Ord No 31-12-2147ORDINANCE NO. 31-12-2147
An Ordinance amending the official zoning map of the City of South Miami Land
Development Code by changing the "NR" zoning use district of the Community
Redevelopment Agency (CRA) owned property assemblage enumerated below and known
as the Madison Square redevelopment site, and other properties in that same district and
location from "NR" Neighborhood Retail and "RS -4" Small Lot Single - Family Residential
zoning district, to "SR" Specialty Retail zoning district; to provide compatibility with the
current mixed -use land -use designation of the site and allow for development of a mixed -
use, including affordable housing project in the Community Redevelopment Area.
WHEREAS, Application No. PB -12 -035 was submitted to the Planning and Zoning
Department by the City's Community Redevelopment Agency; said application requesting to
amend the official zoning map of the City of South Miami by changing the zoning use district for
the property assemblage known as Madison Square development, having the following Folio
numbers: 09- 4025- 010 -0010; 09- 4025 -010 -0030; 09- 4025- 010 -0040; 09- 4025- 010 -0050; 09- 4025 -010-
0020; 09- 4025- 010 -0140; 09- 4025- 010 -0160; 09- 4025- 010 -0170; 09- 4025- 010 -0180; 09- 4025- 010 -0280;
09- 4025- 010 -0270; 09- 4025- 010 -0290; 09- 4025- 010 -0300; 09- 4025- 010 -0310; and 09- 4025- 010 -0320;
generally located between SW 64th Street and SW 64th Terrace; and SW 59th Court and SW
60th Avenue from "NR" Neighborhood Retail and RS -4 Small Lot Single Family Residential
Zoning Use District to "SR" Specialty Retail Zoning Use District; and
WHEREAS, the purpose of the change of zoning is to provide compatibility with the
Future Land Use Designation of Mixed Use Commercial Residential, and to permit development
of a mixed use affordable housing project; and
WHEREAS, after review and consideration, the Planning and Zoning Department
recommended approval of the requested zoning use district; and
WHEREAS, on November 13, 2012, after Public Hearing regarding the proposed
rezoning application, the Planning Board recommended approval by a vote of 5 ayes 1 nay; and
WHEREAS, on November 13, 2012, after Public Hearing regarding the aforementioned
application, the Planning Board made a second motion, recommending conditions be included in
the development proposal that stipulated the two -story limit on buildings adjacent to single
family residential zoning districts to comply with the City's Land Development Code,
recommending approval by a vote of 5 ayes 1 nay; and
WHEREAS, the City Commission desires to accept the recommendation of the Planning
Board; and
WHEREAS, it is also the desire of the City Commission to include with the amendment
those additional properties within that "NR" zoning use district, which abut the Madison Square
property assemblage and having the following folio numbers: 09- 4025- 010 -0150; 09- 4025 -010-
0190; 09- 4025- 010 -0191; 09- 4025 -010 -0420; 09- 4025- 010 -0430; 09- 4025- 010 -0440; and 09- 4025 -010-
0450.
Ord. No. 31 -12 -2147
2
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1 That the proposed change of the City's Official Zoning Map requested by
Application No. PB -12 -035 to rezone property having the following Folio numbers: 09- 4025 -010-
0010; 09- 4025- 010 -0030; 09- 4025- 010 -0040; 09- 4025- 010 -0050; 09- 4025- 010 -0020; 09- 4025- 010 -0140;
09- 4025- 010 -0150; 09- 4025- 010 -0160; 09- 4025- 010 -0170; 09- 4025- 010 -0180; 09- 4025- 010 -0190; 09-
4025- 010 -0191; 09- 4025- 010 -0280; 09- 4025- 010 -0270; 09- 4025- 010 -0290; 09- 4025- 010 -0300; 09-
4025- 010 -0310; and 09- 4025- 010 -0320; 09- 4025- 010 -0420; 09- 4025- 010 -0430; 09- 4025- 010 -0440; and
09- 4025- 010 -0450; generally located between SW 64th Street and SW 64th Terrace; and SW 59th
Court and SW 60th Avenue from "NR" Neighborhood Retail and RS -4 Small Lot Single Family
Residential Zoning Use District to "SR" Specialty Retail Zoning Use District, is hereby
approved
Section 2. Codification. The provisions of this ordinance shall become and be made
part of the Code of Ordinances of the City of South Miami as amended; that the sections of this
ordinance may be renumbered or re- lettered to accomplish such intention; and that the word
"ordinance" may be changed to "section" or other appropriate word.
Section 3. Severability. If any section, clause, sentence, or phrase of this ordinance is
for any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
shall not affect the validity of the remaining portions of this ordinance.
Section 4. Ordinances in Conflict. All ordinances or parts of ordinances and all
sections and parts of sections of ordinances in direct conflict herewith are hereby repealed.
However, it is not the intent of this section to repeal entire ordinances, or parts of ordinances,
that give the appearance of being in conflict when the two ordinances can be harmonized or
when only a portion of the ordinance in conflict needs to be repealed to harmonize the
ordinances. If the ordinance in conflict can be harmonized by amending its terms, it is hereby
amended to harmonize the two ordinances. Therefore, only that portion that needs to be repealed
to harmonize the two ordinances shall be repealed.
Section 5. Effective Date. This ordinance shall become effective upon enactment.
PASSED AND ENACTED this 18thday of December
ATTEST:
CITY C[ 1 .RK
1 st Reading - 12/4/12
2nd Reading- 12/18/12
APPROVED:
.2012.
P4i laXJ4A
MAYOR
ZACommission Items\2012 \12- 04- 12Nadison Square RezoningWadison Square Rezoning Ordinance NR—RS-4 to SR_2012_revised.doc
Ord. No. 31 -12 -2147
READ AND
AP ROVED AS TO FORM:
COMMISSION VOTE:
5 -0
LANG
, LEGALITY AN D
Mayor Stoddard:
Yea
E'
ION THE
Vice Mayor Liebman:
Yea
°
Commissioner Newman:
Yea
r
Commissioner Harris:
Yea
`
Commissioner Welsh:
Yea
CITY ATTORNEY
ZACommission ltems\2012 \12- 04- 12\Madison Square Rezoning \Madison Square Rezoning Ordinance NR—RS-4 to SR_2012_revised.doc
South Miami
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER- OFFICE MEMORANDUM
To: The Honorable Mayor and Members of the City Commission
Via: Kelly Barket, Jr., Acting City Manag
From: Christopher Brimo, AICP -f�1�
Planning Director 6 !
Date: December 18, 2012
SUBJECT:
Revised Staff Report
ITEM No. ?_
An Ordinance amending the official zoning map of the City of South Miami Land
Development Code by changing the "NR" zoning use district of the Community
Redevelopment Agency (CRA) owned property assemblage enumerated below and
known as the Madison Square redevelopment site, and other properties in that same
district and location from "NR" Neighborhood Retail and "RS4" Small Lot Single -
Family Residential zoning district, to "SR" Specialty Retail zoning district; to provide
compatibility with the current mixed -use land -use designation of the site and allow for
development of a mixed -use, including affordable housing project in the Community
Redevelopment Area.
SUMMARY OF REQUEST (Revised)
At the December 4, 2012 City Commission meeting the Madison Square rezoning request
was approved unanimously on first reading. At that meeting following discussion on the
item, the Commission directed staff to amend the ordinance to include the other
properties in that district and location as a part of the rezoning, from the "NR"
Neighborhood Retail, to the "SR" Specialty Retail zoning use district. The attached
ordinance reflects that amendment.
Original Report From December 4, 2012
The City of South Miami Community Redevelopment Agency Board, at its October 8,
2012, meeting received a report from the Agency Director proposing that the Planning
and Zoning Department be requested to initiate the process of re- zoning the Madison
Square development site from its current zoning use designation of "NR" Neighborhood
Retail and "RS -4" Small Lot Single - Family Residential, to the "SR" Specialty Retail
zoning designation. This zoning designation was originally designed specifically for the
City Commission
Mattison Square Rezoning Requesi
December 18, 2012
Page 2 of 8
downtown shopping district and allows for a mix of residential, retail and office uses up
to four stories in height,
A change from the current zoning use district is necessary since residential development
is not permitted in the current "NR" Neighborhood Retail district, except as a Planned
Unit Development (PUD) .Section 20- 3 -30). However, the Madison Square property
assemblage does not meet the minimum area requirements of 2 net acres required for a
PUD.
