14Agenda Item No:14.
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 providing for a Small-Scale Map Amendment to the City of South Miami Comprehensive Plan
Future Land Use Map (FLUM); expanding the boundary of the Transit Oriented Development District (TODD)
future land use district by re-designating certain parcels, from Mixed-Use Commercial/Residential to Transit
Oriented Development District. 3/5 (City Manager-Planning Department)
Suggested Action:
Attachments:
Cover Memo Map Amendments MO to TODD 01.07.19.docx
Ord_Re_Small_Scale_Map_Amendment__01.07.19__1_CArev (3).docx
Attachment 1 List of Parcels.pdf
Attachment_2 FLUM Mixed Use Comm. Resid to TODD.pdf
Addendum 1 to Consultant Analysis_Traffic Impact Analysis.pdf
Attachment 3 -Consultant Analysis_01282019.pdf
Addendum 2 - Public School Concurrency Preliminary Analysis.pdf
Attachment 4_Consultant_Analysis_for_Small_Scale_Map_Amendment___UPDATED_01.15.19_.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:
I. An Ordinance providing for a Small-Scale Map Amendment to the City of South Miami
Comprehensive Plan Future Land Use Map (FLUM); expanding the boundary of the Transit
Oriented Development District (TODD) future land use district by re-designating certain
parcels, from Mixed-Use Commercial/Residential to Transit Oriented Development District.
II. 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-Oriented
Development District by rezoning certain parcels from Medium-Intensity Office (MO) to
Transit-Oriented Development District Mixed Use 5 (TODD MU-5).
SUMMARY:
Initiated by:City of South Miami
Purpose:The purpose of the Small-Scale Map Amendment is to expand the City’s
Transit Oriented Development District, consistent with Policy FLU 3.1.4 of
the Future Land Use Element of the Comprehensive Plan, in order to
strengthen the tax base and support the revitalization of the City’s
Community Redevelopment Area.
The concurrent rezoning of the same parcels from Medium-Intensity Office
(MO) to TODD MU-5 will make the boundary of the TODD zoning district
consistent with the proposed FLUM amended boundary. The rezoning will
further Goal 3 of the Future Land Use Element of the Comprehensive Plan.
Subject Parcels:Refer to Attachments 1 and 2 for parcel identification by folio number,
address and mapped location.
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City of South Miami City Commission
Cover Memo: Small-Scale FLUM Map and Zoning Map Amendment
January 15, 2019
Page 2 of 4
2 | P a g e
BACKGROUND:
The City of South Miami has had a transit-oriented development future land use district and
future land use designation as far back as 1995. The TODD zoning districts were established
to enact the TODD in 1996-1997.However, development and redevelopment of land within
the district have been noticeably slow.
Calvin, Giordano & Associates, Inc. (CGA)was retained by the City to help determine whether
the current TODD boundary and applicable policies and regulations implement the TODD
vision effectively.The consultant study included reviewing an area of approximately four (4)
acres of land, encompassing twelve (12) parcels in one and a half blocks generally westward
of the Metrorail Station parking garage, generally bound by SW 59th Place to the east, SW
70th Street to the north, SW 61st Court to the west, and SW 71st Street to the south.
Figure 1. Location and Context Map
These parcels are not part of the TODD and are currently designated Mixed-Use
Commercial/Residential in the FLUM.Due to their current future land use designation and
zoning, this group of parcels effectively splits the TODD into two disconnected halves, as
shown above.
TODD
TODD
Subject Parcels
Source: Google Maps aerial
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City of South Miami City Commission
Cover Memo: Small-Scale FLUM Map and Zoning Map Amendment
January 15, 2019
Page 3 of 4
3 | P a g e
FLU Policy 3.1.4 of the Comprehensive Plan’s Future Land Use Element requires the City to
maintain and, as appropriate, expand the TODD boundaries outlined on the Future Land Use
Plan Map. The expansion of the TODD boundaries through the re-designation of these
parcels is supported by and is consistent with this policy.
Re-designating the land encompassed in this “gap” area to TODD will strengthen the TODD
by improving the cohesion of the district, while expanding the opportunities for
redevelopment compatible with the emerging character of the transit-oriented district and
consistent with its intent. The consultant also recommends rezoning the parcels to TODD
MU-5, for congruence with the FLUM amendment, to stitch together the two halves of the
TODD.
PROPOSED AMENDMENTS:
I. Small-Scale Map Amendment:The City proposes to amend the Comprehensive Plan’s Future
Land Use Map (FLUM) via a Small-Scale Map Amendment, to re-designate the aforementioned
parcels from Mixed-Use Commercial/Residential to TODD, as shown in Figure 2.
Figure 2. Proposed Small-Scale Map Amendment (map excerpt)
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City of South Miami City Commission
Cover Memo: Small-Scale FLUM Map and Zoning Map Amendment
January 15, 2019
Page 4 of 4
4 | P a g e
The consultant analysis (attached) determined that the proposed amendment is consistent with
the intent of the Comprehensive Plan, will not negatively impact the existing or future mix of
surrounding uses, and can meet all concurrency requirements for Levels of Service Standards
II. Zoning Map Amendment: The City also proposes to amend the official Zoning Map as shown
in Figure 3 on the following page.
Figure 3. Proposed Rezoning (map excerpt)
The proposed rezoningisin compliance with the requirements of Section 20-5.7 of the City’s Land
Development Code, and are compatible with the character of recent and planned development.
RECOMMENDATION:
It is recommended that the City Commission approve the proposed amendments, as
presented. The Small-Scale Map Amendment will be transmitted for review to the Florida
Department of Economic Opportunity (DEO) and other agencies at the state, regional, and
local levels, as required by State law.
ATTACHMENTS:
1) List of Subject Parcels
2) Draft Ordinance
3) Consultant Analysis (prepared by Calvin, Giordano & Associates, Inc), dated 12/12/18
4) Proposed FLUM and Zoning Map Amendment, 11X17 maps
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Page 1
Ordinance No. _____________________1
An Ordinance providing for a Small-Scale Map Amendment to the City of 2
South Miami Comprehensive Plan Future Land Use Map (FLUM); expanding 3
the boundary of the Transit Oriented Development District (TODD) future 4
land use district by re-designating certain parcels, from Mixed-Use 5
Commercial/Residential to Transit Oriented Development District.6
7
WHEREAS, the City of South Miami established a Transit-Oriented Development District 8
(TODD) in 1996; and9
WHEREAS, the City Commission wished to determine whether the existing TODD boundary and 10
applicable policies and regulations still serve the TODD district’s vision adequately; and 11
WHEREAS, the City retained Calvin, Giordano & Associates, Inc. (CGA) to studythe TODD and 12
its surrounding area and to make recommendation regarding potential changes to the applicable policies, 13
boundary, strategies and tools that implement the TODD; and14
WHEREAS, the consultant’s scope of work included reviewing an area of approximately four (4) 15
acres, encompassing one and a half blocks located west of the Metrorail Station, generally bound by SW 16
59th Place to the east, SW 70th Street to the north, SW 61st Court to the west, and SW 71st Street to the 17
south, as identified in Attachment 1; and18
WHEREAS, the land in question is currently not part of the TODD and is currently designated 19
Mixed-Use Commercial/Residential; and 20
WHEREAS, the existing future land use designation of this land effectively splits the TODD into 21
two disconnected halves; and22
WHEREAS, the consultant recommended amending the Comprehensive Plan’s Future Land Use 23
Map, by re-designating the land in question from Mixed-Use Commercial/Residential to Transit-Oriented 24
Development District (TODD); and25
WHEREAS,the proposed amendment will strengthen and improve the cohesion of the TODD 26
district, while allowing future development and redevelopment that is compatible with the expected27
character of the transit-oriented district and consistent with its intent; and28
WHEREAS, the City Commission wishes to accept the recommendation to amend the 29
Comprehensive Plan’s Future Land Use Map; and 30
WHEREAS, FLU Policy 3.1.4 of the Comprehensive Plan’s Future Land Use Element states that31
“the City shallmaintain and, as appropriate, expand the TransitOriented Development Districts delineated 32
on the Future Land Use Plan Map. Development and redevelopment in these districts shall occur in 33
accordance with adopted development and redevelopment plans and the land development regulations, and 34
shall not adversely impact surrounding neighborhoods and uses”; and 35
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Page 2
WHEREAS, expanding the TODD boundary through the re-designation of the future land use of36
these parcels is supported by and consistent with this policy; and 37
WHEREAS, it was determined that the proposed amendment complies with Section 163.3187, F. 38
