12Agenda Item No:12.
City Commission Agenda Item Report
Meeting Date: January 7, 2020
Submitted by: Jane Tompkins
Submitting Department: Planning & Zoning Department
Item Type: Ordinance
Agenda Section:
Subject:
An Ordinance amending the Future Land Use Map (FLUM) of the City’s Comprehensive Plan; re-designating the
future land use of certain parcels of land within the City of South Miami from Multiple Family Residential (MFR)
to Transit Oriented Development District (TODD). 3/5 (City Manager-Planning Dept.)
Suggested Action:
Attachments:
South Miami Gardens Cover Memo.docx
Ord_TODD_Small-Scale_Map_AmendmentCArev.docx
SoMi Gardens Letter of Intent_Letterhead(updated10.11.19).pdf
Exhibit A_South Miami Gardens-Signed Zoning Application.pdf
Exhibit B_PHCD Letter-Co-Applicant with SMCRA.pdf
Exhibit C_Resolution No. CRA 19-19-1107.pdf
Exhibit D_Subject Parcel Information_Miami-Dade County(1).pdf
Exhibit E_Subject Parcel Information_Miami-Dade County(2).pdf
Exhibit F_Boundary Survey_SOUTH MIAMI GARDENS PDF1 6-18-19.pdf
Exhibit G_Small Scale Map Amendment.pdf
Exhibit H_Zoning Map Amendment.pdf
Exhibit I_CGA_SoMiGardens Amendment_Just for Change Memo.pdf
MDBR Ad.pdf
MH ad.pdf
1
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
TO:The Honorable Mayor and Members of the City Commission
VIA:Steven Alexander, City Manager
FROM:Jane K. Tompkins, Planning and Zoning Director
DATE:December 3, 2019
SUBJECT:
A. An Ordinance amending the Future Land Use Map (FLUM) of the City’s Comprehensive
Plan; re-designating the future land use of certain parcels of land within theCity of South
Miami from Multiple Family Residential (MFR) to Transit Oriented Development District
(TODD).
B.An Ordinance amending the City of South Miami Official Zoning Map to rezone
certain parcels from Low-Density Multi-Family Residential (RM-18) to Transit
Oriented Development District Mixed-use 5 (TODD MU-5).
BACKGROUND:
Miami-Dade County Public Housing and Community Development Department owns the
property known as South Miami Gardens located at 5941 and 5949 SW 68th Street. Bounded by
SW 68th Street, SW 58th Place, SW 67th Street, SW 66th Terrace and SW 61st Drive, the site is slightly
over six (6) acres in size and is located within the South Miami Community Redevelopment Area
(SMCRA). The site is developed with fifteen (15) two-story buildings containing fifty-eight (58)
residential units that were built in the mid-1970s.
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Property Location1
LEGAL DESCRIPTION FOR THE PROPERTY:Tract “C” and “D” of “University Gardens Subdivision No. 3”, according to the
plat thereof, as recorded in Plat Book 102 at page 19 of the Public Records of Miami-Dade County, Florida.
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The property is designated “Multiple-Family Residential” (MFR) on the City’s Future Land Use
Map (FLUM), as shown in the figure below (property indicated by red dashed line).
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As shown on the City’s Zoning Map (below), the property is designated Low Density Multi-Family
Residential (RM-18):
RM-18
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Surrounding land uses, zoning and FLUM designations are as follows:
Land Use Zoning FLUM
Project Area Multi-Family
Residential
RM-18 Multiple-Family
Residential
North Single family homes RS-4(several parcels
have the Community
Service Overlay)
Single Family
Residential
East Parks and Recreation
and Non-profit medical
clinic
Parks & Recreation Parks and Recreation
South Multiple-Family
Residential,
Commercial and
Educational
TODD MU-5 and RM-
18
TODD and Multiple-
Family Residential
West Parks and Recreation Parks and Recreation Parks and Recreation
APPLICATIONS:
Miami-Dade County Public Housing and Community Development Department (PHCD) has
partnered with the South Miami Community Redevelopment Agency (CRA) (“Applicants”) to
submit applications for FLUM and Zoning Map amendments. If approved, the applications will
allow the property to be redeveloped at a greater intensity than presently allowed and possibly
add a commercial component (e.g. small retail spaces) to a future development. At this time, only
the map changes are being reviewed. Once the County selects a developer, detailed plans will
need to be prepared and reviewed by the South Miami Planning Board and approved by the City
Commission.
In reviewing applications, the Planning Board is governed by Sec. 20-6.1 of the Land Development
Code (LDC), which states that, in arriving at its recommendations, the Board shall consider factors
including, but not limited to: “neighborhood character, suitability of particular uses, conservation
of property values, the city's adopted Comprehensive Plan and availability of adequate public
facilities and services” (LDC Section 20-6.1(B)(3)(b)(i)). While the code doesn’t specify guidelines
for the Commission, these principles are still used as the basis for this staff report.
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Request 1: An amendment to the Future Land Use Map to change the designation of the site
from Multiple-Family Residential and Transit Oriented Development District.
Below is an excerpt of FLUM showing the proposed change:
Proposed Future Land Use Map
Land Use Categories
The City’s Comprehensive Plan provides that, in reviewing proposed amendments to the Plan
and the Zoning Map, compatibility with adjacent uses shall be the major determinant (Future
Land Use Policy 1.1.3). As shown on the FLUM excerpt above, the surrounding land use categories
include TODD, Single-Family Residential, Multiple Family Residential, and Parks and Open Space.
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The Plan provides the following descriptions of the land use categories in question:
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.
Single-Family Residential
The Single-Family land use category is intended to provide for one residential
dwelling unit on each parcel of land. New parcels should have a minimum area
equal to or larger than the median of the existing building sites in the surrounding
area. In areas where existing platting is characterized by parcels larger than 10,000
square feet, zoning regulations should be consistent with surrounding parcel sizes.
Sites large enough to to be subdivided into parcels of 10,000 square feet or larger
could be zoned accordingly, but only if such zoning would be compatible with
surrounding development.
Multiple-Family Residential
The multiple-family residential land use category is intended to provide for
residential densities of up to a maximum of 24 dwelling units per net acre.
Multiple-family residential development shall be designed in order to create
environmentally-sensitive and well-landscaped settings with pedestrian and
multi-modal, transit-oriented amenities. Zoning regulations shall be implemented
to preserve the existing densities of developed properties within established
districts. Designers should be encouraged to produce unique, flexible, multi-level
projects, such as mixed-use developments, including retail and other office uses
on ground floor levels.
Parks and Open Space
The Parks and Open Space land use category is intended to provide for public
parks, park and open space areas, including those associated with public schools
and other governmental entities. Site designated Parks and Open Space should
not be used for other purposes without an amendment to this land use plan.
Zoning regulations could permit park and open space uses on sites not so
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designated by this plan. Zoning regulations should permit park-related buildings
(e.g., indoor athletic and passive recreation facilities) on land designated as Parks
and Open Space.
The map change would be consistent with the TODD-designated properties to the south and
southeast. The single-family properties to the north are currently buffered from the more
intensive commercial uses along SW 68th Street by the existing Multi-Family Residential
designation. However, any development of the site will require further review from the Planning
Board and approval by the City Commission. At that time, the plans will be reviewed to ensure
compatibility with the surrounding properties. If the proposed development will potentially
cause adverse impacts, remedial measures to eliminate or reduce those impacts will be
addressed then.
Comprehensive Plan Goals, Objectives and Policies
Consistency with the comprehensive plan’s goals, objectives, and policies (GOP) is another
consideration when evaluating FLUM amendments. Staff notes that the request furthers the
intent of the Plan and more specifically the GOP:
Element GOP Statement
Future Land Use5.1.2 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.
6.1 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.Housing1 To assure the availability of desirable, sound,and affordable housing for all
current and future residents of the City of South Miami with special focus on
infill and redevelopment and to include additional housing units in the
Hometown District. It is recognized that the choice of residence location and
housing type rests with the individual and that the City's role is to implement
policies that expand locational and cost choices.
1.1 The City shall support public and private efforts to provide at least 100
additional housing units, and aspire for the creation of more units, by 2023.
Additionally, the City shall seek to provide an adequate supply of housing units
that are affordable to households of all incomes, including the middle income
sector, in proportions that are reflective of the City’s housing demands and
needs in residential projects and communities.
