9THE ClTY 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
CC Dwayne Williams, Planning Director
Agenda Item NO':-.9. Date: September 15, 2015
SUBJECT:
An Ordinance Adopting The City of South Miami 2015 Text Amendments to the Comprehensive
Plan Future Land Use And Housing Elements, And Authorizing Transmittal To The Florida
Department Of Economic Opportunity and Review Agencies.
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 increase in density within the existing future land use categories is essential to
generate the number of units for the Madison Square project subsequent to the State of Florida
raising the minimum number of housing units in a project necessary to qualify for the critical
tax credits. The increase in density and the Madison Square project itself are needed to
address the growing affordable, and workforce level housing needs of Miami-Dade and the City
of South Miami. The density increase will provide housing for the growing workforce and in
addition will provide a response to the growing need for affordable housing.
Multi-Family (Four Story) Future Land Use Category
For properties within this land use category a density bonus is proposed for developments
providing affordable and workforce housing units. The following table represents the bonus
incentives.
Density Increase Increase Dwelling Action Needed
Bonus Dwelling Units Units (CRA)
Percentage (CITYWIDE)
No Bonus 24 units per acre 45 units per acre Permitted by right
10% 27 units per acre 50 units per acre For residents of 80-120% Area Median
Income (AMI)
20% 29 units per acre 54 units per acre For residents of 50-80% of Area
Median Income (AMI)
30% 32 units per acre 59 units per acre For residents of <50% of Area Median
Income (AMI)
Mixed Use Commercial/Residential (Four Story) Future Land Use Category
The proposed amendment provides for a new Floor Area Ratio (F.A.R) of 2.0 for properties
within this land use category. The land use category also provides for a greater density of
affordable housing for the land use category within the Community Redevelopment Area.
The following table represents the bonus incentives.
Density Bonus F.A.R Increase Dwelling Increase Dwelling
Percentage (Floor Area Units (CITY WIDE) Units (CRA) Action Needed
Ratio)
No Bonus 2.0 24 units per Acre 45 units per acre Permitted by right
10% 2.0 27 units per acre 50 units per acre For residents of 80-
120% Area Median
Income (AMI)
20% 2.0 29 units per acre 54 units per acre For residents of 50-
80% of Area
Median Income
(AMI)
30% 2.0 32 units per acre 59 units per acre For residents of
<50% of Area
Median Income
(AMI)
Housing Elements Policy 1.5.2
The amendment establishes a provision for the City to review affordable housing developments
and grant density increases in amounts of 10% and will not exceed 30% for multi-family
residential or mixed used projects.
STAFF RECOMMENDATION:
Staff recommends approval of first reading of this Ordinance and subsequent referral to the
September 29, 2015 Special Planning Board meeting for their review and recommendation.
Second reading ofthe Ordinance by the City Commission is scheduled for October 14.
ATTACHMENTS:
• An Ordinance Adopting The City of South Miami 2015 Text Amendments to the
Comprehensive Plan Future Land Use And Housing Elements, And Authorizing
Transmittal To The Florida Department Of Economic Opportunity and Review Agencies.
• Exhibit A: 2015 City of South Miami Comprehensive Plan Future Land Use Element Text
Amendments
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ORDINANCE NO.
An Ordinance Adopting The City Of South Miami 2015 Text Amendments To
The Comprehensive Plan Future Land Use And Housing Elements, And
Authorizing Transmittal To The Florida Department Of Economic Opportunity
And Review Agencies
WHEREAS, THE City of South Miami has prepared text amendments to the
Comprehensive Plan's Future Land Use and Housing Elements in order to provide increased
residential densities supportive of transit in the Multi-Family Residential and Mixed Use
Commercial/Residential districts, and to incentivize workforce and affordable housing
development;
WHEREAS, the Local Planning Agency has reviewed or will be reviewing prior to
enactment, the proposed amendments to the Comprehensive Plan, held an advertised public
hearing, which provided for or will provide for public participation in the process and
rendered its recommendation to the City Commission, and;
WHEREAS, the City Commission, upon first reading of this Ordinance, authorized
transmittal of the Amendments to the Department of Economic Opportunity and review
agencies for the purpose of a review in accordance with Florida Statutes.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. The attached Exhibit A, which contains 2015 text amendments to the City
of South Miami's Comprehensive Plan Future Land Use and Housing Elements, is hereby
approved and enacted and the City Clerk is hereby authorized and instructed to transmit these
text amendments to the Florida Department of Economic Opportunity and Review Agencies.
