12Agenda Item No:12.
City Commission Agenda Item Report
Meeting Date: February 5, 2019
Submitted by: Jane Tompkins
Submitting Department: Planning & Zoning Department
Item Type: Ordinance
Agenda Section:
Subject:
An Ordinance modifying the following sections of the Land Development Code: Section 20-3.1 Zoning use
districts and purposes (A) and (B); Section 20-3.3 Permitted Use Schedule; Section 20-3.4 Special Use
Conditions; and Article VIII, Transit-Oriented Development District, Sections 20-8.1 through 20-8.17. 3/5 (City
Manager-Planning Department)
Suggested Action:
Attachments:
Cover Memo Re LDC Amendment TODD.docx
Ord_Re_LDC_Amendment_TODD_jkt_verCArev_ComparedCA_JT_revised2jt.doc
Addendum 1 to Consultant Analysis_Traffic Impact Analysis.pdf
Attachment_Consultant Analysis 01282019.pdf
MDBR Public Hearing ordinances Ad.pdf
Miami Herald Notice of Public Hearings Ad.pdf
MDBR Public Hearing ordinances Ad.pdf
Miami Herald Courtesy Notice Ad.pdf
1
`
CITY OF SOUTH MIAMI
PLANNING & ZONING DEPARTMENT
INTER-OFFICE MEMORANDUM
TO:The Honorable Mayor & Members of the City Commission
VIA:Steven Alexander, City Manager
Jane K. Tompkins, AICP, Planning Director
FROM:Silvia E. Vargas, AICP, LEED AP, Planning Consultant
Calvin, Giordano & Associates, Inc.
DATE:January 15, 2019
SUBJECT:
An Ordinance modifying the following sections of the Land Development Code: Section 20-3.1
Zoning use districts and purposes (A) and (B); Section 20-3.3 Permitted Use Schedule; Section
20-3.4 Special Use Conditions;and Article VIII, Transit-Oriented Development District, Sections
20-8.1 through 20-8.16.
SUMMARY:
Initiated by:City of South Miami
Proposal:To amend the wording of certain sections of the Land Development Code
(LDC) pertaining to the Transit-Oriented Development District (TODD).
Purpose:Amending the above-referenced sections is the means of implementing
amendments proposed to the Comprehensive Plan’s Future Land Use Map,
and the Zoning Map, related to the expansion and strengthening of the
TODD. The proposed amendments will, among other things, establish a
new TODD zoning subcategory, TODD (MU-6), to provide additional
flexibility in building heights, therefore implementing the intent of
Comprehensive Plan. Other proposed changes facilitate the creation of
additional infill and redevelopment opportunities within the district, with
an emphasis on generating new workforce and affordable housing units.
All the proposed changes help further Goal 3 of the Future Land Use
Element of the Comprehensive Plan.
BACKGROUND:
The TODD zoning districts were established to enact the TODD future land use designation
in 1996-1997. However, development and redevelopment of land within the district have
been noticeably slow.
2
2 | P a g e
Calvin, Giordano & Associates, Inc. (CGA)was retained by the City to helpdetermine whether
the current TODD policies and corresponding land development regulations serve the vision
for that district effectively and reflect current best practices for transit-oriented
development districts. The consultant analysis focused on the following issues:
1. Review the land use regulations applicable to the TODD LI-4 zoning subcategory to
ensure they are sufficiently encouraging of redevelopment of this sector of the TODD.
The TODD LI-4 subcategory currently allows the continuation of industrial uses of varied
intensity and impact, which may detract from potential redevelopment, though many of
these activities qualify as light industrial and industrial service uses.
2. Revisit the list of permitted uses and related dimensional requirements to ensure a
satisfactory balance between the desire to allow existing uses to continue,and the desire
to facilitate (and not detract from) potential redevelopment at intensities more
compatible with the TODD than currently allowed.
3. Evaluate ways by which the City could promote and ensure the provision of workforce
and affordable housing in the TODD as a means of diversifying the range of housing
choice available to the City’s residents of all incomes.
4. Reconsider, in particular, building height regulations and the height bonus triggers for
the variousTODDsubdistricts to ensure increase flexibility in building heights throughout
the district. Today, the Plan policy related to flexible building heights is implemented only
in one of the zoning subdistricts through flexibility in building heights up to 8 stories. In
two of the other districts, buildings are limited to 2 stories and development and
redevelopment has been slow to occur in those two districts since the district’s
establishment, despite their proximity to the transit station.
5. Examine parking and other requirements to ensure that they are compatible with the
principles of transit-oriented development (TOD) and provide transit-support as well as
a multimodal-friendly environment. Current parking requirements for development in
the TODD are higher than typically required in transit-supportive districts and meeting
such requirements poses a challenge for new development and redevelopment projects.
The consultant analysis determined that increasing flexibility in building heights as to allow
redevelopment up to 12 stories in certain areas of the district, namely a new zoning
subcategory, TODD MU-6, which would replace TODD LI-4, is consistent with and will further
advance FLU Goal 3 of the Comprehensive Plan. This goal is for the City “to achieve a tax
base adequate to support a high level of municipal services via increased mixed‐use projects
and flexible building heights in designated Transit‐Oriented Development Districts [TODD],
to the extent that development and redevelopment in these districts does not adversely
impact surrounding neighborhoods and uses.” Further increasing flexibility as proposed will
facilitate opportunities for viable multi-story and mixed-use development and
redevelopment in areas of the TODD where they are currently limited.
The proposed amendments, as reflected in the accompanying ordinance, include
reductions in minimum parking required for residential uses in the TODD, introduction of
maximum parking requirements; introduction of requirements (as well as incentives) for 3
3 | P a g e
workforce and affordable housing and green building; and new bonus typesfor additional
building height in the proposed TODD MU-6 subdistrict, among other items.
The proposed amendments are in compliance with the requirements of Section 20-5.7 of
the City’s Land Development Code, and will support compatibility with the character of
recent and planned development in the TODD.
RECOMMENDATION:
It is recommended that the City Commission approve the proposed changes to the LDC. The
proposed changesare concurrent with a request to amend certain policies in the Future Land
Use element of the Comprehensive Plan, as well as the Future Land Use Map and the Zoning
Map.
ATTACHMENTS:
1) Draft Ordinance
2) Consultant Analysis (prepared by Calvin, Giordano, & Associates, Inc.) dated 12/12/18
4
Page 1
Ordinance No. _____________________1
An Ordinance modifying the following sections of the Land Development 2
Code: Section 20-3.1 Zoning use districts and purposes (A) and (B); Section 3
20-3.3 Permitted Use Schedule; Section 20-3.4 Special Use Conditions, and 4
Article VIII, Transit-Oriented Development District, Sections 20-8.1 through 5
20-8.17.6
7
WHEREAS, the City of South Miami established the Transit-Oriented Development 8
District (TODD) zoning and adopted related land development regulations in 1997; and9
10
WHEREAS,development and redevelopment in the TODD have been slow to occur 11
since then; and12
WHEREAS, the City retained Calvin, Giordano & Associates, Inc. (CGA) to help 13
determine whether the current TODD boundary and applicable policies and regulations serve the14
vision for that district effectively; and15
WHEREAS,the consultant analysis recommended amending the City’s Land 16
Development Code sections related to the TODD to complement and implement amendments 17
proposed to the Comprehensive Plan future land use categories, the Future Land Use Map, and 18
the Zoning Map, all related to the TODD; and19
WHEREAS, the Planning Board will hold a public hearing and make a recommendation 20
on the proposed text changes prior to the second reading of the ordinance; and21
WHEREAS, the City Commission wishes to accept these recommendations; and22
WHEREAS, the proposed Code amendments advance and implement Policies FLU 1.1.123
and 3.1.4 of the Future Land Use Element of the Comprehensive Plan related to the TODD, and24
are in compliance with Section 20-5.7 of the City’s Land Development Code.25
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY 26
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:27
Section 1.The foregoing recitals are hereby ratified and incorporated by reference as if 28
fully set forth herein and as the legislative intent of this Ordinance. 29
Section 2. The City’s Land Development Code Sections 20-3.1, 20-3.3, 20-3.4, and 20-30
8.1 through 20-8.17 are hereby amended to read as follows:31
5
Page 2
20-3.1(A) Zoning use districts and purposes32
A)Zoning Districts Established.In order to implement the intent of this Code 33
and the city's adopted Comprehensive Plan, the City is hereby divided into 34
thirty-one (31) zoning use and overlay districts with the symbol designations 35
and general purposes listed below and permitted uses set forth in Section 20-36
3.3(D) Standards shall be uniform throughout each zoning use district. District 37
symbols and names shall be known as:38
39
Symbol Name
RS-1 Estate Residential
RS-2 Semi-Estate Residential
RS-3 Low Density Single-Family
RS-4 Single-Family
RS-5 Single-Family (50’ lots)
RT-6 Townhouse Residential
RT-9 Two-Family/Townhouse Residential
RM-18 Low Density Multi-Family Residential
RM-24 Medium Density Multi-Family Residential
RO Residential Office
LO Low-Intensity Office
MO Medium-Intensity Office
NR Neighborhood Retail
SR Specialty Retail
GR General Retail
TODD (MU-4) Transit-Oriented Development District (Mixed Use-4)
TODD (MU-5) Transit-Oriented Development District (Mixed Use-5)
TODD (MU-6)Transit-Oriented Development District (Mixed Use-6)
TODD (LI-4) Transit-Oriented Development District (Light Industrial-4)
TODD (PI) Transit-Oriented Development District (Public/Institutional)
TODD (PR) Transit-Oriented Development District (Parks & Recreation)
PUD-R Planned Unit Development-Residential
PUD-M Planned Unit Development-Mixed Use
PUD-H Planned Unit Development-Hospital
HP-OV Historic Preservation Overlay
HD-OV Hometown District Overlay
CS-OV Community Service Overlay
H Hospital
PI Public/Institutional
PR Parks and Recreation
6
Page 3
MU-AH Mixed-Use Affordable Housing (Two-Story)
R Religious
40
41
(B) District Purpose Statements.42
43
* * *44
45
(16) - (20) “TODD", Transit-Oriented Development District: (includes 46
subdistricts TODD (MU-4) TODD (MU-5), TODD (MU-6), TODD (LI-4), 47
TODD (PI), and TODD (PR)) The purpose of this district is to maximize and 48
support the presence of a mass transit center located within walking distance 49
of the boundaries of the district. The TODD District is intended to provide for 50
the development of office uses, office services, office-related retail, retail, 51
retail services, and residential uses, and related services in multi-story and 52
mixed-use projects that are characteristic of transit-oriented developments. 53
Regulations provide for the continuation of existing light industrial uses, but 54
encourages redevelopment through land assembly, flexible building heights, 55
design standards, and performance-oriented incentives. The district is 56
appropriate in areas designated "Transit-Oriented Development District" on 57
the City's adopted Comprehensive Plan and Future Land Use Map.58
59
* * *60
61
20-3.3 Permitted Use Schedule.62
63
(A) Type of Permitted Uses. 64
(1) Uses permitted by right or as a special use in each district shall be determined 65
from the Permitted Use Schedule in Section 20-3.3(D). 66
(2) All uses shall comply with: 67
(a) Any specific special use conditions referenced and set forth in Section 20-68
3.4; 69
(b) All off-street parking requirements referenced and established in Section 70
20-4.4, other than as modified for the Article VIII of this Chapter; and 71
(c) All other applicable requirements of this Code.72
73
***74
SECTION 20-3.3(D)75
PERMITTED USE SCHEDULE76
7
Page 4
P =PERMITTED BY RIGHT
S =PERMITTED AS SPECIAL USE
COND =SPECIAL USE CONDITIONS (SeeSection 20-3.4)
PARK =PARKING REQUIREMENTS (See Section 20-4.4(B)and as modified by Article VIII for TODD
parking)
X =No conditions were adopted
77
78
USE TYPE
ZONING DISTRICT
R
S
1
R
S
2
R
S
3
R
S
4
R
S
5
R
T
6
R
T
9
L
R
M
1
8
R
M
2
4
R
O
L
O
M
O
N
R
S
R
G
R
M
U-
A
H
T
O
D
D
M
U
4
T
O
D
D
M
U
5
T
O
D
D
M
U
6
T
O
D
D
L
I
4
T
O
D
D
P
I
T
O
D
D
P
R
H P
I R P
R
C
O
N
D
P
A
R
K
PLANNED UNIT
DEVELOPMENT
RESIDENTIAL
USES
S S S S S S S S S S S S S S S S S 8
Boardinghouse P P P P P P P P
Dwelling, Single-
Family P P P P P P P P P S 17 1
Dwelling, Tourist P P P P P P P 3
Dwelling, P P P P S P P P P P P 17 2
8
Page 5
Townhouse
Dwelling, Two-
Family P P P S P 17 1
Dwelling, Multi-
Family P P S P P P P P P 17 3
Community
Residential Home,
7 or more
P P P P P P P 1
Group Home I
Licensed (6 or
less)
S S S S S S S S S S S S S S 15 1
Group Home II
Unlicensed (6 or
less)
S S S S S S S S S S S S S S 15 1
Home Occupation P P P P P P P P P P P P P P P P 1
PUBLIC AND INSTITUTIONAL USES
Adult Congregate
Living Facility S S S S S S S 13 1
Convalescent
Home P P P P P P P 13
Adult Day Care
Facility S 25
Child Care Facility
(7 or more
children)
S S S S S S S S P P S P P S P P 23 10
Early childhood
child care, Pre-K,
Pre-School
P P P P P S P P P P
Fraternal
Organization or
Private Club
S S S S S P P P P P S S 2 9
Governmental
Administration P P P P P P P P P P P 10
Hospital S 14 5
Mobile Pet
Grooming Service P P P P P P P P P ——
Museum, Library
or Art Gallery P P P P P P P P P P P 12
Greenway, Park,
Plaza, or
Playground, Public
P P P P P P P P P P P P P P P P P P P P P
9
Page 6
Social Services
Agency S S S S S S S S S S S 10
EDUCATIONAL USES
School,
Elementary or
Secondary
S S S S S S S S 23 12
School (ancillary
to principle use),
Church
P 12
School, Private or
Charter S S S S S S S 23 12
School, Vocational S S S S S S S 23 12
RELIGIOUS USES
Church, Temple,
Synagogue or
Mosque
S S S S S S P 1 6
79
USE TYPE
ZONING DISTRICT
R
O
L
O
M
O
N
R
S
R
G
R
M
U
A
H
T
O
D
D
M
U
4
T
O
D
D
M
U
5
T
O
D
D
M
U
6
T
O
D
D
L
I
4
T
O
D
D
P
I
T
O
D
D
P
R
H P
I
P
R
C
O
N
D
P
A
R
K
BUSINESS AND PROFESSIONAL SERVICES
Accessory Medical Services P P P P S 18 7
Accounting and Auditing Services P P P P P P P P P 10
Acupuncturist P P P P P P P P P 9
Advanced Registered Nurse Practitioner P P P P P P P 9
Advertising Agency P P P P P P P P P 10
Animal Hospital or Veterinarian S S S S S P 21 12
Architectural Services P P P P P P P P P 10
Automobile Parking Structure P P P P
Automobile Rental Agency S S S S 22 11
**
10
Page 7
Automobile Repair and Body Shop S S 11
Automobile Repair S S S 11
Automobile Upholstery and Top Shop S S 11
Automobile Washing/Detailing Operations S S 10 11
Bank or Savings Institutions, Mortgage
Banking/Mortgage Brokerage P P P P P P P P 11
Beauty/Barber Shop, or Beauty Spa
(includes nail/skin care as accessory or as
separate establishment
S S P P P P P P P P 16 11
Bed and Breakfast P P P P P P 4
Billiard Parlor S S 11
Bowling Alley or Skating Rink S S 11 16
Bowling Alley/Restaurant/Entertainment
Center S S S 16
Building Contractors Office P P P P P P P P 10
Carpet Cleaning Service S S 11
Catering Services P P 11
Chiropractic Office or Clinic P P P P P P P P P P S 14 9
Counseling Services P P P P P P P P P P P 10
Contractor Plant and Storage S 14
Computer Supplies and Services P P P P P P P P P 11
Credit Reporting Services P P P P P P P P 10
Dentist Office P P P P P P P P P P P 9
Dry Cleaning Substation (no processing) S S P P P P P P P P 16 11
Dry Cleaning Plant S S S S S S S 7 11
Employment Agency P P P P P P P P 10
Engineering Services P P P P P P P P P 10
Film Processing Substation S S P P P P P P P 16 11
Funeral Home S S 3 11
Hotel or Motel P P P P P P P P 4
Insurance Agency P P P P P P P P P P 10
Interior Decorator, Showroom and
Salesroom P P P P P P P P 10
Interior Decorator, Office only P P P P P P P P 10
Investigative Services P P P P P P P P P 10
Investment and Tax Counseling P P P P P P P P P 10
11
Page 8
Laboratory, Medical or Dental P P P P P P P P P P 9
Laundromat P P P P P P P 11
Law Office P P P P P P P P P 10
Lawn Maintenance Services S 11
Loan or Finance Agency P P P P P P P P 10
Mail and Parcel Center P P P P P P P P P P 10
Market Research Services P P P P P P P P P 10
Massage Therapist P P P P P P P P P P P 9
Medical Office P P P P P P P P P P 9
Messenger or Courier Services P P P P P P P P 11
Mobile Automobile Wash/Wax Service S S S S S S S S S S S S S 20 N/
A
Notary Public P P P P P P P P P P 10
Office, Business or Professional
* 50% of ground floor square footage must
be retail uses.