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1.1.1 Utilize the Future Land Use Plan and zoning map to assure a diversity of housing
types.
1.3 The City and its Community Redevelopment Agency shall continue to
coordinate with public and private agencies to meet the affordable housing
needs of low and moderate-income residents through the implementation of
specific programs, in accordance with adopted plans.
1.3.3 The City's Community Redevelopment Agency will implement its housing
program in order to provide for the construction of affordable housing units in
accordance with its adopted Redevelopment Plan.
1.3.5 The City will support and assist the efforts of organizations to construct at
least five affordable housing units per year.
Request 2: An amendment to the Zoning Map to change the designation of the site from Low-
Density Multi-Family Residential (RM-18) to Transit Oriented Development District Mixed Use-
5 (TODD MU-5).
Below is an excerpt of the Zoning Map with the proposed change:
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Zoning Districts
As with the FLUM amendment, the purpose of the different zoning districts should be compatible
with one another. Section 20-3.1 of the LDC provides the following purpose statements of the
TODD, and the other districts in the vicinity:
“RS-4” Small Lot Single-Family Residential District: The purpose of this district is to provide
for single-family residential development located on smaller lots and to protect and
improve the character of existing development in the area. This district is appropriate in
areas designated “Single-Family” on the city’s adopted Comprehensive Plan.
“RM-18” Low Density Multi-Family Residential District: The purpose of this district is to
provide suitable sites for the development of low density multi-family residential uses
with appropriate landscaped open space which are located in such a manner as to serve
as an effective transitional land use element between less intensive residential uses and
more intensive multi-family and/or commercial uses. This district is appropriate in areas
designated “Low Density Multi-Family Residential” on the city’s adopted Comprehensive
Plan.
“TODD", Transit-Oriented Development District: (includes subdistricts TODD (MU-4)
TODD (MU-5), TODD (MU-6), TODD (PI), and TODD (PR)) The purpose of this district is to
maximize and support 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
RM-18
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development of office retail, residential uses, and related services in multi-story and
mixed-use projects that are characteristic of transit-oriented developments. Regulations
provide for the continuation of existing light industrial uses, but encourages
redevelopment through land assembly, flexible building heights, design standards, and
performance-oriented incentives. The district is appropriate in areas designated "Transit-
Oriented Development District" on the City's adopted Comprehensive Plan and Future
Land Use Map.
“PR” Parks and Recreation District: The purpose of this district is to provide for public
parks and open space areas, including those associated with schools and other
community facilities. This district is appropriate in areas designated “Parks and Open
Space” on the city’s adopted Comprehensive Plan.
Similar to the FLUM amendment, the zoning map change would be consistent with the TODD-
designated properties to the south and southeast. The single-family properties to the north are
currently buffered from the more intensive commercial uses along SW 68th Street by the existing
Multi-Family Residential designation. However, any development of the site will require further
review from the Planning Board and approval by the City Commission. At that time, the plans will
be reviewed to ensure compatibility with the surrounding properties. If the proposed
development will potentially cause adverse impacts, remedial measures to eliminate or reduce
those impacts will be addressed then.
Permitted Uses
Evaluating the compatibility of zoning districts also entails comparing the uses permitted in each
district. The descriptions provided above give a good overview of the types of uses allowed in
each district. The RS-4 district is obviously the most limited in terms of the range of uses
permitted; generally, only single-family homes, Group Homes and parkland are allowed. RM-18
allows for a broader range of housing types than those in the RS-4 district, including single-family,
townhouses, duplexes, and multi-family units, as well as child care, fraternal organizations, and
religious uses. As the description suggest, the TODD (MU-5) is the broadest, allowing a variety
of residential dwellings, public and institutional uses, educational uses (through the Special Use
process), business and professional services, and retail uses. While some of these uses may not
be compatible with the single-family homes to the north, the City can require mitigation for any
negative impacts when the development plans are submitted for approval.
Dimensional standards
While both the RM-18 and the RS-4 districts are subject to dimensional standards for such things
as building setbacks and height, development of the TODD properties are controlled by a
regulating plan, which are graphics of site-specific and site design regulations. Based on the
specific street frontage and sub-category, the graphic provides information such as location of
build-to lines, whether arcades are required, and locations for alleys or rear accessways. As this
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application would be an expansion of the TODD zoning, a regulating graphic does not yet exist.
One will need to beincluded withand approved concurrently with a future developer’s proposed
plans and development agreement.
Concurrency Analysis
An analysis of public facilities and services is required when a development permit (which by
defined includesrezonings) is issued (LDC Sec. 20-4.1(A)). The analysis ensures that the additional
residents generated by a new development can be provided with the appropriate level of public
services.
Given that the development plans for thisproperty could vary significantly in terms of residential
unit count, amount of commercial space, etc., calculating the net increase for demand for public
services is highly speculative at this time. Once a development plan is prepared, a more precise
analysis will be prepared. However, the applicants have submitted a concurrency analysis
prepared by the SMCRA consultant, Calvin Giordano & Associates, Inc. (see Exhibit I of the
application package). Staff has reviewed this analysisand generally concurs with it but notes that
its population projections fail to take into consideration the anticipated populations of the Alta
Development project at 6075 Sunset and the Shops of Sunset, both of which were recently
approved but have not been built. The increase in population generated by these projects,
however, (approximately 1,517 people) should not have a negative impact on the analysis.
PLANNING BOARD RECOMMENDATION:
The Planning Board held a public hearing on the applications on November 18, 2019 and
unanimously recommended approval of both requests.
RECOMMENDATION:
Staff recommends approval of the requested changes: (1) a Small-Scale Amendment to the
Future Land Use Map amending the designation from Multiple Family Residential to Transit-
Oriented Development District; and (2) an amendment to the Official Zoning Map changing the
designation from Low Density Multi-Family Residential(RM-18)to Transit-Oriented Development
District Mixed-Use 5 (TODD-MU5).
ATTACHMENTS:
Application materials (letter of intent, application form, Miami Dade County letter, SMCRA resolution, Property
Appraiser reports, survey, proposed FLUM and Zoning Map excerpts, and Memorandum labeled Exhibit I)
Copy of Applicant’s notice to surrounding property owners (with 500’ radius map)
Draft Ordinance amending the Future Land Use Map
Draft Ordinance amending the Official Zoning Map
.