At the August 7, 2012 City Commission meeting, the Commission following a public
hearing, approved Ordinance 10 -12 -2126 effectively converting the remaining Madison
Square development properties to a unified Future Land Use designation of Mixed -Use
Commercial Residential. It is important to note that the underlying density of the Mixed -
Use Commercial Residential land use is 24 units per acre (upa). Based on the current
size (approximately 1.44 acres) of the Madison Square property assemblage, it is
estimated that the approximately 35 residential units could be developed. While the CRA
does control additional property in the vicinity of the project area, this proposed
amendment only relates to those properties listed in "Exhibit A" below.
Existing Zonine
"NR" Neighborhood Retail District: The purpose of this district is to permit convenience
commercial uses which provide for the everyday retail and personal service needs of
nearby residential neighborhoods in a compatible and convenient manner. This district is
appropriate in areas designated "Neighborhood Retail Development" on the city's adopted
Comprehensive Plan.
Please note that one (1) lot in this assemblage (6443 SW 60 AVE) is also zoned RS -4 Small
Lot Single- Family Residential.
Proposed Zoning
SR" Specialty Retail District: The purpose of this district is to maintain the basic
specialty retail character of the Sunset Drive commercial area by encouraging
comparison retail uses at the pedestrian- oriented grade level and office and residential
uses on the upper floors of all buildings. This district is appropriate in areas designated
"Mixed Use Commercial Residential" on the city's adopted Comprehensive Plan.
City Commission
Mcidison Square Rezoning Request
December 18, 2012
Page 3 of 8
PLANNED UNIT DEVELOPMENT
RESIDENTIAL USES
SN
I
SECTION 20- 3.3(D)
S S
S S
S
S
PERMITTED USE SCHEDULE
PERMITTED BY RIGHT
PERMITTED AS SPECIAL USE
SPECIAL USE CONDITIONS (See Section 20 -3.4)
PARKING REQUIREMENTS (See Section 20- 4.4(B))
No conditions were adopted
5
N-S
P
-
5
-
COND
=
PARK
X =
USE TYPE
8
ZONING DISTRICT
Boardinghouse
R R
R R
R R
R L
R
R
L
MINSGMT
P
P
P
P
T
T
T
T
HPPC
>P
Dwelling, Single- Family
P P
P P
5 S
S S
S T
T R
M
0
0
0
R
R R
0
0
0
0
0
0
17
I R
O A
1 2
3 4
5 6
9 M
2
P
P
P
A
D
D
D
D
D
3
N R
P
P P
P
1
4
P
P
P
H
D
D
D
D
D
17
2
D K
P P
P
8
P
17
1
Dwelling, Multi - Family
P
P
S
P
P
P
P
M
M
L
P
P
17
3
4
I5
4
I
R
PLANNED UNIT DEVELOPMENT
RESIDENTIAL USES
SN
I
S S
III
S S
S S
S
S
IS
5
N-S
5
Is
S
8
Boardinghouse
P
P
I
P
P
P
P
P
Dwelling, Single- Family
P P
P P
P P
P P
P
S
17
1
Dwelling, Tourist
P
P
P
P
P
P
3
Dwelling, Townhouse
P
P P
P
S
P
P
P
P
P
17
2
Dwelling, Two-Family
P P
P
S
P
17
1
Dwelling, Multi - Family
P
P
S
P
P
P
P
I P
17
3
At the September 10, 2012 SMCRA meeting the CRA Board requested that the CRA
staff research the necessary requirements to facilitate the required zoning amendment to
move the Madison Square project forward. The CRA and the Planning and Zoning
Department discussed two possible options that could facilitate the type of mixed use
development that the CRA and community has been contemplating, that would also be
compatible with the current land use designation of mixed use commercial- residential.
Additionally, there has been general discussion of the possibility of applying the 2 -story
Mixed Use Affordable Housing (MU -AH) category that was adopted in 2010 to these
properties, and have the development request a variance to the building height to achieve
3 or 4 stories. This is not a course of action recommended by the Planning Department
for the following reason. Generally, a variance is authorized if due to circumstances
unique to the applicant's property itself and not shared by other property in the area, there
exists an undue and unnecessary hardship created by the zoning regulations. The hardship
cannot have been self- created; this is a requirement of the City's Land Development
Code. In staffs opinion, the variance should not be used to correct improper zoning.
City Commission
Madison Square Rezoning Request
December 18, 2012
Page d of 8
Option 1 - Re -zone the entire "NR" (Neighborhood Retail) to an existing City of South
Miami zoning category titled "SR" (Specialty Retail), which would allow for
development of an up -to four - story, mixed use, affordable housing redevelopment
project; and
Option 2 - Re -zone the entire district utilizing a newly proposed zoning district of
Neighborhood Mixed Use (NMU), which would allow for development of an up -to three -
story mixed -use, affordable housing redevelopment project. Please note that this
proposed NMU district had a preliminary review by the Planning Board earlier this
summer.
Additionally, since the Madison Square project area abuts single family zoning districts
on the North, West and South, any proposed zoning designation greater than 2- stories
that is applied to this project must adhere to the requirements of Section 20- 3.5(D) below.
This requirement was also restated in the motion for approval by the Planning Board.
Section 20 -3.5 (D) Properties Abutting Single - Family Zoning Districts.
(1) Notwithstanding the dimensional requirements of the zoning use district in
which a property is located, if that property is abutting (common border or
separated by a right -of -way) to a single - family zoning district the maximum
height of any new building or any vertical addition to an existing building on that
property is limited to two stories, however, additional height may be obtained via
the special use permit process as set forth in Section 20 -5.8
The application PB -12 -035 requesting the rezoning of the Madison Square property
assemblage from "NR" and "RS -4" to "SR ", was reviewed by the Planning Board on
November 13, 2012.
In the presentation staff recommended to the Board that it would be preferable to rezone
the Madison Square property assemblage, as well as the other non CRA properties within
that "NR" zoning district (Exhibit A). However, following a public hearing the Board
made a motion to recommend approval of the rezoning request for the Madison Square
property assemblage only, by a vote of 5 yeas; 1 nay. The Board also made a second
motion recommending that Section 20- 3.5(D) (above) be incorporated into any request
for a development proposal.
RECOMMENDATION
Staff recommends the Commission approve the rezoning request for the fifteen Madison
Square properties. In addition, staff also recommends that the Commission consider the
possible rezoning of the seven remaining properties, which are not a part of the Madison
Square assemblage.
