HomeMy WebLinkAboutAnalysis and MapsPlace Holder
City of Miami
Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-24-17595
Location
1990 NW 27 Avenue
Area
0.048 acres (2,111 square feet)
Commission District
District 1 — Commissioner Miguel Angel Gabela
Commissioner District
Office
Gerry Curtis Park D1 Office
Existing FLU
Designation
Light Industrial
Proposed FLU
Designation
Restricted Commercial
Applicant
1960 NW 27th AVE LLC
Applicant Representative
Ines Marrero
Innes.marreo@hklaw.com
Planner
Kathryn Angleton, AICP, Principal Planner
Recommendation
Approval
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Raider
Road LLC ("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 1990 NW 27
Avenue ("the Property") from "Light Industrial" to "Restricted Commercial". The proposed
amendment contains approximately 0.048 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-24-17597). The companion application seeks to change the
Property's zoning designation from "D1" Work Place Transect Zone to "T6-12-0" Urban Core
Transect Zone — Open. The Property is legally described in the attached Exhibit "A". The table
below summarizes the request. The table below summarizes the proposed changes.
File ID # PZ-24-17595 — Page 1
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Summary of the Existing and Proposed FLU Designations and Zoning
Designations
#
Folio
Address
FLUM Designation
M21 Zoning
Existing
Proposed
Existing
Proposed
1
0131330070010
1990 NW 27 AV
Light Industrial
Restricted
Commercial
D1
T6-12-0
The Property is located along the south side of NW North River Drive and west of NW 27
Avenue. The Property is a corner parcel at the edge of the City boundary. The aerial image
below shows the site, outlined in yellow, and the immediately surrounding context. The red
dashed line indicates the City boundary.
Aerial Photo of Subject Site
File ID # PZ-24-17595 — Page 2
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EXISTING FUTURE LAND USE DESIGNATION
The Property has an existing Future Land Use designation of Light Industrial, which has the
following definition:
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.
The hazard level of any 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 designates 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
File ID # PZ-24-17595 — Page 3
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service for facilities and services included in the City's adopted
concurrency management requirements.
PROPOSED FUTURE LAND USE DESIGNATIONS
The request proposes a new Future Land Use designation of Restricted Commercial, which
has the following definition:
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 Uran Central Business District and Buena Vista Yards Intensity
Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of
the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of
service for facilities and services included in the City's adopted concurrency
management requirements.
File ID # PZ-24-17595 — Page 4
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Nonresidential floor area is the floor area the 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.
The maps below show the existing and proposed future land use designations for the subject
property.
Existing and Proposed Future Land Use Designations for the Subject Property
Above: Existing Future Land Use Map
Light
Industrial
Above: Proposed Future Land Use Map
NEIGHBORHOOD CONTEXT
The Property is just east of the Grapeland Heights neighborhood and at the edge of the City of
Miami boundaries with unincorporated Miami -Dade County abutting to the north. The Subject
Property is served by Melrose Elementary School, Brownsville Middle School, and Miami
Northwestern Senior High School. Miami -Dade County Public Schools (MDCPS) 2024 school
grades for Melrose, Brownsville, and Northwestern are B, C, and B respectively. The Property is
approximately 1.2 miles southeast of Melrose Elementary, two (2) miles southwest of
Brownsville Middle School, and 4.8 miles southwest of Miami Northwestern Senior High School.
File ID # PZ-24-17595 — Page 5
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Curtis Park is approximately 0.3 miles east of the Property, which is roughly a
seven -minute walk. Miami -Dade County's Metrobus serves the Subject Property via Routes 20
and 27. Route 20 provides connectivity to the Miami International Airport Metrorail Station to the
west and Lincoln Road in Miami Beach to the east via NW 20 Street, MacArthur Causeway,
Alton Road, and 17 Street in Miami Beach. Route 20 has a stop at NW 27 Avenue and NW 20
Street, which is the same intersection the Subject Property is located on. Route 27 provides
connectivity to Miami Gardens to the north and Coconut Grove to the south via NW or SW 27
Avenue. Route 27 also has a stop at NW 27 Avenue and NW 20 Street.