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Page 1 of 3
Ordinance No. _____________________1
An Ordinance amending the Future Land Use Map (FLUM) of the City’s 2
Comprehensive Plan; re-designating the future land use of certain parcels of land3
within the City of South Miami from Multiple Family Residential (MFR) to Transit 4
Oriented Development District (TODD).5
WHEREAS,the Florida Legislature intends that local planning be a continuous and ongoing 6
process; and 7
WHEREAS, Section 163.3184, Florida Statutes, directs local governments to adopt needed 8
amendments to ensure that the Comprehensive Plan provides appropriate policy guidance for growth and 9
development; and10
WHEREAS, the Applicants, Miami-Dade County Public Housing and Community Development 11
Department and the South Miami Community Redevelopment Agency, have submitted a small-scale Future 12
Land Use Map and zoning map amendment application to change the designation of the approximately 13
6.17-acre properties at 5949 and 5941 SW 68th Street, from Multiple Family Residential to Transit Oriented 14
Development District and to change the zoning from Low-Density Multi-Family Residential (RM-18) to 15
Transit Oriented Development District Mixed-use 5 (TODD MU-5) (See Exhibits A and B); and16
WHEREAS,the South Miami Community Redevelopment Agency adopted a resolution authoring 17
its Executive Director to file an application to rezone the property to TODD MU-5 (See Exhibit C); and 18
WHEREAS,the properties in question are listed with the Property Assessors office as being 19
located at 5949 and 5941 SW 68th Street, South Miami, Florida (See Exhibits D and E); and20
WHEREAS,a survey of the properties was prepared showing its dimensions and the location of 21
the roadways surrounding the properties (See Exhibit F); and 22
WHEREAS,the proposed FLUM map amendment (See Exhibit G) complies with Section 23
163.3187, F. S., which outlines the process and criteria for adoption of small-scale comprehensive plan 24
amendments, since the proposed amendment (1) involves less than 10 acresof land area; (2) does not exceed 25
the maximum of 120 acres of cumulative annual acreage for all small-scale development amendments 26
adopted by the City during the current calendar year; (3) maintains internal consistency between elements 27
of the comprehensive plan; (4) does not involve property located within an area of critical state concern; 28
and (5) if the amendment includes a text amendment, then only if the text change is directly related to, and 29
is being adopted simultaneously with, the proposed small-scale future land use map amendment; and30
WHEREAS, the amendment is consistent with the Goals, Objectives, and Policies of the City’s 31
Comprehensive Plan, will support the contemporaneously proposed zoning map amendment (See Exhibit 32
H) and it is supported by the data and analysis set forth in Exhibit I; and 33
WHEREAS,the proposed amendment has been found to meet concurrency standards; and 34
WHEREAS, the Planning Board reviewed the proposed amendment to the Future Land Use Map 35
at a public hearing on November 18, 2019, and provided for public participation in the process, and 36
unanimously recommended approval of the amendment; and37
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Page 2 of 3
WHEREAS, the City Commission wishes to re-designate the referenced parcels from Multiple 38
Family Residential (MFR) to Transit Oriented Development District (TODD); and 39
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION 40
OF THE CITY OF SOUTH MIAMI, FLORIDA:41
Section 1.The foregoing recitals are hereby ratified and incorporated by reference as if fully set 42
forth herein and as the legislative intent of this Ordinance. 43
Section 2. The City of South Miami Comprehensive Plan Future Land Use Map is hereby 44
amended as provided in “Exhibit G” of the application package, which is attached hereto and made a part 45
of this Ordinance.46
Section 3. Supporting analysis for this amendment is provided in “Exhibit I”, attached hereto 47
and made a part of this Ordinance.48
Section 4. Transmittal.The City Manager or designee is authorized to transmit this Ordinance 49
to the appropriate reviewing agencies following the small-scale map amendment review process outlined 50
in Section 163.3187, F.S.51
Section 5. Severability. If any section, clause, sentence, or phrase of this ordinance is for any 52
reason held invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect the 53
validity of the remaining portions of this ordinance. 54
Section 6. Ordinances in Conflict. All ordinances or parts of ordinances and all sections and 55
parts of sections of ordinances in direct conflict herewith are hereby repealed. 56
Section 7. Corrections.Conforming language or technical scrivener-type corrections may be 57
made by the City Attorney for any conforming amendments to be incorporated into the final ordinance for 58
signature.59
Section 8. Effective Date. Pursuant to Florida Law, the Comprehensive Plan amendment(s) 60
adopted by this Ordinance will become effective thirty-one (31) days after adoption unless timely 61
challenged. If challenged within thirty (30) days after adoption, the Comprehensive Plan amendment(s) 62
will become effective if and when the state land planning agency or the Administration Commission, 63
respectively, enters a final order determining the adopted amendment to be in compliance. 64
PASSED AND ENACTED this ____ day of _____________, 2019.65
ATTEST:APPROVED:66
67
________________________________________________68
CITY CLERK MAYOR69
1st Reading 70
2nd Reading 71
72
READ AND APPROVED AS TO FORM:COMMISSION VOTE:73
LANGUAGE, LEGALITY AND Mayor Stoddard:74
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Page 3 of 3
EXECUTION THEREOF Vice Mayor Harris: 75
Commissioner Gil:76
Commissioner Liebman:77
________________________Commissioner Welsh:78
CITY ATTORNEY79
80
81
82
18
October 11, 2019
Ms. Jane K. Tompkins, AICP
Planning Director
City of South Miami
6130 Sunset Drive
South Miami, FL 33143
Email: jtompkins@southmiamifl.gov
RE: Letter of Intent for Future Land Use and Zoning Amendment of South Miami
Gardens
Property Addresses: 5949 and 5941 SW 687th Street, South Miami, FL
Folios: 09-4025-063-0010 and 09-4025-063-0020
Dear Ms. Tomkins,
Calvin, Giordano & Associates, Inc. (CGA) represents the South Miami Community
Redevelopment Agency (“SMCRA”) in a request to amend the Future Land Use and
Zoning designations of the above-referenced parcels.
The parcels, comprising a total of 6.17 acres of land, are owned by Miami-Dade County
through its Public Housing and Community Development Department (“PHCD”) and are
developed and known collectively as South Miami Gardens (“the Site”), a Public Housing
complex located within the boundaries of the South Miami Community Redevelopment
Area (“the CRA”).
The SMCRA and PHCD are proceeding as co-applicants (“Co-Applicants”) for the purpose
of this request; PHCD has authorized the SMCRA and its designees to represent PHCD
before the City in matters related to the request.
This correspondence shall serve as the Letter of Intent in support of the requested
amendments and, together with the enclosed materials, constitutes our client’s
submittal for review by the Planning Board. In particular, the submittal details the
following requests for City action and approval:
1. A small-scale map amendment to the City’s Future Land Use Map (“FLUM”) to re-
designate the two parcels from Multiple-Family Residential (MFR) to Transit-
Oriented Development District (TODD).
2. An amendment of the City’s Official Zoning Map, to rezone the two parcels from
Low-Density Multi-Family Residential (RM-18) to Transit-Oriented Development
District Mixed-Use 5 (TODD MU-5)
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Future Land Use & Zoning Amendment Request
October 11, 2019
Page 2 of 3
The driving force behind this request is the Co-Applicants’ aspiration to support and facilitate the
revitalization of the South Miami Gardens site as a key land asset within the CRA. The revitalization of
South Miami Gardens has been considered a priority by the SMCRA as far back as 2001, when a housing
study commissioned by that agency at the time identified South Miami Gardens as one of several
catalytic opportunity sites.
More recently, the SMCRA and PHCD have been in recurrent dialogue regarding the redevelopment
outlook of South Miami Gardens among PHCD’s agency-wide public housing redevelopment program.
Due to the low-density nature of the existing development and the correspondingly low-density nature of
the current Future Land Use and Zoning designations, South Miami Gardens was originally positioned as
a lower-ranking opportunity on PHCD’s conversion list, under a program entitled Rental Assistance
Demonstration (“RAD”) program.
RAD is a voluntary program of the U.S. Department of Housing and Urban Development (“HUD”)
authorized in the FY2012 Congressional Appropriations Bill to restructure assistance to public housing
projects. It is a demonstration program which allows for the conversion of Public Housing developments
to either Site-Based Vouchers (PBV) or Project-Based Rental Assistance (PBRA). RAD enables access by
Public Housing Agencies (“PHAs”) and owners to private debt and equity to address immediate and long-
term capital needs. In essence, RAD seeks to preserve public housing by providing PHAs with access to
more stable funding to make needed improvements to existing properties. (Additional information about
RAD and PHCD’s analysis of the Site is provided as part of the application materials.)
The future revitalization of South Miami Gardens is in line with the County’s development vision for its
Public Housing Agency. Working in partnership with private developers through a mixed-income and
mixed-finance development approach, PHCD has completed construction, or is in the process of
completing, approximately 2,400 units out of approximately 9,000 public housing units.
To date, PHCD has not selected a development partner for the South Miami Gardens project, nor has a
development plan been created for the Site. However, the potential amendment of the parcels’ Future
Land Use and Zoning designations, opening the possibility of building additional units, will bolster the
ranking of this Public Housing complex on PHCD’s list to a RAD Tier 1 project by making the Site more
redevelopment-ready in terms of financial feasibility and appeal to experienced, qualified development
partners for PHCD, once a Request for Proposals (RFP) is issued.
Facilitating this revitalization also greatly helps advance the SMCRA’s mission and vision. The proposed
amendments would not only add flexibility to revitalize the existing 58 public housing units; they would
also create an opportunity to develop additional affordable, workforce and, potentially, market rate
housing units as part of a mixed-income, mixed-finance, mixed-use project –one which, as we will detail
in our summary documentation, is consistent with the City’s Comprehensive Plan housing goals,
objectives and policies.
Given the proximity and accessibility of the site to the South Miami Metrorail Station; the compact,
walkable block grid of the surrounding area; and the immediate adjacency to the Transit-Oriented
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South Miami Gardens
Future Land Use & Zoning Amendment Request
October 11, 2019
Page 3 of 3
Development District, the requested amendment to TODD Future Land Use and TODD MU-5 zoning is
reasonable and appropriate to achieve the desired character of redevelopment for this site.
