8THE CITY OF PLEASANT LIVING
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
MEMORANDUM
To: The Honorable Mayor and City Commissioners
From: Steven Alexander, City Manager
Date: September 15, 2015 Agenda Item No.: ~ CC Dwayne Williams, Planning Director
SUBJECT:
An Ordinance amending the City of South Miami Land Development Code, Article III, "Zoning
Regulations, Section 20-3.5, "Dimensional Requirements," and other applicable provisions, to
adjust the density caps in the Multi-Family Residential District RM-18, RM-24 and Specialty
Retail SR zoning districts to increase density in the SR zoning district and to allow the City
Commission to approve Special Use applications for density bonuses for affordable housing as
permitted in Sections 20-3.3 and 20-3.4(24).
BACKGROUND:
The City desires to foster development that benefits its residents and construction of affordable
and workforce housing is an established goal in the City's Comprehensive Plan. In order to
implement affordable housing projects such as the Madison Square project, it is necessary to
provide for a sufficient level of development in order to qualify for funding opportunities. The
increase of residential development intensities in targeted zoning districts to provide for the
development of sustainable affordable and workforce housing is an appropriate means to
implement these strategies and has been made necessary by the State of Florida's policies to
encourage more provision of affordable housing opportunities by raising the minimum level of
units to be able to qualify for tax credits which in most cases are essential to the funding of
such developments.
The City's Comprehensive Plan, Housing Element, Housing Policy 1.5.2, was established to
encourage affordable housing within the City, and encouraged the granting of a density
increase, which is compatible with surrounding development and site characteristics. To this
end, and by separate action the City Commission will consider increasing the bonus for
affordable, low affordable, and workforce housing to 30%.
Since it is important to provide for oversight in the form of special authorization for the use of
such bonus, and we recommend that such oversight be accomplished through the requirement
of a special use authorization, reviewed by both the Planning Board and City Commission, and
considered for approval by the City Commission after public hearing.
ANALYSIS:
The proposed Ordinance amends the Land Development Code, Article III Section 20-3.S(F}
Dimensional Requirements Multifamily Districts by allowing an increase in density above the
permitted units per acre in RM-18 and RM-24 pursuant to Special Use approval for the
development of affordable and workforce housing units (see chart below).
Section 20-3.SF
DIMENSIONAL REQUIREMENTS
MULTI-FAMILY DISTRICTS
• Increases in density above the permitted units per acre in the RM-18 and RM-24 zoning
districts shall only be permitted by bonus, pursuant to Special Use approvals for projects that
satisfy the requirements set forth elsewhere in this Code and the Comprehensive Plan for
affordable and/or workforce housing units. This increase over the designated units per acre
includes the density bonuses for affordable and/or workforce housing provided in the
Comprehensive Plan, HOU Policy 1.5.2.
In addition, the proposed Ordinance amends Article III Section 20-3.5 (G) Dimensional
Requirements Nonresidential District, by allowing an increase in density above the permitted
units per acre in SR zoning district, pursuant to Special Use approval for the development of
affordable and workforce housing units. Also, the Ordinance increases the Floor Area Ratio
(FAR.) to 2.0 (see chart below) which is necessary to ensure sufficient density for the Madison
Square project.
Section 20-3.5G
DIMENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
• Density for multi-family residential uses in the SR zoning district shall be permitted up to 45
units per acre within the Community Redevelopment Area, and may be increased above that
amount by achieving the bonus's for affordable and/or workforce housing units, pursuant to
Special Use approvals for projects that satisfy the requirements set forth elsewhere in this Code
and the Comprehensive Plan. This increase over the designated units per acre includes the
density bonuses for affordable and/or workforce housing provided in the Comprehensive Plan,
HOU Policy 1.5.2.
STAFF RECOMMENDATION:
This proposed amendment to the City of South Miami's Land Development Code allowing an
increase in density above the permitted units per acre in RM-18 and RM-24 pursuant to Special
Use approval for the development of affordable and workforce housing units. Also, the
Ordinance increases the Floor Area Ratio (F.A.R.) to 2.0, which is necessary to ensure sufficient
density for the Madison Square project. Staff recommends approval on first reading and
subsequent referral to the September 29, 2015 Special Planning Board meeting for review and
recommendation in advance of second reading by the City Commission on October 14.
