5T i l E CIT Y OF PLEASAN T LI VING
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
Date : October 14, 2015 Agenda Item NO.:_~
SUBIECT:
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 Specialty
Retail (SR) zoning districts only in the Community Redevelopment Area 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 Land Development Code . 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 spec!<\! use
authorization, reviewed by both the Planning Board and City Commissj'qn, and
considered for approval by the City Commission after public hearing.
ANALYSIS:
The proposed Ordinance as revised by the attached amendment, 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
(F.A.R.) to 2.0 (see chart below).
Section 20-3.5G
DIMENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
REQUIREMENT RO
Min. Lot Size
LO MO NR SR.". GR
Net Area (sq. ft.) 7,500 7,500 10,000 7,500 5,000 10,000 5,000
Frontage (ft) 75 75 100 75 SOc 100 50
* * *
Max. Floor Area
Ratio (FAR) 0.30 .70 1.60 .25 -l--.W-2.0 .80 .80
* 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 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 lor workforce housing units. This
increase over the designated units per acre includes the density bonuses for
affordable and lor workforce housing provided in the Comprehensive Plan. HOU
Policy 1.5.2.
PLANNING BOARD RECOMMENDATION:
This proposed amendment to the City of South Miami's Land Development
Code will reflect the goals identified in the proposed Comprehensive Plan
Amendment to the Future Land Use Categories text for affordable and
workforce housing in the Mixed Use Commercial/Residential (Four Story) Future
Land Use categories. 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 amending the City of South Miami Land Development Code,
Article III, "Zoning Regulations, Section 20-3.5, "Dimensional Requirements,"
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2 Ordinance No. ________ _
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4 An Ordinance amending the City of South Miami Land Development
5 Code, Article Ill, "Zoning Regulations, Section 20-3.5, "Dimensional
6 Requirements," and other applicable provisions, to adjust the density
7 caps in the Multi-Family Residential District RM-18, RM-24 and Specialty
8 Retail SR zoning districts to increase density in the SR zoning district and
9 to allow the City Commission to approve Special Use applications for
10 density bonuses for affordable housing as permitted in Sections 20-3.3
11 and 20-3.4(24).
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13 WHEREAS, the City desires to foster development that benefits its residents; and
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15 WHEREAS, construction of affordable and workforce housing is a goal in the
16 City's Comprehensive Plan; and
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18 WHEREAS, in order to implement affordable housing projects it is necessary to
19 provide for a sufficient level of development in order to qualify for funding opportunities;
20 and
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22 WHEREAS, the increase of residential development intensities in targeted
23 zoning districts to provide for the development of sustainable affordable and workforce
24 housing is an appropriate means to implement these strategies; and
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26 WHEREAS, the Comprehensive Plan, Housing Element, Housing Policy 1.5.2,
27 provides: "In consideration of a developer's provision of affordable housing, the City
28 shall consider granting a density increase proportional to the number of units provided
29 but not exceeding a 20% increase, to the extent that such an increase is compatible with
30 sUlTounding development and site characteristics;" and
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32 WHEREAS, by this ordinance the City Commission will consider increasing the
33 bonus for affordable and workforce housing to 30%; and
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35 WHEREAS, by this ordinance the City Commission will consider allowing for
36 such increased density bonuses for affordable housing in the SR zoning districts; and
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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
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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:
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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-
3.5(E)) or single-family residential districts two-story (Section 20-3.5(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 20-3.5(0)).
(C) Dimensional Requirement Tables.
(1) The use of land 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 20-3.5(E)) or "Dimensional Requirements, Single-Family
Residential Districts, Two-Story" (Section 20-3.5(H):), "Dimensional Requirements,
Multi-family Districts" (Section 20-3.5(F)) and "Dimensional Requirements,
Nonresidential Districts" (Section 20-3.5(0)).
(2) There shall be no variation or deviation from such dimensional requirements
except where expressly allowed by this Code.
*
Section 20-3.50
DIMENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
*
RO LO MO NR SR~ GR REQUIREMENT
Min. Lot Size
Net Area (sq. ft.)
Frontage (ft)
7,500 7,500 10,000 7,500 5,000 10,000 5,000
*
Max. Floor Area
Ratio (FAR)
*
*
•
75 75 100 75 SOc 100 50
*
0.30 .70 1.60 .25 .80 .80
•
• 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 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.
