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Home My WebLink About01.25.2017 LPA AgendaMiami Gardens Local Planning Agency Agenda – January 25, 2017 Page 1 of 2 CITY OF MIAMI GARDENS LOCAL PLANNING AGENCY (LPA) AGENDA Meeting date: January 25, 2017 18605 NW 27th Avenue Miami Gardens, FL 33056 Phone: (305) 914-9010 Website: www.miamigardens-fl.gov Time: 6:30 PM Mayor Oliver Gilbert Vice Mayor Erhabor Ighodaro Councilwoman Lillie Q. Odom Councilwoman Lisa C. Davis Councilman Rodney Harris Councilwoman Felicia Robinson Councilman David Williams Jr. City Manager Cameron D. Benson City Attorney Sonja K. Dickens, Esq. City Clerk Ronetta Taylor, MMC Article VII of the Miami Gardens Code entitled, “Lobbyist” requires that all lobbyists before engaging in any lobbying activities to register with the City Clerk and pay a one-time annual fee of $250.00. This applies to all persons who are retained (whether paid or not) to represent a business entity or organization to influence “City” action. “City” action is broadly described to include the ranking and selection of professional consultants, and virtually all-legislative, quasi- judicial and administrative action. All not-for-profit organizations, local chamber and merchant groups, homeowner associations, or trade associations and unions must also register however an annual fee is not required. 1.CALL TO ORDER/ROLL CALL OF MEMBERS: 2.INVOCATION: 3.PLEDGE OF ALLEGIANCE: 4)RESOLUTIONS/PUBLIC HEARING(S): 4-A) A RESOLUTION OF THE LOCAL PLANNING AGENCY OF THE CITY OF MIAMI GARDENS, FLORIDA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, AMEND THE FUTURE LAND USE MAP TO REFLECT THAT THE PROPERTY LOCATED ON THE SOUTH SIDE OF NORTHWEST 215TH STREET, EAST OF NORTHWEST 47TH AVENUE, IN MIAMI GARDENS, FLORIDA MORE PARTICULARLY DESCRIBED ON 1 OF 25 Miami Gardens Local Planning Agency Agenda – January 25, 2017 Page 2 of 2 EXHIBIT "A" ATTACHED HERETO WILL BE DESIGNATED AS “COMMERCE” INSTEAD OF “NEIGHBORHOOD”; PROVIDING FOR ADOPTION OF REPRESENTATIONS; REPEALING ALL RESOLUTIONS IN CONFLICT; PROVIDING A SEVERABILITY CLAUSE; PROVIDING AN EFFECTIVE DATE. (SPONSORED BY THE CITY MANAGER) 5.ADJOURNMENT: 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 RONETTA TAYLOR, MMC, CITY CLERK AT 305-914-9010, ext. 2830 , NOT LATER THAN 48 HOURS PRIOR TO SUCH PROCEEDING. TDD NUMBER 1-800-955-8771. ANYONE WISHING TO OBTAIN A COPY OF ANY AGENDA ITEM MAY CONTACT RONETTA TAYLOR, MMC, CITY CLERK AT 305-914-9010, ext. 2830. THE ENTIRE AGENDA PACKAGE CAN BE OBTAINED ON LINE AT www.miamigardens-fl.gov. ANYONE WISHING TO APPEAL ANY DECISION MADE BY THE CITY OF MIAMI GARDENS 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. Please turn-off all beepers and cellular telephones to avoid interrupting the Local Planning Agency meeting. 2 OF 25 18605 NW 27th Avenue Miami Gardens, Florida 33056 City of Miami Gardens LOCAL PLANNING AGENCY Agenda Cover Memo LPA Meeting Date: January 25th, 2017 Item Type: (Enter X in box) Resolution Ordinance Other X Fiscal Impact: (Enter X in box) Yes No Ordinance Reading: (Enter X in box) 1st Reading 2nd Reading X X Public Hearing: (Enter X in box) Yes No Yes No X Funding Source: (Enter Fund & Dept) Advertising Requirement: Yes No X Contract/P.O. Required: Yes No RFP/RFQ/Bid #: (Enter #) X Strategic Plan Related: Yes No Strategic Plan Priority Area: Enhance Organizational Bus. & Economic Dev Public Safety Quality of Education Qual. of Life & City Image Communication Strategic Plan Obj./Strategy: X Sponsor Name: Cameron D. Benson, City Manager Department: Planning and Zoning Services Short Title: A RESOLUTION OF THE LOCAL PLANNING AGENCY OF THE CITY OF MIAMI GARDENS, FLORIDA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, AMEND THE FUTURE LAND USE MAP TO REFLECT THAT THE PROPERTY LOCATED ON THE SOUTH SIDE OF NORTHWEST 215TH STREET, EAST OF NORTHWEST 47TH AVENUE, IN MIAMI GARDENS, FLORIDA MORE PARTICULARLY DESCRIBED ON EXHIBIT "A" ATTACHED HERETO WILL BE DESIGNATED AS “COMMERCE” INSTEAD OF “NEIGHBORHOOD”; PROVIDING FOR ADOPTION OF REPRESENTATIONS; REPEALING ALL RESOLUTIONS IN CONFLICT; PROVIDING A SEVERABILITY CLAUSE; PROVIDING AN EFFECTIVE DATE. Staff Summary: Background The subject property is located immediately adjacent to the Homestead Extension of Florida’s Turnpike (HEFT) south of NW 215th Street, east of NW 47th avenue and west of Vista Verde. The site is comprised LPA AGENDA ITEM 4-1 3 OF 25 Turnpike Distribution Center – Request to amend Future Land Use Map from “Neighborhood” to “Commerce” PZ-2016-001610 of approximately 83 acres and is currently designated “Neighborhood” on the Future Land Use Map which permits the development of residential uses, suburban commercial and office, and mixed-use. Current Situation The Applicant, Augusto Maxwell of Akerman, LLP on behalf of Manheim Remarketing, Inc. is seeking to amend the Future Land Use Map (FLUM) designation to “Commerce” in order to facilitate the phased development of a 1.15 million square feet logistics center. In combination with the adjacent lot to the West which is already designated as “Commerce” on the FLUM, the proposed development would consist of approximately 2.3 million square feet of new warehouse distribution space within the City. Per the Future Land Use Element of the City’s Comprehensive Development Master Plan (CDMP), urban industrial uses are only permitted within the “Commerce” land use category. In order to construct the proposed development the FLUM must be amended to reflect the “Commerce” designation where the “Neighborhood” designation currently exists. Analysis 4 OF 25 Turnpike Distribution Center – Request to amend Future Land Use Map from “Neighborhood” to “Commerce” PZ-2016-001610 The proposed amendment of the Future Land Use Map from “Neighborhood” to “Commerce” is generally consistent with the policies and objectives of the City of Miami Gardens Comprehensive Development Master Plan (CMDP), and satisfies the criteria for granting of amendments or adoption of changes to the text of the LDRs or change of the actual official zoning map designation of a parcel or parcels. Proposed Action: The Local Planning Agency adopt this Resolution recommending the City Council amend the Future Land Use Map designation from “Neighborhood” to “Commerce” on the subject property located on the south side of NW 215th Street, east of NW 47th Avenue, west of Vista Verde. Attachments: Exhibit “A” – Survey, Legal Description, Folios Exhibit “B” – Staff Recommendation 5 OF 25 RESOLUTION NO. 2017____ 1 2 A RESOLUTION OF THE LOCAL PLANNING AGENCY OF THE CITY 3 OF MIAMI GARDENS, FLORIDA, RECOMMENDING THAT THE CITY 4 COUNCIL OF THE CITY OF MIAMI GARDENS, AMEND THE FUTURE 5 LAND USE MAP TO REFLECT THAT THE PROPERTY LOCATED ON 6 THE SOUTH SIDE OF NORTHWEST 215TH STREET, EAST OF 7 NORTHWEST 47TH AVENUE, IN MIAMI GARDENS, FLORIDA MORE 8 PARTICULARLY DESCRIBED ON EXHIBIT "A" ATTACHED HERETO 9 WILL BE DESIGNATED AS “COMMERCE” INSTEAD OF 10 “NEIGHBORHOOD”; PROVIDING FOR ADOPTION OF 11 REPRESENTATIONS; REPEALING ALL RESOLUTIONS IN CONFLICT; 12 PROVIDING A SEVERABILITY CLAUSE; PROVIDING AN EFFECTIVE 13 DATE. 14 15 WHEREAS, pursuant to Chapter 163, Florida Statutes, all comprehensive master 16 plan amendments are to be approved by the designated Local Planning Agency, and 17 WHEREAS, pursuant to the City of Miami Gardens’ Code of Ordinance Section 18 34-42, the City Council of the City of Miami Gardens has designated itself as the City's 19 Local Planning Agency (“LPA”), and 20 WHEREAS, Manheim Remarketing, Inc. (“Applicant”), owner of that certain 21 property located on the south side of Northwest 215th Street, east of Northwest 47th 22 Avenue, in Miami Gardens, Florida, comprised of eighty-three (83) acres, has made 23 application for an amendment to the City's Comprehensive Development Master Plan, 24 and 25 WHEREAS, it is being requested that the LPA recommend to the City Council 26 that it adopt an ordinance amending the Future Land Use Map to reflect the property 27 designated as “Commerce” instead of “Neighborhood”, as is currently designated, and 28 WHEREAS, City Staff has prepared a recommendation in the Staff Report 29 attached hereto as Exhibit "B," incorporated herein by reference, and 30 WHEREAS, a public hearing has been held simultaneously with the adoption of 31 this Resolution, and 32 6 OF 25 2 NOW THEREFORE, BE IT RESOLVED BY THE LOCAL PLANNING AGENCY 33 OF THE CITY OF MIAMI GARDENS, AS FOLLOWS: 34 Section 1. ADOPTION OF REPRESENTATIONS: The foregoing Whereas 35 paragraphs are hereby ratified and confirmed as being true, and the same are hereby 36 made a specific part of this Resolution. 37 Section 2. RECOMMENDATION: The Local Planning Agency of the City of 38 Miami Gardens hereby recommends that the City Council of the City of Miami Gardens, 39 Florida, adopts and ordinance amending the Future Land Use Map to reflect the 40 property located on the south side of Northwest 215th Street, east of Northwest 47th 41 Avenue, in Miami Gardens, Florida to be designated as “Commerce” instead of 42 “Neighborhood”, as is currently designated. 