34South Miami
*AmefleaCKV
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER - OFFICE MEMORANDUM 2001
To: The Honorable Mayor Stoddard and Members of the City
----- - - - - --
Commission
Via: Hector Mirabile, Ph.D., City Manager
From: Thomas J. Vageline, Director
Planning and Zoning Departmen
Date: October 5, 2010 ITEM No.
Subiect
An Ordinance of the Mayor and City Commission of the City of South Miami
Florida, 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 Low Density Affordable Multiple Family Residential (Two Story)
for three properties identified as a Community Redevelopment Area Affordable
Housing Site located at the southeast corner of SW 64th Terrace and SW 61st Court
and more specifically legally described as (1) Folio No.09- 4025- 000 -0850 located at
6488 SW 60 Avenue; (2) Folio No. 09 -4025- 000 -0852 and (3) Folio No.09- 4025 -065-
0090; providing for severability; providing for ordinances in conflict; and providing
an effective date.
SUMMARY OF REQUEST
The subject application is a Comprehensive Plan Future Land Use Map amendment being
initiated by the City (Local Planning Agency) as a small scale Future Land Use Map
amendment. The amendment proposed is a the result of a request from the South Miami
Community Redevelopment Agency Board that 0.92 acres of property acquired by the
CRA in 2009 -2010 be used as a site for multi - family affordable housing. The site consists
of three lots on the south side of SW 64 Terrace surrounding the historic Williamson
House located at 6500 SW 60th Avenue.
It was recognized that the existing future land use map category of Single - Family
Residential and the RS -4 zoning district would not permit any form of housing except
single - family. The objective of maximizing affordable housing in the CRA and on this
site required the creation of a new category to the Comprehensive Plan Future Land Use
Element. The Planning and Zoning Department staff worked with CRA staff and Board
member (Commissioner) Beasley in order to create an appropriate land use category and
zoning district which would assist in implementing the strategy. The Low Density
Affordable Multiple Family Residential (Two Story) category was drafted and is now
pending before the City Commission.
2
The subject property (three properties) has a current Future Land Use Map designation of
Single Family Residential (Two- Story). The appropriate Future Land Use Map Category
will be the Low Density Affordable Multiple Family Residential (Two Story). It is
anticipated that the new Future Land Use Category will be adopted and placed in the
Comprehensive Plan by the City Commission at its October 5, 2010 meeting.
COMPREHENSIVE PLAN AMENDMENT: GENERAL INFORMATION
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) Following adoption of the application
by the City Commission (second reading of the ordinance) the application package is
then submitted to the Florida Department of Community Affairs (DCA). This
amendment qualifies as a small -scale amendment and therefore DCA will not review or
comment upon the application unless a compliance protest is filed within a specified time
period.
The review process for a Comprehensive Plan Future 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 uses; 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 infrastructure; and 4) is the amendment
compatible with and does it advance the City's objectives and policies contained in the
Comprehensive Plan.
PROPOSED FUTURE LAND USE MAP AMENDMENT
The subject proposed future land use amendment will remove the current Single Family
Residential (Two - Story) land use category and replace it with the Low Density
Affordable Multiple Family Residential (Two Story) category.
The following limitations of the Low Density Affordable Multiple Family Residential
(Two Story) category will be applicable to the three properties identified as the
Community Redevelopment Area Affordable Housing Site (adjacent to the Historic
Williamson home at 6500 SW 60th Avenue):
(1) The site must be developed with either affordable town home units or affordable
multi - family units;
(2) The maximum height permitted will be two stories;
(3) The maximum residential density will be 20 units per acre.
SITE ANALYSIS
Parcels
Comprehensive Plan
Existing Land Use
Category
Land Development Code
Existing Zoning District
Actual Use
North
Single Family Residential
RS -4 Single Family Residential
Single family homes
East
Single Family Residential
RS -4 Single Family Residential
Single family homes
South
Single Family Residential
RS -4 Single Family Residential
Single family homes
West
Educational (Four story)
PI Public Institutional
School
Compatibility of Use: The property is surrounded on three sides by single - family
zoning districts. The use of that property for affordable multi - family housing or
townhomes would be a compatible land use.
2. Compatibility of Density/13eight: The property size is 0.92 acres. The maximum
number of residential units that could be built on the site would be 18. The height
limit for any development on the site is two stories. The development site is clearly
transitional due to the school use to the west and single family uses to east and
therefore the proposed land use category would be compatible.