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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. This 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:
32SE I I NEIGHBORS
/~i:\ ~ifi)jl
"<~lY.
CITY OF SOUTH MIAMI
NOTICE OF PUBLIC HEARING
I SUNDAY OCTOBER 4 toll
MIAMIHERALO.cOM
NOTICE IS HEREBY given that the City Commission of the City of South Miami, Florida will conduct Public Hearing(s)
beginning 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):
An Ordinance Adopting The City of South Miami 2015 Text Amendments to the Comprehensive Plan Future Land Use And Housing Elements.
And Authorizing Transmittal 10 The Florida Department Of Economic Opportunity and Review Agencies
An Ordinance Adopting Cl Small Scale Amendment to the Future Land Use Map of the Comprehensive Plan, amending the designation of the
\-1aTShall Williamson property located at approximately SW 61'\ COUl1 and SW 64th Terrace, from Single Family Residential ~ Two Story to
Multifamily Residenlial-Four Story.
An Ordinance amending the Official Zoning Map as provided in the City of South Miami Land Development Code, Article IlL "ZoningRegulations,"
Section 20-3.1(C), and other applicable provisions, amending the desig1U\\ion orthe Marshall Williamson properly localed at approximately SW
61" Court and SW 64 th Terrace. from Small Lot Sjngle~Family Residenlial District RS-4 lO Low Density MuiLi-Family Residential District RM-18.
An Ordinance amending the City of South :Vliami Land Development Code, Article III, Section 20-3.3, "Permitted Use Schedule." and othet
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 \varkforce housing, and amending Section 20-3.4.
Special Cse Conditions. to add a new subsection (24) prescribing conditions for the implementation afthe bonus forprojecls containing affordable
and workforce hOllsing, and to correct a scrivener's error in Section 20-5.8 referring to the Pennitted Use Schedule.
~An Ordinance amending lhe Cily of SmIth Miami Land Development Code, Article JIl, "Zoning Regulations, Section 20-3.5, "DimenSion~' I
ReQUire.ments:, and other applicable provisions, to adjust the density caps in the Multi~Fall1i\y Residential District RM-18, RM-24 and Specialty
Retail SR zoning districls to increase density in the SR zoning distnct 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\0 Ordmance amending the City of South Miami Land Development Code, Article lV, "Other Re.gulations,'· Section 20-4.4. "Off-street parking
requirements," Subsection (B), "Space Requirements," to create new subsedion (8)(17), to estabhsh a revised parking requirement for projects
conlBiniJlg affordable or workforce hOllsing units meeting specified criteria and located within a certain distance from the Metrorail Transit Station.
An Ordinance Adopting a Small Scale Amendment to the future Land Use \>lap of the Comprehensive Plan, amending the deSignation of the
Sylva Martin Building and a parking lot on the City Hall property localed at 6130 Sunset Drive from Parks and Open Space to Transit Oriented
Development District (TODD).
An OrdimlI1ce Adopling an Amendment to the Future Land Cse Map of the Comprehensive Plan, amending the area including Ihe Underline linear
park located under the Metrorail to designate it as Parks and Open Space, and Authorizing Transmitlal to The Florida Department of Economic
Opportunity and Review Agencies.
A Resolution of the Mayor and City Commission of the City of South Miami pursuant to Section 20-3.S(D)(I) and other applic<lble provisions
of the City of South Miami Land Development Code approving an increase from two stories to fmlT ::;tories on property for the Madison Square
affordable housing project.
ALL interested parties are invited to attend and will be heard.
For further infonnation, please contact the City Clerk's Office at 305-663-6340.
Maria M. Menendez, CMC
City Clerk
Pursuant 10 florida Sta1utes 286.0105, the City hereby advise~ Ihe public thai if a person decides to appeal any decision made by Ihis Board, Agency or Conmussion wilh
respect to allY mailer considered at its meeting or hearing, he or she will need a record ofthe proceedings, and Ihal for suc·h purpose, affected person may need to ensure thaI
a verbatim record of the proceedings is madc which record i.nclude~ the tes1imony and evidence upon which the appeal is to be based.