14CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER - OFFICE MEMORANDUM
To: The Honorable Mayor Stoddard and Members of the City
Commission
Via: Hector Mirabile, Ph.D., City Managerc�/
From: Thomas J. Vageline, Director /
Planning and Zoning Departmen
Date: October 5, 2010 ITEM No.
An Ordinance of the Mayor and City Commission of the City of South Miami,
Florida, amending the text of the South Miami Comprehensive Plan, by amending
the Comprehensive Plan Future Land Use Element in order to adopt a new future
land use map category entitled "Low Density Affordable Multiple- Family
Residential (Two Story)' which in the future could be applied to development
projects and properties providing multiple- family housing units or town home units
in transitional residential areas; providing for severability, providing for ordinances
in conflict; and providing an effective date.
SUMMARY OF REQUEST
The South Miami Community Redevelopment Agency Board at its August 9, 2010
meeting received a report from the Agency Director proposing that 0.92 acres of
property acquired by the Community Redevelopment Agency (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.
The purpose of the agenda item was to begin consideration of what type of affordable
housing (town homes, or multi - family) should be located there and at what density. 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 requires the
creation of a new category to the Comprehensive Plan Future Land Use Element. It was
agreed that the necessary amendment to the Comprehensive Plan should be pursued and
►N
Board member (Commissioner) Beasley offered to meet with the Planning and Zoning
Department in order to create an appropriate land use category and zoning district which
would assist in implementing the strategy.
NEW FUTURE LAND USE CATEGORY
The Planning and Zoning Department working with Commissioner Beasley has prepared
a new Future Land Use Map Category which would be needed to implement the
affordable housing strategy for the "Williamson" site and possibly other sites within the
City. The following parameters were used to develop the category.
(1) The new land use category must incorporate the basic objective of affordable
housing and must set a density which will attract development on the site.
(2) The new land use category must mandate that development be either affordable
town home units or affordable multi - family units.
(3) The maximum height permitted by the new land use category should be two
stories which would be compatible with all transitional residential areas.
(4) The maximum residential density should be set at 20 units per acre. This number
would allow development at a level proposed to the CRA Board by Habitat for
Humanity.
(5) The 20 units per acre number is between the City's current highest residential
densities in the LDC of 18 units per acre in the RM -18 District, and 24 units per
acre in RM -24. It is below the current maximum units per acre of 24 which is
allowed in the Multi - Family Residential (Four -Story) which is the maximum
permitted by any current land use category. (see attached Exhibit "B ")
It is important to note that prior to 1997 the City did have a Low Density Multi - Family
Residential (Two Story) future land use map category which had a maximum height limit
of two stories and a maximum of 18 units per acre. The 1997 EAR amendments removed
that category and changed the land use category on the map for all properties within that
category to a new Multiple- Family Residential (Four Story) category. The expressed
purpose was to simplify the number of land use categories. However, little consideration
was given to the fact that these properties abutted single family homes.
The attached "Low Density Affordable Multiple Family Residential (Two Story)"
(Exhibit A) category is the proposed future land use element amendment. If the attached
land use category is approved and adopted by the City Commission, the City can then
proceed to change the Future Land Use Map by applying this category over the proposed
property.
LOCAL PLANNING AGENCY ACTION
The Local Planning Agency (Planning Board) at a special meeting on September 9, 2010,
after a public hearing, adopted a motion by the vote of 3 ayes 2 nays (Ms. Beckman,
Mr. Cruz) recommending approval the proposed Future Land Use Map category
amendment.
RECOMMENDATION
It is recommended that the text of the Comprehensive Plan Future Land Use Element be
amended by approving the attached proposed "Low Density Affordable Multiple Family
Residential (Two Story)" as a future land use map category.
Attachments:
Draft ordinance
Exhibit "A: "
Exhibit "B:
LPA /planning Board Minutes 9 -9 -10
CRA Staff report 819110 (No. 2C)
TJV /SAY
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EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter 1 Future Land Use Element
FUTURE LAND USE MAP CATEGORY
Low Densitv Affordable Multiple Family Residential (Two Sto
The Low Density Affordable Multiple Family Residential (Two Story) future land
use map category is intended to be applied to development projects and properties
providing affordable multiple- family housing units or affordable town home units in
transitional residential neighborhoods.
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: maximum building height of two stories,
and maximum residential density of 20 units per acre.