Cily Commission
Madison Square Rezoning Itcquesl
December 18, 2012
Page 5 of 8
EXHIBIT A
Folio #
Address
Owner
Land Use
Existing
Zoning
SMCRA /Madison
Mixed Use
09- 4025- 010 -0010
5978 SW 64 ST
Square
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09- 4025 -010 -0030
6415 SW 60 AVE
Square
SMCRA /Madison
Commercial /Res
NR
Mixed Use
09- 4025 -010 -0040
6429 SW 60 AVE,
Square
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09- 4025 -010 -0050
6443 SW 60 AVE
Square
Commercial /Res
RS -4
09- 4025 -010 -0020
SMCRA /Madison
Mixed Use
N/A
N/A
Square
Commercial /Res
NR
09- 4025 - 010 -0140
SMCRA /Madison
Mixed Use
Square
Commercial /Res
NR
Richard & Carrie
Mixed Use
09- 4025- 010 -0150
6412 SW 59 PL
Robinson
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09- 4025 - 010 -0160
6420 SW 59 PL
Square
Commercial /Res
NR
09- 4025 -010 -0170
SMCRA /Madison
Mixed Use
N/A
Square
Commercial /Res
Mixed Use
NR
SMCRA /Madison
09- 4025 -010 -0180
6442 SW 59 PL
Square
Commercial /Res
NR
St. Johns AME
Mixed Use
09 -4025- 010 -0190
6450 SW 59 PL
Church
Commercial/Res
NR_
Miami Dade
Mixed Use
09- 4025- 010 -0191
N/A
County
SMCRA /Madison
Commercial /Res
NR
Mixed Use
09- 4025 -010 -0280
6401 SW 59 PL
Square
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09- 4025 -010 -0270
5944 SW 64 ST
Square
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09- 4025 -010 -0290
6411 SW 59 PL
Square
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09 -4025- 010 -0300
6415 SW 59 PL
Square
Commercial /Res
NR
09- 4025 -010 -0310
SMCRA/Madison
Mixed Use
N/A
Square
Commercial /Res
NR
SMCRA /Madison
Mixed Use
09- 4025 -010 -0320
6443 SW 59 PL
Square_
Commercial /Res
NR _
6442 SW 59 CT
Mixed Use
09- 4025 -010 -0450
St. Johns AME
Church
Commercial /Res
NR
St. Johns AME
Mixed Use
09- 4025 -010 -0440
6428 SW 59 CT
Church
Commercial/Res
NR
St. Johns AME
Mixed Use
09- 4025 -010 -0430
6412 SW 59 CT
Church
Commercial /Res
NR
09- 4025 -010 -0420
St. Johns AME
Mixed Use
N/A
Church
Commercial /Res
L NR
City Commission
Madison Square Rezoning Request
December 18, 2012
Page 6 of 8
Existing Conditions
Madison Square Project Area (Shaded)
its It t— lxi�
SW 63RD lr�Ft
R3
0
SW
64TH ST
71
NN
lqln
SW 64TH TER
0
-41
IF
4i;;w I
aj
0
Sw 99TH ST
City Commission
Madison Square Rezoning Request
December 18, 2012
Page 7 of 8
Future Land Use Map
py fd SWJ61 fi ST X44 y *1 al 41 11 a a . r .F; ,.. ... -- i
g $o 1 1 Community Redevelopment Area (CRA)
••••••• Urban Inflll and Redevelopment Area
MAP LEGEND °�--�sm 10
1_j City Boundary
CRA Boundary
Single - Family Residential (I'wo-Slory)
Duplex Residential (T\vo -Slory)
Townhouse Residential ONVa -Slory)
■ Mulliple- Family Residential (Four-Story)
Residential / Limited Com. District (TWo- Slory)
Mixed -Use Commercial Residential (Four -Slap )
1.17 D D (4 +4- Story)
Commercial Rulail & Office (Two - Story)
Residential OlFiec (1\,o- Story)
Gducation.l(Four - Story)
public and Insl ilul iunal (fuur- Story)
■ parks and Open Space
8466
.w
HARDEE RD 1 HARDEE DR -
HARDEE AD wrw..esatM41 +'•••••• •••••
r
6407
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MAP LEGEND °�--�sm 10
1_j City Boundary
CRA Boundary
Single - Family Residential (I'wo-Slory)
Duplex Residential (T\vo -Slory)
Townhouse Residential ONVa -Slory)
■ Mulliple- Family Residential (Four-Story)
Residential / Limited Com. District (TWo- Slory)
Mixed -Use Commercial Residential (Four -Slap )
1.17 D D (4 +4- Story)
Commercial Rulail & Office (Two - Story)
Residential OlFiec (1\,o- Story)
Gducation.l(Four - Story)
public and Insl ilul iunal (fuur- Story)
■ parks and Open Space
8466
.w
HARDEE RD 1 HARDEE DR -
HARDEE AD wrw..esatM41 +'•••••• •••••
&00
6407
�(e
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MAP LEGEND °�--�sm 10
1_j City Boundary
CRA Boundary
Single - Family Residential (I'wo-Slory)
Duplex Residential (T\vo -Slory)
Townhouse Residential ONVa -Slory)
■ Mulliple- Family Residential (Four-Story)
Residential / Limited Com. District (TWo- Slory)
Mixed -Use Commercial Residential (Four -Slap )
1.17 D D (4 +4- Story)
Commercial Rulail & Office (Two - Story)
Residential OlFiec (1\,o- Story)
Gducation.l(Four - Story)
public and Insl ilul iunal (fuur- Story)
■ parks and Open Space
8466
Ctty Commission
Madison Square Rezoning Request
December 18, 2012
Page 8 of 8
Existing Zoning
elo ai 0490 ��of 91 : WI1 aIo a -
M i y
w.�Xr .cS��
r
!y r 6 f t - 3i X16 On N
6257 � l� y +�` 6261 Qb0 � 616,
�t 6255 • 5Y'i B ST ®y k+
Ct a n1 !. f•'. d ilp0 I 6261 am � 6704
■ .��ee R I u a Subject Area
1 632 "M. '� 6325 6x11
In LI I � .' s _ _ _ , wx) 6335 6330 6306
954 6515 6310 -5 • .
IRr!(y,/ - HAADEIE OR -- ' . .. illitrfrlrirll a ■ r r * ' ' ;
6191 6100 6401 6450 6401 -MW 6401 6100
a �, 16111 6110 6111 61101 (art W9 6110 r
16 wsr. I ._ ' •�.� 116171 6130�A 6131.�w1 6121 6120 �n
614 �fi 6121 91A
6124 6620
_M7 If TE 6K1 �.wwb� - dI. 61b1 Q fl < tl {�
d1N 6446 i -- 6W1 W30 9111 6416
6134 - -- .�r6ra ■.as1t 650146 s11t eu6� .5114 6u6�r
0 r 6 "yN"aB' 6111 aµ1 6W0 f
6501 6 M 61 �. 0r ° �� E601 ELW I'. 61J51 6501 65W
r 11< �; 161i' a 6i16 °, a 654 t Will 4 } e, t 4510 95,1 6519 s
fE 11 p PI : 6 U -�( - - 1 a 9!114 esm 6§1 5520 ft21 04 6611 6520
�Q asi
8524 6 1 9ts5 r b, TI`g �I1 401 Odt6 6531 fd30 6.U1 !S]0 „ €574 a
7, ¢ -, a f6 •, + f 6519 'REr.I >13 6601 ; 51F5 lSitl 56W 6516 66416'N6 1811 €bl0
r SW ®6111 9T .rr�■rw�■
4601 I
66.9.I 664 PUD -M
66n � � fI 6617 r :i7'r"'R S fA m.�l� . �i
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L: \Commission Items\2012 \12 -04 -12 \1VIadison Square Rezoning\Madison Square Rezoning Request-CM report.doc
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LEGEND
FRS-2 -1
Estate Residential
TODD
Transit Oriented Development District
Semi - Estate Residential
TODD (MU -4) Mixed Use 4
RS -3
Low - Density Residential
TODD (MU -5) Mixed Use 5
RS -d
Single Family Residential
TODD (LI-4) Light Industrial 4
RS-5
Single Family Residential
TODD (PI) Public / Institutional
RT-6
Townhouse Residential
TODD (PR) Parks 8 Recreation
RT -9
Two - Family /Townhouse
H
Hospital
RM -18
Low - Density Multi - Family
PI
Public / Institutional
RM -24
Medium Density Multl- Famlly
PR
Parks 8 Recreation
RO
Residential Office
PUD
Planned Unit Development
LO
Low - Intensity Offlce
PUD -R Residential
MO
Medium-intensity Office
PUD -M Mixed Use
NR
Neighborhood Retail
PUD -H Hospital
SR
Specialty Retail
HD -OV
Hometown District Overlay
GR
General Retail
CS -OV
Community Service Overlay
R
Religious
HP -OV
Historic Preservation Over Ay
rwnn,w6�u
1101nl u.
