01-08-2002
The City of
Aventura
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Local Pll1nniv- ..venw
Jeffrey M. Perlow, Mayor
CifT Mmup
Eric M. Soroka
Arthur Berger
Jay R. Beskin
Ken Cohen
Manny Grossman
Harry Hohberg
Patricia Rogers.Libert
Cilv Clerk
Tereaa M. Soroka, CMC
City Attornev
Weiss Serota Helfman
Paatoriza & Guedea
LOCAL PLANNING AGENCY
AGENDA
JANUARY 8,2002 - 6 PM
Government Center
19200 West Country Club Drive
A ventura, Florida 33180
1. CALL TO ORDER\ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. APPROVAL OF MINUTES: November 6, 2001 LPA Hearing
4. PUBLIC HEARING: MOTION RECOMMENDING ADOPTION OF THE
FOLLOWING ORDINANCES:
A. AN ORDINANCE OF THE CITY OF A VENTURA, FLORIDA,
AMENDING THE COMPREHENSIVE MASTER PLAN OF THE CITY
OF A VENTURA BY AMENDING THE FUTURE LAND USE MAP
DESIGNATION FOR THREE (3) PARCELS LOCATED AT 3016, 3030,
AND 3205 NE 188 STREET FROM INDUSTRIAL AND OFFICE TO
MEDIUM IDGH DENSITY RESIDENTIAL; PROVIDING FOR
TRANSMITTAL TO THE DEPARTMENT OF COMMUNITY AFFAIRS;
PROVIDING FOR AN EFFECTIVE DATE.
B. AN ORDINANCE OF THE CITY OF A VENTURA, FLORIDA,
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
A VENTURA BY AMENDING THE ZONING DESIGNATION FOR FOUR
(4) PARCELS LOCATED AT 3000, 3020, 3131 AND 3161 NE 188 STREET
FROM TC2, TOWN CENTER MARINE DISTRICT TO RMF3B,
MULTIFAMILY MEDIUM DENSITY RESIDENTIAL DISTRICT;
PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN
THE CODE; PROVIDING FOR AN EFFECTIVE DATE.
5. ADJOURNMENT.
JIlIlII8Iy 8, 2002 LPA Meeting
This meeting is open to the public. In accordance with the Americans with Disabilities Act of 1990. all persons who are disabled and
who need special accommodations to participate in this meeting because of that disability should contact the Office of the City Clerk.
305-466-890 I, not later than two days prior to such proceeding.
Anyone wishing to appeal any decision made by the City of Aventura Local Planning Agency with respect to any matter considered at
such meeting or hearing will need a record of the proceedings and, for such purpose, may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based.
Agenda items may be viewed at the Office of the City Clerk, City of Aventura Government Center, 19200 West Country Club Drive,
Aventura, Florida, 33180. Anyone wishing to obtain a copy of any agenda item should contact the City Clerk at 305-466-8901.
One or more members of the City of Aventura Advisory Boards may also be in attendance.
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MINUTES
LOCAL PLANNING AGENCY
MEETING
NOVEMBER 6, 2001 6 PM
Government Center
19200 W. Country Club Drive
Aventura, Florida 33160
1. CALL TO ORDER/ROLL CALL: The meeting was called to order at 6:00 p.m. by
Mayor Jeffrey M. Perlow. Present were Commissioners Arthur Berger, Jay R. Beskin,
Ken Cohen, Manny Grossman, Harry Holzberg, Vice Mayor Patricia Rogers-Libert,
Mayor Perlow, City Manager Eric M. Soroka, City Clerk Teresa M. Soroka, and City
Attorney David M. Wolpin. As a quorum was determined to be present, the meeting
commenced.
2. PLEDGE OF ALLEGIANCE: Arthur Barr led the pledge of allegiance.
3. APPROVAL OF MINUTES: A motion to approve the minutes of the October 2,
2001 LPA Hearing was offered by Vice Mayor Rogers-Libert, seconded by
Commissioner Grossman and unanimously passed.
4. PUBLIC HEARING: MOTION RECOMMENDING ADOPTION OF THE
FOLLOWING ORDINANCES:
A. Mr. Wolpin read the following ordinance by title:
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING
THE COMPREHENSIVE MASTER PLAN OF THE CITY OF AVENTURA
BY AMENDING THE FUTURE LAND USE MAP DESIGNATION FOR
FOUR (4) PARCELS LOCATED AT 3000,3020,3131 AND 3161 NE 188
STREET FROM INDUSTRIAL AND OFFICE TO MEDIUM HIGH
DENSITY RESIDENTIAL; PROVIDING FOR TRANSMITTAL TO THE
DEPARTMENT OF COMMUNITY AFFAIRS; PROVIDING FOR AN
EFFECTIVE DATE.
A motion to recommend adoption of the ordinance was offered by Vice Mayor
Rogers-Libert and seconded by Commissioner Cohen. Brenda Kelley,
Community Development Director, addressed the Commission. Mayor Perlow
opened the public hearing. There being no speakers, the pUblic hearing was
closed. The motion passed unanimously.
B. Mr. Wolpin read the following ordinance by title:
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA AMENDING
THE CITY'S LAND DEVELOPMENT REGULATIONS IN ORDER TO
CREATE A NEW MULTIFAMILY RESIDENTIAL ZONING DISTRICT
ENTITLED RMF3B, MULTIFAMILY MEDIUM DENSITY RESIDENTIAL
DISTRICT, PERMITTING THIRTY-FIVE (35) DWELLING UNITS PER
ACRE AND ACCOMPANYING SITE DEVELOPMENT STANDARDS;
AMENDMENT OF THE CITY'S LAND DEVELOPMENT REGULATIONS
IN ORDER TO PROVIDE FOR ADDITIONAL AND REVISED SITE
DEVELOPMENT STANDARDS IN THE RMF3A, MULTIFAMILY
MEDIUM DENSITY RESIDENTIAL DISTRICT; PROVIDING FOR
SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
A motion to recommend adoption of the ordinance was offered by Commissioner
Holzberg and seconded by Vice Mayor Rogers-Libert. Ms. Kelley addressed the
Commission, explained the provisions of the proposed document and provided
input from the public for consideration for inclusion in the ordinance. An
amendment was offered by Commissioner Beskin and seconded by
Commissioner Cohen to delete the standards for Mediterranean design features.
After discussion of the amendment, it was consensus of Commission to further
discuss this issue, including design alternatives, at the November Workshop
meeting. Mayor Perlow offered an amendment to Section (7) on page 6 to read
as follows: All sites abutting a wateIWay shall preserve a visual corridor to the
water and maintain a visual passageway area unencumbered with any structure,
roadway or off-street parking area. The view corridor is required at a side
property line(s) and shall extend the full length of the site from the wateIWay to
the public right-of-way most nearly opposite the waterfront. The width of this
view corridor shall be no less than 10% of the average of two frontages on either
end of the view corridor, to a maximum of 100 feet. A maximum of two (2)
corridors may be provided, however, each corridor shall not be less than 5
percent of the required view corridor. The amendment was seconded by
Commissioner Holzberg and unanimously passed. A motion to incorporate
changes as provided by staff from public input was offered by Vice Mayor
Rogers-Libert, seconded by Commissioner Cohen and unanimously passed.
Mayor Perlow opened the public hearing. There being no speakers, the public
hearing was closed. The motion for approval, as amended, passed unanimously.
