Ord No 05-19-2318Ordinance No. 05-19-2318
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.
WHEREAS, the City of South Miami established a Transit -Oriented Development District
(TODD) in 1996; and
WHEREAS, the City Commission wished to determine whether the existing TODD boundary and
applicable policies and regulations still serve the TODD district's vision adequately; and
WHEREAS, the City retained Calvin, Giordano & Associates, Inc. (CGA) to study the TODD and
its surrounding area and to make recommendation regarding potential changes to the applicable policies,
boundary, strategies and tools that implement the TODD; and
WHEREAS, the consultant's scope of work included reviewing an area of approximately four (4)
acres, encompassing 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 61 st Court to the west, and SW 71 st Street to the
south, as identified in Attachment 1; and
WHEREAS, the land in question is currently not part of the TODD and is currently designated
Mixed -Use Commercial/Residential; and
WHEREAS, the existing future land use designation of this land effectively splits the TODD into
two disconnected halves; and
WHEREAS, the consultant recommended amending the Comprehensive Plan's Future Land Use
Map, by re -designating the land in question from Mixed -Use Commercial/Residential to Transit -Oriented
Development District (TODD); and
WHEREAS, the proposed amendment will strengthen and improve the cohesion of the TODD
district, while allowing future development and redevelopment that is compatible with the expected
character of the transit -oriented district and consistent with its intent; and
WHEREAS, the City Commission wishes to accept the recommendation to amend the
Comprehensive Plan's Future Land Use Map; and
WHEREAS, FLU Policy 3.1.4 of the Comprehensive Plan's Future Land Use Element states that
"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"; and
Page 1
Ordinance No. 05-19-2318
WHEREAS, expanding the TODD boundary through the re -designation of the future land use of
these parcels is supported by and consistent with this policy; and
WHEREAS, it was determined that the proposed amendment complies with Section 163.3187, F.
S., which outlines the process and criteria for adoption of small-scale comprehensive plan amendments,
since the proposed amendment (a) involves less than 10 acres; (b) is limited to a land use change to the
future land use map and does not involve a text change to the goals, policies, and objectives of the City's
comprehensive plan; and (c) does not exceed the maximum of 120 acres of cumulative annual acreage for
all small-scale development amendments adopted by the City during the current calendar year.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF SOUTH NIIAMI, FLORIDA:
Section 1. The foregoing recitals are hereby ratified and incorporated by reference as if
fully set forth herein and as the legislative intent of this Ordinance.
Section 2. The City of South Miami Comprehensive Plan Future Land Use Map is
hereby amended as provided in "Attachment 2" titled "Mixed Use Commercial / Residential to
TODD Future Land Use Map Proposed Small -Scale Map Amendment DRAFT 1/7/2019", which
is attached hereto and made a part of this Ordinance.
Section 3. The City Commission incorporates by reference the supporting analysis
provided in "Attachment 3" titled "Calvin, Giordano g Associates, Inc. Memorandum" dated
January 15, 2019, and "Attachment 4" titled City of South Miami Small -Scale Map Amendment
to Expand the Transit Oriented Development District dated January 15, 2019 and the addenda to
Attachment 4, to wit: "Addendum 1: Traffic Impact Analysis" and "Addendum 2 - Public
School Concurrency Preliminary Analysis" all of which are attached hereto and made a part of
this Ordinance.
Section 4. Transmittal. The City Manager or designee is authorized to transmit this
Ordinance to the appropriate reviewing agencies following the Small -Scale Map Amendment
review process outlined in Section 163.3187, F.S.
Section 5. Severability. If any section, clause, sentence, or phrase of this ordinance is for
any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding shall
not affect the validity of the remaining portions of this ordinance.
Section 6. Ordinances in Conflict. All ordinances or parts of ordinances and all sections and
parts of sections of ordinances in direct conflict herewith are hereby repealed.
Section 7. Effective Date. Pursuant to Florida Law and its interpretation by the Florida
Department of Economic Opportunity, the Comprehensive Plan amendment adopted by this Ordinance
shall become effective, if no challenge to the amendment is timely filed by an affected party or the State
Land Planning Agency, thirty-one (31) days after the State Land Planning Agency ("Agency") notifies the
City that the amendment package is complete. If this ordinance is challenged within thirty (30) days after
passage of the ordinance by an affected party, or by the Agency within thirty (30) days of receipt of the
Page 2
Ordinance No. 05-19-2318
amendment package, the Comprehensive Plan amendment(s) shall become effective if and when a final
order is issued by the State Land Planning Agency or the Administration Commission, determining that the
adopted Comprehensive Plan amendment is in compliance.
PASSED AND ENACTED this �61 day of February. 2019.
ATTEST: APPROVED:
a a.
CITY Cf§ERK MAYO
I' Reading: 02/05/19
2nd Reading: 02/26/19
COMMISSION VOTE:
5-0
Mayor Stoddard:
Yea
Vice Mayor Harris:
Yea
Commissioner Gil:
Yea
Commissioner Liebman:
Yea
Commissioner Welsh:
Yea
Page 3
Agenda Item No:9.
City Commission Agenda item Report
Meeting Date: February 26, 2019
Submitted by: Jane Tompkins
Submitting Department: Planning & Zoning Department
Rem 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. 4/5 (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
02.05.19 02.12.19 02.26.19 Combined Notice of Public Hearings - mailed 01.04.19.pdf
Draft PB Regular Meeting Minutes - 02-12-2019.pdf
MDBR Ad.pdf
Miami Herald Ad.pdf
CITY OF SOUTH MIAMI
South Miami PLANNING & ZONING DEPARTMENT
THE CITY OF PLEASANT LIVING 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.
City of South Miami City Commission
Cover Memo: Small -Scale FLUM Map and Zoning Map Amendment
January 15, 2019
Page 2 of 4
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 Cityto 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
Source: Google Maps aerial
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.
3
21Page
City of South Miami City Commission
Cover Memo: Small -Scale FLUM Map and Zoning Map Amendment
January 15, 2019
Page 3 of 4
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)
TO
4
3 1 P a g e
City of South Miami City Commission
Cover Memo: Small -Scale FLUM Map and Zoning Map Amendment
January 15, 2019
Page 4 of 4
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)
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Current (FROM) Proposed (TO)
The proposed rezoning is in 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
5
4 1 P a g e
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
9,696
LARKIN COMMUNITY HOSPITAL INC
Miami, FL 33143-3528
09-4025-025-0010
7090 SW 59 PL, South
8,334
ROBERT & WILLIAM SPIEGEL
Miami, FL 33143-3528
09-4025-011-0240
5959 SW 71 ST, South
35,700
CASA BELLA TOY 14 INC & FRAISANT
Miami, FL 33143-3599
ENTERPRISES CO
09-4025-011-0200
5996 SW 70 ST, South
11,900
LARKIN COMMUNITY HOSPITAL INC
Miami, FL 33143-3540
09-4025-011-0190
7001 SW 61 AVE, South
5,618
DALEX REAL EST HOLDINGS LLC
Miami, FL 33143-3420
09-4025-011-0180
7019 SW 61 AVE, South
9,345
GEORGE MICHEL TRS JACK J MICHEL
Miami, FL 33143-3420
2010 IRREV TRUST
09-4025-011-0270
5995 SW 71 ST, South
21,876
5995 SW 71 ST LLC
Miami, FL 33143-3531 & 2
unumbered lots
09-4025-011-01SO
7000 SW 61 AVE, South
13,400
SO FLA ASC LAND LLC
Miami, FL 33143-3419
(7020 SW 61 AVE, South
Miami, FL 33143-3419)
09-4025-070-0001
6140 SW 70 ST, South
7,200
N/A
Miami, FL 33173
09-4025-011-0130
7040 SW 61 AVE, South
31,380
CAL B ROSENBAUM
Miami, FL 33143-3450
09-4025-027-0090
7109 SW 61 CT, South
3,760
CALMON B ROSENBAUM TRS LAND
Miami, FL 33143-3424
TRUST
09-4025-011-0120
7090 SW 61 AVE, South
13,400
SOUTH MIAMI MASONIC LODGE #308
Miami, FL 33143-3450
Total land (sq. ft.)*
171,609
Total land (acres)*
3.94
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ATTACHMENT 2
Mixed Use Commercial Residential to TODD
Future Land Use Map Proposed Small -Scale Map Amendment
DRAFT 1/7/2019
T
VCalvin, Giordano € Associates, Inc.
IYCE1110NA5 505Y1I0NS'
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 1— Existing and Proposed Uses
Estimated Development Capacity Based on Current Zoning
Approx Mix Ratio
Based on Market
Assessment(0.3:2:1)
Potential
otential Bldg Floor
Cu
PHe
Bldg Floor Area from
Area from Re- New
Re- Redevelop. develop- Retail New Office New
Zoni
nd
(a-
Scr
elop. ment (Ind ment (Excl Floor Floor Area Residential
t Goal Parking) Parking) Area (0.3) (2) Units
Estimated Expanded TODD Development Capacity Based on Proposed Zoning
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., 10" 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
11
Calvin, Giordano 8 Associates, Inc.