S., which outlines the process and criteria for adoption of small-scale comprehensive plan amendments, 39
since the proposed amendment (a) involves less than 10 acres; (b) is limited to a land use change to the 40
future land use map and does not involve a text change to the goals, policies, and objectives of the City’s41
comprehensive plan; and (c) does not exceed the maximum of 120 acres of cumulative annual acreage for 42
all small-scale development amendments adopted by the City during the current calendar year.43
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION 44
OF THE CITY OF SOUTH MIAMI, FLORIDA:45
Section 1.The foregoing recitals are hereby ratified and incorporated by reference as if 46
fully set forth herein and as the legislative intent of this Ordinance. 47
Section 2. The City of South Miami Comprehensive Plan Future Land Use Map is 48
hereby amended as provided in “Attachment 2” titled “Mixed Use Commercial / Residential to 49
TODD Future Land Use Map Proposed Small-Scale Map Amendment DRAFT 1/7/2019”, which 50
is attached hereto and made a part of this Ordinance.51
`Section 3. The City Commission incorporates by reference the supporting analysis52
provided in “Attachment 3” titled “Calvin, Giordano g Associates, Inc. Memorandum” dated 53
January 15, 2019, and “Attachment 4” titled City of South Miami Small-Scale Map Amendment 54
to Expand the Transit Oriented Development District dated January 15, 2019 and the addenda to 55
Attachment 4, to wit: “Addendum 1: Traffic Impact Analysis“ and “Addendum 2 - Public 56
School Concurrency Preliminary Analysis” all of which are attached hereto and made a part of 57
this Ordinance.58
59
Section 4. Transmittal.The City Manager or designee is authorized to transmit this 60
Ordinance to the appropriate reviewing agencies following the Small-Scale Map Amendment 61
review process outlined in Section 163.3187, F.S.62
Section 5. Severability. If any section, clause, sentence, or phrase of this ordinance is for 63
any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding shall 64
not affect the validity of the remaining portions of this ordinance. 65
Section 6. Ordinances in Conflict. All ordinances or parts of ordinances and all sections and 66
parts of sections of ordinances in direct conflict herewith are hereby repealed. 67
Section 7. Effective Date. Pursuant to Florida Law and its interpretation by the Florida 68
Department of Economic Opportunity, the Comprehensive Plan amendment adopted by this Ordinance 69
shall become effective, if no challenge to the amendment is timely filed by an affected party or the State 70
Land Planning Agency, thirty-one (31) days after the State Land Planning Agency (“Agency”) notifies the 71
City that the amendment package is complete. If this ordinance is challenged within thirty (30) days after72
passage of the ordinance by an affected party, or by the Agency within thirty (30) days of receipt of the 73
7
Page 3
amendment package, the Comprehensive Plan amendment(s) shall become effective if and when a final 74
order is issued by the State Land Planning Agency or the Administration Commission, determining that the 75
adopted Comprehensive Plan amendment is in compliance.76
77
PASSED AND ENACTED this ____ day of _____________, 2019.78
ATTEST:APPROVED:79
80
________________________________________________81
CITY CLERK MAYOR82
1st Reading 83
2nd Reading 84
85
READ AND APPROVED AS TO FORM:COMMISSION VOTE:86
LANGUAGE, LEGALITY AND Mayor Stoddard:87
EXECUTION THEREOF Vice Mayor Harris: 88
Commissioner Gil:89
Commissioner Liebman:90
________________________Commissioner Welsh:91
CITY ATTORNEY92
8
ATTACHMENT 1
PARCELS PROPOSED FOR REZONING FROM MEDIUM DENSITY OFFICE TO TODD MU-5
Folio Address Lot Size (sq. ft.) Ownership
09‐4025‐025‐0011 7000 SW 59 PL, South
Miami, FL 33143‐3528
9,696 LARKIN COMMUNITY HOSPITAL INC
09‐4025‐025‐0010 7090 SW 59 PL, South
Miami, FL 33143‐3528
8,334 ROBERT & WILLIAM SPIEGEL
09‐4025‐011‐0240 5959 SW 71 ST, South
Miami, FL 33143‐3599
35,700 CASA BELLA TOY 14 INC & FRAISANT
ENTERPRISES CO
09‐4025‐011‐0200 5996 SW 70 ST, South
Miami, FL 33143‐3540
11,900 LARKIN COMMUNITY HOSPITAL INC
09‐4025‐011‐0190 7001 SW 61 AVE, South
Miami, FL 33143‐3420
5,618 DALEX REAL EST HOLDINGS LLC
09‐4025‐011‐0180 7019 SW 61 AVE, South
Miami, FL 33143‐3420
9,345 GEORGE MICHEL TRS JACK J MICHEL
2010 IRREV TRUST
09‐4025‐011‐0270 5995 SW 71 ST, South
Miami, FL 33143‐3531 & 2
unumbered lots
21,876 5995 SW 71 ST LLC
09‐4025‐011‐0150 7000 SW 61 AVE, South
Miami, FL 33143‐3419
(7020 SW 61 AVE, South
Miami, FL 33143‐3419)
13,400 SO FLA ASC LAND LLC
09‐4025‐070‐0001 6140 SW 70 ST, South
Miami, FL 33173
7,200 N/A
09‐4025‐011‐0130 7040 SW 61 AVE, South
Miami, FL 33143‐3450
31,380 CAL B ROSENBAUM
09‐4025‐027‐0090 7109 SW 61 CT, South
Miami, FL 33143‐3424
3,760 CALMON B ROSENBAUM TRS LAND
TRUST
09‐4025‐011‐0120 7090 SW 61 AVE, South
Miami, FL 33143‐3450
13,400 SOUTH MIAMI MASONIC LODGE #308
Total land (sq. ft.)*171,609
Total land (acres)*3.94
9
Mixed Use Commercial / Residential to TODD
Future Land Use Map Proposed Small-Scale Map Amendment
DRAFT 1/7/2019
TOFROM
Todd BoundaryTodd Boundary
10
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)
11
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
12
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
13
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
14
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
15
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
16
7 Figure 2 – Trip Distribution Report Excerpt 17
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
18
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.
19
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.
20
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
21
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
22
Map Source: Google Earth
Calvin, Giordano g Associates, Inc.
001....-EXCEPTIONAL SOLUTIONS'
Memorandum
0 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 Figure 1
The City of South Miami has had a
transit-oriented development district SoulfiMiami Transit Oriented Development District
firs City of South Miami
(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
1 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)
23
Calvin, Giordano g Associates, Inc.
EXCEPTIONAL SOLUTIONS'
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.
2
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. 24
Calvin, Giordano g Associates, Inc.
40011.1"-EXCEPTIONAL SOLUTIONS'
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,
3
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, 25
Memorandum Al,Calvin, Giordano g Associates, Inc.
EXCEPTIONAL SOLUTIONS"'
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.
6075 Sunset Drive. Credit: Behar & Font Partners, PA
• 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
4
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
26
Calvin, Giordano g Associates, Inc.
EXCEPTIONAL SOLUTIONS'
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
5
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
27
Calvin, Giordano g Associates, Inc.
000#9.-E Xi:EP T ION AL SOLITIONS'
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.
6
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.
28
Calvin, Giordano g Associates, Inc.
looler EXCEPTIONAL SOLUTIONS'
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
7
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 29
Calvin, Giordano g Associates, Inc.
4000°.-EXCEPTIONAL SOLUTIONS'
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.
8
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.
30
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Calvin, Giordano g Associates, Inc.
EXCEPTIONAL SOLUTIONS-
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.
• Oblo•• Mlao
South Miami, Florida 2012 FUTURE LAND USE MAP
South Miami
Map Source: City of South Miami
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.
'OP
9
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
31
Calvin, Giordano g Associates, Inc.
00101Fv EXCEPTIONAL SOLUTIONS'
TODD LIA
TODD
TODD MU.5
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
ZONING SUBDISTRICT Land (Sq Ft) Acreage
5.05
16.56
11.32
3.86
0.63
TODD MU-4
TODD MU-5
TODD LI-4
TODD PI
TODD PR
220,119
721,349
493,283
168,142
27,443
TOTAL 1,630,335 37.43
Source: Miami Dade County Tax Collector Parcel Information
Figure 3.
City of South Miami
Sr)utli i.imi zoning Map
Map Source: City of South Miami
10
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.
32
Calvin, Giordano g Associates, Inc.
40011.1"-EXCEPTIONAL SOLUTIONS
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).
11
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). 33
Calvin, Giordano g Associates, Inc.
EXCEPTIONAL SOLUTIONS'
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)
MIFF INIII!!!!Mr
Multifamily Residential
1,200 units
1,600 units
Retail 15Q000 sq.ft.225,000 sq.ft.
qffice
200,000 sq.ft.
400,000 sq.ft.
Hotel 380 rooms 480 rooms
Estimates Source: Lambert Advisory
12
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
34
City Hall Other projects in ping
Redev stages outside of TODD **
Remaining
Potential for
TODD District
Projects in the pipeline within TODD
(west of US1)
Alta Treo *
Estimated
Total High
Demand
(2019- I )
Calvin, Giordano g Associates, Inc.