P P P P P* P P P P P 10
Opticians or Optical Goods, Showroom P P P P P P P P P P 9
Opticians or Optical Goods, Office only P P P P P P P P P 9
Pest Control Services S S 11
Personal Skills Instruction Studio P P P P P P P P P P 10
Photographic Studio S S P P P P P P 16 11
Physical Fitness Facility S S P P P P P P 16 11
Physical Therapist P P P P P P P P P 9
Picture Framing Store P P P P P P 11
Planning and Zoning Consultant P P P P P P P P P 10
Psychologist P P P P P P P 9
Public Relations Services P P P P P P P P P 10
Quick Printing P P P P P P P P P P 11
Radio and Television Repair Shop P S 11
Real Estate Agency P P P P P P P P P P 10
Reproduction and Stenographic Services P P P P P P P P 11
Research and Development, Incubator P P P 14
Reupholstery and Furniture Repair Services S S S 12
Shoe Repair Shop P P P P P P P 11
Stock Brokerage P P P P P P P P P 10
12
Page 9
Tailor or Seamstress P P P P P P 11
Tanning Studio P P P 11
**
Taxidermist S 11
Telephone Answering Services P P P P P P P P P 11
Tutorial Services P P P P P P P P P 11
Auditorium, Theater or Cinema P P P P P P 15
Travel Agency P P P P P P P P P 10
Watch and Clock Sales and Repair P P P P P P P 11
Video Tape Rental Store P P P P P P P P 11
RETAIL AND WHOLESALE TRADE
Air Conditioning Sales and Services P P P 11
Antique or Curio Shop P P P P P P P 11
Automobile Accessories and Parts S P P X 11
Automobile Dealer S 9 11
Bait and Tackle Shop P P 11
Bakery P P P P P P P 11
Bicycle Sales and Services P P P P P P P 11
Boat Dealer S 9 11
Book or Stationery Store S S P P P P P P P 16 11
Business Machine Sales and Services P P P P P P P 11
Camera and Photo Supply Store S S P P P P P P P 16 11
Carpeting or Flooring Sales P P P P P P P 11
Clothing or Apparel Store (new only) P P P P P P P 11
Confectionery or Ice Cream Parlor S S P P P P P P P P 16 8
Consumer Electronics or Music Store P P P P P P P 11
Cosmetics Store P P P P P P P 11
Dairy Products Store P P P P P P P P 8
Deli P P P P P P P P 8
Department or Dry Goods Store P P P P P P P 12
Drinking Place, Lounge S S S S P S S S S 16 7
Drug, Pharmacy or Sundry Store S S P P P P P P P P 16 11
Fabric or Drapery Shop P P P P P P P 11
Florist S S P P P P P P P P 16 11
13
Page 10
Gasoline Service Station S 5 11
Grocery Store (over 4,000 sf gfa) P P P P P P P 8
Gift, Novelty or Souvenir Shop S S P P P P P P P 16 11
Glass and Mirror Sales and Services P P P 11
Hardware Store P P P P P P P 11
Heavy Machinery Sales, Rental and
Services P 11
Hobby, Toy or Game Shop S S P P P P P P P 16 11
Household Appliance Store P P P P P P P 11
Home Furniture or Furnishings Store P P P P P P P 11
Jewelry Store S S P P P P P P P 16 11
Lawn and Garden Supplies P P 11
Lawnmower Sales and Services P P 11
Lighting Fixtures Store P P P P P P P 11
Liquor Store S S P S S S S 11
Luggage or Leather Goods Store P P P P P P P 11
Lumber and Building Materials Store S S 11
Medical Marijuana Retail Center S S S 24 9
Medical Marijuana Processing Center S S 24 9
Mobile Food Vendors P P * N/
A
Monument Sales P 11
Motorcycle Dealer S S P 9 11
Neighborhood Convenience Store ***
*
*
*
26
Newsstand S S P P P P P P P P 16 11
Office Supplies S S P P P P P P P 16 11
Paint Glass and Wallpaper Store P P P P P P P 11
Pet Sales or Grooming Services P P P P P P P 11
Plant Nursery or Greenhouse P P 11
Plumbing Shop Fixture Sales P P P 11
Poultry, Meat or Seafood Market P P P P P P P 11
Recreational Vehicle Dealer S 9 11
Restaurant, Accessory S S P S 16 N/
A
14
Page 11
Restaurant, Convenience S P S 4a 7
Restaurant, General P P P P P P P P 4b 7
Restaurant, Walk up P P P P P P P 4c 7
Sewing, Needlework or Piece Goods Store P P P P P P P 11
Shoe Store P P P P P P P 11
Sporting Goods Store P P P P P P P 11
Tea Room P P P P P 12
Tobacco Shop S S P P P P P P P P 16 11
Used Merchandise Store: Antiques P P P P P P P 11
Used Merchandise Store: Consignment
Goods S S S S S P S 6 11
Used Merchandise Store: Secondhand
Goods S S S 6 11
Used Merchandise Store: Vehicle Parts S S 6 11
Variety Store P P P P P P P 11
Wholesale Sales and Storage P 13
* Revised January 15, 1991 by Ord. No. 3-91-1468 under section 15-63, miscellaneous 80
provisions, South Miami Code of Ordinances (see text at end of table). 81
** Parking requirement category; 1 space per 300 sq. ft. gross floor area. 82
*** This activity is permitted as of right if it does not include sale of alcoholic beverages. 83
Otherwise, it shall be approved as a Special Use (Sec 20-3.4) and will be subject to 84
the requirements of Chapter 4 of the South Miami Code of Ordinances.85
86
USE TYPE
ZONING DISTRICT
R
O
L
O
M
O
N
R
S
R
G
R
M
U
A
H
T
O
D
D
M
U
4
T
O
D
D
M
U
5
T
O
D
D
M
U
6
T
O
D
D
L
I
4
T
O
D
D
P
I
T
O
D
D
P
R
H P
I
P
R
C
O
N
D
P
A
R
K
TRANSPORTATION, WAREHOUSING AND
COMMUNICATIONS
Radio and TV Broadcasting Station P P P P P P P P P 12
15
Page 12
Bus, Transit, Taxi, Limousine, or On-
Demand Vehicle Service Facility or
Taxi Terminal
P P P P S P 12
Food Storage Locker 12
Material Storage Yard 12
Parking Lot, Commercial P P P P P P P P P
Storage Garage 14
Transfer and Moving Company 14
Vehicle and Truck Storage 14
Public Warehousing and Storage S 14
MANUFACTURING AND INTENSIVE USES
Apparel Products S P 14
Cabinet Making and Millwork S P 14
Food Products (no abattoir or
distillery)S P 14
Furniture and Fixtures S P 14
Machine Shop S P 14
Ornamental Metalwork Shop S P 14
Paint and Allied Products S P 14
Printing, Publishing or Bookbinding S P 14
Sign Painting and Lettering Shop S P 14
Stone Cutting and Processing P 14
Tire Vulcanizing and Retreading P 14
Upholstery Shop S P 14
87
* * *88
89
20-3.4 – Special use conditions.90
16
Page 13
Any of the following special uses may be approved and permitted by the City 91
Commission at a public hearing, after a recommendation by the Planning Board, 92
provided that such use is specifically listed as a permitted special use in the 93
appropriate district column in the Permitted Use Schedule (Section 20-3.3), and 94
that such use complies with the following general and special requirements, as 95
well as any other conditions that the City Commission may consider appropriate 96
and necessary:97
98
* * *99
100
(B) Special Requirements. 101
* * *102
(25) ADULT DAY CARE FACILITY103
(a) Adult day care facilities shall be licensed under the Health Care Licensing 104
Procedures Act, Part II of Chapter 408 F.S. and subject to Part III of Chapter 105
429, F.S. 106
(b) Hours of operation shall be less than 24-hours per day.107
(c) Parking and passenger loading zones shall be provided for employees and 108
visitors and reserved passenger pick-up/drop-off areas pursuant to Sec. 20-109
8.8.110
(d) The facility may transport clients to and from the facility by vanpooling.111
Provisions should be made for parking and storage when the vehicles are not 112
in use.113
114
(26) NEIGHBORHOOD CONVENIENCE STORE THAT INCLUDES SALE 115
OF ALCOHOLIC BEVERAGES116
(a) Neighborhood convenience stores shall be subject to these conditions only 117
if the store includes sale of alcoholic beverages. Stores that do not sell 118
alcoholic beverages are permitted as of right. 119
(b) The sale of alcoholic beverages requires licensing from the City and the 120
State of Florida and is subject to all applicable requirements of Chapter 4 of 121
the South Miami Code of Ordinances.122
(c) Parking for this use shall be provided pursuant to Sec. 20-8.8(C)2. 123
124
ARTICLE VIII. - TRANSIT-ORIENTED DEVELOPMENT DISTRICT (TODD)125
126
20-8.1 - Purpose. 127
The purpose and intent of this regulation is to maximize and support the 128
presence of a dedicated mass transit center located within walking distance of 129
the boundaries of the proposed district TODD. The maximum utilization of 130
17
Page 14
that facility will be achieved through the creation of a district that surrounds 131
by surrounding this major mass transit facility and is with a zoning district 132
that is designed to encourage a mix of high-density intensity uses, specifically133
particularly multi-family residential, retail, service and office uses. It While 134
this district also will provides for the continuation of existing light industrial 135
uses, but encourages redevelopment for mixed-use purposes is encouraged136
throughout the Transit-Oriented Development District (T.O.D.D.) TODD137
through flexible and performance-oriented zoning and other regulations and 138
incentives. 139
140
The TODD regulation is intended to meet multiple goals: promote efficiency 141
of land use,; reduce the combined housing and transportation costs for 142
households by providing diversity of housing options and alternatives to 143
automobile travel; support healthier lifestyles by facilitating a pattern of 144
development that encourages walking, biking and transit use are part of 145
everyday travel behaviors; decrease vehicle miles traveled (VMTs) and the 146
volume of vehicular traffic; reduce the costs of delivering public services by147
encouraging infill and redevelopment; capitalize on and facilitate public 148
investments in transit infrastructure; and provide convenience, by establishing149
a harmonious mix of uses all within a pedestrian-scaled and multimodal 150
transportation-friendly environment. The Transit-Oriented Development 151
District (T.O.D.D.) TODD regulations is are designed to encourage a strong 152
base of diverse residential development, coupled with the complementary153
provisions for complementary retail services and local employment 154
opportunities, all within acceptable walking distances. To accomplish this155
these goals, the code ties together facilitates intense new development and 156
redevelopment, combined with a high-quality pedestrian environment. This is 157
accomplished that is achievable through a series of development bonuses and 158
the application of strict design standards that ties higher residential 159
development, higher densities, and lessened dependence on vehicular traffic 160
together. 161
162
20-8.2 - Definitions. 163
Terms used throughout this Ordinance Article shall take their commonly 164
accepted meaning unless otherwise defined in the Code. The definitions in 165
this Section shall only be used in this Article. When there are conflicts 166
between the Code and this Ordinance Section, this Ordinance Section shall 167
control terms requiring interpretation specific to this Ordinance as 168
followsArticle. The terms as used in this Article shall have the following 169
meaning:170
18
Page 15
171
Accessway:A street or driveway which traverses a parcel providing access to 172
an abutting street, alley, or other vehicular use area. 173
Adult day care: Any non-residential facility, whether operated for profit or 174
not, that supports the health, nutritional, social, and daily living needs of no 175
less than three (3) adult persons in a professionally staffed, group setting. 176
Adult day care facilities shall not offer overnight stays or medical treatment 177
but provide basic services for part of the day only. Basic services include but 178
are not limited to: therapeutic programs; social and health activities and 179
services; leisure activities; self-care training; nutritional services; and respite 180
care. 181
Affordable housing:Refers to housing that is attainable by residents making 182
between 60% of Area Median Income (AMI) and at or below 80% AMI as 183
published annually by the U.S. Department of Housing and Urban 184
Development (HUD).185
* * *186
Light industrial use:Uses engaged in the manufacture, predominantly from 187
previously prepared materials, of finished products or parts, including 188
processing, fabrication, assembly, treatment, packaging, incidental storage, 189
sales, or distribution of such products. Light industry may include research 190
and development activities as well as certain repair, restoration or refurbishing 191
activities. Light industrial activities, as defined herein, do not produce noises, 192
vibration, noxious fumes, or other hazardous byproducts perceivable beyond 193
the property line, and it has limited auxiliary storage structures that are 194
visually shielded from view from the street and from any residences.195
Lot coverage:The percentage of the gross area of a given lot which contains196
buildings. 197
Lot frontage:The property line adjacent to the primary street right-of-way. 198
Micro unit: A small studio apartment, typically less than 350 square feet, 199
with a fully functioning kitchen and bathroom and purpose-built for small 200
living to maximize the efficient use of space.201
Neighborhood convenience store:An establishment occupying less than 4,000 202
square feet of space in a mixed-use building, primarily engaged in the 203
provision of frequently or recurrently needed goods for household 204
consumption, such as prepackaged food and beverages and limited household205
supplies and hardware. There shall be no on-site preparation of ready-to-206
consume food or for consumption in the store. Neighborhood convenience 207
stores may only be located on the ground floor of mixed-use buildings in the 208
19
Page 16
TODD MU-5 and TODD MU-6 zoning subdistricts, and are for the 209
convenience of the residents, employees and visitors of the building. A 210
neighborhood convenience store does not have fuel pumps, nor does it offer211
fuel for motor vehicles, or automotive service items.212
***213
Workforce housing:Refers to housing that is attainable by residents making 214
between 80% of AMI and at or below 120% AMI as published annually by 215
the U.S. HUD (Also referred to as Attainable Workforce Housing).216
217
20-8.3 - Creation of TODD subcategories. 218
(A) For purpose of recognizing the existing patterns of land use, the need to 219
encourage a logical mix of land uses, and the need to promote a higher density 220
of uses together with practical development bonus opportunities, the following 221
sub-categories (zones) are hereby created: 222
(1) "TODD (MU-4)" Mixed-Use 4 223
(2) "TODD (MU-5)" Mixed-Use 5 224
(3) “TODD (MU-6)” Mixed-Use 6225
"TODD (LI-4)" Light Industrial 4226
(4) "TODD (PI)" Public / Institutional 227
(5) “TODD (PR)” Parks and Recreation228
(B) The boundaries of the Transit-Oriented Development District and the sub-229
categories shall be indicated on the City's Official Zoning Map and also 230
shown on the Regulating Plan Graphic, as presented in Section 20-8.17. 231
(C) Permitted Uses: 232
(1) There are five use categories within the TODD district: Residential Uses, 233
Commercial Uses, Light Industrial Uses, Public/Institutional and Parks 234
and Recreation. 235
(2) The uses permitted in each TODD sub-category shall be as follows: 236
(a) TODD (MU-4): Residential Uses, Commercial Uses. 237
(b) TODD (MU-5): Residential Uses, Commercial Uses. 238
(c) TODD (MU-6): Residential Uses, Commercial Uses and certain Light 239
Industrial Uses under specific conditions, including those existing (see 240
Sections 20-3.3 and 20-8.7). The minimum land area of a 241
redevelopment site in the MU-6 subdistrict shall be one-half (0.5) acre. 242
Developers who voluntarily assemble larger redevelopment sites of at 243
least one (1) acre in this subdistrict are eligible to request a building 244
height bonus pursuant to Section 20-8.10. 245
TODD (LI-4): Residential Uses, Commercial Uses, Light Industrial Uses. 246
(d) TODD (PI): Public/Institutional which include sSchools, 247
gGovernmental facilities, utilities, churches and other similar uses, as 248
20
Page 17
well as all other uses permitted in the other TODD sub-categories. All 249
uses in the TODD (PI), whether or not adopted from other TODD sub-250
categories, shall otherwise be in accordance with all the other 251
development regulations of TODD (PI), unless the City Commission 252
determines by special exception that the development regulations in 253
the other TODD sub-category from which a permitted use was adopted 254
should also apply to that adopted use that was adopted in the TODD 255
(PI). 256
(e) TODD (PR) Public parks and open spaces. 257
(3) A description of the specific uses permitted in each of the major use 258
categories is provided in the Section 20-8.4 through 20-8.7. 259
(D) Permitted Heights: With the exception of TODD (MU-5), in no case shall the 260
overall building height exceed the number of permitted stories multiplied by 261
fourteen (14) feet. 262
(a) TODD (MU-4): 2 story maximum, with the overall maximum building 263
height twenty-eight (28) feet.264
(b) TODD (MU-5): 2 story minimum: 4 story maximum; up to 8 stories 265
with bonus per Section 20-8.10(A). Maximum height 100 feet. 266
(c) TODD (MU-6): 4 story minimum, 8 story maximum, and up to 12 267
stories through bonus per Section 20-8.10(B). Maximum height of 150 268
feet.269
TODD (LI-4): 2 story maximum 270
(d) TODD (PI): Building height compatible with surrounding districts 271
(e) TODD (PR): Public parks and open spaces 272
273
20-8.4 – Residential use.274
The following residential uses are permitted in these zoning classifications that 275
specify this category within the T.O.D.D TODD. 276
(A)Floor Area. The following are minimum requirements for floor areas for 277
the apartment units as specified: 278
Micro Units 290 square feet279
Efficiency/Studio 400 square feet 280
One Bedroom 550 square feet 281
Two Bedroom 700 square feet 282
Three Bedroom 850 square feet 283
(B) Density., aAs many units as may be permitted as can be provided with284
required parking. A minimum density of 50 dwelling units per net acre285
shall be provided in the TODD (MU-5) and TODD (MU-6) subdistricts.286
(C) Residential and lodging uses, as permitted with required parking as 287
notedrequired by in sSection 20-7.128.8. Residential uses are permitted on 288
21
Page 18
the first floor but encouraged to be on the upper floors of vertically mixed-289
use buildings.290
(D)All new residential, and mixed-use developments that include a residential 291
component, must include either workforce or affordable housing, as 292
defined in Section 20-8.2, or a combination of these two types of housing, 293
that is equal to or greater than ten percent (10%) of the new dwellings.294
The owner or the Developer shall record a covenant running with the land, 295
the form of which must be approved by the City Attorney and City 296
Manager, executed by the owner and binding upon the property owner, as 297
well as all successors in interest and assigns, for a minimum term of 30 298
years and limiting the use of these units, as well as any units provided in 299
order to gain a bonus floor pursuant to Section 20-8.10, to workforce or 300
affordable housing rentals. A status report on the rental of the workforce 301
and affordable housing shall be provided to the City on an annual basis302
and shall include the unit number, the number of family members 303
occupying the unit and the amount of the rent collected for each unit. 304
(F) The horizontal mixing of stand-alone residential developments and 305
adjacent stand-alone nonresidential or nonresidential mixed-use 306
developments is allowed in the TODD, but they must be well-integrated in 307
terms of complementary uses, access and circulation, and compatible 308
design.309
310
20-8.5 – Commercial use. 311
The following classifications and uses with the, and corresponding parking 312
requirements shall are be permitted within the T.O.D.D.TODD: 313
(A) Storefront uses, as indicated in section 20-7.12.314
(B) Office uses, as indicated in section 20-7.12 and all uses in the Business 315
and Professional Services Group, as indicated in section 20-3.3, except the 316
following uses shall not be permitted:317
1. Bowling alley or skating rink.318
319
20-8.6 – Special provisions. 320
(A) Any All of the above uses are permitted on the first floor as well as 321
successive floors. 322
(B) Convenience stores are not considered in the food and are not permitted.323
(BC) No “drive-thru’s” except for banks, are permitted.324
325
20-8.7 – Light industrial use. 326
The following uses are permitted in this category provided they include the along 327
with the required parking for these uses:328
22
Page 19
(A) All retail and wholesale trade uses as indicated in section 20-3.3, except 329
the following uses: 330
(1) Automobile dealers. 331
(2) Boat dealers. 332
(3) Gasoline service stations. 333
(4) Recreational vehicle dealer. 334
(5) Convenience store. 335
(B) Manufacturing and intensive uses, as indicated in section 20-3.3, provided 336
that there is no outdoor storage of materials and products, all manufacturing, 337
rebuilding, storing or renovating operations are carried on entirely within an 338
enclosed building with appropriate ventilation, it does not produce any noises, 339
vibration, noxious fumes or hazardous byproducts perceivable beyond the 340
property line, and it has limited auxiliary storage structures that are visually 341
shielded from view from the street and from any residences.342
343
(C) Special conditions. 344
(1) Industrial uses are limited to the first floor of mixed-use buildings345
only, and such floors shall have a height no higher greater than 20 feet. 346
(2) Light industrial uses that include retail or showrooms may be built to 347
the sidewalk if such areas are fronting on major pedestrian streets. 348
Loading docks shall be oriented to the rear or side of the site. 349
(3) To minimize noise pollution of light industrial uses in mixed-use 350
buildings, special attention must be given to wrapping pipes, sealing 351
connections, shortening strategic floor spans, and using products like 352
cork board and baffling to minimize the transmission of sound 353
vertically and through ducts and chases.354
355
20-8.8 - Parking. 356
(A) T.O.D.D. TODD Parking Regulations. Parking in –he T.O.D.D. TODD357
must be developed and managed primarily as an element of infrastructure 358
critical to enhancing South Miami's tax base through economic success of 359
the district. All required parking is subject to the standards provided in 360
Section 20-4.4 of the LDC, except as otherwise provided for in this 361
Section. The Hometown District Parking Committee shall be charged with 362
oversight of the supply, convenience, safety, and management of parking 363
shall also be responsible for this district as well.364
(B) Required Parking. Within the T.O.D.D. District TODD, the following 365
adjustments to the number of parking spaces required by Section 20-4.4 366
(B) of the Code are provided: 367
23
Page 20
1. Parking requirements, adjustments or bonus as indicated in the bonus 368
allocation section (section 20-8.10).369
2. All parking to be located at the rear of building, iIf not feasible, 370
otherwise it must be located at then the side of the building, but as noted371
in in accordance with this Ssection.372
23. Parking spaces on the streets in along the front or side streets of 373
property may be counted toward parking requirement. 374
34. At least 70% of required parking must be on-site, except as otherwise 375
permitted by section 20-4.4. 376
45. Off-site parking is permitted with contractual obligations or in 377
accordance with section 20-4.4, except that the distance requirement 378
shall be extended to any location within the boundaries of the TODD 379
and the required covenant may be a long-term lease may be substituted 380
for the Unity of Title if the owner and the lessee, if any, agree to the 381
revocation of any applicable business tax receipt if the lease expires or is 382
terminated and no alternative and allowable off-site parking or on-site 383
parking is provided for in accordance with this Section. That lease shall 384
not be required to be longer than thirty (30) years.385
56. Parking fees shall be permitted under this Section the ordinance. 386