1](1P110att 50tu110Xs'
land use and the average rates are used as a result. The pass -by capture rate uses the formula contained
in the 91h 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.
Table 2 —Trip Generation for Existing Uses
a
hopping Center
820
K Square Feet
15.618
1
1
1
Total
590
29
31
60
9
6
15
Internal
0.0
o
0
0
External
29
31
60
pass -By
66.7
20
20
40
Net New
9
11
20
General Office Building
710
K S uare Feel
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
1 99
1 118
Total
Total
1,692
48
13a
178
116
23
139
Internal
0.0
a
a
a
Extemal
48
13a
178
Pass -By
20
20
40
Net New
28
110
138
rip Generation Rates from ITE Trip Generation 10th Ed.
ehc in Center Pass By Capture Rate from ITE Trip Generation Handbook 9th Ed.
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 91h 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.
12
Calvin, Giordano S Associates, Inc.
r i[r OI IO N NI SOI NT IO N S'
Table 3 - Internal Trip Capture for Existing Uses
Group Usesn
Retail _
Residential . - Office Total
ea
Inte F �-
Out In'___
s s
I I
From Office to Retail
23
22.8
o Retail from Office
2
0.6
Office to Retail
0
From Retail to Office
3
0.9
o Office from Retail
31
5.9
Retail to Office
0
From Office To Residential
2
0.0
o 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
To Residential from Retail
Retail to Residential
From Residential to Retail
[do
To Retail from Residential
Residential to Retail
Maximum Directional Capture Rates from ITE Trip
Generation Handbook, 91h. Ed., Tables 7.1 and 7.2
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.
13
Calvin, Giordano ✓; Associates, Inc.
I r<I P 11 p N•t $ 0 1 u I eas
Table 4—Trip Generation for Proposed Uses
IT
Shopping Center
820
K Square Feet
69 968
1
1
1
Total
2.641
128
139
267
41
25
66
Internal
10.5
13
15
28
External
115
124
239
Pass By
43.1
52
52
103
Net New
63
72
136
Multifamily Housing (Mid -Rise)
221
Dwellin Units
140
2
2
2
761
37
24
61
12
36
48
Residential Total
140
Total
761
37
24
61
12
36
48
Internal
36.1
11
11
22
Net New
1
1
26
13
39
General Office Building
710
K S uam Feet
465.944
2
2
2
4.721
79
412
491
399
65
464
Office Total
465.94
Total
4,721
79
412
491
319
65
464
Internal
1.2
4
2
6
NetNew
75
410
485
Total
Total
8.123
244
575
B19
452
126
578
Internal
6.8
28
28
56
Extemal
216
547
763
Pass -By
52
52
103
Nel New
164
495
660
rip Generation Rates from ITE Tap Generation 10th Ed
She in Center Peas B Ce lure Rate from ITE Trip Generation Hantlbo0k 91h Ed.
14
Vlvi Can, Giordano 8 Associates, Inc.
(MCi PTIONAI SO10110N1
Table 5 — Internal Trip Capture for Existing Uses
External
Total'N�l
..
Group
PMlkut
In
Out
Out
Rate
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
From Office to Retail
23
94.8
o Retail from Office
2
2.6
Office to Retail
2
From Retail to Office
3
4.2
o 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
o Retail from Residential
9
11.5
Residential to Retail
I
11
Maximum Directional Capture Rates from ITE Trip
Generation Handbook, 9th. Ed., Tables 7.1 and 7.2
IN
61
Calvin, Giordano € Associates, Inc.
f XCE PTIONAL SOLYI IONS'
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 1 — Subject Area TAZ
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.
16
Calvin. Giordano c Associates. Inc.
Figure 2-Trip Distribution Report Excerpt
Miami -Dade 2010 Directional Distribution Summary
Origin
TAZ
Cardinal Directions
Total
County
TAZ
Regional
TAZ
NNE
ENE
ESE
SSE
SSW
WSW
WNW
NNW
1108
4008
TRIPS
270
195
10
96
397
372
140
247
1,727
1108
4008
PERCENT
I :.h
I I_'S
11.6
?.h
_' 3.0
_' I.=
S.1
14.3
1109
4W9
TRIPS
449
302
120
"+3
288
141
1.5
211E
1.754
1 F(Y9
4009
PERCENT
25.6
1- '
r,.8
3.0
16.4
8.0
10.v
1-1.9
1110
4010
TRIPS
590
414
215
182
3"
302
262
352
4716
! 110
4010
PERCENT
21.7
IS?
79
6.7
14 -
11 1
1 -
13.0
1111
4011
TRIPS
471
777
185
392
466
460
554
45'
3,752
illl
4011
PERCENT
12.6
20]
4.9
10.2
12.4
12.3
14.8
12.2
1112
4012
TRIPS
508
475
217
212
315
404
273
464
2.968
1112
4012
PERCENT
17.7
16.6
7.6
7.4
11.0
1 14.1
Q.
ti, _
1113
4013
TRIPS
256
265
71
104
109
120
93
182
I.ZX1
!(I?
9013
PERCENT
21.3
22.1
3.9
RJ
9.1
10.0
I
1114
4014
TRIPS
397
383
133
138
194
18S
221
228
1,879
114
4014
PERCENI
21.1
20.4
7.1
7.3
1(1.3
u_<i
11.8
12.1
1115
4015
TRIPS
426
377
194
160
412
922
385
338
2.714
Ill,,
4015
PERCENT
1:.7
13.9
7.2
:'i
13_
lip
14.2
1_.-
1116
4016
TRIPS
215
253
47
104
154
135
168
264
1,3t0
1116
4016
PERCEK I
16.0
18.9
3.-,
7.8
11
10 1
12.5
19.7
1117
4017
'TRIPS
495
462
113
96
610
449
339
501
3,065
401i
PERCI".'
In_'
1-,1
;7
3.I
IS1.`i
14.7
11.1
16.4
4018
TRIPS
1 t)1'
1>65
107.
207
1.000
1,272
533
W9
5,925
163
1.8
?.5
16.9
215
9.0
ice'
CI�
YA
C
Lq
3
J
31: 3
n
N
N
O1
N
M.
IP
Calvin, Giordano b Associates, Inc.
l%CIOf IO MAI S01Y 110 N S'
Figure 4 —Trip Distribution Percentages by Road Segment
15.6
N
1
16.9
u u
*Calvin, Giordano E Associates, Inc.
[II(1 i 110 M,1 101 Y110H 1'
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
hourtwo-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
10
+ O + u 0 O U w
w w w
0 0 0 0
w w w w + w + + +
w W w W
LL p I u 0 O u W LL
O O O O O O O O O
'I O ti o o O O O O
N
Q w N M m �D vl
N w O O Q N V O w
m Q b N N t0 lw0 n
e'1 e1 N rl e'I N
N N N N N W H O1
N N N Q Q N Q N I
0 w
� O U + U
w W
•-I
•-I
21
VCalvin, Giordano & Associates, Inc.
1[CIVII04A1 S0Ia11ONS'
Table 6 — Study Area Roadway Segments
i.
i
1
2
SR 5/US-1
SR5/US-1
200'S DAVIS ST/SW 80 ST
West of SW 62nd Ave
State
State
164
127
A
8085
19.2 100
1.2
No
No
400'E OF SW 57 AVE.
East of SW 62nd Ave
A
8085
20.8 308
1.3
3
4
SR 986/SUNSET DR
200'ESR 826
West of SW 67th Ave
SW 67th Ave to US-1
State
State
1067
70
A
A 4
3580
2920
15.3 80
24.9 130
2.2
4.5
No
No
SW 72 ST/SUNSET DR
US-1 TO SW 67TH AVE
5
6
SW 72 ST
W/O CARTAGENA CIR. COCOPLUM PLAZA TO 57 AV
East of US-1
SW 57th Ave to SW 67th Ave
County
County
9656
2
2
1269
1269
9.1 47
4.8 25
3.7
2.0
No
No
MILLER DR/SW 56 ST
W/O RED RD/SW 57 AVE TO SW 67 AVE
9260
7
8
MILLER DR/SW 56 ST
SR 959/11ED RD/SW 57 AV
W/O SW 69 AVE BET SW 67 AVE-SR 826
West of SW 67th Ave
North of US-1
County
State
9261
34
4
A 2
3222
1130
11.4 59
7.8 41
1.8
No
No
200' N SR 5/US-1
3.6
9
10
11
12
13
14
SW 57 AVE
LUDLAM RD/SW 67 AVE
LUDLAM RD/SW 67 AVE
SW 72 AVE
SW 72 AVE
SW 72 AVE
N/O SW 72 ST TO SOUTH DIXIE HWY
S/O BIRD RD/SW 40 ST SW 40 ST TO SW 56 ST
N/O SW 72 ST SW 56 ST TO US 1
5/0 BIRD DR/SW 40 ST TO SW 56 ST
S/O SW 56 ST TO SW 72 ST
5/O SW 72 ST TO SW 80 ST
SW 72nd St. to US-1
County
County
9634
9242
9243
9684
9686
4
4104
0.0 0
No
No
North of SW 56th 5t.