EXCEPTIONAL SOLUTIONS'
Memorandum
Table 3: Potential TODD District Estimated Capture, by Use, Considering Planned Development
Land Use •
203 99 389 674 334
5,119 23,000 7,500 (68,312) 257,693
200,000 17,840 182,160
182 298
Residential (MF/TH units/beds)1,600
Retail incl Restaurant & Sery (sq. ft.)225,000
Office (sq. ft.)400,000
Hotel (rooms)480
Estimates Source: Lambert Advisory
* County land, development subject to terms of lease. Residential component is exclusively student apartments (UM)
** 0 indicates a reduction in overall retail space
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.
13
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
35
Calvin, Giordano g Associates, Inc.
40011.1"-EXCEPTIONAL SOLUTIONS'
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.
14
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.
36
Calvin, Giordano g Associates, Inc.
40011.1"-EXCEPTIONAL SOLUTIONS'
Memorandum
APPENDICES:
1. Economic and Market Assessment
2. Massing Model Views
3. Estimates of Current and Potential Development
Capacity
4. Summary of Workshop Input
15
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
37
Appendix 1:
Economic and
Market
Assessment
Appendix 1:
Economic and
Market
Assessment
38
Figure 1: South Miami TODD Area/Parcel Map
Appendix 1
City of South Miami TODD
Economic and Market Assessment (DRATT)
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:
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:
3 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.
1
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
39
City of South Miami TODD
Economic and Market Assessment (DRAFT)
3 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.
3 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.
3 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.
3 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.
3 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,' 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.
21
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. 40
Multifamily Residential
Retail
Office
Hotel
City of South Miami TODD
Economic and Market Assessment (DRATT)
3 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.)
Ill.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)
1,200 units
150,000 sq.ft.
200,000 sq.ft.
380 rooms
1,600 units
225,000 sq.ft.
400,000 sq.ft.
480 rooms
Figure 3: Potential TODD District Estimated Capture, by Use, in Consideration of Planned Development
Remaining
Potential for
TODD District
Estimated
Total High
Demand
(2019-2 )
Deve pments in the
pipeline within TODD
(west of US1)
evelopments m p ng
outside of TODD (east of
US1)
Shops at
Sunset Winn-
(net)**Dixie***
Residential (MF/TH) 1,600 203 414 260 723
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
* County land, development subject to terms of lease. Residential component is exclusively student apartments
** 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.
3
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
41
City of South Miami TODD
Economic and Market Assessment (DRAFT)
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,' 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
41
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 42
City of South Miami TODD
Economic and Market Assessment (DRAFT)
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.
MI
• 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
5I
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 43
City of South Miami TODD
Economic and Market Assessment (DRAFT)
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
Costar
61
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 44
City of South Miami TODD
Economic and Market Assessment (DRAFT)
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.
7IPage
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.
45
ADVISORY
South Miami Comp Plans and Land Development
Code Amendments/
TODD District
(Economic and Market Assessment)
October, 2018 October, 2018
South Miami Comp Plans and Land Development
Code Amendments/
TODD District
(Economic and Market Assessment)
46
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:
3 Residential (multifamily)
3 Office
3 Retail
3 Hotel
• Provide strategic insight as to how future demand among various uses
could drive redevelopment and related land use planning in the TODD
District
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)
Office
Retail
Hotel
•Provide strategic insight as to how future demand among various uses
could drive redevelopment and related land use planning in the TODD
District
47
SECTION ONE
SOUTH MIAMI TODD GEOGRAPHIC HIGHTLIGHTS
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION ONE
SOUTH MIAMI TODD GEOGRAPHIC HIGHTLIGHTS
48
SOUTH MIAMI TRANSIT CORRIDOR
a
S f,
• sro tom si SW 141191
SW 212251 ij
SW 72nd St
SW 11111 St
Majorca
Jr
.
CnLI. Ave --Coral Galtilos .0..1.. SW 737,457 Coral Way •=:1 SW 22nd In •
SW 22.151;
5W 1321 Tw7 SW 1.,5t
• South Miami Transit Corridor defined as the area within
1/2 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
SW 2111 51
Va 2711 St
• Palermo Ao
Catalog. Mi•a 1. Mallow 4.v. Anaataata Av. R1%00100.
I"
MA
8101d 522 .01h 5:
SW Ian Si
SW .-12 9.1
•
AI to OW
5 .•11bra Cn
SW 2111 St
C
Ca..anna Camcg.2*
Agg 01 Iggv,
SW 102,011 ,ang
rg▪ s • SW 1041151
Sw 106/ 57
SW 11111 Sl
SW 1122,12
• Subject Site
US1
1-1 US 1 1/2 Mile Buffer()
City of South Miami
•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 CORRIDOR
SW 72nd St.
49
CITY OF SOUTH MIAMI & TRADE AREA
• 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
core
Subject Site
Trade Area F-1 City of South Miami e
•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
core
CITY OF SOUTH MIAMI & TRADE AREA
SW 72nd St.
50
SECTION TWO
ECONOMIC & DEMOGRAPHIC
CONTEXT
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION TWO
ECONOMIC & DEMOGRAPHIC
CONTEXT
51
SW 1025651 001
540 10415 St
57
sw 106. s
SW11711.51
5* *1111 at
at A—
WI. Are W Swats Are.
°beta Ave maw.. Aw ••
11',°"'A Alliandirs 11
Loral wwI
a
Catalonon Idalaga Av. AnAstasts Ay. Borns°. w4
of NA
Carol babies slit.14114a Sri SW 21115 51 72nd In •
SW 2 r 4 ne Tel 5WaienSt
SW 71141 St
77Th St
swlM5St
a swte551
allied SW WW1 5
• SW 41411 SI
afiAS1
SW 7515 SI
sYr 5051
; on Are
Grand A
4p c •
P A.' •
S
a
ee RO
A to Are
5 la, a C.
-141.66010.
RI
CILII.00401.•
15* VOSI 6
SW SAW c 4 •
Sol.. 7, sw 010.51 51 S
SW Mk st 1011,406.
SW 6Yn 51
SW 710, SI
SW 72.51
SW 34111S1 SW 751b sl
C
Sw 13,0 ST ACSon..
• Subject Site
US1
I-I US 1 112 Mile Buffer()
I-I City of South Miami
SOUTH MIAMI TRANSIT CORRIDOR
(Population Projections 2010 to 2040)
50,000
45,000
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
2010 2040
• Transit corridor projected to add an
average 430 persons/year
• Estimated 190 households average annually
(or 2.3 persons/household)
SOUTH MIAMI TRANSIT CORRIDOR
(Population Projections 2010 to 2040)
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
50,000
2010 2040
•Transit corridor projected to add an
average 430 persons/year
•Estimated 190 households average annually
(or 2.3 persons/household)
52
DEMOGRAPHIC SNAPSHOT: 2010/2016
TRADE AREA, CITY & COUNTY
• 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 Dade
Total Population ACS 2016 89,019 12,207 2,664,418
2010 Population 83,675 11,427 2,445,374
Households ACS 2016 31,057 4,194 853,624
Avg. HH Size ACS 2010 2.59 2.48 2.85
Median 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 2016 62.4% 60.00% 52.60%
Renter Occupied 37.6% 40.00 47.30% Households % ACS 2016
Source: Census ACS 2010 & 2016
TRADE AREA, CITY & COUNTY
DEMOGRAPHIC 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 Dade
Total Population ACS 2016 89,019 12,207 2,664,418
2010 Population 83,675 11,427 2,445,374
Households ACS 2016 31,057 4,194 853,624
Avg. HH Size ACS 2010 2.59 2.48 2.85
Median 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 2016 62.4% 60.00% 52.60%
Renter Occupied
Households % ACS 2016 37.6% 40.00 47.30%
Source: Census ACS 2010 & 2016
53
1.80%
1.60%
1.40%
1.20%
1.00%
0.80%
0.60%0.54%
0.40%
0.20%
0.00% I
1990-2000 2000-2010 2010-2016
Trade Area n City of South Miami n Miami Dade County
1.64%
1.44%
1.11%
1.04%
0.12%
1.37%
0.82%
0.62%
AREA ANNUAL POPULATION GROWTH RATE 1990 - 2016
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
1990 ‐ 2016
AREA 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 2010‐2016
Trade Area City of South Miami Miami Dade County
54
AVERAGE 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)
2000 - 2010
1.00% -
0.81%
0.80%
0.60%
0.40%
Trade Area
0.20% City of South Miami
Miami Dade County
0.00%
2000-2010
-0.20%
-0.40%
-0.43% -0.48% -0.60%
Source: ACS 2010 & 2016
2000 - 2010
AVERAGE 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%
2000‐2010
Trade Area
City of South Miami
Miami Dade County
55
DEMOGRAPHIC SNAPSHOT: 2016
City has modestly younger
population than Trade Area
TRADE AREAS, CITY & COUNTY
City of South Trade Area Miami
41.1 39.0
Miami Dade
37.7 Median Age ACS
2016
• With slightly higher
composition of child-
Under 19 23.6% 21.9% 23.4%
age
20-34 21.8% 22.3% 21.0%
This has potential
implications for future
housing typology
35-54
55 — 65
26.8%
12.1%
30.7%
12.8%
29.2%
11.5%
65+ 15.7% 12.3% 14.9%
Source: ACS 2016
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 typology
Source: ACS 2016
Trade Area City of South
Miami Miami Dade
Median Age ACS
2016 41.1 39.0 37.7
Under 19 23.6% 21.9% 23.4%
20‐34 21.8% 22.3% 21.0%
35‐54 26.8% 30.7% 29.2%
55 – 65 12.1% 12.8% 11.5%
65+15.7% 12.3% 14.9%
TRADE AREAS, CITY & COUNTY
56
TRADE AREA AND COUNTY FORECAST POPULATION
2010 - 2040
10,000,000
1,000,000
100,000
10,000
1,000
100
10
1
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 forecasts
2,452,487
3,102,138
81,849
98,827
11,739
14,818
lor
Trade Area
City of South Miami
Miami Dade County
2010 2040
Source: Miami Dade TPO
•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 forecasts
2010 ‐ 2040
TRADE AREA AND COUNTY FORECAST POPULATION
Source: Miami Dade TPO
81,849 98,827
11,739 14,818
2,452,487 3,102,138
1
10
100
1,000
10,000
100,000
1,000,000
10,000,000
2010 2040
Trade Area
City of South Miami
Miami Dade County
57
HOUSING TENURE
2016
Trade Area
Renter
• Trade Area and City have notably 38%
A higher homeownership rates O
62%
than County
NoW Positive implications for City of South Miami Miami Dade County
balancing with potential
rental housing demand
Renter
40%Owner
53%
Renter
Owner 47%
60%
Source: ACS 2016
2016
HOUSING TENURE
•Trade Area and City have notably
higher homeownership rates
than County
•Positive implications for
balancing with potential
rental housing demand
Source: ACS 2016
Owner
62%
Renter
38%
Trade Area
Owner
60%
Renter
40%
City of South Miami
Owner
53%
Renter
47%
Miami Dade County
58
MEDIAN HOUSEHOLD INCOME
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%
$100,000
$90,000
$80,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
$0
Trade Area
City of South Miami
Miami Dade County
Source: ACS 2016
2016
MEDIAN 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
$100,000
Trade Area
City of South Miami
Miami Dade County
Source: 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%
59
37,482
$24,515
p.