Enclosed with this Letter of Intent, please find the following application materials:
• Exhibit A: Signed Application for Public Hearing before Planning Board & City Commission.
• Exhibit B: PHCD Letter Authorizing SMCRA (or designee) Representation.
• Exhibit C: Board Resolution No. 19-19-1107 authorizing the SMCRA to support and act as a co-
applicant in the matter of this request.
• Exhibits D and E: Subject Parcels Information from Miami-Dade County Property Appraiser.
• Exhibit F: Current Parcel Boundary Survey prepared by Miami-Dade County Department of
Transportation and Public Works Survey Section, dated 06/06/2019.
• Exhibit G: Proposed Small Scale Map Amendment.
• Exhibit H: Proposed Official Zoning Map Amendment.
• Exhibit I: Justification for Change Summary prepared Calvin, Giordano & Associates, Inc., dated
September 16, 2019
NOTE: Exhibit J, including: (1) map of the properties within a 500-foot radius; (2) list of owners of record;
(3) copy of notice letter; and (4) notarized affidavit will be submitted separately but within five (5)
business days of this submittal, in accordance with the requirements of Sec. 20-5.5.
We reserve the right to amend and supplement these application materials as needed throughout the
City review and approval process.
We look forward to working with the City on this important initiative, which will help facilitate the
revitalization of one of the most important sites in the South Miami Community Redevelopment Area.
Please do not hesitate to contact me if you have any questions or comments concerning our submittal.
Silvia E. Vargas, AICP, LEED AP
Principal Planner
CC (via email):
Mr. Evan Fancher, SMCRA Executive Director
Dr. Michael Liu, Director Miami-Dade County Public Housing and Community Development (via Ms. Ana
Meza, Construction Manager, Miami-County PHCD Development Division and Mr. Jorge Cibran, Director,
Miami-Dade County PHCD Development Division)
Mr. Steven J. Alexander, South Miami City Manager
Mr. Marcus Lightfoot, South Miami Zoning Review Coordinator
21
City of South Miami Planmng & Zoning DepartmentCity Hall, 6130 Sunset Drive, South Miami, Florida 33143 Telephone: (305) 663-6326; Fax: (305) 668-1356
Application for Public Hearing before Planning Board & City Commission
Address of Subject Property: 5949 and 5941 SW 68 Street Tracts C and D Block --Subdivision University Gdns
Miami, FL 33143 PB 102 -J!__ Sub No 3 Tracls •c•
Folios: 09-4025-063-001 O and 09-4025-063-0020 and •o•
Co-Applicants:Soulh Miami Community Redevelopment Agency Phone: see belowMiami-Dade County PubNc Housing & Community Dev
Representative: Evan Fancher. Executive Director Organization: South Miami Community Redevelopment Agency
Address: Phone: 5825 SW 68th Streel, Ste 4/0ffice 400 South Miami, FL 33143 305-668-7236
Property Owner: Miami-Dade co Public Housing & Community Signature:
Oevelopmenl. Michael Liu, Director
Mailing Address: 701 NW 1st Court, 161h Floor Miami, FL 33136
� Phone: 786-469-4118
Architect/Engineer: Phone: NIA N/A
AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT: (Zpwner IZ]owner·s Representative !]contract to purchase Q)ption to purchase Orenanl/Lessee
APPLICATION IS HEREBY MADE FOR THE FOLLOWING:
PLEASE CHECK THE APPROPRIATE ITEM:0Text Amendment to LDC -Variance @Zoning Map Amendment _Special Use
_ PUD Approval _Special Exception
_ PUD Major Change [aJther E!Alai,..eF el Pia!}
FLUM Amendment
Briefly explain application and cite specific Code sections:
The SMCRA, acting in conjunction with Miami·Dade County Public Housing and Comm Dev.
seeks lo amend lhe South Miami Future Land Use and Zoning Maps for the public housing
development known as South Miami Gardens, consisting of 2 parcels, from MFR to TODD &
from RM-18 lo TODD MU-5 pursuant to 20-5.:Z, 20-5.7, 20·5.22, ARTICLE VIII (as amended)
Section: --Subsection: --Page#: __ Amended Date:
SUBMITTED MATERIALS
PLEASE CHECK ALL THAT APPLY:
[Z]Letter of intent [ZIJustifications for change
_ Statement of hardship (Z}Proof of ownership or letter from owner0Power of attorney
_ Contract to purchase
[l)Current survey (1 original sealed and
signed/1 reduced copy @ 11 '' x 17")
_ 15 copies of Site Plan and Floor Plans
24 x 36", 1 reduced copy@ 11" x 17"
�ffldavit-Recelpts attesting to mailnotices sent
@Mailing labels (3 sets) and map
({]Required Fee(s)
ias read this cornplcled application and represents that the information and all submitted materials are true andof the applicant's kn owledge: and belief.
Evan Fancher Jo I 1.J2-0 '· lApplicant's Signature and title Print Name Dal
Upon receipt, applications and all submitted materials will be reviewed for compliance with the Land Development Code and otherapplicable regulations. Applications found not in compliance will be rejc:cled and returned to the applicant.
OFFICE USE ONLY:
Date Filed. ____ _ Date of PB Hearing _____ Date of Commission ____ _
Pemion Required __ _ Petition Accepted _____ _
Method of Pa men!
Z:\Forms\Current Planning Department Forms\Planning Department Forms\Planning Board\PB • Rezoning Application -Revised 2-20-2013.doc
Exhibit A
22
Exhibit B
23
Exhibit C
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
Property Information
Folio:09-4025-063-0020
Property Address:
5941 SW 68 ST
, FL 33143-3549
5941SW68ST
Owner MIAMI-DADE COUNTY
MIAMI-DADE HOUSING AGENCY
Owner MIAMI-DADE COUNTY
MIAMI-DADE HOUSING AGENCY
Mailing Address 701 NW 1 CT 16TH FLOOR
MIAMI, FL 33136 USA
PA Primary Zone 3700 MULTI-FAMILY - 10-21 U/A
Primary Land Use 8647 COUNTY : DADE COUNTY
Beds / Baths / Half 88 / 35 / 13
Floors 2
Living Units 26
Actual Area 35,142 Sq.Ft
Living Area 35,142 Sq.Ft
Adjusted Area 30,746 Sq.Ft
Lot Size 145,054.8 Sq.Ft
Year Built 1977
Assessment Information
Year 2018 2017 2016
Land Value $582,750 $582,750 $582,750
Building Value $1,417,108 $1,439,964 $1,393,161
XF Value $46,599 $47,169 $47,739
Market Value $2,046,457 $2,069,883 $2,023,650
Assessed Value $2,046,457 $2,069,883 $2,023,650
Benefits Information
Benefit Type 2018 2017 2016
County Exemption $2,046,457 $2,069,883 $2,023,650
Note: Not all benefits are applicable to all Taxable Values (i.e. County,
School Board, City, Regional).