Section 2. Codification. The significant provisions of this ordinance shall become
and be made part of the City of South Miami' Comprehensive Plan; 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 ofthe 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.
Section 5. Effective Date. This ordinance shall become effective upon enactment.
PASSED AND ENACTED this __ day of ____ -', 2015.
ATTEST: APPROVED:
Page 1 of2
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CITY CLERK
1st Reading
2nd Reading
READ AND APPROVED AS TO FORM:
LANGUAGE, LEGALITY AND
EXECUTION THEREOF
CITY ATTORNEY
Page 2 of2
MAYOR
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Harris:
Commissioner Edmond:
Commissioner Liebman:
Commissioner Welsh:
EXHIBIT A. 2015 CITY OF SOUTH MIAMI COMPREHENSIVE PLAN
FUTURE LAND USE AND HOUSING ELEMENT TEXT AMENDMENTS
The subject text amendments to the City of South Miami's Comprehensive Plan are
intended to provide increased residential densities supportive of transit, and a bonus to
incentivize affordable and workforce housing development.
APPLICATION No.1
CITY OF SOUTH MIAMI COMPREHENSIVE PLAN
FUTURE LAND USE ELEMENT AMENDMENT
The following revisions to the Future Land Use Element are recommended.
Recommended additions are denoted by underline; deletions by strikethrough.
1. Amendment LU-1 to Volume I: Goals, Objectives & Policies; Chapter 1: Future Land
Use Elements by amending the interpretive text for the Multi-Family Residential
(Four Story) Future Land Use category as follows:
Multi-Family Residential (Four Story)
The multiple family residential land use category is intended to provide for residential
densities of up to a maximum of 24 dwelling units per net acre, except that within the
Community Redevelopment Area the maximum density may be up to 45 units per net
acre as may be allowed by zoning regulations in the Land Development Code. The
density in units per acre may be increased to provide a bonus for the construction of
units that are defined as low affordable housing, affordable housing, and/or workforce
housing, provided that, as to these housing units, the City Commission must grant a
Special Use approval based on applicable criteria and conditions in the Land
Development Code. The definitions of low affordable, affordable and workforce housing
shall be as defined in the Land Development Code.
Multiple-family residential development shall be designed in order to create
environmentally-sensitive and well-landscaped settings with pedestrian and multi-
modal, transit oriented amenities. Zoning regulations shall be implemented to preserve
the existing densities of developed properties within established districts. Designers
should be encouraged to produce unique, flexible, multi-level projects, such as mixed-
use developments, including retail and office uses on ground floor levels. Zoning
regulations for the proposed Park View Townhouse area should include an option
whereby townhouse developments GOuld be permitted at densities not te exceed 24
dwelling units per acre.
1
•
2. Amendment LU-2 to Volume I: Goals, Objectives & Policies; Chapter 1: Future Land
Use Elements by amending the interpretive text for the Mixed Use
Commercial/Residential (Four Story) Future Land Use category as follows:
Mixed Use Commercial/Residential (Four Story)
The mixed-use commercial/residential land use category is 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/residential 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
Del'lartment of Community Affairs to include a Floor Area Ratio (F.A.R) in the
Comwehensive Plan (as ol'll'losed to the I'lFOlJisions in the Land De'lelol'lment Code),
tlhe City adopts a FAR. of ~ 2.0 for this land use category ' .... hich is the existing
F.A.R in the Land De'lelol'lment Codefor the Gorresl'londing zoning district. In addition,
the City adopts a maximum residential density of 24 dwelling units per acre, except that
within the Community Redevelopment Area the maximum density may be increased up
to 45 units per net acre as allowed by zoning regulations in the Land Development
Code. The density in units per acre may also be increased to provide a bonus for the
construction of units that are defined as low affordable housing, affordable housing,
and/or workforce housing, provided that, as to these housing units, the City Commission
must grant a Special Use approval based on the applicable criteria and conditions in the
Land Development Code. The definitions of low affordable, affordable and workforce
housing shall be as defined in the Land Development Code.