Impact on Public Facilities: An important element of a future land use map
amendment is to assess the impact of the change on the public infrastructure serving
the site. This includes the impact (plus or minus) of the proposed change in land use
for parks, potable water, sewers, schools, roadways, and solid waste. The Planning
and Zoning Department is currently preparing a comparative chart demonstrating the
projected impact on public facility capacities of the subject land use change. This data
report will be part of second reading /public hearing agenda package at the October
19, 2010 City Commission meeting. It can be assumed that based upon the fact that
the Single Family Residential land use category is being replaced by the Low Density
Affordable Multiple Family Residential (Two Story) land use category, the impact on
public facility capacities will be higher than under the current future land use
category.
4. Compatible with Comprehensive Plan.
A proposed Future Land Use Map Amendment should be compatible with and
advance the goals and policies contained in the City's Comprehensive Plan. The
proposed amendment is consistent with and supports the following goals and policies:
LAND USE ELEMENT
Goal I To maintain and improve the City's neighborhoods, and the
quality of life of existing and future residents.
4
Objective 1.1 The City shall implement its Future Land Use Plan Map through
its land development regulations. Uses that are inconsistent with
community character as set forth on the Future Land Use Map
shall be eliminated.......
Policy 1.1.2 In reviewing proposed amendments to this plan and the Zoning
Map, compatibility with adjacent uses shall be the major
determinant.
HOUSING ELEMENT
Objective 1.3 The City and its Community Redevelopment Agency shall continue
to coordinate with public and private agencies to meet the
affordable housing needs of low and moderate income residents
through the implementation of specific programs, in accordance
with adopted plans.
Policy 1.3.3 The City's Community Redevelopment Agency will implement its
New Housing Program in order to provide for the construction of
affordable housing units in accordance with its adopted
Redevelopment Plan.
FUTURE REZONING
The approval of the proposed Future Land Use Map amendment is a pre- requisite for a
future zoning district change, which will implement the Future Land Use Category. The
current zoning district of RS -4 Single Family Residential will need to be changed to a
new zoning use district which reflects the requirements of the Low Density Affordable
Multiple Family Residential (Two Story) category.
PLANNING BOARD ACTION
The Planning Board (Local Planning Agency) will be considering the proposed future
land use map change at its October 4, 2010 meeting. A report on the Board's
recommendation will be made to the Commission at its October 5, 2010 meeting.
RECOMMENDATION
It is recommended that the proposed Comprehensive Plan Future Land Use Map (FLUM)
amendment from Single - Family Residential (Two Story) to Low Density Affordable
Multiple Family Residential (Two Story) for three properties identified as a Community
Redevelopment Area Affordable Housing Site be approved.
Attachments:
Draft Ordinance
Location map
TJV /SAY
X: \Comm Items \2010 \10 -5 -10 \Comp Plan FLUM Amend CRA Site CM Report.doc
2
3
4 ORDINANCE NO.
6 An Ordinance of the Mayor and City Commission of the City of South Miami
7 Florida, amending the Future Land Use Map of the South Miami Comprehensive
8 Plan by changing the future land use map category from Single - Family Residential
9 (Two Story) to Low Density Affordable Multiple Family Residential (Two Story)
10 for three properties identified as a Community Redevelopment Area Affordable
11 Housing Site located at the southeast corner of SW 64th Terrace and SW 61st Court
12 and more specifically legally described as (1) Folio No.09- 4025- 000 -0850 located at
13 6488 SW 60 Avenue; (2) Folio No. 09- 4025- 000 -0852 and (3) Folio No.09- 4025 -065-
14 0090; providing for severability; providing for ordinances in conflict; and providing
15 an effective date.