Attachments:
CRA
Resolution 67 -12 -607
CRA
Backup Documentation - October 8, 2012
Public Notice
L: \Commission Items\2012 \12 -04 -12 \1VIadison Square Rezoning\Madison Square Rezoning Request-CM report.doc
U4
RESOLUTION NO. CRA 67 -12 -607
A resolution relating to mixed -use affordable housing development;
authorizing the Agency to submit a request for a zoning amendment to
the South Miami Planning & Zoning Board to re -zone the Agency
owned property assemblage referred to as the Madison Square
redevelopment site from a current zoning designation of "NR"
(Neighborhood Retail) to,the "SR" (Specialty Retail) to provide land -use
compatibility with the current mixed -use land -use designation of the
site and allow for development of a viable mixed -use affordable
housing development project in the Community Redevelopment Area.
WHEREAS, page 34 of the SMCRA adopted redevelopment plan directs the
Agency to facilitate the required land -use amendments and zoning revisions required
to implement a "feasible" mixed -use development referred to as Madison Square;
and
WHEREAS, on -going community input and recent consultant
recommendations indicate that a development containing between three and four
stories in height would potentially yield the most financially feasible affordable
housing project; and
WHEREAS, during the August 7, 2012 City Commission Meeting, the City
Commission recently approved Ordinance No. 10 -12 -2126 effectively converting all
Madison Square development properties into one unified Mixed -Use Development
land -use category;
WHEREAS, following this recent approval, the SMCRA Board was informed the
next step in the process would involve approval of a compatible zoning district and
that the current zoning designation for the site, "NR" (Neighborhood Retail) does not
allow for residential development; and
WHEREAS, during the September 10, 2012 SMCRA Meeting and in the interest
of time, the Board requested that staff research the necessary requirements to
facilitate the required zoning change; and
WHEREAS, based on follow -up discussions with the City's Planning & Zoning
Department, one viable re- zoning option would involve re- zoning the entire site from
the existing "NR" (Neighborhood Retail) Zoning District to the currently available
"SR" (Specialty Retail) Zoning District which would allow for development of an up -to
four -story mixed -use, affordable housing redevelopment project; and
WHEREAS, based on follow -up discussions with the City's Planning & Zoning
Department, a second viable re- zoning option would involve re- zoning the entire site
from the existing "NR" (Neighborhood Retail) Zoning District to a newly created
zoning district to be prepared by the City's Planning and Zoning Department which
Pagel of 3
CRA 67 -12 -607
would allow for development of an up -to three -story mixed -use, affordable housing
redevelopment project; and
WHEREAS, the Planning Department also at this time recommends that the
SMCRA Board provide specific direction regarding a desired zoning district for the
Madison Square Project; and
WHEREAS, following a recommendation from the City's Planning and Zoning
Board the requested zoning amendment shall be transmitted to the City Commission
for final approval;
WHEREAS, the SMCRA Board desires to implement the goals and objectives
contained in the adopted community redevelopment plan including development of
the Madison Square mixed -use, affordable housing redevelopment project and
therefore requests submission of 6 zoning amendment for the site from existing
Neighborhood Retail zoning category to Specialty Retail zoning category.
NOW THEREFORE BE IT RESOLVED BY THE' COMMUNITY REDEVELOPMENT
AGENCY OF THE CITY OF SOUTH MIAMI, FLORIDA THAT:
Section 1. The South Miami Community Redevelopment Agency Board authorizes
the Agency to submit a request for a zoning amendment to the South Miami Planning
& Zoning Board to re -zone the Agency owned property assemblage referred to as the
Madison Square redevelopment site from a current zoning designation of "NR"
(Neighborhood Retail) to "SR" (Specialty Retail) to provide land -use compatibility with
the current mixed -use land -use designation of the site and allow for development of
a viable mixed -use affordable housing development project in the Community
Redevelopment Area.
Section 2. This resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED this 87H day of October, 2012,
A EST:
SECRETARY
READ AND APPROVED AS TO FORM:
APPROVED: II
CHAIR ERSON
Board Vote:
6 -0
Chair Stoddard:
Yea
Vice Chair Liebman:
absent
Member Newman:
Yea
Member Harris:
Yea
Member Welsh:
Yea
Page 2 of 3
%-A ft 67
Member Covington: Yea
Member Price: Yea
Page 3 of 3
To: Honorable Chaaii-r anrL-
SMCRA i3a7rg Members
From: Stephen David,
SMCRA Directo
W WYlu,�t�
i1,1,1 i SR®■CRA
W00011 ow AVthb"00d8Qft1 Pk00 M Lh t INNk and Phoyr
Date: October 8, 2012
ITEM No. _ /
AUTHORIZATION TO SUBMIT A REQUEST FOR
ZONING CHANGE TO THE CITY OF SOUTH MIAMI
PLANNING & ZONING BOARD TO FACILITATE
CONSTRUCTION OF THE MADISON SQUARE
DEVELOPMENT (Item Sponsored by Board
Member Price)
Resolution
A resolution relating to mixed -use affordable housing development; authorizing the Agency to
submit a request for a zoning amendment to the South Miami Planning & Zoning Board to re-
zone an Agency owned property assemblage known as the Madison Square redevelopment site
from a current zoning designation of "NR" (Neighborhood Retail) to the "SR" (Specialty Retail)
zoning category to provide land -use compatibility with the current mixed -use land -use
designation for the Madison Square site and allows for development of a viable mixed -use
affordable housing development project In the Community Redevelopment Area,
Background
Page 34 of the SMCRA adopted redevelopment plan directs the Agency to facilitate the required
land -use amendments and zoning revisions required to implement a "feasible" mixed -use
development referred to as Madison Square. On -going community input (See Exhibit A) and recent
consultant recommendations (See Exhibit B) indicate that a development containing between three
and four stories in height would potentially yield the most financially feasible affordable housing
development project.
During the August 7, 2012 City Commission Meeting, the City Commission recently approved
Ordinance No. 10 -12 -2126 effectively converting all Madison Square development properties into
one unified Mixed -Use Development land -use category (See Exhibit C).
Following this recent approval, the SMCRA Board was informed the next step in the process would
involve approval of a compatible zoning district. It was also pointed out that the current zoning
designation for the site, "NR" (Neighborhood Retail) does not allow for residential development.
During the September 10, 2012 SMCRA Meeting and in the interest of time, the Board requested
that staff research the necessary requirements to facilitate the required zoning change. Based on
follow -up discussions with the City's Planning & Zoning Department, the following zoning options
exist:
• Option 1 - Re -zone the entire site to an existing City of South Miami zoning category entitled
"SR" (Specialty Retail District) which would allow for development of an up -to four - story, mixed -
use, affordable housing redevelopment project; and
• Option 2 - Re -zone the entire site utilizing a newly created zoning district through the City's
Planning Department which would allow for development of an up -to three -story mixed -use,
affordable housing redevelopment project.
The Planning Department also at this time recommends that the SMCRA Board provide specific
direction regarding a desired zoning district for the Madison Square Project. Approval of the
attached resolution by the SMCRA Board, will allow this Item to be transmitted to the South Miami
Planning & Zoning Board for recommendation on the requested zoning amendment. Following this
recommendation, this item would proceed to the City Commission for final approval. Staff
understands final approval by the City Commission will require a five fifths vote.
Following approval by the City Commission the entire redevelopment site could be advertised
within a request for proposal process to illicit design proposals and construction of this cornerstone
community redevelopment project.
Recommendation
Staff recommends approval of the attached resolution based on the request- of the Item sponsor,
Board Member Price authorizing the Agency to submit a request for a zoning amendment to the
South Miami Planning St Zoning Board to re -zone an Agency owned property assemblage known as
the Madison Square redevelopment site from a current zoning designation of "NR" (Neighborhood
Retail) to the "SR" (Specialty Retail) Zoning District to provide ' land -use compatibility with the
current mixed -use land -use designation for the Madison Square property assemblage and allowing
for development of a viable mixed -use affordable housing development project In the Community
Redevelopment Area.