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 aIlew contain some retail, except that for affordable housing
projects located outside the Hometown Overlay District and entirely surrounded by
single family residential zoning districts, this reguirement is satisfied if retail is provided
in a portion of the first floor of one building within a multi-building project, regardless of
whether the buildings are located on separate parcels. For retail projects, at a
minimum, at least one floor must contain some residential or office. For office projects,
at a minimum, at least one floor must contain some residential or retail. Other
exemptions to this "one floor" requirement may be provided in the Land Development
Code.
APPLICATION No.2
CITY OF SOUTH MIAMI COMPREHENSIVE PLAN
HOUSING ELEMENT AMENDMENT
2
The following revisions to the Housing Element are recommended. Recommended
additions are denoted by underline; deletions by strikethrough.
1. Amendment H-1 to Volume I: Goals, Objectives & Policies; Chapter 3: Housing
Elements by amending HOU Policy 1.5.2 as follows:
HOU Policy 1.5.2 In consideration of a developer's provIsion of at least 25%
affordable and/or workforce housing units in a multi-family residential or mixed use
project, the City shall consider granting a density increase proportionatal to the number
of units provided but not exceeding ~2~O% inorease, to the extent that such an
increase is compatible with surrounding development and site characteristics, and is
according to requirements set forth in the Land Development Code.
3
30SE I SUNDAY, SEPTEMBER 6, ZOlS SE
EDUCATION
Student's social awareness
earns her internship
• LEADER, FROM SSE
stories that you share canin-
fluence that blank slate that
you have just as much," she
said.. "'Fabula' means stories
in Latin, and 'rasa' [came]
from John Locke."
Salma's engagement in
her community, her school
and her academic achieve-
ments earned her an eight-
week internship through the
Bank of America Student
Leaders Progrnm.
During the summer, she
interned for the Boys &
Girls Club of Miami-Dade,
where she spoke to and
spent time with children of
all ages, encouraging them
to play sports, read books
and stay active during the
school break.
Salma also received a ful-
ly fmanced trip to Washing-
ton, D.C., on behalf of the
Bank of America Student
Leaders Program, where she
and four fellow interns met
and spoke to some legisla-
tors and had discussions on
what they thought were
some primary issues that
face the country.
"We know that we are in-
vesting in our community's
future and our future lead-
ers [and] their understand-
ing of the issues in our coun-
try and our community, as
well as foster the passion to
become a part of the solu-
tion and try to look for ways
to riritigate those issues,"
said Maria Alonso, 52, who
has been part of the Bank of
America student program
since it began in 2006.
The program receives ap-
plications from about 100
high-perfonning juniors
and seniors every year.
Being engaged in commu-
nityactivities, clubs and as-
sociations in school, as well
as good leadership skills and
good report cards, are
among the things taken into
account when selecting the
five students.
"The quality of students
that we see coming through
the program year after year
just keeps getting better and
better," Alonso said.
CITY OF SOUTII MIAMI
COURl't:SY NOTICE
MiamiHerald.com I MIAMI HERALD
:>IOTll'E IS IIEREB\' gj,,,!,',,,, 'he City Comm;"j~n orrne City of s",~h Mi,mi, Florid.:! will <,",duo' Public 1I.""ng!')" its "'!lular City
,,,,,,,,,,,,ion m.~ .obe<lule<1 for Dlr<!Ipy S.,.'rmhrr 15 VI! 0; bogiruI;"J; nl 8,00 p.m. in tho Cily eo",",;",""" eh.mt",,,,. 6130 Su"",1 Dr;' •• tQ
""",jd.rt".full""'in~ilo:rn(.):
An Ordinance ",,,O!jn~ and .bandoning 1,7~2.90 'q""'" fOCI oftho,mimp"",od ,il!ht-of-WlIY r=ti"" ofSW 44~ .~_ aod SW M"
A'""ue, FoHn No,II~-4r'2~,JO .. lll0. anJ l~ quil oloim Ihe (~ty" iT11crc;t to fu~ "butting proporty ,"'.,,"',.