BACKGROUND AND PROPERTY HISTORY
The Subject Property along with its abutting properties to the south and west were designated
as Category B properties under Ordinance 13189 in 2010. Ordinance 13189 implemented the
remedial actions prescribed from a settlement agreement between the City of Miami and Miami
River Marine Group, Inc. (DOAH Case No. 09-0169GM) that was adopted by Resolution R-10-
0327 on July 22, 2010. The Department of Community Affairs (today known as the Department
of Commerce) and the Miami River Marine Group alleged the language passed under the 2008
EAR regarding the Port of Miami River Sub -Element were insufficient in protecting recreational
and commercial working waterfronts as required by Section 342.07, F.S. and Chapter 163 of
Florida Statutes. The identification of Category A and Category B properties in Appendix PA-1
of the MCNP was a direct result of the settlement agreement, which is seen attached as Exhibit
C — Ordinance 13189 Remedial Actions. Since this is a Category B property, the applicant
presented the proposal to the Miami River Commission ("MRC") on October 7, 2024, where the
MRC recommended approval. Planning Department staff does not have the written decision yet
as of writing this report, however, the MRC will submit their letter into the record for public
hearing.
On January 12, 2023, the City of Miami Commission approved Ordinances 14132 and 14133.
Ordinance 14132 amended the Future Land Use Map of the MCNP of the properties abutting to
the south, 1960 and 1970 NW 27 Avenue, from "Light Industrial" to "Restricted Commercial."
Ordinance 14133 was the companion item that rezoned the same properties from "D1" Work
Place District Zone to "T6-12-0" Urban Core Transect Zone — Open. The Planning Department
recommended approval for both ordinances.
The Property and its abutting parcels to the south are part of an active Brownfield Site
Rehabilitation Agreement with Miami -Dade County under Brownfield Site ID BF130401001. The
assemblage used to be an Orkin facility where fumigation was stored on site and petroleum was
stored underground. Orkin ceased use in 1987 and began remediation of soils after according to
the 2024 Miami -Dade County Brownfields Report. The report also indicated the site is currently
monitoring groundwater to determine the efficacy of all remediation conducted to date.
GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY
Staff utilized Geographic Information Systems (GIS) to analyze the Future Land Uses within a
quarter -mile buffer of the Property (the "Study Area"). Staff found that the Study Area had
File ID # PZ-24-17595 — Page 6
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significantly higher concentrations of "Industrial" and "General Commercial" FLU
designations than citywide. The high concentrations of "industrial" and "General Commercial"
are expected for the Study Area given their location along the Miami River, which is a working
river that is recognized by Florida Statues. While "Duplex Residential" is not one of the Study
Area's top three FLU designations, it does account for nearly 17 percent (17%), which is the
same incidence of "Duplex Residential" citywide. The table below shows the Future Land Use
designations and their shares by acreage within the quarter -mile Study Area and citywide.
Comparison of FLU
FLU Designation
Single Fam. Res
Duplex Res.
Restricted Com.
Major PUB, FAC
Med D. MF Res.
Recreation
General Com.
Med D. Rest Com
Light Industrial
Conservation
High D. MF Res.