7. Off-site parking is permitted in accordance with section 20-4.4. In 387
addition, the distance requirement shall be amended to allow for any 388
location within the boundaries of this district.389
68. No open-air storage of vehicles is permitted. 390
7. Parking for bicycles shall be provided in safe, convenient, accessible 391
locations, and protected from the elements, if possible. Accessible 392
routes shall be provided between the required bicycle parking and any 393
public bicycle lanes, paths, or routes on adjacent streets.394
8. In the case of a Large-Scale Developments (see Sec. 20-8.9), the City 395
Commission may require space for bikeshare, rideshare, valet parking, 396
shared parking, pick-up and drop-off by on-demand rides, and/or 397
delivery services. 398
(C) Required Parking Uses. 399
Land Use Type Min Max
Residential (Per dwelling unit)
Townhouse 1 2
Multifamily: micro unit 0.50 1
Multifamily: efficiency and 1-0.75 1
24
Page 21
bedroom apartment
Multifamily: 2+ bedrooms 1 2
Commercial/Retail (per 1,000 sq. ft. Gross
Floor Area)*
2.5 5
Office (per 1,000 sq. ft. Gross Floor Area)**2.5 4
Light Industrial (per 1,000 sq. ft. Gross Floor
Area)***
4 8
*See schedule section 20-7.12A and special requirements below.400
**See schedule Sec 20-7.12B and special requirements below.401
*** See schedule section 20-3.3 and 20-4.4 and special requirements 402
below403
404
1.Residential: A minimum of two (2) cars per unit is required for 405
residential uses.406
(a) Developers are encouraged to unbundle residential parking spaces 407
and make them available for sale or rent separately from the 408
residential units, particularly workforce and affordable units.409
(b) Bicycle parking for multifamily residential uses shall be provided as 410
follows: one (1) bicycle rack for every fifteen (15) vehicular parking 411
spaces provided.412
413
2. Commercial/Retail: One (1) space per 150 sq. ft. to 400 sq. ft. of gross 414
floor area (see schedule section 20-7.12A). 415
(a)In addition to vehicular parking:416
(i) For floor areas up to 20,000 sq. ft., two (2) bicycle parking 417
spaces shall be provided for every 2,000 sq. ft. of commercial 418
and retail floor areas.419
(ii) For floor areas exceeding 20,000 sq. ft., one (1) additional 420
bicycle parking space shall be provided each additional 421
10,000 sq. ft. or fraction thereof. 422
(iii)Hotels and motels shall provide a minimum of 0.5 and a423
maximum of one (1) bicycle parking spaces per room, plus 10424
spaces per every 1,000 square feet of meeting, restaurant 425
and/or banquet space.426
(iv)Adult day care facilities shall provide 1 bicycle parking space 427
per every 6 clients, up to 5 parking spaces, thereafter 1 428
parking space per every 10 clients, plus a maximum of 4 429
parking spaces per 1,000 sq. ft. of office space. In addition, 430
one (1) accessible passenger loading zone must be provided 431
per each 5,000 sq. ft. of gross floor area at these facilities.432
25
Page 22
3. Office: One (1) space per 200 sq. ft. to 400 sq. ft. of gross floor area433
(see schedule section 20-7.12B).434
34. Light Industrial: 435
(a) One space per 100 sq. ft. to 1,000 sq. ft. (See schedule section 436
20-3.3 and 20-4.4). 437
(a b) No parking of vehicles in driveway at any time. 438
(b c) In any area with light industrial uses, any vehicle under repair 439
must be stored inside buildings at all times. 440
(c d) For light industrial uses, any garage areas must be totally 441
enclosed and have garage doors closed when not in 442
use.immediately before and immediately after a person, vehicle 443
or equipment is entering or exiting the building.444
4. Bicycle parking for commercial, office and light industrial uses: 445
(a) Bicycle parking shall be provided based on the number of 446
employees at the following ratios:447
(i) Between 0-5 employees: 1 space448
(ii) Between 6-20 employees: 2 spaces449
(iii)Between 21-80 employees: 6 spaces450
(iv)Over 80 employees: 1 space per every 20 employees 451
over 80 or fraction thereof.452
(D) Garages in TODD (MU-5) and (MU-6). 453
1. At the rear of property you may eliminate the setback requirement for 454
garages may be eliminated in these subdistricts only, if the garage: 455
(a) backs to abuts an existing garage, or456
(b) backs to abuts a permanent open space.457
2. May face a side street but must have some fenestration or architectural 458
treatment similar to as the rest of the building.459
3. Underground parking is defined as having more than sixty (60) percent 460
of its structure below grade. 461
4. Garage structures must be designed or landscaped so as to either appear 462
to be a floor of the building or obstructed from street view. 463
5. All garages must be at the rear of the building as required by must 464
comply with subsection 20-8.8(B)(2). 465
6. The regulations for arcades or awnings shall apply to all garages. The 466
ground floor on the sides facing any street shall contain any uses 467
indicated on the permitted ground floor uses in section 20-8.5. Any 468
exterior facing streets shall be designed to look similar to the facade of 469
26
Page 23
a commercial office building, unless amended by the Ccity 470
Ccommission via special use permit procedures. 471
7. Freestanding garages may only be allowed in TODD MU-5 and MU-6 472
subdistricts and may not to exceed six (6) levels in height, may be 473
permitted on any site within the MU-5 or MU-6 subdistricts (MU-5).474
475
20-8.9 - Special exceptions. 476
(A) A Special Exception as used in the T.O.D.D. TODD shall mean a 477
permitted use that complies with all the conditions and standards for the 478
district as well as those set forth below. For those existing uses in this 479
district, any alterations or additions to those buildings that result in the 480
building being designated as a Large-Scale Development, shall conform to 481
the provisions of this Section ordinance. Existing heights of existing 482
buildings and existing floors may remain in their current condition; 483
however, additional floors, if authorized, may be added in accordance with 484
this Section ordinance. 485
(B) Any site that is more than in excess of forty thousand (40,000) square feet 486
or any development, as defined in section 380.04, Florida Statutes 487
(hereinafter referred to as "Development"), in excess of four (4) stories 488
shall be designated as a Large-Scale Development it that shall be reviewed 489
by the Planning Board and it shall require approval by the City 490
Commission. The square footage of an alteration or addition to an existing 491
site and the square footage of the existing site that is being altered or to 492
which an addition is being proposed shall be included in the computation 493
of the size of the Development project in order to determine if it is a 494
Large-Scale Development. 495
1. Special exceptions, if granted, shall be valid if new construction 496
commences within eighteen (18) months from the date of final approval497
of the special exception and is substantially completed within two (2) 498
years from the date of issuance of the first building permit. The time for 499
the commencement of new construction or substantial completion may 500
be extended by the Ccity Ccommission upon application filed prior to 501
the expiration of the substantial completion applicable time period and 502
upon demonstration of good cause. 503
2. For the purpose of this section 20-8.9, substantial completion shall 504
mean the stage in the progress of the project where the work on the 505
project, or designated portion of an approved phased project, is 506
sufficiently complete in accordance with the Contract Documents so 507
that the Owner can occupy or utilize the project, or designated portion 508
of an approved phased project, for its intended use, or the project has 509
27
Page 24
received either a temporary certificate of occupancy or a certificate of 510
occupancy. In order Tto be an "approved phased project" the Owner 511
must obtain City Commission approval for the phasinge” of the project. 512
3. Any property designated as a Large-Scale Development may have513
residential uses on the first floor, however, residential uses are not 514
permitted on the first floor within that portion of the building or 515
development fronting on the main street. The phrase "main street" 516
means the thoroughfare street that abuts the property line of the 517
building or development and which has the most traffic, as compared to518
any other street that abuts the property. 519
(C) General Requirements. A Large-Scale Development shall be approved and 520
permitted by the City Commission at a public hearing, after the planning 521
board makes its recommendation, provided that such use is specifically 522
listed as a permitted use in the appropriate district column in the Permitted 523
Use Schedule of the Land Development Code (section 20-3.3D, as may be 524
amended), and that such use complies with the following general 525
requirements and any other requirements that the City Commission may 526
consider appropriate and necessary. 527
528
* * *529
530
(D) Project Approval. 531
(a) Required Conditions. Prior to approving a Large-Scale Development,532
the City Commission must find that the development meets the 533
requirements set forth in subsection (C) above and that it: 534
1. wWill not adversely affect the health or safety of persons residing 535
or working in the vicinity of the proposed use; 536
2. wWill not be detrimental to the public welfare, property or 537
improvements in the neighborhood; and 538
3. cComplies with all other applicable Code provisions. 539
(b) Additional Conditions. The City Commission may designate such 540
additional requirements in connection with the approval of a Large-541
Scale Development as will, in its opinion, assure that such 542
development will conform to the foregoing requirements. 543
(E) Reapplication for Development Review. No reapplication for a Large-544
Scale Development review under section 20-8.9 shall be accepted by the 545
City within six (6) months of the date of final disapproval by the City 546
Commission of a previous application involving the same or substantially 547
the same project, unless evidence is submitted and accepted by the City 548
Commission which justifies such reconsideration. 549
28
Page 25
(F) No single use in the T.O.D.D. Zone TODD shall exceed a gross floor area 550
of eighty thousand (80,000) square feet, except residential uses. 551
(G) Within the MU-5 and MU-6 subcategoryies, the maximum height of new 552
buildings or existing building with additions shall be limited to a 553
maximum of four (4) and eight (8) stories, respectively, as permitted554
respectively, unless the development earns a bonus as set forth in section 555
20-8.10. However, iIn no event shall a development in the MU-5 556
subcategory exceed eight (8) stories, as permitted with bonus, nor shall it 557
exceed one hundred (100) feet. In the MU-6 subcategory, the maximum 558
number of stories a development can achieve through bonus is twelve 559
(12), and the building height shall not exceed one hundred fifty (150) feet.560
561
* * *562
563
20-8.10 - Bonus allocations. 564
565
(A) TODD MU-5566
Action Bonus
For every (1) floor of residential use One (1) additional floor of residential use
with minimum provided the applicable
parking requirement is met per Sec. 20-
8.8 (two (2) cars per residential use)
Public plaza-min. five thousand (5,000)
sq. ft. of contiguous area functionally and
visually connected to pedestrian walkway
system, including seating, lighting, and
art work in a plaza setting
One (1) additional floor
Develop full frontage with street design as
part of pedestrian walkway system
One (1) additional floor
Develop "cross-thru's" from street to
public open space as part of pedestrian
walk system, on owner's property
(maintenance required in Section 20-8.15)
One (1) additional floor
For those properties that back up to public
open space or easement. Buildings may
be built in rear to within five (5) feet of
rear property or easement line.
567
29
Page 26
568
(B) TODD MU-6569
Action Bonus
For every 10% of additional workforce or
affordable housing units provided in the
residential component of a mixed-use
building or a stand-alone residential
building (in addition to the minimum
required 10%)
One (1) additional floor of residential use
provided the applicable parking
requirement is met per Sec. 20-8.8 and
provided the covenant required by
Section 20-8.4 includes this additional
workforce and affordable housing
For assembling a minimum of one (1) acre
of contiguous land to make up a larger
redevelopment site and joined by a Unity
of Title.
One (1) additional floor
For providing onsite bicycle amenities
including at least three (3) of the
following features:
* secure bike parking room (in addition to
bike racks that may be required);
* bike repair stations (accessible to
occupants and guests and may be outside
if covered) or repair room (may be
included in bike parking room)
* bike wash stations (accessible to
occupants and guests and may be outside
if covered)
;
* showers and locker/change room for
employees and commercial invitees;
* availability of loaner bicycles for
building residents and employees
One (1) additional floor
For providing a public square, plaza or
green space of at least 7,500 sq. ft. of
contiguous area, functionally and visually
connected to the pedestrian walkway
system and designed with the following
minimum amenities: benches, shade (trees
and structures), play and/or exercise areas,
and water stations.
One (1) additional floor
570
30
Page 27
(C)Buildings developed in the MU-6 subdistrict may be built up to 12 stories 571
without applying for bonuses if the entire building is devoted to workforce 572
and/or affordable housing, as defined in Section 20-8.2.573
20-8.11 - Regulating plan—Intent. 574
The Rregulating plan - Ggraphic set forth in 20-8.17 is a site-specific and site 575
design of the T.O.D.D. TODD Regulations. For lots abutting each roadway and 576
alleyway lot, information is shown graphically designed such as: location and 577
dimensions of build-to lines; locations where arcades over sidewalk are required, 578
and representative locations where arcades are permitted but optional; locations 579
for alleys or rear accessways, and curbs. A graphic representation of the 580
regulating plan is presented in Section 20-8.17.581
582
20-8.12 - Architectural standards—Intent. 583
The Architectural Standards are pre-approved and are intended to provide a 584
degree of predictability about the quality of building designs and to promote 585
harmony among buildings without requiring an appearance before and approval 586
by a review board for every project. Applicants with projects which conform to 587
these standards may obtain approval from the Departmental staff without 588
appearing before ERPB; however, the applicant may appear Appearance before 589
ERPB, at the applicant’s discretion remains an optional route. Every permissible 590
architectural option is not described herein; other options may be approved by 591
ERPB.592
593
Wherever these Architectural Standards may conflict with the City of South 594
Miami Land Development Code, these Architectural Standards must apply for 595
properties within the T.O.D.D. DistrictTODD. 596
597
The lists of permitted materials and configurations come from study of traditional 598
buildings found in South Florida and have been selected for their appropriateness 599
to the visual environment and climate. 600
601
A primary goal for the Architectural Standards is authenticity. The standards602
encourage construction which is straightforward and functional, and which draws 603
its ornament and variety from the traditional assembly of genuine materials. The 604
standards generally discourage imitation materials, such as stimulated [simulated]605
wood to avoid a tacky Good site planning and street relationship; use of authentic 606
materials; and contextuality of design elements and styles are some of the 607
principles encouraged to ensure an attractive and tasteful aesthetic image for the 608
neighborhood. 609
31
Page 28
610
20-8.13 - Architectural standards—General requirements.611
All construction must comply with The Florida Building Code, the latest edition, 612
as amended and adopted by the Miami-Dade County Florida Board of County 613
Commissioners and any and all revisions made subsequent to that date. 614
(A)The general requirements shall be the same as those specified in sections 20-615
7.16 through Section 20-7.25. 616
(B)All mixed-use developments under 10,000 square feet not owned by the City 617
of South Miami shall incorporate at least one (1) of the following roof618
features: 619
(1) Green roof: A rooftop designed to grow a vegetative layer (plants, 620
shrubs, grasses, and/or trees) to reduce temperatures of the roof surface 621
and the surrounding air and to improve stormwater management (also 622
called “rooftop garden” or “eco-roof”).At least 50% of the rooftop 623
shall be green to meet the requirement; or624
(2) Cool roof: A roof made of materials or coatings that reflect sunlight 625
and heat away from a building to reduce roof temperatures and lower 626
energy demand. The entirety of the roof shall be designed as a cool627
roof to meet this requirement; or628
(3) Blue roof: A roof designed to temporarily store, drain and/or reuse 629
rainwater, using either active or passive drainage control devices. Blue 630
roofs may be used in conjunction with and as irrigation for green 631
roofs. At least 25% of the roof shall be designed as a blue roof to meet 632
this requirement; and 633
(C) All mixed-use developments over 10,000 square feet not owned by the City 634
of South Miami shall incorporate at least one of the roof features listed in 635
Section 20-8.13(B), as well as two (2) of the following green building 636
features: 637
(1) Cool pavement means driveways, sidewalks and parking lots built with 638
paving materials that remain cooler than conventional pavements (by 639
reflecting more solar energy and enhancing water evaporation) and 640
reduce stormwater runoff. At least 50% of a project’s driveways, 641
sidewalks and (surface or rooftop) parking lots shall be built with cool 642
pavement to meet this requirement. 643
(2) Energy and water-efficiency features shall mean light fixtures and 644
appliances that are ENERGY STAR rated or performance equivalent; 645
windows and doors that are energy-conserving; low-flow water 646
fixtures (toilets, shower heads and water faucets); and plumbing 647
designed to allow recycling and re-use of grey water (e.g., for 648
32
Page 29
landscape irrigation, car washing, etc.). A project must incorporate all 649
energy and water-efficiency features as described above as well as650
recycle and re-use at least 50% of the grey water it generates onsite. 651
(3) Green building materials: Building construction that incorporates 652
materials such as but not limited to certified lumber, bamboo and653
straw, manufactured stone, recycled stone, recycled metal, high-654
performance concrete, or recycled industrial goods (e.g., demolition 655
debris, scrap tire tiles, plastic lumber, etc.). At least 60% of the 656
building materials shall be green to meet this requirement.657
658
(D) Any building designed to meet or exceed US Green Building Council 659
LEED certification or equivalent automatically meets this requirement. 660
661
* * *662
Section 3. The City Commission incorporates by reference the supporting analysis663
provided in “Exhibit A,” which is attached hereto and made a part of this Ordinance.664
Section 4. Codification. The provisions of this ordinance shall become and be made part 665
of the Code of Ordinances of the City of South Miami as amended.666
Section 5. Severability. If any section, clause, sentence, or phrase of this ordinance is 667
for any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding 668
shall not affect the validity of the remaining portions of this ordinance. 669
Section 6. Ordinances in Conflict. All ordinances or parts of ordinances and all 670
sections and parts of sections of ordinances in direct conflict herewith are hereby repealed. 671
Section 7. Effective Date. This Ordinance shall become effective immediately upon 672
enactment.673
PASSED AND ENACTED this ____ day of _____________, 2019.674
ATTEST:APPROVED:675
676
________________________________________________677
CITY CLERK MAYOR678
1st Reading 679
2nd Reading 680
681
READ AND APPROVED AS TO FORM: COMMISSION VOTE:682
33
Page 30
LANGUAGE, LEGALITY AND Mayor Stoddard:683
EXECUTION THEREOF Vice Mayor Harris: 684
Commissioner Gil:685
Commissioner Liebman:686
________________________Commissioner Welsh:687
CITY ATTORNEY688
34
1
ADDENDUM 1: TRAFFIC IMPACT ANALYSIS
Parcels Re‐Designated from Mixed‐Use Commercial Residential (MU‐C/R) to Transit‐Oriented
Development District (TODD) Future Land Use
(Moderate Intensity Office to TODD MU‐5 zoning)
January 7, 2019
The estimated maximum intensity of retail, office and residential uses in the subject area, under existing
conditions and following the proposed amendment are shown in Table 1. The proposed amendment
increases the area available for retail and office uses, and adds 140 multi‐family dwelling units.
Table 2 estimates the vehicle trips from the maximum existing possible collection of land uses using
information from the Institute of Transportation Engineers (ITE) Trip Generation Manual., 10th ed.. Trip
generation formulae are used if available, and if the land use intensity is within the normal range of ITE
data. ITE Land Use #820, Shopping Center is used to estimate the trip volume from an unknown
collection of potential retail uses. The intensity of retail is below the normal range of intensities for this
Table 1 – Existing and Proposed Uses
Estimated Development Capacity Based on Current Zoning
Current
Zoning
Current
Land Area
(ac) Sq. Ft.
Permitted
Max
Height
Re-
develop-
ment Goal
Potential
Bldg Floor
Area from
Redevelop-
ment (incl
Parking)
Potential
Bldg Floor
Area from
Re-
develop-
ment (Excl
Parking)
New
Retail
Floor
Area (0.3)
New Office
Floor Area
(2)
New
Residential
Units
MO 3.94 171,626 4 0.5 343,253 171,626 15,618 104,006 -
Estimated Expanded TODD Development Capacity Based on Proposed Zoning
Proposed
Zoning
Proposed
Land Area
(ac) Sq. Ft.
Proposed
Max
Height
Re-
develop-
ment Goal
Potential
Bldg Floor
Area from
Redevelop-
ment (incl
Parking)
New Max
Bldg Floor
Area
New
Retail
(0.3)
New Office
(2)
New
Residential
Units
TODD MU-5 3.94 171,626 8 0.8 1,098,406 768,884 69,968 465,944 140
Approx Mix Ratio
Based on Market
Assessment (0.3:2:1)
Approx Mix Ratio
Based on Market
Assessment (0.3:2:1)
35
2
land use and the average rates are used as a result. The pass‐by capture rate uses the formula contained
in the 9th edition of the ITE Trip Generation Handbook. Pass‐by capture is applied only to PM peak period
trip estimates, the only period in which data was collected. The AM peak and daily trip generation
estimates are conservative to some degree given an unknown amount of pass‐by capture that could be
deducted from both.
While internal capture is possible between retail and office uses, Table 3 demonstrates that the retail
intensity is insufficient to make them quantifiable in this collection of uses using the methodology in the
ITE Trip Generation Handbook 9th ed.. Reduced by pass‐by captured trips, the net peak hour generation
(virtually identical for both AM and PM) is estimated at 139 two‐way trips.
Table 2 – Trip Generation for Existing Uses
Rate (1) or Eqn.