For the purpose of this Future Land Use Map category all residential units 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,\PB1PB Agendas StaffReports12010 Agendas Staff ReportsV- 9- 10\PB -10 -025 Exhibit A FLUM Low Den ME (2010).doc
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I ORDINANCE NO.
2
3 An Ordinance of the Mayor and City Commission of the City of South Miami,
4 Florida, amending the text of the South Miami Comprehensive Plan, by amending
5 the Comprehensive Plan Future Land Use Element in order to adopt a new future
6 land use map category entitled "Low Density Affordable Multiple - Family
7 Residential (Two Story)' which in the future could be applied to development
8 projects and properties providing multiple - family housing units or town home units
9 in transitional residential areas; providing for severability, providing for ordinances
10 in conflict; and providing an effective date.
11
12 WHEREAS, the Florida Legislature intends that local planning be a continuous
13 and ongoing process; and
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15 WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
16 adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
17 policy guidance for growth and development; and
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19 WHEREAS, the South Miami Community Redevelopment Board as part of its
20 on -going redevelopment program has acquired several properties that can be used as a
21 site for low density multi - family affordable housing; and
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23 WHEREAS, currently the only Future Land Use Map category allowing multi -
24 family dwellings is the Multi - Family Residential (Four Story) category which allows for
25 a building height maximum and a residential density that are not appropriate for use in
26 low density areas of the Community Redevelopment Area; and
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28 WHEREAS, the objective of maximizing affordable housing opportunities in the
29 CRA will require the creation of a new Future Land Use category as part of the
30 Comprehensive Plan Future Land Use Element; and
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32 WHEREAS, the Planning and Zoning Department has prepared a "Low Density-
33 Affordable Multiple Family Residential (Two Story)" category which could be added to
34 the list of future land use map categories and could be appropriately applied to areas
35 within the Community Redevelopment Area in order to encourage and permit affordable
36 housing development; and
37
38 WHEREAS, the Local Planning Agency (Planning Board) at its meeting on
39 September 9, 2010 after public hearing, adopted a motion by a vote of 3 ayes and 2 nays
40 recommending that the Future Land Use Map category entitled "Low Density Affordable
41 Multiple Family Residential (Two Story)' should be approved; and
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43 WHEREAS, the City Commission desires to accept the recommendation of the
44 Local Planning Agency (Planning Board) and enact the aforesaid amendment.
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NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby approves amending the Comprehensive
Plan Future Land Use Element by adopting a new future land use map category entitled
"Low Density Affordable Multiple - Family Residential (Two Story)" which shall be
included in Chapter 1 Future Land Use Element and shall read as follows:
Low Density Affordable Multiple Family Residential (Two Storyl
The Low Density Affordable Multiple Family Residential (Two Story) future land
use may category is intended to be applied to development pro iects and properties
providing affordable multiple - family housing units or affordable town home units in
transitional residential neighborhoods.
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: maximum building height of two stories,
and maximum residential density of 20 units per acre.
For the purpose of this Future Land Use May category all residential units 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.
Section 2. The proposed Future Land Use Map Amendment Low Density
Affordable Multiple Family Residential (Two Story) allows for the 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.
ATTEST:
PASSED AND ADOPTED this _ day of 2010
APPROVED:
1 CITY CLERK MAYOR
2 1St Reading:
3 2nd Reading
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READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Newman
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
XAComm Items\2010 \10 -5 -10 \Comp Plan FLUM Text Low Den MF Ord.doc
CITY OF SOUTH MIAMI
LOCAL PLANNING AGENCY
Regular Meeting
Meeting Minutes
Thursday, September 9, 2010
City Commission Chambers
7:30 P.M.
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:51 P.M.
The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Chair Yates requested a roll call.
Board members present constituting a quorum: Mrs. Beckman, Mr. Cruz, Mr. Morton, Mrs.
Yates, and Mr. Whitman. Board members absent: Mr. Farfan and Mrs. Young.
City staff present: Thomas J. Vageline (Planning & Zoning Director), Sanford A. Youkilis
(Planning & Zoning Consultant), Lourdes Cabrera - Hernandez (Principal Planner) and Alerik
Barrios (Secretary).
City Attorney: Mr. Goldstein
IH. Administrative Matters:
Mr. Youkilis informed the Board that there will be a special meeting of the Board on Thursday,
September 23, 2010.
