Ord No 23-23-2474ORDINANCE NO. 23-23-2474
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF SOUTH MIAMI, FLORIDA, AMENDING POLICY
1.1.1. OF THE FUTURE LAND USE ELEMENT OF THE
CITY OF SOUTH MIAMI COMPREHENSIVE PLAN, TO
MODIFY THE DESCRIPTION APPLICABLE TO THE
"DOWNTOWN SOMI (DS)" FUTURE LAND USE
CATEGORY; PROVIDING FOR CORRECTIONS;
SEVERABILITY; CONFLICTS; AND AN EFFECTIVE
DATE.
WHEREAS, Article VIII, Section 2 of the Florida Constitution, and Chapter 166, Florida
Statutes, provide municipalities with the authority to exercise any power for municipal purposes,
except where prohibited by law, and to adopt ordinances in furtherance of such authority; and
\VHEREAS, Florida's Community Planning Act (Sections 163.3164 et seq. of the Florida
Statutes) directs municipalities to maintain a comprehensive plan for their future development and
growth and authorizes them to maintain and examine said plan from time to time; and
WHEREAS, the City Commission of the City of South Miami (the "Commission") is
committed to maintaining consistency with state law and, to implementing municipal goals and
objectives through flexible and perfonnance-oriented land development regulations and
incentives, increasing predictability in development outcomes, and supporting responsible and
well-placed development in the City; and
WHEREAS, based on the Commission's indicated goals and direction, the owners of the
property located at 570 l SW 72nd Street (the "Sunset Place Property" or the "Property"), the only
property in the City designed Downtown SoMi District (the "DS District") on the Future Land Use
Map ("FLUM'·) of the City~s Comprehensive Plan, has proposed new development regulations for
the property; and
WHEREAS, the Sunset Place Property, because of its large size and location at the three
most important traffic corridors in the City, as well as its proximity to Metrorail and other transit
opportunities, is a critical property within the City, acting as both a gateway and an anchor for the
City's downtown; and
WHEREAS, existing development on the Sunset Place Property is limited to an
underperfo1111ing shopping mall that is largely inward facing, and that fails to relate to and activate
Sunset Drive and the remainder of the City's downtown in a positive or meaningful manner,
underperfonning in its role as a gateway property and largely failing to attract public attention,
investment, and foot traffic that would benefit the City, its residents, and surrounding businesses;
and
WHEREAS, both the Commission and the current owners of the Sunset Place Prope11y
envision a different development that better leverages the large size of the Property, its proximity
Page 1 of 4
Ord. No. 23-23-2474
to transit opportunities. and its connection to the surrounding roadway network, in order to create
a gateway development that can anchor the City's downtown and Sunset Drive7 providing and
attracting pedestrian activity through development of much-needed housing and office uses within
towers, together with supporting ground-level retail uses befitting an urban community; and
WHEREAS, the Commission finds that food, beverage, and street level retail supported
by residential and oflice developments creates a better ambiance and improves the economic
viability of future downtown development; and
WHEREAS, the Commission also finds that small footprints at ground level are desirable
to create an attractive, walkable, inviting experience for pedestrians; and
WHEREAS, the Commission finds that increased height paired with a reduction in overall
floor area will encourage smaller footprints and greater open space at ground level, together with
design that relates to Sunset Drive and surrounding businesses; and
WHEREAS, it is proposed that Future Land Use Element Policy 1.1. l of the City of South
Miami's Comprehensive Plan be amended as set forth in Exhibit "A'' to enable the text changes
necessary to encourage appropriate development of the Property; and
WHEREAS, the owners of the Property have submitted the following applications
affecting the adjacent property located at 5795 Sunset Drive: (i) a small scale amendment
application seeking to amend the Future Land Use Designation to "Downtown SoMi (DS)" and
(ii) an application to change the zoning to "Downtown SoMi (DS)" (collectively, the "5795
Applications,,), so that the entire block has consistent comprehensive planning and zoning; and
WHEREAS, City officials and staff have analyzed the proposed comprehensive plan
amendment against the availability of facilities and services, the amendment's suitability
considering the character of area resources, and the availability of land in the City; and
WHEREAS, City ofiicials and staff find that the proposed comprehensive plan
amendment is likely to reduce impacts upon local and area roads. and potential increased demands
upon water and sewer facilities, schools, and parks can be mitigated to avoid reduced levels of
service; and
WHEREAS, such proposed amendment has been reviewed and revised by City officials
and staff and, following appropriate revisions, the City initiated a text amendment; and
WHEREAS, the Planning Board, sitting as the City's local planning agency in accordance
with Chapter 163. Florida Statutes, reviewed the proposed amendment set forth in this ordinance
at a duly noticed public hearing on September 12, 2023, and voted 6 -0 to recommend approval
to the Commission; and
WHEREAS, the Commission held its first public hearing on the proposed amendment to
the Comprehensive Plan on October 16, 2023, and, having complied with the notice requirements
Page 2 of 4
Ord. No. 23-23-2474
in the Sections 163 .3184 and 166.041 of the Florida Statutes, approved the proposed amendment
on first reading; and
WHEREAS, the Commission conducted a second duly noticed public hearing on the
proposed amendment to the City's Comprehensive Plan as required by law on November 21, 2023
to consider adoption of the proposed amendment simultaneously with the 5795 Applications, and
fi.u1her finds the proposed amendment to the City's Comprehensive Plan is necessary, compatible,
and in the best interest of the City and community.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. Recitals Adopted. The foregoing recitals are hereby ratified and confirmed as
being true and correct and are hereby made a specific part of this Ordinance upon adoption hereof.