Mayor Perlow left the room at this time.
C. Mr. Wolpin read the following ordinance by title:
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA AMENDING
THE OFFICIAL ZONING MAP OF THE CITY OF AVENTURA BY
AMENDING THE ZONING DESIGNATION FOR ONE (1) PARCEL OF
LAND LOCATED AT 2950 NE 188 STREET FROM TC2, TOWN
CENTER MARINE DISTRICT TO RMF3A, MULTIFAMILY MEDIUM
DENSITY RESIDENTIAL DISTRICT; AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF AVENTURA BY AMENDING THE
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ZONING DESIGNATION FOR TWO (2) PARCELS OF LAND LOCATED
AT 3025 AND 3161 NE 188 STREET FROM TC2, TOWN CENTER
MARINE DISTRICT TO RMF3B, MULTIFAMILY MEDIUM DENSITY
RESIDENTIAL DISTRICT; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE; PROVIDING FOR AN
EFFECTIVE DATE
A motion to recommend adoption of the ordinance was offered by Commissioner
Holzberg and seconded by Vice Mayor Rogers-Libert. Vice Mayor Rogers-Libert
opened the public hearing. There being no speakers, the public hearing was
closed. The motion passed unanimously, 6-0.
5. ADJOURNMENT. There being no further business to come before the Local
Planning Agency, the meeting adjourned at 6:53 p.m.
Teresa M. Soroka, CMC, City Clerk
Approved by the LPA on
,2002.
Anyone wishing to appeal any decision made by the City Commission with respect to any matter considered at a
meeting or hearing will need a record of the proceedings and, for such purpose, may need to ensure that a verbatim
record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be
based.
3
CITY OF AVENTURA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE:
TO:
FROM:
BY:
SUBJECT: Small scale amendment to the City's Comprehensive Plan to change the
land use designation of three adjacent parcels on NE 188 Street totaling 2.85
acres from Industrial and Office to Medium High Density Residential.
(03-CPA-01 - Small Scale Amendment)
January 8, 2002 Local Planning Agency Agenda Item -4.J1
January 8, 2002 City Commission Meeting Agenda Item
February 5, 2002 City Commission Meeting Agenda Item
RECOMMENDATION
It is recommended that the City Commission: 1) approve the small scale Comprehensive
Plan amendment to change the land use designation of three adjacent parcels on NE 188
Street totaling 2.85 acres from Industrial and Office to Medium High Density Residential;
and 2) approve the transmittal of the amendment to the Florida Department of Community
Affairs.
THE REQUEST
City staff is requesting a small scale Comprehensive Plan amendment to change the land
use designation of three adjacent parcels on NE 188 Street totaling 2.85 acres from
Industrial and Office to Medium High Density Residential to facilitate a rezoning of the
parcels from TC2 (Town Center Marine District) to RMF3B (Multifamily Medium Density
Residential District).
BACKGROUND
OWNER OF PROPERTIES:
3016 NE 188 Street
3030 NE 188 Street
3205 NE 188 Street
28-2203-000-0391 AGX Realty Inc.
28-2203-000-0380 AGX Realty Inc.
28-2203-000-0330 Bernd Schneider
NAME OF APPLICANT
LOCATION OF PROPERTY
City of Aventura
See Exhibit "A" for location map and Exhibit #2 for
aerial photo
SIZE OF PROPERTIES
Approximately 2.85 acres
DESCRIPTION IBACKGROUND
This past year, the City Commission has held planning and visioning sessions to discuss
future development possibilities on NE 188 Street (Thunder Alley). The City's consultants,
Wallace Roberts & Todd also attended these sessions to discuss overall recommendations
for Thunder Alley as it relates to future development of the Town Center, mixed-use
development on the Loehmann's site. Staff and the City Commission have discussed the
overall uses of the two areas and how the two areas would link and function as separate
mixed-use developments or a continuation of one mixed-use development. During these
meetings, staff has recommended that the City Commission consider the following:
1. Is there a market for the overall proposed retail and office proposed in the City's
Land Development Regulations for the existing TC1 and TC2 districts?; and
2. The overall creation of mixed-use development on the Loehmann's site and
extending down NE 188 Street (disrupted continuation because of the Harbour
Center development and the self-storage facility) may be spreading the retail and
office uses over such a large land mass (approximately 1325 linear feet on both
sides of the street) that there was a concern that the commercial uses on NE 188
Street may struggle due to the removal of this area from the overall "downtown"
developed on the Loehmann's site; and
3. A higher density residential component may be required on the Loehmann's site,
than previously suggested by staff, so as to help support the large amount of
commercial uses in this area; and
4. Office and retail uses on the waterfront may not be the highest and best use of this
presently underutilized land; and
5. Property owners in the area were inclined to sell their properties to prospective
developers. Interest has been continually expressed to the property owners by
residential developers for multi-family development. This supports infill
development guidelines in an area designated as a transportation concurrency
exception area.
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Because of these considerations and recommendations, and following discussion by the
Commission, staff was instructed to proceed with a phased comprehensive plan
amendment and eventual rezoning of some parcels on NE 188 Street to permit residential
development that will support and enhance prospective future development of a mixed-
use, town center in the Loehmann's area.
The existing uses on these parcels include existing marine industry facilities; a vacant lot
where employees of the marine industry uses park their vehicles; and a concrete
manufacturing facility. These present uses, while not entirely water-dependent or water-
related, are private businesses that do not provide general access to the public of the
water and/or views.
ANALYSIS
Future Land Use Designation
Subject Property:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Zoning
Subject Property:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Existing Land Use
Subject property:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Industrial and Office
Town Center
Medium High Density Residential
Business and Office
Industrial and Office
TC2, Town Center Marine District
RMF3, Multi-Family Medium Density Residential District
RMF3, Multi-Family Medium Density Residential District
OP, Office Park District
TC2, Town Center Marine District
marine industry
residential
residential
marine industry and vacant lot
marine industry
Access - Access to each parcel is from NE 188 Street. Access easements are presently
in place.
Conformity to City Comprehensive Plan - The amendment is consistent with policies in
the Future Land Use, Transportation and Coastal and Conservation elements of the City's
Comprehensive Plan. More specifically:
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Future Land Use Element
POlicv 8.2 Applications to amend the City's Future Land Use Plan map shall be
evaluated to consider consistency with the Goals, Objectives and Policies of all
Elements, other timely issues, and in particular the extent to which the proposal, if
approved, would:
1. Satisfy a deficiency in the Plan map to accommodate projected
population or economic growth of the City;
Recent population figures provide information that the City is continuing to
grow and the median age is growing younger. With this growth in population,
the need for housing grows. Previous discussions by the City Commission
addressed concerns that there may not be a need, and the local economy
may not be able to support, the commercial (retail and office) and marine
industry uses presently permitted in the subject property area.
2. Enhance or impede provision of services at adopted LOS Standards;
Traffic - The traffic generation table provided later in this report supports the
proposed amendment in that a decreased projected vehicle trips per day
enhances the provision of traffic services.
Water - The intensity of a maximum 2.0 FAR of commercial uses plus 25
dwelling units per acre as existing permitted use is substantially decreased
with the proposed amendment. Therefore, provision of services will be
enhanced.