IV. Planning Board Applications/Public Hearings
PB -10 -025
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South Miami, Florida,
amending the text of the South Miami Comprehensive Plan, by amending the
Comprehensive Plan Future Land Use Element in order to adopt a new future land use
map category entitled "Low Density Multiple - Family Residential (Two story)" which in
Local Planning Agency
September 9, 2010
Page 2 of 8
the future could be applied to development projects and properties providing multiple -
family housing units or town home units in transitional residential areas; providing for
severability, providing for ordinances in conflict; and providing an effective date.
Action: Mrs. Yates read the item into the record.
Mr. Youkilis informed the Board that this is a request that essentially originates with the South
Miami Community Redevelopment Agency (CRA). In the meeting of August 9, 2010, it was
stated that the CRA owns 0.92 acres that surround the Williamson home at 6500 SW 60 Avenue.
The property's main objective in 2009 -2010 was for Multi - family Affordable Housing. The
report provided to the Board by the CRA Director projected three properties that surround the
Williamson house. The current land use category would need to be approved in order to expand
the affordable housing opportunity in the City as a whole. The site as well as Madison Square
will add a number of affordable housing units. Commissioner Beasley was requested by the City
Commission to work with the Planning and Zoning staff to come up with an appropriate land use
category for the property. It was found that in 1997, there was a land use category that was
called Low - Density Multi - Family Residential (Two Story). Staff could not find any records, but
apparently at the time there was a feeling that the category needed to be removed. Instead, any
multi - family property should be listed as multi - family four stories and at the time there was no
consideration given to the single family residences adjacent to the multi- family property.
The item is requesting the creation of a land use category in which the land use map is not being .
changed. In Exhibit A, a land use category in introduced which is called Low Density Multiple
Family Affordable Residential (Two Story). The category will be applied to development
projects and properties providing affordable multi family housing units or affordable townhome
units in transitional residential neighborhoods. The permitted heights, densities and intensities
will be set forth in the zoning code, which has not been developed yet. The maximum
characteristics of the land use category will be two stories in height and maximum residential
density of 20 units per acre. All residential units shall be limited to housing units which service
the low and moderate income segment of the affordable housing group as defined by the U.S.
Department of Housing and Urban Development (HUD). The proposed category is shown in a
Table demonstrating that it falls within the range of residential densities already in the LDC.
Staff is suggesting twenty units per acre as the maximum density for this category. The CRA
and Commissioner Beasley are suggesting that a cap of higher density should be used. Habitat
for Humanity has provided some graphics on what the town homes could look like. It is
suggested that the category name should include the wording "Affordable" if the housing units
built in this land use area must be affordable units. It is recommended that the Local Planning
Agency amend the Comprehensive Plan by approving the attached proposed "Low Density-
Affordable Multiple Family Residential (Two Story)" as a future land use map category.
Mr. Whitman informed the Board that in 1997 the former Low - Density Multi - Family Residential
was not removed, it was changed to cross several lines and all of a sudden what was two story
was now four stories. He commented if the category should be able to be applied to several
properties and have the residents been informed. Mr. Youkilis responded that it is a historic site
and there is no one living on the property. Mr. Whitman commented that when making a change
Local Planning Agency
September 9, 2010
Page 3 of 8
to higher density it is a sensitive issue and citizens need to be informed. Mr. Youkilis replied that
when the map is changed the local residents affected by the proposed change to the future land
use of the property will be informed.
Mr. Whitman questioned how the housing units are enforced. Mr. Youkilis responded that the
U.S. Department of Housing and Urban Development (HUD) issues by State, what the median
income is for low and moderate ranges. The contract will include the requirement for low and
moderate income. Mrs. Yates commented that if the property is re -sold it must stay within that
certain range of income, this could be managed and Habitat for Humanity is a perfect example.
Habitat for Humanity goes through training, mortgage assistance and managing of the building,
which is a requirement to buy any of the units.
Mr..Cruz questioned why it was removed in 1997. Mr. Youkilis responded that he could only
speculate that the Land Development Code categories were more simplified and condensed. In
1997, a couple of the categories were removed. Mr. Cruz questioned that this area has a lot of
vacant land. Why is it that the CRA is building up when there are vacant lots? Mr. Youkilis
responded that the CRA must have run into a situation in which they bought the properties to
assemble them for redevelopment. The CRA has two programs: Affordable housing and
scattered housing. There priority was to create a site like this.