CBD
Low D. Rest Com
Low D. MF Res
Total
Designations in Study Area & Citywide
Study Area Citywide
Acres % Acres
0.08 0.08% 6,172.13 27.35%
16.58 16.83% 3,934.65 17.43%
22.80 23.14% 3,856.15 17.08%
0.00 0.00% 2,080.95 9.22%
4.26 4.32% 1,418.52 6.28%
0.71 0.72% 1,332.79 5.90%
19.44 19.73% 1,000.25 4.43%
0.43 0.44% 869.38 3.85%
15.92 16.16% 506.15 2.24%
18.31 18.58% 449.64 1.99%
0.00 0.00% 330.14 1.46%
0.00 0.00% 222.72 0.99%
0.00 0.00% 199.13 0.88%
0.00 0.00% 143.93 0.64%
0.00 0.00% 54.72 0.24%
98.53 100.00% 22,571.27 100.00%
The Study Area is almost equally comprised of "Duplex Residential", "Light Industrial",
"Industrial", and "General Commercial" with each of these categories account between 16.2 and
19.8 percent (16.2% and 19.8%). These four FLU designations combined account for 71.3
percent (71.3%) of all land in the Study Area. In comparison, the same designations account for
only 26.1 percent (26.1%) of all land citywide. It is important to note that nearly one-fourth of all
the land within the Study Area is outside the City of Miami boundaries. This explains why the
total in the table above is less than 160 acres (the equivalent of 0.25 square miles).
GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY
Planning Department staff also used GIS to analyze the inventory of existing land uses within a
quarter -mile buffer of the Subject Property, which is the same Study Area used in the previous
section. Existing land uses are taken from the Miami -Dade County Property Appraiser's current
land use codes, which are related to use codes for taxing purposes with the Florida Department
of Revenue. Below is a table enumerating the share of existing land uses in the Study Area by
number of parcels (unique folios) and acres.
File ID # PZ-24-17595 - Page 7
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Existing Land Uses within 1/4 Mile of Subject Property
Parcels Acres
Existing Land Use # % #
Single -Family Residential 40 25.32% 7.40 10.94%
Industrial 33 20.89% 26.49 39.17%
Duplex Residential 25 15.82% 4.63 6.85%
Vacant Land 23 14.56% 11.53 17.05%
Multifamily Residential 18 11.39% 5.60 8.27%
Commercial 13 8.23% 7.99 11.81%
Institutional 4 2.53% 3.69 5.45%
Parking Lot 2 1.27% 0.30 0.44%
Total 158 100.00% 67.63 100.00%
The total acreage in the existing land use table will not be the same as the total acreage in the
future land use table from the previous sections; this is because the acreage is taken from lot
sizes whereas future land uses also cover right-of-way (ROVV). By parcel count, residential uses
account for over 52 percent (52%) of the Study Area. However, by land area, industrial and
commercial account for just under 51 percent (approximately 50.98%). Vacant land is a decent
component of the existing land use inventory both by parcel count and land area. The map on
the next pages shows existing land uses symbolized by color -coordinated dots overlaid on the
FLUM of the Study Area. Looking at this map, it becomes clear that the majority of vacant land
parcels have a FLU designation of "Light Industrial", "Industrial", "General Commercial", or
"Restricted Commercial." Only about a handful of vacant land parcels have a FLU designation of
"Duplex Residential" or "Medium Density Multifamily Residential." Given the knowledge that the
Subject Property is part of a Brownfield Site Rehabilitation Agreement, and the nature of
industrial land uses, staff added the Contaminated Sites data from Miami -Dade County to this
map. Looking at the map below, it's clear that a correlation exists between vacant land parcels
and contaminated sites. In fact, some of the largest vacant parcels by land area are also
contaminated sites. Given the financial burden to remediate these sites, their vacant status is
logical.
File ID # PZ-24-17595 — Page 8
EXISTING LAND USE INVENTORY
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Place Holder
CONCURRENCY ANALYSES
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 the population of 17 residents.
File ID # PZ-24-17595 — Page 9
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Schools
On May 6, 2024, 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 %-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 decrease in population, it does meet LOS
standards.
Potable Water
The MCNP LOS standard for potable water service is 97.54 gallons per capita per day (GPCD).
Consumption is assumed to be approximately 1,853 GPCD 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 122 GPCD. The MCNP does not require testing
of this County service.