Short Legal Description
25 54 40 3.33 AC PB 102-19
UNIVERSITY GDNS SUB NO 3
TRACT 'D'
LOT SIZ2 145204 SQ FT M/L
Taxable Value Information
2018 2017 2016
County
Exemption Value $2,046,457 $2,069,883 $2,023,650
Taxable Value $0 $0 $0
School Board
Exemption Value $2,046,457 $2,069,883 $2,023,650
Taxable Value $0 $0 $0
City
Exemption Value $2,046,457 $2,069,883 $2,023,650
Taxable Value $0 $0 $0
Regional
Exemption Value $2,046,457 $2,069,883 $2,023,650
Taxable Value $0 $0 $0
Sales Information
Previous
Sale Price OR Book-
Page
Qualification
Description
Previous
Owner 1
Previous
Owner 2
Detailed Report
Summary Report
Generated On : 1/14/2019
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
Exhibit D
49
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0020
Property Address:5941 SW 68 ST
5941SW68ST
Roll Year 2018 Land, Building and Extra-Feature Details
Land Information
Land Use Muni Zone PA Zone Unit Type Units Calc Value
GENERAL RM-18 3700 Acres 3.33 $582,750
Building Information
Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value
1 1 1977 3,070 3,070 2,690 $123,984
2 1 1977 3,070 3,070 2,690 $123,984
3 1 1977 3,070 3,070 2,690 $123,984
4 1 1977 3,070 3,070 2,690 $123,984
5 1 1977 3,070 3,070 2,690 $123,984
6 1 1977 4,948 4,948 4,324 $199,297
7 1 1977 4,948 4,948 4,324 $199,297
8 1 1977 4,948 4,948 4,324 $199,297
9 1 1977 4,948 4,948 4,324 $199,297
Extra Features
Description Year Built Units Calc Value
Paving - Asphalt 2012 21,459 $31,223
Light Standard - 10-30 ft High - 1 Fixture 1977 16 $12,896
Light Standard - 10-30 ft High - 2 Fixtures 1977 2 $2,480
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
50
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0020
Property Address:5941 SW 68 ST
5941SW68ST
Roll Year 2017 Land, Building and Extra-Feature Details
Land Information
Land Use Muni Zone PA Zone Unit Type Units Calc Value
GENERAL RM-18 3700 Acres 3.33 $582,750
Building Information
Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value
1 1 1977 3,070 3,070 2,690 $125,984
2 1 1977 3,070 3,070 2,690 $125,984
3 1 1977 3,070 3,070 2,690 $125,984
4 1 1977 3,070 3,070 2,690 $125,984
5 1 1977 3,070 3,070 2,690 $125,984
6 1 1977 4,948 4,948 4,324 $202,511
7 1 1977 4,948 4,948 4,324 $202,511
8 1 1977 4,948 4,948 4,324 $202,511
9 1 1977 4,948 4,948 4,324 $202,511
Extra Features
Description Year Built Units Calc Value
Paving - Asphalt 2012 21,459 $31,545
Light Standard - 10-30 ft High - 2 Fixtures 1977 2 $2,520
Light Standard - 10-30 ft High - 1 Fixture 1977 16 $13,104
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
51
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0020
Property Address:5941 SW 68 ST , FL 33143-3549
5941SW68ST
Roll Year 2016 Land, Building and Extra-Feature Details
Land Information
Land Use Muni Zone PA Zone Unit Type Units Calc Value
GENERAL RM-18 3700 Acres 3.33 $582,750
Building Information
Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value
1 1 1977 3,070 3,070 2,690 $121,889
2 1 1977 3,070 3,070 2,690 $121,889
3 1 1977 3,070 3,070 2,690 $121,889
4 1 1977 3,070 3,070 2,690 $121,889
5 1 1977 3,070 3,070 2,690 $121,889
6 1 1977 4,948 4,948 4,324 $195,929
7 1 1977 4,948 4,948 4,324 $195,929
8 1 1977 4,948 4,948 4,324 $195,929
9 1 1977 4,948 4,948 4,324 $195,929
Extra Features
Description Year Built Units Calc Value
Paving - Asphalt 2012 21,459 $31,867
Light Standard - 10-30 ft High - 1 Fixture 1977 16 $13,312
Light Standard - 10-30 ft High - 2 Fixtures 1977 2 $2,560
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
52
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0020
Property Address:5941 SW 68 ST
Full Legal Description
25 54 40 3.33 AC PB 102-19
UNIVERSITY GDNS SUB NO 3
TRACT 'D'
LOT SIZ2 145204 SQ FT M/L
Sales Information
Previous Sale Price OR Book-Page Qualification Description Previous Owner 1 Previous Owner 2
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
53
Property Information
Folio:09-4025-063-0010
Property Address:5949 SW 68 ST
South Miami, FL 33143-3523
Owner MIAMI-DADE COUNTY
MIAMI-DADE HOUSING AGENCY
Mailing Address 701 NW 1 CT 16TH FLOOR
MIAMI, FL 33136 USA
PA Primary Zone 3700 MULTI-FAMILY - 10-21 U/A
Primary Land Use 8647 COUNTY : DADE COUNTY
Beds / Baths / Half 96 / 40 / 16
Floors 2
Living Units 32
Actual Area Sq.Ft
Living Area Sq.Ft
Adjusted Area 35,072 Sq.Ft
Lot Size 123,554 Sq.Ft
Year Built 1975
Assessment Information
Year 2018 2017 2016
Land Value $1,297,317 $1,297,317 $1,297,317
Building Value $1,445,036 $1,469,120 $1,422,100
XF Value $7,290 $7,397 $7,503
Market Value $2,749,643 $2,773,834 $2,726,920
Assessed Value $2,749,643 $2,736,771 $2,487,974
Benefits Information
Benefit Type 2018 2017 2016
Non-Homestead
Cap
Assessment
Reduction $37,063 $238,946
County Exemption $2,749,643 $2,736,771 $2,487,974
Note: Not all benefits are applicable to all Taxable Values (i.e. County,
School Board, City, Regional).
Taxable Value Information
2018 2017 2016
County
Exemption Value $2,749,643 $2,736,771 $2,487,974
Taxable Value $0 $0 $0
School Board
Exemption Value $2,749,643 $2,773,834 $2,726,920
Taxable Value $0 $0 $0
City
Exemption Value $2,749,643 $2,736,771 $2,487,974
Taxable Value $0 $0 $0
Regional
Exemption Value $2,749,643 $2,736,771 $2,487,974
Taxable Value $0 $0 $0
Detailed Report
Generated On : 1/14/2019
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
Exhibit E
54
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0010
Property Address:5949 SW 68 ST
Roll Year 2018 Land, Building and Extra-Feature Details
Land Information
Land Use Muni Zone PA Zone Unit Type Units Calc Value
GENERAL RM-18 3700 Square Ft. 123,554.00 $1,297,317
Building Information
Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value
1 1 1975 35,072 $1,445,036
Extra Features
Description Year Built Units Calc Value
Chain-link Fence 4-5 ft high 1987 400 $2,880
Chain-link Fence 6-7 ft high 1987 250 $2,520
Paving - Asphalt 1975 2,100 $1,890
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
55
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0010
Property Address:5949 SW 68 ST
Roll Year 2017 Land, Building and Extra-Feature Details
Land Information
Land Use Muni Zone PA Zone Unit Type Units Calc Value
GENERAL RM-18 3700 Square Ft. 123,554.00 $1,297,317
Building Information
Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value
1 1 1975 35,072 $1,469,120
Extra Features
Description Year Built Units Calc Value
Chain-link Fence 6-7 ft high 1987 250 $2,555
Chain-link Fence 4-5 ft high 1987 400 $2,920
Paving - Asphalt 1975 2,100 $1,922
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
56
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0010
Property Address:5949 SW 68 ST South Miami, FL 33143-3523
Roll Year 2016 Land, Building and Extra-Feature Details
Land Information
Land Use Muni Zone PA Zone Unit Type Units Calc Value
GENERAL RM-18 3700 Square Ft. 123,554.00 $1,297,317
Building Information
Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value
1 1 1975 35,072 $1,422,100
Extra Features
Description Year Built Units Calc Value
Chain-link Fence 4-5 ft high 1987 400 $2,960
Chain-link Fence 6-7 ft high 1987 250 $2,590
Paving - Asphalt 1975 2,100 $1,953
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
57
Generated On : 1/14/2019
Property Information
Folio:09-4025-063-0010
Property Address:5949 SW 68 ST
Full Legal Description
25 54 40 3.26 AC PB 102-19
UNIVERSITY GDNS SUB NO 3
TRACT 'C'
LOT SIZE 123554 SQ FT
Sales Information
Previous Sale Price OR Book-Page Qualification Description
The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser
and Miami-Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp
Version:
58
Exhibit F
59
60
Exhibit G - Proposed Small Scale Amendment
61
Exhibit H - Proposed
Official Zoning Map Amendment
62
Exhibit I
(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: September 16, 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: Future Land Use and Zoning Amendment Request – Justification for Change
Project: South Miami Gardens
CC: Evan Fancher, City of South Miami CRA Executive Director
1) Summary of Key Information
(a) Property Owner: Miami-Dade County,
through the Public Housing and Community
Development Department (PHCD).
(b) Request Co-Applicants: PHCD and South
Miami Community Redevelopment Agency
(SMCRA).
(c) Subject Parcels: A public housing complex
consisting of two parcels located at 5949
and 5941 SW 687th Street, South Miami, FL,
identified by Folios 09-4025-063-0010 and
09-4025-063-0020, respectively.
