HomeMy Public PortalAbout21-9875 Final Site Plan Request for the Construction of a Senior Affordable HousingSponsored by: City Manager
RESOLUTION NO. 21-9875
A RESOLUTION OF THE CITY COMMISSION OF THE
CITY OF OPA-LOCKA, FLORIDA APPROVING THE
FINAL SITE PLAN REQUEST FOR THE CONSTRUCTION
AND OPERATION OF A SENIOR AFFORDABLE
HOUSING FACILITY LOCATED AT 14703 NW 27m
AVENUE, IDENTIFIED BY FOLIOS 08-2122-025-0580 AND
08-2122-025-0590; PROVIDING FOR INCORPORATION
OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE
WHEREAS, the Applicant, Wellspring Community Resources, Inc. ("Applicant")
intends to develop a new senior affordable housing facility in the heart of the City of Opa-
Locka ("City"); and
WHEREAS, the Project will consist of the new construction of a six -story senior
apartment building located at 14703 NW 27 Ave, Opa-Locka, Florida; and
WHEREAS, the development will comprise of 110 one-bedroom/one- bathroom
and two -bedroom/ one -bathroom affordable senior housing units, totaling 66,116 square
feet, with a 0.8 surface parking ratio. No reduction in parking is being requested; and
WHEREAS, the facility is being constructed on a vacant 1.8 -acre parcel, adjacent
to the demised Jackson North Maternity Ward, which is slated to be repurposed into a
community health and wellness center accessible to future residents. At completion, the
Wellspring development will feature an elderly affordable housing site, in addition to a
44,000 square feet of medical office space for seniors and low-income residents within the
Opa-Locka community; and
WHEREAS, Wellspring Community Resources, Inc. presented their formal
application request, all evidence, documents, and marked exhibits before the Planning &
Zoning Board on June 11th 2021 and the Planning & Zoning Board recommended
approval of the Final Site Plan by a 5 to 0 vote, pursuant to the City Code of Ordinance
and the City Zoning Regulations; and
WHEREAS, a copy of the Site Plan is attached hereto as Exhibit A.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF OPA-LOCKA, FLORIDA, AS FOLLOWS:
SECTION 1. Recitals.
Resolution No. 21-9875
Joa a Flores, City Clerk
The above recitals are true and correct and are incorporated into this Resolution
by reference.
SECTION 2. Approval/Denial.
Approval/Denial of Site Plan Review. The City Commission of the City of Opa-
Locka hereby approves / denies a request for the Final Site Plan approval for the
Construction and Operation of a Senior Affordable Housing Facility Located at
14703 NW 27th Avenue identified by Folios 08-2122-025-0580 and 08-2122-025-
0590.
SECTION 3. SCRIVENER'S ERRORS.
Sections of this Resolution may be renumbered or re -lettered and corrections of
typographical errors which do not affect the intent may be authorized by the City
Manager, or the City Manager's designee, without need of public hearing, by filing
a corrected or re -codified copy of same with the City Clerk.
SECTION 4. EFFECTIVE DATE.
This Resolution shall, upon adoption, become effective as specified by the City of
Opa-Locka Code of Ordinances and the City of Opa-Locka Charter.
PASSED AND ADOPTED this 23rd day of June, 2021.
Matthew A. Pigatt, Mayor
ATTEST:
2
Resolution No. 21-9875
APPROVED AS TO FORM AND
LEGAL SUFFICIENCY:
Burnadette Norris -Weeks, P.A.
VOTE:
City Attorney
5-0
Commissioner Taylor YES
Commissioner Burke YES
Commissioner Davis YES
Vice -Mayor Williams YES
Mayor Pigatt YES
Moved by: Vice Mayor Williams
Seconded by: Commissioner Davis
3
8NW 1
NEIGHBORS I
CITY OF OPA-LOCKA, FLORIDA
NOTICE TO THE PUBLIC
NOTICE IS HEREBY GIVEN that the City Commission of the City of Opa-locka, Florida will
hold public hearings at its Regular Commission Meeting on Wednesday, June 23, 2021 at
7:00 p.m., at Sherbondy Village Auditorium, 215 Perviz Avenue, Opa-locka, Florida, to consider
the following items for final adoption:
SECOND READING/PUBLIC HEARING:
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA,
AUTHORIZING THE CITY MANAGER TO EXECUTE A LEASE AGREEMENT, ATTACHED
HERETO, WITH TEEN UP -WARD BOUND, INCORPORATED TO OCCUPY SPACE AT 2105
AU BABA AVENUE; PROVIDING FOR ADOPTION OF REPRESENTATIONS; PROVIDING
FOR CONFLICT AND REPEALER; PROVIDING FOR SEVERABILTTY; PROVIDING FOR
SCRIVENER'S ERRORS; CONFLICTS OF LAW, SEVERABILITY; AND PROVIDING FOR
AN EFFECTIVE DATE (first reading/public hearing held on June 9, 2021).
RESOLUTIONS/PUBLIC HEARING:
A RESOLUTION OF THE CRY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA
APPROVING THE FINAL SITE PLAN REQUEST FOR THE CONSTRUCTION AND OPERATION
OF A SENIOR AFFORDABLE HOUSING FACILITY LOCATED AT 14703 NW 27TH AVENUE,
IDENTIFIED BY FOLIOS 08-2122-025-0580 AND 08-2122-025-0590; PROVIDING FOR
INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE.
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA
APPROVING A DEVELOPMENT AGREEMENT FOR THE CONSTRUCTION AND OPERATION
OF A SENIOR AFFORDABLE HOUSING FACILITY LOCATED AT 14703 NW 27TH AVENUE,
IDENTIFIED BY FOLIOS 08-2122-025-0580 AND 08-2122-025-0590; PROVIDING FOR
INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE.