Solid Waste Collection
The City's LOS standard for Solid Waste is to maintain a capacity sufficient to accommodate
waste flows for a minimum of five years. Solid Waste capacity shall be in place to serve new
development and redevelopment no later than the issuance of a certificate of occupancy or its
functional equivalent. The Franchise Agreement the City maintains with Miami -Dade County
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 May 2024 concurrency review for this application, the
Department of Resilience & Public Works (RPW) acknowledged that there could be a potential
decrease of 1,243 daily trips, an increase of 53 AM peak hour trips, and an increase of 151 PM
peak hour trips. RPW noted a traffic study may be required at time of redevelopment.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
File ID # PZ-24-17595 — Page 10
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Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Map by the Planning
Department shall require a Level of Service (LOS) review and a finding from the
Planning Department that the proposed amendment shall not result in a LOS
that falls below the adopted minimum standards described in Policy CI-1.2.3,
and shall not be in conflict with any element of the MCNP. Based on its
evaluation, and on other relevant planning considerations, the Planning
Department shall forward a recommended action on said amendment to the
Planning, Zoning and Appeals Board, which shall then forward its
recommendation to the City Commission."
Analysis 1
Staff analyzed the proposed amendment for concurrency.
An application for School Concurrency analysis was submitted to Miami -Dade
County Public Schools. The proposed amendment was found to have sufficient
capacity available to serve the application.
Staff analyzed Recreation and Open Space using GIS and determined the
application does meet LOS standards.
Staff analyzed Potable Water and Storm Sewer and found the proposed
amendment meets LOS standards for both.
The Department of Resilience & Public Works analyzed the application for
Transportation LOS and found that the proposed amendment to Restricted
Commercial would result in an increase of 1,243 daily trips, 53 AM Peak Hour
trips, and 151 PM Peak Hour trips.
All concurrency analyses are seen attached separately. See Attachment 1.
Finding 1
Staff finds the proposed amendment is 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 by 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 surge model pursuant to Section
163.3187(2)(h) F.S., as depicted on the CHHA map in Appendix CM-1. The City
shall regularly update Appendix CM-1 as new data is made available. As a
member city of the Southeast Florida Regional Climate Change Compact
(SFRCCC), the City uses the SFRCCC's Unified Sea Level Rise Projection to
create additional Tong -range inundation risk analyses. All updates shall include at
least two planning horizons for shorter -term and longer -term planning efforts.
(See maps CM-3 and CM-4 in Appendix CM-1.)"
File ID # PZ-24-17595 — Page 11
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Analysis 2
The proposed amendment would increase the permitted density of the Subject
Property from 36 to 150 dwelling units per acre. The Subject Property (outlined
in black) is just outside of the Coastal High Hazard Area, which is symbolized by
the blue shapes with 45-degree angle blue lines.
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Finding 2
Staff finds the proposed amendment is consistent with Policy CM-4.1.2 in
that it alone is not in the CHHA.
Criteria 3
Interpretation of the Future Land Use Map
"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
File ID # PZ-24-17595 — Page 12
Place Holder
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 Uran Central Business District and Buena Vista Yards Intensity
Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot
area of the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels
of service for facilities and services included in the City's adopted concurrency
management requirements.
Nonresidential floor area is the floor area the 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."
Analysis 3
The Subject Property is abutting existing "Restricted Commercial" properties.
These existing "Restricted Commercial" properties were recently adopted by
Ordinance 14132 in January 2023. Amending the Subject Property to "Restricted
Commercial" would complete the block bounded by NW 27 Avenue to the east,
NW 20 Street to the north, and the Miami River to the south. Currently, the
Subject Parcel exists as a small pocket of "Light Industrial". With the Subject
Property's small size, not even 0.05 acres, there is an existing difficulty to
redevelop under the existing Future Land Use designation. The proposed
amendment would unify it with its larger assemblage to the south thereby
reducing barriers to redevelopment. Additionally, the Subject Property fronts NW
20 Street and NW 27 Avenue, both of which are identified as major
thoroughfares in Map TR-2 of Appendix TR-1 of the MCNP. This is consistent
with the MCNP's interpretation that commercial uses should be located on
arterial or collector roadways. Below is a shrunken image of Map TR-2 with a
blue dot indicating where the Subject Property is. NW 20 Street is identified as a
"Minor Arterial", and NW 27 Avenue is identified as an "Other Principal Arteria."