ATTACHMENTS:
• An Ordinance amending the City of South Miami Land Development Code, Article
III, "Zoning Regulations, Section 20-3.5, "Dimensional Requirements," and other
applicable provisions, to adjust the density caps in the Multi-Family Residential
District RM-18, RM-24 and Specialty Retail SR zoning districts to increase density in
the SR zoning district and to allow the City Commission to approve Special Use
applications for density bonuses for affordable housing as permitted in Sections 20-
3.3 and 20-3.4(24).
1
2 Ordinance No. 3 ----------------
4 An Ordinance amending the City of South Miami Land Development Code,
5 Article III, "Zoning Regulations, Section 20-3.5, "Dimensional
6 Requirements," and other applicable provisions, to adjust the density caps in
7 the Multi-Family Residential District RM-18, RM-24 and Specialty Retail
8 SR zoning districts to increase density in the SR zoning district and to allow
9 the City Commission to approve Special Use applications for density bonuses
10 for affordable housing as permitted in Sections 20-3.3 and 20-3.4(24).
11
12 WHEREAS, the City desires to foster development that benefits its residents; and
13
14 WHEREAS, construction of affordable and workforce housing is a goal in the
15 City's Comprehensive Plan; and
16
17 WHEREAS, in order to implement affordable housing projects it is necessary to
18 provide for a sufficient level of development in order to qualify for funding opportunities;
19 and
20
21 WHEREAS, the increase of residential development intensities in targeted
22 zoning districts to provide for the development of sustainable affordable and workforce
23 housing is an appropriate means to implement these strategies; and
24
25 WHEREAS, the Comprehensive Plan, Housing Element, Housing Policy 1.5.12,
26 provides: "In consideration of a developer's provision of affordable housing, the City
27 shall consider granting a density increase proportional to the number of units provided
28 but not exceeding a 20% increase, to the extent that such an increase is compatible with
29 surrounding development and site characteristics;" and
30
31 WHEREAS, by this ordinance the City Commission will consider increasing the
32 bonus for affordable and workforce housing to 30%; and
33
34 WHEREAS, by this ordinance the City Commission will consider allowing for
35 such increased density bonuses for affordable housing in the RM-18, RM-24 and SR
36 zoning districts; and
37
38 WHEREAS, Section 20-3.5, "Dimensional Requirements," contains density caps,
39 which must be clarified to accommodate the density bonuses for affordable housing; and
40
41 WHEREAS, the City Commission desires to implement the above through the
42 adoption of this Ordinance.
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44 NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
45 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
46
47 Section 1. South Miami Land Development Code Article III, "Zoning Regulations,"
48 Section 20-3.5, "Dimensional Requirements," is hereby amended to read as follows:
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20-3.5 -Dimensional requirements.
(A) Residential Districts. In residential districts, the maximum density, minimum lot
area and frontage, minimum yard setbacks, maximum coverage and maximum building
heights for the permitted uses in each district shall be determined from the Dimensional
Requirements Table for either single-family residential districts one-story (Section 20-
3.S(E» or single-family residential districts two-story (Section 20-3.S(H) or multi-family
districts (Section 20-3.5(F».
(B) Nonresidential Districts. In nonresidential districts, the minimum lot area and
frontage, minimum yard setbacks, maximum floor area, maximum coverage and
maximum building heights for permitted uses in each district shall be determined from
the Dimensional Requirements Table for nonresidential districts (Section 20-3.S(G».
(C) Dimensional Requirement Tables.
(1) The use ofland and the erection of buildings and other structures on land shall be
subject to the dimensional requirements of the applicable zoning district, as reflected on
the four tables labeled "Dimensional Requirements, Single-Family Residential Districts,
One-Story" (Section 20-3.S(E» or "Dimensional Requirements, Single-Family
Residential Districts, Two-Story" (Section 20-3.S(H):), "Dimensional Requirements,
Multi-family Districts" (Section 20-3.S(F» and "Dimensional Requirements,
Nonresidential Districts" (Section 20-3.5(G».