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA
APPROVING THE FINAL SFTE PLAN REQUEST FOR THE CONSTRUCTION AND
OPERATION OF A RESIDENTIAL MIXED -USE BUILDING LOCATED AT 2050 AU
BABA AVENUE, IDENTIFIED BY FOLIOS 08-2122-003-2140, 08-2122-003-2150,
08-2122-003-2160; PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING
FOR AN EFFECTIVE DATE.
A RESOLUTION OF THE CRY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA
APPROVING A DEVELOPMENT AGREEMENT FOR THE CONSTRUCTION AND
OPERATION OF A RESIDENTIAL MIXED -USE BUILDING LOCATED AT 2050 AU
BABA AVENUE, IDENTIFIED BY FOLIOS 08-2122-003-2140, 08-2122-003-2150, AND
08-2122-003-2160; PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING
FOR AN EFFECTIVE DATE.
Additional information on the above items may be obtained by contacting the Office of the City
Clerk by telephone 305-953-2800 or email jflores@ooalockafl.gov. To participate or provide
comments virtually, please register on the City of Opa-locka website at www.opalockafl.gov no
later than 7:00 p.m. on Wednesday, June 23, 2021.
All interested persons are encouraged to participate and will be heard with respect to the
public hearings.
In accordance with the Americans with Disabilities Act of 1990, persons needing special
accommodations to participate in the proceeding should contact the Office of the City Clerk
at (305) 953-2800 for assistance not later than seven (7) days prior to the proceeding.
ff hearing impaired, you may telephone the Florida Relay Service at (800) 955-8771 (TTY),
(800) 955-8770 (Voice), (877) 955-8773 (Spanish) or (877) 955-8707 (Creole).
PURSUANT TO FS 286.0105: Anyone who desires to appeal any decision made by any
board, agency, or commission with respect to any matter considered at such meeting or
hearing will need a ,ewrd of the proceedings, and for that reason, may need to ensure that a
verbatim record of the proceedings is made, which record includes the testimony and evidence
upon which the appeal may be based.
Joanna Flores, CMC
City Clerk
City of Opa-Iocka
SUNDAY 11NIE 13 2021
LEGAL NOTICE
NOTICE IS HEREBY GIVEN THAT ON WEDNESDAY, JUNE 23RD, 2021 AT 6:00 P.M., THE
CITY OF HIALEAH PLANNING AND ZONING BOARD WILL HOLD A PUBLIC HEARING IN
THE COUNCIL CHAMBERS OF CITY HALL, 3RD FLOOR, 501 PALM AVENUE.
THE PLANNING AND ZONING BOARD WILL CONSIDER THE FOLLOWING REQUESTS:
Rezoning properties 821 and 831 SE 8"' Avenue from R-1 (One -Family District) to B-1
(Highly Restricted Retail District) and property located at 820 SE 8'" Court from R-1
(One -Family District) to P (Parking). Variance permit to allow a mixed development with
100% of the units having an area of approximately 650 square feet, where only 10% of the
units may have an area of less than 850 square feet; allow interior south side setback of 0
feet and 5 feet, and 5 feet rear setback, where 15 feet setback is required on property lines
abutting low density residential; allow 40 parking spaces, where 70 are required and allow
15% pervious area, where 30% is required. Property located at 821 and 831 SE 8"' Avenue
and 820 SE 8. Court, Hialeah, zoned R-1 (One -Family District).
Conditional Use Permit (CUP) to allow a K-12'" Charter School with a maximum capacity of
2,950 students. Property generally located at the southwest corner of East 32n° Street and
East 41° Avenue, Hialeah, zoned C-1 (Restricted Retail Commercial District).
ORDINANCE OF THE MAYOR AND THE CITY COUNCIL OF THE CITY OF HIALEAH,
FLORIDA AMENDING CHAPTER 98 ENTITLED "ZONING", ARTICLE III. "PLANS AND
PLATS", DIVISION 3. SUBDIVISION PLATS; CREATING SECTION 98-350 UNITY OF
TITLE; COVENANT IN LIEU THEREOF FOR HPD HIALEAH PARK DISTRICT, OF THE
CODE OF ORDINANCES OF THE CITY OF HIALEAH, BY ADDING AN EXCEPTION TO
THE SUBDIVISION OF PLAT REQUIREMENT FOR THE HPD HIALEAH PARK DISTRICT,
PROVIDED THAT ALL APPLICATIONS FOR BUILDING PERMITS WHERE MULTIPLE
BUILDINGS ARE PROPOSED FOR A SINGLE SITE OR PARCEL BE ACCOMPANIED BY
A UNITY OF TITLE OR DECLARATION OF RESTRICTIVE COVENANTS; PROVIDING THAT
SUCH EXCEPTION IS SUBJECT TO THE SUBDIVISION PROVISIONS OF CHAPTER
28 OF THE MIAMI-DADE COUNTY CODE; REPEALING ALL ORDINANCES OR PARTS
OF ORDINANCES IN CONFLICT HEREWITH; PROVIDING PENALTIES FOR VIOLATION
HEREOF; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR INCLUSION IN
THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE.