43 Section 3. EFFECTIVE DATE: This Resolution shall take effect immediately 44 upon its final passage. PASSED AND ADOPTED BY THE CITY COUNCIL OF THE 45 CITY OF MIAMI GARDENS AT ITS REGULAR MEETING HELD ON ____________, 46 2017. 47 48 ___________________________________ 49 OLIVER GILBERT, III, MAYOR 50 51 52 53 ATTEST: 54 55 56 __________________________________ 57 RONETTA TAYLOR, MMC, CITY CLERK 58 59 60 PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY 61 62 7 OF 25 3 63 SPONSORED BY: CAMERON D. BENSON, CITY MANAGER 64 65 Moved by: __________________ 66 67 VOTE: _________ 68 69 Mayor Oliver Gilbert , III ____ (Yes) ____ (No) 70 Vice Mayor Erhabor Ighodaro, Ph.D. ____ (Yes) ____ (No) 71 Councilwoman Lisa C. Davis ____ (Yes) ____ (No) 72 Councilman Rodney Harris ____ (Yes) ____ (No) 73 Councilwoman Lillie Q. Odom ____ (Yes) ____ (No) 74 Councilwoman Felicia Robinson ____ (Yes) ____ (No) 75 Councilman David Williams Jr ____ (Yes) ____ (No) 76 77 8 OF 25 Turnpike Distribution Center – Request for Future Land Use Map Amendment from “Neighborhood” to “Commerce” PZ-2016-001610 EXHIBIT “A” – Survey , Legal Description, Folios 9 OF 25 Turnpike Distribution Center – Request for Future Land Use Map Amendment from “Neighborhood” to “Commerce” PZ-2016-001610 10 OF 25 11 OF 25 Turnpike Distribution Center – Request for Future Land Use Map Amendment from “Neighborhood” to “Commerce” PZ-2016-001610 12 OF 25 13 OF 25 14 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Exhibit “B”- Staff Recommendation 15 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” STAFF RECOMMENDATION PZ-2016-001610 APPLICATION INFORMATION Applicant: Augusto Maxwell of Akerman, LLP on behalf of Manheim Remarketing, Inc. Property Location: South of NW 215th Street, East of NW 47th Avenue, West of Vista Verde Folio No.: There are ninety-two (92) folio numbers as attached Property Size: 88.4 acres Future Land Use: Neighborhood Requested Action(s): Future Land Use Map Amendment from “Neighborhood” to “Commerce” RECOMMENDATION: The Local Planning Agency adopt this Resolution recommending the City Council amend the Future Land Use Map designation from “Neighborhood” to “Commerce” on the subject property located on the south side of NW 215th Street, east of NW 47th Avenue, west of Vista Verde. This recommendation does not constitute a final development order. REVIEW AND ANALYSIS: Neighborhood Land Use Characteristics Property Future Land Use Designation Zoning Classification Existing Use Subject Site Neighborhood R-1, Single Family Dwelling Residential Vacant South Neighborhood R-1, Single Family Dwelling Residential AU, Agricultural & Utilities Residential Telecommunication East Neighborhood R-15, Multiple Family Dwelling Residential Residential West Commerce I-1, Light Industrial Vacant 16 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Project Summary/Background The subject property is currently vacant and has a future land use designation of “Neighborhood”. The surrounding property to the south and east also have a future land use of “Neighborhood” and consists of single and multi-family residential development, along with an antennae site zoned as an agricultural use. The surrounding properties to the west have future land use designations of “Commerce”. The property to the west is a closed landfill, which despite its Commerce land use designation and industrial zoning classification has never stimulated industrial development. Despite having a “Neighborhood” future land use the subject property has never stimulated residential development. This is in large part due to its location immediately adjacent to a closed landfill and in close proximity to an active landfill on the West side of NW 47th Avenue, which is a hurdle for residential development. In 1972 a subdivision plat for a single-family neighborhood was approved for a portion of the subject property but never built. In 1992 a site plan for a single-family neighborhood was approved for the subject property but never built. The applicant seeks to develop a light industrial warehouse project on the site. The existing “Neighborhood” future land use designation does not permit commercial development such as light industrial warehouses. An amendment to “Commerce” on the future land use map is being requested to in order to provide for the use of the land as an industrial warehouse project. Consistency with City of Miami Gardens Comprehensive Development Master