Attachments:
Recent City Commission Approval and Planning Analysis of Land -Use Amendment for Development of the Madison Square ProJect
SD: %CRA %Authorization to Submit a Request for Zoning Change to the South Miami Planning & Zoning Board for the Development of Madison Square
EXHIBIT A
MADISON SQUARE COMMUNITY INPUT
MADISON SQUARE COMMUNITY INPUT
(Community Workshop Synopsis, June 14', 2012)
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SMCRA Madison Square Development Workshop
Draft Meeting Synopsis
(June 14, 2012)
DRAFT
Workshop Attendees: The following individuals were in attendance during the June 14, 2012
Madison Square development Workshop: Gladys Turner; Leon Jenkins; Mari Chael; Geral
Williams; Daisy Harrell; James Dundorf; Gabriel Edmond; Rodney Williams, Anna Price; Martha
Rothaus; Levy Kelly; Simon Codrington Jr; Tywanas Johnson; Vice Chair Josh Liebman; Walter
Harris; and Board Member Bob Welsh and Board Member Deltravis Williams James McCants and
Stephen David.
Vice Chair Liebman opened the workshop by welcoming those in attendance and
indicating that tonight's SMCRA Board requested workshop was a follow -up to a recently
held workshop held to discuss the Madison Square redevelopment project. Vice Chair
Liebman expressed his strong desire to facilitate construction this proposed mixed -use
redevelopment project and indicated that he would consider supporting a potential four -
story development. Vice Chair Liebman also went on to express the reality that a majority
vote would ultimately be required from the City Commission in order to construct a four -
story development. Vice Chair Liebman then introduced all SMCRA Board Members and
staff in attendance.
Staff then provided brief background concerning the proposed mixed -use redevelopment
Project and discussed specific workshop hand -outs including: 1. The South Miami
Community Redevelopment Plan (Formal Description Madison Square Project); 2.
Madison Square Study Area Map and Historical Project Information; 3. Duany- Plater-
Zyberk Proposed Development Scenarios (92 Unit Scenario and a Proposed 46 Unit
Development Scenario). Staff additional discussed that based on CDBG project funding
received through the South Miami Community Action Committee and Miami -Dade County,
specific affordable housing guidelines are required to be included in final development.
The floor was then opened to all workshop attendance for further comments and
discussion.
Levy Kelly opened the discussion by indicating that he as well as other community leaders
were strongly In favor of a four -story development consisting of both affordable housing
and economic development opportunities. Mr. Kelly further indicated that residents of the
SMCRA Community have long supported and expressed their desire for a four -story
mixed -use development at this location. Board Member Walter Harris expressed the
importance of pending Planning Board and City Commission approvals required to
continue to move the project forward.
Workshop Attendee Rodney Williams expressed his concern that the City's Planning &
Zoning Board had in the past not taken into account the views of the SMCRA Community
during their review and recommendation process. Board Member Deltravis Williams also
expressed his support of a four -story mixed -use, affordable housing development. Board
Member Williams also expressed a concern that previous Input provided by the SMCRA
Community had gone unheard. Board Member Welsh expressed the need to increase
affordable commercial rental space In the final development. Board Member Welsh
indicated that he would also be in support of a proposed land -use change of the existing,
vacant Marshall Williamson development site to provide additional project density and total
affordable housing unit count. Meeting attendee Gladys Turner expressed the fact that the
SMCRA Community has long been in support of a minimum of a four -story development
ever since the original establishment of South Miami Saint Johns Episcopal Church.
An inquiry was then directed to the various City Commissioners in attendance regarding
the maximum project height they would be willing to support. Board Member Harris
indicated that he has always been in favor of a maximum three -story height development.
Board Member Welsh indicated that a two -story development might be more compatible
with the surrounding neighborhood if additional density could be achieved in other areas of
the project site including within the historic Marshall Williamson site. Vice Chair Liebman
reiterated that he would consider supporting a four -story maximum development and again
indicated that a majority vote of the City Commission would ultimately be required.
Workshop attendee Levi Kelly indicted that there were creative ways that could be used by
the City of South Miami to allow this development to take place without setting a
development precedent in the City of South Miami. One example provided was to develop
the project as a Planned Unit Development or P.U.D. which development type allows the
City Commission to provide approval on a case -by -case basis. Workshop Attendee Simon
Codington Jr. then expressed the fact that historical context was extremely important
especially in any' lengthy redevelopment process. Mr. Codington went on to discuss the
importance and of the original Charrette Two process and the consensus gained at that
time for developing at a minimum of four stories. Mr. Codington explained that this area of
South Miami experienced a previous devastating loss to its commercial core and that that
the originally conceived project involved an up -to eight -story development to compensate
for previously lost economic development opportunities in the area. Mr. Codington also
expressed the fact that affordable housing units in the Community Redevelopment Area
were also previously lost and that an equal number of units were required to be replaced.
Mr. Codington reiterated that his was an extremely important opportunity for the SMCRA
and the City to develop the project to its best and highest use. A general discussion then
ensued concerning the intent of the NRSA designation and the appointed role of the South
Miami Community Action Agency in projects such as the Madison Square Development.
Meeting attendee James Dundorff then explained the general role of the City's Planning &
Zoning Board in the decision and recommendation process and expressed concern
regarding the proposed height and density of the proposed project and relation
surrounding neighborhood compatibility. Mr. Dundorff further expanded upon on his views
of a successful project at this location Lncluding,.the fac that the amount of_ commercial
entergrises desired by attendees 2006 MaOsan Square Plarrnrng Cha[ette would regu fe
far more square footage than allotted for in the any of the architectural drawings submitted
by the SMCRA hired consultant firm. Duaney- Platter- Zyberk. Vice Chair Liebman closed
the meeting by thanking everyone for attending and reiterating his continued support for
the project and also announced the next scheduled follow -up workshop date of Thursday,
June 21, 2012 at 7:30 p.m. at the City of South Miami Gibson - Bethel Community Center.
MADISON SQUARE COMMUNITY INPUT
(Community Workshop Synopsis, June 21, 2012)
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In_
SMCRA Madison Square Development Workshop
Draft Workshop Synopsis Notes
(June 21, 2012)
Workshop Attendees; The following individuals were in attendance during the June 21, 2012
Madison Square develdpment Workshop: Daisey Harrell, 7�wana Williams, Brandy Scippo, Anna
Price, Leon Jenkins, Simon Codrington Jr, Marice Chael, Joyce M. Price, Rodney Williams, Ryan
Devereux, Josephine Anderson; SMCRA Board Members; Deltravis Williams, Walter Harris, Bob
Welsh, Denise Covington; ,Staff. James McCants and Stephen David
SMCRA Board Chair Stoddard opened the discussion by acknowledging that the proposed
project has been under discussion for quite some time and during that time many views
have been expressed. Chair Stoddard then inquired as to whether anyone in attendance
had any new thoughts or ideas concerning the proposed project. SMCRA Board Member
Harris briefly alluded to prior successes experienced during the 1994 Hometown 2
planning process and the relative turn -out received. To provide additional background
information, staff handed -out the draft meeting synopsis from the previous workshop held
on Thursday June. 14, 2012.
Meeting attendee Daisy Harrell then pointed out the fact that existing members of the
SMCRA Community have consistently expressed their desire to facilitate a four -story
mixed -use development at the proposed location. Meeting attendee Anna Price then
acknowledged the fact that there was indeed a large turn out during the 1994 charrette
process but also expressed the fact that that charrette occurred many years ago and since
that time the required consensus from the City of South Miami Commission has not been
obtained to move forward and complete the project. Ms. Price then stated that the most
probable reason for the recent low attendance is the fact that many residents now believe
that their voice will not be heard.
SMCRA Board Member Welsh then stated that once other key projects such as the pool
are initiated, surrounding area residents may begin to gain confidence in the fact that
consensus can be obtained and that additional projects will be developed. SMCRA Chair
Stoddard then suggested a door -to -door survey of SMCRA Area residents to determine
resident consensus. SMCRA Board Member Williams then expressed the fact that his
elder relatives had attended the two Hometown Planning Charrettes and expressed the
concern that the voices of the surrounding area residents should be heard and acted upon.