ORDINANCE OF THE MAYOR AND THE CITY COUNCIL OF THE CITY OF HIALEAH,
FLORIDA AMENDING CHAPTER 98 ENTITLED "ZONING", ARTICLE 111. "PLANS AND
PLATS", DIVISION 3. SUBDIVISION PLATS; SECTION 98-349 UNITY OF TITLE; COVENANT
IN LIEU THEREOF, OF THE CODE OF ORDINANCES OF THE CITY OF HIALEAH, BY
CLARIFYING THAT THE EXCEPTION TO THE SUBDIVISION OF PLAT REQUIREMENT FOR
THE BDH BUSINESS DEVELOPMENT DISTRICT, IS SUBJECT TO COMPLIANCE WITH
THE SUBDIVISION PROVISIONS OF CHAPTER 28 OF THE MIAMI-DADE COUNTY CODE;
REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH;
PROVIDING PENALTIES FOR VIOLATION HEREOF; PROVIDING FOR A SEVERABILITY
CLAUSE; PROVIDING FOR INCLUSION IN THE CODE; AND PROVIDING FOR AN
EFFECTIVE DATE.
ALL RECOMMENDATIONS MADE AT THIS MEETING WILL BE PRESENTED FOR HEARING
TO THE CITY COUNCIL AT ITS MEETING OF TUESDAY, JULY 13"", 2021.
Written objections must be filed prior to hearing date with the Hialeah Planning Division,
501 Palm Avenue, Hialeah, Florida 33010. Oral objections will be heard at the hearing.
For additional information, please call (305) 883-8075.
HIALEAH PLANNING DIVISION
IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT OF 1990, PERSONS
NEEDING, A SPECIAL ACCOMMODATION TO PARTICIPATE IN THIS PROCEEDING
SHOULD CONTACT THE PLANNING DIVISION NO LATER THAN SEVEN DAYS PRIOR
TO THE PROCEEDING. TELEPHONE (305) 883-8075 FOR ASSISTANCE; IF HEARING
IMPAIRED, TELEPHONE THE FLORIDA RELAY SERVICE NUMBERS (800) 955-8771 (TDD)
OR (800) 955-8770 (VOICE) FOR ASSISTANCE.
City of Opa-Locka
Agenda Cover Merno
Department Director:
Gregory Gay
Department Director
Signature:
,,,
r%�
Finance Director:
FD Si ature:
t
Department
—
City Manager:
John E. Pate
CM Signature:
Commission Meeting
Date:
6-23-21
Item Type:
(Enter X in box)
Resolution
ce
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:
Account# :
(Enter Fund
& Dept)
Ex:
PTP
Advertising Requirement:
(Enter X in box)
Yes
No
X
Contract/P.O. Required:
(Enter X in box)
Yes
No
RFP/RFQ/Bi#: N/A
X
Strategic Plan Related
(Enter X in box)
Yes
No
Strategic Plan
Enhance Organizational
Bus. & Economic
Public Safety
Quality of Education
Qual. of Life &
Communcation
Priority Area:
Strategic Plan
Obj./Strategy: (list the specific
objective/strategy this item will
address)
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is
Dev
m
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City Images
•
Sponsor Name
City
Manager
Department: Planning &
Community
Development
City Manager
Short Title:
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA
APPROVING THE FINAL SITE PLAN REQUEST FOR THE CONSTRUCTION AND OPERATION
OF A SENIOR AFFORDABLE HOUSING FACILITY LOCATED AT 14703 NW 27TH AVENUE,
IDENTIFIED BY FOLIOS 08-2122-025-0580 AND 08-2122-025-0590; PROVIDING FOR
INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE.
Staff Summary:
Wellspring Apartments, LLC, owner of the subject property located at 14703 NW 27 Ave, Opa-Locka,
Florida, requests final site plan review and approval in order to allow the construction and operation of a
new senior apartment building at the subject property. The property is bounded by NW 27th Avenue to
the west, by NW 25th Court to the east, by an industrial warehouse to the north, and a medical facility to
the south. The entire property is fenced, with controlled access. The applicant wishes to construct a six -
story senior apartment building totaling 66,116 sf, with a 0.8 surface parking ratio; no reduction in parking
is being requested.
BACKGROUND
The residential development will be comprised of 110 one-bedroom/one- bathroom and two -bedroom/
one -bathroom affordable senior housing units. The development will include two elevators, a,
multipurpose room, and outdoor pavilion and picnic area. The scope of work includes, but is not limited
to, leasing and management office, impact resistant windows, Energy Star appliances, granite kitchen
countertops, water conserving plumbing fixtures, an emergency call system in each unit, programmable
thermostats, a laundry facility at each floor and access controlled secure entry into the building and
premises. Wellspring is being constructed on a vacant 1.8 -acre parcel, adjacent to the demised Jackson
North Maternity ward slated to be repurposed into a community health and wellness center accessible to
future residents. At completion, the Wellspring development site will feature an elderly affordable
housing development in addition to a 44,000 sf. of medical office space for seniors and low-income
residents in the Opa-locka community.
The proposed medical facility will include but is not limited to:
• Primary Care
• Specialty care to include Cardiology, Podiatry, Urology, and/or Radiology
• Urgent care services
• Rehabilitation Center
• Physical therapy services
• Optical services
• Dental services
• Weight loss services
• Community Barber Shop and Salon
Proposed Action
Staff recommend approval of this Site Plan. The City Commission shall use the following criteria in
making their decision regarding approval or disapproval of a site plan application pending the following
other approvals :
• The development permitted by the application, if granted, conforms to the Comprehensive
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.
• The development permitted by the application, if granted, will have a favorable or
unfavorable impact on the economy of the City.
• The development permitted by the application, if granted, will efficiently use or not unduly
burden water, sewer, solid waste disposal, recreation, education or other necessary public
facilities which have been constructed or planned and budgeted for construction.
• The development permitted by the application, if granted, will efficiently use or not 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.