US-1 to SW 56th St.
North of SW 56th St.
SW 56th St. to SW 72nd St.
SW 72nd st. to SW 80th St.
2
2
1269
1269
4833
1903
7.8 41
3.2
County
County
County
County
9.6 50
3.9
4
2
1
0.0 0
5.7 30
0.0 0
1.6
No
9688
1903
Existing Peak Hour Two Way Trips 139
Proposed Peak Hour Two Way Trips 660
Incremental Peak Hour Two Way Trips 521
12
N
N
ATTACHMENT
1WCalvin, Giordano & Associates, Inc. Memorandum
E X C E P T I O N A L 5 0 L U I
❑ 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: lane 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.
Figure 1
%n City of South Miami
South Ham .1 11 i Transit Oriented Development District u I
To assist in providing analysis and
recommendations to inform decision-
making, the City has retained Calvin,
Giordano & Associates, Inc.(CGA)
and its subconsultant Lambert
Map Source: Google Earth
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 Cade (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
+dc7
1
1WCalvin, Giordano 9 Associates, Inc. Memorandum
EXC E PTIONAL SOLUTIONS"
U-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
lop Calvin,
E % C E
Giordano & Associates, Inc.
T 1 O N A L S O L U T I O N 5"
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 UDC.
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 25
in which South Miami's TODD is included could add between 700-800 persons/year in population,
410 Calvin, Giordano & Associates, Inc. Memorandum
E X C E P T I O N A L 5 0 L U T 1 O N 5"
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 26
4
410 Calvin, Giordano & Associates, Inc. Memorandum
E x C E P T 1 0 N A L S O L U T I O N S"
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
61
4WCalvin,
E X C E
Giordano & Associates, Inc
T 1 O N A L S O L U T I O N S'
d. Comprehensive Plan Policies
Memorandum
• 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.
E3
lop Calvin, Giordano & Associates, Inc.
E X C E P T I O N A L S O L U T I O N 5`
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
461
7
4WCalvin,
E X C E
Giordano & Associates, Inc. I Memorandum
T 1 O N A L 5 0 L U T 1 O N 5`
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
Calvin, Giordano & Associates, Inc. I Memorandum
E X C E P T I O N A L S O L U T I O N 5`
• 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.
Figure 2.
X South Miami, Florida 2012 FUTURE LAND USE MAP
Sout Cain
1f —
Map Source.' City of South Miami
e. Future Land Use Map
• The FLU (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. 31
1WCalvin, Giordano & Associates, Inc.
E x C E P T 1 0 N A L S O L U T I O N S`
f. TODD Zoning and Land Development Regulations
Memorandum
• 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 (U-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:•
TODD MU-4
220,119
5.05
TODD MU-5
721,349
16.56
TODD U-4
493,283
11.32
TODD PI
168,142
3.86
TODD PR
27,443
0.63
TOTAL
1,630,335
37.43
Source: Miami Dade County Tax Collector Parcel Information
Figure 3.
^t City of South Miami ,
Soulh�Miami Zoning M a p
-
PR
PR
10001.IW � 11 w
. RO
Pu ,a m TOOUMU-0
T000 MU-5
0o a
1 '- ' , To'
J�� PUC-n 1
Map Source: City of South Miami
0
32
10
lop Calvin, Giordano & Associates, Inc. Memorandum
E X C E P T I O N A L 5 0 L LI T 1 O N 5'
• The purpose of the TODD district is to enhance the presence of amass 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.
a 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
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1WCalvin,
E X C E
Giordano & Associates, Inc.
T 1 0 N A L S O L U T I O N S`
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).
o 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)
Multifamily Residential 1,200 units 1,600 units
Retail 150,000 sq.ft. 225,000 sq.ft.
Office 200,000 sq.ft. 400,000 sq.ft.
Hotel 380 rooms 480 rooms
Estimates Source: Lambert Advisory
34
12
1WCalvin,
excF
Giordano & Associates, Inc.
T 1 O N A L S O L U T I O N S`
Memorandum
Table 3: Potential TODD District Estimated Capture, by Use, Considering Planned Development
Residential (MF/rH units/beds)
1,600 203 99 389
674
334
Retail ind Restaurant & Sew (sq. ft.)
225,000 5,119 23,000 7,500
(68,312)
257,693
Office(sq. ft.)
400,000 200,000
17,940
M260
Hotel (rooms)
490
182
298
Estimates Source: Lambert Advisory
`County land, development subject to terms of
lease. Residential component is exclusively student apartments (UM)
.. () indicates a reduction in overall retail space
The complete Lambert report can be found in the Appendix 1 to this memorandum.
It. 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.
a 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. 35
• More than 37% of households want small lots and clustered development.
13
1WCalvin,
E X C E
Giordano & Associates, Inc. I Memorandum
T 1 O N A L S O L n T 1 O N 5`
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
14
Calvin, Giordano & Associates, Inc. Memorandum
\ E X C E P T I O N A L i O L Ll T 1 O N 5`
APPENDICES:
1. Economic and Market Assessment
2. Massing Model Views
3. Estimates of Current and Potential Development
Capacity
4. Summary of Workshop Input
37
15
Appendix 1:
Economic and
Market
Assessment
IN
Appendix 1
City ofSoulh Miami TODD
Emnomie and MarkelArrerrment (DRAFT)
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
�r1: SouthMiami TODD Area/Parcel Map
+' S- j
i
SW 72nd St.
�J
}\0 r_ t.1_ .
IL
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.
39
II Page
City of South Miami TODD
Economic and Market Assessment (DRAFT)
✓ 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,' 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
2 1 P a g e
0t, ojSomth Miami TODD
Economic and Market Arcurment (DRAFI)
✓ 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 fallowing estimates of potential demand and capture anticipated throughout a
15-year projection period going from 2019 to 2034.
Figure 2: South Miami Estimated
Multifamily Residential
Retail
Office
Hotel
Figure
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
in Consideration of Planned Development
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
* 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.
41
3 1 P a g e
City of Soutb 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.
N 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. 68`h Street to the north; S.W. 741h 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.
(H) 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
' Traffic Area Zone (TAZ) population data downloaded from: Miami-Dade_TAZs_2040_Pop.shp
4 1 P a g e
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.
• 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
' Costar
5 1 P a g e
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
44
6 1 P a g e
City oJSouth 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 forthe 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
71 Page
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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
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• South Miami Transit Corridor defined as the area within
%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
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• City of South Miami population
roughly 14% of Trade Area
• City has smaller avg. household
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• The City and Trade Area have
greater homeownership than
the County.
DEMOGRAPHIC SNAPSHOT: 2010/2016
TRADE AREA, CITY &COUNTY
Trade Area
89,019
83,675
31,057
2.59
$87,082
$47,403
62.4%
37.6%
City of South Miami
12,207
11,427
4,194
2.48
$60,519
$37,482
60.00%
40.00
Miami Dade
2,664,418
2,445,374
853,624
2.85
$44,224
$24,515
52.60%
47.30%
Source: Census ACS 2010 & 2016
53
AREA ANNUAL POPULATION GROWTH RATE 1990 - 2016
1990 - 2016
1.80%
1.64%
Growth rates among all
1.60%
1.44%
geographies moderated
1.40%
1.37%
considerably between 1990-2000
1.20%
and 2000-2010
1.0496
1.00%
ACS 2012-2016 data indicates
0.a2%
0.80%
population growth within all areas
0.62%
0.60%
0.64%
• However, it is more
0.40%
illustrative since it uses
0.20%
0.12%
moving 5 year average as
-
0.00%
opposed to the more
1990-2000 2000-2010 2010-2016
definitive decennial survey.
■ Trade Area ■ City of South Miami ■ Miami Dade County
Source: ACS 2016
bYI
AVERAGE ANNUAL HOUSEHOLD GROWTH RATE
2000 - 2010
• 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)
1.00%
0.80%
0.60%
0.40%
0.20%
0.00%
-0.20%
-0.40%
-0.60%
2000-2010
-0.43 %
0.81%
Trade Area
City of South Miami
Miami Dade County
Source: ACS 20I0 & 2016
55
• City has modestly younger
population than Trade Area
• With slightly higher
composition of child -
age
This has potential
implications for future
housing typology
DEMOGRAPHIC SNAPSHOT: 2016
TRADE AREAS, CITY & COUNTY
City of South
Trade Area Miami Dade
Miami
41.1 39.0 37.7
23.6%
21.9%
23.4%
21.8%
22.3%
21.0%
26.8%
30.7%
29.2%
12.1%
12.8%
11.5%
15.7%
12.3%
14.9%
Source: ACS 2016
56
TRADE AREA AND COUNTY FORECAST POPULATION
2010 - 2040
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
10,000,000
1,000,000
100,000
10,000
1,000
100
10
1
2010
■ Trade Area
City of South Miami
Miami Dade County
2040
Source: Miami Dade TPO
57
• Trade Area and City have notably
higher homeownership rates
than County
Positive implications for
balancing with potential
rental housing demand
HOUSING TENURE
2016
Trade Area
Renter
38%
City of South Miami
Renter
40%
Owner
60%
Owner
62%
Miami Dade County
Renter Owner
47% 53%
Source. AC5 2010
W
MEDIAN HOUSEHOLD INCOME
2016
$100,000
Both City and Trade Area have a
$90,000
substantially higher median
$80,000
household income than the
$70,000
County.