Sewer - The intensity of a maximum 2.0 FAR of commercial uses plus 25
dwelling units per acre as existing permitted use is substantially decreased
with the proposed amendment. Therefore, provision of services will be
enhanced.
Mass Transit - A bus transit facility is located at Aventura Mall,
approximately Yo mile from the subject properties. The proposed residential
development will be required to provide pedestrian linkage to or transit
service facilities that are safe and convenient to transit users.
Parks and Recreation - The City presently exceeds LOS standards for park
space. Additionally, the subject properties are within walking distance of
both Founder's Park and the City's proposed Community Recreation Facility,
a public property obtained after the adoption of the City's Comprehensive
Plan.
Stormwater Drainage - The intensity of a maximum 2.0 FAR of commercial
uses plus 25 dwelling units per acre as existing permitted use is substantially
4
decreased with the proposed amendment. Therefore, provision of services
will be enhanced.
Solid Waste - The intensity of a maximum 2.0 FAR of commercial uses plus
25 dwelling units per acre as existing permitted use is substantially
decreased with the proposed amendment. Therefore, provision of services
will be enhanced.
3. Be compatible with abutting and nearby land uses and protect the
character of established neighborhoods; and
The proposed amendment is compatible with abutting and nearby land uses
and, not only protects, but is anticipated to enhance the character of the
neighborhood.
4. Enhance or degrade environmental or historical resources, features or
systems of significance.
The proposed amendment will enhance the environmental systems in that
the proposed residential uses will provide access for residents of the City to
existing waterfront properties through view corridors, living units and/or
pedestrian promenades along the water.
Policv 8.3 The City shall strive to accommodate residential development in suitable
locations and densities which reflect such factors as recent trends in location and
design of residential units; projected availability of service and infrastructure
capacity; proximity and accessibility to employment, commercial and cultural
centers; character of existing adjacent or surrounding neighborhoods; avoidance of
natural resource degradation; maintenance of quality of life and creation of
amenities.
The proposed amendment will accommodate residential development in suitable
locations and densities along the waterfront; projected availability of service and
infrastructure capacity; proximity and accessibility to employment, commercial and
cultural centers; character of existing adjacent or surrounding neighborhoods;
avoidance of natural resource degradation; maintenance of quality of life and
creation of amenities.
Policv 10.1 Aventura shall facilitate redevelopment of substandard or
underdeveloped areas, high intensity activity centers, mass transit supportive
development and mixed use projects to promote energy conservation.
The proposed amendment will facilitate redevelopment of substandard or
underdeveloped areas and permitted mixed-use development.
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Policv 12. 1 All proposed Comprehensive Plan amendments that increase density
(population) shall be required to submit, at the time of application, an analysis of
the impacts of the proposed amendment upon the evacuation routes and
evacuation times as included within the South Florida Regional Hurricane
Evacuation Study, April, 1996, or as may be amended from time to time.
Policv 12.2 The City shall not approve any Comprehensive Plan amendment that
increases density (population) and results in evacuation times exceeding 12 hours.
Address Lot Size Increase in Population Overall Increase
Densitv Factor in Population
3016 NE 188 St 0.645 ac 10 dulac 1.64 11
3030 NE 188 St 0.645 ac 10 dulac 1.64 11
3205 NE 188 St 1.56 ac 10 dulac 1.64 26
Totals 2.85 ac 29 48
The South Florida Regional Planning Council prepared an analysis of the impacts
of the proposed amendment upon the evacuation routes and evacuation times
using the 1996 South Florida Hurricane Evacuation Study Model. It was
determined that the maximum increase in dwelling units resulting from the
proposed amendment would be 29 and the resulting change in clearance is quite
insignificant, a one (1) minute increase. That clearance time increases the present
11.39 hours to 11.41 hours.
Transportation Element
Policv 1.5 The City will develop transportation management strategies, such as
(but not limited to) traffic calming techniques and neighborhood design concepts to
improve efficiency and enhance the safety of the pedestrian, bicycles and transit
riders within the context of an integrated multi-modal transportation system.
The proposed amendment, and associated rezoning and street improvements, will
provide for a safer roadway in that pedestrian traffic and vehicle traffic will be
separated through the construction of sidewalks, which do not presently exist. The
neighborhood design concepts will provide pedestrian promenades along the
water, thereby further separating pedestrian traffic from vehicle traffic. The
proposed residential development will be required to provide pedestrian linkage to
or transit service facilities that are safe and convenient to transit users.
Policv 4.3 Transit service shall be linked to major trip attractors and generators and
the transportation disadvantaged. Transit service shall be located such that they
are safe and convenient to transit users.
The proposed amendment will allow for redevelopment of residential uses adjacent
to an area which allows for mixed-use development. Any new residential
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development will be required to provide pedestrian linkage to or transit service
facilities that are safe and convenient to transit users.
Policy 4.4 Transit service will be located in areas which the future land use map will
support transit service, such as town center, transit terminals, commercial areas
and higher density residential areas.
The proposed amendment will allow for redevelopment of residential uses adjacent
to the town center area. Any new residential development will be required to
provide pedestrian linkage to or transit service facilities that are safe and
convenient to transit users.
Policy 4.6 Sidewalks shall link residential development to transit stops and
shelters.
NE 188 Street is presently a two-lane, non-sidewalked, dead-end street. The City
is presently proceeding with the development of a 23,000 SF community
recreational facility on the north side of the east end of the street, and street
improvements that will provide sidewalks. Presently there is no public
transportation provided on this street, nor is there adequate pedestrian
accessibility. The community recreational facility and the town center area will be
providing transit stops and shelter. The proposed amendment will allow for
redevelopment of residential uses adjacent to the town center area and the City's
community recreational facility. Any new residential development will be required
to provide pedestrian linkage to or transit service facilities through the use of
sidewalks andlor waterfront promenades.
Conservation and Coastal Management Element
Policy 9.2 The City shall maintain the adopted levels of service on the local
roadways based on the future land use plan to achieve a reasonable evacuation
time.
The traffic generation table provided later in this report supports the proposed
amendment in that a decreased projected vehicle trips per day enhances the
provision of transportation (traffic) services, thereby maintaining the adopted levels
of service on local roadways to achieve a reasonable evacuation time.
Policv 12.1 Shoreline uses within Aventura shall be prioritized according to the
following order:
1. Conservation uses
2. Water-dependent uses
3. Water-related uses
4. Uses not dependent or related to shoreline access
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In the priority listing shown above, the City presently owns a three (3) acre site, and
is in the process of constructing a community recreational facility at the tip of NE
188 Street, directly on the water. This facility is scheduled to open in late 2002.
This facility will not only provide access to the water by all residents of the City, but
will also provide open space/passive areas on the site. This use will conserve the
site for use by the general public. Furthermore, the City is in the process of
obtaining, adjacent to the community recreation facility site, a three (3) acre parcel
in order to construct a much needed charter elementary school. This facility is
scheduled to open for the school session in 2003. These two (2) facilities will
operate as joint-use facilities and together will provide access to the
shoreline/waterfront to all residents of the City.
In the backup information for the City's adopted comprehensive plan, the water-
dependent and water-related uses were identified as the seven (7) marine
industry/marinas on NE 188 Street and NE 185 Street. However, as the City
Commission is aware, these property owners are marketing their properties for sale.