•
•
•
•
•
All signage shall comply with the City's Sign Code Ordinance no. 15-31 Article X;
All landscaping and parking areas must be provided and maintained as shown in the Site
Plan;
Adequate landscape buffer around parking area;
Maintain 100% the use, function, or any recommendation the Planning and Zoning Board
deem necessary to this site plan and or not limited to the provision of satisfying all other
city's land development code pertaining to the site, landscape and structures;
All trash & garbage containers shall comply with the City dumpster enclosure requirements;
Address obtaining Pedestrian Signalization for crossing 27th Avenue.
Address all Miami -Dade County's input/recommendations as appropriate.
Attachment:
Site Plan Staff Report
Site Plan
Site Plan Resolution 5-11-21
PLANNING
& ZONING
ADVISORY
BOARD
May 11th
2021
WELLSPRING APARTMENTS, LLC: Final Site Plan Review
APPLICANT'S REQUEST:
A RESOLUTION OF THE PLANNNG AND ZONING APPEALS
BOARD OF THE CITY OF OPA-LOCKA RECOMMENDING FINAL
SITE PLAN APPROVAL FOR THE CONSTRUCTION AND
OPERATION OF A SENIOR AFFORABLE HOUSING FACILITY
LOCATED AT 14703 NW 27TH AVE IDENTIFIED BY FOLIOS 08-
2122-025-0580 AND 08-2122-025-0590; PROVIDING FOR
INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE
DATE.
Staff Report
City of Opa-locka I Planning and Community Development Departrnent
I. Site Background
• According to Miami -Dade County Property Appraiser's website, the subject Property's legal description is as follow:
22 52 41
OPALOCKA INDUSTRIAL PK 77-73
LOT 10 BLK 7
LOT SIZE 43000 SQ FT
OR 12594-2522 0885 5
• The subject property is currently own by Wellspring Apartments, LLC. according to the Miami -Dade County
Property appraiser's website. The subject Property is currently a Vacant lot and the current zoning on both
parcels (Folio #08-2122-025-0580 and 08-2122-025-0590), is B-1.
• The site is located along NW 27th Avenue. The site is only accessible via NW 27th Avenue at its eastern edge
providing for ingress and egress. Currently the site is zoned as B-1 also within the Corridor Mixed Use Overlay
which allows for the operation of a Senior Housing Facility. (see Existing Condition Section).
NW 27th Avenue
NORTH
Figure 1: Google Street View, dated:
SOUTH
City Of Opa-locka 1 Planning and Community Development Department
Page 3 of 11
11. Project Details
• Applicant's intent
Wellspring Apartments, LLC, owner of the subject property located at 14703 NW 27 Ave, Opa-Locka,
Florida, requests final site plan review and approval in order to allow the construction and operation of a new
senior apartment building at the subject property. The property is bounded by NW 27th Avenue to the west, by
NW 25th Court to the east, by an industrial warehouse to the north, and a medical facility to the south. The
entire property is fenced, with controlled access. The applicant wishes to construct a six -story senior apartment
building totaling 66,116 sf, with a 0.8 surface parking ratio; no reduction in parking is being requested.
The residential development will be comprised of 110 one-bedroom/one- bathroom and two -bedroom/
one -bathroom affordable senior housing units. The development will include two elevators, a, multipurpose
room, and outdoor pavilion and picnic area. The scope of work includes, but is not limited to, leasing and
management office, impact resistant windows, Energy Star appliances, granite kitchen countertops, water
conserving plumbing fixtures, an emergency call system in each unit, programmable thermostats, a laundry
facility at each floor and access controlled secure entry into the building and premises. Wellspring is being
constructed on a vacant 1.8 -acre parcel, adjacent to the demised Jackson North Maternity ward slated to be
repurposed into a community health and wellness center accessible to future residents. At completion, the
Wellspring development site will feature an elderly affordable housing development in addition to a 44,000 sf.
of medical office space for seniors and low-income residents in the Opa-locka community.
The proposed medical facility will include but is not limited to:
• Primary Care
• Specialty care to include Cardiology, Podiatry, Urology, and/or Radiology
• Urgent care services
• Rehabilitation Center
• Physical therapy services
• Optical services
• Dental services
• Weight loss services
• Community Barber Shop and Salon
City of Opa-locka 1 Planning and Community Development Department
Page 4 of 11
Site Com • utations & Land Develo • ment Regulation / Zonin • Code
Applica
Folio Number (s)
Address Locatio
Building (s) Footprin
Flo° ` r
Zonin
Zoning Code Consistenc
Existing Land Us
Future Land Us
Designatio
Comprehensive Plan
Consistency
Applicable LDR Sections
SET BACKS/ YARD
Front (West —NW 27th Ave)
Front (East -NW 25th CT1,
Side (North
Side (West
Comer Lots/ Othe
Lot Coverag
Lot Densi
Lot Size
Lot Widt
Building Height
Structure Leng
Other Vehicular Use Are
Landscapin
!115 Feet
15 Feet
Table 1
Wellspring Apartments, LLC
Opa-locka: 08-2122-025-0580, 08-2122-025-0590
14703 NW 27 Ave, Opa-Locka, Florida
Gross Area — 73,225 SF
Net Area — 68,270 SF
Total 66,116 SF
B-2 — Commercial Liberal
The proposed use for Senior Apartments is consistent with the B-2 Zoning Code.