Section 2. Comprehensive Plan Amended. Future Land Use Element Policy 1.1.1 of the
City of South Miami's Comprehensive Plan is hereby amended as set forth in Exhibit "A". The
City Manager is hereby directed to update the published Comprehensive Plan to reflect said
amendment.
Section 3. Corrections. Confonning language or technical scrivener-type corrections may
be made by the City Attorney for any confonning amendmenl~ to be incorporated into the final
Ordinance for signature.
Section 4. 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, the holding shall
not affect the validity of the remaining portions of this Ordinance.
Section 5. Conflicts. That all ordinances or parts of ordinances, resolutions or parts of
resolutions, in conflict herewith, are hereby repealed to the extent of such contlict.
Section 6. Effective Date. If this amendment is adopted simultaneously with adoption of
the small scale foture land use map amendment proposed in the 5795 Applications, as set forth in
Section I 63.3187, Florida Statutes, this Ordinance shall become effective 31 days after adoption
pursuant to Section 163.3187(5)(c), Florida Statutes, unless a petition to challenge the
Comprehensive Plan amendment is filed with the Division of Administrative Hearings pursuant to
Section 163.3187(5)(a), Florida Statutes, in which instance the Ordinance shall become effective
upon issuance of a final order finding the Comprehensive Plan amendment(s) in compliance. If
this amendment is not adopted simultaneously with a small scale future land use map amendment
under Section 163 .3187, Florida Statutes. this Ordinance shall become effective 31 days after the
Completeness Notification from the State Land Planning Agency pursuant to Section
l63.3184(3)(c)(4), Florida Statutes, or if a petition to challenge the Comprehensive Plan
amendment is filed with the Division of Administrative Hearings pursuant to Sections
163.3184(5)(a), Florida Statutes, or 163.3184(5)(b), Florida Statutes, then, as to such challenged
amendment(s), this Ordinance shall become effective upon issuance of a final order finding the
Comprehensive Plan amendment(s) in compliance.
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Ord. No. 23-23-2474
PASSED AND ADOPTED on First Reading this 16th day of October, 2023.
PASSED AND ADOPTED on Second Reading this 21 51 day of November, 2023.
ATTEST:
READ AND APPROVED AS TO FORM,
LANGUAGE, LEGALITY, AND
EXECUTION THEREOF
APPROVED:
Mayor Fernandez:
Vice Mayor Bonich:
Commissioner Calle:
5-0
Yea
Yea
Yea
Commissioner Corey: Yea
Commissioner Liebman: Yea
Page4of4
Attachment A Amended Text of Future Land Use Element Policy 1.1.1 Of the City of South Miami Comprehensive Plan
Downtown SoMi (OS):
The Downtown SoMi (DS) category is intended to provide for the
establishment of place-making mixed-use and transit-oriented development
that is urban in Jimn and scale, and addresses the scale and compatibility to
the established context of Sunset Drive. This category authorizes a mixture
of uses, densities, intensities, and height� that contribute to a vibrant urban
experience within walking distance to rail-based rapid transit. The
Downtown SoMi area comprises a-contiguous parcel� of land � of ten
( 1 O} acres or gr�aler (or less) and located southeast of plincipal arterial US
I/South Dixie Highway (US-1 ), west of minor a11erial Reel Road (SW 57th
Avenue) /Red Road, and north of minor arterial Sunset Drive (SW 721ll1
Street) /.8ulli;et Drive, and east of SW 58 th A venue. Permitted uses and
structures on both a temporary and permanent basis include retail,
restaurant, residential, hotel, office, entertainment, theaters, ana-attractions,
permanent and nonpermanent kiosks, active rooftop uses, and those uses
reasonably accessory thereto.
Pcnnittccl heights in the OS category shall be up to 33 stories with
limitations fi1r specific locations within the catcgmy, forthcr limiting the
mnnbcr of stories of specific subzoncs. and specific building heights in foet
above street level, both as further �et:--as defined in the Downtown
SoMi (-QSt-district regulations of the South Miami Land Development
Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to !.Ji� and shall
only apply to non-residential structures. Permitted residential density shall
be up lo 150 �dwelling units per acre. Hotel uses within this category shall
be deemed part of the commercial intensity and shall not be counted for
pml)oscs of calculating residential density or intom,ity. for tho avoidance of
� Residential uses shall not count towards F.A.R. and commercial uses
(including hotel uses) shall not count towards residential density.
1 Coding: Strikethrough words are deletions to the existing words. Underlined words are additions
to the existing words. Changes between first and second reading are indicated with bighlighted
d�rnlll� strilrnUmntgl� and dot�blc underljnc.