$60,000
• City's household income
$50,000
grew at 2.9% avg. annually
$40,000
from 2000 to 2010
$30,000
Slightly above CPI at
$20,000
roughly 2.5%
$10,000
$0
$87,082
■ Trade Area
■ City of South Miami
Miami Dade County
Source: ACS 2016
The Trade Area and City have far
greater per capita income than
County
Indicates support for new
housing development and
increasing expenditures
PER CAPITA INCOME
2016
$50,000
$45,000
$40,000
$35,000
$30,000
$25,000
$20,000
$15, 000
$10, 000
$5,000
$0
$47,403
$37,482
Trade Area
$24,515 City of South Miami
Miami Dade County
Source: ACS 2016
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TRADE AREA EMPLOYMENT (10 Largest Sectors)
2010 to 2015
RE, Information, Mgt
..r r...........— o oun
Trade Area added 10,500 jobs
from 2010 to 2015
Finance and Ir
2.2% avg. annual growth 4,404
Health & Social Services by far
largest sector in Trade Area
(27% of total)
Retail Trade next largest sector
at 16%
Source: Census On the Mop
M.
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
0
50,000 100,000 150,000 200,000 250,000 300,000 350,000
Source: FOEO
25
17
63
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 CnThe Map
Scman W Founlamebleau
OCiea Ltumi
`ifellcheller Co,nl T...nao
TV
Unnemlly Park
Tha
Kendall
6,626
P.necrc:l
c
Miami _
0
30,187
Inflow/Outflow Job Counts (All Jobs)
2015
Count
Share
Employed in the Selectio ea
93,282
100.0%
Employed in the Selection Area
86,856
92.9%
butt vrgOutside
Employed antl Llving_In,1hee
6,626
7.1%
Selection Area
LivlOginthe Selection Area
36,813
100.0%
Ling In the Selection Area but
30.187
82.0%
ISlplgyed Outside
Livingand _EDlpl.4yogi in the
6.626
18.0%
Selection Area
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 Doily Traffic Counts
1
_ �_
T
Jam- 11
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1
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vmb `
o
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- 4
ti A 661h St
6tyhtwa
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-
R Ilatdy
^• :
16Ww a
Annual Average Daily Traffic
-
0 - 6.000
5.001-10,000
10.000 - 20.000
20,000 - 40.000
40.000 - 80.000
1
'
'
,
°oit*'o May
1 80.000-180,000
C um
'
Cow
> 180,000
�Ime1108
post
Subject Site
® City South Miami
charb.
Ownrmttto
of
Q Trade Area
Cu Qr
Ccbts
65
7
LAC..
C
w
W Ln
W Ln
z w
O Y
u a
W S
G
z
D
0
0
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
M
a
2005 2006 2007 2008
2009 2010
2011
2012
2013 2014 2015 2016 2017
67
City of South Miami Condominium Sales Activity
iln
80
60
40
20
0
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Sales$ —Sales
$300,000
• No new condo
$250,000
development in more
than 14 years
$200,000
• Valencia is a
conversion from
$150,000
rental
• Sale prices rising
$100'°°°
steadily since 6-7
years
s50,000
Though still below
pre -recession peak
Multifamily Rental Development Trend — South Dade Transit
Corridor (2010 to Forecast 2020)
3,572 units
• 3,600+ units will be built from 2010 to
2020 (370 average annual)
2,000
• Compared to estimated household
1,9s0
demand of 1,900 units
1,900
• Additional 1,794 units submitted for
planning/approval
1,850
• South Miami has seen no new MF
1,800 1,595 units
construction since 2004
1,750
• However, 867 potential new units are in
1,700
some stage of planning review/approval
• Shops at Sunset (404 units)
1,650
• Alta (203 units)
1,600
• Winn Dixie Redevelopment (260 units)
Built uc n,1'L11p1111t,
LOU
Multifamily Rental Market Overview
(County, Trade Area, South Miami)
Miami Dade County
846
$1,379
$1.63
Trade Area
875
$1,937
$2.19
South Miami
881
$1,762
$2.01
% of Inventory 49% 45%
Avg. Sq.ft./Unit 770 SF 1,115 SF
3.5%
5.3%
3.2%
6%
1,400 SF
Source: Costar (note: unit mix based upon survey of Trade Area properties built since 2000)
4.3%
6.4%
4.6%
70
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) 41800 41800
TODD Area Capture (% Low and High) 25% 33%
Estimated TODD Household Unit Demand (2019-2034) 1,200 1,600
71
SECTION FOUR
RETAIL MARKET ASSESSMENT
LAMBERT ADVISORY
DATA GUIDED STRATEGY
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
0 L L
Pre 1990 1990-1999 2000-2009 2010-Present
■ Trade Area ■ South Miaml
• 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
Retail Market Snapshot (County, Trade Area, & South Miami)
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
• 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
per ..Category
Food Services & Drinking Places
$380
$380
$0
Shoppers Goods
$310
$310
$0
Convenience Goods
l�Supportable Category
$357
$357
$0
Square Footage by
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 100/6)
151,747
South Miami ("High" Capture at 15%)
227,620
75
z
LU
w w
>N
LL Q
z
O LLI
U
LLJ
N CQ
C
w
U
LL
LL
Le`
Office Development Trends (Trade Area and South Miami)
2,500,000 • 2000-2009 the strongest decade
of office development in Trade
2,000,000 Area & South Miami
1,500,000
1,000,000
0 L
1990-1999 2000-2009 2010-Present
■ Trade Area ■ South Miami ■ Columnl
• 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
Office Market Snapshot (County, Trade Area, & South Miami)
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.OM 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%)
m
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)
51 Information
52
Finance and Insurance
53
Real Estate and Rental and Leasing
54
Professional, Scientific, and Technical Services
55
Management of Companies and Enterprises
56
Administrative and Support and Waste Management
62
Health Care and Social Assistance
813
Membership Associations and Organizations
Total
Office Employment Sectors
90%
17,114
17,765
651
100%
52,702
57,758
5,056
90%
24,566
27,773
3,207
100%
80,958
105,101
24,143
100%
10,180
13,517
2,337
50%
43,580
52,340
8,760
33%
50,458
67,861
17,403
90%
16,139
18,134
1,994
75%
295,697
360,249
K552
Total Avg. Annual
I Change Office Demand Employment 2019-2034: 64,552 4,303
1 Demand @ 215 Sq. Ft./Employee: 13,878,672 925,245
Area Capture of County (@ 12.0%)
1,665,441
166,544
Miami ("Low" Capture of Trade Area @
12.0%)
199,853
13,324
Miami ("High" Capture of Trade Area @
24.0%)
399,706
26,647
79
SECTION SIX
HOTEL MARKET ASSESSMENT
LAMBERT ADVISORY
DATA GLIDED STRATEGY
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
YAM 2020 2022 2024 2026 2028 2030 2032 2034
:ommercial %
0' • % Growth 2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
:ommercial q
66,932 68,605
72,078
75,727
79,561
83,589
87,920
92,266
96,937
Meeting/Group%
0', %Growth 2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
vleeting/Group q
22,311 22,869
24,026
25,242
26,520
27,863
29,273
30,755
32,312
.eisure%
60% %Growth 2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
2.5%
.eisure q
133,864 137,210
144,157
151,455
159,122
167,177
175,641
184,533
193,875
Total (Occupied Room Nights)
223,106 228,694
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.S%
2.5%
ing Supply (Rooms) 815
815 815
815
815 815
815
815
815
ing Room Night Supply 297,475
297,475 297,475
297,475
297,475 297,475
297,475
297,475
297,475
Rooms -Hilton Dadeland r
- 0�
184
184 184
184
184
18,
Rooms - Hotel 2
0 0
0
0�
150
150
151
Rooms - Hotel 3
Room Night Supply 0
0 67,160
67,160
67,160 121,910
121,910
121,910
176,660
EFA
SECTION SEVEN
HEADLINE CONCLUSIONS
LAMBERT ADVISORY
DATA GUIDED STRATEGY
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
➢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
85
Headline Conclusions (continued)
• 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
:11
City of South Miami TODD District
Summary of Estimated Potential
Total Demand by Use (2019-2034)*
Multifamily Residential
Retail
Office
Hotel
1,200 units 1,600 units
150,000 sq.ft.