(2)PM Peak Hour AM Peak Hour
Use Daily AM PM Trips
Daily
Traffic In Out Total In Out Total
Shopping Center 820 K Square Feet 15.618 1 1 1 Total 590 29 31 60 9 6 15
Internal 0.0 0 0 0
External 29 31 60
Pass-By 66.7202040
Net New 9 11 20
General Office Building 710 K Square Feet 104.01 2 2 2 1,102 19 99 118 107 17 124
Office Total 104.01 Total 1,102 19 99 118 107 17 124
Internal 0.0 0 0 0
Net New 19 99 118
Total Total 1,692 48 130 178 116 23 139
Internal 0.0 0 0 0
External 48 130 178
Pass-By 202040
Net New 28 110 138
Trip Generation Rates from ITE Trip Generation 10th Ed.
Shopping Center Pass By Capture Rate from ITE Trip Generation Handbook 9th Ed.
ITE
LU#
Measurement
Unit
# of
Units
Capture
Rate
36
3
Table 4 develops the trip generation for the proposed collection of uses, and Table 5 develops the
internally captured trips possible between this collection of uses. Reduced by pass‐by and internally
captured trips, the net peak hour generation (PM) is estimated at 660 two‐way trips.
Table 3 – Internal Trip Capture for Existing Uses
PM Peak Hour Trips
Internal External Total
Group Uses In Out In Out In Out
1 Retail Total 0 0 29 31 29 31 0.0
2 Residential Total 0 0 0 0 0 0 0.0
3 Office Total 0 0 19 99 19 99 0.0
Total 0 0 48 130 48 130 0.0
Interaction Max % # Trips
From Office to Retail 23 22.8
To Retail from Office 2 0.6
Office to Retail 0
From Retail to Office 3 0.9
To Office from Retail 31 5.9
Retail to Office 0
From Office To Residential 2 0.0
To Residential from Office 2 0.0
Office to Residential 0
From Residential to Office 0 0.0
To Office from Residential 0 0.0
Residential to Office 0
From Retail to Residential 12 0.0
To Residential from Retail 31 0.0
Retail to Residential 0
From Residential to Retail 53 0.0
To Retail from Residential 9 0.0
Residential to Retail 0
Maximum Directional Capture Rates from ITE Trip
Generation Handbook, 9th. Ed., Tables 7.1 and 7.2
Cap-
ture
Rate
37
4
Table 4 – Trip Generation for Proposed Uses
Rate (1) or Eqn.
(2)PM Peak Hour AM Peak Hour
Use Daily AM PM Trips
Daily
Traffic In Out Total In Out Total
Shopping Center 820 K Square Feet 69.968 1 1 1 Total 2,641 128 139 267 41 25 66
Internal 10.5131528
External 115 124 239
Pass-By 43.1 52 52 103
Net New 63 72 136
Multifamily Housing (Mid-Rise)221 Dwelling Units 140 2 2 2 761 37 24 61 12 36 48
Residential Total 140 Total 761 37 24 61 12 36 48
Internal 36.1111122
Net New 26 13 39
General Office Building 710 K Square Feet 465.944 2 2 2 4,721 79 412 491 399 65 464
Office Total 465.94 Total 4,721 79 412 491 399 65 464
Internal 1.2 4 2 6
Net New 75 410 485
Total Total 8,123 244 575 819 452 126 578
Internal 6.8 28 28 56
External 216 547 763
Pass-By 52 52 103
Net New 164 495 660
Trip Generation Rates from ITE Trip Generation 10th Ed.
Shopping Center Pass By Capture Rate from ITE Trip Generation Handbook 9th Ed.
ITE
LU#
Measurement
Unit
# of
Units
Capture
Rate
38
5
Table 5 – Internal Trip Capture for Existing Uses
PM Peak Hour Trips
Internal External Total
Group Uses In Out In Out In Out
1 Retail Total 13 15 115 124 128 139 10.5
2 Residential Total 11 11 26 13 37 24 36.1
3 Office Total 4 2 75 410 79 412 1.2
Total 28 28 216 547 244 575 6.8
Interaction Max % # Trips
From Office to Retail 23 94.8
To Retail from Office 2 2.6
Office to Retail 2
From Retail to Office 3 4.2
To Office from Retail 31 24.5
Retail to Office 4
From Office To Residential 2 8.2
To Residential from Office 2 0.7
Office to Residential 0
From Residential to Office 0 0.0
To Office from Residential 0 0.0
Residential to Office 0
From Retail to Residential 12 16.7
To Residential from Retail 31 11.5
Retail to Residential 11
From Residential to Retail 53 12.7
To Retail from Residential 9 11.5
Residential to Retail 11
Maximum Directional Capture Rates from ITE Trip
Generation Handbook, 9th. Ed., Tables 7.1 and 7.2
Cap-
ture
Rate
39
6
Figure 1 shows that the subject area is within Traffic Analysis Zone (TAZ) number 1118 as used in the
Miami‐Dade Long Range Transportation Plan Directional Trip Distribution Report.
Figure 2 shows an excerpt from that report, highlighting the 2010 directional trip distribution
percentages for use in distributing estimated trips generated form or destined to TAZ 1118.
Figure 3 shows the distribution percentages as they are published (leftmost) alongside a couple of
alternatives that either sum them to align with the four main compass headings, or average them to
align with the most frequently used eight headings, which are used in this analysis.
Figure 4 depicts an estimate of how traffic generated in the subject area would distribute to the
surrounding road network. Around the edge of the figure are the eight percentages from the rightmost
arrangement in Figure 3. The percentages assigned to each road segment assume some dispersion when
a street grid is available, and recognize that only some segments have the connectivity to attract long
distance trips.
Figure 1 – Subject Area TAZ
1118
40
7 Figure 2 – Trip Distribution Report Excerpt 41
8 Figure 3 – TAZ 1118 Trip Distribution Percentages Year 2010TAZ 111813.7 17.411.4 15.6 16.99.0 16.315.3 9.121.5 1.816.9 3.519.2 10.2 2.7SSS20.4EWNNN31.1EWEW30.5 18.1
42
9 Figure 4 –Trip Distribution Percentages by Road Segment 15.611.47.8 7.811.4 5.7 4.816.95.7 8.7 4.87.85.7 4.8 3.916.93.99.6 13.520.815.315.3 15.3 24.9 9.1 9.19.119.2 2219.2 12.919.219.210.22.7SW 56th St.SW 67th AveNSW 72nd Ave.Sw 57th Ave.SW 64h St.SW 72nd St.SW 72nd St.SW 62nd Ave.SW 80th St.SW 64h St.SW 56th St.SW 80th St.SW 67th AveSw 57th Ave.
43
10
Figure 5 shows excerpts from roadway databases maintained by Miami‐Dade County for state and
county facilities, the source used for roadway information in this analysis. The service volumes are peak
hour two‐way.
Table 6 contains the road segments in Figure 4 for which information was available in the traffic
databases. The trip distribution percentages shown in Figure 4 are applied to the potential new traffic
(the difference between the peak hour two‐way trips from Tables 2 and 4) to determine the new traffic
on each segment. This volume is compared to the segment’s minimum standard level of service volume.
There are no segments on which the new traffic will exceed five percent of this service volume, and
consequently no analyses of existing or future conditions were developed.
The number of trips estimated using the ITE Trip Generation Manual were not reduced by an assumed
non‐auto mode share in the existing or proposed conditions. It is not appropriate to reduce ITE
generated trip estimates in this way without first knowing how many of the total trips to and from the
studied sites that compose the ITE data were by non‐auto modes. Put another way, if non‐auto mode
shares were the same everywhere, then they are already accounted for in ITE trip generation estimates,
which are for vehicle trips only.
44
11 Figure 5 ‐ Miami‐Dade County Roadway Database Excerpts Miami‐Dade STA. ROADWAY LOCATION CLMAX LOS PHP STARTDOS TRIPSAVAIL‐ ABLE TRIPS 5% 10%EXIST‐ ING LOSADOPT‐ ED LOSCON‐ CUR‐ RENCY LOS9242 LUDLAM RD/SW 67 AVE S/O BIRD RD/SW 40 ST SW 40 ST TO SW 56 ST 2 1269 1344 ‐75 14 ‐89 1 0 F E E+79243 LUDLAM RD/SW 67 AVE N/O SW 72 ST SW 56 ST TO US 1 2 1269 859 4106 404 0 0 D E D9260 MILLER DR/SW 56 ST W/O RED RD/SW 57 AVE TO SW 67 AVE 2 1269 1349 ‐80 0 ‐80 1 0 F E E+69261 MILLER DR/SW 56 ST W/O SW 69 AVE BET SW 67 AVE ‐ SR 826 4 32222563 659 0 659 0 0 C E C9634 SW 57 AVE N/O SW 72 ST TO SOUTH DIXIE HWY 4 4104 1329 2775 4 2771 00DE+50D9656 SW 72 ST W/O CARTAGENA CIR. COCOPLUM PLAZA TO 57 AV 2 1269 937 332 23 309 0 0 D E D9684 SW 72 AVE S/O BIRD DR/SW 40 ST TO SW 56 ST 4 4833 1266 3567 5 356200CE+50C9686 SW 72 AVE S/O SW 56 ST TO SW 72 ST 2 1903 1266 637 0 637 0 0 E E+50 E9688 SW 72 AVE S/O SW 72 ST TO SW 80 ST 1 1903 1371 532 8 524 0 0 F E+50 E+8FDOT Traffic StationsSTA. ROADWAY LOCATION CLMAX LOS PHP STARTDOS TRIPSAVAIL‐ ABLE TRIPS 5% 10%EXIST‐ ING LOSADOPT‐ ED LOSCON‐ CUR‐ RENCY LOS34 SR 959/RED RD/SW 57 AV 200' N SR 5/US‐1 A 2 1130 1806 ‐676 0 ‐676 1 0 FEE+5970 SW 72 ST/SUNSET DR US‐1 TO SW 67TH AVE A 4 2920 1869 1051 0 1051 0 0 D ED127 SR 5/US‐1 400' E OF SW 57 AVE. A 6 8085 5158 2927 0 2927 0 0 C E+50 C164 SR 5/US‐1 200' S DAVIS ST/SW 80 ST A 6 8085 5600 2485 134 2351 0 0 F E+50 E+61067 SR 986/SUNSET DR 200' E SR 826 A 4 3580 2950 630 0 630 0 0 C E C
45
12 Table 6 – Study Area Roadway Segments Seg‐ ment Num‐ ber Roadway Station Location Analysis SegmentState/ CountySeg‐ ment #Road‐ way TypeMin. Std. Serv‐ ice Vol‐ ume Peak Hour 2‐ WayPercent of Project Traffic on the Seg‐ mentProject Incre‐ mental Traffic on the Seg‐ ment ‐ Peak Hr 2‐ WayProject Traffic as a Per‐ cent‐ age of the Serv‐ ice Vol‐ umeSignif‐ icant Yes/ No1 SR 5/US‐1 200' S DAVIS ST/SW 80 ST West of SW 62nd Ave State 164 A 6 8085 19.2 100 1.2 No2 SR 5/US‐1 400' E OF SW 57 AVE. East of SW 62nd Ave State 127 A 6 8085 20.8 108 1.3 No3 SR 986/SUNSET DR 200' E SR 826 West of SW 67th Ave State 1067 A 4 3580 15.3 80 2.2 No4 SW 72 ST/SUNSET DR US‐1 TO SW 67TH AVE SW 67th Ave to US‐1 State 70 A 4 2920 24.9 130 4.5 No5 SW 72 ST W/O CARTAGENA CIR. COCOPLUM PLAZA TO 57 AV East of US‐1County 9656 2 1269 9.1 47 3.7 No6 MILLER DR/SW 56 ST W/O RED RD/SW 57 AVE TO SW 67 AVE SW 57th Ave to SW 67th Ave County 9260 2 1269 4.8 25 2.0 No7 MILLER DR/SW 56 ST W/O SW 69 AVE BET SW 67 AVE ‐ SR 826 West of SW 67th Ave County 9261 4 3222 11.4 59 1.8 No8 SR 959/RED RD/SW 57 AV 200' N SR 5/US‐1 North of US‐1 State 34 A 2 1130 7.8 41 3.6 No9 SW 57 AVE N/O SW 72 ST TO SOUTH DIXIE HWY SW 72nd St. to US‐1 County 9634 4 4104 0.0 010 LUDLAM RD/SW 67 AVE S/O BIRD RD/SW 40 ST SW 40 ST TO SW 56 ST North of SW 56th St. County 9242 2 1269 7.8 41 3.2 No11 LUDLAM RD/SW 67 AVE N/O SW 72 ST SW 56 ST TO US 1 US‐1 to SW 56th St. County 9243 2 1269 9.6 50 3.9 No12 SW 72 AVE S/O BIRD DR/SW 40 ST TO SW 56 ST North of SW 56th St.County 9684 4 4833 0.0 013 SW 72 AVE S/O SW 56 ST TO SW 72 ST SW 56th St. to SW 72nd St. County 9686 2 1903 5.7 30 1.6 No14 SW 72 AVE S/O SW 72 ST TO SW 80 ST SW 72nd st. to SW 80th St. County 9688 1 1903 0.0 0Existing Peak Hour Two Way Trips 139Proposed Peak Hour Two Way Trips 660Incremental Peak Hour Two Way Trips 521
46
1
Memorandum
☐Fort Lauderdale Office ∙ 1800 Eller Drive ∙ Suite 600 ∙ Fort Lauderdale, FL 33316 ∙ 954.921.7781(p) ∙ 954.921.8807(f)
☒Miami‐Dade Office ∙ 10800 Biscayne Boulevard ∙ Suite 950 ∙ Miami, FL 33161 ∙ 786.485.5200(p) ∙ 786.485.1520(f)
Date: January 15, 2019
To: Jane K. Tompkins, AICP, City of South Miami Planning and Zoning Director
From: Silvia E. Vargas, AICP, LEED AP, Calvin, Giordano & Associates, Inc.
Subject: Transit Oriented Development District (TODD)
Project: Analysis of TODD Land Use, Zoning, Development & Market Conditions & Trends
CC:
1.Overview and Purpose
The City of South Miami has had a
transit‐oriented development district
(TODD) as far back as the mid 1990’s
(Figure 1). However, the
redevelopment of land located within
the district have been comparatively
slow. This may be due, in part, to the
natural progression of development
markets and to the ups and downs of
economic conditions in the last two
decades, or the current regulations
may have discouraged development.
At this time, the City of South Miami
wishes to consider whether its TODD
policy and regulatory framework still
effectively serves the original vision
for that district.
To assist in providing analysis and
recommendations to inform decision‐
making, the City has retained Calvin,
Giordano & Associates, Inc. (CGA)
and its subconsultant Lambert
Advisory Services to complete an
analysis of the TODD (represented in
Figure 1 by the blue boundary) for
the purpose of determining the need and appropriateness of amending the Comprehensive Plan policies
and/or the corresponding regulations in the Land Development Code (LDC), as they pertain to this district. A
particular focus of this study are those parcels within the district that are zoned TODD Light Industrial 4 (TODD
Map Source: Google Earth
Figure 1
TODD Light
Industrial 4
(LI-4)
47
2
Memorandum
LI‐4), which exist to the northeast and north of the South Miami Metrorail Station (represented in Figure 1 by
the red boundary).
To date, the consultant team’s study has completed the following component steps:
1. Broad review of existing conditions and trends related to demographics, socioeconomics, housing, land use
and development, summarized in Section 4 of this memorandum;
2. Preparation of a high‐level assessment of market and economic conditions, summarized in Section 4.g of
this memorandum (refer to Appendix 1); and
3. Development of a generic massing model exercise and calculations to help visualize a theoretical
“maximum development” scenario of TODD based on the market assessment. (refer to Appendix 2 and
Appendix 3).
4. A public workshop to review the consultant team’s findings and preliminary recommendations with the
City Commission, Planning Board, Community Redevelopment Agency Board, residents, business owners
and property owners. The consultant team used the feedback obtained at the workshop (summarized in
Appendix 4), to finalize recommendations regarding potential amendments to the LDC related to the
TODD.
2. Summary of Recommendations
The massing model generated by CGA hypothesizes the effect of certain potential changes to the TODD
policies, the land use and zoning maps, and development regulations, consistent with FLU Goal 3, Objective
3.1, and Policy 3.1.1; specifically:
Rezoning land from TODD MU‐4 to TODD MU‐5, allowing for redevelopment up to 8 stories through
existing bonuses.
Expanding the boundary of the TODD, consistent with Policy FLU 3.1.4 of the Comprehensive Plan, by
amending the land use of the “gap” parcels that divide the two “halves” of the TODD from Mixed Use
Commercial/Residential (MU‐C/R) to TODD.
Rezoning the “gap” parcels from Medium Density Office (MO) to TODD MU‐5 on the Zoning Map.
Allowing redevelopment up to 12 stories through earned bonuses, in those areas of the district
closest to the South Miami Metrorail Station by creating a new multi‐story, mixed‐use TODD zoning
subcategory called MU‐6).
Rezoning land from TODD LI‐4 to the new TODD MU‐6 zoning category on the Zoning Map.
Bonuses for TODD MU‐6 to build above the base number could include items that meet various City
goals (e.g., sustainability, affordable housing, etc.):
providing a percent of workforce or affordable housing units (e.g., 10%+ of the units);
Assembling a minimum amount of contiguous acreage (e.g., 1 acre) to make up a larger
redevelopment site. 48
3
Memorandum
creating bicycle and pedestrian amenities (e.g., bicycle storage, lockers, repair stations, showers,
etc.)
providing civic or green space of a certain size and functionality, to augment the City’s system of
parks and recreation and provide for the needs of new and existing residents.
Reducing the minimum parking requirement for residential uses in the suggested TODD MU‐6 and the
TODD MU‐5 districts, and establishing maximum parking caps for all of the TODD districts. (NOTE: Per
recent City action, the effective parking provision for Alta Developers yields a ratio of approximately
1.3 spaces per multifamily unit). This would require amending Section 20‐8.8 and related sections of
the LDC.
Changes such as these will bring the South Miami TODD more in line with modern best practices in transit‐
oriented districts, while more effectively furthering FLU Goal 3 of Comprehensive Plan of “achieving a tax base
adequate to support a high level of municipal services via increased mixed‐use projects and flexible building
heights in designated Transit‐Oriented Development Districts [TODD], to the extent that development and
redevelopment in these districts does not adversely impact surrounding neighborhoods and uses.”
3. Background
The Transit‐Oriented Development District (TODD) and its associated zoning and land development regulations
were developed and adopted by the City of South Miami between 1995 and 1997. At the time, the City’s
Evaluation and Appraisal Report had recommended that the City amend the Comprehensive Plan to create the
Transit‐Oriented Development District “to promote redevelopment and infill development in appropriate
areas” of what was, then, identified as the “central office district west of South Dixie Highway” adjacent to the
South Miami Metrorail Station. The object was to permit more flexibility in height, in order to facilitate the
development or redevelopment of mixed‐use, multi‐story projects supportive of transit.
The transit orientation of this district, with its related incentives for development and redevelopment, was to
serve as an additional impetus for the revitalization of this area, which is included within the boundary of the
South Miami Community Redevelopment Area.
These developments have occurred on land zoned (or rezoned to) TODD MU‐5, the only zoning subcategory in
the TODD that currently provides flexibility in building heights. One other mixed‐use development, by Alta
Developers, is in the pipeline, also in the MU‐5 zoning district. Meanwhile, there has been little to no demand
for redevelopment in the two zoning subcategories of the TODD where the building height is capped at two
stories with no flexibility. The analysis in the next few pages explores whether this and other regulatory
conditions, such as parking requirements, are creating barriers to development and redevelopment contrary to
the stated goals, policies and objectives for the TODD.
4. Key Analysis Findings
a. Population Characteristics
According to the consultant’s market and economic assessment, the Miami‐Dade Transit Corridor
in which South Miami’s TODD is included could add between 700‐800 persons/year in population, 49
4
Memorandum
or about 300‐350 new households annually through the year 2040, based Miami‐Dade County
projections.
South Miami could capture between 1/4 and 1/3 of these new households over the next 15 years.
South Miami’s population is slightly younger, by average age, than that of the surrounding area
(average age). However, the population segments between the ages of 20 and 64 continue to
expand. As those large groups age, the City may wish to consider the implications for future
housing needs in terms of typologies.
The City’s population has a higher average household income than Miami Dade County, which
provides retail expenditure opportunities.
By contrast, the region’s overall lower household income levels and high housing costs offer
growth potential for the rental, multifamily residential market in South Miami.
The City will wish to consider the implications of these findings (future household capture
potential, local and regional population characteristics) by establishing future housing policy and
strategies, particularly in those areas of the City targeted for redevelopment, including the TODD.
b. Housing Trends
Very little net new housing has been produced within the City limits in the past decade.