Mr. Cruz commented that there are tons of vacant land and he recommends filling the vacant
land instead of building up.
Mr. Cruz questioned how a two -story home could be prevented from being built in the same
area. Mr. Youkilis responded that there would be buffering and landscaping on the property
required.
Mr. Morton questioned if this is for rental or ownership. Mrs. Yates responded ownership.
However, it is not specified in the Land Use category. He questioned what other areas could this
pertain to and how is transitional residential defined. Mr. Youkilis responded that the category
could be used in some of the areas that have Four Story Multi- Family and there are some lower
density abutting to higher density.
Mr. Youkilis commented that when placing the maximum of twenty units per acre no one is
going to abuse the issue.
Mr. Morton questioned about more density on the property, but how could that relate to the Land
Use category. Mr. Youkilis commented that the land use category has some basic maximums
such as affordable housing; there cannot be more than twenty units and no more than two stories.
The next step would get into more details that would regulate, but what it is determined to be
cannot be exceeded.
Mr. Morton expressed his concern that the density should be more than two stories
Local Planning Agency
September 9, 2010
Page 4 of 8
Mr. Youkilis commented that Staff last recommendation included adding the word Affordable.
He further commented that the city will be the owner of the land but this could be used in other
locations so therefore the term affordable would need to be added.
Mrs. Yates commented that this is a specific land use for the city to use for affordable housing.
She commented that it is a useful category for others, but does not think there needs to be a
category that would designate two stories or three stories for other areas. Unfortunately, this is
site specific.
She questioned if the property gets sold does the developer get to use the same land use category.
Mr. Youkilis commented that if this is adopted the Williamson residence will not be added.
Mr. Cruz questioned if the affordable is defined. Mr. Youkilis responded yes, it was by the US
Department of Housing and Urban Development. He commented that if it becomes a category,
there is a limit, but the ultimate approval is the City Commission.
Mr. Cruz questioned if this applies to any other property. Mr. Youkilis responded South Miami
Gardens and Lee Park.
Mrs. Beckman questioned what Lee Park zoning is and how many units are being place on this
lot. Mr. Whitman responded RM -24 and about eighteen units.
Mrs. Beckman commented that the affordable housing does not only apply to the CRA. The
CRA program and it is clearly stated in the Inter -local agreement with Metro -Dade county is not
a body that could engage in zoning changes. Zoning belongs to a whole city not just one
program. She commented that there are so many vacancies in the area and there should not be
building up but instead fill the vacancies. She requested that the back up documentation of 1997
needs to be provided to the Board.
Mrs. Beckman questioned why Red Road Commons is allowed to not use those standards. Mr.
Youkilis responded that in the Development Agreement included the upper moderate range. He
commented that he cannot go into further detail since there is a current law suit.
Mrs. Yates recommended that staff provide the Board for the next meeting with the current
county standards from low to medium and moderate to high. She commented that there is also a
criteria sheet which includes the standards to build and sell.
Mrs. Beckman commented that there are a lot of poor people who work hard and then there are
many who do not work. She further commented that the unemployment should not be so high
and we have many opportunities in this country. Mrs. Beckman further stated that she would not
like to give all the land to the affordable housing since some of it could be used for the middle
class.
Mr. Youkilis commented that the owners of the building pay property tax
Local Planning Agency
September 9, 2010
Page 5 of 8
Mr. Morton commented that in the summary of request, it is shown as being site specific. He
believes that there needs to be a realistic approach to land use and massing. Mr. Whitman
commented that is something that would allow the flexibility to place something in between.
Mr. Youkilis commented that it is said in the Comprehensive Plan, that an aspiration goal is that
the City owned property develop sixty to eighty affordable housing units, but they cannot go any
further unless the land use and zoning has been changed.
Mr. Cruz questioned if the summary request is site specific and how come the person that lives
on the property is not notified. Mr. Goldstein responded that Comprehensive Plans are not quasi -
judicial. He commented that there are two parts, establishing a land use category then applying it
on a map to a specific property or area. The second step in the process is not considered a quasi -
judicial unless it is site specific. Mr. Cruz commented that this should apply all over the city.
Mrs. Yates commented that there are different types of housing for different types of people. It is
much cheaper to build a multi - family unit and this location is perfect for a higher density. She
does not think that a four story category is appropriate but a two story needs to be applied in the
city. She commented that there needs to be a two story in between a single - family home and a
four story.