200,000 sq.ft
380 rooms
225,000 sq.ft.
400,000 sq.ft.
480 rooms
* Total including South Miami current proposed and planned projects (except Treo SoMi Station residential, which is exclusively student apartments)
gh
Appendix 2:
Massing Model
Views
Im
4
,] fl AVE
SW T2NO ST
SUNSET
EXISTING BUILDINGS �4- sue - DRIVE
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
{t_
MULTLPAMILY RESIDENTIAL USE
COMMERCIALIOPPICE USE
RETAIL USE
PARKING USE
62ND AVE
C'"r
C777 y,
WAS
auxsEr e�ua
APAATNEHTS
Figure 6: View East Along SW 70th ST
_ �■ 07 IY A 8 C
SOUTH MIAMI
HOSPITAL
EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTIFAMILY RESIDENTIAL USE
COMMERCIALiOFFICE USE
RETAIL USE
PARKING USE
i EXISTING BUILDINGS
PROJECTS UNDER PLANNING PHASE
MAXIMUM DEVELOPMENT POTENTIAL
MULTIFAMILY RESIDENTIAL USE
COMMEPCIAt/OFMCE USE
RETAIL USE
PARKING USE
r
1
1
kL STTH AVENUE
Appendix 3:
Estimates of Current
and Potential
Development Capacity
94
"Hole in the Donut" FLUM and Zoning Map Amendments (MU-CIR to TODD; MO to TODD MU-5)
EsgmdW Development Capacity Based on Current Zoning
Appox Ma ReSa Based an Mwhel Asseswnmd (0.321)
PONntlaI BNB
Potential Bldg
Bldg
Fbw Area hmm
Fbor Ama
CWWL-M
PmnitW
RWevebgnwd
Redevabgnmt
Redave4gmwnt
New RebilFb Nea
New 018w Fbm
Nw RedOmtlY
New Redden-1
Ad9tlarW
0u ZWON
Nee(m)
Sq. Ft
Mao Height
Goal
(vad Paadp)
(&d Paakg)
(UJ)
Nea(2)
Fba Ama (t)
Unhs
Papula8m
MO
3a
i]1,828
4
OS
34J.253
171,6Z6
15,616
104.006
F nBai Bbg New Max Btlg
Fbw Neahom I Fbm Nee hmn
Zsad taaN sad Radevre Redenbgnent Rotle t New RerJdenSal AddiSonal
a�iJtg RNe sl Sq. FL Mas Hdgh! Goe (nclPxkNp) (Fatl PakYgl Now Re1w110.3) New0lfln (2) Fkw Resdential (i) Unite PopulaEol
TODD MU S 3.94 171.626 8 0.0 1.098d06 760.664 69966 465.944 232B72.Do 140 344
Transit Oriented Development District (TODD) Rezonings
Ea mned Devebpmmt Capacity Baaed on Cum MZoning
Approx 69x Ratio Based m M et Asmssment (0.32 1)
Total PobnW
Total POMntial
Naw Pna u
aide Fbw Area
BNg Fbw Area
Un6s(Exc ing
ham
gam
A Wy
C TODD
Cunentl d
PwmiftW
RedevebpmwN
Retlevabpmwd
Redevebpmmt
New Retail Fbor Nea
New Ol Fbm
New ReadenW
Approved
Addmal
Zmkg
Nea(ac)
Sq, Ft
Malt Height
Goal
(NCI Pad.Ing)
(axcl Pa K)
(0.3)
Ama(2)
Fbm Ne8(1)
Roied)'
Popula n
LIA
11.32
493,099
2
03
249,550
123.275
11,218
74,705
37.352
22
60
MW
5.05
219,97a
2
03
109,989
54,9B5
5'em
33,327
16,663
10
22
MU-5
16.56
721,354
0.8
4,816'6W
23U83
210,W
1,398,&9
699,424
2115
ITOTAL
38
168,142
O
672,W
388
2031780
101,04
1
183]1
R
OW
zrw6
RI
2822284
2WM882
1,71%M
1 8553N
53
1.2fi2
-AFae075a Dr.
Estimated Devebpmetd Cepacay Based on Expanded Boundary and Pmp sW Zoning
AM. Mx Retlo Based m MudA Asmawtmnt(0221)
Total PotanSal
Total PolenUal
Now Reddenbl
BNB Fbw Area
BNg Fbor Area
Unft(EnWing
6om
ft.
A ady
Roposed
Roposed Land
Proposed
RetlevebMW
Redevebpmwd
RWevebpn,mt
New RetailFWArea
Now ORce Fbm
NewR Wen
Appaved
AdW.W
TODD Zoning
Nea (x)
Sq_Ft
Max Heght
Goal
Tmtl Pe W)
(axditft
(031
Nee 12)
Fbw Area(1)
Rv)wd)'
Popuumm
L'-:
2
Mb-e
2
WU -
21.61
941,332
8
De
6,024,522
4,217,1W
383,762
2,555,802
1.272.801
562
1,382
NUB—
11.32
490089
12
0.9
5,325,471
4=,377
387,094
2,5B1,7W
1,29D.N4
775
1,905
PI
3186
168,142
6
1.0
1,30.5,133
941.593
85,685
570,W5
266,W7
171
VI
PR
0.63
TOTAL
37A21
2,02,5721
12,05.1261
9,419,136
657541
k707,996
zMMl
1,410
sM
'AIa80758un.M.
It des mmnW MUA bnd
"'RemnW LIA Imd
95
Appendix 4:
TODD Workshop -
Compilation of
Comments
96
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 LIM (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
➢ 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.
Superintendent of Schools
Miami -Dade County School Board
Alberto M. Canvalho
Pena Tabares Hantman, Chair
Dr. Martin Karp, Vice Chair
Di. Dorothy Bendross-Mindingall
January 11, 2019
Susie V Castillo
Dr Lawrence S. Feldman
Dr. Steve Gallon 111
VIA ELECTRONIC MAIL
Lubby Navarro
Dr. Marta Perez
Ms. Jane Tompkins
Mari Tere Rojas
Hole in the Donut FLUM and Zoning Map Amendments
6130 Sunset Drive, South Miami, FL 33143
Itompki ns@southmiamifl.00v
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, 0940260110240,
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
Best regards
1 f
Nathaly Simon
Supervisor
NS:ns
L-235
Enclosure
cc: Ms. Ana Rijo-Conde, AICP
Mr. Ivan M. Rodriguez
School Concurrency Master File
Planning, Design & Sustainability 99
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
froncurrencif pi!ion9L,^ mcpf G!tgf@rn (C.M!?�
p...�.... ena "
Miami Dade County Public Schools
Miami -Dade County Public Schools
Concnrrency Management System
Preliminary Concurrency Analysis
MDCPS Application PHO919010900010 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
0940250250010, 0940250110240, 0940250110200, 0940250110190, 0940250110180,
Additional Folio Number
0940250110270, 0940250110150, 0940250700001, 0940250110130, 0940250270090,
(s);
0940250110120,
PROPOSED # OF UNITS 140'
SINGLE-FAMILY
0
DETACHED UNITS:
SINGLE-FAMILY 0
ATTACHED UNITS:
MULTIFAMILY UNITS: 140
CONCURRENCY SERVICE AREA SCHOOLS
CSA Net Available Seats
Type
Id Facility Name — Source
Capacity Required
((Taken
I3061 ELEDMENTARY 79 7 YES Current CSA
6881 SOUTH M DD EMIAMI -71 I NO Current CSA
�O
6881 SOUTH MIDD EMIAMI I �I� NO PlanCurrent CSA Five Year
I4 OF
7721 266 YES Current CSA
SENIORSOUTH
ADJACENT SERVICE AREA SCHOOLS
691 61 WEST MIAMI 419
YES Adjacent CSA
I4
il4
*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
SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax J
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 701h Street to the north, SW
61st Court to the west, and SW 711 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 Mao (Source: GoogleEarth)
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)
n South Miami, Florida 2012 FUTURE LAND USE MAP
Soulh�Miami _
Future Land Use Map Excerpt
�c City of South Miami
.� SouUlr .!4TI Zoning M a p
_ RR
ID MU.S
1 RO I •• 1 -. I
1 — •1 !
I 1 ! 1
WPewt Y9(A1! N�ae (�
Zoning Map Excerpt
Table 1. Surrounding land uses, zoning and FLUM designations
Land Use
Zoning
FLUM
North and
Multi -story mixed use (including
TODD Mixed -Use 5
TODD
Northeast
multifamily residential) and
(MU-5) and TODD
medical office buildings
Mixed -Use 4 (MU-4)
Northwest
U.S. Postal Service facility
Hospital (H)
Mixed -Use
Commercial/Residential
South and
Multi -story mixed use buildings
TODD MU-5 and
TODD
Southwest
(including multifamily
TODD MU-4
residential)
East and
Miami -Dade County -owned
Public -Institutional
Public/Institutional Uses
Southeast
parking garage (to be partially
(PI)
redeveloped for mixed use)
West
Larkins Hospital
H
Hospital
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 comprehensiveplan 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 Infill 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.