Trade Area
City of South Miami
Miami Dade County
PER CAPITA INCOME
• The Trade Area and City have far
greater per capita income than
County
• Indicates support for new
housing development and
increasing expenditures
$50,000
$45,000
$40,000
$35,000
$30,000
$25,000
$20,000
$15,000
$10,000
$5,000
$0
2016
$47,403
Source: ACS 2016
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
$50,000
Trade Area
City of South Miami
Miami Dade County
•The Trade Area and City have far
greater per capita income than
County
•Indicates support for new
housing development and
increasing expenditures
Source: ACS 2016
60
C01:11
Gables ar
Median household income
<$25K
$25K-$60K
$60K-51001t
$100H-$125K
>S125K
Subject Site
1-1 City of South Mamie
10 Minute Drive .don hey
MEDIAN HOUSEHOLD INCOME BY
BLOCK GROUP ACS 2016
• Clear distinction of median
household incomes
between east and west
sectors of Trade Area
•Clear distinction of median
household incomes
between east and west
sectors of Trade Area
MEDIAN HOUSEHOLD INCOME BY
BLOCK GROUP ACS 2016
61
i , Accommodation and Food
Services, 6,843
Educational Services,
7,179
TRADE AREA EMPLOYMENT (10 Largest Sectors)
2010 to 2015
RE, Information, Mgt
of Companies, 2,999 Construction, 2,813
• 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%
Adm/Support, Waste
11111161-
& Remediation,
3,190
Finance and Insurance,
4,404
Professional,
Scientific, and Retail Trade, 14,599
Technical
Services, 7,609
Health Care and Social
Assistance, 24,814
Transportation and
Warehousing, 11,169
Source: Census On the Map
2010 to 2015
TRADE 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, 24,814
Retail Trade, 14,599
Transportation and
Warehousing, 11,169
Professional,
Scientific, and
Technical
Services, 7,609
Educational Services,
7,179
Accommodation and Food
Services, 6,843
Finance and Insurance,
4,404
Adm/Support, Waste
& Remediation,
3,190
RE, Information, Mgt
of Companies, 2,999 Construction, 2,813
62
1
•
Miami Dade County Employment Projections by Sector
(2017 & 2025)
Self-Employed and Unpaid Family Workers
Government
Other Services (Except Government)
Leisure and Hospitality
Education and Health Services
Professional and Business Services
Financial Activities
Information
Trade, Transportation, and Utilities
Manufacturing
Construction
Mining
Agriculture, Forestry, Fishing and Hunting
Education/Health Sector,
Trade/Transportation/Utilities, and
Professional/Business Services are
among strongest growth sectors
2025
2017
0 50,000 100,000 150,000 200,000 250,000 300,000 350,000
Source: FDEO
Miami Dade County Employment Projections by Sector
(2017 & 2025)
Source: FDEO
Education/Health Sector,
Trade/Transportation/Utilities, and
Professional/Business Services are
among strongest growth sectors
0 50,000 100,000 150,000 200,000 250,000 300,000 350,000
Agriculture, Forestry, Fishing and Hunting
Mining
Construction
Manufacturing
Trade, Transportation, and Utilities
Information
Financial Activities
Professional and Business Services
Education and Health Services
Leisure and Hospitality
Other Services (Except Government)
Government
Self‐Employed and Unpaid Family Workers
2025
2017
63
Fountainebleau
University Park
VVestricoti Lakes
Coral Ter rar,
Kendall
TRADE AREA JOBS INFLOW/OUTFLOW
• Roughly 7% of workers in Trade
WOO %aril;
Westchester TI
Olympia lierght
Lakes
The Crosstngs
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
demand
Source: Census OnTheMap
Inflow/Outflow Job Counts (All Jobs)
2016
Count Share
Employed in the Selection Area 93,282 100.0%
Employed in the Selection Area
but Living Outside 86,656 92.9%
Employed and Living in the 6,626 7.1% Selection Area
Living in the Selection Area 100.0% 36,813
Living in the Selection Area but
Employed Outside 30,187 82.0%
Living and Employed in the 6,626 18.0% Selection Area
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
demand
Source: Census OnTheMap
64
c al Gitte-s-, sw.:•
R yr I. ny
G6in. sw
Pad k
R lipr
Alait.y. n n
Annual Average Daily Traffic
q - 5,000
— 5,001 - 10,000
10,000 - 20,000
20,000 - 40,000
40,009 - 80,000
—80,000 - 180,000
> 180,000
Subject Site
I=ICity of South Miami
I=1 Trade Area
Draymog Ray CO YI-80
IlMe110
Calls I
Rawl
Chan..
1:R•Oirg
E yaaR
AVERAGE DAILY TRAFFIC COUNTS
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.
