Senior Planner

Lauren Pruss, AICP

Assistant Director of Community and Economic Development

Peter Schwarz, AICP

Director of Community and Economic Development

Issue Statement: The applicant, BBX Oakland Logistics Park, LLC and the property owner, Oakland Parcel, LLC, are requesting an amendment to the City's Future Land Use Plan Map from "Irregular (14.6) Residential within a Dashed-Line Area" to "Industrial" for the subject property located at 3501 NW 31 Avenue.

Recommended Action: The Planning and Zoning Board consider this request to amend the City's Future Land Use Plan Map from Irregular (14.6) Residential within a Dashed-Line Area to Industrial (I) for the subject property located at 3501 NW 31 Avenue and make a recommendation to the City Commission. 

Neighborhood Participation Meeting: A Neighborhood Participation Meeting was held on October 10, 2022, in accordance with Section 24-163(E) of the Oakland Park Code of Ordinances.

Property Description: The subject property is an approximately 9.9 acre site located on the west side of NW 31 Avenue, between Oakland Park Boulevard and NW 44 Street, identified by parcel numbers 494219190010 and 494219190011. The subject site is currently vacant and was designated as a brownfield by the Oakland Park City Commission on November 16, 2016, by adoption of Resolution R-2016-113. Subsequently, the site was mitigated for contamination and issued a "Notice of Intent to Conditionally Close a Contaminated Site Using an Institutional Control" on July 9, 2019. This status was provided by the Broward County Environmental Protection and Growth Management Department ("EPGMD") at the request of the property owner, Oakland Parcel, LLC. The response indicated that no further action was needed for the contaminated site.

Application Process: The current application is a request to amend the City’s Future Land Use Map. This requires a total of four (4) public hearings, one at the Planning and Zoning Board, one at the Local Planning Agency (LPA), and two (2) readings of an Ordinance at the City Commission. A corresponding application is required to be filed by the applicant to amend the Broward County Land Use Plan map after approval by the City Commission at first reading of the Ordinance. If the amendment receives City Commission approval, a subsequent application to rezone the property from RM-16 Medium Density Residential District to I-1 Light Industrial District or B-3 Commercial-Industrial District would need to be submitted and approved by the City Commission.

The process for the review of the Land Use Plan Amendment is as follows:

Specifics to the site layout, actual total gross floor area, plat note amendments, other traffic impacts, existing and proposed infrastructure/environmental adequacy and availability, complying with all zoning standards and other zoning issues will be reviewed through a future application for rezoning of the site with an accompanying Site Development Plan review. The rezoning would be heard as a different agenda item in the future if the requested amendment is approved. The current request to amend the City’s Future Land Use Map will effectively establish the ability to use the site for industrial uses in the future.

Surrounding Land Use and Zoning:

The applicant is requesting to amend the Future Land Use Map designation of 9.9 acres from Irregular (14.6 dwelling units per acre) Residential in a Dashed-Line Area to Industrial to facilitate the future development of industrial uses, subject to rezoning and site plan approval. 

Dashed-Line Areas are a unique land use designation that are identified on the Future Broward County Land Use Plan Map and Oakland Park’s Future Land Use Map by dashed-lines circumscribing the designated area’s boundaries. For each of these areas, the maximum overall density in dwelling units per acre is the number which appears in the circle inside the dashed line, in this case “14.6”. Therefore, the maximum density as currently calculated is as follows: 14.6 dwelling units per acre x 9.9 acres = 144 dwelling units.

There are other developments that are designated as Irregular Density within a Dash-Line Area in the City’s Future Land Map. These areas include:

• Lake Emerald
• Isle of Oakland Park
• New Urban Village
• Oak Tree
• Cambridge Park

Analysis: A detailed analysis of the Land Use Plan Amendment is attached as an Exhibit to this agenda item. The attached review and analysis of the application is governed by the existing Goals, Objectives and Policies of the Oakland Park Comprehensive Plan. Staff has reviewed the policies of the City’s Comprehensive Plan, and reviewed potential impacts of the conversion of the land use to the City’s level of service in the following areas:

• Open Space
• Housing
• Traffic
• Public Water, Sewer and Solid Waste 
• Drainage
• Parks and Recreation
• Natural Resources
• Soil Conditions
• Fire Safety Resources
• School Facilities

Should the City Commission approve this application, the Broward County Planning Council will review this Land Use Plan Amendment and the project’s anticipated impacts during its consideration of its application. A determination will be made by the Planning Council if it is found that the proposed amendment is generally consistent with the policies of BrowardNext – the Broward County Land Use Plan. The current request to amend the City’s Future Land Use Map will effectively establish the ability to use the site for industrial uses in the future.

Currently the existing zoning of RM-16, Multi-Family Residential complies with the "Irregular (14.6) Residential within a Dashed-Line Area" Land Use Plan designation, which would not be in compliance if the land use is changed to industrial. Also, a rescission action will be needed of City Commission Resolution No. 2016-113 (attached) that was approved seven (7) years ago concerning a previous residential development proposal of the site. This action by the City Commission would be necessary if the LUPA application were to be approved. 

To address these issues, the applicant has submitted a letter (attached) committing to submittal of the appropriate City Development Permit Application, after 1st reading and prior to 2nd reading of the Future Land Use Plan Amendment (LUPA) Ordinance by the City Commission, for a rezoning of the subject site to B-3, Commercial-Industrial District and the review and approval of a site development plan for the proposed development.

Lastly, the City's consulting traffic engineer (see attached letter) recommends that a traffic impact study methodology be part of the site plan and/or rezoning application and be submitted as well for this site. The traffic impact study should be prepared and meet the requirements of the City of Oakland Park land development criteria related to addressing traffic impacts on the adjacent road network from new site generated development trips of the BBX Oakland Logistics Park.

Not Applicable.

The Planning and Zoning Board consider this request to amend the City's Future Land Use Plan Map from Irregular (14.6) Residential within a Dashed-Line Area to Industrial (I) for the subject property located at 3501 NW 31 Avenue and make a recommendation to the City Commission.