Chair Stoddard then briefly discussed the current City Commission voting system needed
to approve any required land -use and zoning changes and questioned whether anyone
had any ideas on how to achieve the ultimate goal in light of current system realities. Chair
Stoddard went on to explain that even if a proposed four -story design was presented to the
City Commission that it wouldn't necessarily mean that the required votes would be there
to approve the required land -use and zoning changes. Chair Stoddard also discussed the
potential variances required to construct adjacent to residentially zoned properties.
Meeting attendee Daisy Harrell then questioned why the City Commissioners were polled
during the previous workshop and stated that the views of the affected residents should be
the most important consideration.
Historic undersized lots and inadequate zoning conditions in the SMCRA Area were also
then discussed. Meeting attendee Daisy Harrell inquired about the specifics concerning
current, opposition from the City Commission. Chair Stoddard explained that certain
members of the Commission are concerned about creating potential negative development
precedents In the City of South Miami. Meeting attendee Rodney Williams expressed his
concerns regarding the fact that the Proposed Madison Square Project was being viewed
as setting a precedent and indicated that the development concern was most likely along
SW 62A Avenue. Meeting attendee Anna Price stated that the Madison Square Project
would not establish a development precedent but that development precedents had
already been established by other mixed -use projects in the SMCRA Area including the
Valencia and the Red Road Commons mixed -use development projects. Meeting attendee
Rodney Williams expressed his strong concern regarding comments previously expressed
In opposition of 4 -story development during the June 14, 2012 workshop by workshop
attendees who had not previously participated in numerous other community workshops,
charrettes and meetings regarding the Madison Square Mixed -Use development.
The need for a cultural arts component in the final development was then briefly
discussed. SMCRA Board Member Welsh then discussed the idea of possibly obtaining
additional project density in other areas of the site by increasing current land -uses or by
purchasing additional properties. Meeting attendee Simon Codrington expressed the fact
that historical context was extremely important to acknowledge especially during
discussions of possible compromise. Mr. Codrington went on to explain that the proposed
Madison Square redevelopment site was previously designated a T.O.D.D. land -use
category and that the originally conceived project contained a proposed eight -story height
designation. Mr. Codrington went on to explain that the existing area in the City of South
Miami located behind the Wynn Dixie Supermarket also contained housing developments
ranging between 4 and 8 stories. Mr. Codrington further explained that the proposed
Madison Square development was a prime- opportunity for the SMCRA and City of South
Miami to develop the site to its maximum affordable housing /economic development
potential. Board Member Harris expressed the fact that obtaining sufficient parking on the
proposed site was a potential problem. The discussion regarding future proposed shared
parking arrangements with adjacent community establishments then briefly discussed.
The discussion concerning the actual intent of the T.O.D.D. Land -Use District was then
discussed. Meeting Attendee Marice Chael indicated that the proposed Madison Square
redevelopment site was within the highly desirable 2.5 mile radius of the existing Metro -
Rail station. Other creative planning techniques were then discussed including
construction of the project as a Planned Unit Development (P.U.D) which enables the City
Commission to approve projects on a case -by -case review and provide development
bonuses in lieu of specific project amenities provided by the developer. The importance of
the SMCRA Area being a designated Miami -Dade County Special District with specific
special needs was also discussed including the possibility of crafting legal language to
allow a more flexible development type in the City's CRA Area only. SMCRA Board Chair
Stoddard ended the workshop by again acknowledging those in attendance and reiterated
that he was highly interested in seeing a meaningful development take place on the site
and stated he would continue to encourage and facilitate development of the project.
EXHIBIT B
MADISON SQUARE. CONSULTANT
RECOMMENDATIONS
MADISON SQUARE CONSULTANT
RECOMMENDATIONS
(LaRue Planning & Management, December 11, 2009)
MADISON SQUARE MIXED USE
DEVELOPMENT PROJECT
LAND ASSEMBLY ANALYSIS
Prepared For:
City of South Miami Community Redevelopment Agency
"lMi4i'g iru KagAbarAfed a final iMxC M lnC Y,NrA wMl�r
December 11, 2009
Prepared By:
J11lanning —.
& Manageliielit ss:o+l ,, 1nc.
', 1975 Jackson Jlrc¢l, Sidle drhf
.`f fare Myels, Amid,
239. 334 -1360
y Serving 'I local Governme.nls Since 1988
MADISON SQUARE MIXED USE DEVELOPMENT PROJECT
LAND ASSEMBLY ANALYSIS
Visdal renderings with building elevations for each density scenario as shown in Exhibit 11 are
included on the following pages.
Secondary Scenario 1
5
I
MADISON SQUARE MIXED USE DEVELOPMENT PROJECT
LAND ASSEMBLY ANALYSIS
Secondary Scenario 2
6
P
MADISON SQUARE MIXED USE DEVELOPMENT PROJECT
LAND ASSEMBLY ANALYSIS
Secondary Scenario 3
MADISON SQUARE-
LOW DENSIT.YBEVELOPMEN "I
_
• Three Regulatory Options were reviewed to accommodate the Development Scenarios:
1. Develop 1.92 acres under the proposed Neighborhood Center /Mixed Use,
NC /MU (4 -Story) Comprehensive Plan and rezone to PUD -R. Amend the PUD -R
regulations to accommodate parcels less than 2 acres in size.
2. Develop 1.92 acres under the Mixed Use /Commercial Residential
Comprehensive Plan and amend the PUD -R regulations to allow projects under 2
acres in size. Rezone 1.92 acres to PUD -R. The Comprehensive Plan would
need to be amended to redesignate the five Single Family Residential lots to
Mixed Use /Commercial Residential.
3. Develop 1.92 acres under the Mixed Use /Commercial Residential
Comprehensive Plan and create a new planned development or conventional
7
° _�i y F
2001
"!✓laldrng our Neighborhood a Great PlacEt to Live, Mirk and slay"
To: Honorable Chair and Date: January 11, 2010
SMCRA Boardm rs
From: Stephen D: ids+ ., ITEM No._
SMCRA D�ircctor LAND USEANALYSIS OFSMCM OYi'NNED
PROPERTIES
During the November 23, 2009 Meeting, the Board reviewed a land -use analysis of SMCRA owned
properties presented by LaRue Planning & Management..The presentation included a objective
analysis of the most appropriate land -use use density and intensity required to implement the proposed
Madison Square mixed -use development. Based on this professional analysis, the following three
development scenarios were presented to the Board:
I'll Recommendations Maximum Density Total Units Number of Bedrooms
Scenario 1 .............. 41 Units Per Acre 78 Units 1 -Bed (35); 2 -Bed (39); Townhomes (4)
Scenario 2 * ............ 34 Units Per Acre 65 Units I -Bed (35); 2 -Bed (26); Townhomes (4)
Scenario 3............ 24 Units Per Acre 46 Units 1 -Bed (18); 2 -13ed (24); Townhomes (4)
It should be noted that all recommendations are based on inclusion of recently purchased SMCRA
properties yielding a total site area of 1.9 acres. Based on subsequent input from the Board, the
consultant has now reworked his original recommendations to provide a greater dispersion of two and
three bedroom units as well as an increase in overall unit size. As a result, the following the scenarios
were developed:
2nd Recommendations Maximum Density Total Units Number of Bedrooms
Scenario 1 .............. 32 Units Per Acre 61 Units 1 -Bed (21) 2 -Bed (18) 3 -Bed (18) Townhomes (4)
Scenario 2 * ............ 26.5 Units Per Acre 51 Units 1 -Bed (21) 2 -Bed (14) 3 -Bed (12) Townhomes (4)
Scenario 3............ 22 Units Per Acre 42 Units 1 -Bed (14) 2 -Bed (12) 3 -Bed (12) Townhomes (4)
* Consultant Recommended Scenarios
A copy of the final land use analysis report has been included in your agenda packet.