16
17
18 WHEREAS, the Florida Legislature intends that local planning be a continuous
19 and ongoing process; and
20
21 WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
22 adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
23 policy guidance for growth and development; and
24
25 WHEREAS, the South Miami Community Redevelopment Agency in 2009-
26 2010 acquired 0.92 acres of property to be used as a site for multi- family affordable
27 housing; which site consists of three lots on the south side of SW 64 Terrace surrounding
28 the historic Williamson House located at 6500 SW 60th Avenue; and
29
30 WHEREAS, the Planning and Zoning Department staff working the CRA and
31 has prepared a future land use map category which would assist in implementing the
32 multi - family affordable housing; and
33
34 WHEREAS, the Low Density Affordable Multiple Family Residential (Two
35 Story) category and is now pending before the City Commission; and
36
37 WHEREAS, the Planning and Zoning Department at the request of the City
38 Commission and working with the CRA prepared a proposed amendment to Future Land
39 Use Map which places the Low Density Affordable Multiple Family Residential (Two
40 Story) future land use category on three properties identified as a Community
41 Redevelopment Area Affordable Housing Site located at the southeast corner of SW 64th
42 Terrace and SW 61st Court which site consists of three lots on the south side of SW 64
43 Terrace surrounding the historic Williamson House located at 6500 SW 60th Avenue;
44 and
45
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
2
WHEREAS, the Local Planning Agency (Planning Board) at its meeting on
October 4, 2010 after public hearing, adopted a motion by a vote of ayes and nays
recommending that the above described Future Land Use Map amendment should be
approved; and
WHEREAS, the City Commission desires to accept the recommendation of the
Local Planning Agency and enact the, aforesaid amendment.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby approves a Comprehensive Plan Future
Land Use Map Amendment changing the future land use map category from Single -
Family Residential (Two Story) to Low Density Affordable Multiple Family Residential
(Two Story) for three properties identified as a Community Redevelopment Area
Affordable Housing Site located at the southeast corner of SW 64th Terrace and SW 61st
Court and more specifically legally described as (1) Folio No.09- 4025- 000 -0850 located
at 6488 SW 60 Avenue; (2) Folio No. 09- 4025- 000 -0852 and (3)Folio No.09- 4025 -065-
0090.
Section 2. A proposed Future Land Use Map Amendment to Low Density
Affordable Multiple Family Residential (Two Story) is for the purpose of development
of affordable housing and thereby qualifies as a Small Scale Amendment pursuant to FL.
Stat. 163.3187(1) (c).
Section 3. All ordinances or parts of ordinances in conflict with the provisions of
this ordinance are hereby repealed.
Section 4. 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 5. This ordinance shall be effective immediately after the adoption
hereof.
PASSED AND ADOPTED this day of 2010
ATTEST:
CITY CLERK
MAYOR
1St Reading:
2nd Reading
City of South Miami
PB -10 -034 Future Land Use Map Change
Single Family Residential (Two Story) to Low Density Affordable Multiple - Family Residential (Two story)
Community Redevelopment Area Affordable Housing Project
0 100 200 300 600 900 1,200 et WE
oo
6401
._-.
.__-
___
6251
6420
6156
6121
0
6500
6511
6510
6521
E6530
6531
`°
0
ST
6601
6600
6611
ii
6621
6620
6180
m
6701
N
o
6710
m
o
m
°
6200
bVV 62ND ST
Q?
°
?
6255
6231
6221
/
II
HARDEE DR
6401
6400
svv UND TER
s410
6251
6420
6156
6430
6501
6500
6511
6510
6521
E6530
6531
`°
0
ST
6601
6600
6611
ii
6621
6620
F
v
6253
6701
6210
6711
6710
6721
6720
6731
6730
bVV 62ND ST
Q?
°
?
6255
6290
�
�
6296
�
6327
6300
SW
63RD TER
6259
6291
6140
6270
�'�°
II
HARDEE DR
6401
6400
64-11
s410
6421
6420
6431
6430
6501
6500
6511
6510
6521
E6530
6531
SW 66TH
ST
6601
6600
6611
6610
6621
6620
6631
6630
6701
6700
6711
6710
6721
6720
6731
6730
6801 6800
6815
6810
6825
6841 2 g
SW 64TH ST
6600
6718
SW 68TH ST
6801 6600
6825 6620
6843 6842
w
a
0
Z
N
'S
6600
g 5963
6255
6265
6305 Sze a
6325 `
f
6335 6320
6345 6350
HARDEE RD
6401 6400
6411 6410
6421 6420
w 6431 6430
4
� 6441 6440
rn
8507 6500
h 6511 6510
6521 6520
6531 6530
5875 6540
6601
'g`
°�
sOy
s
6647
6726
S
'o c °oz
5975
6811
5907
bVV 62ND ST
6845
6140
�'�°
6000
E6288,
SW 62ND TER
6100
'$
6116
$'
$
SW 63RD ST
`°
C�
$,
6307
6300
6307
slsa
3
e
5
6376
6317
SW
63RD
ST
'u3
6332
S
'`�
6357
SW
63RD
TER
6364
6351
5991
..... ��,-
6373
...,
6600
g 5963
6255
6265
6305 Sze a
6325 `
f
6335 6320
6345 6350
HARDEE RD
6401 6400
6411 6410
6421 6420
w 6431 6430
4
� 6441 6440
rn
8507 6500
h 6511 6510
6521 6520
6531 6530
5875 6540
6601
'g`
°�
6647
6669
SVVbUIN i
5940
M
6811
5907
6845
SVVbUIN i