Map TR-2 can be seen as a full page attached in Exhibit D — Map TR-2.
File ID # PZ-24-17595 — Page 13
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Finding 3
Staff finds the request consistent with the Interpretation of the Future Land
Use Map.
Criteria 4
Policy LU-1.3.7: "The City shall continue to use the City's Commercial Business
Corridors, Opportunity Zones, and Brownfield Redevelopment Area strategies to
stimulate economic revitalization and encourage employment opportunities."
Analysis 4
The Subject Property is part of a larger assemblage that entered into a
Brownfield Site Rehabilitation Agreement (BSRA) under Brownfield Site ID
BF130401001 at the end of 2023. The executed BSRA can be seen in Exhibit B.
The Subject Property and the larger assemblage have remained vacant since at
least 2005 per Miami -Dade County's aerial imagery database. The applicant's
proposal to amend the FLUM of the Property from "Light Industrial" to "Restricted
Commercial" will unify the larger assemblage's Future Land Use designation,
which will allow for remediation and future development. The larger assemblage
is just over two acres in size, which is large enough to allow for a mixed -use
development that could create new housing opportunities and daily retailing
needs for residents nearby, which would create jobs.
Finding 4
Staff finds the proposed amendment is consistent with Policy LU-1.3.7.
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."
File ID # PZ-24-17595 — Page 14
Place Holder
Analysis 5
The applicant presented the proposed amendment to the Miami River
Commission on October 7, 2024, where they received a recommendation of
approval. As of writing this report, the formal documentation including the
recommendation is not yet available, however, the Miami River Commission will
submit their letter of support for public record to be considered at the Planning,
Zoning & Appeals Board meeting.
Finding 5
Staff finds the proposed amendment is consistent with Policy PA-3.3.2.
CONCLUSION & RECOMMENDATION
Based on the analysis of the area context and the goals, objectives, and policies of the MCNP,
the request to amend the FLUM by changing the designation of the Property located at 1990
NW 27 Avenue from "Light Industrial" to "Restricted Commercial", staff finds the request is
justified based on its participation in an executed Brownfield Site Redevelopment Agreement,
consistency with the Interpretation of the Future Land Use Map, and the support received from
the Miami River Commission.
Based on the above background information, the Planning Department recommends Approval
of the request to amend the FLUM of the Property located 1990 NW 27 Avenue from "Light
Industrial" to "Restricted Commercial."
DocuSigned by:
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David Snow
Planning Director
DocuSigned by:
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Sevanne Steiner, CNU-A
Assistant Director
,--DocuSigned by:
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Kathryn Angleton, AICP
Principal Planner
Attachments:
Exhibit A — Legal Description
Exhibit B — Executed BSRA
Exhibit C — Ordinance 13189 Remedial Actions
Exhibit D — Map TR-2
Attachment 1 — Concurrency Analyses
File ID # PZ-24-17595 — Page 15
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
PZ-24-17595
1/26/2024
1960 NW 27 Avenue LLC
Address: 1990 NW 27 AV
Boundary Streets: North: NW 20 ST East: NW 27 AV
South: Miami River West Miami River
Existing Future Land Use Designation: Light Industrial
Residential Density: 0.05 acres @ 36 DU/acre
Assumed Population 2 Persons
Proposed Future Land Use Designation: Restricted Commercial
Residential Density 0.05 acres @ 150 DU/acre
Assumed Population with Increase 19 Persons
1 DUs
7 DUs
NEIGHBORHOOD INFORMATION
Commission District Office
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
Gerry Curtis Park D1 Office
Basin 0073
YES
J1
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.7
CONCURRENCY ANALYSIS
Increase in Population: 17
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a
10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: PASS
POTABLE WATER
Level of Service standard: 97.54 GCPD
Transmission potential with FLUM change 1,853
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 122 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WASD Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Level of Service standard:
Sufficient capacity to accommodate 5 year min waste flows
Policy SW-1.1.1
Concurrency Test Result: See Notes
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: See Notes
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known.