_Rachments:
Final land Analysis Repor9 (LaRue Planning 'z ivfarrageie�eeunA
SDtMC'GRI)6'FiI'LANNTIIG \CIU \Land -Use Analysis of SNJC]L? Owned Prorrerties.rtee
MADISON SQUARE CONSULTANT
RECOMMENDATIONS
(Duany- Plater - Zyberk, August 15, 2011)
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EXHIBIT C
CITY COMMISSION APPROVED ORDINANCE
No. 10 -12 -2126
(Madison Square Mixed -Use Land -Use Approval)
4'go r"► South Miam,
?r >
hftd
VI
� M
CITY OF SOUTH MIAMI .�
OFFICE OF THE CITY MANAGER
o,o INTER- OFFICE MEMORANDUM zoos
To: The Honorable Mayor Stoddard and Members of the City
Commission
Via.- Hector Mirabile, Ph.D., City Manager
From: Christopher Brimo, Al
planning Director
Date: July 24, 2012 ITEM
Sublect
An Ordinance amending the Future Land Use Map of the South Miami Comprehensive
Plan by changing the future land use map category of two parcels from Single- Family
Residential(Two Story) to Mixed Use Commercial/Residential'(Four -Story) for an area
identified as Madison Square; the properties more specifically described as 6443 SW 60
Avenue; Folio # 09 -4025- 010 -0050; and 6443 SW 59 PL; Folio # 09 -4025 -010 -0320.
S��ARY OF�UESTOF��UEST
The subject application is a Comprehensive Plan Future Land Use Map, (FLUM)
amendment being initiated by the City (Local Planning Agency) at the request of the
Community Redevelopment Agency (CRA). 'Thirteen properties within the Madison
Square development and under the ownership of the City of South Miami CRA, and are
currently designated as Mixed use Commercial /Residential (Four Story). The remaining
two parcels that are also apart of the development proposal are still designated as Single
Family Residential (Two Story). The land use amendment is necessary to proceed with
the development of this assemblage.
COMPREHENSIVE PLAN AMENDMENT: GENERAL i1NFORMATION
A change in the Comprehensive Plan Future Land Use Map can be initiated by a property
owner, the Local Planning- Agency and the City Commission. An amendment to the
City's Comprehensive Plan Document or the Future Land Use Map requires the adoption
of an ordinance by the City Commission after receiving a recommendation from the
City's Local Planning Agency (Planning Board), The amendment is then forwarded to
Department of Economic Opportunity (DLO), Division of Land Planning for review and
comment. DEO will request comments from State agencies and other local planning
agencies which will form the basis of an ORC Report (objections, recommendations, and
comments) which is forwarded to the City. The City will then take final action (second
reading /public hearing) on the proposed Wrap amendment.
The review process for a Comprehensive Plan r ture Land Use Map amendment differs
from the process used to review zoning district changes, variances, and site plans. A
future land use map amendment review is concerned with the following basic issues: 1)
compatibility of the proposed use with surrounding user; 2) compatibility of the proposed
density and height to the limits contained in the Plan-and to the immediate neighborhood;
3) impact of the proposed use on the City's public facilities; and 4) is the amendment
compatible with and does it advance the City's objectives and policies contained in the
Comprehensive Plan,
LEGISLATIVE BACKGROUND
The final adoption of the Comprehensive Plan Evaluation and Appraisal Report Based
Text Amendments was first approved by the City in August 2007 and sent to the former
Florida Department of Community Affairs ()CA). The document adopted in 2007
contained the proposed Future Land Use Category entitled "Neighborhood Center/Mixed
Use District (Four. Story)" which was to be used for the Madison Square project area. It
proposed that the development allowed could have 60 units per acre, four stories and a
2.0 floor area ratio. The Florida Department of Community Affairs (DCA) -in January
2008 did approve Evaluation and Appraisal Report Based Text Amendments with some
minor changes and advised the City that it must adopt the report by ordinance on final
second reading.
The City Commission tried on several occasions in 2008 -2009 to formally adopt the
second reading ordinance for the amendments. The primary reason for the delay was a.
disagreement on the standards and applicability of the proposed Future Land Use
Category "Neighborhood Center/Mixed. Use District (Four Story)" to the Madison
Square project area. The City Commission in July 2009 removed the proposed future land
use category• from its own Evaluation and Appraisal Report Based Text Amendments
(Ord. No.13 -09- 2005).
In 2010 the Commission then proceeded to adopt the entire report (Ord. No. 09 -10- 2034).
The Evaluation and Appraisal Report Based Text Amendments was found sufficient by
the Florida Department of Community Affairs in June, 2010.
On October 5, 2010 a "Mixed -Use Affordable Housing (Two Story)" category was
adopted by the City Commission, On October 19, 2010 the Commission reviewed and
adopted an ordinance applying tlus new map category to 13 parcels that are part of the
Madison Square Development Project (Ord. 43- 10- 2068). These items were transmitted
to the then Department of Community Affairs pursuant to Chapter 163, F.S. in November.
2010 as a small scale amendment. On May 9, 2011 the City received a letter from the
state that the amendment package failed to qualify as a small scale amendment pursuant
to the requirements Chapter 163.3187(1)(c), F.S., and the City should rescind the
Ordinance and resubmit during the next large scale amendment cycle. It is important to
note that the Mixed Use Affordable Housing future land use category was never applied
to the Madison Square project.
In May 2011 the Local Planning Agency and the City Commission began reviewing a
subsequent land use category "Mixed -Use Commercial /Residential (Two Story) ", In
November 2011 the Commission adopted and transmitted this new laud future land use
map category. This category has not been applied to any specific propeities. The current
future land use map designation for the original 13 Madison Square properties remains as
"Mixed -Uso Commercial/Residential (Four Story) ".
On April 24, 2012 the Planning Board acting in its capacity as the Local Planning
Agency held a public hearing (PB -12 -012) to discuss the proposal to change the land use
designation of the two remaining single family rosldential lots making them consistent
with the rest of the project land use of Mixed -Use Commercial Residential (Pour Story).
The debate on map change centered around the ultimate development proposal for
Madison Square. The proposed map amendment for the two remaining parcels did not
receive a majority recommendation; with 3 ayes and 3 nays.
The Commission may recall there has been recent discussions at both the Planning Board
and Commission to amend the comprehensive plan text and map categories, to possibly
eliminate the reference to "stories" and replace them with density and floor ar6a ratio
(FAR) maximums. Staff is reviewing these potential changes.
PROPOSED FUTURE LAND USE MAP AMENDMENT
Mixed -Use CommereiaIlResidendal (Four- .S'tory)
The mixed -use commercial/residential land use category 1 r intended to provide for different levels
of retail uses, office uses, retail and office services, and residential dwelling units with an
emphasis on mixed -use development that is characteristic of traditional downtowns. Permitted
heights and Intensities shall be set forth in the Land Development Code. ,Regulations regarding
the permitted height, density and intensity in zoning districts for areas designated as mixed -use
commercial/residendal shall provide incentives for transit - oriented development and mixed -use
development. Zoning regulations shall reinforce "no widenings" policy set forth in the
Transportation Element by encouraging use of MetroRail system. Pursuant to the
recommendation by the Department of Community Affairs to include a Floor Area Ratio (FAR)
in the Comprehensive.Plan (as opposed to the provisions in the Land Development Code), the
City adopts a F.A.R. of 1.6 for this land use category which is the existing RA.R in the land
Development Code for the corresponding zoning district In addition, the City adopts a maximum
residential density of 24 dwelling units per acre. In order to ensure a mix of uses, the City
requires that a minimum of two of the above uses must be developed within this category. For
residential projects, at a minimum, at least one floor must allow retail. For retail projects, at a
minimum, at least one floor must contain residential or office. For office projects, at a minimum,
at least one floor must contain residential or retail.
SUMMARY OF THE MADISON S QUAKE SITE
The Madison Square site consists of fifteen (15) parcels, including the two (2) proposed
FLUM amendments being presented for review, that were acquired by the Community
Redevelopment Agency between 2006 -2010. Currently, the project will be built on
approximately 1.44 acres (mol). The overall goal of the project is to provide a maximum
number of housing units in a mixed use complex with compatible retail and office uses.