108
ADDENDA TO CONSULTANT ANALYSIS
Addendum 1: Traffic Impact Analysis
Addendum 2: Public School Concurrency Preliminary Analysis
109
CITY OF SOUTH MIAMI
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY given that the City of South Miami, Florida proposes to
adopt the following ordinances:
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.
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).
Above Ordinances Apply to Properties Indicated by "MO"
1 i
6W697 ST 1 VHo a ODD MU-5 IF
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MO i PI
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TODD MU-5
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An Ordinance modifying the following sections of the Land Development Code: Section
20-3.1 Zoning use districts and purposes (A) and (B); Section 20-3.3 Permitted Use
Schedule; Section 20-3.4 Special Use Conditions; and Article VIII, Transit -Oriented
Development District, Sections 20-8.1 through 20-8.17.
110
Ordinance Applies to all Properties with "TODD" Designation, including current and future designations:
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TODD MU4 SR
DD R r
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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 including the following rezonings: (1) certain parcels from
Transit -Oriented Development District Mixed Use 4 (TODD MU4) to Transit -Oriented
Development District Mixed Use 5 (TODD MU-5); and (2) certain parcels from Transit -
Oriented Development District Light Industrial 4 (TODD LI-4), to Transit -Oriented
Development District Mixed Use 6 (TODD MU-6).
Ordinance Applies to Shaded Properties:
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of South Miami
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The following Public Meetings and Hearings will be held in the City Commission
Chambers, 6130 Sunset Drive beginning at 7:00 p.m. to consider the passage and
enactment of the four aforementioned ordinances:
Tuesday, February 5, 2019 - City Commission Meeting
Tuesday, February 12, 2019 - Planning Board Meeting
Tuesday, February 26, 2019 - City Commission Meeting
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.
112
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting Minutes
Tuesday, February 12, 2019
CITY COMMISSION CHAMBERS
07:00 P.M.
The City of South Miami Code of Ordinances, Section 8A-5, requires that all lobbyists, as defined in that section,
must register with the City Clerk before engaging in any lobbying activities and in most cases pay an annual fee of
$500.00 and an additional $100 for each additional issue. This applies to all persons who are retained with or
without compensation to influence any action, decision, recommendation of someone with the city, including the
city manager, city attorney, department heads, city personnel, or members of the city commission or members of
any city board, concerning a matter that could foreseeably be address by the city commission or a city
board. There are some exceptions and exemptions. The following are not considered to be lobbyist: a
representative of a principal at a quasi-judicial hearing, experts who present scientific or technical information at
public meetings, representatives of a neighborhood association without compensation and representatives of a
not -for -profit community based organization for the purpose of requesting a grant who seek to influence without
special compensation.
Individuals who wish to view or listen to the meeting in its entirety, audio and video versions of the
meeting can be found on the city's website (www.southmiamifl.aovl.
1. Call to Order
Action: Dr. Philips called the meeting to order at 7:00 P.M.
II. Roll Call
Board Members Present Constituting a Quorum: Dr. Sally Philips (Chairperson), Ms. Aracely Alicea
(Vice -Chairperson), Mr. Subrata Basu, Mr. Lee Jacobs, Dr. Velma Palmer, Mr. Orlando Borges, and
Mr. Maximo Monterrey.
Board Members Absent: None.
City Staff Present: Ms. Jane Tompkins (Planning Director), and Mr. Marcus Lightfoot (Senior
Planner/Zoning Administrator).
City Staff Absent: None.
City Attorney: Mr. Thomas Pepe
III. Administrative Matters
Ms. Tompkins pointed out to the Board that a resolution adopted by the Community Redevelopment
Agency (CRA) Board in 2018 encouraging the City to adopt the small-scale map amendment and the
113
rezoning that are on the meeting agenda was distributed before the meeting. She also informed the
Board that the CRA director was present in the audience if they had any questions.
IV. Public Hearings
Dr. Philips stated that because the agenda items were interwoven, they all should be read into the
record first.
Ms. Tompkins informed the Board that there is a typo in the title for PB-19-002. It references an
incorrect Land Development Code (LDC) section. The correct title, which matches the advertised title,
should read as:
An Ordinance modifying the following sections of the Land Development Code:
Section 20-3.1 Zoning use districts and purposes (A) and (B); Section 20-3.3
Permitted Use Schedule; Section 20-3.4 Special Use Conditions, and Article Vlll,
Transit -Oriented Development District, Sections 20-8.1 through 20-8.17.
1. PB-19-002
Applicant: City of South Miami
An Ordinance modifying the following sections of the Land Development Code: Section 20-
3.1 Zoning use districts and purposes (A) and (B); Section 20-3.3 Permitted Use Schedule;
Section 20-3.4 Special Use Conditions, and Article Vill, Transit -Oriented Development
District, Sections 20-8.1 through 20-8.17.
Mr. Monterrey read PB-19-002 into the record.
2. PB-19-003
Applicant: City of South Miami
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 including the following rezoning: (1) certain parcels from Transit -
Oriented Development District Mixed Use 4 (TODD MU-4) to Transit -Oriented Development
District Mixed Use 5 (TODD MU-5); and (2) certain parcels from Transit -Oriented
Development District Light Industrial 4 (TODD LI-4), to Transit -Oriented Development
District Mixed Use 6 (TODD MU-6).
Mr. Jacobs read PB-19-003 into the record.
3. PB-19-004 and PB-19-005
Applicant: City of South Miami
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.
114
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
Dr. Palmer read PB-19-004 and PB-19-005 into the record.
Applicant: City of South Miami, represented by Ms. Sylvia Vargas, AICP
Mr. Pepe swore in all the witnesses who spoke on the item.
Ms. Vargas introduced herself to the Board as the City's planning consultant. She then presented
the items to the Board.
Mr. Jacobs asked what shared parking provisions meant. Ms. Vargas explained that when certain
uses are complimentary, where one use operates during the day and the other use operates at
night, they would be able to share the available parking spaces, reducing the need for additional
spaces.
Ms. Vargas then continued presenting the items to the Board.
Mr. Jacobs asked how the City determined that 10% affordable housing would be a significant
inclusionary number. Ms. Vargas explained that the amount came from a market analysis that
was performed that considered several models in the region that required affordable housing.
Based on that analysis and because there are bonuses involved, the City chose to go with a simple
number for affordable housing.
Mr. Jacobs stated that the report mentioned that the City's population had a higher average
household income than Miami Dade County. He then asked where that information came from.
Ms. Vargas responded that it also came from the market analysis that was performed.
Dr. Palmer stated that if a project obtained a bonus for providing affordable housing, the
affordable housing should remain and not dissolve after 30 years. The bonuses obtained won't go
away after 30 years, so the requirement for affordable housing should remain as well. Ms. Vargas
explained that it is typical for affordable housing to have a term such as 30 years. It gives the City
flexibility and makes it possible for the City to monitor the affordable housing. Also, the City would
have the ability to renew the contract at the end of the 30-year term. Mr. Jacobs asked if the
renewal requirement would need to be written in to the agreement up front or could it be
required later. Mr. Pepe responded that it would need to be in the very beginning. Ms. Vargas
then stated that it is common in bonus programs to have a term of 30 years.
Mr. Basu stated that he has a few comments. The draft regulations are primarily for the creation
of the new TODD MU-6 zoning district. There isn't much change to the TODD MU-4 district or any
other district within the Transit Oriented Development District (TODD). He stated that he would
have liked to see a refresh of all the regulations pertaining to the TODD District. He then stated
that as part of the larger LDC Rewrite, the Permitted Use Schedule should be consolidated. Ms.
Vargas stated that even though the properties that are currently zoned TODD MU-4 will be
115
rezoned to TODD MU-5, the MU-4 district is going to remain a part of the districts. That way, the
City can use it later if needed.
After discussing the different heights allowed in the TODD District, Mr. Basu asked how someone
obtains the maximum height of 12 stories in the TODD MU-6 zoning district. Ms. Vargas responded
that the district will have a minimum height of 4 stories, a maximum height of 8 stories and the
developer can obtain a total of 12 stories through meeting the bonus requirements forthe district.
She then explained to the Board what the bonuses in TODD MU-6 are. Mr. Basu then stated that
the bonuses are incentive based, to which Ms. Vargas stated yes.
Mr. Basu stated that he didn't see any discussion on infrastructure parking which is very
important. Ms. Vargas stated that the goal would be that developers would assemble enough land
that would be suitable to a TODD District and provide the parking needed. She then stated that
the goal was to also provide as little parking as possible so that it is like a TODD. There isn't a
requirement for the City to build structure parking, but there are parking space regulations in the
LDC for private providers. Mr. Basu stated that shared parking is an important element that should
be discussed.