(d) Combined Land Area: 6.17 acres
(e) Requests: The Co-Applicants request City of
South Miami approval for:
• A small-scale map amendment to the
City’s Future Land Use Map (“FLUM”) to
re-designate the two parcels FROM:
Multiple-Family Residential (MFR) TO:
Transit-Oriented Development District
(TODD). This amendment is a necessity
to permit the rezoning described in the SMCRA Resolution.
• An amendment of the City’s Official Zoning Map, to rezone the two parcels FROM: Low-Density Multi-
Family Residential (RM-18) TO: Transit-Oriented Development District Mixed-Use 5 (TODD MU-5).
• Both amendments are graphically depicted in Exhibits G and H of the application package.
Map Source: Google Earth
Figure 1
63
Exhibit I
(Memorandum)
2) Justification for Request
South Miami Gardens is a public housing complex owned
by Miami-Dade County through the County’s Public
Housing and Community Development Department
(PHCD). The complex comprises two parcels generally
bound by SW 68th St to the south, SW 58th Pl to the east,
SW 67th St and SW 66th Terr to the north, and SW 61st Drive
Ct. to the west and southwest. The two parcels are
separated by SW 59th Pl. (Figure 1)
The development consists of approximately fifteen (15) 2-
story structures, containing a total of 58 public housing
units. The complex was developed between 1975 and
1977, making the structures well over 40 years old.
According to a current South Miami Community
Redevelopment Area (CRA) Plan (from 2005), the two
parcels are located within the boundary of the CRA (Figure
2). The CRA Plan is in the process of being updated, with a
potential expansion of the CRA boundary which would put
the South Miami Gardens site even more squarely at the
heart of the redevelopment area.
The revitalization of South Miami Gardens has been a
priority of the South Miami Community Redevelopment
Agency (SMCRA) as far back as 2001, when a housing study
commissioned by that agency identified South Miami
Gardens as one of several catalytic opportunity sites for redevelopment.
In addition, the 2005 CRA Plan update identifies ongoing work with Miami-Dade County in facilitating the
redevelopment of South Miami Gardens as one of the SMCRA’s key actions toward attaining the development of
new housing and rehabilitation of existing units (Goal 15). At the time, the Plan identified local regulatory
challenges as one possible reason why the redevelopment process had not moved more quickly.
In addition, the conditions, sources and criteria for funding projects of this type often favored other Miami-Dade
County Public Housing and Community Development (PHCD) projects, as CRAs throughout Miami-Dade County
tried to provide financial incentives, infrastructure investment, and more favorable zoning to facilitate
redevelopment or rehabilitation of existing public housing.
The SMCRA has been firm in its desire to work with PHCD on identifying effective means and tools to facilitate
the redevelopment of South Miami Gardens. For more than a year, SMCRA Board Vice-Chair Walter Harris and
Executive Director Evan Fancher have been discussing options with PHCD, including a potential change of land
Figure 2
Map Source: Assessment of Need by KCI, dated July
2019
64
Exhibit I
(Memorandum)
use and/or zoning to the current South Miami Gardens site, that would increase the possibility of upgrading the
standing of the project on PHCD’s among redevelopment priorities.
A recent issue has opened a window of opportunity for the SMCRA to change the status of South Miami Gardens:
Miami-Dade County, through PHCD, has sought to expedite its agency-wide redevelopment program through
the adoption of a U.S. Department of Housing and Urban Development (HUD) program named Rental
Assistance Demonstration (RAD). RAD was authorized in the FY2012 Congressional Appropriations Bill to
restructure assistance to public housing projects, and it is a demonstration program which allows for the
conversion of public housing developments to either Site-Based Vouchers (PBV) or Project-Based Rental
Assistance (PBRA). Essentially, RAD enables access by Public Housing Agencies (PHAs) and owners such as
Miami-Dade County PHCD to private debt and equity to address immediate and long-term capital needs.
On August 30, 2018, Miami-Dade County Mayor Carlos Gimenez and PHCD Director Michael Liu submitted a
letter to HUD Secretary Ben Carson requesting a set-aside of 6,426 public housing units as part of a
portfoliowide reservation under RAD. A response letter was received from HUD on November 6, 2018 indicating
that there seemed to be a clear path to secure RAD authority for all 6,426 units in PHCD's proposed RAD
conversion portfolio. Resident Information Notices (RIN) and General Information Notices (GIN) were sent to
residents and meetings were held with affected public housing residents and stakeholders to inform and obtain
input on the PHCD's RAD program and redevelopment of project sites.
On November 19, 2018, the Board of County Commissioners approved submission of RAD applications to HUD,
pursuant to Resolution No. R-1240-18.
On December 13, 2018, PHCD submitted RAD applications to HUD for nine (9) initial public housing sites (Tier 1
projects) for RAD Conversion. This time, based on the possibility of a more redevelopment-favorable land use
and zoning, PHCD’s Tier 1 project list includes South Miami Gardens. On March 22, 2019, HUD sent the County a
letter that commits to reserving conversion authority for all requested 6,426 units in the portfolio, subject to the
County complying with certain requirements set forth in the RAD Notice. The letter further advised the County
that for each approved RAD application, HUD will enter into a Commitment to enter into a Housing Assistance
Payments (CHAPs). HUD has already committed to entering into CHAPS for the nine (9) initial projects, including
South Miami Gardens.
PHCD considers many factors in evaluating its project sites for redevelopment. The financial viability of a
potential project is significant among those factors. This includes the ability to add residential units to existing
developed sites, since many public housing sites are underutilized –as is the case of South Miami Gardens. Just
as important, the projects have to provide 1-to-1 replacement for the existing units, as well as incorporate other
units to achieve mixed-income goals.
As a result of this process, on September 9, 2019 the SMCRA Board passed a resolution authorizing the SMCRA
to support and act as a co-applicant with Miami-Dade County, via the PHCD, a request that the City of South
Miami amend the zoning of South Miami Gardens.
The resulting application which is the subject of this supporting analysis includes two interrelated
amendments: 65
Exhibit I
(Memorandum)
a) A small-scale map amendment to the City’s Future Land Use Map (“FLUM”) to re-designate the two parcels
from Multiple-Family Residential (MFR) to Transit-Oriented Development District (TODD). This amendment
is a necessity to permit the rezoning described in the SMCRA Resolution
b) An amendment of the City’s Official Zoning Map, to rezone the two parcels from Low-Density Multi-Family
Residential (RM-18) to Transit-Oriented Development District Mixed-Use 5 (TODD MU-5).
These amendments will afford PHCD and its potential partners greater flexibility to revitalize South Miami
Gardens by redeveloping at greater intensity than presently exists, building additional units on site to create a
true mixed-income community including affordable, workforce and possibly market rate housing units, as well
as possibly including a nonresidential component of office or neighborhood-serving retail space as part of a
mixed-use project.
The proposed amendments, if approved, would bolster South Miami Gardens’ ranking in PHCD’s RAD public
housing conversion project list, by helping make the project more redevelopment-ready in terms of financial
feasibility and more appealing to experienced, qualified potential development partners for PHCD, once a
Request for Proposals (RFP) is issued by the County.
3) Documentation and Analysis
a. Site and Context Summary Information
Boundaries
The complex comprises two parcels split by SW 59th Pl.
North: SW 67th St and SW 66th Terr
South: SW 68th St
East: SW 58th Pl
West/Southwest: SW 61st Drive Ct.
Land Area
Parcel 1 (Folio 09-4025-063-0010): 2.84 acres
Parcel 2 (Folio 09-4025-063-0020): 3.33 acres
Total Combined: 6.17 acres
Existing Site Conditions
Use: Developed with multiple two-story multifamily residential
buildings
Future Land Use Designation: Multiple-Family Residential (MFR)
Zoning District: Low-Density Multi-Family Residential (RM-18)
Existing Surrounding Area
Conditions
North: Mix of single-family detached dwellings, multifamily
residential (3-story apartment building), churches and
educational institutions (St. Albans Child Enrichment Ctr).