Source: FDOT Annual Average Daily Traffic Counts
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 COUNTS
Source: FDOT Annual Average Daily Traffic Counts
65
SECTION THREE
HOUSING MARKET ASSESSMENT
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION THREE
HOUSING MARKET ASSESSMENT
66
Multi-family Permit Activity (Miami Dade County 2005 to 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 Miami
18,000
16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0
I
I
I
I
I
I
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Multi‐family Permit Activity (Miami Dade County – 2005 to 2017)
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
2005 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 Miami
67
100
80
60
40
20
I
0
$200,000
$150,000
$100,000
$50,000
$-
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
City of South Miami Condominium Sales Activity
• 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 peak
i Sales $ —Sales
City of South Miami Condominium Sales Activity
$‐
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
0
20
40
60
80
100
120
2008
2
0
0
9
2
0
1
0
2
0
1
1
2
0
1
2
2
0
1
3
2
0
1
4
2
0
1
5
2
0
1
6
2
0
1
7
2
0
1
8
Sales $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 peak
68
Multifamily Rental Development Trend South Dade Transit
Corridor (2010 to Forecast 2020)
3,572 units
3
1,850
1,800
1,750
1,700
1,650
1,600
• 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)
A
1,595 units
r
Built UC In Planning
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)
1,600
1,650
1,700
1,750
1,800
1,850
1,900
1,950
2,000
Built UC In Planning
3,572 units
1,595 units
69
Miami Dade County 846 $1,379 $1.63
Trade Area 875 $1,937 $2.19
South Miami 881 $1,762 $2.01
3.5%4.3%
5.3%6.4%
3.2%4.6%
Multifamily Rental Market Overview
(County, Trade Area, South Miami)
Avg. Unit vg. Month Avg. Rent Avg. Annl. ad
Size (SF)Rent Per SF (past 5 yrs)Vacancy
One BDR Two BDR Three BDR
% of Inventory 49% 45% 6%
Avg. Sq.ft./Unit 770 SF 1,115 SF 1,400 SF
Source: Costar (note: unit mix based upon survey of Trade Area properties built since 2000)
Multifamily Rental Market Overview
(County, Trade Area, South Miami)
Trade Area One BDR Two BDR Three BDR
% of Inventory 49% 45% 6%
Avg. Sq.ft./Unit 770 SF 1,115 SF 1,400 SF
Source: Costar (note: unit mix based upon survey of Trade Area properties built since 2000)
Avg. Unit Avg. Month Avg. Rent Avg. Annl. ∆
Size (SF) Rent Per SF (past 5 yrs)Vacancy
Miami 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%
70
4,800
4,800
25%33%
Estimated Multifamily Housing Demand (2019 2034)
(South Miami Transit Corridor and TODD area)
• 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 2034
Total Est. Household Demand in Transit Corridor (2019-2034)
TODD Area Capture (% Low and High)
Estimated TODD Household Unit Demand (2019-2034)1,200 1,600
Estimated Multifamily Housing Demand (2019 – 2034)
(South Miami Transit Corridor and TODD area)
Low High
Total Est. Household Demand in Transit Corridor (2019‐2034) 4,800 4,800
TODD 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 2034
71
SECTION FOUR
RETAIL MARKET ASSESSMENT
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION FOUR
RETAIL MARKET ASSESSMENT
72
Retail Development Trends (Trade Area and South Miami)
5,000,000
4,500,000
4,000,000
3,500,000
3,000,000
2,500,000
2,000,000
1,500,000
1,000,000
500,000
• 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.
0
Pre 1990 1990-1999 2000-2009 2010-Present
Trade Area South Miami
Retail Development Trends (Trade Area and South Miami)
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
4,000,000
4,500,000
5,000,000
Pre 1990 1990‐1999 2000‐2009 2010‐Present
Trade Area South 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.
73
Total Inventory Avg. Asking NNN
Lease Rate (Per SF) Vacancy
Net Absorption
(past 5 years)
Miami Dade County M 135M SF $36.54 IIII 4.0% I I 4.6M SI
Retail Market Snapshot (County, Trade Area, & South Miami)
Trade Area 9.4M SF $40.88 1.5%314,800 SF
South 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%)
Retail Market Snapshot (County, Trade Area, & South Miami)
Total Inventory Avg. Asking NNN
Lease Rate (Per SF) Vacancy
Net Absorption
(past 5 years)
Miami Dade County 135M SF $36.54 4.0% 4.6M SF
Trade Area 9.4M SF $40.88 1.5% 314,800 SF
South 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%)
74
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 Change
Estimated Population 89,820 101,224 11,403
Per Capita Income $47,403 $51,085 $3,682
Total Retail Expenditure Potential $979,281,480 $1,189,341,161 $210,059,681
Expenditure Potential by Category
Food Services & Drinking Places $305,958,459 $371,587,737 $65,629,278
Shoppers Goods $1,154,050,974 $1,401,599,390 $247,548,416
Convenience Goods $560,483,888 $680,709,858 $120,225,971
Sales per Square Foot by Category
Food Services & Drinking Places $380 $380 $0
Shoppers Goods $310 $310 $0
Convenience Goods $357 $357 $0
Supportable Square Footage by Category
Food 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
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 Change
Estimated Population 89,820 101,224 11,403
Per Capita Income $47,403 $51,085 $3,682
Total Retail Expenditure Potential $979,281,480 $1,189,341,161 $210,059,681
Expenditure Potential by Category
Food Services & Drinking Places $305,958,459 $371,587,737 $65,629,278
Shoppers Goods $1,154,050,974 $1,401,599,390 $247,548,416
Convenience Goods $560,483,888 $680,709,858 $120,225,971
Sales per Square Foot by Category
Food Services & Drinking Places $380 $380 $0
Shoppers Goods $310 $310 $0
Convenience Goods $357 $357 $0
Supportable Square Footage by Category
Food 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
75
SECTION FIVE
OFFICE MARKET ASSESSMENT
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION FIVE
OFFICE MARKET ASSESSMENT
76
Office Development Trends (Trade Area and South Miami)
500,000
• 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.
0
1990-1999 2000-2009 2010-Present
Trade Area South Miami Columnl
Office Development Trends (Trade Area and South Miami)
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
1990‐1999 2000‐2009 2010‐Present
Trade Area South Miami Column1
•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.
77
Total Inventory Avg. Asking NNN
Lease Rate (Per SF) Vacancy
Net Absorption
(past 5 years)
Miami Dade County - 105M SF $33.88"Mrillif7% I = 5.2M SF -
Office Market Snapshot (County, Trade Area, & South Miami)
Trade Area 8.5M SF $34.84 4.8%499,000 SF
South 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%)
Office Market Snapshot (County, Trade Area, & South Miami)
Total Inventory Avg. Asking NNN
Lease Rate (Per SF) Vacancy
Net Absorption
(past 5 years)
Miami Dade County 105M SF $33.88 8.7% 5.2M SF
Trade Area 8.5M SF $34.84 4.8% 499,000 SF
South 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%)
78
• Strong opportunity for "High" capture scenario
• Demand includes proposed development (Treo SoMi)
51 Information 90%
52 Finance and Insurance 100%
53 Real Estate and Rental and Leasing 90%
54 Professional, Scientific, and Technical Services 100%
55 Management of Companies and Enterprises 100%
56 Administrative and Support and Waste Management 50%
62 Health Care and Social Assistance 33%
813 Membership Associations and Organizations 90%
Total Office Employment Sectors 75%
2019 2034 Chang
17,765 651
57,758 5,056
27,773 3,207
105,101 24,143
13,517 3,337
52,340 8,760
67,861 17,403
18,134 1,994
360,249 64,552
17,114
52,702
24,566
80,958
10,180
43,580
50,458
16,139
295,697
Total Change Office Demand Employment 2019-2034:64,552 4,303
Total Demand @ 215 Sq. Ft./Employee:13,878,672 925,245
Trade Area Capture of County (@ 12.0%)1,665,441 166,544
South Miami ("Low" Capture of Trade Area @ 12.0%)199,853 13,324
South Miami ("High" Capture of Trade Area @ 24.0%)399,706 26,647
Total Annual Avg.