Plan (CDMP) The subject parcel is designated “Neighborhood” on the Land Use Map of the Future Land Use Element of the Comprehensive Development Master Plan (CDMP). As outlined in Objective 1.2 of the CDMP, the Neighborhood land use designation applies to areas intended for low and medium density residential development with supporting commercial and office uses. Some of the major premises of the Future Land Use Element consistent with the proposed amendment from “Neighborhood” to “Commerce” are as follows: • Encourage infill development and redevelopment within the existing urban service area and with already available facilities and services. • Complete the development of greenfields. • Redevelop major commercial corridors with higher intensity and density. • Accommodate new growth Objective 1.3 of the Future Land Use Element provides that the Commerce designation is intended for planned urban commercial, urban industrial, urban cultural and economic hubs. The proposed use as a light industrial warehouse would be consistent with the Commerce designation. 17 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Policy 1.3.1 of the Future Land Use Element provides that Commerce areas shall provide for a wide variety of uses that range from major educational institutions, civic and governmental centers to major retail services as well as single purpose industrial areas. The proposed light industrial warehouse project would serve as a single purpose industrial area on land that has proven to be unsuitable for the existing Neighborhood land use designation. The subject property is also unsuitable for other types of non-residential uses allowed in the Commerce designation such as mixed-use and major retail services. Policy 1.3.3 of the Future Land Use Element provides that within the context of the future land use plan element, Urban Industrial generally means manufacturing, wholesale and storage activities. The proposed project would provide Class A high cube warehouse space for storage activities. Policy 1.3.6 of the Future Land Use Element provides that uses that are consistent with the Commerce land use category include mixed use developments such as Urban Center, Urban Core and Golden Glades-Palmetto Area, single use developments including Urban Commercial and Office, Urban Industrial, residential development including Medium Density Residential, Medium-High Density Residential, High Density Residential, and Very High Density Residential plus Public and Semi-Public uses. The proposed project would be considered an Urban Industrial use consistent with the allowable uses of the Commerce land use designation. Policy 2.1.3 of the Future Land Use Element indicates that performance standards for non- residential single use development uses shall be established as follows: • Urban Industrial. o Purpose. Urban Industrial is designed to accommodate industrial, manufacturing and storage activities located primarily in Commerce areas. Staff comment: The proposed project would provide Class A high cube warehouse space for storage activities. o Uses. Typical uses in this category include manufacturing, wholesale storage, and other similar non-residential uses consistent with applicable land development regulations. Staff comment: The proposed project would provide Class A high cube warehouse space for storage activities. o Floor Area Ratio (Intensity). 0.5 maximum. 18 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Staff Comment: The proposed development will have a total floor area ratio of approximately 0.31. o Building Height. Up to an average height of four (4) stories. Staff Comment: The proposed project will be one-story tall with a height of approximately 45 feet. o Access. Public streets within Commerce areas. Staff Comment: Access to the subject property is from NW 215 Street and a proposed new public road on the west side of the subject property. Objective 1.1 of the Transportation Element is to provide a safe, convenient, accessible and efficient transportation system with a Level-of-Service that sustains the City’s social, aesthetic, economic, and natural resources. The request to change the future land use designation of the property from Neighborhood to Commerce in order to allow the proposed project will reduce the amount traffic that could be generated from the property. Conclusion: The request to amend the future land use designation of the subject property from Neighborhood to Commerce in order to utilize the subject property for a light