(2) There shall be no variation or deviation from such dimensional requirements
except where expressly allowed by this Code.
* *
Section 20-3.SF
DIMENSIONAL REQUIREMENTS
MUL TI-F AMIL Y DISTRICTS
REQUIREMENT
Max. Density (units/acre)
Min. Site Size
Net Area (sq. ft.)
Frontage (ft.)
Min. Lot Size
Net Area (sq. ft.)
Frontage (ft.)
Min. Yard Setbacks (ft.)
Front:
1 & 2 stories
*
RT-6
(TH)
6
10,000
200
3,000
25
25
RT-9 a RM-18 RM-24 MU-AH
(2F) (MF) (MF) (MF)
8.7 18:': 24:': 24
10,000 10,000 15,000 (lacre)
100 75 100 100
na na na na
na na na na
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25 25 25 25
,
3 stories 30 i na na na na
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4 stories na na na 35 na
I Rear: I
1 & 2 stories 25 25 20 20 20
I 3 ties s or na na na 25 I na
I 4 stories na na na 35 na
I Side (Interior)
I 1 & 2 stories 10 I 7.5 12.5 I 12.5 12.5
I 3 stories na I na na I 15 na
I 4 stories na na na I 20 na
I Side (Street) I
I 1 & 2 stories 15 15 25 I 25 25
I 3 stories na na na I 30 na
I 4 stories I na na na I 35 na ,
i
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, Between Buildings 20 15 20 20 20 i
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I Perimeter;sup\sup; I 15 I 15 I na I na I na
I Max. Building Height I I I I I
I Stories I 2 I 2 I 2 I 4 I 2
I Feet I 25 I 25 I 30 I 50 I 30
I Max. Impervious Coverage (%) I 40 I 35 I 60 I 70 I 70
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78 a Townhouses allowed subject to all RT-6 requirements, except minimum site size.
79;sup\sup; In addition to all other required setbacks when the site area is greater than two (2)
80 acres.
81 * Increases in density above the permitted units per acre cap in the RM-18 and RM-24
82 zoning districts shall only be permitted by bonus pursuant to special use approvals for
83 projects that satisfy the requirements set forth elsewhere in this Code and the
84 Comprehensive Plan for affordable and/or workforce housing units. This increase over
85 the designated units per acre includes the density bonuses for affordable and/or workforce
86 housing provided in the Comprehensive Plan, HOU Policy 1.5.2.
87 Section 20-3.5G
88 DIMENSIONAL REQUIREMENTS
89 NONRESIDENTIAL DISTRICTS
REQUIREMENT RO LO MO NR SR~ GR I
Min. Lot Size
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Net Area (sq. ft.) 7,500 7,500 10,000 7,500 5,000 10,000 5,000
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Frontage (ft) 75 75 100 75 SOc 100 50
• * *
r Max. Floor Area
r Ratio (FAR) 0.30 .70 1.60 .25 ±kQ-2.0 .SO .80
* • * * Density for multi-family residential uses in the SR zoning district shall be pennitted up
to 45 units per acre within the Community Redevelopment Area. and only be increased
above that by bonus pursuant to special use approvals for projects that satisfY the
requirements set forth elsewhere in this Code and the Comprehensive Plan for affordable
and/or workforce housing units. This increase over the designated units per acre includes
the density bonuses for affordable and/or workforce housing provided in the
Comprehensive Plan. HOU Policy 1.5.2.
• * *
Section 2. Codification. The provisions of this ordinance shall become and be made
part of the Land Development Code of the City of South Miami as amended.
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 or the
Guidelines adopted hereunder.
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.
Section 5. Effective Date. Ibis ordinance shall become effective upon enactment.
PASSED AND ENACTED this __ day of _____ , 2015.
ATTEST:
CITY CLERK
1st Reading
2nd Reading
READ AND APPROVED AS TO FORM:
LANGUAGE, LEGALITY AND
EXECUTION THEREOF
CITY ATTORNEY
APPROVED:
MAYOR
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Harris:
Commissioner Liebman:
Commissioner Edmond:
Commissioner Welsh: