources Management. Today, the site is vacant with no physical buildings or improvements, and the Applicant wishes to amend the FLUM of the Property from Light Industrial to Restricted Commercial. Successful and complete remediation of the site would allow the various uses permitted under Restricted Commercial. This poses the potential to redevelop underutilized land and spur economic growth and development in the area. Additionally, a fully remediated site with a Future Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 11 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED This submMalneetls to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final tlecW on. PZ-22-11948 11/07/22 Land Use Designation of Restricted Commercial would allow for approximately 871 residents to live on site per the Concurrency Management Analysis. The increased capacity for residential density would facilitate residential development where the City of Miami is facing a housing crisis. The potential of addition of housing units is in the public interest as more housing units are needed to keep up with demand and combat high rental prices. Finding 3 Staff finds the request consistent with Policy LU-1.3.7. Criteria 4 Policy TR-1.1.1: "As an Urban Infill Area (UIA) and/or a Transportation Concurrency Exemption Area (TCEA) established by Miami -Dade County, Laws and Regulations, and illustrated in Appendix TR-1, Map TR-13.1, of the Data and Analysis, the City will encourage the concentration and intensification of development around centers of activity with the goal of enhancing the livability of residential neighborhoods, supporting economic development, and the viability of commercial areas. Infill development on vacant parcels, adaptive reuse of underutilized land and structures, redevelopment of substandard sites, downtown revitalization, and development projects that promote public transportation will be heavily encouraged. (See Policy LU- 1.1.11.)" Analysis 4 Map TR-13.1 found in Appendix TR-1 of the Miami Comprehensive Neighborhood Plan identifies the entire City of Miami to be a Transportation Concurrency Exemption Area. Below is Map TR-13.1. r iranspettnlien Cencurrancy Escepsianareas gapte] - g wn ire* van si 09 an -1 Nr.'• .... ,.a, f ,. 6 ! ` iraesporterion foornrxmn'1`oemVme iris Hnondanf2016f 195 .... .. eFai ' ram. .. i,--, 6:I .,. .., a- Legend e rreeywrawo co,wremrr E.raptoawrean - "`", Ate\ , HNTB The Property is in the Transportation Concurrency Exception Area. 'Hanks, D. (2022, June 29). Biden's housing chief calls Miami the `epicenter of the housing crisis in this country'. Miami Herald. https://www.miamiherald.com/news/local/community/miami- dade/article262956308.html Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 12 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED NOTICE This submMalneetls to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision-maNing body will review the Information at the public hearing to render a recommendation or a final becW on. PZ-22-11948 11/07/22 Finding 4 Staff finds the request consistent with Policy TR-1.1.1. Criteria 5 Policy PA-3.3.2: "The City shall remain an active member of the Miami River Commission, as established by Ch.163.06, F.S. and shall continue to request and consider from the Miami River Commission written recommendations related to policy, planning, development and other River issues within the scope established by the Florida Legislature." Analysis 5 The Application was heard by the Miami River Commission at the October 3, 2022 meeting. The meeting minutes state: "The MRC adopted a unanimous resolution recommending the vacant site be developed maintaining its existing land use and zoning (which allows a mixture of uses including maritime uses and work live housing), while acknowledging the needed cleanup of the contaminated brownfield site." Finding 5 Staff finds the request consistent with Policy PA-3.3.2 in that the Miami River Commission met and issued a resolution on the proposed amendment of the FLUM of the Property. Staff finds the request inconsistent with Policy PA-3.3.2 in that the Miami River Commission issued a resolution with a unanimous decision to reject the Application's proposal. Criteria 6 Policy PA-3.1.3: "Category B - All Category "B" properties shall maintain a working waterfront use. Additionally, the City shall require that any residential development with a density greater than duplex residential or any mixed -use development include Working Waterfront use component per Ch. 342.07, F.S. or other amenities that is accessible to the public which promotes the enjoyment of the Miami River unless prohibited by the Miami -Dade Department of Environmental Resource Management (DERM)." Analysis 6 The Property is identified as Category "B" in Appendix PA-1. At the October 3, 2022 Miami River Commission meeting, the committee discussed the concern over encroachment of non -water -dependent and non -water -related uses posed by the proposal to amend the FLUM of the Property from Light Industrial to Restricted Commercial. Additionally, the Applicant did not offer any Working Waterfront use components as part of their Application. The LOI focused on creating affordable or workforce housing on the Property instead. Finding 6 Staff finds the request inconsistent with Policy PA-3.1.3. CONCLUSION Overall, the proposal to amend the FLUM of the Property from "Light Industrial" to "General Commercial" is consistent with the Goals, Objectives, and Policies of the Miami Comprehensive Neighborhood Plan as outlined in the previous section. Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 13 of 14 11/4/2022 DocuSign Envelope ID: B6698420-056C-4B6B-AB59-E161A3C195ED Based on the above background information, the Planning Department recommends Approval of the request to amend the FLUM of the Properties located at 1960 and 1970 NW 27 Avenue from "Light Industrial" to "Restricted Commercial". DocuSigned by: r(AtisLa 7r3c::r0c0C349r... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: Ste- Skn' \`3A75CAC5AF7E446_ Sevanne Steiner, Assistant Director DocuSigned by: A0E9EEE9C8D7408.. Darren Murphy Planner II Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses This submMal needs to be scheduled fora public hearing in accordance wir timelines set forth in the City of Miami Code.The applicable decision-rna king bodywill review the information at the public hearing to render recommendation or a final decision. PZ-22-11948 11/07/22 Staff Analysis Report No. PZ-22-11948_1970 NW 27 Avenue — Page 14 of 14 11/4/2022 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-11948 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV 0 125 250 i i i I 500 Feet i I NOTICE Thls submittal needs to be scheduled fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review Me Information at the public hearing to render a recommendation or a final decision. PZ-22-11948 11/07/22 NOTICE Thls submittal needs to be scheduled fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review Me Information at the public hearing to render a recommendation or a final decision. PZ-22-11948 11/07/22 Light Industrial FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-11948 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV 0 125 250 I Public Parks and Recreation 500 Feet i I AERIAL EPLAN ID: PZ-22-11948 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV 0 125 250 500 Feet Thls submittal needs to be scheduled fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decision. PZ-22-11948 11/07/22 r • 0111/E111 M I II MI I I I.I I I.11 I -J MONO' ..131131 Nkkii R,1- F�a� A 11.111, III.IRrill.. Azo Sn A • 1 NW 20TH • UNNAMED I Yi