Over 60% of the existing housing
stock is single‐family detached
homes, owner‐occupied, and at
least 40 years old (according to the
U.S. Census Bureau American
Community Survey 2012‐2016).
Housing values have risen steadily
for the past 5 years.
Other than the recent affordable
assisted living facility, the City has
not seen any multifamily
development since 2004 (Valencia
Apartments). As of this writing, the
6075 Sunset Drive project has been
approved with 205 units.
There are three other mixed‐use development projects that are in various stages of planning at the
City, both within and outside the TODD, which include residential components. The combined total
6075 Sunset Drive. Credit: Behar & Font Partners, PA
50
5
Memorandum
multifamily units which might be provided by all these projects could total about half of the City’s
total potential housing unit demand share for the next 15 years
Another project, Treo SoMi Station, is in the approval stages through Miami Dade County, on
County‐owned land, but will only provide student apartments.
c. Existing TODD Land Use
The district encompasses approximately 37.5 net acres (parcels).
The general development character of the district is one of mostly low‐rise (6 stories or less), low‐
density development.
The mix of land uses consists primarily of office buildings, many with some ground‐floor retail and
services; some stand‐alone one‐story retail; light‐industrial and auto‐related services; and
governmental and institutional uses, including City Hall.
The land is divided into a grid of compact blocks and generally small parcels, particularly in the light‐
industrial area. There, many of the parcels are individually owned, posing a challenge to
redevelopment because multiple small parcels would need to be assembled and possibly re‐platted.
The first major land use change in the
TODD did not happen until the Valencia
Apartments mixed‐use building was
developed in 2004. Valencia Apartments
was also the first mixed‐use building in the
TODD to incorporate residential.
It took more than another decade for the
second such building to be developed
(Metro South, which actually resulted from
the outcome of a lawsuit against the City,
based on the American with Disabilities
Act and the Fair Housing Act).
6075 Sunset Dr., Treo SoMi Station, and
the redevelopment of City Hall all include
rental housing, and are designed to exceed
four (4) stories.
Metro South Senior Apartments. Credit: apartments.com
51
6
Memorandum
d. Comprehensive Plan Policies
The updated South Miami Comprehensive Plan contains several goals, objectives and policies which
inform this analysis. Recommendations are based on, and are intended to further, these goals,
objectives and policies. They include:
Policy FLU 1.1.1 Future Land Use Categories
Transit‐Oriented Development District [TODD]
The Transit‐Oriented Development District is intended to provide for the development of office uses,
office services, office‐related retail, retail, retail services, and residential uses in multi‐story and
mixed‐use projects that are characteristic of transit‐oriented developments. Permitted heights and
intensities shall be set forth in the Land Development Code, including design standards. Zoning
regulations shall encourage development within the TODD in conjunction with limiting new
development within the Special Flood Hazard Area and other environmental sensitive areas. The City
shall pursue incentive programs for redevelopment including higher densities, flexible building
heights and design standards to ensure that responsible, effective and aesthetically pleasing projects
result.
FLU Policy 1.1.2
The City shall periodically review and, as appropriate, revise its land development regulations in
order to: eliminate inconsistencies with the Comprehensive Plan and other City of South Miami
September 2018 Comprehensive Plan 5 Future Land Use Element GOPs goals contained in City‐
adopted documents. Public input on the revisions shall be obtained through a variety of sources and
activities. Revisions should implement recommendations contained in neighborhood or special area
plans; ensure appropriate transitions between different neighborhoods and uses; ensure
appropriate height and site development requirements; promote pedestrian friendly, mixed‐use
development and redevelopment; buffer neighborhoods from the encroachment of incompatible
uses; provide additional standards regulating tear‐downs and new construction, reconstruction or
additions in developed single family residential neighborhoods in order to ensure that such
development and redevelopment is compatible with the surrounding neighborhood; provide for
appropriate incentives and bonuses, and; evaluate the costs and benefits of existing incentives and
bonuses.
FLU Policy 1.1.3
In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent
uses shall be the major determinant.
FLU Policy 1.1.7
Discourage urban commercial sprawl by promoting growth in the core area surrounding the
Metrorail Transit Station by creating a district for new growth which is contained and transit‐
oriented, thereby relieving the pressure for commercial rezonings outside of this core area.
52
7
Memorandum
FLU OBJECTIVE 1.4 Innovative zoning
Maintain and review a revised Land Development Code that includes innovative zoning techniques
relative to the transition between residential and non‐residential districts.
FLU Policy 1.4.1
The City shall utilize volumetric studies and mixed land use zoning categories to achieve creative
development in the transition areas between commercial and residential land uses.
FLU OBJECTIVE 1.6 Increase Community Resiliency
Increase Community resiliency through land use and built environment decisions.
FLU Policy 1.6.1
The City of South Miami shall encourage greener, more energy‐efficient and climate resilient
construction practices by:
* * *
b) encouraging commercial developers and builders to require that the construction or renovation
of commercial facilities meets Florida Green Building Coalition, US Green Building Council
Leadership in Energy and Environmental Design (LEED), or other acceptable commercial building
standards;
FLU Policy 1.8.3
Within two (2) years of adoption of this element, the City shall explore incentives for use of green
building standards in new development and redevelopment.
FLU Policy 1.8.5
The City shall continue to support transit ready commercial and multi‐family development along
major transportation corridors and the Metrorail corridor.
FLU GOAL 3 Transit‐Oriented Development District (TODD)
Provide for increased intensity of mixed‐use projects and flexible building heights in designated
Transit‐Oriented Development Districts (TODD), to the extent that development and redevelopment
in these districts does not adversely impact surrounding primarily residential neighborhoods and
uses.
FLU OBJECTIVE 3.1 Support higher densities and intensities in TODD
Support higher densities and intensities in the TODD areas to take advantage of the proximity of the
Metrorail and create an area where residents can live and work in a pedestrian‐oriented environment.
FLU Policy 3.1.2
The City shall maintain and, as appropriate, expand the Transit‐Oriented Development Districts
delineated on the Future Land Use Plan Map. Development and redevelopment in these districts 53
8
Memorandum
shall occur in accordance with adopted development and redevelopment plans and the land
development regulations, and shall not adversely impact surrounding neighborhoods and uses.
FLU Policy 3.1.3
The City shall, by 2022, review the TODD area and amend the Comprehensive Plan and zoning
regulations to ensure they are designed to achieve the goals of the City, and especially, those
associated with affordable housing and parking regulations.
FLU Policy 4.4.1
In coordination with the Transit‐Oriented Development District, permit more intense development
only in those areas which are located outside of the Special Flood Hazard Area.
FLU GOAL 5 Revitalization of commercial areas outside of the Hometown District.
To achieve revitalization and renewal of areas designated as redevelopment areas.
FLU OBJECTIVE 5.1 Continue efforts of the Community Redevelopment Agency
Continue to support the South Miami Community Redevelopment Agency’s (SMCRA) mission in order
to spearhead efforts to work with citizens and stakeholders to improve the quality of life for citizens,
businesses and property owners in the South Miami Community Redevelopment Area.
FLU Policy 5.1.2
Continue to implement priority SMCRA programs and projects, including but not limited to: "in‐fill"
housing, construction of multi‐family units, substantial rehabilitation of housing (HUD Complex), and
streetscape and infrastructure improvements.
FLU GOAL 6 Support the Economic Viability of the City
To support the economic viability of the City through an adequate tax base and development that
allows for the efficient provision of City services.
FLU OBJECTIVE 6.1 Increase the City’s tax base through appropriate development
Continue to increase the City’s tax base and fiscal health through new development and
redevelopment, increased property values, annexations, impact fees, grants, and other strategies as
appropriate.
FLU Policy 6.1.1
Zone for new development and redevelopment in accordance with the Future Land Use Map,
including multi‐story and mixed‐use districts.
54
9
Memorandum
Together, these policies indicate an intention to periodically consider the tools that implement the
TODD, to ensure they are helping the City effectively achieve its stated goals.
e. Future Land Use Map
The FLUM (Figure 2) shows that the TODD is split into a northeast and southwest halves, which are
physically separated by a “gap” of 1‐1/2 blocks designated Mixed‐Use Commercial/Residential (MU‐
C/R) in the FLUM.
There is reason for this “gap” in the TODD to be closed to give the district more cohesion.
FLU Policy 3.1.4, as quoted in the previous section, requires the City to maintain and, as appropriate,
expand the TODD boundaries outlined on the Future Land Use Plan Map.
The existing land use on these 1‐1/2 blocks is very similar to the existing land use in the surrounding
TODD blocks.
While the MU‐C/R future land use is not incompatible with the character of the TODD, the “gap”
blocks are actually zoned “Medium‐Intensity Office” (MO) in the Zoning Map. The MO zoning district
accommodates professional and business office space; however, other than adult congregate living
facilities and transient (hotel) units, residential uses are not permitted in this zoning district.
Figure 2.
Map Source: City of South Miami
55
10
Memorandum
f. TODD Zoning and Land Development Regulations
The TODD zoning district (Figure 3) includes five (5) subcategories: TODD Mixed Use 5 (MU‐5), TODD
Mixed Use 4 (MU‐4), TODD Light Industrial 4 (LI‐4), TODD Public/Institutional (PI) and TODD Parks and
Recreation (PR).
The majority of the TODD, approximately 16.6 acres, is zoned TODD MU‐5. The next largest district is
the TODD LI‐4, with 11.3 acres of land. Only about 5 acres remain zoned TODD MU‐4, after the
proposed Alta development obtained approval to rezone a portion of the site from TODD MU‐4 to
TODD‐5, consistent with the rest of the site. The remainder of the TODD district, about 10.6 acres
zoned either TODD PI or TODD PR, consists of the City Hall property and Jean Willis Park.
Table 1: TODD Subdistrict Land Acreage
Source: Miami Dade County Tax Collector Parcel Information
ZONING SUBDISTRICT Land (Sq Ft) Acreage
TODD MU‐4 220,119 5.05
TODD MU‐5 721,349 16.56
TODD LI‐4 493,283 11.32
TODD PI 168,142 3.86
TODD PR 27,443 0.63
TOTAL 1,630,335 37.43
Map Source: City of South Miami
Figure 3.
56
11
Memorandum
The purpose of the TODD district is to enhance the presence of a mass transit center located within
walking distance of the boundaries of the district. The TODD is intended to provide for the
development of office uses, office services, office‐related retail, retail, retail services, and residential
uses “in multi‐story and mixed use projects that are characteristic of transit‐oriented developments.”
This should reduce the amount of car traffic in and around the mass transit center.
The precise characteristics of transit‐oriented developments are not further defined in the LDC.
While TODD regulations are intended to encourage redevelopment through flexible building heights,
design standards, and performance‐oriented incentives, redevelopment is not encouraged equally in
all of the TODD subcategories. In the case of the TODD MU‐4 and LI‐4 categories, some of the current
regulations may actually discourage redevelopment:
Permitted Uses:
• TODD LI‐4 allows both residential and commercial, as well as light industrial uses; this allows
existing uses to continue, but also perpetuates a pattern of land use that may deter the
addition of residential and certain kinds of commercial uses.
Building Heights:
• Although the long‐standing and express intent of TODD is to encourage redevelopment in
multi‐story mixed‐use buildings through flexible building heights and higher densities,
buildings in TODD MU‐4 and LI‐4 are capped at 2 stories.
• This limitation, combined with the generally small size of parcels, poses a challenge for
redevelopment in both TODD MU‐4 and LI‐4.
• Only the TODD MU‐5 offers flexibility in building heights, with a minimum number of stories
(2), a maximum by right (4) and an additional 4 stories achievable through bonuses, but only
to a maximum height of 100 feet.
• In addition, any development that exceeds the 4‐story base, or is in excess of forty thousand
(40,000) square feet is designated as a Large‐Scale Development which must be reviewed by
the Planning Board and approved by the City Commission.
Parking:
• While density in the TODD can be as high as may be developed while meeting the current
parking requirements, the minimum parking requirements are very high for a transit‐oriented
development district: two (2) spaces per unit for all types of residential uses; variable for
commercial/retail, office and industrial, but starting with as much as one (1) space per 100 sq.
ft. for some uses.
• The LDC does not provide for shared parking reductions or parking bonuses in the TODD.
(Note in the LDC indicates that Ord. No. Ord. No. 15‐07‐1816, § 4, adopted June 5, 2007,
eliminated the parking reductions and parking bonuses for developments within TODD for a
period of nine months to evaluate the effects and appropriateness of these provisions on
future developments within the TODD). 57
12
Memorandum
• The LCD does not address emerging innovation topics that are particularly intertwined with
transit‐oriented districts, such as carshare, rideshare and personal mobility services, goods
delivery parking/loading zones, and future parking garage conversions/re‐use (e.g., floor
reinforcement, column spacing, floor leveling, etc.).
g. Economic and Market Assessment
CGA’s subconsultant Lambert Advisory completed a high‐level assessment to assist the City of South
Miami in identifying tools and strategies to support or boost potential redevelopment investment
within the City’s existing Transit Oriented Development District (TODD).
Lambert’s assessment is predicated on the following notions:
The uses considered include multifamily, office, retail/entertainment and hotel.
For comparative purposes, economic, demographic, and real estate market conditions and
trends are assessed within Miami Dade County, the City of South Miami, its trade area, and the
Metrorail Transit Corridor. (Refer to the full Assessment Summary Report, contained in
Appendix 1, for definition of these areas).
The projection timeframe of the study is 15 years.
The analysis is general and high level.
Demand “scenarios” considered in the study range from low (based on past trends) to high
(based on more market shifts and observed conditions)
The estimates of potential demand and capture anticipated throughout the 15‐year projection
period (2019‐2034) are summarized in the tables below:
Table 2: South Miami Estimated Total Potential Demand, by Use (2019‐2034)
Estimates Source: Lambert Advisory
58
13
Memorandum
Table 3: Potential TODD District Estimated Capture, by Use, Considering Planned Development
The complete Lambert report can be found in the Appendix 1 to this memorandum.
h. Development Model
CGA created a generic massing model to test the potential development capacity of the TODD. The model
includes recent, already approved, and “in planning” projects, and considers these projects’ characteristics and
approval conditions. It also considers the districts’ parcels “susceptibility to change,” indicating whether an
existing development, based on age, condition, or which has been recently renovated, rehabbed or expanded
is more or less likely to redevelop within the next 15 years. The model is entirely suppositional, and not meant
to recommend particular development types or designs.
The massing model shows development capacity of the TODD above and beyond projects that are already
approved or planned within the boundaries of the TODD (i.e., 6075 Sunset and Treo SoMi Station) and that
may be expected to be completed within the next 15 years. Several “views” of the modeled development are
included in Appendix 2.
5. Other Considerations
a. Transit‐Oriented Development (TOD) Facts
According to the national nonprofit Center for Transit‐Oriented Development:
In most instances, households living within 1/2 mile of transit own approximately 0.5 fewer cars per
household than their regional average and are 5 times more likely to commute via transit than others
in the region.
Most people who live in TOD areas seek out TOD because it provides access and convenience.
Changing demographics are forcing a new housing market for TOD:
Singles will soon be a new majority of the population.
Older adults will outnumber young people within the next 30 years. According to AARP, more than
71% of older households want to be within walking distance of transit.
More than 37% of households want small lots and clustered development.
Alta Treo *
City Hall
Redev
Residential (MF/TH units/beds)1,600 203 99 389 334
Retail incl Restaurant & Serv (sq. ft.)225,000 5,119 23,000 7,500 257,693
Office (sq. ft.)400,000 200,000 182,160
Hotel (rooms)480 298
** () indicates a reduction in overall retail space
Estimated
Total High
Demand
(2019‐2034)
Remaining
Potential for
TODD District Land Use Type
* County land, development subject to terms of lease. Residential component is exclusively student apartments (UM)
Projects in the pipeline within TODD
(west of US1)
Other projects in plng
stages outside of TODD **
674
(68,312)
17,840
182
Estimates Source: Lambert Advisory
59
14
Memorandum
Demographic groups that are growing most quickly, including older, non‐family (single), and
nonwhite households, tend to use transit more.
In the future, 58% of TOD demand is likely to come from single person households.
Elsewhere, land for TOD is becoming more scares, and construction costs in TODs are high.
Planning for TOD should seek to maximize the return of the high public investment required for transit
Ingredients of successful TOD districts typically include
the ability to cover one’s daily needs without any driving;
the ability to lead an active lifestyle;
the availability of affordable housing near transit (the challenges to this include securing and
assembling land early on, leveraging market activity for affordability benefits, and preserving
existing affordability);
the presence of distinct places and gathering places that build community, reinforce local
character, and support local businesses.
60
15
Memorandum
APPENDICES:
1. Economic and Market Assessment
2. Massing Model Views
3. Estimates of Current and Potential Development
Capacity
4. Summary of Workshop Input
61
Appendix 1: Economic and Market Assessment62
City of South Miami TODD
Economic and Market Assessment (DRAFT)
1 | Page
Executive Summary
I.Overview
Lambert Advisory (Lambert) has completed a high‐level economic and market assessment geared towards
assisting the City of South Miami in identifying tools and strategies that may be put in place to spur potential
redevelopment investment within certain sectors of the City of South Miami, FL. Specifically, this market
assessment is intended to provide Calvin, Giordano & Associates (CGA) with market‐based data to inform
recommendations related to a potential Comprehensive Plan and Land Development Code amendment,
and focuses on the City’s existing Transit Oriented Development District (TODD).
The TODD is defined by parcels situated along the western boundary of South Dixie Highway and illustrated
(in blue) in the following map:
Figure 1: South Miami TODD Area/Parcel Map
Source: Lambert Advisories, using Google Maps and based on City of South Miami Future Land Use and Zoning Maps
II.Study Premises
The following are the key principles and assumptions that govern the research, analysis and documentation
of this study:
The market assessment provides general perspective into potential redevelopment opportunities
and demand throughout a 15‐year period for multifamily residential, office, retail/entertainment,
and hotel use.
Appendix 1
63
City of South Miami TODD
Economic and Market Assessment (DRAFT)
2 | Page
The analysis remains at a high level; it is to be considered an exploratory step in the process of
potentially amending the City’s Comprehensive Plan and Land Development Code. More in‐depth
field research, case‐study and/or benchmarking analysis may be needed in future phases or
planning processes.
The estimates of demand (by use) are based upon readily available sources of information from
applicable government resources, along with available data gathered from reputable private
industry resources. Lambert conducted only limited field research to independently verify the real
estate market data, consistent with the study’s scope of services as approved.
The manner for reporting and documenting the research, analysis, and findings associated with
the market analysis includes an Executive Summary (this document), which highlights the key
findings and conclusions related to estimates of market demand by use, and an Appendix section
consisting of all the supporting analysis of data detailed in the form of maps, tables, charts, and
graphs.
The analysis does not make recommendations as to how the City (and its planners) should plan
for the future of the TODD area, but instead provides a baseline to inform the plan and code
amendment process, which is designed to be vetted by City residents and their elected officials.
The analysis considers economic, demographic, and real estate market conditions and trends
within Miami Dade County and the City of South Miami, but also two other important geographies
(illustrated in Section 1 of the Appendix). They are:
1) South Miami Transit Corridor (referred throughout the study as the “Corridor”) – The
Florida Department of Transportation defines a corridor as any land area designated by
the state, a county or a municipality between two geographic points and which is used or
is suitable for the movement of people and goods by one or more modes of
transportation. A Transit Station Area as a one‐half‐mile radius around a transit station.
For the purposes of this study, we reviewed the segment of corridor stretching from Bird
Road (north) to Dadeland Station (south) within one‐half mile of the Metrorail line that
bounds US‐1. This Corridor represents the geographic area within which the South Miami
TODD District will most heavily compete for future transit‐oriented housing development.
2) South Miami Trade Area (referred throughout the study as the “Trade Area”) – which is an
approximate 10‐minute drive‐time radius,1 and represents the geographic area from
which the TODD may generate the majority of its customers for retail and office uses.
1 The 10‐minute drive time is calculated by ESRI.com during non‐peak periods; therefore, we recognize there is a a level of variability that needs
to be considered for peak and non‐peak traffic periods. 64
City of South Miami TODD
Economic and Market Assessment (DRAFT)
3 | Page
The estimates of potential demand by use consider a range of demand “scenarios.” The low end
of the range is derived from the estimate of “constant” demand (based on historic trend), while
the high end of the range is defined as an “upper” capture scenario which could result from a
variety of factors (e.g., the amendment of regulations to increase development flexibility; the
potential for transit improvements contemplated by the TPO; continued pressure for provision of
affordable and workforce housing, both locally and throughout the county; eventual “spillover”
from development already occurring in other nearby Transit‐Oriented Development nodes along
the US‐1 spine; etc.)