Mr. Basu stated that in terms of economic analysis, there is a goal to maintain the light industrial
area. The item presented doesn't promote the area, it gentrifies it. Additionally, some of the uses
that would fit in the light industrial area require a special use approval which makes them harder
to obtain.
Mr. Basu stated that the 10% requirement for affordable housing is a good number. He then asked
what a micro unit was. Ms. Vargas explained that a micro unit is defined in the draft ordinance.
Mr. Basu then stated that he would have liked to see some discussion about live -work units, which
could be used by artists who could be benefit from lofts that allow them to live and work in the
same space. He also suggested single occupancy units that are similar to boarding houses where
someone rents out a room and there is a common area for people to use. He then stated that
what makes a building affordable is its cost. With green building design, the cost would be higher
for buildings. Ms. Vargas responded that green building design does increase the cost, but it isn't
as much as it used to be. She also stated that parking is one of the greatest costs. By reducing the
amount of required parking and giving the developer the ability to unbundle the parking from the
unit, developers can make those units more affordable.
Mr. Jacobs asked what is meant by unbundling the parking from the unit. Ms. Vargas explained
that when renting a unit, the developer can separate the parking space from the unit if the tenant
doesn't want to pay for 2 parking spaces. Doing so would make the unit more affordable.
Mr. Borges asked if the current owners in the light industrial area will be affected, to which Ms.
Vargas stated no. The current owners can continue to have their businesses in the new district
without any issue.
Mr. Borges then stated that he likes the idea of shared parking as a way to reduce the requirement
for parking spaces.
Mr. Basu stated that he doesn't understand why the developer should get an additional floor for
assembling property. Ms. Vargas stated that it was placed as an incentive because the blocks in 116
the area are so narrow, they would not do well for development of a transit -oriented project. That
way, developers are encouraged to assemble the smaller lots into larger plots of land that would
work better within the district. Mr. Basu stated that he doesn't see it as a good incentive. He also
stated that he doesn't see the bike storage requirement as a good incentive either. People will
obtain the incentive for bike lockers just to get the extra floor, but they have no intent on using
them.
Mr. Borges stated that the infrastructure of the City gets improved whenever there is an assembly
of land or a property is redeveloped.
Dr. Philips asked if the LEED or green building requirements require the installation of solar panels.
Ms. Vargas stated that solar panels are among the list of items that can get you credit but she
wasn't sure if it was required.
Mr. Borges asked staff if the City requires solar panels for residential properties, is it required for
commercial properties. Ms. Tompkins responded that solar panels are not required for
commercial properties.
Dr. Palmer stated that the incentive regarding public space is vague. Ms. Vargas state that the
public space bonus shows up as an incentive in both the TODD MU-5 district and the TODD MU-6
district.
Dr. Philips asked where the following statement belonged:
"For those properties that back up to public open space or easement. Buildings
may be built in rear to within five (5) feet of rear property or easement line. "
Ms. Vargas responded that the statement is a part of the cross-thru bonus for the TODD MU-5
district.
Mr. Basu asked a question about the affordable workforce housing bonus for the TODD MU-6
district. He asked about the bonus that requires an additional 10% of the units. Ms. Vargas stated
that it was added for clarification purposes at the request of the Mayor after first reading of the
ordinance. Ms. Vargas then explained to the Board how the bonus works. Dr. Palmer responded
that when the language is not clear, people will have their own interpretation of it.
Mr. Basu asked if the bonus was economical, to which Ms. Vargas stated that it was difficult to
say. Mr. Monterrey stated that if the project had 100 units, then 10 units (10%) would need to be
affordable. Mr. Pepe stated that if the affordable housing bonus was not economical, a developer
could use the other available bonuses.
Ms. Alicea asked if there was any consideration given for exempting from the applicable parking
requirements to offset some of the construction costs. Ms. Vargas responded that parking was
not considered in any of the bonuses. Ms. Alicea stated that the requirement for the additional
parking required by the affordable housing bonus could be eliminated. Ms. Alicea then stated that
there are a lot of comments that should be addressed but the draft ordinance is a good move in
the right direction. She then stated that she would be for the elimination of the parking space
requirement. r. 117
Dr. Palmer stated that people will always need their cars. The City is asking for trouble if they
allow a building to be made without any type of parking.
Mr. Basu asked if there was any discussion on building heights. Ms. Vargas stated that the districts
have a maximum height requirement. Mr. Basu then stated that the floors in the building could
have varying heights so that different residential uses could be used such as live -work units.
Mr. Basu stated that parameters of the draft ordinance need more work. Because of that, the
ordinance should be worked on and then brought back to the Board.
Ms. Tompkins stated that the discussion tonight has really focused on the text amendment that
is before the Board. There are three (3) other items on the agenda that deal with the rezoning of
properties. She then suggested that the Board focus the review on those items so that all their
questions could be answered.
Ms. Alicea asked why the full frontage bonus allocation in the TODD MU-5 not a full requirement.
Ms. Vargas stated that because she didn't have the history on the full frontage bonus, she couldn't
answer her question regarding the full frontage bonus. Ms. Tompkins added that while portions
of the TODD ordinance were cleaned up, the item is not a complete rewrite of the district. The
purpose of the draft ordinance was to create the TODD MU-6 regulations.
Ms. Alicea stated that the City adopted a Complete Streets document some time ago. Possibly
that document could be incorporated into these regulations.
Mr. Borges asked if the Board was here to give suggestions on the draft ordinance or to vote on
it. Mr. Pepe responded that the item was before the Board to get recommendations.
The Chairperson opened the floor to public comments on PB-19-002, PB-19-003, PB-19-004
and PB-19-005
None
The Chairperson closed the floor to public comments on PB-19-002, PB-19-003, PB-29-004 and
PB-19-005
Dr. Palmer stated that the ordinance is a good start but there are areas that need to be improved.
Mr. Jacobs stated that this district is a major part of the town and putting something out like the
draft ordinance can change it significantly.
Mr. Borges asked if this will be the first time that the Commission sees the draft ordinance. Mr.
Pepe responded that they've already seen the draft ordinance at first reading.
Dr. Philips asked why some of the uses on the Permitted Use Schedule have been changed. Ms.
Tompkins stated that because some of the uses that were changed add some level of pollution to
the area, the City wanted to be able to review them on a case by case basis. Ms. Tompkins then
stated that any existing use can stay to the extent that they are compliant with the LDC. 118
6
Dr. Philips read the definition of micro units aloud. She then asked what was meant by small living.
Ms. Vargas stated that the definition came from the Urban Land Institute (ULI) who has studied
the issue of micro units. Dr. Philips stated that then stated that the portion of the definition that
reads "purpose-built for small living" should be removed.
Dr. Philips stated that statement #4 on page 20 of the draft text amendment ordinance regarding
the unity of title requirement wasn't clear. Mr. Pepe then explained to the Board what the code
section meant.
Dr. Philips read Section 20-8.12 aloud. She then asked which department the section was referring
to. Ms. Tompkins responded that the section was referring to the Planning Department.
Motion: Dr. Palmer moved to defer PB-19-002. Mr. Basu seconded the motion.
Mr. Pepe responded that because the item is going to the City Commission on February 26, 2019,
the item couldn't be deferred. The board could either deny it or approve it. The Board could also
recommend that the City Commission defer the item and have more work done on it.
No further discussion was held on the item.
Vote: Yes 3. No 4 (Borges, Alicea, Philips, Monterrey)
Mr. Basu: Yes
Mr. Borges: No
Ms. Alicea: No
Dr. Philips: No
Dr. Palmer: Yes
Mr. Jacobs: Yes
Mr. Monterrey: No
Because the motion failed to pass, the item was not deferred. A new motion was then brought
forward by the Board.
Motion: Mr. Borges moved to approve PB-19-002. Mr. Monterrey seconded the motion.
Dr Philips made an amendment to the motion.
Motion: Dr. Philips moved to amend PB-19-002 so that additional types of living models could be
included as part of the ordinance. The amendment was seconded by Mr. Borges.
Vote: Yes 7. No 0 (None)
Mr. Basu: Yes
Mr. Borges: Yes
Ms. Alicea: Yes
Dr. Philips: Yes
Dr. Palmer: Yes
Mr. Jacobs: Yes
Mr. Monterrey: Yes
119
The amendment passed and will be added to the ordinance.
Mr. Jacobs made an amendment to the motion.
Motion: Dr. Philips moved to amend PB-19-002 so that the definition for affordable housing could
be changed to the following:
Affordable housing: Refers to housing that is attainable by residents making
between 50%60% of Area Median Income (AMI) and at or below 80% AMI
as published annually y the U.S. Department of Housing and Urban
Development(HUD).
The amendment was seconded by Dr. Palmer.
Mr. Borges stated that he believes that Mr. Jacobs intent for the change is to ensure that more
people qualify, to which Mr. Jacobs stated yes. Mr. Borges then stated that if that change is made,
it will be difficult fora developer to come into the City to build. A change of this nature could price
developers out of the City.