South – Low-rise multifamily residential (Lee Park Condominiums)
East – Park (Murray Park and Aquatic Center)
West: Park (Marshal Williamson Park), educational institution
(O’Farrill Learning Center) and mid-rise multifamily residential
(South Miami Plaza Apartments-Public Housing) 66
Exhibit I
(Memorandum)
Adjacent Future Land Use
Designations
North: Single-Family Residential
South: Transit Oriented Development District
East: Parks and Open Space
West: Parks and Open Space
Adjacent Zoning Districts
North: Single-Family Residential (RS-4)
South: Transit-Oriented Development District (TODD MU-5) and
Low-Density Multi-Family Residential (RM-18)
East: Parks and Recreation (PR)
West: Parks and Recreation (PR)
Future Land Use Map and Zoning
Figures 3 and 4 show the current designation of the parcels in question, as well as the surrounding area.
Figure 3.
Map Excerpt Source: City of South Miami
67
Exhibit I
(Memorandum)
b. Consistency with Relevant Comprehensive Plan Policies
We reviewed the City’s 2018 Comprehensive Plan update. The request to amend the FLUM and the Zoning Map
is consistent with, and supported by many goals, objectives and policies contained in the Plan’s Future Land
Use and the Housing Elements, including:
Future Land Use Element
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.
Map Excerpt Source: City of South Miami
Figure 4.
68
Exhibit I
(Memorandum)
[. . . ]
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.
Housing Element
HOU GOAL 1
To assure the availability of desirable, sound, and affordable housing for all current and future
residents of the City of South Miami with special focus on infill and redevelopment and to include
additional housing units in the Hometown District. It is recognized that the choice of residence
location and housing type rests with the individual and that the City's role is to implement policies
that expand locational and cost choices.
HOU OBJECTIVE 1.1
The City shall support public and private efforts to provide at least 100 additional housing units,
and aspire for the creation of more units, by 2023. Additionally, the City shall seek to provide an
adequate supply of housing units that are affordable to households of all incomes, including
the middle-income sector, in proportions that are reflective of the City’s housing demands and
needs in residential projects and communities.
HOU Policy 1.1.1
Utilize the Future Land Use Plan and zoning map to assure a diversity of housing types.
[. . .]
69
Exhibit I
(Memorandum)
HOU Policy 1.1.5
The City shall adopt and implement programs to support the creation and rehabilitation of
affordable housing, such as an inclusionary zoning requirement, a bonus program, a low
interest loan program, a grant program or a Transfer of Development Rights program based
on the provision of affordable housing.
HOU Policy 1.1.6
By 2023, the City shall investigate the range of housing available in the City and review the
Land Development Code for any impediments to the development of projects that offer a
broad range of housing prices and types. If a housing study is pursued, it should include an
assessment of the range of housing available.
HOU Policy 1.2.5
By 2020, the City shall review, and amend as necessary, the Land Development Code
regulations for changes that will lead to more affordable housing, such as reduced minimum
lot size, provisions for accessory units, and reduced parking requirements.
HOU OBJECTIVE 1.3
The City and its Community Redevelopment Agency shall continue to coordinate with public
and private agencies to meet the affordable housing needs of low and moderate-income
residents through the implementation of specific programs, in accordance with adopted plans.
HOU Policy 1.3.1
Utilize the Future Land Use Plan and zoning maps, making special use of mixed-use districts,
to provide for areas which promote very-low-income, low-income, and moderate-income
households, while attempting to avoid the concentration of these household in specific areas
of the City.
[. . .]
HOU Policy 1.3.3
The City's Community Redevelopment Agency will implement its housing program in order to
provide for the construction of affordable housing units in accordance with its adopted
Redevelopment Plan.
HOU Policy 1.3.4
The City's Community Redevelopment Agency will provide additional incentives to private
developers to construct projects with affordable housing units.
HOU Policy 1.3.5
The City will support and assist the efforts of organizations to construct at least five affordable
housing units per year.
70
Exhibit I
(Memorandum)
HOU Policy 1.3.6
The City will support the County’s development in the Rapid Transit Zone in order to
encourage mixed-use/residential multi-family projects and encourage the construction or
funding of affordable housing units.
c. Comparative Review: Current versus Proposed
Future Land Use Map Amendment Request
From:
Multi-Family Residential (MFR)
To:
Transit-Oriented Development District
(TODD)
Corresponding Future Land Use Description
“The Multiple-Family Residential land use
category is intended to provide for residential
densities of up to a maximum of 24 dwelling
units per net acre. Multiple-family residential
development shall be designed in order to
create environmentally-sensitive and well-
landscaped settings with pedestrian and multi-
modal, transit-oriented amenities. Zoning
regulations shall be implemented to preserve
the existing densities of developed properties
within established districts. Designers should
be encouraged to produce unique, flexible,
multi-level projects, such as mixed-use
developments, including retail and office uses
on ground floor levels.”
NOTE: Unresolved discrepancy – the
description states that designers should be
encouraged to produces project such as
mixed-use developments that include retail
and office uses on the ground floor of
buildings. However, the corresponding land
development regulations do not permit retail
or office uses in RM-18, nor do they encourage
mixed-use developments.
“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.”
Zoning Map Amendment Request
From:
Low-Density Multifamily Residential (LRM-18)
To:
Transit-Oriented Development District (TODD
MU-5)
71
Exhibit I
(Memorandum)
Corresponding Land Development Regulations
“The purpose of this district is to provide
suitable sites for the development of low-
density multi-family residential uses with
appropriate landscaped open space which are
located in such a manner as to serve as an
effective transitional land use element
between less intensive residential uses and
more intensive multi-family and/or
commercial uses. This district is appropriate in
areas designated "Low Density Multi-Family
Residential" on the city's adopted
Comprehensive Plan.
NOTE: Unresolved discrepancy – there is no
“Low Density Multi-Family Residential”
designation on the City’s adopted
Comprehensive Plan.
“ “TODD", Transit-Oriented Development
District: (includes subdistricts TODD (MU-4)
TODD (MU-5), TODD (MU-6), TODD (PI), and
TODD (PR)) The purpose of this district is to
maximize and support 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, retail, and residential uses, and related
services in multi-story and mixed-use projects
that are characteristic of transit-oriented
developments. Regulations provide for the
continuation of existing light industrial uses,
but encourages redevelopment through land
assembly, flexible building heights, design
standards, and performance-oriented
incentives. The district is appropriate in areas
designated "Transit-Oriented Development
District" on the City's adopted Comprehensive
Plan and Future Land Use Map.
NOTE: This description and TODD
corresponding regulations were approved by
the City Commission as part of an update of
the TODD zoning district on the 26th of
February, 2019.
Range of Uses:
Planned Unit Development (Residential)
Residential uses including single-family,
townhouse, duplex and multi-family dwellings;
community homes and group homes; home
occupations
Child care; religious uses; parks; clubs; and
mobile pet grooming services
Range of Uses:
Boarding house and tourist dwelling,
townhouse and multi-family dwellings;
community homes and group homes; home
occupations; live-work and artist studios;
Limited public and institutional uses including
adult congregate living facilities and
convalescent homes; child care; clubs;
government offices;
Museums, libraries or art galleries; parks and
open space; social service agencies and
educational institutions;
A variety of business and professional services;
neighborhood-serving retail uses; various
transit services and facilities
72
Exhibit I
(Memorandum)
NOTE: The above include both as of right and by special condition
Requirements:
• Density: Up to 24 units per acre
• Size: Minimum of 10,000 net sf
• Building Height: Up to 2 stories or 30
feet
• Coverage: Up to 60% impervious
Requirements:
• Density: Minimum of 50 units per net
acre. As many units as can be
accommodated while meeting parking
requirements
• Site Size: n/a
• Building Height: Min of 2 stories, max of
4 as of right; 4 additional stories
achievable through bonuses; up to 100
feet
• Coverage: 100%
Other Notable Provisions:
• 10% of residential units must be affordable
or workforce or a combination of both
• Impact fees are waived for that portion of
the floor area devoted to such uses
• Reduced minimum parking requirements,
and maximum parking provision
• Developers encouraged to unbundle the
cost of residential parking spaces from
dwelling units
• Bicycle parking requirements
d. Development Capacity Analysis:
There is no Site Plan Review Application associated with this request. PHCD will not issue a Request for Developer
Proposals until after, and if, the request is approved. Therefore, development capacity calculations based on a
potential TODD MU-5 zoning are purely speculative at this time.