B-2 / Corridor Mixed Use Overlay
B-2 / Corridor Mixed Use Overlay
The proposed use for Senior Apartments is consistent with the
Comprehensive Plan with the requested property being B-2.
no. 15-31, Amide 111 Sec; 22-55; Article V Sec. 22-90, 22-112, Article V
22-155, Ord. no. 14-16
REQUIRED
15 Feet
15 Feet
0 Feet
0 Feet
N/A
87% - 59,395 sf
WA
5,000 SF (0.22 Acres)
WA
PROPOSED
10'-1"
75'-2"
N/A
COMPLIANCE
YES
YES
YES
YES
WA
22% -14,737 sf YES
WA
N/A
73,225 SF (1.681 Acres) YES
WA
N/A
B-2 - 4 stories or 55 feet, Apartment Building: YES
whichever is less 6 Stories
CMU Overlay - Mixed -use
buildings in the MXUOD may be
built to a maximum height of six
(6) stories, except to allow for
architectural features, parapet,
elevator overrides, machine
room, etc. with the approval of
FAA. All other buildings shall be
limited to a maximum of four (4)
stories in height, except to allow
for architectural features.
N/A
3,414 SF
WA
N/A
Tot Open Space: 18,959 YES
sf
City of Opa-locka I Planning and Community Development Department
Page 5 of 11
Parking Detai
Landscape/ Pervious Lot
Coverage,
Notification Requireme,
Local Government Action
Required
III . Overall Analysis
Existing Conditions:
Apartment buildings: pursuant
to the Land development
Regulation Ordinance 86-8:
Article 4, section 22-155. 0.8
Parking per unit
Number of Apartment
Units:
110 Units
Total Space Provided:
88 Total Spaces
YES
5% minimum required pervious 28% provided YES
This request will be properly noticed pursuant to state law and city charter by the city
clerk's office.
- A copy of notice for advertisement titles were given to the Clerk's Office on
Monday, April 12th, 2021. To be advertise at least 10 days prior to this
Planning and Zoning Board meeting on Tuesday, May 4th, 2020.
- City Commission Meeting: TBD
The City Commission must review this site plan and consider approval/disapproval
after it is reviewed by the Planning and Zoning Board and any other applicable board
or agency.
The proposed facility requests final site plan review in order to construct and operate Senior Apartments at the
subject property.
• The Subject Property is generally surrounded by 1-2 properties to the north and east and B-2 to the south.
• The Subject Property is currently vacant lots.
• The property is within both the CRA Boundaries and the Corridor Mixed Use overlay.
City of Opa-locka 1 Planning and Community Development Department
Page 6 of 11
Enlarged Aerial View of 14703 NW 27 Ave
Surrounding Land Use and Zoning: Table 2
.,. @FTT 11 . !4
Industrial Industrial 1-2 (Liberal Industrial)
Commercial Commercial (Medical) B-1 (Liberal Industrial)
Industrial Industrial 1-2 (Lib. Industrial)
ROW NW 27th Avenue ROW
Location
North
South
East
West
City Of Opa-IOCka 1 Planning and Community Development Department
Page 7 of 11
Surrounding Zoning Designation Map
The Site Is Highlighted in image
• General Character / Neighborhood Compatibility: The proposed development use will be in Harmony with
the general character of the surrounding neighborhood considering population density, design, scale, and bulk
of any proposed new structures, intensity and character of activity, traffic and parking conditions?
- Findings:
■ The propose development use 'Senior Apartments" is in harmony with the general characteristic of the
surrounding neighborhood: Industrial Uses
COMPLIES
• Tree Preservation: Compliance with Tree Preservation Ordinance required pursuant to City ORDINANCE
NO.10-03
Findings:
■ The Applicant is proposing to include landscaping at .44ac. (Please see attached Landscape
Plan for Trees detailed information).
COMPLIES
• Fence: All fences constructed on property perimeters shall be of a decorative masonry block to prevent the view
of any back of house operations. Fences shall be constructed in a way so as not to obstruct or impair the view of
any vehicle driver's ability to see other vehicles or pedestrians within two hundred (200) feet of any intersection
within the district.
- Findings:
■ The Applicant is required to have fencing as the property is on a commercial corridor pursuant
to the City Land development Regulation/Zoning Code 15-31, B-2 Industrial District (Section
22-90).
• Future Land Use: CommeciaUCorridor Mixed Use Overlay
City of Opa-locka 1 Planning and Community Development Department
Page 8 of 11
■ According to the City of Opa-locka Comprehensive Plan; the proposed project shall be located
within the City's Commercial land use designation category location.
COMPLIES
• B-2 (Commercial Liberal) Permitted Uses: Project Specific: Senior Apartments
- Findings:
■ According to the City's Land Development Regulation/ Zoning Code B-2 (Commercial
Liberal) as well as the Corridor Mixed Use overlay allows for Senior Apartments.
COMPLIES
• Community Comments/Petitions: The Applicant verbally informed the Planning and Community
Development Department that petitions were submitted to the surrounding businesses for signatures, comments
or possible opposition.
- Findings: The Planning and community Development Department has not yet received any signed
petitions submitted to the Neighboring Businesses as indicated by the Applicant.
IV. Project Need Assessment / other Required Approvals
1. Site Plan
• Application submitted for Planning Council Meeting (this meeting) Tuesday, May 11`h
2021.
2. Development Agreement
• Application submitted for Planning Council Meeting (this meeting) Tuesday, May 11t
2021.
