36South Miami
IOI•Nmocasity
CITY OF SOUTH MIAMI 11111F
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 Department COD
Date: October 5, 2010 t 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 Mixed Use - Affordable Housing (Two Story) for five properties
identified as a part of the proposed Madison Square Development Project located
between 6443 -6487 SW 60th Avenue and more specifically legally described as 6443
SW 60th Avenue (Folio No. 09- 4025- 010- 0050); 6457 SW 60th Avenue (Folio No. 09-
4025 -010- 0060); (Folio No. 09- 4025- 010- 0070); 6487 SW 60th Avenue (Folio No. 09-
4025 -010 -0080) and 6443 SW 59th Place (Folio No. 09 -4025- 010- 0320); 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). The amendment proposed is the result of
a request from the City Commission to place a new Future Land Use Map category over
the properties which are part of the Madison Square Development Project. 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.
The Madison Square Development site includes properties that currently have two
different Future Land Use Map designations. A total of 13 properties owned by the CRA
have the Mixed Use Commercial Residential (Four story) future land use map category.
An abutting 5 properties also owned by the CRA have the Single - Family Residential
future land use map category The appropriate Future Land Use Map Category for all of
the properties will be the Mixed Use - Affordable Housing (Two Story).
This report will specifically deal with the 5 properties which have the Single- Family
Residential (Two Story) future land use map category.
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). The amendment
for Madison Square qualifies as a small -scale amendment in that it involves the
development of affordable housing (FL Star, 163.3187(c)(1). The amendment will be sent
to the Florida Department of Community Affairs. However, 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.
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 DCA. 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 the 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.
c
PROPOSED FUTURE LAND USE MAP AMENDMENT
The Planning and Zoning Department working with the CRA staff and Commissioner
Beasley prepared a new Future Land Use Category which could meet the needs of the
Madison Square Project and the concerns expressed by Commissioners and other
residents. The following parameters were used to develop the category. The
attached "Mixed Use - Affordable Housing" (Exhibit A) category is the proposed future
land use map amendment for Madison Square. If the attached land use category is
adopted by the City Commission, the City can then proceed to change the Future Land
Use Map by applying this category over the Madison Square project.
The new land use category incorporates the two basic objectives of the project, affordable
housing and a mix of businesses serving the community. These elements put together are
mixed use and will form a neighborhood center. The density of commercial development
is half (0.80 floor area ratio) of what is allowed in the current land use category . The
residential density remains at 24 units per acre which is the maximum permitted by the
current land use category. The maximum height permitted by the new land use category
is two stories which is compatible with abutting properties. The housing type should. be
clearly defined as affordable housing.
SUMMARY OF MADISON SQUARE PROJECT SITE
The Madison Square project will be implemented on 18 lots acquired by the Community
Redevelopment Agency during the period 2006 -2010. The project will be built on 1.92
acres all of which are currently vacant. The overall goal of the project is to provide a
maximum number affordable housing units in a mixed used complex with compatible
retail and office uses.
Parcels
Comprehensive Plan
Land Development Code
Actual Uses
Existing Land Use
Existing Zoning District
Category
North
Mixed Use Commercial
NR Neighborhood Retail
Single family homes; vacant
Residential (Four Story)
lots
East
Single Family Res. (two story)
RS4 Single Family Res.;
Single family homes; vacant
NR Neighborhood Retail
lots
South
Single Family Res. (two story
CS -OV Community Service
Vacant lots; Church
overlay;
RS -4 Single Family Res.
West
Single Family Res, (two
RS -4 Single Family Res.
Single family homes; vacant
story)
lots
0
Compatibility of Use: The project abuts single family homes on all sides. The use of
property as a mixed use town center with affordable housing units with the building
height limited to two stories will be compatible with the surrounding single family
neighborhood.
2. 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 Commission meeting. It can be assumed that based upon the fact that the
Single Family Residential land use category is being replaced by the Mixed Use -
Affordable Housing land use category that the impact on public facility capacities
will be higher than under the current future land use category.
Compatible with Comprehensive Plan.
A proposed Future Land Use Map Amendment is compatible with and advances the
goals and policies contained in the City's Comprehensive Plan. The proposed
amendment is consistent with and supports the following goals and policies:
fll:��i111 soiPoluixvY
Goal To maintain and improve the City's neighborhoods, and the
quality of life of existing and future residents.
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.