III. Key Conclusions
Based upon the assumptions set forth above and the analysis work completed for this engagement,
Lambert has prepared the following estimates of potential demand and capture anticipated throughout a
15‐year projection period going from 2019 to 2034.
Figure 2: South Miami Estimated Total Potential Demand, by Use (2019‐2034)
Figure 3: Potential TODD District Estimated Capture, by Use, in Consideration of Planned Development
Alta Treo *
Shops at
Sunset
(net)**
Winn‐
Dixie***
Residential (MF/TH)1,600 203 99 414 260 723
Retail (incl Restaurant & Serv)225,000 5,119 23,000 (84,032) 15,720 265,193
Office 400,000 200,000 17,840 182,160
Hotel 480 182 298
** Net planned redevelopment: proposed reduction of retail; slight increase of office space; large increase of
residential and addition of hotel
*** Does not include square footage of the repositioned grocery store.
Estimated
Total High
Demand
(2019‐2034)
Developments in the
pipeline within TODD
(west of US1)
Developments in plng
outside of TODD (east of
US1)
Remaining
Potential for
TODD District Land Use Type
* County land, development subject to terms of lease. Residential component is exclusively student apartments
65
City of South Miami TODD
Economic and Market Assessment (DRAFT)
4 | Page
IV. Analysis Summary and Highlights
The balance of this Executive Summary provides highlights of the research, analysis and results from the
economic and market analysis. As noted, supporting documentation of data and analysis is included in the
Appendix.
(i) South Miami TODD Geographic Highlights
As illustrated in Figure 1 on page 1, the South Miami TODD study area is defined by the corridor bound by
South Dixie Highway to the east, and generally between: S.W. 68th Street to the north; S.W. 74th Street to
the south; and, S.W. 62nd Avenue to the west.
At the center of the TODD area is the South Miami metro‐rail station, and to the south is the South
Miami/Baptist Health complex. The study area is located roughly 8 miles south of Downtown Miami.
Within and immediately surrounding the study area is low‐ to moderate density residential and commercial
development.
The market analysis considers the implications of competing supply and demand factors from surrounding
activity nodes, especially those located in Coral Gables and Dadeland Station, which provide the two other
transit centers on the defined Corridor.
(ii) South Miami TODD Estimates of Demand by Use
Sections 2 through 6 of the Appendix compile and analyze the supporting demographic, economic and real
estate market data supporting the estimate of demand within the TODD District for multifamily housing,
retail/entertainment, office, and hotel. Following is a snapshot of key findings for each potential use:
Multifamily Housing (see Section 3): According to the most recent population projections from
Miami Dade County,2 population within the South Miami Transit Corridor (Corridor) is forecast to
increase from 32,909 in 2010 to 45,794 in 2040; or, an average annual growth of 430 persons.
Based upon an average multifamily household size of 2.3 persons, this represents demand for
5,600 housing units, or 190 units average annually within the Transit Corridor during the 30‐year
timeline.
If we look at the County’s data as the baseline to forecast population/household growth within the
Corridor during the next 15‐year period (2019 to 2034), the Corridor is projected to grow by a total
2,800 households. Lambert’s research, however, indicates that there have already been 1,964 units
built since 2010, with an additional 1,758 units currently under construction and anticipated to be
completed by around 2020. Therefore, there could be approximately 3,572 multifamily units built
between 2010 and 2020 (+/‐ 360 units/year on average).
This not only represents nearly double the pace of the County’s current projections: the
development being built already surpasses the total demand for a 15‐year projection period. In
addition, there are approximately 1,794 multifamily units that have been or are expected to be
2 Traffic Area Zone (TAZ) population data downloaded from: Miami‐Dade_TAZs_2040_Pop.shp 66
City of South Miami TODD
Economic and Market Assessment (DRAFT)
5 | Page
submitted for plan approval within the Corridor. Approximately 50 percent of these (867 units, as
submitted) are potential projects located within the City of South Miami, including: Alta (203 units),
Shops at Sunset redevelopment (414 units, net), Winn Dixie redevelopment (260 units). Even if
these planned projects were built within a 5‐ to 6‐year period from now, this would indicate a
development pace of roughly 300 to 350 units average annually, which is directly consistent with
the development trends since 2010.
Considering this, and in the effort to forecast potential demand for multifamily housing within the
TODD District, our analysis considers both the County’s population modeling as well as actual
development trends and activity. We estimate average annual household growth for the Corridor
to be consistent with recent and foreseeable development trends noted above, which results in an
average of about 320 units annually.
This equates to an estimate of 4,800 total units for the Corridor between 2019 and 2034, this being
the base of demand upon which the three Corridor stations will compete. If we assume from a
conservative (low) basis that the Corridor could capture 25 percent of the total demand, there
would be 1,200 units from 2019 to 2034. However, if the City were to capture its one‐third fair
share through policy changes and/or other incentives, then we could consider the higher projection
estimate to be 1,600 units during the same period. It is worth mentioning that the estimate for the
TODD District includes the previously‐noted 867 units “in planning” in South Miami.
We should also emphasize that the demand set forth herein is for total housing irrespective of
affordability. The City may wish to consider the benefit of establishing workforce/affordable
housing policies, whether in relation to the TODD District planning or a broader (citywide) basis.
Retail (Section 4): The retail market analysis provides a general overview of market conditions at
the regional, Trade Area and City level. Sunset Place long served as a significant regional retail
destination for the City and the Trade Area, and is now pending a repositioning into a larger mixed‐
use development. Dadeland Mall (including Downtown Dadeland) represents the Trade Area’s
major single shopping destination, while other regional malls such as The Shops at Merrick Park
and The Falls sit just outside of the Trade Area.
From 2000 to 2018, there was approximately 1.7 million square feet of retail space built in the
Trade Area, or almost +100,000 square feet of retail per annum. Presently, the Trade Area retail
occupancy is generally very strong at +98 percent.3
The City of South Miami, however, has experienced limited new retail development since 2000. In
terms of total retail inventory, the City comprises approximately 10 percent of the Trade Area’s
total retail stock. Located within the City of Coral Gables, Gables Station represents the only new
major retail center currently under construction (120,000 square feet). Also nearby is Paseo de la
3 Costar 67
City of South Miami TODD
Economic and Market Assessment (DRAFT)
6 | Page
Riviera, a mixed use development which will include some retail space. Notable retail development
in planning within the City of South Miami includes the potential redevelopment of Winn Dixie and
the Shops at Sunset. Both of these are mostly a repositioning of existing retail, with the Shops, as
planned, potentially reducing the amount of existing retail by about 84,000 square feet.
In the effort estimate retail demand for the TODD, we apply the Lambert Advisory Retail Trade
Model, which utilizes a variety of data sources and a series of models that estimates expenditures
within the Trade Area and translates it into demanded square feet of retail space by merchandise
category. It takes into account expenditures by residents, workers and visitors within and outside
of the Trade Area.
In all, there is an estimated demand for approximately 1.5 million square feet of retail in the Trade
Area over the next 15‐year period.
Based upon the City’s current capture rate of the Trade Area’s overall retail (10 percent), the lower
limit of potential demand is +150,000 square feet. If we consider the future capture to be more in
line with the City’s proportionate share of the Trade Area’s population (15 percent), then the higher
level of demand is estimated to be +255,000 square feet.
Office (Section 4): The Trade Area comprises 8.5 million square feet of office, with the City having
a total 1.5 million square feet, or 12 percent of the Trade Area’s office inventory.
From 1990 to 2000, the Trade Area added less than 400,000 square feet of total office space.
However, from 2000 to 2010, there were upwards of 2 million square feet added, including some
large‐scale developments such as South Miami Medical Arts Building, Town Center One and 4000
Ponce. Including the South Miami Medical Arts complex, the City saw more than 600,000 square
feet of office, or nearly 27 percent of the Trade Area’s office space built since 1990.4
Overall, the office market occupancy is quite strong in both the Trade Area (+95 percent) and City
(+99 percent). The City’s office inventory is nearly fully occupied and, in spite of the diminishing
amount of space, the City absorbed 160,000 square feet of office space during the past five years
(nearly one‐third of the entire Trade Area demand). Furthermore, despite the very strong market
conditions, there is no new office currently under construction (200,000 square feet of office
development is planned at Treo SoMi and 120,000 square feet is planned at Downtown Dadeland).
The basis for determining office demand within the Trade Area considers office sector employment
projections, along with current and prospective office market conditions at the local and regional
level. Based upon office employment projections from the Florida Department of Economic
Opportunity (FDEO), the Trade Area’s office demand is estimated to total 1.6 million square feet
during the next 15‐year period. If, in a lower‐case scenario, the City were to capture its current 12
4 Costar 68
City of South Miami TODD
Economic and Market Assessment (DRAFT)
7 | Page
percent share of Trade Area demand, that would represent about 200,000 square feet. However,
if we use a higher‐capture rate that is consistent with recent development and absorption trends
(or 24 percent of Trade Area capture), the potential TODD office demand may increase to 400,000
square feet. Lambert strongly believes the higher capture rate is achievable when considering the
benefit of having offices located within transit development that is proximate to a major hospital.
Hotel Market Overview (Section 5): There are six hotels (+815 rooms) within the entire Trade Area.
Four hotel/motels closed the past few years, including the University Holiday Inn which will be
replaced by a new 252 hotel at the under‐construction Paseo de la Riviera.
Since 2000, there have been two new developments (Hampton Inn Dadeland and Courtyard
Dadeland) built within the Trade Area, with a total 260 rooms. One additional new hotel (Hilton
Dadeland) is currently under construction. The potential redevelopment of Shops at Sunset
includes a 182‐room hotel.
In order to measure potential hotel demand for the TODD District, Lambert prepared an illustrative
hotel demand model that evaluates the impact of adding new hotel supply to an existing set of
hotel properties. Therefore, after adding the Hilton Dadeland to the existing base of Trade Area
hotels, the hotel market can support an estimated 380 to 480 additional hotel rooms during the
next 15‐year period, including the proposed hotel development at Shops at Sunset.
69
October, 2018South Miami Comp Plans and Land Development Code Amendments/TODD District(Economic and Market Assessment)70
Economic/Market Assessment ‐ Objectives•Conduct high‐level economic/demographic assessment of City, Trade Area and Transit Corridor for underlying demand by use•Complete baseline understanding of historical, current and prospective real estate development trends by use•Provide general insight into demand over a 15 year period, by use:Residential (multifamily)OfficeRetailHotel•Provide strategic insight as to how future demand among various uses could drive redevelopment and related land use planning in the TODD District 71
SECTION ONESOUTH MIAMI TODD GEOGRAPHIC HIGHTLIGHTS72
•South Miami Transit Corridor defined as the area within ½ mile of US 1, between Bird Road and Dadeland Station, which represents the area within which the South Miami TODD District primarily competes for future housing demand SOUTH MIAMI TRANSIT CORRIDORSW 72ndSt.73
•Trade Area comprises an approximate 10+ minute drive time from core of study corridor (Source: ESRI.com)•Trade Area is the area within which primary demand for retail and office is “driven” into South Miami’s coreCITY OF SOUTH MIAMI & TRADE AREASW 72ndSt.74
SECTION TWOECONOMIC & DEMOGRAPHICCONTEXT75
SOUTH MIAMI TRANSIT CORRIDOR(Population Projections 2010 to 2040)05,00010,00015,00020,00025,00030,00035,00040,00045,00050,0002010 2040•Transit corridor projected to add an average 430 persons/year•Estimated 190 households average annually (or 2.3 persons/household)76
TRADE AREA, CITY & COUNTYDEMOGRAPHIC SNAPSHOT: 2010/2016•City of South Miami population roughly 14% of Trade Area•City has smaller avg. household size compared to Trade Area and County•The City and Trade Area have greater homeownership than the County.Trade Area City of South Miami Miami DadeTotal Population ACS 201689,019 12,207 2,664,4182010 Population83,675 11,427 2,445,374Households ACS 201631,057 4,194 853,624Avg. HH Size ACS 20102.59 2.48 2.85Median Household Income ACS 2016$87,082 $60,519 $44,224 Per Capita Income ACS 2016$47,403 $37,482 $24,515 Owner Occupied Households % ACS 201662.4% 60.00% 52.60%Renter Occupied Households % ACS 201637.6% 40.00 47.30%Source: Census ACS 2010 & 2016 77
1990 ‐ 2016AREA ANNUAL POPULATION GROWTH RATE 1990 ‐ 2016 •Growth rates among all geographies moderated considerably between 1990‐2000 and 2000‐2010•ACS 2012‐2016 data indicates population growth within all areas•However, it is more illustrative since it uses moving 5 year average as opposed to the more definitive decennial survey. Source: ACS 2016 0.54%0.12%1.04%1.37%0.62%1.11%1.64%0.82%1.44%0.00%0.20%0.40%0.60%0.80%1.00%1.20%1.40%1.60%1.80%1990‐2000 2000‐2010 2010‐2016Trade AreaCity of South MiamiMiami Dade County78
2000 - 2010AVERAGE ANNUAL HOUSEHOLD GROWTH RATE•According to 2000 & 2010 Census, the City actually shows a modest decline in number of households•Partially attributed to an increasing average household size (2.45 to 2.48, respectively)Source: ACS 2010 & 2016 ‐0.48%‐0.43%0.81%‐0.60%‐0.40%‐0.20%0.00%0.20%0.40%0.60%0.80%1.00%2000‐2010Trade AreaCity of South MiamiMiami Dade County79
DEMOGRAPHIC SNAPSHOT: 2016•City has modestly younger population than Trade Area•With slightly higher composition of child‐age•This has potential implications for future housing typologySource: ACS 2016 Trade AreaCity of South MiamiMiami DadeMedian Age ACS 201641.1 39.0 37.7Under 1923.6% 21.9% 23.4%20‐3421.8% 22.3% 21.0%35‐5426.8% 30.7% 29.2%55 – 6512.1% 12.8% 11.5%65+15.7% 12.3% 14.9%TRADE AREAS, CITY & COUNTY80
•City projected to increase 0.63% avg. annually through 2040; Trade Area at 0.78%•The County is projected to increase by 0.79% annually.•Diminishing land availability within City and Trade area likely factoring into TPO population forecasts2010 ‐ 2040 TRADE AREA AND COUNTY FORECAST POPULATIONSource: Miami Dade TPO 81,849 98,82711,739 14,8182,452,487 3,102,1381101001,00010,000100,0001,000,00010,000,0002010 2040Trade AreaCity of South MiamiMiami Dade County81
2016HOUSING TENURE •Trade Area and City have notably higher homeownership rates than County•Positive implications for balancing with potential rental housing demandSource: ACS 2016 Owner62%Renter38%Trade AreaOwner60%Renter40%City of South MiamiOwner53%Renter47%Miami Dade County82
2016MEDIAN HOUSEHOLD INCOME$87,082 $60,519 $44,224 $0$10,000$20,000$30,000$40,000$50,000$60,000$70,000$80,000$90,000$100,000Trade AreaCity of South MiamiMiami Dade CountySource: ACS 2016 •Both City and Trade Area have a substantially higher median household income than the County. •City’s household income grew at 2.9% avg. annually from 2000 to 2010•Slightly above CPI at roughly 2.5%83
2016 PER CAPITA INCOME $47,403$37,482$24,515 $0$5,000$10,000$15,000$20,000$25,000$30,000$35,000$40,000$45,000$50,000Trade AreaCity of South MiamiMiami Dade County•The Trade Area and City have far greater per capita income than County•Indicates support for new housing development and increasing expendituresSource: ACS 2016 84
•Clear distinction of median household incomes between east and west sectors of Trade AreaMEDIAN HOUSEHOLD INCOME BY BLOCK GROUP ACS 201685
2010 to 2015TRADE AREA EMPLOYMENT (10 Largest Sectors) •Trade Area added 10,500 jobs from 2010 to 2015•2.2% avg. annual growth•Health & Social Services by far largest sector in Trade Area (27% of total)•Retail Trade next largest sector at 16%Source: Census On the Map Health Care and Social Assistance, 24,814Retail Trade, 14,599Transportation and Warehousing, 11,169Professional, Scientific, and Technical Services, 7,609Educational Services, 7,179Accommodation and Food Services, 6,843Finance and Insurance, 4,404Adm/Support, Waste & Remediation, 3,190RE, Information, Mgt of Companies, 2,999Construction, 2,81386
Miami Dade County Employment Projections by Sector (2017 & 2025)Source: FDEOEducation/Health Sector, Trade/Transportation/Utilities, and Professional/Business Services are among strongest growth sectors0 50,000 100,000 150,000 200,000 250,000 300,000 350,000Agriculture, Forestry, Fishing and HuntingMiningConstructionManufacturingTrade, Transportation, and UtilitiesInformationFinancial ActivitiesProfessional and Business ServicesEducation and Health ServicesLeisure and HospitalityOther Services (Except Government)GovernmentSelf‐Employed and Unpaid Family Workers2025201787
TRADE AREA JOBS INFLOW/OUTFLOW •Roughly 7% of workers in Trade Area, live in Trade Area•Though there’s no “standard” metric, pushing to 10% is considered reasonable•Particularly in light of regulatory/land constraints•Creates opportunities for increased future housing demandSource: Census OnTheMap88
Traffic on the major roads and highways is generally congested, particularly during peak hours. Secondary roads within the Trade Area have low to mid average daily traffic count. AVERAGE DAILY TRAFFIC COUNTSSource: FDOT Annual Average Daily Traffic Counts 89
SECTION THREE HOUSING MARKET ASSESSMENT 90
Multi‐family Permit Activity (Miami Dade County – 2005 to 2017)02,0004,0006,0008,00010,00012,00014,00016,00018,0002005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017•Following housing bust (2008/9), County’s multifamily permitting has been strengthening, though cyclical during past 3‐4 years•Lion’s share of multifamily development along the coast and Downtown Miami91
City of South Miami Condominium Sales Activity $‐ $50,000 $100,000 $150,000 $200,000 $250,000 $300,0000204060801001202008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018Sales $Sales•No new condo development in more than 14 years•Valencia is a conversion from rental•Sale prices rising steadily since 6‐7 years•Though still below pre‐recession peak92
Multifamily Rental Development Trend – South Dade Transit Corridor (2010 to Forecast 2020)•3,600+ units will be built from 2010 to 2020 (370 average annual)•Compared to estimated household demand of 1,900 units •Additional 1,794 units submitted for planning/approval•South Miami has seen no new MF construction since 2004•However, 867 potential new units are in some stage of planning review/approval•Shops at Sunset (404 units)•Alta (203 units)•Winn Dixie Redevelopment (260 units)1,6001,6501,7001,7501,8001,8501,9001,9502,000Built UC In Planning3,572 units1,595 units93
Multifamily Rental Market Overview(County, Trade Area, South Miami)Trade Area One BDR Two BDR Three BDR% of Inventory49% 45% 6%Avg. Sq.ft./Unit770 SF 1,115 SF 1,400 SFSource: Costar (note: unit mix based upon survey of Trade Area properties built since 2000)Avg. Unit Avg. Month Avg. RentAvg. Annl. ∆Size (SF) Rent Per SF(past 5 yrs)VacancyMiami Dade County 846 $1,379 $1.63 3.5%4.3%Trade Area 875 $1,937 $2.19 5.3%6.4%South Miami 881 $1,762 $2.01 3.2%4.6%94