V Development Review Committee (DRC): Meeting Review Comments
1. Capital Improvement Project (CIP):
• No issues reported for the proposed Site Plan
2. Building:
▪ N/A
3. Police:
• N/A
4. Community Redevelopment Agency (CRA):
• N/A
5. City Manager's Office (CMO):
• N/A
6. Code Enforcement:
• N/A
7. City Attorney's Office:
• Development Agreement under review
8. Public works:
• N/A
9. Inter jurisdictional Review:
City of Opa-!ocka 1 Planning and Community Development Department
Page 9 of 11
• N/A
VI. Staff Recommendation:
Staff recommend approval of this Site Plan pending the following other approvals:
• A Development Agreement must be submitted along with this Senior Apartment Site Plan
pursuant to the city Land Development Regulation/ Zoning Code Ordinance no. 15-31: Article
V Section 22-112 and F.S. Section 163.3220-163.3243;
■ All signage shall comply with the City's Sign Code Ordinance no. 15-31 Article X;
■ All landscaping and parking areas must be provided and maintained as shown in the Senior
Apartment Site Plan;
■ Trees to be planted 25' avg. oc.;
• Adequate landscape buffer around parking area;
• Compliance with resolution 5058, fare share agreement;
■ Extend employment opportunity to City residents through the City's Human Resource dept.
and the Opa-locka workforce;
• Maintain 100% the use, function, or any recommendation the Planning and Zoning Board
deem necessary to this Senior Apartment site plan and or not limited to the provision of
satisfying all other city's land development code pertaining to the site, landscape and
structures;
• All trash & garbage containers shall comply with the City dumpster enclosure requirements;
• The Development Agreement (D.A.) shall specifically address the daily operation, business,
behaviors and any other requirements set forth by the City's Land Development Code,
Planning and Zoning Board and the City Commissioner for this proposed Senior Apartment
site plan;
■ Address all Miami -Dade County's input/recommendations as appropriate
VII. Attachments:
• Letter of Intent
• Site Plan
• Development Agreement
Planning and Community Development Department
Project Planner
Zoning
Approved by
Corion J. DeLaine, City Planner
Gerald J. Lee, Zoning Official
Gregory D. Gay, Director
Planning and Community Development
VIII. Staff Report Updated After the Planning and Zoning Board Meeting on May 11t
I.
2020. Reflected Actions:
Planning and Zoning Board Decision: (PLEASE SEE MEETING MINUTES FOR DETAIL DISCUSSIONS)
Resolution No.
RESOLUTION OF THE PLANNING AND ZONING BOARD, OF THE CITY OF OPA-LOCKA, RELATING TO
THE APPLICATION OF: Senior Apartments
FOR: SITE PLAN APPROVAL REQUEST TO CONSTRUCT AND OPERATE THE FOLLOWING:
To construct a six -story senior apartment building totaling 66,116 sf, with a 0.8 surface parking ratio; no reduction
in parking is being requested.
City of Opa-locka I Planning and Community Development Department
Page 10 of 11
WHEREAS, applicant has appeared before this Board for the request in the application, and all evidence,
documents and exhibits have been received and marked pursuant to the Code of Ordinance of the City of Opa-
locka.
NOW, THEREFORE, IT IS RESOLVED AS FOLLOWS:
1) That the request in the application by the applicant be and the same is hereby
a. APPROVED
b. DENIED
c.
DATE: 5-11-2021
111
NOT DETERMINE ❑ until additional consideration at the regular meeting to be held on_ / _ /
2) That the following special condition be and they are hereby imposed, conditioning the determination
aforementioned:
a.
b.
**** The Planning and Zoning Board Approval of this request was approved by a - vote***
I HEREBY CERTIFY that the resolution containing the determination of this Board is a true and correct copy as
is reflected upon the public records of the City of Opa-locka this day of
Chairperson or Designee
The Following changeslrecommendations are updates based on the Planning and Zoning Board
Meeting discussions in regards to the proposed Senior Apartments.
City Of Opa-locka 1 Planning and Community Development Department
City of Opa-locka 1 Planning and Community Development Department
March 18, 2021
City of Opa-Locka
Planning and Community Development
780 Fisherman Street, 4h Floor
Opa-Locka, FL 33054
Attn: Director Gregory D. Gay, AIA-AIM
Re: Wellspring Apartments, LLC Project Overview
Director Gay,
I am writing you on behalf of Wellspring Apartments, LLC to notify you of our intent to develop a new
senior affordable housing facility in the heart of Opa-Locka to be named Wellspring Apartments (The
Project). The Project will consist of the new construction of a six -story senior apartment building located
at 14703 NW 27 Ave, Opa-Locka, Florida. The development will be comprised of 110 one-bedroom/one-
bathroom and two -bedroom/ one -bathroom affordable senior housing units, totaling 66,116 sf, with a 0.8
surface parking ratio; no reduction in parking is being requested. As detailed in the chart below, 100% of
units will be set -aside for senior residents with income at or below 60% of AMI.
AMI Set Adis
60%
60%
it itlearsom
2
Totai
Told Ildis
98
12
unit,
89%
11%
The residential development will include two elevators, a, multipurpose room, and outdoor pavilion and
picnic area. The scope of work includes, but is not limited to, leasing and management office, impact
resistant windows, Energy Star appliances, granite kitchen countertops, water conserving plumbing
fixtures, an emergency call system in each unit, programmable thermostats, a laundry facility at each floor
and access controlled secure entry into the building and premises.
Wellspring is being constructed on a vacant 1.8 -acre parcel, adjacent to the demised Jackson North
Maternity ward slated to be repurposed into a community health and wellness center accessible to future
residents. At completion, the Wellspring development site will feature an elderly affordable housing
development in addition to a 44,000 sf. of medical office space for seniors and low-income residents in
the Opa-locka community. The proposed medical facility will include but is not limited to:
" P r i m a r y C a r e
" S p e c i a l t y c a r e t o i n c l u d e C a r d i o l o g y , P o d i a t r y , U r o l o g y , a n d / o r R a d i o l o g y
" U r g e n t c a r e s e r v i c e s
" R e h a b i l i t a t i o n C e n t e r
" P h y s i c a l t h e r a p y s e r v i c e s
" O p t i c a l s e r v i c e s
" D e n t a l s e r v i c e s
" W e i g h t l o s s s e r v i c e s
" C o n u n u n i t y B a r b e r S h o p a n d S a l o n
W e a r e e x c i t e d t o d e l i v e r t h e W e l l s p r i n g p r o j e c t t o t h e O p a - L o c k a c o m m u n i t y a n d l o o k f o r w a r d t o
w o r k i n g w i t h y o u a n d s t a f f o f T h e G r e a t C i t y o f O p a - L o c k a t o b r i n g t h i s v i s o n t o l i f e . S h o u l d y o u h a v e
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SURVEYOR'S CERTIFICATION:
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STATE OF FLOW .