Staff discussions with the present marine use tenants and/or property owners
included discussions that it was hard to operate their businesses with residential
uses across the canals because of the noise and smells; many of the industry
businesses do not depend on the water because they trailer their boats to other
areas to put them in the water, if required. Therefore, what the Commission
originally wished to preserve as water-dependent or water-related uses may not be
realistic as evidenced by the present owners' desires to sell and move.
Furthermore, the present uses on the site restrict access and views of the
shorelinelwaterfront to the residents of the City since they are private, industrial type
uses, restricting access by the general public.
Staff supports residential uses in this area in that the general public will be able to
take advantage of direct water views through the use of pedestrian promenades
along the water, especially when these pedestrian access ways serve to link the
town center area with the City's community recreational facility located at the far
eastern end of NE 188 Street.
Policv 12.4 Amendments to the Future Land Use Plan Map shall not reduce the
proportion of shoreline properties dedicated to water-dependent uses or reduce the
access of water-dependent uses to such properties.
The present uses on the site restrict access and views of the shorelinelwaterfront to
the residents of the City since they are private, industrial type uses, restricting
access by the general public.
Staff supports residential uses in this area in that the general publiC will be able to
take advantage of direct water views through the use of pedestrian promenades
along the water, especially when these pedestrian access ways serve to link the
town center area with the City's community recreational facility located at the far
eastern end of NE 188 Street.
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Policv 12.5 Amendment to the Future Land Use Plan Map shall not reduce the
proportion of shoreline properties dedicated to water related uses or reduce the
access of water-related uses to such properties.
The present uses on the site restrict access and views of the shoreline/waterfront to
the residents of the City since they are private, industrial type uses, restricting
access by the general public.
Staff supports residential uses in this area in that the general public will be able to
take advantage of direct water views through the use of pedestrian promenades
along the water, especially when these pedestrian access ways serve to link the
town center area with the City's community recreational facility located at the far
eastern end of NE 188 Street.
Policv 12.6 New multi-family residential development, contiguous to the shoreline,
shall be water dependent, water related, or at a minimum shall include
environmentally compatible shoreline access facilities such as walkways, piers, and
viewing areas with landscaping grouped or spaced for views of and from the water.
The proposed amendment will require that residential redevelopment provide view
corridors to the water and pedestrian walkways/promenades along the waterfront.
Furthermore, as an extension of the town center, and as support to the City's
community recreational facility, which facility will provide walkways, piers and
viewing areas, pedestrian walkways and linkage of uses through the multi-family
residential districts will be required.
Traffic Generation - The City's traffic engineers have prepared traffic generation
information relative to existing counts, previous approved uses, existing permitted uses
and the proposed amendment. The following information is calculated according to the
general land area as specified in each table. Proposed trips generated by the elementary
school and community recreation facility are also provided.
NE 188 Street Generation
Existin Tri s
AM Peak
PM Peak
130
142
Zoning Category
Vehicle Trips per Day
10,743
44,675
4,290
9
Total 6.03 acres Vehicle Trips AM Peak PM Peak
(Comm. Rec. Facility and per Day
Charter Elem. school sites)
Community Recreation Facility 1,102 204 196
and Charter Elementarv School
IU-2 (MDC industrial zonina) 3,667 484 516
OP and CF existina Citv zonina 3,848 584 485
Part of the Larger Plan - As previously discussed in this report, the City Commission has
reviewed the overall concept and future of this area of the City, including the Loehmann's
area, the City's proposed Community Recreation Facility and adjacent school site, and all
surrounding properties. The City Commission has determined that the proposed
residential uses are an integral part in providing support and vitality to the proposed mixed-
use, town center development to the west of NE 188 Street. The City's consultants
advised that the existing zoning on these properties (TC-2) provided for retail and office
uses that may not have been economically feasible and, in fact, may have spread these
commercial uses into areas that could not support their intensity and location.
School - The City is proceeding with the construction of a charter elementary school on
the north side of NE 188 Street, east of the proposed amendments area. The proposed
residential uses on this street and the growing number of school age children in the City
support the need for an elementary school and actually provide much more compatible
uses for the school versus the existing commercial, manufacturing and marine uses
presently allowed on the street. Furthermore, the anticipated decrease in traffic generation
through reduced vehicle trips per day provides for much more compatible uses and
significant impact on increased traffic safety on the street.
Conformity to City Land Development Regulations - The proposed amendment will
facilitate a proposed rezoning from TC2, Town Center Marine District to RMF38
(Multifamily Medium Density Residential District).
Coastal High Hazard Location - The location of this site is not in a designated coastal
high hazard area.
Istaff reportslO3-CPA-Ol camp plan SCD3
10
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EXHIBIT "A"
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ORDINANCE NO. 2002 -_
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA,
AMENDING THE COMPREHENSIVE MASTER PLAN OF
THE CITY OF AVENTURA BY AMENDING THE FUTURE
LAND USE MAP DESIGNATION FOR THREE (3)
PARCELS LOCATED AT 3016, 3030, AND 3205 NE 188
STREET FROM INDUSTRIAL AND OFFICE TO MEDIUM
HIGH DENSITY RESIDENTIAL; PROVIDING FOR
TRANSMITTAL TO THE DEPARTMENT OF COMMUNITY
AFFAIRS; PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Department of Community Affairs of the State of Florida found in
compliance the City of Aventura Comprehensive Plan (the "Plan") in February 1999; and
WHEREAS, the Future Land Use Map of the Comprehensive Plan designated the
subject property Industrial and Office, consistent with the existing Miami-Dade County
Comprehensive Plan; and
WHEREAS, City staff is requesting a small scale Comprehensive Plan
amendment, through Application No. 03-CPA-01, to change the land use designation of
three adjacent parcels on NE 188 Street totaling 2.85 acres from Industrial and Office to
Medium High Density Residential; and
WHEREAS, the City Commission believes it is in the best interest of the public to
amend the future land use map designation on the subject properties from Industrial
and Office to Medium High Density Residential; and
WHEREAS, the Plan amendment will not result in impacts on any infrastructure
system that will exceed established level of service standards and is otherwise
consistent with the goals, objectives and policies of the Plan to the extent the
application is granted herein; and
Ordinance No. 2002-_
Page 2
WHEREAS, this residential land use small scale amendment meets the
residential density criteria pursuant to Chapter 163.3187(c)(1 )(f) Fla. Stat.; and
WHEREAS, the Local Planning Agency has reviewed the application pursuant to
the required public hearing and has recommended approval to the City Commission;
and
WHEREAS, the City Commission believes the amendment will maintain the
unique aesthetic character of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, AS FOLLOWS:
Section 1. PurDose. This Ordinance is intended to preserve the unique
aesthetic character of the City and ensure that adjacent land uses are compatible. It is
further intended to protect property values, create a better business climate, enhance
the physical appearance of the community and preserve the natural beauty of the City.
Section 2. Amendment of Future land Use MaD Desianation. The future
land use map designations of three (3) parcels totaling approximately 2.85 acres
located at 3016 NE 188 Street (Folio Number 28-2203-000-0391) and 3030 NE 188
Street (Folio Number 28-2203-000-0380) and 3205 NE 188 Street (Folio Number 28-
2203-000-0330) (see Exhibit "A" for property locations) are hereby changed from
Industrial and Office to Medium High Density Residential.