However, for the purposes of exploring the additional flexibility that could be afforded to PHCD to pursue a
potential mixed-use, mixed-income revitalization project on the South Miami Gardens site under an amended
Future Land Use and Zoning, an estimate has been generated comparing potential development under the current
and potential scenarios (Table 1). The estimate of development under TODD MU-5 assumes residential buildings 4
stories in height, and that at least one of those buildings may contain a ground-floor office, institutional, service or
retail space component. These calculations use base data related to average household and unit sizes from the
recently completed Housing Needs, Market Constraints and Opportunities report prepared by Partners for
Economic Solutions for the SMCRA and dated September 3, 2019.
73
Exhibit I
(Memorandum)
Any changes to the base data, as well as site- and project-specific inputs in the form of a market study, detailed
development plan, building designs, unit mix calculations, etc., could significantly alter the outcomes of this
analysis.
e. Compatibility
Any redevelopment plans would have to be sensitive to the proximity of single-family residences northward of the
site. FLU Policy 1.1.3 of the Comprehensive Plan states that, [i]n reviewing proposed amendments to this plan and
the Zoning Map, compatibility with adjacent uses shall be the major determinant.” Per South Miami LDC Sec. 20-
3.5(D)(1), if a property abuts a single-family zoning district, the maximum height of any new building is 2 stories;
however, additional height may be obtained via the special use permit process as set forth in Section 20-5.8. (Per
Sec. 20-3.5(D(2), this does not apply to PUD Site Plans or projects subject to Development Agreement.)
In addition, any development in TODD (including in MU-5) 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.
f. Concurrency
The proposed land use re-designation and rezoning of the subject parcels could result in additional residential
development and associated population, as shown in Table 1.
The potential impact on the City’s ability to meet its adopted Level of Service (LOS) Standards is estimated below.
The analysis follows the standards contained in the City’s Comprehensive Plan, as amended, but because it is not
based on a specific site plan development proposal, it is entirely hypothetical. For the purpose of this exercise, we
have used the numbers in Table 1 as inputs.
Table 1. Estimate of Potential Development
74
Exhibit I
(Memorandum)
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.
The following summary analysis was generated by CGA. Because the potential project site is located within the
Miami-Dade County Transportation Concurrency Exception Area (TCEA), no analysis of individual road segments is
provided.
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
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 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.
Table 2. Traffic Generation Analysis
75
Exhibit I
(Memorandum)
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 5-Year estimates (2013-2017)*: 12,281
• Estimated population addition with amendment per Table 1: 1,200
• 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 estimated additional population generated by land use
change: 53.9 acres
• Park and open space acreage surplus: 8.7 acres
Based on the information available, at this time, the population that could be generated through this amendment
would not cause the City to fall short of its current Parks and Recreation LOS. In fact, it is possible that a denser but
more compact development footprint could allow a creative developer to provide additional open space on site,
augmenting the City’s current inventory.
Schools
At this time, the Co-Applicants are awaiting a letter of preliminary concurrency analysis from Miami-Dade County
Public Schools. No final determination of concurrency and capacity reservation can be provided by the school
district until such time as a final plat, site plan or functional equivalent is approved.
76
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
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Miami, Miami-Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI-DADE:
Before the undersigned authority personally appeared
GUILLERMO GARCIA, who on oath says that he or she Is the
DIRECTOR OF OPERATIONS, Legal Notices of the Miami Daily
Business Review flkla Miami Review, a daily (except
Saturday, Sunday and Legal Holidays) newspaper,
published at Miami In Miami-Dade County, Florida; that the
attached copy of advertisement, being a Legal Advertisement
of Notice in the matter of
CITY OF SOUTH MIAMI-PUBLIC HEARINGS -JAN. 7, 2020
in the XXXX Court,
was published in said newspaper in the issues of
1212712019 SEe ATTACHED
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami, in said Miami-Dade
County, Florida and that the said newspaper has heretofore
been continuously published in said Miami-Dade County, Florida
each day (except Saturday, Sunday and Legal Holidays) and
has been entered as second class mail matter at the post
office in Miami in said Miami-Dade County, Florida, for a period
of one year next preceding the first publication of the attached
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any discount, rebate, commission or refund for the purpose of
securing this advertisement for publication in the said
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GUILLERMO GARCIA personally known to me
......... BARBARAT MAS 4~f.V.~~ HO !.: . ~ \ ColMIission # GG 121171
~ -!lIpires November 2, 2021
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77
CITY OF SOUTH MIAMI
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY given that the City Commission of the City of South Miami, Florida will conduct Public
Hearing(s) at its regular City Commission meeting scheduled for Tuesday, January 7, 2020 , beginning at 7:00 p.m., in
the City Commission Chambers, 6130 Sunset Drive, to consider the following item(s):
A Resolution authorizing the City Manager to enter into a 3 year agreement with NetMotion to provide soft-
ware and support for the Police Department and provide connectivity solutions for mobile ~omputer systems.
A resolution allowing the City Manager to enter into a 5 year contract with Axon to provide electronic control
devices, body worn cameras and drones with-suppeR services for the Police Department.
An Ordinance of the City of South Miami, Florida, adopting a 20-year water supply facilities work plan and
amending the City's Comprehensive Plan to strengthen coordination between water supply and local land
use planning as required by Florida Law .
An Ordinance amending the Future Land Use Map (FLUM) of the City's Cornprehensive Plan; redesignating
the future land use of certain parcels of land with in the City of South Miami from Multiple Family Residential
(MFR) to Transit Oriented 0 evelopment District (TODD). (see map below)
An Ordinance amending the City of South Miami Official Zoning Map to rezone certain parcels from Low-
Density Multi -Family Res idential (RM-18) to Transit Oriented Development District Mixed-use 5 (TODD MU-5).
(see map below)
.. ~.J '---
-~""'--'r-\ ~-:-',--1. ,\,,1 . I
L-._-"
)
ALL interested parties are invited to attend and will be heard.
For further inforrnation , please contact the City Clerk's Office at: 305-663-6340 .
Nkenga A. Payne, CMC
City Clerk
.. ,
Pursuant to Florida Statutes 286.0105, the City hereby advises the public that if a person decides to appeal any
decision made by this Board, Agency or Commission with respect to any matter considered at its meeting or
hearing, he or she will need a record of the proceedings, and that for such purpose, affected person may need to
ensure that a verbatim record of the proceedings is made which record includes the testimony and evidence
upon which the appeal is to be based .
12/27 19-113/0000446754M
78
22SE SUNDAY DECEMBER 29 2019NEIGHBORSMIAMIHERALD.COM
CITY OF SOUTH MIAMI
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY given that the City Commission of the City of South Miami, Florida will conduct Public Hearing(s) at its regular
City Commission meeting scheduled for Tuesday, January 7, 2020, beginning at 7:00 p.m., in the City Commission Chambers, 6130 Sunset Drive,
to consider the following item(s):
A Resolution authorizing the City Manager to enter into a 3 year agreement with NetMotion to provide software and support for the
Police Department and provide connectivity solutions for mobile computer systems.
A resolution allowing the City Manager to enter into a 5 year contract with Axon to provide electronic control devices, body worn cameras and
drones with support services for the Police Department.
An Ordinance of the City of South Miami, Florida, adopting a 20-year water supply facilities work plan and amending the City’s Comprehensive
Plan to strengthen coordination between water supply and local land use planning as required by Florida Law.
An Ordinance amending the Future Land Use Map (FLUM) of the City’s Comprehensive Plan; re-designating the future land use of certain
parcels of land within the City of South Miami from Multiple Family Residential (MFR) to Transit Oriented Development District (TODD).
(see map below)
An Ordinance amending the City of South Miami Official Zoning Map to rezone certain parcels from Low-Density Multi-Family Residential
(RM-18) to Transit Oriented Development District Mixed-use 5 (TODD MU-5). (see map below)
ALL interested parties are invited to attend and will be heard.
For further information, please contact the City Clerk’s Office at: 305-663-6340.
Nkenga A. Payne, CMC
City Clerk
Pursuant to Florida Statutes 286.0105, the City hereby advises the public that if a person decides to appeal any decision made by this Board, Agency or Commission with respect to any matter considered
at its meeting or hearing, he or she will need a record of the proceedings, and that for such purpose, affected person may need to ensure that a verbatim record of the proceedings is made which record
includes the testimony and evidence upon which the appeal is to be based.
79