SURVEYOR'S NOTES:
I. ME W ANKS SHOW N HEREIN RELATE N AN ASSUMED BEAMG Of x01'41O5W ALONG ME EAST R ICH/ Of WY LINE M N .W. 27 0 MN. .
2. EO M O(SCRIPROY SHOWN HBMON WAS PROVIDED BY cow
. AREA OF ME PR OPERTY DESC RIBED HERE. IS'
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5UN70044775 PREP AR ED F OR ME EMUS. 0512 USE M ME (NITRES NANO HEREON THE ATTACHED CERTIFIC ATI ON DOES HOT woo /0 ANY INAL111(D PARTIES .
5 UNLESS OMERNSf NOTED M4 MN I NS NOI ATTEMPTED TO LOOM FOOTI NGS 4 x0/PR FO NENTIORS.
6. ME PROPERTY 500'54 HEREON FALLS *MY FEDERAL FLOW I. X; PER ROOD INSURANCE RITE MAP N9 1208(.1.1. COMMON!).HO. 120657. PA NEL NO .
01]6, S O. 4 OF FEDERAL EMERGENCY M YM6EMENI AGENCY (5 (PE NA) MAP DATLD SE PIEM RR II MR
2 NSI PoE AW OCATMs OF UIUTES ARE S HOW N HERON HOWEHH NO Armor Ills BEEN WE TO LM A2 UNDERGROUND ITEMS
6. NNE DISTANCES SHOWN ALONG OE BWV WRY M ME 47...GT 040 PRO PERTY A9" RECORD ASR./OR MEASURED UNLESS OTHER N 0 STATED
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0 UHF £LEWTIO. SHOWN HEREON REFER TO NAI.0 ( Yttfl5C v01044 OVUM OF 1929 (lava 29) AWARE ENRESSED N PEA.
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EAST M %L PK HAY AN D BRASS WALTER N COW SLAB Ar III( NW CORNER STATION 04250704-9)4 00/029 .
0. maw. LB 85 NW 0 BSC ON 0 PL EXTEND 5' 0/S WEST . 5(444014 909 0.4 .1,0 29.
N.W . 147th STR EE T
rN O.11
TBLOCK 7
Owner: MURRY WWI( 1& EDITH GRANEK ET AL
I1 ,1BF 400.01
.W' (55
Np1 P-Pp{L1
((4441 DESCRIPTION'
LOT 5 A ND LOT IB N BLOCK >. LESS ME S IXTH IOW FEET THEREFROM 'OPA LWKA NOW. FA N"
ACCORD,. TO THE NAT HEREOF AS RECORDED IN PEAT HOO K 77 , FACE 7] OF THE PUBLIC RECORDS M
M COUNTY, ROMA.
LYI NG A ND BOG N SECT ON 22 TOWNSHI P 52 SENN WE 41 .1ST. MLW DADE COUNTY ROW
TREE TABU
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IS
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THE TREE NFOR0VNN AS INDICATED M Mf 'M(E LIST. 4 SUNECT 10 RENS.G4 BY
S S MNASLQ NVECHM RYA GERM.ARWRl5T OR OMER INM4N11 WITH
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SITE PHOTOS &
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project numb er
d21011
drawn by pr o). manager:
drawing scale
As 5h o
phase:
SITE PLAN SUB MITTAL
drawi ng d at e:
03/19/202
L sheet n umber:
A001
ZONING P. PROJECT DATA :
ZONING DATA -SENIOR DEVEIOPME/R
Property lnM nadon
F o11 9:08.2122425-0580 , 08-2122-025-0590
Property Address: 147 NW 27 AVE
Gr oss Area
Net Ar ea
Ebbing zoni ng: CIVIC
E aenng O wds@ Corridor Mb ed u se
Existing l and sew: Hospit als, Nursi ng Hom es and Adult C ong .grra tMng O uartws
Within Comm unity redew bpment Arm (6566) Dis trict
RMeqiau (B us ed (Basa n Gran 110.0 du/ac 185 units
Pro posed Density: 65.4 du/ac
73,225 gsf
68,270 nsr
1.681 ac
1.567 ac
REGUL ATORYGUIOEUNES
Buildin g Setbacks R equir ed
Fro nt -West (NW 27 AVE) 15'-0 "
Fro nt - East (NW 25 CT) 15'4 "
Side In terior - North
Sidelnterior - Sou th
110 u nits
Requ2.d OH-8b wt Pa rtng
Residential Uses
STUDIO Units @ 0.8 sp/unit
1BD Units @ 0. 8 sp/unit
280 Units @ 0.8 sp/unit
To ta ls
Comme nts' Use s
R eq uir ed
59,395 sr
n/a
204,810 sf
3,414 sr
Proposed
Prop osed
22 %
n/.
1 .3
28%
14,737 sr
Re quire d Max.