Section 3. Severabilitv. The provisions of this Ordinance are declared to be
severable and if any section, sentence, clause or phrase of this Ordinance shall for any
Ordinance No. 2002-_
Page 3
reason be held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining sections, sentences, clauses, and phrases of this Ordinance
but they shall remain in effect, it being the legislative intent that this Ordinance shall
stand notwithstanding the invalidity of any part.
Section 4. Inclusion in the Comprehensive Plan. It is the intention of the City
Commission, and it is hereby ordained that the provisions of this Ordinance shall become
and be made a part of the Comprehensive Plan of the City of Aventura and that the
Future Land Use Map of the Comprehensive Plan may be revised so as to accomplish
such intentions.
Section 5. Transmittal. The City Clerk is directed to transmit the amendment
to the State of Florida Department of Community Affairs.
Section 6. Effective Date. This Ordinance shall be effective pursuant to
Chapter 163 ofthe Florida Statutes.
The foregoing Ordinance was offered by Commissioner ,
who moved its adoption on first reading. This motion was seconded by Commissioner
and upon being put to a vote, the vote was as follows:
Commissioner Arthur Berger
Commissioner Jay R. Beskin
Commissioner Ken Cohen
Commissioner Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Patricia Rogers-Libert
Mayor Jeffrey M. Perlow
The foregoing Ordinance was offered by Commissioner
, who moved its adoption on second reading. This motion was
seconded by Commissioner and upon being put to a vote, the vote
was as follows:
Ordinance No. 2002-_
Page 4
Commissioner Arthur Berger
Commissioner Jay R. Beskin
Commissioner Ken Cohen
Commissioner Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Patricia Rogers-Libert
Mayor Jeffrey M. Perlow
PASSED on first reading this 8th day of January, 2002.
PASSED AND ADOPTED on second reading this 5th day of February, 2002.
JEFFREY M. PERLOW, MAYOR
ATTEST:
TERESA M. SOROKA, CMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
CITY ATTORNEY
This Ordinance was filed in the Office of the City Clerk this _ day of
,2002.
CITY CLERK
Ii.
N
EXHIBIT "A"
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giving our stuclents tile WOI 1</
D;stricr Dlr&ctClr
An" Rijo-Concl6
January 7, 2002
JAN 0 7 2002
Miami-Oade County Scllool Boatd
Psrta TQbsf'es Hsntman, Chair
Dr. MichBflI M. Krop. Vice Chair
Frank J, Bolanos
Frank J. Cobo
Dr. Robert B. Ingrom
Betsy H. Kap!tm
Manly Sabares Morse
Dr. Marta Perez
Dr. Solomon C. Stinson
Ms. Brenda Kelley, Director
Community Development Department
City of Aventura
19200 west Country Club Drive
Aventura, Florida 33180
RECEIVED
COMMUNITY OE\fLOPMENT
Re:
Small Scale Plan Amendment To Allow For Land Use Changes At
3016 N.E.188 Street
3030 N.E. 188 Stl'eet
3205 N.E. 188 Street
Sup~rintendg"t
of Schools'
Marrel! R. Sliorheim
Dear Ms. Kelley:
Pursuant to the City of Aventura's (City) request and the requirements of Florida Statute 235.193(2). C1ttached
please find Miami.Dade County Public Schools (School District) school impact analyses for the above referenced
applications. The CIty is proposing land use changes on three (3) sites a/l from industrial and office to medium
high density residential. In total, the proposed land use changes would allow 27 addltlon8l units and would
generate a school impact of 5 students; 4 elementary SChool students ana 1 middle school student.
lhe schools that would be Impacted by the proposed changes are over capacity, based on the data provided by the
OffIce of Information Technology. Please see attached analyses,
Please note the SchOOl DistrICt's 5-year work plan does InClude several relief schools in the area (see attached
analyses).
In accordance with established School Board poliCy, this letter should not be construed as commentary on the
merits of the pending zOning application. Rathel', it is an attempt to provide relevant Information to the City
CommisSIon on the ptJblic schools that Will likely serve the proposed develQpment.
I would appreciate if the district school information i5 made available for Commission review. ShouI<J you have any
questions, pfease call me at (305) 995-7262.
&11 .
.... A. D"'it AlCP ' ~
AAO;lhh
L-357
Attachments
cc:
Ms. Ana Rijo-Conde
Ms. Sally Osbomo
..
Govemmfllltlll Afflln .nd Land Use Policy and Acquisition. 1450 N.E. 200 Avenue, Suit. 525. Miami, FloTlda 33132
305-995-1280. FAK 305-985-7295. www.l.ci(.dade.1c12.tI.us
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SCHOOL IMPACT REVIEW ANALYSIS
APPLICANT:
City of Aventura
REQUEST:
Small Scale Comprehensive Plan amendment to allow for a land use change
from Industrial and Office to Medium High Density Residential
ACRES:
.645
LOCATION:
3016 N.E. 188 Street
PROPOSED RESIDENTIAL
DEVELOPMENT
CURRENTLY ALLOWED
UNDER EXISTING LAND
USE DESIGNATION
NET
INCREASE
NUMBER OF
UNITS;
22 Multi-Family Units
16 Multi-Family Units
6 Multi-
Family Units
ESTIMATED
STUDENT
POPULATION:
4 students
3 students
1 student
ELEMENTARY:
MIDDLE:
SENIOR:
2
1
1
2
1
o
1
o
o
SCHOOLS SERVING AREA OF APPLICATION:
ELEMENTARY:
Ojus Elementary- 18600 West Dixie Highway
Greynolds Park Elementary-1636 N.E. 179 Street (K-l only)
MIDDLE:
Highland Oaks Middle- 2375 N.E. 203 Street
SENIOR:
Dr. Michael M. Krop Senior HIgh- 1410 N.E. 215 Street
The following population and facility capacity data are as reported by the Office of Information
Technology. as of December 8. 2001:
STUDENT PERMANENT UTILIZATION UTILIZATION
POPULATION UTILIZATION FISH DESIGN PERMANENT +
CAPACIlY RElOCATABlES
PROGRAM
CAPACITY
(1) (2) (3)
Greynolds Park EI. 1386 126% 99% 115%
(including PlC C)
Ojus Elementary 862 251% 201% 128%
Highland Oaks Middle 2307 207% 155% 133%
Dr. Michael M. Krop Sr. 3294 144% 137% 135% .
1) Ratio of lOtal students lO permenent student statiom>
2) Retio of tolal.nudentB to permanent and relocatable (pottable) atudent stations
3} RaUo of total students to permanent and reloeatable (portable) student stations after procrammatie changes
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PlANNED REUEF SCHOOLS IN 11-tE AREA:
~
State School D (Elementary)
State School RR -1 (Middle)
Primary leaming Center .p.