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
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 Title 2019 2034 Change
51 Information 90% 17,114 17,765 651
52 Finance and Insurance 100% 52,702 57,758 5,056
53 Real Estate and Rental and Leasing 90% 24,566 27,773 3,207
54 Professional, Scientific, and Technical Services 100% 80,958 105,101 24,143
55 Management of Companies and Enterprises 100% 10,180 13,517 3,337
56 Administrative and Support and Waste Management 50% 43,580 52,340 8,760
62 Health Care and Social Assistance 33% 50,458 67,861 17,403
813 Membership Associations and Organizations 90% 16,139 18,134 1,994
Total Office Employment Sectors 75% 295,697 360,249 64,552
Total Avg. Annual
Total Change Office Demand Employment 2019‐2034: 64,552 4,303
Total Demand @ 215 Sq. Ft./Employee: 13,878,672 925,245
Trade Area Capture of County (@ 12.0%) 1,665,441 166,544
South Miami ("Low" Capture of Trade Area @ 12.0%)199,853 13,324
South Miami ("High" Capture of Trade Area @ 24.0%) 399,706 26,647
79
SECTION SIX
HOTEL MARKET ASSESSMENT
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION SIX
HOTEL MARKET ASSESSMENT
80
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 hotel
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 hotel
81
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 market
2019 2020 2022 2024 2026 2028 2030 2032 2034
Commercial % 30% % Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Commercial # 66,932 68,605 72,078 75,727 79,561 83,589 87,820 92,266 96,937
Meeting/Group % 10% % Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Meeting/Group # 22,311 22,868 24,026 25,242 26,520 27,863 29,273 30,755 32,312
Leisure % 60% % Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Leisure # 133,864 137,210 144,157 151,455 159,122 167,177 175,641 184,533 193,875
Total (Occupied Room Nights) 223,106 228,684 240,261 252,424 265,203 278,629 292,735 307,554 323,124
Avg. Annual Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Existing Supply (Rooms) 815 815 815 815 815 815 815 815 815
Existing Room Night Supply 297,475 297,475 297,475 297,475 297,475 297,475 297,475 297,475 297,475
New Rooms - Hilton Dadeland 0 184 184 184 184 184 184
New Rooms - Hotel 2 0 0 0 0 150 150 150
New Rooms - Hotel 3 150
New Room Night Supply 0 67,160 67,160 67,160 121,910 121,910 121,910 176,660
Total Rooms 815 815 999 999 999 1,149 1,149 1,149 1,299
Total Room Night Supply 297,475 297,475 364,635 364,635 364,635 419,385 419,385 419,385 474,135
Annual Occupancy 75.0% 76.9% 65.9% 69.2% 72.7% 66.4% 69.8% 73.3% 68.2%
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 market
2019 2020 2022 2024 2026 2028 2030 2032 2034
Commercial %30%% Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Commercial #66,932 68,605 72,078 75,727 79,561 83,589 87,820 92,266 96,937
Meeting/Group %10%% Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Meeting/Group #22,311 22,868 24,026 25,242 26,520 27,863 29,273 30,755 32,312
Leisure %60%% Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Leisure #133,864 137,210 144,157 151,455 159,122 167,177 175,641 184,533 193,875
Total (Occupied Room Nights)223,106 228,684 240,261 252,424 265,203 278,629 292,735 307,554 323,124
Avg. Annual Growth 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%
Existing Supply (Rooms)815 815 815 815 815 815 815 815 815
Existing Room Night Supply 297,475 297,475 297,475 297,475 297,475 297,475 297,475 297,475 297,475
New Rooms ‐ Hilton Dadeland 0 0 184 184 184 184 184 184 184
New Rooms ‐ Hotel 2 0 0 0 0 150 150 150 150
New Rooms ‐ Hotel 3 150
New Room Night Supply 0 0 67,160 67,160 67,160 121,910 121,910 121,910 176,660
Total Rooms 815 815 999 999 999 1,149 1,149 1,149 1,299
Total Room Night Supply 297,475 297,475 364,635 364,635 364,635 419,385 419,385 419,385 474,135
Annual Occupancy 75.0% 76.9% 65.9% 69.2% 72.7% 66.4% 69.8% 73.3% 68.2%
82
SECTION SEVEN
HEADLINE CONCLUSIONS
LAMBERT ADVISORY
DATA GUIDED STRATEGY
SECTION SEVEN
HEADLINE CONCLUSIONS
83
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 County
â Potential for growing multifamily rental market
• City and Trade Area have significantly higher household income than
Miami-Dade County
â Benefit to housing opportunities and resident expenditure/retail growth
• Employment growth within Trade Area is influenced by Healthcare
and Professional Business
â Enhanced support for office development with higher-wage jobs
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 County
Potential for growing multifamily rental market
•City and Trade Area have significantly higher household income than
Miami‐Dade County
Benefit to housing opportunities and resident expenditure/retail growth
•Employment growth within Trade Area is influenced by Healthcare
and Professional Business
Enhanced support for office development with higher‐wage jobs
84
Headline Conclusions (continued)
• With no new multifamily housing built in City in nearly 15 years, there is
measurable demand for new multifamily units during next 15 years
âWith 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 years
â A positive factor is that the City's office market is tight in terms of occupancy
â TODD-related medical office opportunities are strengthened by proximity to
hospitals
•With no new multifamily housing built in City in nearly 15 years, there is
measurable demand for new multifamily units during next 15 years
With 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 years
A positive factor is that the City’s office market is tight in terms of occupancy
TODD‐related medical office opportunities are strengthened by proximity to
hospitals
Headline Conclusions (continued)
85
Headline Conclusions (continued)
• Predominance of near-term retail development in Trade Area is focused
around south Gables area and Dadeland
â However, 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 years
â Focus on select service/boutique hotel(s) in the range of 100-150 rooms each
•Predominance of near‐term retail development in Trade Area is focused
around south Gables area and Dadeland
However, 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 years
Focus on select service/boutique hotel(s) in the range of 100‐150 rooms each
Headline Conclusions (continued)
86
City of South Miami TODD District
Summary of Estimated Potential
Total Demand by Use (2019-2034)*
1,200 units
1,600 units Multifamily Residential
Retail 150,000 sq.ft.225,000 sq.ft.
Office
Hotel
200,000 sq.ft. 400,000 sq.ft.
380 rooms 480 rooms
* Total including South Miami current proposed and planned projects (except Treo SoMi Station residential, which is exclusively student apartments)
City of South Miami TODD District
Summary of Estimated Potential
Total Demand by Use (2019‐2034)*
Low
H
i
g
h
Multifamily Residential
1
,
2
0
0
u
n
i
t
s
1
,
6
0
0
u
n
i
t
s
Retail
1
5
0
,
0
0
0
s
q
.
f
t
.
2
2
5
,
0
0
0
s
q
.
f
t
.
Office
2
0
0
,
0
0
0
s
q
.
f
t
.
4
0
0
,
0
0
0
s
q
.
f
t
.
Hotel
3
8
0
r
o
o
m
s
4
8
0
r
o
o
m
s
* Total including South Miami current proposed and planned projects (except Treo SoMi
S
t
a
t
i
o
n
r
e
s
i
d
e
n
t
i
a
l
,
w
h
i
c
h
i
s
e
x
c
l
u
s
i
v
e
l
y
student apartments)
87
Appendix 2:
Massing Model
Views
Appendix 2:
Massing Model
Views
88
EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTI-FAMILY RESIDENTIAL USE
COMMERCIAL/OFFICE USE
RETAIL USE
PARKING USE
70TH STREET 62ND AVE TREO
72ND STREET
SUNSET DRIVE 61ST COURT 61ST AVE Figure 4: Plan View Figure 4: Plan View
89
SHOPS AT SUNSET
CITY HALL VALENCIA
SOUTH MIAMI
HOSPITAL
SUNSET,CLUB
APARTMENTS
EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTIFAMILY RESIDENTIAL USE
COMMERCIAL/OFFICE USE
RETAIL USE
PARKING USE
SW 72ND ST
SUNSET
DRIVE
62ND AVE
Figure 5: View East Along Sunset Drive Figure 5: View East Along Sunset Drive
90
EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTIFAMILY RESIDENTIAL USE
COMMERCIAL/OFFICE USE
RETAIL USE
PARKING USE
SHOPS AT
SUNSET
61ST AVE
62ND AVE
• SW 70Th
STREET
SUNSET.CLUB
APARTMENTS
Figure 6: View East Along SW 70th ST Figure 6: View East Along SW 70th ST
91
SIMON •
TREO Mina= a I • • • •
- ALTA -11111.—=in
Llin.
.......
SOUTH MIAMI
HOSPITAL
EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTI•FAMILY RESIDENTIAL USE
COMMERCIAL/OFFICE USE
RETAIL USE
PARKING USE
Figure 7: View North/West Across US-1 Figure 7: View North/West Across US-1
92
SOUTH MIAMI - - -,
HOSPITALS AMMO'
por,, •CITY HALL7
11
Airmonm.,,
11.10W
ALTA or.4ar
EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTIFAMILY RESIDENTIAL USE
COMMERCIAL/OFFICE USE
RETAIL USE
PARKING USE
Figure 8: Birdseye View Southwest Along US-1
57714 AVENUE
Figure 8: Birdseye View Southwest Along US-1
93
Appendix 3:
Estimates of Current
and Potential
Development Capacity
Appendix 3:
Estimates of Current
and Potential
Development Capacity
94
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Potential Bldg New Max Bldg
Floor Area from Floor Area from
Proposed Proposed Land Proposed Redevelopment Redevelopment Redelopment New Residential Additional
Zoning Area (ac) Sq. Ft. Max Height Goal (ind Parking) (Ex! Parking)New Retail (0.3) New Office (2) New Residential (1)Units Population
TODD MU-5 3.94 171,626 8 0.8 1,098,406 76%884
6%968
465,944
232%72.00
140
344
"Hole in the Donut" FLUM and Zoning Map Amendments (MU-CIR to TODD; MO to TODD MU-5)
Estimated Development Capacity Based on Current Zoning
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Current Zoning
Current Land
Area (ac) Sq. Ft.
Permitted
Max Height
Redevelopment
Goal
Potential Bldg
Floor Area from
Redevelopment
(ind Parking)
Potential Bldg
Floor Area from
Redevelopment
(Ex! 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 171626 4 0.5 343,253 171626 15,618 104,006 - -
Estimated Expanded TODD Development Capacity Based on Proposed Zoning
Transit Oriented Development District (TODD) Rezonings
Estimated Development Capac ty Based on Current Zoning
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Total Potential Total Potential New Residential
Bldg Floor Area
from
Bldg Floor Area
from
Units (Excluding
Already
Current TODD Current Land Permitted Redevelopment Redevelopment Redevelopment New Retail Floor Area New Office Floor New Residential Approved Additional
Zoning Area (ac) Sq. Ft. Max Height Goal (ind Parking) (exd Parking) (0.3) Area (2) Floor Area (1) Project)* 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 721354 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
Approx Mix Ratio Based on Market Assessment (0.3:2:1)
Total Potential Total Potential New Residential
Bldg Floor Area
from
Bldg Floor Area
from
Units (Excluding
Already
Proposed Proposed Land Proposed Redevelopment Redevelopment Redevelopment New Retail Floor Area New Office Floor New Residential Approved Additional
TODD Zoning Area (ac) Sq. Ft. Max Height Goal (ind Parking) (exd Parking) (0.3) Area (2) Floor Area (1) Project)* Population
- -
- -
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
"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)
95
Appendix 4:
TODD Workshop -
Compilation of
Comments
Appendix 4:
TODD Workshop -
Compilation of
Comments
96
South Miami TODD Workshop
December 12, 2018
Compilation of Comments
Housing
â Addressing workforce and affordable housing is a must, should be required, not an incentive.