ORDINANCE NO. 10 -12 -2126
An Ordinance amending the Future Land Use Map of the South Miami
comprehensive Plan by changing the future land use map category from Single
Family Residential (Two Story) to Mixed Use Commercial Residential (Four Story)
for an area identified as 6443 SW 60 Ave. Folio# 09- 4025 -010- 0050;. 6443 SW 59
Place Folio# 09- 4025 -010 -0320 in conjunction with the Madison Square
development project.
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS,' Section 163.3191, Florida Statutes, directs local governments to
adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
policy guidance for growth and development; and
WHEREAS, The Planning and Zoning Department working with the Cpmmunity
Redevelopment Agency (CRA) prepared a new Future Land Use Map Category which
could meet the needs of the Madison Square Project and the concerns expressed by
Commissioners and other residents; and
WHEREAS, the Local Planning Agency (Planning Board) at its meeting on April
24, 2012 after public hearing, adopted a motion by a vote of 3 ayes and 3 nays, thereby
recommending that the above described Future Land Use Map amendment should be
denied; and
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby grants a Future Land Use Map
Amendment changing the future land use map category from the Single Family
Residential (Two Story) to Mixed Use - Commercial Residential (Four Story) for two
properties identified as a part of the proposed Madison Square Development Project
more specifically legally described as 6443 SW 60th Avenue (Folio No. 09- 4025 -010-
0050); and 6443 SW 59th Place (Folio No. 09 -4025- 010 - 0320).
Section 2. All ordinances or parts of ordinances in conflict with the provisions of
this ordinance are hereby repealed.
Section 3. If any section, clause, sentence, or phrase of this ordinance is for any
reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
shall not affect the validity of the remaining portions of this ordinance.
Section 4. This ordinance shall be effective immediately after the enactment
hereof
Pg. 2 of Ord. no. 10 -12 -2126
PASSED AND ENACTED this 7thday of August , 2012
ATTEST:
sl CCU
1
Reading: 7/24/12
2nd Reading:8 / 7 / 12
APPROVED:
A (� I
AY R
Commission Vote:
5 -0
Mayor Stoddard:
Yea
Vice Mayor Liebman:
Yea
Commissioner Newman:
Yea
Commissioner Harris:
Yea.
Commissioner Welsh:
Yea
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting. Min tftes - -E cerpt
Tuesday, November t"), 2012
City Commission Chambers
City of South Miami Ordinance No. 08 -06 -1876 requires all lobbyists before engaging in any lobbying activities
to register with the City Clerk and pay an annual fee of $500 per Ordinance No. 44 -08 -1979. 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.
I. Call to Order
Action: The meeting was called to order at 7:39 pm.
II. The Pledge of Allegiance to the Flag
Action: The Pledge of Allegiance was recited in unison.
III. Roll Call
Action: Dr. Whitman requested a roll call.
Board Members present constituting a quorum: Dr. Whitman (Chairman), Mr. Cruz (Vice -
Chairman), Mr. Dundorf, Dr. Philips, Mr. Fernandez and Dr. Hauri.
Board Members absent: Mr. Vitalini.
City staff present: Mr. Christopher B.rimo (Planning Director) and Mr. Marcus Lightfoot
(Permit Facilitator).
City staff absent: Ms. Tiffany Hood (Office Support).
City Attorney. Mr. Thomas Pepe.
IV. Administrative Matters
There are no administrative matters at this time.
V. Public Hearings
2. PB -12 -035
Applicant: City of South Miami CRA
Location: Madison Square
A request for a request for a zoning amendment to the City's land
development code, to re -zone the Agency owned property assemblage
referred to as the Madison Square redevelopment site from a current
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zoning designation of "NR" (Neighborhood Retail) and "RS -4" (Single -
Family Residential) to the "SR" (Specialty Retail) to provide land -use
compatibility with the current mixed -use land -use designation of the site
and allow for development of a viable mixed -use affordable housing
development project in the Community Redevelopment Area.
Applicant: City of South Miami
Mr. Dundorf read the item into the record.
Mr. Brimo presented the item to the Board.
NAME ADDRESS
Mr. David Walker
SUPPORT /OPPOSE
He stated that this project came out of the Charrette in 1994 and has gone thru several zoning
changes. He also stated that several businesses were operating in this area however due the City
Commission at that time had a desire to sell this development to the University of Miami the
project did not go forth. He then stated that this undertaking was designed to have various retail
located on the first floor and two stories of true affordable housing.
NAME ADDRESS SUPPORT /OPPOSE
Levy Kelly
He stated that he would like to see this project moved forward in his lifetime. He also stated that
the community has lost several housing components in this area which makes this proposal
advantageous.
NAME ADDRESS SUPPORT /OPPOSE
Deltravis Williams 6510 SW 58'" Place Support
He stated that this project has been tabled too many times to count. He then stated 1 implore you
Board members, we would like to see this happen in our lifetime.
NAME ADDRESS
Rodney Williams 6411 SW 64t" Ct
SUPPORT /OPPOSE
Support
He stated that he is currently occupying a space within the Mobley building at 5825 SW 68"
Street. He also stated that the CRA granted him his first opportunity of establishing his business
within the CRA area. He then stated that the CRA Board granted the approval with the intent of a
transition from the Mobley building to Madison Square. He stated that the CRA has provided a
great program for the business owners located in the Mobley building however; he knows that
once this transition takes place there may not be enough space allotted for the new businesses to
go in. He then asked that the Board consider the rezoning and design of the project to allow for
four stories in order to encompass the needs of the community. He also asked that the Board
bring into consideration of the project remaining feasible for the tenants and the patrons of South
Miami.
NAME ADDRESS SUPPORT /OPPOSE
Pastor Rodney James
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He stated that this not a new venture here in this area. He stated that there were viable businesses
established in the community before and there very well can be again. He also stated that
Madison Square project can help the entrepreneurs establish their businesses, generate revenue
and also assist with the affordable housing in this community.
NAME ADDRESS SUPPORT /OPPOSE
Rev, Larry D. Jones
He stated that this community has had several Charrettes and the residents want the Madison
Square project. He also stated that this has been ongoing for over thirty years. He then stated that
he requests that the Planning Board support them in this endeavor.
The Chairman Closed the Public Hearing.
Motion: Mr. Fernandez motioned for this item to be considered as a Planned Unit Development
(PUD). This motion was then withdrawn by Mr. Fernandez.
Motion: Mr. Cruz motioned to approve the item as requested. This motion was seconded by Dr.
Hauri.
Vote: Approved: 5 Opposed: 1
Dr. Whitman: Yes
Dr. Philips: Yes
Mr. Cruz: Yes
Mr. Dundorf: No
Mr. Fernandez: Yes
Dr. Hauri: Yes
Motion: Dr. Whitman motioned to recommend conditions that the CRA draft specifications
within the RFP that the developer construct the development in such a way that it is tiered down
to maintain no higher than two stories on portions of the project that are adjacent to the single
family residences to comply with the Land Development Code. This motion was seconded by
Mr. Cruz.
Vote: Approved: 5 Opposed: 1
Dr. Whitman: Yes
Dr. Philips: Yes
Mr. Cruz: Yes
Mr. Dundorf: No
Mr. Fernandez: Yes
Dr. Hauri: Yes
VI. Future Meeting Dates: Tuesday, November 27, 2012
VIII. Adjournment: Dr. Whitman adjourned the Planning Board meeting at 10 :12 PM.
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MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday. Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
O.V. FERBEYRE, who on oath says that he or she is the
VICE PRESIDENT, Legal Notices of the Miami Daily Business
Review f /k/a Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami in Miaml -Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARING 12/19/2012
in the XXXX I Court,
was published in said newspaper in the issues of
12/07/2012
Afflant further says that the said Miami Dally Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and aff!ant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, commission or refund for the purpose
of securing advert-Wommot for publication in the said
newspa p9e „,
Sworn to and subscribed before me this
07 zla of DI CME3 A.D. 2012
03FALi
O.V. FERBEYRE personally known to me
B, THOMAS
.a Commission # DD 937532
Expires November 2, 2013
'+, , Bonftd TFru Troy Flln lnlo wa 800.W7010