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.D=jgo
Site Acquisition
Planning & Design
Funding Available for
construction on site
to be determined
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200212003
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SCHOOL IMPACT REVIEW ANAlYSIS
APPLICANT;
City of Aventura
REQUEST:
Small Scale Comprehensive Ptan amendment to allow for a land use ctwnge from
Industrial and Office to Medium High Density Residential
ACRES:
.645
lOCATION:
3030 N.E. 188 street
PROPOSED RESIDENTIAL
DEVELOPMENT
CURRENTLY ALLOWED
UNDER EXISTING LAND
USE DESIGNATION
NET
INCREASE
NUMBER OF
UNITS:
22 Multi-Family Units
1.6 Multi-Family Units
6 Multi.
Family Units
ESTIMATED
SlUDENT
POPULATION:
4 students
3 students
1 student
ELEMENTARY;
MIDDLE:
SENIOR:
2
1
1
2
1
o
1
o
o
SCHOOLS SERVING AREA OF APPLICATION:
ELEMENTARY:
Ojus Elementary. 18600 West Dixie Highway
Greynolds Park Elementary -1.536 N.E. 179 Street (K-1 only)
MIDDLE:
Highland Oaks Middle - 2375 N.E. 203 Street
SENIOR:
Dr. Michael M. Krop Senior High. 1410 N.E. 21.5 Street
The following population and facility capacity data are as reported by the Office of Information
Technology, as of December 8. 2001:
STUDENT PERMANENT UTILIZATION UTlUZATlON
POPULATION UTILIZATION FISH DESIGN PERMANENT +
CAPACITY RELOCATABlES
PROGRAM
CAPACllY
(1) (2) (3)
Greynolds Park EI. 1386 126% 99% 115%
(including PLC C)
OjU5 Elementary 862 251% 201% 128%
Highland Oaks Middle 2307 207% 155% 133%
Dr. Michael M. Krop Sr. 3294 144% 137% 135%
.
1) Ratio of total students to permanent student station5
2) Ratio of total students to permanent and relOClltable (portable) student stations
3) Retia of total students to permanent and relocatable (pOl1eble) stucient ..tatlon5 after protraml118tic chanaes
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PLANNED RELIEF SCHOOLS IN THE AREA:
SdlOQl
State School 0 (Elemental)')
State School RR -1 (Middle)
Primal)' Learning Center.po'
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Planning & Design
Funding Available for
construction on site
to be determined
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SCHOOL IMPACT REVIEW ANALYSIS
APPLICANT:
City of Aventura
REQUEST:
Small Scele Comprehensive Pfan amendment to allow for a lartd use change from
Industrial and Office to Medium High Density Residential
ACRES:
1.56
LOCATION:
3205 N.E.1S8 Street
PROPOSED RESIDENTIAL
DEVELOPMENT
CURRENTLY ALLOWED
UNDER EXISTING LAND
USE DESIGNATION
NET
INCREASE
NUMBER OF
UNITS:
54 Multi-Family Units
39 Multi-Family Units
15 Multi-
Family Units
ESTIMATED
STUDENT
POPULATION:
11 students
8 students
3 students
ELEMENTARY:
MIDDLE:
SENIOR:
6
3
2
4
2
:2
2
1
o
SCHOOLS SERVING AREA OF APPLICATION:
ELEMENTARY:
Ojus Elementary .18600 West Dixie Highway
Greynolds Park Elementary - 1536 N.E. 179 Street (K-l only)
MIDDLE:
Highland Oaks MIddle - 2375 N.E. 203 Street
SENIOR:
Dr. MIChael M. Krop Senior High. 1410 N.E. 215 Street
The following population and faCility capacity data are as reported by the Office of Information
Technology, as of December 8,2001:
STUDENT PERMANENT UTILIZATION UTILIZATION
POPULATION UTILIZATION FISH DESIGN PERMANENT +
CAPACITY RELOCATABlES
PROGRAM
CAPACITY
(1) . (2) (3)
Greynolds Pa rk EI. 1386 126% 99% 115%
{including PLC C}
Ojus Elementary 862 251% 201% 128%
Highland Oaks Middle 2307 207% 155% 133%
Dr. Michael M. Krop Sr. 3294 144% 137% :135%
.
1) Ratio of total students to permanent student stations
2) RaUO of total students to permanent and relocatable (portable) student stations
3) Ratio of total students to penmlnsnt and relocatable (POrtable) student stations aner prowammatic chanies
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PLANNED RELIEF SCHOOLS IN THE AREA:
~
State School 0 (Elementary)
state SChool RR -1 (Middle)
Primary Leamlng Center "P"
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Site AcquiSition
Planning & Design
Funding Available for
construction on site
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Date
2002/2003
2002/2003
.
CITY OF AVENTURA
COMMUNITY DEVELOPMENT DEPARTMENT
ME;MORANDUM
DATE:
TO:
FROM:
BY:
SUBJECT: Amendment of the Official Zoning Map of the City of Aventura by amending
the zoning designation for four adjacent parcels on NE 188 Street totaling
7.19 acres from TC2, Town Center Marine District to RMF3B, Multifamily
Medium Density Residential District. (02-REZ-01)
January 8, 2002 Local Planning Agency Agenda Item -1...fi
January 8, 2002 City Commission Meeting Agenda Item
February 5, 2002 City Commission Meeting Agenda Item
B.ECQMfJlENDATION
It is recommended that the City Commission approve an amendment of the Official
Zoning Map of the City of Aventura by amending the zoning designation for four
adjacent parcels on NE 188 Street totaling 7.19 acres from TC2, Town Center Marine
District to RMF3B, Multifamily Medium Density Residential District.
THE REQUEST
City staff is requesting an amendment of the Official Zoning Map of the City of Aventura
by amending the zoning designation for four adjacent parcels on NE 188 Street totaling
7.19 acres from TC2, Town Center Marine District to RMF3B, Multifamily Medium
Density Residential District
BACKGROUND
OWNER OF PROPERTIES:
3000 NE 188 Street
3020 NE 188 Street
28-2203-000-0390 Racing Properties Ltd.
28-2203-000-0410 188 Street Realty tnc
3131 NE 188 Street
3161 NE 188 Street
28-2203-000-0297 Racing Properties Ltd.
28-2203-000-0010 Racing Properties Ltd.
NAME OF APPLICANT
City of Aventura
LOCATION OF PROPERTY
See Exhibit. 1>\' for location map and Exhibit #2
for aerial photo
SIZE OF PROPERTIES
Approximately 7.19 acres
D!;S~RIPTION IBACKGRpUND
This past year, the City Commission has held planning and visioning sessions to
discuss future development possibilities on NE 188 Street (Thunder Alley). The City's
consultants, Wallace Roberts & Todd also attended these sessions to discuss overall
recommendations for Thunder Alley as it relates to future development of the Town
Center, mixed-use development on the Loehmann's site. Staff and the City
Commission have discussed the overall uses of the two areas and how the two areas
would link and function as separate mixed-use developments or a continuation of one
mixed-use development. During the meetings, staff has recommended that the City
Commission consider the following:
1. Is there a market for the overall proposed retail and office proposed in the City's
Land Development Regulations for the existing TC1 and TC2 districts?; and
2. The overall creation of mixed-use development on the Loehmann's site and
extending down NE 188 Street (disrupted continuation because of the Harbour
Center development and the self-storage facility) may be spreading the retail
and office uses over such a large land mass (approximately 1325 linear feet on
both sides of the street) that there was a concem that the commercial uses on
NE 188 Street may struggle due to the removal of this area from the overall
"downtown" developed on the Loehmann's site; and
3. A higher density residential component may be required on the Loehmann's site,
than previously suggested by staff, so as to help support the large amount of
commercial uses in this area; and
4. Office and retail uses on the waterfront may not be the highest and best use of
this presently underutilized land; and
5. Property owners in the area were inclined to sell their properties to prospective
developers. Interest has been continually expressed to the property owners by
residential developers for multi-family development. This supports infill
development guidelines in an area designated as a transportation concurrency
exception area.
