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,
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.. -- - i..0 _` �. �.. �
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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.
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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:
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Lakisha Hull, AICP, LEED AP BD+C
Planning Director
DocuSigned by:
Ste- Skn'
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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
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