industrial warehouse is generally consistent with the policies of the City’s Comprehensive Development Master Plan. Anticipated Facilities Impact General: Concurrency determinations are not finalized during the land use amendment process; one or more concurrency determinations will subsequently be required. Public Water and Wastewater Disposal: Central water and sewer is available to this site, and connection shall be required. Also, under the current Neighborhood land use designation and R-1 zoning and using the County's standard usage rates, a 535-home single-family neighborhood would generate a demand of approximately 117,000 gallons per day of potable water and wastewater whereas the proposed project will generate a demand of approximately 11,500 gallons per day. Drainage/Water Management: All stormwater runoff must be retained on site utilizing a properly designed system. Traffic Circulation: A comparison of the traffic impacts between the maximum potential development under the current Neighborhood land use designation and R-1 zoning and the maximum potential development under the proposed Commerce land use designation and I-1 19 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” industrial zoning shows that under the Commerce land use designation and I-1 industrial zoning less PM peak hour trips would be generated. A comparison of the traffic impacts between the maximum potential development under the current Neighborhood land use designation and R-1 zoning and the proposed project shows that trip generation would be down across the board for daily trips (61% less), AM peak hour trips (65% less) and PM peak hour trips (71% less). A detailed Traffic Analysis will be submitted and reviewed at the time of Site Plan submission to determine the impacts on the Level of Service of roadways in the area. Education: Changing the future land use designation of the subject property from Neighborhood to Commerce will lessen the burden on local schools. Future Land Use Map Amendment Review and Analysis The City Code does not have specific criteria for analyzing an application to amend the future land use map. Therefore, staff has used the criteria for rezoning applications set forth in Section 34-49(f) of the City’s Land Development Regulations and the criteria for special exception applications set forth in Section 34-48(g) of the Land Development Regulations. Rezoning Criteria (f) Criteria for granting of amendments or adoption of changes to the text of the LDRs, or change of the actual official zoning map designation of a parcel or parcels. The detriments or benefits of amendments or adoption of changes to the text of the LDRs, or change of the official zoning map designation of a parcel or parcels shall not be denied consideration on the grounds that they are indirect, intangible or not readily quantifiable. In evaluating the application, among other factors related to the general welfare, the following shall be considered: (1) The development permitted by the application, if granted, conforms to the city's comprehensive development master plan; is consistent with applicable area or neighborhood studies or plans, and would serve a public benefit warranting the granting of the application at the time it is considered; (2) The development permitted by the application, if granted, will have a favorable or unfavorable impact on the environmental and natural resources of the city, including consideration of the means and estimated cost necessary to minimize the adverse impacts; the extent to which alternatives to alleviate adverse impacts may have a substantial impact on the natural and human environment; and whether any irreversible or irretrievable commitment of natural resources will occur; (3) The development permitted by the application, if granted, will have a favorable or unfavorable impact on the economy of the city; 20 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” (4) The development permitted by the application, if granted, will efficiently use or unduly burden water, sewer, solid waste disposal, recreation, education or other necessary public facilities which have been constructed or planned and budgeted for construction; (5) The development permitted by the application, if granted, will efficiently use or unduly burden or affect public transportation facilities, including mass transit, roads, streets and highways which have been constructed or planned and budgeted for construction, and if the development is or will be accessible by public or private roads, streets or highways. Findings of the request pursuant to the criteria set forth above are as follows: 1. The future land use map amendment request is generally consistent with the policies, goals and objectives of the CDMP. The proposed project would serve a public benefit vis-à-vis the high number of jobs created (approximately 2,140 direct and indirect permanent jobs). 