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I'In OIllirutn<o Ad~. _ -'I ho City ofSotJtlJ Miami 2015"l0x! Amendm",,'" to lb." Compr<h=., i,e I"an 1'"'I1"'.!"'Od IT,,,, An.l HOo.<ing)
EI."",nts. And AutllOmmg Tr:rn>mill.llo"l1:te Florida Department OfE",,"omk O[l!lortum!y and R",';ew Agenci.s.
An Qrdin"""" ornondUlg 'he dIy "fSo~'h )l.fi.mi Lond 0<'01"1'''' ..... 11 C""".iuti~le ilL Sect1<ln 2O_l.3. ·'Pmm""" U,e Sciledule:· and
utb£rr applicable pro>"isimlS. 10 inc","", <knsitie, in ,b< Low Den,il)· Multi-Family R<o;idc"ti.l Di"';c, RM-JS and Sl'"dahy IIm.U
Sit ZIl"ill,\l districts, and to I='-;do forbonu,e, for project, ""ntainin~ pr=:ribod po:!"«!lttIl:'"' of ,«o,,",hle or workfare< housinr, • ."d
am<mding S""",," 20-3.4. Speci.llI,. CODditinn,. '" odd. "e ... ,u!>oeoti"n (24) p""crihingconditi",,-' for 'he implomonwinnoflho ban", forpmjoct. ""n'mrnn~ ,,[fordabl. ",ul wnrkf=e hou,ing, ""oJ ,,, com>et a scri'''''''''' onnr in Scct.inn 2U-j.~ ",rmi"g 'ollie
l'enniltcd U,. SohO<l"lo.
An oroi,,,,,,, ... ", .. nding the City nf Soulh Mi.",i I.'"ol Dl:I'!'lopmont C,~"," Arlide IV, ··Othe, R~lalj,,";.n Section l0-4.4,
·"Off_stroe! parking '~'I"ir<-n'."\s.-Suhsecfion (BI. "'Sp''''' Re<!uiremdllS.-'" crea •• now ,ub""";nn (B)!l7), ,,, establish. ,,,,;sod
pnrking T"'luimn"", for projCC!, C<lntoining ./fordable or workf~",. hou<illg units ","ling 'r<"ei{'OIl crilC!ia ""d 100'IOIl within n
cert.in di""""" from til. f\.1etror"HT""",it SIll'i""
An Orain""". Ad<rpting. StD;tU Sc.lollmoJtdmenl '0 the ~·ulurO Land U.," M.I' ~fth" COml'rcill,m","o PI.", omomdmg ,It< "",igmttion
"ftlle Mn"h.11 \Vill;"",,"n J'11'rrertr 1","'ed '" "f'I'I'l~im>!cly SW 51' Court .nd SW 64!'Rrmc,. frNr, Singl. f.n'iI~ R""dc~\\i.l_
Tw<l Siory In Mul'ifomily R""j,IClllw_ f"", Siory.
An Ordi",,,,,,,, ,mending the Dffid,,1 ZoninS Mop"" 1',,,,·i1lOO in tho Cily~fS""'h Miami l..:md Ve",I"1'm",,' Codo. Anid. III. ~7-"ni"g
Itogulalirn>,·· Section 20-3.HC), and other appli<."abl< pwvi,;rn>, "",.uding tho de.i]lItation ~f.1te M.",b:lll William,on pml"'''Y
1l1Ca'od., "I'1"""im.I~ly SW 51' Cowt "nd SW (,4., Temt"" from Sm"n Lot Si"~"_f",,,ily R""id,",,~"l Di.triol Rt!-Ilo L",,· V"",i'~
~1"I,j-F.",jIJ Re,idcntial Oi"rio, RM_l8.