Because of these considerations and recommendations, and following discussion by
the Commission, staff was instructed to proceed with a comprehensive plan
amendment and eventual rezoning of some parcels on NE 188 Street to permit
residential development that will support and enhance prospective future development
of a mixed-use, town center in the Loehmann's area.
2
The existing uses on these parcels include existing marine industry and boat storage
facilities; a vacant building, sometimes used for boat storage; and a vacant lot with two
existing small, vacant, abandoned structures. The present uses, while not entirely
water-<lependent or water-related, are private businesses that do not provide general
access to the public of the water and/or views.
ANALYSIS
Future Land Use Designation
Subject Property:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Zoning
Subject Property:
Properties to the North:
District
Properties to the South:
District
District
Properties to the East:
Properties to the West:
Existing Land Use
Subject property:
Properties to the North:
Properties to the South:
Properties to the East:
Properties to the West:
Industrial and Office
Town Center
Medium High Density Residential
Industrial and Office
Medium High Density Residential
TC2, Town Center Marine District
RMF3, Multi-Family Medium Density Residential
RMF3, Multi-Family Medium Density Residential
RMF3A, Multifamily Medium Density Residential
TC2, Town Center Marine District
TC2, Town Center Marine District
vacant lot, marine industry, concrete manufacturing
residential
residential
marine industry
marine industry, vacant buildings
Access - Access to each parcel is from NE 188 Street. Access easements are
presently in place.
Confonnity to City Comprehensive Plan - The proposed amendment is conditioned
on a Comprehensive Plan amendment to change the land use designation of four
adjacent parcels on NE 188 Street totaling 7.19 acres from Industrial and Office to
Medium High Density Residential to facilitate a rezoning of the parcels from TC2 (Town
Center Marine District) to RMF3B (Multifamily Medium Density Residential District).
3
Standards for reviewing proposed amendments to the OffIcial Zoning Map:
1. The proposed amendment is consistent with goals, objectives and policies of the
City's Comprehensive Plan.
The proposed amendment will be consistent with goals, objectives and policies of
the City's Comprehensive Plan provided the City Commission approves an
amendment to the land use designations for these parcels from Industrial and Office
to Medium High Density Residential.
2. The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses.
The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses.
3. The subject property is physically suitable for the uses permitted in the proposed
district.
The subject properties are physically suitable for the uses permitted in the proposed
district.
4. There are sites available in other areas currently zoned for such use.
There are sites available in other areas currently proposed to be rezoned for the
RMF3B uses, however, the rezoning of the sites to RMF3B is conditioned on the
City Commission's approval to amend the Land Development Regulations to create
this new zoning district.
5. If applicable, the proposed change will contribute to redevelopment of an area in
accordance with an approved redevelopment plan.
As discussed during planning and visioning sessions, as referenced in this report,
the proposed change will contribute to redevelopment of an area in accordance with
a redevelopment plan.
6. The proposed change would adversely affect traffic patterns or congestion.
The traffic generation table provided later in this report supports the proposed
amendment in that a decreased projected vehicle trips per day enhances the
provision of traffic services.
7. The proposed change would adversely impact population density such that the
demand for water, sewers, streets, recreational areas and facilities, and other public
facilities and services would be adversely affected.
4
Address Lot Size Increase in Population Overall
Density Factor Increase in
Pooulation
3000 NE 188 St 1.126 ac 10 dulac 1.64 18
3020 NE 188 St 2.63 ac 10 dulac 1.64 43
3131 NE 188 St 2.18 ac 10 dulac 1.64 36
3161 NE 188 St 1.25 ac 10 dulac 1.64 20
Totals 7.19 ac 71 117
As shown on the above table, the proposed change has a minimal affect on
population density and actually decreases the demand for water, sewers, streets,
and other public facilities and services compared to the presently permitted uses.
1. Whether the proposed change would have an adverse environmental impact on the
vicinity.
The proposed change will not have an adverse environmental impact on the vicinity.
2. Whether the proposed change would adversely affect the health, safety, and
welfare of the neighborhood or the City as a whole.
The proposed change will not adversely affect the health, safety, and welfare of the
neighborhood or the City as a whole.
Traffic Generation - The City's traffic engineers have prepared traffic generation
information relative to existing counts, previous approved uses, existing permitted uses
and the proposed amendment. The following information is calculated according to the
general land area as specified in each table. Proposed trips generated by the
elementary school and community recreation facility are also provided.
NE 188 Street Generation
Existin Tri
AM Peak
PM Peak
130
142
Zoning Category
Vehicle Trips per Day
10,743
44,675
4,290
5
Total 6.03 acres Vehicle Trips AM Peak PM Peak
(Comm. Rec. Facility and per Day
Charter Elem. school sites)
Community Recreation Facility 1,102 204 196
and Charter Elementarv School
IU-2 (MDC industrial zonina) 3,667 484 516
OP and CF existina Citv zoning 3,848 584 485
Part of the Larger Plan - As previously discussed in this report, the City Commission
has reviewed the overall concept and future of this area of the City, including the
Loehmann's area, the City's proposed Community Recreation Facility and adjacent
school site, and all surrounding properties. The City Commission has determined that
the proposed residential uses are an integral part in providing support and vitality to the
proposed mixed-use, town center development to the west of NE 188 Street. It was
determined by the City's consultants that the existing zoning on these properties (TC-2)
provided for retail and office uses that may not have been economically feasible, and in
fact, may have spread these commercial uses into areas that could not support the
intensity and location.
School - The City is proceeding with construction and management of a charter
elementary school on the north side of NE 188 Street, east of the proposed
amendments area. The proposed residential uses on this street support the need for
an elementary school and actually provide much more compatible uses for the school
versus the existing commercial and marine uses presently allowed on the street.
Furthermore, the anticipated decrease in traffic generation through reduced vehicle
trips per day provides for much more compatible uses and significant impact on
increased traffic safety on the street.
Istaff roportoI01-REZ.Q1 rezonlng NE 188 St SCD1
6
6
N
tJ.T-S.
v
3161 3131
ST
1a&THST
3020
3000
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ORDINANCE NO. 2002-_
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA,
AMENDING THE OFFICIAL ZONING MAP OF THE CITY
OF AVENTURA BY AMENDING THE ZONING
DESIGNATION FOR FOUR (4) PARCELS LOCATED AT
3000,3020,3131 AND 3161 NE 188 STREET FROM TC2,
TOWN CENTER MARINE DISTRICT TO RMF3B,
MULTIFAMILY MEDIUM DENSITY RESIDENTIAL
DISTRICT; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Aventura has held planning and
visioning sessions to discuss future development possibilities on NE 188 Street
(Thunder Alley). Pursuant to these sessions, staff was instructed to proceed with a
comprehensive plan amendment and eventual rezoning of some parcels on NE 188
Street to permit residential development that will support and enhance prospective
future development of a mixed-use, town center in the Loehmann's area; and
WHEREAS, the City of Aventura is desirous of amending the Official Zoning Map
of the City of Aventura by amending the zoning designation for four parcels on NE 188
Street totaling 7.19 acres from TC2, Town Center Marine District to RMF3B, Multifamily
Medium Density Residential District; and
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with law; and
WHEREAS, the City Commission has been designated as the local planning
agency for the City pursuant to Section 163.3174, Florida Statutes; and
WHEREAS, the Local Planning Agency has reviewed the application pursuant to
Ordinance No. 2002-
Page 2
the required public hearing and has recommended approval to the City Commission;
and
WHEREAS, the City Commission has reviewed the action set forth in this
Ordinance and has determined that such action is consistent with the Comprehensive
Plan and intended use of the land.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, THAT:
Section 1. That the Official Zoning Map of the City of Aventura is hereby
amended by amending the zoning designation for four parcels of land located at 3000
NE 188 Street (Folio Number 28-2203-000-0390) and 3020 NE 188 Street (Folio
Number 28-2203-000-0410) and 3131 NE 188 Street (Folio Number 28-2203-000-
0297) and 3161 NE 188 Street (Folio Number 28-2203-000-0010) from TC2, Town
Center Marine District to RMF3B, Multifamily Medium Density Residential District (see
Exhibit "A" for property location).
