1Til E CI T Y OF PLE ASANT LI VING
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
MEMORANDUM
To: The Honorable Mayor and City Commissioners
From: Steven Alexande r , City Manager
CC Dwayne Williams, Planning Director
Date: October 14, 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 intensit ies 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 dtegories
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.
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 in Community Redevelopment Area.
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.
Community F.A.R Increase
Redevelopment (Floor Dwelling Units
Area (CRA) Area (CRA) Action Needed
Density Bonus Ratio)
Percentage
No Bonus 2.0 45
acre
units per Permitted by right
10% 2.0 50 units Residents of 80-
(5 unit increase) 120% Area Median
Income (AMI)
20% 2.0 54 units Residents of 50-
(9 unit increase) 80% of Area
Median Income
(AMI)
30% 2.0 59 units Residents of <50%
(14 unit of Area Median
increase) 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.
PLANNING BOARD RECOMMENDATION:
At the September 29, 2015 public hearing the Planning Board recommended
approval to the Commissioners with a vote of 6 to 1.
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
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 striketRFOygR.
1. Amendment LU-1. Amend 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. Pyrsyant te tRe reGemmendatien By tRe
Department ef Cemmynity Affairs Ie inGlyde a Fleer Area Ratie (F.A.R.) in tRe
CempreRensi'~e Plan (as eppesed te tRe pre'/isiens in tRe Land De'lelepment Cede),
tIhe City adopts a FAR. of 1.6 for this land use category, except that within the
Community Redevelopment Area the maximum FAR. shall be 2.0' .... RiGR is tRe existing
F.A.R. in tRe Land Develepment Cede for tRe Gerrespending zening distriGt. In addition,
the City adopts a maximum residential density of 24 dwelling units per acre, except that
within the Community Redevelopment Area the maximum residential density shall be 45 units
per acre, provided however, that such density may receive an additional bonus of up to 30
percent relating to affordable and workforce housing, as may be allowed by and in the manner
set forth in the City's land Development Code, thereby raiSing the maximum density by the
amount of the bonus.
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
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projects located outside the Hometown Overlay District and entirely surrounded by
single family residential zoning districts, this requirement 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.
2
APPLICATION No.2
CITY OF SOUTH MIAMI COMPREHENSIVE PLAN
HOUSING ELEMENT AMENDMENT
The following revisions to the Housing Element are recommended. Recommended
additions are denoted by underline; deletions by strikethrough.
1. Amendment H-1. Amend Policy 1.5.2 as follows:
Policy 1.5.2 In consideration of a developer's provIsion of at least 25%
affordable and/or workforce housing units in a mixed use project in the Community
Development Area, the City shall consider granting a density increase proportionate to
the number of units provided but not exceeding a 230% 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.
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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 of the 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:
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CITY CLERK
1st Reading
2nd Reading
READ AND APPROVED AS TO FORM:
LANGUAGE, LEGALITY AND
EXECUTION THEREOF
CITY ATTORNEY
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MAYOR
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Harris:
Commissioner Edmond:
Commissioner Liebman:
Commissioner Welsh:
32SE I NEIGHBORS
(fIi~-M;;"~\ Ie' h ~\,bt ,..,-....:e:?-. ~
CITY OF SOUTH MIAMI
NOTICE OF PUBLIC HEARING
I SUNDAY OCTOBER 4 2mS
MIAMIHERALI)'(OM
NOTICE IS HEREBY given that the City Commission of the City of South Miami, Florida will conduct Public Hearing(s)
begilUling at 8:30 p.m. at its Special City Commission meeting scheduled for Wednesday, October 14, 20 15 in the City Commission
Chambers, 6130 Sunset Drive, to consider the following itcm(s):
IAn Ordinance Adopting The City of South Miami 2015 Text Amendments to the Comprehensive Plan Future Land Use And Housing Elements.)
~\nd Authorizing Transmittal To The Florida Department Of Economic Opportunity and Review Agencies.
An Ordinance Adopting a Small Scale Amendment to the Future Lmd Use Mal' of the Comprehensive Plan, amendtng the designation of the
\-1arshall Wil)i<llllsoll property located at approximate-Iy SW 61" Cour1 and SW 64tJ-, Terrace, from Single Family Residential -Two Story to
Multifamily Residential-Four Story.
An Ordinance amending the Official Zoning Map as provided in the Cily of South Miami Land Development Code, Article 111. "Zoning Regulations,"
Section 20-3.1 (C). and other applicable provisions, amending the designation of the Marshall \Villifllnson property located at approximately SW
61>! Court and SW 64 111 Terrace, from Small Lot Single-Family Residential Districl RS-4 to Low Density Multi-Family Residential District RM-18.
An Ordinance amending the City of South ?-v1iami Land Development Code, Article III, Section 20-3.3. "Permitted Use Schedule." and other
applicable provisions, to increase densities in the Low Density Multi-Family Residential District RM-18 and Specialty Retail SR zoning districts,
and to provide for bonuses for projects containing prescribed percentages of affordable or workforce housing, and amending Section 20-3.4.
Special Cse Conditions, to add a new subsection (24) prescribing conditions for the implementation ofthe bonus for projects containing affordable
and workforce housing, and to correct a scrivener's error in Section 20-5,8 referring to the Permitted Use Schedule.
An Ordinance amending the City of South Y1\ami Land Development Code, Article JIl, "Zoning RegulatIOns, Section 20-3.5, "Dimensional
Requirements:' and other applicable provisions, to adjust the density caps in the Multi-Family Residential Di..,trict 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 penl1itted ill Sections 20-3.3 and 20-3.4(24).
An Ordinance amending the City of South Miami Land Development Code, Article IV, "Other Regulations," Section 20-4.4, "Off-street parking
requirements," Subsection (B), "Space Requirements," to create new subsection (8)(17), to establish a revised parking requirement for projects
containing affordable or workforce hOllsing units meeting specified criteria and located within a certain distance from the Metromil Transit Station.
An Ordinance Adopting a Small Scale Amendment to the rutnre Land Use \1ap of the Comprehensive Plan, amending the designation of (he
Sylva Martin Building and a parking lot on the City Hall property located at 6130 Sunset Drive from Parks and Open Space to Transit Oriented
Development District (TODD).
An Ordinance Adopting an Amendment to the Future Land lIse Map of the Comprehensive Plan, amending the area including the Underline linear
park located under the Metrorail to designate it as Parks and Open Space, and Authorizing Transmittal to The Flotida Department of Economic
Opportunity and Review Agencies.
A Resolution of the Mayor and City Commission of the City of South Miami pursuant to Section 20-35(D)(1) and other applil'able provisions
of tht:-City of South Miami Land Development Code approving an increase from 1\ .... 0 stories to fOUT stories on property for the Madison Square
affordable housing project.
ALL interested parties are invited to attend and will be heard.
For further information, please contact the City Clerk's Office at: 305-663-6340.
Maria M. Menendez, CMe
City Clerk
Pmsuan1 10 Florida Statutes 286.0105, the City hereby advises Ihe public thaI if a person decides to appeal any decision made by [his Board, Agency or Commission with
respect to ally matter considered at its meeting or hearing, he or she will need a record of tile proceedings, and that for suc-h purpose, affected person may need to ensure that
a verbatim record oflhe proceedings is madc which record includes the testimony and evidence upon whioh the appeal is to he bascd.