Mrs. Beckman questioned the level of services. Mr. Youkilis commented that when the map is
changed you will have to provide the data.
The Chair opened the public hearing.
NAME
Sharon McCain
ADDRESS SUPPORT /OPPOSE PROJECT
Oppose
Ms. McCain questioned if there was a three story residential or a mixed use on the bottom of the
three stories. Mr. Morton responded it would be residential.
Ms. McCain commented that she drove past this area and she did notice a lot of vacant lots. She
recommended for this to be planned better.
Ms. McCain questioned how long will it take for this to be added to the EAR. Mr. Youkilis
responded another sixty days.
The Chair closed the public hearing.
Mr. Whitman commented that it would be a mistake if the category was just applied to this one
site. If the Board is serious about the wording, there are several other sites that will be affected
by this. He commented that he is not against the specific area, but he will support it.
Mrs. Beckman questioned if the HUD housing is two stories. Mr. Whitman responded it is zoned
four stories.
Local Planning Agency
September 9, 2010
Page 6 of 8
Mrs. Yates commented that the main issue is that the Board does not know where the other two
stories are located. In any category, a property owner could apply and it is up to the Board and
commission to approve the submission.
Mr. Youkilis recommended getting rid of the word affordable and low density. He informed the
Board that the only reason why they are using the word Affordable is to process this amendment
within a quicker time. If it is not low density it will take about six months to process. He
commented that if the application is treated as a large scale amendment DCA does take a longer
time to approve this.
Mrs. Yates questioned if there is a time limit on this. Mr. Youkilis responded that yes, November
2, 2010, there is an election and if the amendment were to be passed that will require certin text
and land amendments to be passed by the people.
Mrs. Beckman questioned if the inter -local agreement states that the CRA is not to function to be
used for zoning. Mr. Goldstein responded that the City has the right to make comprehensive
plans. Mrs. Beckman recommended using the regular city and not as a function of the CRA. Mr.
Youkilis commented that CRA board has no exercise of power and could only rely on the
Planning Board decision.
Mrs. Yates commented that any Board in the City has the right to come to the Planning Board,
but what is important is making sure the plan that is being changed should be applicable with the
whole city not just that one specific site.
Mr. Vageline commented that if the word Affordable is removed from the amendment it will
become a large scale amendment, which occurs two times per year and the first time will be in
November.
Mr. Cruz commented that he would like for everything to make sense in a general perspective
and made affordable.
Mr. Morton questioned the lot coverage of residential and if the reduction for the second floor
for residential would apply. Mr. Youkilis responded that it would have to go by the building type
and this has a different category.
Mr. Cruz questioned when the election will be. Mr. Youkilis responded November 2, 2010.
Mr. Youkilis commented that we would like to move along a lot of changes on comprehensive
plan before November 2, 2010.
Motion: Mr. Whitman moved to modify the description in the future land use category removing
the term affordable throughout the category and the last paragraph. Mr. Morton seconded.
Motion Failed*
Mr. Cruz suggested removing the term transitional. Mr. Whitman commented that transitional is
an important word because it supplies intent of why we want this. It is transitional.
Local Planning Agency
September 9, 2010
Page 7 of &
Mr. Morton commented in order to have something transitional there needs to be a transitional
area between two areas that exist and are abutting. Mr. Whitman commented that there could be
different types of transitional within the city. Mr. Vageline commented that this is going to
replace some of those that are two or four stories by inserting a transition.
Motion: Mr. Cruz moved to table the item so that the Board is provided with efficient
documentation such as four story supplement information, Planning and Zoning staff to look at
different areas that the land use would apply to and CRA director present. Mrs. Beckman
seconded.
2 Ayes 3 Nays (Mrs. Yates, Mr. Morton and Mr. Whitman)
Motion Failed*
Motion: Mr. Morton moved to approve the application with the change of two stories to three
stories.
Motion Failed*
Mrs. Yates requested the CRA director to provide a brief description of the projects intent. CRA
Director, Mr. Stephen David commented that the zoning and land use is left to the Planning and
Zoning department. The CRA just purchases property and the site has been sitting there for a
year. There are several interested developers and the CRA would like to get this project moving.
Mrs. Beckman questioned what developers were thinking. Mr. David responded that a developer
like Habitat for Humanity has provided a proposed site plan.