Potential tools:
• Remove/reduce minimum unit sizes from code
• Microunits
â Affordable housing often gets just "lip service"
â What is a reasonable "share" of affordable housing? (should be significant)
â 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
â Look at City of Miami Omni area's new ordinance on affordable housing bonuses to see if they
make economic sense for SoMi
â Will adding building height not make it more difficult to provide affordable housing? (costs
increase with building height?)
Light Industrial
â 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)
â 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
â Auto uses serve more than individuals, they have agreements with insurers, this is a central
location
â Consider the potential for economic development tied to UM (incubator space)
Parking
â 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)
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)97
• Relax parking requirements for existing uses
â Consider impact of new technologies on the future of driving/parking: driverless cars, car
sharing, reuse of parking garages
â People who don't own cars probably live close to their work
â Northbound traffic from
Development Intensity
â 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?
â Require a minimum of 4 stories in new buildings
â Require a minimum Floor Area Ratio
â Any building over 10,000 sq. ft. of area should be green
â Additional size, height and parking should be a bonus leading to requirement for affordable
housing
â Office uses are good because they bring people to business district and downtown — services,
restaurants
â Prohibit large office complexes to have their own employee cafeterias to ensure they frequent
local businesses.
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.
98
Best regards
athaly Simon
Supervisor
NS:ns
L-235
Miami-Dade County Public Schools
giving our students the world
Superintendent of Schools
Alberto M. Carvalho
January 11, 2019
VIA ELECTRONIC MAIL
Ms. Jane Tompkins
Hole in the Donut FLUM and Zoning Map Amendments
6130 Sunset Drive, South Miami, FL 33143
jtompkinssouthmiamifl.qov
Miami-Dade County School Board
Perla Tabares Hantman, Chair
Dr. Martin Karp, Vice Chair
Dr. Dorothy Bendross-Mindingall
Susie V. Castillo
Dr. Lawrence S. Feldman
Dr. Steve Gallon Ill
Lubby Navarro
Dr. Marta Perez
Mari Tere Rojas
RE:PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS
HOLE IN THE DONUT FLUM AND ZONING MAP AMENDMENTS PB-19-004
LOCATED AT 7000 SW 59 PLACE
PH0919010900010 - FOLIO Nos.: 0940250250011, 0940250250010, 0940250110240,
0940250110200, 0940250110190, 0940250110180, 0940250110270, 0940250110150,
0940250700001, 0940250110130, 0940250270090, 0940250110120
Dear Applicant:
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami-Dade
County, the above-referenced application was reviewed for compliance with Public School Concurrency.
Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning
Level Review).
As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed
development would yield a maximum residential density of 140 multifamily units which generate 15 students;
7 elementary, 4 middle and 4 senior high students. At this time, all school levels have sufficient capacity
available to serve the application. However, a final determination of Public School Concurrency and capacity
reservation will only be made at the time of approval of final plat, site plan or functional equivalent. As such,
this analysis does not constitute a Public School Concurrency approval.
Should you have any questions, please feel free to contact me at 305-995-7287.
Enclosure
cc:Ms. Ana Rijo-Conde, AICP
Mr. Ivan M. Rodriguez
School Concurrency Master File
Planning, Design & Sustainability
Ms. Ana Rijo-Conde, Deputy Chief Facilities & Eco-Sustainability Officer
1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132
305-995-7285 • 305-995-4760 (FAX) •arijo@dadeschools.net
99
Coneurrency Management System (CMS)
Miami Dade County Public Schools
Miami-Dade County Public Schools
Concurrency Management System
Preliminary Concurrency Analysis
MDCPS Application PH0919010900010 Local Government (LG):South Miami Number:
Date Application 1/9/2019 1:47:01 PM LG Application Number:PB-19-004 Received:
Type of Application:Public Hearing Sub Type:Land Use
Applicant's Name:Hole in the Donut FLUM and Zoning Map Amendments
Address/Location:6130 Sunset Drive South Miami FL 33143
Master Folio Number:0940250250011
Additional Folio Number 0940250250010, 0940250110240, 0940250110200, 0940250110190, 0940250110180,
(s):0940250110270, 0940250110150, 0940250700001, 0940250110130, 0940250270090,
0940250110120,
PROPOSED # OF UNITS 140
SINGLE-FAMILY 0 DETACHED UNITS:
SINGLE-FAMILY 0 ATTACHED UNITS:
MULTIFAMILY UNITS:140
CONCURRENCY SERVICE AREA SCHOOLS
CSA
Id Facility Name Net Available Seats
Capacity Required
Seats LOS
Taken Met Source Type
LUDLAM 3061 ELEMENTARY 79 7 7 YES Current CSA
6881 SOUTH MIAMI
MIDDLE -71 47--- 0 NO Current CSA
6881 SOUTH MIAMI
MIDDLE 1.---
4 0 NO Current CSA Five Year
Plan
7721 SOUTH MIAMI 266 4 SENIOR 4 YES Current CSA
ADJACENT SERVICE AREA SCHOOLS
6961 WEST MIAMI
MIDDLE 419 4 4 YES Adjacent CSA
*An Impact reduction of 26.55% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a preliminary public school concurrency review of this application; please see results
above. A final determination of public school concurrency and capacity reservation will be made at the time of
approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC
[
1SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
100
Attachment 4
City of South Miami
Small-Scale Map Amendment to Expand the Transit Oriented Development District
January 15, 2019
ATTACHMENT: Consultant Analysis
1) Background
The City retained the team of Calvin, Giordano & Associates, Inc. (CGA) and Lambert
Advisory to help determine whether the current Transit-Oriented Development District
(TODD) boundary and applicable policies and regulations serve the vision for that district
effectively.
CGA’s scope of work included reviewing an area of approximately four (4) acres of land,
encompassing twelve (12) parcels in one and a half blocks located west of the Metrorail
Station, generally bound by SW 59th Place to the east, SW 70th Street to the north, SW
61st Court to the west, and SW 71st Street to the south, for potential inclusion in the
TODD. This would involve expanding the boundary of the future land use district on the
Future Land Use Map (FLUM) by re-designating the 12 subject parcels to TODD. The
following is a summary of the study’s findings.
Figure 1. Aerial/Location Map (Source: GoogleEarth)
TODD
TODD
Subject Parcels
101
2) Land Use and Zoning
The 12 subject parcels total approximately 171,609 square feet of land (approximately 4 acres).
The City’s Future Land Use Map (FLUM) designates the parcels as Mixed-Use Commercial
Residential, while the zoning is Medium-Intensity Office (MO).
Figure 1. Current Future Land Use and Zoning Designations (map excerpts)
Table 1. Surrounding land uses, zoning and FLUM designations
Land Use Zoning FLUM
North and
Northeast
Multi-story mixed use (including
multifamily residential) and
medical office buildings
TODD Mixed-Use 5
(MU-5) and TODD
Mixed-Use 4 (MU-4)
TODD
Northwest U.S. Postal Service facility Hospital (H) Mixed-Use
Commercial/Residential
South and
Southwest
Multi-story mixed use buildings
(including multifamily
residential)
TODD MU-5 and
TODD MU-4
TODD
East and
Southeast
Miami-Dade County-owned
parking garage (to be partially
redeveloped for mixed use)
Public-Institutional
(PI)
Public/Institutional Uses
West Larkins Hospital H Hospital
Future Land Use Map Excerpt Zoning Map Excerpt
102
The proposed amendment is not expected to negatively impact the existing or future mix of
surrounding uses.
The current land use designation permits a floor area ratio (FAR) of 1.6, a density of 24 dwelling
units per acre, and a maximum height of 50 feet. The change in future land use designation would
allow greater flexibility in building heights, potentially resulting in greater intensity and/or
density than allowed by the current land use designation.