2. The site was previously disturbed and used as a landfill and does not contain any natural resources. As such, the future land use map amendment will not affect natural resources in the City and does not impact negatively the stability and character of the area. 3. The future land use map amendment of this property will allow the Applicant to build a Class A high cube warehouse project. The proposed project is expected to create approximately 2,140 direct and indirect permanent jobs and 4.4% more ad valorem taxes (approximately $632,000 annually) for the City than compared to a residential development under the current Neighborhood land use designation. Also, in general, non-residential projects utilize City services less frequently than residential projects, resulting in a net positive recurring fiscal impact to the City. Finally, the proposed project is expected to generate more impact fees for the City and County as compared to a residential project. 4. The future land use map amendment will not unduly burden impact water, sewer, drainage, education or recreational facilities and the development is expected to place less of a burden on public facilities such as schools, parks, police, fire, water, sewer and roads than residential development would. 5. The site is accessible by existing roads and the proposed project would dedicate right-of-way for a new road running north and south along the western edge of the property. Use of the subject property as the proposed industrial warehouse project under the Commerce land use designation would generate less traffic than the amount of residential units that could currently be built under the Neighborhood future land use designation. Any impacts to transportation facilities, streets or highways will be assessed via a Traffic Impact Analysis at the time of site plan approval and mitigated as appropriate in order to safe guard the surrounding community. 21 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Conclusion: The proposed change to the future land use classification from Neighborhood to Commerce is generally consistent with the policies, goals and objectives of the City’s Comprehensive Development Master Plan (CDMP). Revitalization and development efforts within the City are to be focused on economic generators that have the greatest positive impact on the City’s tax base with minimal to no adverse impacts on adjacent neighborhoods. Changing the future land use designation of the property from Neighborhood to Commerce enables the property to be utilized for a use that is more appropriate for the property considering its location adjacent to a closed landfill and an active landfill. The proposed use is expected to use less public facilities across the board compared to residential uses that are permitted under the existing Neighborhood future land use designation and generate more property taxes and impact fees, resulting in a recurring net positive fiscal impact to the City. There would also be a significant number of permanent jobs generated, providing employment opportunities for the local community. The proposed layout of the site will be such that traffic and noise from the project is to be contained in-between paired warehouse buildings with vehicular access away from the existing residential neighborhood. Additionally, a wide landscape buffer area, including a stormwater retention lake, will be provided along the eastern property line closest to the residential neighborhood. No noxious fumes are odors are expected to be generated as the project will focus on warehouse space only. Attachments: Attachment “A” – Folio Numbers Attachment “B” – Existing Future Land Use Map Attachment “C” – Proposed Future Land Use Map 22 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Attachment “A” – Folio Numbers 23 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Attachment “B” – Existing Future Land Use Map Subject Property 24 OF 25 PZ-2016-001610 Turnpike Distribution Center Future Land Use Map Amendment from “Neighborhood” to “Commerce” Attachment “C” – Proposed Future Land Use Map Subject Property 25 OF 25