An llrdi""""" Adopting 0 Small Scale Amendmen, to the Vuluw L.nd U,,, M"I' ofd", Comprei""",i,·. 1'1"'4 amendmg 'he d.,ignonon
nflht 5)"1, .. Morti" Bu,ld,ng .,,0 ., p.rki"~ M "" Iho City full property 111<."'11 .1 ~1 JQ 5ttmct DrIv<: f,mn p",i:s and Open SP""~ 10
1l"Im,i\ QrjO!t(cd De""lopm ... ' D;'trkt (roOO).
An llrdin'QreAdoptins on AnlMdrnent to the future '.,nd I) .. l4"P of (he ("onlprebffi,i, .. PI.n. .mending 'he ""'" incl"ding the
IInderli,,,, Ih,=· part; l<lC:Ited under the Metrm;!iI m de.<ign'''' il .. Parks and Open Sp.ce. and ,\u'horb:ing Tnm,n,ittai'fl Tho ~1orido.
Dopartm .. " "flO<,m"mk OJlP<ll"\unily ond R""'o,. Ago"ci ...
ALL ;n1"""10ll pllrt;o ....... ;nvilod 10 .ucruI ond ",11 bo h.onI.
For llu1her inlorm.Hon. pl ..... """t.I"~ 1he Ci1y Ckrk'5 Ollie" 01: 3U5-663..f,34Q.
Maria M. Menendo7.. CMC
CttyClori;
""rs",,"' ,~ Florida Stotul<. 286.UW5. lhe City h .... by ,d,;w,.-,he rublk II!:JI if a ""twit ded .... 10 """""t.ny t!eci,jon m:td~ by ,bi, EI< .. rd. AI!<-"I1l."y
or Commi .. ;on with ""pert to any ""'= «msidored "I its ",o"ing 0, h>."oring.. be 0, 'he U"~I ured 0 record of tlto l'fOCOI."ding,. and .MI fur ,"ell
purpo'o .• ff""I"" person mO)' need to ""'"r<." Ihat. vorlr.1im m:ord of the proceedings i, modo ",""icb ,emrd ineludo. the lestimony and ".ide",:"
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MIAMI DAILY BUSINESS REVIEW
PIlIIIOshed oanv except Saturday. Sunday ond
Legal Ho~days .
MJaml. MjamO..oa!le CaumV. Florida
STATEpF FLORIDA
COUNTY OF MIAMI-DADE:
Before the unoorsigned aul!1O!'ity personally appeared
O.V. FEABEVRE, who on oath says that he or she is the
VICE PRESIDENT, Legal NotiCes of the Miami Dally Business
Review tMa Miami Review, a daily (except Saturday. Sunday
and Legal Hofidays) newspaper, published at Miami in 1Krami-Dade
County; Florida; lt1at the attached copy 01 advertisement,
beIng a Legel Advertisement of Notice In the mall~ of
CITY OF SOUTH MIAMI
PUBLIC HEARING· SEPTEMBER. 15 .. 2015
In !he XXXX Court,
was published In said newspaper In \he Issues of.
0910412015
Affiant further says that the said Miami Daily Business'
R9Ylew is a newspaper puMshed at Miami in said Miami-Dade
COunty. Florida and thaI the said newspaper has
heratolore been (lontinoously publisltSd in said Miami-Dade County,
Florida, each day (except Saturday, Sunday and legal Holidays)
and has been entered as second class mail matter at Ihe post
offICe in Miami in said Miami-Dada County, Florida, for a
period of one year next preceding the lirst publicafton of'tlle
attached copy of advertisement; and affiant further says lhat he or
she has ne!tlter paid nor promised any person, firm or corporafion
any discount, 'rebate, commIssion or refund for the purpose
~e!.~=,~~for publication in the said
Sworn 10 and subscribed before me ll1is
04
(SEAL)
. .. .~:J,
O.V. FERBEYRE personally !(nown tfne l::r ~
"