The Level of Service for Solid Waste was amended with the 2022 EAR and moved away from a per unit metric to a committment to maintaining capacity to
acommodate waste flows for a minimum of five years. The City of Miami requires sufficient Solid Waste capacity to be in place for new development and
redevelopment no later than issuance of a certificate of occupancy or its funcitonal equivalent.
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through the
Interpretation of the 2035/2045 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
Angleton, Kathryn
From:
Sent:
To:
Cc:
Subject:
Attachments:
Concurrency Management <concurrency@dadeschools.net>
Monday, May 6, 2024 11:03 AM
ines.marrero@hklaw.com
Simon, Nathaly; Garcia, Jeannette C.; Ellis, Jacqueline; Angleton, Kathryn
1960 NW 27TH AVE LLC (PZ-24-17595) PH0124040400386 No Impact
1960 NW 27TH AVE LLC (PZ-24-17595) PH0124040400386 No Impact.pdf
CAUTION: This is an email from an external source. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
RE: PUBLIC SCHOOL CONCURRENCY — NO IMPACT
1960 NW 27TH AVE LLC (PZ-24-17595) LOCATED AT 1990 NW 27 AV
PH0124040400386 - FOLIO NO.: 0131330070010
Dear Applicant,
Pursuant to State Statutes and the Interlocal Agreement for Public School Facility Planning, the above -referenced
application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School
District's Preliminary Concurrncy Analysis (School Planning Level Review).
As noted in the School Planning Level Review, the proposed development would yield a maximum residential density of
7 residential units which generate 0 students. At this time, the application has no impact on the public schools in the
area. 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 the 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 305-995-7285
Ivan M. Rodriguez, Director
Facilities Planning
1450 NE 2 Ave., Suite 523
Miami, Florida 33132
305.995.4501
1
Concurrency Management System (CMS)
Miami -Dade County Public Schools
MDCPS Application Number:
Date Application Received:
Type of Application:
Applicant's Name:
Address/Location:
Master Folio Number:
Additional Folio Number(s):
PROPOSED # OF UNITS
SINGLE-FAMILY DETACHED UNITS:
SINGLE-FAMILY ATTACHED UNITS:
MULTIFAMILY UNITS:
Miami -Dade County Public Schools
Concurrency Management System
Preliminary Concurrency Analysis
PH0124040400386
4/4/2024 1:52:42 PM
Public Hearing
Local Government (LG):
LG Application Number:
Sub Type:
1960 NW 27TH AVE LLC (PZ-24-17595)
1990 NW 27 AV
0131330070010
7
0
0
7
Miami
PZ-24-17595
Land Use
CONCURRENCY SERVICE AREA SCHOOLS
Net Available
Capacity
Seats Seats Taken
Required
LOS
Met
Source Type
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of 33.18% included for charter and magnet schools (Schools of Choice).