Mr. Cruz questioned what is going on with the vacant lands in the CRA area and why aren't they
being developed. Mr. David responded the CRA is fortunate to have bought two large land
assemblages. One of the properties is a 40,000 square foot lot and another is 1.9 acres. After
building on these lots were would look into the rest of the vacant lots, but CRA does not want to
be considered a land barren.
Mr. Cruz questioned if the CRA owns the scattered single land. Mr. David replied the CRA has
two undersized lots that are not buildable and one that is a buildable lot. Mr. David commented
that he works on the discretion of the CRA Board they have indicated that they would like to
focus on other things.
Mr. Whitman questioned what would preclude subdividing buildable lots. Mr. David replied that
it is about maximizing affordable housing. The CRA Board has looked at single - family homes,
but it was found that with town homes you could do more.
Mrs. Beckman questioned if the CRA Board is looking at more options. Mr. David commented
that there are three developers and three different options.
Mrs. Beckman questioned where could people sign up for the affordable housing. Mr. David
responded that there is an active list in the CRA Department and Habitat for Humanity has their
Local Planning Agency
September 9, 2010
Page 8 of 8
own list.
Motion: Mr. Morton moved to approve the application as submitted. Mr. Whitman seconded.
3 Ayes 2 Nays (Mrs. Beckman and Mr. Cruz)
V. Minutes
A) Mr. Morton moved to approve the minutes of Tuesday, August 10, 2010 as presented. Mr.
Whitman seconded.
Vote: 5 Ayes 0 Nays
VI. Adjournment:
Action: There being no further business before the Board, Mrs. Yates adjourned the Local
Planning Agency meeting at 9: 25 p.m.
TJV /SAY
Y:\PB\PB Minutes\2010 Minutes\ 9 -9 -20I OTPA.Minutes.9.9.2010.doc
:ooi
,gyp AUR
To: Honorable Chair and
Date: August 9, 2010
SMCRA Board Members,
From: Stephen David,
ITEM No.
SMCRA Director
REDEVELOPMENT PROPOSALS
FOR AGENCY OWNED PROPERTY
ASSEMBLAGE (FORMER
MARSHALL WILLIAMSON
PROPERTIES)
As indicated in the previous report, staff anticipates a final closing on a 3,499 square foot,
vacant property also referred to as Folio No. 09 -4025- 000 -0852. Following purchase of this
vacant parcel, the entire property will be available for redevelopment. A map of the entire site
has been attached as Exhibit A. The intended site redevelopment process may involve
subsequent land -use and zoning changes depending on whether single - family of multi - family
development is desired.
The site is currently zoned "RS -4" residential with a current land -use designation of "Single -
Family Residential ". During the current fiscal year, the Board discussed the possibility of
maximizing affordable housing development by encouraging multi- family housing
development of the site. To facilitate multi - family development, the current site land -use and
zoning designations will have to be changed.
Following public discussions by the Board, various entities have approached staff with
potential affordable housing development concepts. Attached as Exhibit B and C are examples
of potential development concepts for the site. The first concept involves the development of
up -to thirteen multi - family townhomes on the site by Habitat for Humanity. The second
affordable housing proposal involves construction of "green" certified affordable homes using
a steel panel construction system. A third concept has also discussed and involves the historical
neighborhood design elements.
The following procedural options currently exist to the Board:
• Change the existing site land -use and zoning as required to facilitate affordable, multi-
family housing development;
• Potentially convey the acquired land assemblage to Habitat for Humanity for the
construction of either single - family or multi - family housing development;
• Advertise an independent request for proposal and qualifications to obtain creative
development options for the site.
It should be noted, the Agency has previously conveyed Agency owned properties directly to
Habitat for Humanity as part of a long- standing affordable housing agreement. The Board also
always has the option of advertising an independent request for proposal for development of the
site with the intent of determining the "best and highest' use for the site.
In an effort to avoid delays with development of the site, it is important that a final
determination be made by the Board concerning the type of desired site development. A final
land development determination should include whether single - family or multi - family
development is desired and whether the site will be directly conveyed to Habitat for Humanity
or whether an RFP process will be utilized.
Attachments,
Site Map of SMCRA Owned Property Assemblage
Example Affordable Housing Site Development Plans (Habitat for Humanity)
Letter of Intent for Affordable Housing Development
SD /MCGRUFF \PLANNING \CRMAgency Owned Property Assemblage Site Development Proposals.doe
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