Policy 1.1.1 of the Future Land Use Element of the Comprehensive Plan states that permitted
heights and intensities in the TODD (the proposed designation for the subject parcels) are
established in the Land Development Code (LDC), including design standards. The Code provides
that as many units may be permitted in the TODD as can be provided while meeting parking
requirements. The combination of current building height, setbacks, coverage, parking and other
standards can yield a wide range of average net densities: anywhere between 100 and 230
residential units per acre, depending on a potential project’s mix of uses and whether bonuses
apply or are awarded. The range is consistent with various mixed-use development projects that
have been built (Valencia, Metro South), are approved (Alta Developers/6075 Sunset Dr) or are
currently in planning with residential components in the TODD (Treo, City Hall redevelopment).
It is also is a transit-supportive range of densities for transit-oriented development districts.
3) Statutory Compliance
Chapter 163, Florida Statutes governs Growth Management and Planning policy within the State
of Florida. The following Section allows for the changes proposed.
Section 163.3187 Process for adoption of small-scale comprehensive plan amendment.
-
(1) A small-scale development amendment may be adopted under the following
conditions:
(a) The proposed amendment involves a use of 10 acres or fewer and:
(2) The cumulative annual effect of the acreage for all small-scale
development amendments adopted by the local government does not
exceed a maximum of 120 acres in a calendar year.
(3) The proposed amendment does not involve a text change to the goals,
policies, and objectives of the local government's comprehensive plan, but
only proposes a land use change to the future land use map for a site-
specific small-scale development activity. However, text changes that
relate directly to, and are adopted simultaneously with, the small-scale
future land use map amendment shall be permissible under this section.
* * *
The proposed amendment complies with this Statute.
103
4) Comprehensive Plan Consistency
As part of its analysis, the Consultant has reviewed the City’s Comprehensive Plan in order to
determine consistency with the Plan’s Goals, Objectives and Policies, and determined that the
proposed amendment is consistent with and furthers the intent of the following Comprehensive
Plan’s Goals, Objectives and Policies:
FLU GOAL 1 Maintain and Improve City’s Neighborhoods
To maintain and improve the City’s neighborhoods, and the quality of life of existing and future
residents.
FLU Policy 1.1.1
* * *
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 environmentally 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 1.1.3
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.
* * *
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
104
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 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 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 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.
5) Level of Service (LOS) Analysis
The subject parcels total 3.94 acres. These parcels are currently designated Mixed-Use
Commercial/Residential (Four Story) on the FLUM. This City-initiated application will change this
105
designation to Transit-Oriented Development District. This land use category provides for
different levels of retail uses, office uses, retail and office services, and residential dwelling units.
The FAR for this land use category is 1.6, which is existing FAR in the corresponding zoning district.
The land use category also includes a maximum residential density of 24 dwelling units per acre.
However, the corresponding zoning district does not permit residential uses of any kind in the
district. Therefore, the re-designation of the land to TODD will signify generation of resident
population in this area.
Table 2. Estimated Change in Potential Development Capacity for Subject Parcels
FROM (Existing Future Land Use) TO (Proposed Future Land Use)
15,618 sq. ft. of retail 69,968 sq. ft. of retail
104,006 sq. ft. of office 465,944 sq. ft. of office
No residential permitted 140 dwelling units
OUTCOME
Change in Number of Residential Units: +140
Change in Nonresidential Square Footage: +361,938 sq. ft.
Change in Population (at 2.46 persons per household): +344 new persons
The estimated impacts of build-out on the City’s ability to meet its adopted Level of Service (LOS)
Standards, based on this analysis and the results of the massing model, are summarized below.
The analysis is based on the standards contained in the City’s Comprehensive Plan, as amended.
We also use the Market and Economic Assessment prepared by Lambert Advisory as a basis for
the allocation ratio among the different land use types. According to these estimates, the City is
able to continue to meet the LOS Standards.
Transportation
Transportation Policy 1.1.1 indicates The City of South Miami, in its entirety, is located within the
Miami‐Dade County's Urban lnfill Area, which is designated as a Transportation Concurrency
Exception Area by Miami‐Dade County. Miami‐Dade County controls the roadway design and
traffic pattern including signage and direction of all roads within the City. To a great extent, the
City is not in control of its ability to manage the Level of Service (please refer to the Data,
Inventory, and Analysis for a description of the Level of Service classification system). The City's
level‐of‐service standards for roadways are as follows:
Principal Arterials "F"
Minor Arterials "F"
Miller Drive "F"
1. The peak hour level‐of‐service standard shall be 150 percent of level of service D capacity for
US‐1.
2. The peak hour level‐of‐service standard for Bird Road shall be 120 percent of level of service E
capacity.
106
3. The City will not issue any new‐construction permit which would have the effect of lowering
the level‐of‐service on Bird Road or US‐1 below the levels specified above, unless such permits
are issued pursuant to a development of regional impact (DRI) approval granted prior to the
effective date of this plan.
Refer to Addendum 1 for a traffic impact analysis prepared by Calvin, Giordano & Associates, Inc.
dated January 7, 2019. The analysis follows directions provided by Miami-Dade County. On no
nearby road segments does the new traffic generated by the proposed amendment exceed five
percent of that road’s minimum standard service volume. In the future, additional detailed
analysis of existing, short term future and long-term future conditions should be provided by
applicants for specific site development projects at the time of application.
Potable Water
• Residential LOS Standard: 117.57 gallons per capita per day
• Nonresidential LOS Standard: N/A
• Estimated demand: Approx. 40,444 gallons per day
In addition, the City’s Infrastructure Policy 1.5.1 requires the following:
• The Regional Treatment System must operate with a rated maximum daily capacity no less
than 2% above maximum daily flow for the preceding year, and an average daily capacity 2%
above the average daily system for the preceding 5 years.
• Water quality must meet all county, state and federal primary potable water standards.
• Countywide storage capacity for finished water must be no less than 15% of countywide
average daily demand (County).
• Minimum Fire‐Flow LOS is as follows for uses that anticipated to occur:
Multi‐Family Residential – 1,500 gal/min
Semi‐professional offices – 1,500 gal/min
Business/Industry – 3,000 gal/min
Sewer
Infrastructure Policy 1.1.4 states:
Sanitary sewer level‐of‐service applies to areas serviced by sewers as follows: Sanitary sewer
level-of-service for areas serviced by sewers shall be as follows: The systems shall maintain the
capacity to collect and dispose of 102 percent of average daily sewer demand for the preceding
5 years.
Solid Waste
Infrastructure Policy 1.2.1 states:
Pursuant to the City's interlocal agreement with Miami‐Dade County for use of the County Solid
Waste Management System, the County shall insure that the System, which includes County‐
owned solid waste disposal facilities and those operated under contract with the County for
disposal, collectively maintain an amount of solid waste disposal capacity sufficient to
107
accommodate waste flows committed to the System through long‐term interlocal agreements or
contracts with municipalities and private waste haulers, and anticipated non‐committed waste
flows.
Stormwater Drainage
The City's adopted Level of Service Standard for stormwater drainage, via Infrastructure Policy
1.3.2, is to require protection from the degree of flooding that would result from a flood that has
a one‐percent chance of being equaled or exceeded in any given year.
Parks and Recreation
Pursuant to Recreation and Open Space Policy 1.1.1, the level‐of‐service standard for parks and
recreation (including City and School Board property as well as The Underline) is 4 acres per 1,000
population.
• Population based on U.S. Census Bureau ACS estimates (2017): 12,281
• Existing park and open space acreage (City parks + The Underline + Miami Dade County
Public Schools): 62.61 acres
• Park acreage required to meet LOS Standard with current population: 49.12 acres
• Park acreage required to meet LOS Standard with additional population generated by land
use change (344): 50.5 acres
• Park and open space acreage surplus: 12.1 acres
Schools
According to Miami-Dade County Public Schools (M-DCPS), all school levels have sufficient
capacity to serve the population that might be generated through potential
development/redevelopment of land under the re-designation. Final determination of
concurrency and capacity reservation would not be made by district until such time as a final plat,
site plan or functional equivalent is approved. Refer to Addendum 2 for a Public School
Concurrency Preliminary Analysis prepared by M-DCPS dated January 11, 2019.
6) Consultant Assessment and Recommendation
The proposed FLUM amendment qualifies as a Small-Scale Map Amendment. Amending the
future land use as proposed will help discourage urban commercial sprawl by promoting growth
in the City’s core area that surrounds the Metrorail Transit Station. The proposed amendment
will also help increase opportunities for new development and redevelopment in multi-story and
mixed-use districts, specifically expanding the Transit‐Oriented Development Districts delineated
on the Future Land Use Plan Map. Given the surrounding land use mix and the corresponding
future land use designations on the FLUM, the proposed amendment is not anticipated to
adversely impact the surrounding area. In addition, the amendment supports the City’s goal help
revitalize and renew the designated Community Redevelopment Area, in which the subject
parcels are included, while creating new opportunities for infill and redevelopment in this area
to include housing units in the Transit-Oriented Development District.
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ADDENDA TO CONSULTANT ANALYSIS
Addendum 1: Traffic Impact Analysis
Addendum 2: Public School Concurrency Preliminary Analysis
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