MCPS has NOT conducted a preliminary public school concurrency review of this application.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
Parks, Recreation, and Open Space Level of Serv►ic
PZ-24-17595
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UNNAMED
0 125 250
500 Feet
Created by: City of Miami Planning Department
Date created: January 31, 2024
N.1Planning\GIS\Concurrency
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Subject Parcel
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- City -Owned Park
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0.25 to 0.5 Mile Walking Distance
NW 20TH ST
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WGI
TRANSPORTATION CONCURRENCY MEMORANDUM
Collin Worth DATE: May 22, 2024
Transportation Project Manager
FILE: PZ-24-17597
SUBJECT: Transportation Concurrency
Analysis
REFERENCES:
FROM: Ravali Kosaraju, WGI ENCLOSURES:
Based on existing and proposed FLR and density for the applications for the project
located at 1990 NW 27 Ave, the maximum potential impact as it relates to trip generation
was calculated. The proposed FLR and density have the potential to result in an increase
of 1243 daily and 151 PM trips.
Based on this preliminary analysis, additional information is needed to help determine the
impact of this application. At the time of redevelopment, a traffic study may be required.
The traffic study should include traffic mitigation if significant impacts to operating levels
of service are identified.
EXISTING TRIP GENERATION
Daily
ITE Trip Generation Characteristics Directional Distribution Baseline Trips External Vehicle Trips Pass -By Capture Net New External Trips
Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total % Trips In Out Total
Single Family Detached Housing
11 210 1.00 DU 500/0 500/0 5 5 9 5 5 9 0 0 5 5 9
5 5 9 5 5 9 5 5 9
PROPOSED TRIP GENERATION
Daily
ITE Trip Generation Characteristics Directional Distribution Baseline Trips External Vehicle Trips Pass -By Capture Net New External Trips
Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total % Trips In Out Total
Strip Retail Plaza (<40k) 11 822 23.00 KSF 50/ 50/ 626 626 1252 626 626 1252 0 0 626 626 1252
626 626 1252 626 626 1252 626 626 1252
Net New Trips 622 622 1243
Land Use
EXISTING TRIP GENERATION
PM Peak
ITE Trip Generation Characteristics Directional Distribution Baseline Trips External Vehicle Trips Pass -By Capture Net New External Trips
ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total % Trips In Out Total
Single Family Detached Housing
11 220 1.00 KSF 630/0 370/0 1 0 1 1 0 1 0 0 1 0 1
1 0 1 1 0 1 1 0 1
Land Use
Strip Retail Plaza (<40k)
PROPOSED TRIP GENERATION
PM Peak
ITE Trip Generation Characteristics Directional Distribution Baseline Trips External Vehicle Trips Pass -By Capture Net New External Trips
ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total % Trips In Out Total
11 822 23.00 KSF 500/0 500/0 76 76 152 76 76 152 0 0 76 76 152
76 76 152 76 76 152 76 76 152
Net New Trips 75 76 151
Land Use
EXISTING TRIP GENERATION
AM Peak
ITE Trip Generation Characteristics Directional Distribution Baseline Trips External Vehicle Trips Pass -By Capture Net New External Trips
ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total % Trips In Out Total
Single Family Detached Housing
11 220 1.00 DU 26% 74% 0 1 1 0 1 1 0 0 0 1 1
0 1 1 0 1 1 0 1 1
Land Use
Strip Retail Plaza (<40k)
PROPOSED TRIP GENERATION
AM Peak
ITE Trip Generation Characteristics Directional Distribution Baseline Trips External Vehicle Trips Pass -By Capture Net New External Trips
ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total % Trips In Out Total
11 822 23.00 KSF 600/0 400/0 32 22 54 32 22 54 0 0 32 22 54
32 22 54 32 22 54 32 22 54
Net New Trips 32 21 53
AERIAL
EPLAN ID: PZ-24-17595
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES) 1990 NW 27 AV
0
125
250
500 Feet
250
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-24-17595
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES) : 1990 NW 27 AV
0
125
Public Parks
and
Recreation
500 Feet
► 1 f
Restricted
Comrimerciaj
Duplex
Residential
250
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-24-17595
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES) : 1990 NW 27 AV
0
125
Public Parks
and
Recreation
500 Feet
► 1 f
Restricted
Comrimerciaj
Duplex
Residential