Dr. Palmer withdrew her second on the motion. Because the motion proposed by Mr. Jacobs
wasn't accepted by the maker of the original motion, it wasn't voted on.
The Board then voted on PB-19-002 as a whole only with the amendment that was proposed by
Dr. Philips.
Vote: Yes 4. No 3 (Jacobs, Palmer. Basu)
Mr. Monterrey: Yes
Mr. Jacobs: No
Dr. Palmer: No
Dr. Philips: Yes
Ms. Alicea: Yes
Mr. Borges: Yes
Mr. Basu: No
The Board approved PB-19-002 with Dr. Philips amendment.
Motion: Mr. Borges moved to approve PB-19-003. Mr. Monterrey seconded the motion.
Vote: Yes 6. No 1(Jacobs)
Mr. Basu: Yes
Mr. Borges: Yes
Ms. Alicea: Yes
Dr. Philips: Yes
Dr. Palmer: Yes
Mr. Jacobs: No
Mr. Monterrey: Yes
The Board approved PB-19-003.
Q 120
Motion: Mr. Borges moved to approve PB-19-004. Mr. Monterrey seconded the motion.
Vote: Yes 6. No 1(Jacobs)
Mr. Monterrey: Yes
Mr. Jacobs: No
Dr. Palmer: Yes
Dr. Philips: Yes
Ms. Alicea: Yes
Mr. Borges: Yes
Mr. Basu: Yes
The Board approve PB-19-004.
Motion: Dr. Palmer moved to approve PB-19-005. Ms. Alicea seconded the motion.
Vote: Yes 6. No 1(Jacobs)
Mr. Basu: Yes
Mr. Borges: Yes
Ms. Alicea: Yes
Dr. Philips: Yes
Dr. Palmer: Yes
Mr. Jacobs: No
Mr. Monterrey: Yes
The Board approved PB-19-005.
V. Public Comments/New Business
The Chairperson opened the floor for public comments and any new business.
Public Comments Section
There were no public comments.
New Business Section
Dr. Philips informed the Board that a presentation on solar panels will be held at the Community
Center on February 25, 2019.
The Chairperson closed the floor to public comments and any new business.
VI. Approval of the Minutes
1. Planning Board Regular Meeting Minutes of January 8, 2019:
Ms. Alicea moved to approve the meeting minutes as presented. The motion was seconded by
Mr. Borges.
9 121
Vote: Yes 6, No 0 (None)
Mr. Basu: Yes
Mr. Borges: Yes
Ms. Alicea: Yes
Dr. Philips: Yes
Dr. Palmer: Yes
Mr. Jacobs: Yes
Mr. Monterrey: Abstained
VII. Future Meeting Date:
Aj Tuesday, March 12, 2019
VIII. Adjournment
The meeting was adjourned at 9:22 P.M.
10 122
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NOTICE OF PUBLIC HEARINGS - CITY OF SOUTH MIAMI - FEB.
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Afflant further says that the said Miami Dolly Business
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CITY OF SOUTH MIAMI
NOTICE OF PUBLIC"BARINGS
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, February 26, 2019 beginning at 7:00 p.m., to
the City Commission.Charnb#F%B1.30 SonsatDrive, to cdnsidar Re following kem(ay. An Ordinance providing for a Small -Scala Map Amendment to the -City of South Miami Comprehensive
Plan Future Land Use Map (FLUM); expanding the boundary of the Transit Oriented Development bistrict
TODD) future land use district by re-designating,certain parcels, from MlKed-Use CommemiaIrResldential
to Transit Oriented Development District.
An Ordinance amending the City of.Soulh Miami Offldel Zoning Map to. advance.Goals of the Comprehensive
Plan Future land Use Dement and the purpose of the Transit-Odelited Deveicpment'Disbict by rezoning
certain parcels from Medlum-Intensity Office (MO) to Transit- Oliented Development District Mixed
Use 5. (TODD MUD:
.. Above Ordinances Apply to Properties Indicated by 'MO' .
An Ordinance modifying tire -following. secgois of.the.Lend Development Code: Section 20-3.1 Zoning pea
districts aridpurposes(A) and (S); Seddon 20-3.3 Permflfed Use Schedule; Section 203.4 Special Use Conditions;
and Article Vill, Transit -Oriented DevelopmentDlstrict, Sections 20-6.1 througn2".17.
Ordinance Applies to all Properties with'TODW Designation, Including current and future designetidns:
124
An Ordinance amending the City of South Miami Official -Zoning Map to advance Cloak of the -Comprehensive
Plan -Future Land Use Element and the purpose of the, Transit-OdeMed Development. District Including the
following n=nings: (1) certain Parcels from Transit-0dsrled Developmerif.Distict Muted Use 4 (rODD MU4) to
Transh-0demed Development. District Mixed Use 5 (TODD MU-E; and 0 certain parcels from Transit-0rleraed
Development District Ught Industrial (TODD U-4), toTranah-0demed Development District Mined Use 5 (I -ODD MU-q.
Ordinance Applles to Shaded Properties:
-
ranmaTxYA' :.
An Ordinance amending the City, of S", Miami Code. of Ordinances; Chapter 17, adding Article .VSodom 17-.
51 through 17-53 to provide forthe regulation of shared mobility devices.
An Qrdnaena amending Chapter 13A, Section 13A-2 and adding Section 13A-23 conpeming the regulation of surge
rase carryout bags, plastic straws and single -use polystyrene containers, and providing for legislative intent, degptiorA
and establishing prohibition of and penalties for the use of -these hems.
An Ordinance amending theCtyof Bpugj Miami Gode of Orduumcas,.Chapter 15A." Ih,Secdon 15-97relasrtg to
noise exemption for Special events. .
All interested parties are inviled.to attend and will be heard.
For tufthef infonrlation, please contact the City Clerk's Office at 305-853-0340
Nkenge A Payne, CMC
pursuant to Florld6 Statutes 286.0105, the City hereby advises the public that ha pawn decided to appeal any
decision made by this Board, Agency or Commission with respect to arry matter considered at to meeting or
heating, he. or she will need a record of the proceedings, and that for such purpose, affected persammay, need 10
.sure that a verbatim record of the proceedings Is made which record Includes the testimony and evidence upon
which the appeal Into be based. 19-12810000380549M
Z/Z
125
SUNDAY EEleuta lDOfl NEIGHBORS 129SE
IIIxNIXERAIDS011
21
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CITY OF SOUTH MIAMI
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY given that the City Commission of the City of South An Ordinance amending the City of South Miami Official Zoning Map to
Miami, Florida will conduct Public Hearing(s) at its regular City Commission advance Goals of the Comprehensive Plan Future Land Use Element and
meeting scheduled for Tuesday, February 26, 2019 beginning at 7:00 p.m., in the the purpose of the Transit -Oriented Development District including the
City Commission Chambers, 6130 Sunset Drive, to consider the following item(s): following rezonings: (1) certain parcels from Transit -Oriented Development
An Ordinance providing for a Small -Scale Map Amendment In the City of District Mixed Use 4 (TODD MU4) to Transit -Oriented Development
South Miami Comprehensive Plan Future Land Use Map (FLUM); expanding District Mixed Use 5 (TODD MU-5); and (2) certain parcels from
the boundary ofthe Transit Oriented Development District (TODD) future land Transit -Oriented Development District Light Industrial 4 (TODD LI4),
use district by re -designating certain parcels, from Mixed -Use Commercial/ to Transit -Oriented Development District Mixed Use 6 (TODD MU-6).
Residential to Transit Oriented Development District. Ordinance Applies to Shaded Properties:
An Ordinance amending the City of South Miami Official "Zoning Map to cur or s."m mi..,
advance Goals of the Comprehensive Plan Furore 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 - I° t_'_„
District Mixed Use 5 (TODD MU-5).
Above Ordinances Apply toProperties Indicated by "MO"
IV
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An Ordinance modifying the following sections of the Land Development Code;
Section 20-3.1 Zoning use districts and purposes (A) and (B): Section 20-3.3
Permitted Use Schedule; Section 20-3.4 Special Use Conditions; and Article
Vill, Transit -Oriented Development District, Sections 20-8.1 through 20-8.17.
Ordinance Applies to all Properties with "TODD" Designation.
including current and future designations:
JEW1 LW
An Ordinance amending the City of South Miami Code of Ordinances. Chapter
17, adding Article V Sections 17-51 through 17-53 to provide for the regulation
of shared mobility devices.
An Ordinance amending Chapter 13A, Section 13A-2 and adding Section 13A-23
concemiag the regulation of single -use carryout hags, plastic straws and single -
use polystyrene containers, and providing for legislative intent. definitions,
and establishing prohibition of and penalties for the use of these items.
An Ordinance amending the City of South Miami Code of Ordinances, Chapter
15 Article III, Section 15-97 relating to noise exemption for Special events.
All interested parties arc invited to attend and will be heard.
For further information. please contact the City Clerk's Office at: 305-663-6340.
Nkenga A. Payne, CIVIC
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 he based.
126