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 be changed to the new
zoning use district which reflects the requirements of the Mixed Use - Affordable Housine
(Two Story)" future land use category. The new zoning district also entitled "MU -AH"
Mixed Use - Affordable Housing (Two Story) Zoning Use District has been drafted and is
set for approval on second reading at the City Commission meeting on October 5, 2010.
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 City Commission at its October 5, 2010 meeting.
RECOMMENDATION
The proposed land use amendment is needed in order to implement the Madison Square
project. It is recommended that the proposed Comprehensive Plan Future Land Use Map
(FLUM) amendment from the Single Family Residential (Two Story) to Mixed Use -
Affordable Housing (Two Story) for all of the properties listed in the attached ordinance
be approved on first reading.
Attachments:
Exhibit A
Draft Ordinance,
Location map.
TJV /SAY
X: \Comm Items\2010 \10 -5 -10 \Comp Plan PLUM Amend Madison Sq I CM Report.doc
EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter 1 Future Land Use Element
FUTURE LAND USE MAP CATEGORY
Mixed Use- Affordable Housing (Two Story)
The Mixed Use - Affordable Housing future land use map category is intended to
allow for a mixed use project which combines special housing (defined as affordable
housing) and a compatible mix of retail, office, business or professional services and
cultural/entertainment in a unified cohesively designed development. Such
developments shall respect the existing street grid by including multiple parcels on
adjacent blocks including those bisected by public rights -of- way.
Permitted heights, densities, and intensities shall be set forth as part of a
corresponding zoning use district in the Land Development Code subject to the
following maximum levels of development: minimum lot size of 1.0 acre, maximum
building height of two stories, maximum F.A.R. of 0.80, maximum residential
density of 24 units /acre.
The affordable housing component shall occupy a minimum of 75% of the gross
floor area of the development (excluding parking). Residential uses may be located
on any floor, while retail; office, business or professional services and cultural/
entertainment uses shall be restricted to the ground floor.
For the purpose of this Future Land Use Map category the residential component of
a developments shall be limited to housing units which service the low to moderate
income segment of the affordable housing group as defined by the U.S. Department
of Housing and Urban. Development.
X:\PB\PB Agendas Staff Reports\2010 Agendas Staff Reports \8- 31- 10\PB -10 -023 Exhibit A FLUM MU -AH
(2010).doc
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ORDINANCE NO.
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 Mixed Use - Affordable Housing (Two Story) for five properties
identified as a part of the proposed Madison Square Development Project located
between 6443 -6487 SW 60th Avenue and more specifically legally described as 6443
SW 60th Avenue (Folio No. 09- 4025- 010 - 0050); 6457 SW 60th Avenue (Folio No. 09-
4025 -010- 0060); (Folio No. 09- 4025- 010 - 0070); 6487 SW 60th Avenue (Folio No. 09-
4025- 010 -0080) and 6443 SW 59th Place (Folio No. 09- 4025 -010- 0320); providing for
severability; providing for ordinances in conflict; and providing an effective date.
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 Community
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 City Commission on October 5, 2010 adopted an ordinance
creating a Future Land Use Map category entitled Mixed Use - Affordable Housing (Two
Story) which can be applied over Community Redevelopment Agency properties which
are part of the Madison Square Development Project; and
WHEREAS, the Planning and Zoning Department at the request of the City
Commission and working with the Community Redevelopment Agency prepared a
proposed amendment to the Comprehensive Plan Future Land Use Map which places the
Mixed Use - Affordable Housing (Two Story) future land use category on all properties
which are part of the Madison Square Development Project; and
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
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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 Future Land Use Map
Amendment changing the future land use map category from the Single Family
Residential (Two Story) to Mixed Use - Affordable Housing (Two Story) for five
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); 6457 SW 60th Avenue (Folio No. 09- 4025- 010- 0060); (Folio No. 09- 4025 -010-
0070); 6487 SW 60th Avenue (Folio No. 09- 4025 -010 -0080) and 6443 SW 59th Place
(Folio No. 09- 4025- 010- 0320).
Section 2. A proposed Future Land Use Map Amendment to Mixed Use -
Affordable Housing (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
APPROVED:
MAYOR
I" Reading:
2nd Reading
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READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
NMM•L :M���)��hl`I
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
X: \Comm Items\2010 \10 -5 -10 \Comp Plan FLUM Amend Madison Sq II Ord.doc
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