Estimated Multifamily Housing Demand (2019 – 2034)(South Miami Transit Corridor and TODD area)Low HighTotal Est. Household Demand in Transit Corridor (2019‐2034) 4,800 4,800TODD Area Capture (% Low and High) 25% 33%Estimated TODD Household Unit Demand (2019‐2034) 1,200 1,600•County currently projects an average +190 household demand per year between 2010 to 2040•However, there are already 3,600+ units (360 units avg./year) to be built between 2010 and 2020•An additional 1,794 units are in planning (300‐350 units avg./year, if built out in 5 to 6 years)•Estimates for this analysis consider that an average of 320 housing units/year could demanded from 2019 to 203495
SECTION FOUR RETAIL MARKET ASSESSMENT 96
Retail Development Trends (Trade Area and South Miami)0500,0001,000,0001,500,0002,000,0002,500,0003,000,0003,500,0004,000,0004,500,0005,000,000Pre 1990 1990‐1999 2000‐2009 2010‐PresentTrade AreaSouth Miami•Trade Area retail development slowed considerably compared to prior 2 decades•From 1990 to 2010, 150,000+ sf avg. annually•280,000 sf past 8 years•Gables Station (120,000 sf) only major retail under construction in Trade Area. Others are minor: •Paseo de la Riviera (u/c) = 20,000 sq. ft.•Winn Dixie redevelopment (planned) = 46,000 sq.ft.•Treo SoMi Station (planned) = 23,000 sq. ft.97
Retail Market Snapshot (County, Trade Area, & South Miami)Total Inventory Avg. Asking NNN Lease Rate (Per SF) VacancyNet Absorption (past 5 years)Miami Dade County 135M SF $36.54 4.0% 4.6M SFTrade Area 9.4M SF $40.88 1.5% 314,800 SFSouth Miami 912,000 SF $43.45 7.2% (41,000) SF•South Miami’s retail market has higher vacancy than broader region•However, City commands stronger lease rates•South Miami represents 10% of Trade Area inventory•Modestly lower than its proportionate share of population (at 13.5%)98
Trade Area & South Miami Estimated Retail Demand (2019 to 2034)•Prepared on an order‐of‐magnitude•Regional malls have significant impact on Trade Area capture of surrounding area demand•“Low” capture rate assumes City captures current share of Trade Area retail; “High” capture assumes City more in line with its proportionate share of population 2019 2034 ChangeEstimated Population 89,820 101,224 11,403 Per Capita Income $47,403 $51,085 $3,682Total Retail Expenditure Potential $979,281,480 $1,189,341,161 $210,059,681Expenditure Potential by CategoryFood Services & Drinking Places $305,958,459 $371,587,737 $65,629,278Shoppers Goods $1,154,050,974 $1,401,599,390 $247,548,416Convenience Goods $560,483,888 $680,709,858 $120,225,971Sales per Square Foot by CategoryFood Services & Drinking Places $380 $380 $0Shoppers Goods $310 $310 $0Convenience Goods $357 $357 $0Supportable Square Footage by CategoryFood Services & Drinking Places 805,154 977,862 172,709 Shoppers Goods 3,726,877 4,526,306 799,430 Convenience Goods 1,619,536 1,966,933 347,397 Non-Retail Space 922,735 1,120,665 197,930 Total Supportable Retail Space 7,074,302 8,591,767 1,517,465 South Miami - ("Low" Capture at 10%)151,747 South Miami ("High" Capture at 15%)227,620 99
SECTION FIVE OFFICE MARKET ASSESSMENT 100
Office Development Trends (Trade Area and South Miami)0500,0001,000,0001,500,0002,000,0002,500,0001990‐1999 2000‐2009 2010‐PresentTrade AreaSouth MiamiColumn1•2000‐2009 the strongest decade of office development in Trade Area & South Miami•Modest development in decades prior to and after•Trade Area has +330,000 sq. ft. proposed, but nothing currently under construction•Treo SoMi Station (planned) =200,000 sq. ft.•Downtown Dadeland (planned) =110,000 sq. ft.101
Office Market Snapshot (County, Trade Area, & South Miami)Total Inventory Avg. Asking NNN Lease Rate (Per SF) VacancyNet Absorption (past 5 years)Miami Dade County 105M SF $33.88 8.7% 5.2M SFTrade Area 8.5M SF $34.84 4.8% 499,000 SFSouth Miami 1.0M SF $34.30 0.6% 159,980 SF•South Miami’s office market is extremely tight in terms of occupancy•with lease rates in line with broader region•South Miami captured far more than its fair share of net absorption relative to Trade Area past 5 years•Proportionate share of Trade Area office lower than population (at 11.8% vs 13.5%)102
Trade Area & South Miami Estimated Office Demand (2019 to 2034)•South Miami captured far more than its historical fair share of office development and absorption past 5‐10 years•Strong opportunity for “High” capture scenario•Demand includes proposed development (Treo SoMi)Code Title2019 2034Change51Information90% 17,114 17,76565152Finance and Insurance100% 52,702 57,7585,05653Real Estate and Rental and Leasing90% 24,566 27,7733,20754Professional, Scientific, and Technical Services100% 80,958 105,10124,14355Management of Companies and Enterprises100% 10,180 13,5173,33756Administrative and Support and Waste Management50% 43,580 52,3408,76062Health Care and Social Assistance33% 50,458 67,86117,403813Membership Associations and Organizations90% 16,139 18,1341,994Total Office Employment Sectors 75% 295,697 360,24964,552Total Avg. AnnualTotal Change Office Demand Employment 2019‐2034: 64,552 4,303Total Demand @ 215 Sq. Ft./Employee: 13,878,672 925,245Trade Area Capture of County (@ 12.0%) 1,665,441 166,544South Miami ("Low" Capture of Trade Area @ 12.0%)199,853 13,324South Miami ("High" Capture of Trade Area @ 24.0%) 399,706 26,647
103
SECTION SIX HOTEL MARKET ASSESSMENT 104
Trade Area Hotel Development Trend•815+ hotels rooms in general Trade Area (6 hotels)•4 hotels (630 rooms) located at Dadeland•4 hotels/motels closed past few years•Two new developments since 2000•Hampton Inn Dadeland in 2001 (131 rooms) •Courtyard Dadeland in 2004 (128 rooms)•Marriot Dadeland is currently the only full service hotel in south Miami‐Dade County•Hilton Dadeland (Baptist) anticipated opening 2019/20 with 184 rooms•Aloft Dadeland represent repositioning of older hotel in 2016 (119 rooms)•Paseo de la Riviera plans for 252‐room hotel•Shops at Sunset plans for 182‐room hotel105
Illustrative Hotel Demand Analysis•In addition to Hilton Dadeland, primary Trade Area hotel submarket can absorb at least 200 to 300 units during next 10 to 15 years•Based upon current estimated 75% occupancy level•Rate sensitivity affects feasibility for new hotel development in market201920202022202420262028203020322034Commercial %30%% Growth2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%Commercial #66,93268,605 72,078 75,727 79,561 83,589 87,820 92,266 96,937Meeting/Group %10%% Growth2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%Meeting/Group #22,31122,868 24,026 25,242 26,520 27,863 29,273 30,755 32,312Leisure %60%% Growth2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%Leisure #133,864137,210 144,157 151,455 159,122 167,177 175,641 184,533 193,875Total (Occupied Room Nights)223,106228,684 240,261 252,424 265,203 278,629 292,735 307,554 323,124 Avg. Annual Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%Existing Supply (Rooms)815815 815 815 815 815 815 815 815Existing Room Night Supply297,475297,475 297,475 297,475 297,475 297,475 297,475 297,475 297,475New Rooms ‐ Hilton Dadeland00184184 184 184 184 184 184New Rooms ‐ Hotel 2 0 0 0 0150150 150 150New Rooms ‐ Hotel 3150New Room Night Supply00 67,160 67,160 67,160 121,910 121,910 121,910 176,660Total Rooms 815 815 999 999 999 1,149 1,149 1,149 1,299Total Room Night Supply 297,475 297,475 364,635 364,635 364,635 419,385 419,385 419,385 474,135Annual Occupancy 75.0% 76.9% 65.9% 69.2% 72.7% 66.4% 69.8% 73.3% 68.2%
106
SECTION SEVENHEADLINE CONCLUSIONS 107
Headline Conclusions•South Miami and Trade Area forecast steady population growth for the next several years, and modestly higher than previous decade•City and Trade Area comprise notably higher homeownership compared to CountyPotential for growing multifamily rental market•City and Trade Area have significantly higher household income than Miami‐Dade CountyBenefit to housing opportunities and resident expenditure/retail growth•Employment growth within Trade Area is influenced by Healthcare and Professional BusinessEnhanced support for office development with higher‐wage jobs108
•With no new multifamily housing built in City in nearly 15 years, there is measurable demand for new multifamily units during next 15 yearsWith potential modifications to land use/zoning that increase flexibility in the core, the City’s potential to exceed this level could be enhanced •While office development is moderating at the county‐wide level (in part due to lower sq.ft. per employee), demand is anticipated to remain stable for the next several yearsA positive factor is that the City’s office market is tight in terms of occupancyTODD‐related medical office opportunities are strengthened by proximity to hospitalsHeadline Conclusions (continued)109
•Predominance of near‐term retail development in Trade Area is focused around south Gables area and DadelandHowever, given the potential resident (multifamily) and employment (office) growth, retail can be a strong supporting use to mixed‐use development in the City’s core area•There is opportunity to capture two to three hotels in TODD District in the next 15 yearsFocus on select service/boutique hotel(s) in the range of 100‐150 rooms eachHeadline Conclusions (continued)110
City of South Miami TODD DistrictSummary of Estimated Potential Total Demand by Use (2019‐2034)*Low HighMultifamily Residential 1,200 units 1,600 unitsRetail 150,000 sq.ft. 225,000 sq.ft.Office 200,000 sq.ft. 400,000 sq.ft.Hotel 380 rooms 480 rooms* Total including South Miami current proposed and planned projects (except Treo SoMi Station residential, which is exclusively student apartments)111
Appendix 2: Massing ModelViews112
Figure 4: Plan View
113
Figure 5: View East Along Sunset Drive
114
Figure 6: View East Along SW 70th ST
115
Figure 7: View North/West Across US-1
116
Figure 8: Birdseye View Southwest Along US-1
117
Appendix 3: Estimates of Current and Potential Development Capacity118
"Hole in the Donut" FLUM and Zoning Map Amendments (MU-C/R to TODD; MO to TODD MU-5)
Estimated Development Capacity Based on Current Zoning
Current Zoning Current Land Area (ac) Sq. Ft.
Permitted Max Height Redevelopment Goal
Potential Bldg Floor Area from Redevelopment (incl Parking)
Potential Bldg Floor Area from Redevelopment (Excl Parking)New Retail Floor Area (0.3) New Office Floor Area (2)New Residential Floor Area (1)New Residential Units Additional Population
MO 3.94 171,626 4 0.5 343,253 171,626 15,618 104,006 - -
Estimated Expanded TODD Development Capacity Based on Proposed Zoning
Proposed Zoning Proposed Land Area (ac) Sq. Ft.
Proposed Max Height Redevelopment Goal
Potential Bldg Floor Area from Redevelopment (incl Parking)
New Max Bldg Floor Area from Redelopment (Excl Parking) New Retail (0.3) New Office (2) New Residential (1)
New Residential Units Additional Population
TODD MU-5 3.94 171,626 8 0.8 1,098,406 768,884 69,968 465,944 232,972.00 140 344
Transit Oriented Development District (TODD) Rezonings
Estimated Development Capacity Based on Current Zoning
Current TODD Zoning Current Land Area (ac) Sq. Ft.
Permitted Max Height Redevelopment Goal
Total Potential
Bldg Floor Area from Redevelopment (incl Parking)
Total Potential
Bldg Floor Area from Redevelopment (excl Parking)New Retail Floor Area (0.3) New Office Floor Area (2)New Residential Floor Area (1)
New Residential
Units (Excluding Already Approved Project)*Additional Population
LI-4 11.32 493,099 2 0.3 246,550 123,275 11,218 74,705 37,352 22 50
MU-4 5.05 219,978 2 0.3 109,989 54,995 5,004 33,327 16,663 10 22
MU-5 16.56 721,354 8 0.8 4,616,663 2,308,332 210,058 1,398,849 699,424 215 481
PI 3.86 168,142 8 0.5 672,566 336,283 30,602 203,788 101,894 61 137
PR 0.63 27,443 - -
TOTAL 37.42 1,630,015 5,645,768 2,822,884 256,882 1,710,668 855,334 513 1,262
*Alta/6075 Sunset Dr.
Estimated Development Capacity Based on Expanded Boundary and Proposed Zoning
Proposed TODD Zoning Proposed Land Area (ac) Sq. Ft.
Proposed Max Height Redevelopment Goal
Total Potential
Bldg Floor Area from Redevelopment (incl Parking)
Total Potential
Bldg Floor Area from Redevelopment (excl Parking)New Retail Floor Area (0.3) New Office Floor Area (2)New Residential Floor Area (1)
New Residential
Units (Excluding Already Approved Project)*Additional Population
LI-4 --2
MU-4 --2
MU-5 ** 21.61 941,332 8 0.8 6,024,522 4,217,166 383,762 2,555,602 1,277,801 562 1,382
MU-6*** 11.32 493,099 12 0.9 5,325,471 4,260,377 387,694 2,581,789 1,290,894 775 1,905
PI 3.86 168,142 8 1.0 1,345,133 941,593 85,685 570,605 285,303 171 421
PR 0.63 - -
TOTAL 37.42 1,602,572 12,695,126 9,419,136 857,141 5,707,996 2,853,998 1,416 3,484
*Alta/6075 Sunset Dr.
** Includes rezoned MU-4 land
***Rezoned LI-4 land
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
119
Appendix 4: TODD Workshop - Compilation of Comments120
South Miami TODD Workshop
December 12, 2018
Compilation of Comments
Housing
Addressing workforce and affordable housing is a must, should be required, not an incentive.
Potential tools:
Remove/reduce minimum unit sizes from code
Microunits
Affordable housing often gets just “lip service”
What is a reasonable “share” of affordable housing? (should be significant)
Low incomes in SoFla don’t support affordable housing – structural problem with low wages and
incomes that need to be solved on a regional scale
Look at City of Miami Omni area’s new ordinance on affordable housing bonuses to see if they
make economic sense for SoMi
Will adding building height not make it more difficult to provide affordable housing? (costs
increase with building height?)
Light Industrial
LI district is being shortchanged, LI should not be eliminated; instead the city should prize the LI
area and LI businesses should be retained, for they have no other place to go. Some potential
ways in which they could be protected:
Dictate that LI uses must be allowed to remain
Dictate that redevelopment sites in LI must be a minimum of 1 acre
Look at Coral Gables overlay (uses did not lose their rights)
Auto‐repair services uses are not tied to transit, so they don’t need to be next to Metrorail, but
they provide good jobs – that’s the reason to protect them
Auto uses serve more than individuals, they have agreements with insurers, this is a central
location
Consider the potential for economic development tied to UM (incubator space)
Parking
Parking is a problem in the LI area that needs to be resolved; primarily employee and customer
parking conflicts
Potential tools to address parking issues:
Consolidated offsite surface parking
Structured parking (e.g., municipal garage; automated parking system, etc.)
Shared parking
Valet parking
Require parking to be on upper floor of mixed‐use buildings (above residential)
121
Relax parking requirements for existing uses
Consider impact of new technologies on the future of driving/parking: driverless cars, car
sharing, reuse of parking garages
People who don’t own cars probably live close to their work
Northbound traffic from
Development Intensity
Could the city increase the density around LI so that the LI businesses can stay? Could TODD’s
surrounding buffer area be studied as the location of additional density so LI could be
protected?
Require a minimum of 4 stories in new buildings
Require a minimum Floor Area Ratio
Any building over 10,000 sq. ft. of area should be green
Additional size, height and parking should be a bonus leading to requirement for affordable
housing
Office uses are good because they bring people to business district and downtown – services,
restaurants
Prohibit large office complexes to have their own employee cafeterias to ensure they frequent
local businesses.
122
123
124
10A WK419FromthefrontpageMIAMIHERALD.COM
H1
ANTIQUE MALL in SOUTH DADE
Space
/Moving Sales
10-6pm
New Years SaleContinues
OpenEvery Day
Coins,Lalique,Cottage,Lladros,Toys,StarWars,
Nautical,Military,Jewelry,Kitchen,Linens,
Painted Furn,Lighting,Hats,Sports,Art,Knives
Over 20 Years as theLARGEST
CITY OF SOUTHMIAMI
NOTICEOFPUBLIC HEARINGS
NOTICE IS HEREBY given that the City of SouthMiami,Florida proposes to adoptthe
following ordinances:
An Ordinance modifying the following sectionsofthe Land Development Code:
Section20-3.1Zoninguse districtsand purposes (A)and (B);Section20-3.3 Permitted
Use Schedule;Section 20-3.4 Special Use Conditions;andArticle VIII,Transit-
Oriented Development District,Sections 20-8.1 through 20-8.17.
An Ordinance amending the City of South Miami OfficialZoning Map to advance
Goalsofthe Comprehensive Plan Future Land Use Element and the purpose of the
Transit-Oriented Development District includingthe following rezonings:(1)certain
parcelsfrom Transit-Oriented Development District Mixed Use4(TODD MU-4)to
Transit-Oriented Development District Mixed Use 5(TODD MU-5);and (2)certain
parcelsfrom Transit-Oriented Development District Light Industrial 4(TODD LI-4),
to Transit-Oriented Development District Mixed Use6(TODD MU-6).
The followingPublic Meetings and/orHearings will be held in the CityCommission
Chambers,6130 Sunset Drive beginning at 7:00 p.m.:
Tuesday,February 5,2019 -City CommissionMeeting –PublicHearing/First Reading
Tuesday,February 12,2019 -Planning Board Meeting –Public Hearing
Tuesday,February 26,2019 -CityCommissionMeeting –Public Hearing/Second Reading
ALLinterested parties are invited to attendand will be heard.
For further information,please contactthe City Clerk’sOffice at:305-663-6340.
Nkenga A.Payne,CMC
CityClerk
Pursuant to Florida Statutes 286.0105,the City hereby advisesthe public that if aperson decides to appeal any
decision madebythisBoard,Agencyor Commission withrespecttoanymatterconsideredatits meeting orhearing,
he or she willneed arecord of the proceedings,and that for such purpose,affected personmay need toensure that
averbatim record of the proceedings is made which record includesthe testimony and evidence upon which the
appealistobebased.
RogerStone,the former
informal adviser to Presi-
dent Donald Trump’s 2016
presidential campaign who
had worked for decades on
U.S.political campaigns,
was indicted Friday in Fort
Lauderdale as part of spe-
cial counsel Robert Muell-
er’s Russia investigation.
The seven-count
indictment charges him
with lying to Congress and
obstructing the probe.
So who,exactly,is Roger
Stone,the man born 66
years ago in Norwalk,Con-
necticut?
NO STRANGER TO
PRESIDENTS
Stone worked on the
1972 campaign of Presi-
dent Richard Nixon,which
helped the Republican
incumbent handily defeat
Democratic challenger
George McGovern.It was
his first major official polit-
ical job.
Stone worked on Repub-
lican Ronald Reagan’s
failed 1976 campaign for
president,apresidency
ultimately won by Demo-
crat Jimmy Carter,who
beat sitting President Ger-
ald Ford.Stone would be
more successful helping
guide Reagan to victory in
1980against Carter.
Stone has atattoo of his
idol —Nixon —onhis
back.He got it in 2004 in
California.“I was drunk,
and it seemed like agood
idea,”he said in a2014
Miami Herald profile.
Stone also tried to get
Jack Kemp and Bob Dole
into the president’s seat in
the White House in the
1980s and 1990s.
His allegiance to Trump
dates to the time he served
as the future president’s
casino lobbyist in the
1990s when he first sug-
gested to Trump that he
consider running for presi-
dent in 1998.
SOUTH FLORIDAISHIS
HOME
The consultant moved to
Fort Lauderdale in 2001
after 9-11.
“I could see the smoke
of the Pentagon from my
office,and that was it for
me,”he told the Herald in
2014.
HIS FIRST ‘POLITICAL
TRICK’
Stone is aself-pro-
claimed “dirty trickster.”
His first trick?Helping a
Democrat.
According to The
Washington Post,when
Stone’s high school held a
mock vote in the 1960
presidential election,Stone
stumped for Democrat
John F.Kennedy against
Nixon.Yep,that Nixon,the
man he would later immor-
talize in ink on his back.
But 12 years before he
helped guide Nixon into a
second presidential term,
he campaigned at his high
school for Kennedy in a
rather underhanded way
that hit students where
they lived:“I remember
going through the cafeteria
line and telling every kid
that Nixon was in favor of
school on Saturdays.It was
my first political trick,”
Stone said in the 2007 Post
story.
ABUMPY RIDE IN
SOUTH FLORIDA
Stone’s retreat from D.C.
to Fort Lauderdale wasn’t
without its bumps.He has
said there have been two
attempts on his life.
One happened in 2017,
when he told Miami
Herald news partner CBS4
that he was avictim of a
hit-and-run driver in Pom-
pano Beach while en route
to the airport to promote
his book,“The Making of
the President 2016:How
Donald Trump Orchestrat-
ed aRevolution.”
He said at the time the
accident “‘certainly could
be’Russian hacking-scan-
dal retaliation.”