65 orie s
Su btotal Aeon's*:
Parking Reduction - - - 65% Redu ction for Affo rdable Housing
Grand Total Required:
89,242 sf
18,959 sr
P noosed
6 St ories
NOUo rsf »Spac es
5 units
93 un its
12 units
110 units
4.0 sp
74.449
9. 6 sp
08.0 sp
88.0 sp
350164. 4 Pwkln6
Ofr-Stree t - Co mmercial 255„ 2sp
Off - Stree t - Re sidential
668P 2sp
On -Street sp 5P
Sub -To tal 91* 4sp
Gran d To ta l Prov ided: 95*
Lo ading Be rths
40,001sr to 60,000 sr(3 loading berths)
e laddltw additio nal st 50,000 4(12'430'x14')
1(12830'). 1(U'825'(= 2
J
UNIT BREADKDOWN :
Unit Breakdow n
Unit Type
STUDI O
5T1
S ub -Tot al
SF/UN8 8F/U nit
Required Pr ovided
Le vel1
__
A3
S ub -Twat
I AO
Bl 1 725 sf 7 839 sf
Sub -Total
Grand T ool_
1._. 440 sf 49651 units
_.--_ 1 units
550 sf 1 5761( 8 units
8 u nits
Lim b 24
(Per l ewd)
Tot al U nits
Gross SF. I %of Tomb
1 units
1 units
5 units
5 units
2,480 sf 5%
SRO of 5%
2 u nits
2 u nits
10 units
17 u nits 93 units 53,568d 85%
17 u n0s 93 units 53,5685( 85%
2 units 12 units
2 units 12 units
20 units 110 unlb
10 ,068 sr
10 ,066 09
66,116 of
11%
11 %
100%
601 ova sfw/r
6
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pr oj ect numb er .
821011
drawn by: pro,. ma nager
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drawing scale : drawing date
:
phase .
SITE PLAN SUBMITTAL
:nom m'h.r
A002
30
III
0nLot Covorogo
SCA LE r.c-o
33,722 S.F.
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141, 737 S.F. iv
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18,959 S.F.
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sheet n umber
A003
NOT A PART Of SUB MITTAL
111 ONE ST ORY
RETAIL/COMMERCIAL
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dr awing scale : drawi ng date:
As Sh own
phase:
SITE PLAN SUBMITTAL
03/19/2021
sheet numb er' .
A004
-( 174301
NW
PR OPERTY UNE N$Y 2'551E 900.00'
NOT APART Of f1NN11TAf
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PR OPOSED
SITE PLAN
protect number
121011
drawn by . Ur n, m nager
TS
drawing scale' drawing date :
plmsc
SITE PLAN SUBMITTAL
sheet rl „rrmer
A100
drawing data
PROPOSED
FLOOR PL AN
LEVEL 1
projert number •
1111011
draw n by Pr, m nn.
drawing s cal e drawing date :
As Shorn
phase
SITE PLAN SUBMITTAL
sheet number
A101
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LEVELS 2-6
pr ot ect number
*21011
drawn by prat manager •
-.
daig 5I. drawing date:
03/19/2021
phase'.
SITE PLAN SUBMITTAL
sheet number
A102
O' Floor Plans - U nit Tgp o"Al"
A REA
Floor Plans - Unit Typo "B1 "
Oi AREA 029 SF SCALE V9 •r 0'
O3 Floor Pions - Unit Typ o "ST1"
Prefok
drawing data
ENLARGED
UNIT PLANS
project numb er:
drawn bv: pml m naHer:
1121
drawing scale. drawing dale:
phase:
SITE PLAN SUBMITTAL
sheet number'.
A200
AS Shown
121011
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project number
821011
draw n bY: pr ojmanager
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SITE PLAN SUB MITTAL
03/19/2021
sheet number:
A300
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pr oject number
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SITE PLAN SUBMITTAL
sheet number
A300
Ele va tion Finish schedule :
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phase •
.
SITE PLAN SUBMITTAL
drawing date
03/19/1011
she et number:
A301
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drawi ng dat a :
PROPOSED
WEST
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pr oj ect number .
drawn by: #rajmanager :
drawing scale : drawing date
phas e.
SITE PLAN SUBMITTAL
sheet numb er
A303
Shown
#21011
PROJECT INDEX
COVER
SURVEY Al -5846
SITE PHOTOS & CONTEXT MAP
OVERALL ZONING & DEVELOPMENT DATA
SITE DIAGRAMS
COLORED SITE PLAN
PROPOSED SITE PLAN
PROPOSED BUILDING FLOOR PLAN LEVEL 1
PROPOSED BUILDING FLOO R PLAN LEVELS 2-6
UNIT PLANS
PROPOSED NORTH ELEVATION
PROPOSED SOUTH ELEVATION
PROPOSED EAST ELEVATION
PROPOSED WEST ELEVATION
RENDERING VIEW
PRO JECT LOCATIONO
00000
architects
A001
A002
A003
A004
A 100
A101
A102
A200
A300
A301
A302
A303
A900
Co pyrlgh102020 1 MODIS ARCH ITEC TS, LLC I All Right. RC0orvOC 1 www.mo disarchite ctc.c om
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4955 SW 75th Aven ue
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LP -1
W ELL SPRING SENIOR APARTMENTS
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SITE PLAN SUBMITTAL 03/19/2021
FOLIO # 08-2122-025-0580, 408-2122-025-0590
14701 NW 27th Ave, Opa-locka, FL 33054 PROJECT 21011
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MU Coffee- Native
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We epmg Bottle brush Frangipar
Gumbo Limbo- Native
5atinle af- Native
Clusia
Fakahatchee Gra ss- Nativ e
Pauro tis Palm- Native Thatch Palm- Native Cocoplum- Native
Pitch Apple - Native Alexander Palm
PLANT SCHEDULE
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