Section 2. Severabilitv. The provisions of this Ordinance are declared to be
severable and if any section, sentence, clause or phrase of this Ordinance shall for any
reason be held to be invalid or unconstitutional, such decision shall not affect the validity
of the remaining sections, sentences, clauses, and phrases of this Ordinance but they
shall remain in effect, it being the legislative intent that this Ordinance shall stand
notwithstanding the invalidity of any part.
Ordinance No. 2002-
Page 3
Section 3. Inclusion in the Code. It is the intention of the City Commission, and
it is hereby ordained that the provisions of this Ordinance shall become and be made a
part of the Code of the City of Aventura and that the Official Zoning Map of the City may
be revised so as to accomplish such intentions.
Section 4. Effective Date. This Ordinance shall be effective immediately upon
adoption on second reading.
The foregoing Ordinance was offered by Commissioner
who moved its adoption on first reading. This motion was seconded by Commissioner
and upon being put to a vote, the vote was as follows:
Commissioner Arthur Berger
Commissioner Jay R. Beskin
Commissioner Ken Cohen
Commissioner Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Patricia Rogers-Libert
Mayor Jeffrey M. Perlow
The foregoing Ordinance was offered by Commissioner
who moved its adoption on second reading. This motion was seconded by
Commissioner
and upon being put to a vote, the vote was as follows:
Commissioner Arthur Berger
Commissioner Jay R. Beskin
Commissioner Ken Cohen
Commissioner Manny Grossman
Commissioner Harry Holzberg
Vice Mayor Patricia Rogers-Libert
Mayor Jeffrey M. Perlow
PASSED on first reading this 8th day of January, 2002.
Ordinance No. 2002-
Page 4
PASSED AND ADOPTED on second reading this 5th day of February, 2002.
JEFFREY M. PERLOW, MAYOR
ATTEST:
TERESA M. SOROKA, CMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
CITY ATTORNEY
This Resolution was filed in the Office of the City Clerk this _ day of
,2002,
CITY CLERK
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EXHIBIT" A"
ihe :ffiiami Herat~ __
Published Dailv
MIAMI, FLORIDA
STATE OF FLORIDA
COUNTY OF DADE
Before the undersigned authority personally appeared:
FRANK TOMASINO
Who on oath that he is
ADVERTISING OFFICE MANAGER
Of the Miami Herald Publishing Company, a daily newspaper at Miami in Dade
county, Florida; that the advertisement for City Of Aventura was published in said
newspaper in the issue of: Miami Herald, local section, Monday, December 10,
2001.
Affiant further says that the said Miami Herald is a newspaper published at Miami,
in the said Dade County, Florida, and that the said newspaper has heretofore been
continuously published in said Dade, County, Florida, each day and has been
entered as second class mail matter at the post office in Miami, in said Dade
County, Florida, for a period of one year next preceding the first publication of
the attached copy of advertisement.
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FRANK TOMASINO
Sworn to and subscribed before me
This /,?. day of J(~~'r?J~L A.D. 2001
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Lisa Ann Hernahdez
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..,~~T Plh~" nerparJo'D?
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~~\A,;;,::: bJllres Feb. 11 200'\
~~/f-(/rf\~~~ nonded Thn; ..,
l,tlnH\'I..... AthnUc BorH~jng CeO. 1.'1;;
3613 N.E. 163rd Srreet, North Miami Beach, FL 33162
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CITY OF AVENTURA
NOTICE OF HEARING OF
LOCAL PLANNING AGENCY,
NOTICE OF AMENDMENT OF
COMPREHENSIVE PLAN, AND
NOTICE OF AMENDMENT TO
OFFICIAL ZONING MAP
Public Notice is hereby given that the City of Aventura Local
Planning Agency will meet in a public hearing on Tuesday, January
8, 2002 at 6:00 pm to make a recommendation regarding the
adoption of the following Ordinances:
AN ORDINANCE OF THE CITY OF AVENTURA,
FLORIDA, AMENDING THE COMPREHENSIVE
MASTER PLAN OF THE CITY OF AVENTURA BY
AMENDING THE FUTURE LAND USE MAP
DESIGNATION FOR THREE (3) PARCELS LOCATED
AT 3016, 3030, AND 3205NE 188 STREET FROM
INDUSTRIAL AND OFFICE TO MEDIUM HIGH
DENSITY RESIDENTIAL; PROVIDING FOR
TRANSMITTAL TO THE DEPARTMENT OF
COMMUNITY AFFAIRS; PROVIDING FOR AN
EFFECTIVE DATE.
and
AN ORDINANCE OF THE CITY OF AVENTURA,
FLORIDA, AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF AVENTURA BY AMENDING
THE ZONING DESIGNATION FOR FOUR (4)
PARCELS OFLAND LOCATED AT 3000, 3020, 3131
AND 3161 NE 188 STREET FROM TC2, TOWN
CENTER MARINE DISTRICT TO RMF3B,
MULTIFAMILY MEDIUM DENSITY RESIDENTIAL
DISTRICT; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE;
PROVIDING FOR AN EFFECTIVE DATE.
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Immediately following the Local Planning Agency meeting, the City
Commission of the City of Aventura, as the governing body, will consider at
a publiC hearing adoption of the Ordinances.
A Comprehensive Plan is a State of Florida required document that provides
the City's specific objectives through the following elements: Future Land
Use Element, Infrastructure Element, Capital Improvements Element,
Coastal Management Element, Recreation Element, Intergovernmental
Coordination Element, Transportation Element, Urban Design Element and
Economic Development Element.
The Public Hearing will be held at City of Aventura Government Center,
19200 West Country Club Drive, Aventura, Florida, 33180. The proposed
Ordinances may be inspected by the public at the Office of the City Clerk,
19200 West Country Club Drive, Aventura, Florida. Interested parties may
appear at the Public Hearing and be heard With respect to the proposed
Ordinances.
In accordance with the Americans with Disabilities Act of 1990, all persons
who are disabled and who need special accommodations to participate in
this proceeding because of that disability should contact the Office of the
City Clerk, (305) 466-8901, not later than two business days prior to such
proceedings.
If a person decides to appeal any decision made by the City Commission
with respect to any matter considered at a meeting or hearing, that person
will need a record of the proceedings and, for such purpose, may need to
en"ure that a verbatim record of the proceedin9s is made, which record
Includes the testimony and evidence upon which the appeal is to be based.
Teresa M. Soroka,CMC, City Clerk