The Broward Sheriff’s
Office confirmed that there
had been an accident
where Stone said it oc-
curred.But he wasn’t listed
as apassenger in the car
that got hit.He said he
took an Uber home and left
the driver behind because
it was taking deputies too
long to arrive.
He also claimed he was
poisoned around Christ-
mas 2016 withpolonium
but recovered.
“I know some people
chortle and say this was a
way for me to sell books,”
he told CBS4 at the time.
‘MIAMIVICE’STYLE
BEFORE IT WASATHING
“Miami Vice”star Don
Johnson wasn’t the first to
make going around with-
out socks afashion state-
ment.
Stone did it as far back
as Reagan’s 1980presi-
dential campaign,asarto-
rial decision not beloved by
the fastidious future first
lady,Nancy Reagan.She
told her husband Stone was
missing something down
there.
“I’m not wearing socks
until the Soviets are out of
Afghanistan,”Stone told
the soon-to-be president,
The New York Times
reported.‘‘I had to say
something,and that an-
swer seemed acceptable to
Gov.Reagan.”
Howard Cohen:
305-376-3619,
@HowardCohen
Trump confidantRoger Stone
has along historyinpolitics
BYHOWARD COHEN
hcohen@miamiherald.com
CHARLESTRAINOR JR ctrainor@miamiherald.com
Protesters gather as Roger Stone speaks Fridayafter being
indicted at the federal courthouse in Fort Lauderdale.
being released on bond
following his arrest Friday
morning.He is charged
with obstructing justice,
tampering with awitness,
and lying to Congress in
Special Counsel Robert
Mueller’s investigation into
the Trump campaign’s
possible collusion with the
Russian government during
the 2016 presidential elec-
tion.
Stone,dressedinanavy
blue poloshirt and jeans,
told athrongofreporters
and spectators outside the
courthouse that Mueller’s
investigation was “politically
motivated”and that he had
been “falsely accused”of
lying to the House Intelli-
gence Committee.
The behind-the-scenes
Trump adviser also de-
clared he would notmake
anydealwith the special
counsel to testify against
Trump,saying “there is no
circumstancewhatsoever
under which Iwill bear
falsewitness against the
presidentnor will Imakeup
lies to ease the pressure on
myself.”
“I look forward to being
fullyand completely vindi-
cated,”Stone,66,said.
Theseven-countindict-
ment filed against Stone
reveals fresh details on how
Trump campaign associates
inthe summer of 2016
actively sought the release
of emails that the special
counsel says were hacked
byRussian officersand
then providedtothe anti-
secrecy website WikiLeaks.
Theindictment says uni-
dentified senior Trump
campaign officials contact-
ed Stonetoask whenstolen
emailsrelating to Demo-
craticpresidentialnominee
HillaryClinton might be
disclosed.
Mueller’scasealleges
cover-ups anddeceptionby
Stone —not thatheconspir-
ed with WikiLeaks or with
the Russian officersac-
cused of hacking the
emails.Stone,instead,is
accusedoflying to congres-
sional members in aMay
2017 letter andinhis Sep-
tember 2017 testimony
about WikiLeaks’activities.
Heisalso accused of ob-
structingacongressional
probe intowhether the
Trump campaign collab-
orated withRussiatosabo-
tage the U.S.election to
help him beat Clinton,as
well as beingaccused of
tamperingwith acongres-
sional witness.
Theindictmentsays
Stonerepeatedly discussed
WikiLeaks withTrump
campaign associates and
detailshis conversations
about emails stolen from
Clinton campaign chairman
John Podesta and posted
onlineinthe weeksbefore
Trumpdefeated Clinton.
Prosecutors allegethat
Stone shared information
about WikiLeaks’strategy
with Trump campaignasso-
ciates,includingsenior aide
Steve Bannon.The indict-
ment says Stone exchanged
emailswith Bannon,who is
referredtoasa“high-rank-
ingTrumpcampaign offi-
cial.”
Inaddition,the indict-
ment delves into whatpros-
ecutors say were Stone’s
false statements to law-
makers about his conversa-
tions withJerome Corsi,a
conservative writerand
conspiracy theorist,and
Randy Credico,aNew York
radiohost.They are identi-
fied in the indictmentas
“Person 1”and “Person 2.”
The indictment accuses
Stoneofcarrying out a
“prolonged effort”to keep
Credico fromcontradicting
Stone’s testimonybefore
theHouse Intelligence
Committee.Prosecutors
claim thatStonerepeatedly
told Credico to “do a‘Frank
Pentangeli,’”referringto
the“The Godfather:Part
II”character who lies to
Congress.Stoneisalso
accused of threatening
Credico as well as hisdog,
Bianca.
On Friday,Trump and
his defense team blasted
Stone’s indictment.Trump
attorneyJay Sekulowsaid it
“does not allegeRussian
collusion by Roger Stone or
by anyone else.”Trump
calledthe investigation the
“Greatest WitchHunt in
theHistory of our Coun-
try!”
During his brief hearing
inFortLauderdale federal
courtafterhis arrest,Stone
was granted a$250,000
bond that was jointly rec-
ommended by U.S.prose-
cutors and his defense
team.
Stonewas shackled
around the waist,wrist,and
ankles during his first ap-
pearance beforeMagistrate
JudgeLuranaSnow.The
courtroom was packed with
journalistsand spectators,
whiledozens of TV news
camerapeople andphotog-
rapherswaitedoutside the
courthouse.
Stonethanked the judge
after she grantedhis bond,
which restricts his travel to
South Florida,Washington,
D.C.,New York City,and
the eastern area of Virginia.
The judge asked Stoneto
surrender his passport as a
condition of his bond.He
told her that he does not
own acurrent passport
because his had expired.
Prosecutors Jared Strauss
and Aaron Zelinskywith
the U.S.attorney’sofficein
South Floridaalso request-
ed that Stone undergo a
substance-abuse screening.
The judge ordered one as
part of his bond conditions.
Stone’s arraignment date
must stillbeset in the fed-
eral court in Washington,
D.C.In the meantime,
Stonewill be abletostay at
his FortLauderdalehome
as he awaits trial.Stone’s
defense team consists of
FortLauderdale lawyers
Bruce Rogow,Tara Cam-
pion,RobertBuschel,and
GrantSmith.
Outside the courthouse,
Rogow,the most prominent
member of Stone’s team,
called the FBI’searlymorn-
ing arrestofthe longtime
GOPpolitical operative a
“spectacle.”
“Everyoneknows where
Roger Stone is;he’s not in
hiding,”Rogow said.“The
spectaclethis morningwith
the SWAT teambreaking
intohis house,searching
thehouse,scaring his wife,
scaringhis dogs,completely
unnecessary.Atelephone
call would have done the
job,and Mr.Stone would
have appeared.”
Stonehimself described
the scene at his FortLau-
derdalehome,saying 29
FBI agents in 17 vehicles
with flashing lightsarrived
at the crackofdawnto
arrest him.He said “they
could have simplycontact-
ed my attorneys and I
wouldhave been morethan
willingtosurrendervolun-
tarily.”
Stoneisthe sixth Trump
aide or adviser —and the
34th person overall —
charged by Mueller.The
nearly two-year-old probe
has exposed multiple con-
tactsbetween Trump asso-
ciates and Russia during the
presidential campaignand
transition period.It has
revealed efforts by several
people to conceal those
communications,including
the latestallegations
againstStone.
“I willplead notguilty to
thesecharges,”Stonesaid
after his release from feder-
al custody Friday.“I will
defeat themincourt.”
This report was suppleme-
neted with information from
The Associated Press.
FROM PAGE 1A
STONE
125
126
127
22A SUNDAY JANUARY272019Local&State MIAMIHERALD.COM
H1
CITYOFSOUTHMIAMI
COURTESY NOTICE
NOTICE IS HEREBY given that the City Commissionofthe City of South Miami,
Florida will conduct Public Hearing(s)at its regular CityCommissionmeeting scheduled
forTuesday,February 5,2019beginning at 7:00 p.m.,inthe City Commission Chambers,
6130 Sunset Drive,to considerthe following item(s):
An Ordinance modifying the following sectionsofthe Land Development Code:
Section 20-3.1 Zoning use districts and purposes (A)and (B);Section 20-3.3
Permitted Use Schedule;Section 20-3.4 SpecialUse Conditions;and Article VIII,
Transit-Oriented Development District,Sections 20-8.1 through 20-8.17.
An Ordinance amending the City of South Miami Official Zoning Map to advance
Goals of the Comprehensive Plan Future Land Use Element and the purpose of the
Transit-OrientedDevelopment Districtincluding the followingrezonings:(1)certain
parcels from Transit-Oriented Development District Mixed Use 4(TODD MU-4)to
Transit-Oriented Development District Mixed Use 5(TODD MU-5);and (2)certain
parcels from Transit-Oriented Development District Light Industrial 4(TODD LI-
4),to Transit-Oriented Development District Mixed Use 6(TODD MU-6).
AResolution authorizing the City Manager to enter into afour year contract for
the continuationofMiami Dade County’sDepartment of Community Action
and Human Services ongoing Meals for the Elderly Program at the South Miami
Plaza,6701 SW 62nd Ave,South Miami,Florida 33143
AResolution relating to aVariance application to reduce the minimum front
setback area requirement and to increasethe maximum imperviouscoverage
requirement for aresidential townhouse buildinglocated at 6606 SW 56 Street.
AResolution relatingtoaWaiverofPlat request to allow asubdivision ofproperty
located at 6701 SW 58 Place and as legally described herein.
ALL interested parties are invited to attend and will be heard.
For furtherinformation,please contact the City Clerk’s Office at:305-663-6340.
Nkenga A.Payne,CMC
City Clerk
Pursuant to Florida Statutes286.0105,the City hereby advisesthe publicthat if aperson decides
to appeal any decision madebythis Board,Agency or Commission with respect to any matter
considered at its meeting or hearing,he or she will need arecord of the proceedings,and that for
such purpose,affected person may need to ensure that averbatim record of the proceedings is
made which record includes the testimony and evidence upon which the appeal is to be based.
CITY OF OPA-LOCKA
NOTICETOTHE PUBLIC
PLANNING &ZONING BOARD MEETING
TUESDAY,FEBRUARY 5,2019
NOTICE IS HEREBY GIVEN that the City of Opa-locka Planning &Zoning Board
will hold aspecial public hearing at aMeeting on Tuesday,February 5,2019 at 7:00 PM
at the Sherbondy Village,215 Perviz Avenue,Opa-locka,Florida,to consider the
following item (s):
PUBLIC HEARINGS
1.APPLICANTNAME:TEJAS CHOKSI&RACHANA ARORA
12815 NW 45TH AVENUE,
OPA-LOCKA,FL 33054
PROPERTY OWNER:STRK PROPERTIES,LLC
12815 NW 45TH AVENUE,
OPA-LOCKA,FL 33054
PROPERTY ADDRESS:VACANT LOT AT NW 43RD AVENUE &
NW 133RD STREET
OPA-LOCKA,FL 33054
REQUESTS:
ARESOLUTIONOFTHE PLANNING &ZONING BOARD OF THE CITY OF
OPA-LOCKA,FLORIDA,RECOMMENDING APPROVAL OF ALAND USE
DESIGNATION CHANGE FROM GOVERNMENT TO INDUSTRIAL FOR
THE VACANT PROPERTYATTHE CORNER OF NW 43 AVENUE AND NW
133 STREET,OPA-LOCKA,FL 33054 AND IDENTIFIED BY FOLIO 08-2129-
000-0111 IN THE I-3 ZONING DISTRICT;PROVIDINGFOR AN EFFECTIVE
DATE.
ARESOLUTIONOFTHE PLANNING &ZONING BOARD OF THE CITY OF
OPA-LOCKA,FLORIDA,RECOMMENDING FINAL SITE PLAN APPROVAL
FOR THE CONSTRUCTION OF A102,500 SQUAREFOOT WAREHOUSE
AND OFFICE ON THE UNDEVELOPED PROPERTY AT THE CORNER
OF NW 43 AVENUE AND NW 133 STREET,OPA-LOCKA,FL 33054 AND
IDENTIFIEDBYFOLIO 08-2129-000-0111 IN THE I-3 ZONING DISTRICT;
PROVIDING FOR AN EFFECTIVE DATE.
ARESOLUTION OF THE PLANNING &ZONING BOARD OF THE CITY
OF OPA-LOCKA,FLORIDA,RECOMMENDING APPROVAL OF THE
DEVELOPMENT AGREEMENT CONCERNING THE CONSTRUCTION
OF A102,500 SQUAREFOOT WAREHOUSE AND OFFICE ON THE
UNDEVELOPED PROPERTY AT THE CORNER OF NW 43 AVENUE AND
NW 133 STREET,OPA-LOCKA,FL 33054 AND IDENTIFIED BY FOLIO
08-2129-000-0111 IN THE I-3 ZONING DISTRICT;PROVIDING FOR AN
EFFECTIVEDATE.
Additional Information on the above items may be obtainedinthe Office of the City Clerk,780
Fisherman Street,4th Floor,Opa-locka,Florida 33054.All interested persons are encouraged to
attend these meetingsand will be heard with respecttothe publichearings.
In accordancewith the Americans with Disabilities Act of 1990,persons needing special
accommodationstoparticipate in the proceeding should contact the Office of the City Clerk at
(305)953-2800 for assistance no later than seven (7)days prior to the proceeding.Ifhearing
impaired,you may telephone the Florida Relay Serviceat(800)955-8771(TTY),(800)955-8770
(Voice),(877)955-8773 (Spanish)or (877)955-8707 (Creole).
PURSUANTTOFS286.0105:Anyone who desires to appeal any decision madebyany board,
agency,or commissionwith respecttoany matter considered at such meetingorhearing willneed
arecordofthe proceedings,and for that reason,may needtoensure that averbatim record of the
proceedings is made,which record includes the testimonyand evidence upon which the appeal
may be based.
COPIES OF THE PROPOSEDDOCUMENTSSHALL BE AVAILABLE FROM
THE COMMUNITYDEVELOPMENT DEPARTMENT AND AT THE PUBLICHEARING.
body,even if the conversa-
tion takes place online in a
public forum.
While it’s not illegal for
public officials to post
about city business on
social media,responding to
another official’s post
could be aviolation of the
Sunshine Law,said Frank
LoMonte,director of the
University of Florida’s
Brechner Center for Free-
dom of Information.
“The [Florida]attorney
general’s office has taken
the position that an ex-
change of views among
members of an elected
board in any medium,even
an online one,qualifies as
a‘meeting’for purposes of
Florida’s open-meetings
law,”LoMonte said in an
email.And any public
meetings have to be open
to the public and adver-
tised ahead of time.
“A commissioner could
certainly go on the official
City Hall Facebook page
and post an announcement
about some upcoming
event,or even comment on
some newsworthy item.
That’s perfectly legal,”
LoMonte added.“Where
the posting turns into a
meeting is when the mem-
bers of the body use Face-
book to deliberate among
themselves over an issue
that might foreseeably
come before them for a
vote.”
In the case of the en-
trance sign,the City Com-
mission had already voted
to send the proposal to the
city’s design review board,
but the issue will likely
come back for another
vote.
Arriola said he did not
feel he was violating the
Sunshine Law by com-
menting on his colleague’s
post because commission-
ers had already voted to
send the proposal to the
design review board.“We
had already voted on the
matter and Ibasically reit-
erated what Isaid publicly
at ameeting,”he said.
The discussion about the
entrance sign wasn’t the
first time Beach commis-
sioners have taken to Face-
book to discuss city busi-
ness.
Last summer,for exam-
ple,the City Commission
made acontroversial deci-
sion to pause astreet
raisingproject that was
part of Miami Beach’s
efforts to prepare for sea
level rise.When aformer
Beach commissioner crit-
icized the decision on
Facebook,residents and
current commissioners
responded.On one com-
ment thread,Alemán re-
plied to aresident and then
another commissioner,
Michael Góngora,respond-
ed as well.
“I try never to comment
on other commissioners’
Facebook posts on city
business as acourse of
practice,”Góngora said in
an email,adding that he
had commented on the
initial post before the other
commissioner weighed in.
Alemán said she also
tries to be careful not to
engage with colleagues
online.“Occasionally I’ll
post and I’ll notice some-
times colleagues comment,
but I’m always careful not
to comment back because I
don’t want to violate the
Sunshine Law,”she said.
“And it can be frustrating
at times because Imay not
agree or I’d love to make a
counter-argument,but I
just have to bite my
tongue,so to speak.”This
type of behavior likely
doesn’t violate the spirit of
the Sunshine Law,which
was created to keep public
officials from negotiating
backroom deals in secret.
But social media has
sparked questions about
how Florida’s broad open
government law applies to
the digital age,creating a
potential minefield for
public officials.
“A lot of the times the
challenge for public offi-
cials is while they think
they may be engaging
within apublic forum
whereeverything is trans-
parent,technically some-
times they may inadver-
tently run afoul of the
letter of the law,”said City
Attorney Raul Aguila,who
noted that in his experi-
ence most online ex-
changes of this nature are
“in good faith and inad-
vertent.”
“These are not people
who are calling each other
up and having secret con-
versations or meeting in
dark corners to discuss
government business,”he
added.“The challenge is
advising them that the
Sunshine Law does apply
to certain social media
interactions and hopefully
the law will catch up to
technology,but in today’s
world technology moves at
astaggering pace.”
Miami Beach commis-
sioners aren’t the only
public officials who have
run into these issues.Three
members of aSouth Flor-
ida Water Management
advisory board may have
violated the Sunshine Law
in 2017 whenthey dis-
cussed aproposedLake
Okeechobee reservoir on
Facebook,according to the
TC Palm.
Public officials have also
been criticized for deleting
social media posts about
city business,which are
considered public records
subject to disclosure and
retention requirements.In
Central Florida,aEustis
city commissioner may
have broken the Sunshine
Law in 2017 whenhein-
vited other cities to donate
their Confederate monu-
ments to Eustis in aFace-
book post,then deleted a
flood of negative com-
ments,the Daily
Commercial reported.
Barbara Petersen,presi-
dent of the Florida First
Amendment Foundation,
said that her organization
often gets questions about
social media.She advises
public officials to err on
the side of caution.
“The point is they’re
supposed to be having
these discussions in front
of the public and aFace-
book account,an Insta-
gram account,whatever
else they may be using,
that’s not public enough,”
she said.Not all residents
see social media posts on
aparticular page,she
added,or know that city
business is being dis-
cussed online.
Petersen and Aguila
said they weren’t aware of
any cases involving com-
missioners arguing on
social media that resulted
in criminal charges.Lo-
Monte said that at most,
any violations of this na-
ture would likely result in
asmall fine.
This isn’t the first time a
Beach official has run into
trouble on social media.In
2016,radio show host and
activist Grant Stern sued
then-Mayor Philip Levine
after he refused to turn
over alist of people hehad
blocked on social media.
The legal dispute,which
has yet to be resolved,
centered on what social
media posts are deemed
public under the Sunshine
Law.
FROM PAGE 21A
FACEBOOK
AFort Lauderdale wom-
an and her attorney —who
have reached settlements
with at least 20 hotels and
motels in Florida over the
businesses’websites not
explaining how their prop-
erties meet the needs of
people with disabilities —
have set their sights on
two Keys resorts.
Cheri Honeywell and her
attorney,Jessica Kerr,of
the Advocacy Group in
Fort Lauderdale,filed
lawsuits this month in
federal court against the
Glunz Ocean Beach Hotel
and Resort in Key Colony
Beach and Casa Morada in
Islamorada.
The suits state that the
hotels violated the Amer-
icans With Disabilities Act
because their websites’
reservations systems “fail
to provide information
about the accessible fea-
tures of the hotel and its
rooms to persons with
disabilities.”
Honeywell and Kerr
have filed at least 31 law-
suits against hotels,motels,
and resorts throughout the
state,starting with busi-
nesses in North Florida in
June 2018.
Thehotels typically set-
tle with Honeywell and
Kerr within afew months,
according to areview of
the cases.
Citing confidentiality
provisions,Kerr declined
to disclose the details of
the settlements.
Requests for comments
from Glunz Ocean Beach
Hotel and Casa Morada
went unanswered.
COURTS
ADAsuits targethotels’websites for
notdisclosing howaccessible theyare
AFortLauderdale woman is suing twoFlorida Keys hotels
that herattorneysaid violated the Americans with
Disabilities Actbecause their websites don’t adequately
detail their properties’wheelchair accessibilityfeatures.
BYDAVIDGOODHUE
dgoodhue@flkeysnews.com
128