Ord. No. 23-23-2474
Agenda Item No:8.
City Commission Agenda Item Report
Meeting Date: November 21, 2023
Submitted by: Marcus Lightfoot
Submitting Department: Planning & Zoning Department
Item Type: Ordinance
Agenda Section:
Subject:
QUASI-JUDICIAL WARNING:
THE FOLLOWING MATTER IS CONSIDERED TO BE QUASI-JUDICIAL. PLEASE REVIEW THE
RESTRICTIONS THAT ARE MORE FULLY SET FORTH AT THE END OF THIS AGENDA.
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA AMENDING
POLICY 1.1.1. OF THE FUTURE LAND USE ELEMENT OF THE CITY OF SOUTH MIAMI COMPREHENSIVE
PLAN, TO MODIFY THE DESCRIPTION APPLICABLE TO THE “DOWNTOWN SOMI (DS)” FUTURE LAND
USE CATEGORY; PROVIDING FOR CORRECTIONS; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE
DATE. 3/5 (CITY MANAGER-PLANNING DEPT.)
Suggested Action:
Attachments:
CC_5795_Sunset_Dr._FLUM___Rezoning_Staff_Report_11142023__1_ (2).docx
47N871102-Ordinance_-_Downtown_Somi_Comp_Plan_Text_-_SR_11.14.23 CAv2.docx
SOMI DS Exhibit A.DOC
MDBR.pdf
MH Ad.pdf
MH Ad1.pdf
1
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
TO:The Honorable Mayor, Vice Mayor, and Members of the City Commission
FROM: Genaro “Chip” Iglesias, City Manager
DATE: November 21, 2023
SUBJECT: Ordinance Amending the Future Land Use Element of the Comprehensive Plan to
Modify the description applicable to the “Downtown SoMi (DS)” Future Land Use
Category
RECOMMENDATIONS
Comprehensive Plan Map Amendment
The staff analysis finds that the proposed map amendment to the Future Land Use Map of the
City of South Miami Adopted Comprehensive Plan is consistent with all review and evaluation
criteria. The City of South Miami Planning and Zoning Department recommends approval and
adoption of the proposed map amendment.
Zoning Map Amendment
The staff analysis finds that the proposed map amendment to the official Zoning Map of the City
of South Miami is consistent with all review and evaluation criteria. The City of South Miami
Planning and Zoning Department recommends approval and adoption of the proposed map
amendment.
Comprehensive Plan Text Amendment
The staff analysis finds that the proposed text amendment to Policy 1.1.1 of the City of South
Miami Adopted Comprehensive Plan is consistent with all review and evaluation criteria. The City
of South Miami Planning and Zoning Department recommends approval and adoption of the
proposed policy amendment.
Zoning Text Amendment
The staff analysis finds that the proposed text amendment to the City of South Miami Land
Development Code, specifically Section 20-3.1, “Zoning Use Districts and Purposes,” Section 20-
3.5, “Dimensional Requirements,” and Article XII, “Downtown SoMi District Regulations” is
consistent with all review and evaluation criteria. The City of South Miami Planning and Zoning
Department recommends approval and adoption of the proposed zoning text amendment.
2
THE CITY OF PLEASANT LIVING
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 2 of 32
BACKGROUND:
The individual requests are companion ordinances that are part of a coordinated effort by the City
of South Miami (“City”)and the owner of the largest parcel in South Miami’s downtown to catalyze
redevelopment of the City’s downtown in response to today’s two greatest regional needs for
meeting housing demand at all income levels, and to locate new housing within the walkshed of
regional high-capacity transit infrastructure, specifically, the South Miami Metro Rail Station.
The land development regulation (“LDR”) changes that are proposed here stem from the City’s
ongoing Downtown Rezoning Study that is comprehensively reviewing every zoning district in the
City’s downtown area and commercial corridors to:
Stimulate redevelopment of outdated and obsolete commercial and residential properties;
implement mixed-use strategies to meet housing demand;
reduce automobile use by stimulating transit use, pedestrianism, and safe, enjoyable use
of bicycles and micro-mobility;
and thereby improve the quality-of-life and attractiveness of South Miami to attract
residents, business, and employment to a transit-oriented city, while protecting the green
and quiet life of its single-family neighborhoods.
The recommended changes to the LDR require amendment to the City’s adopted Comprehensive
Plan Land Use Element, which is made up of adopted goals, objectives and policies that are akin
to the City’s constitution for land development and policy. The Comprehensive Plan is required by
and maintained in accordance with the State of Florida Growth Management Act, specifically
Florida Statutes Chapter 163, Part II “Growth Policy; County and Municipal Planning; Land
Development Regulation”. The status of the comprehensive plan and its relationship between the
zoning code and the comprehensive plan is defined by Sections 163.3194, 163.3201, and 163.3203
which in sum state the aforementioned constitutional character of the comprehensive plan for
land development, and that the zoning code is the legal implementation of the comprehensive
plan policies, and must be based on, related to, and the means of implementation for an adopted
comprehensive plan.
The Growth Management Act provides for three processes to amend the comprehensive plan: 1)
Evaluation and Appraisal Report (EAR) based amendments, 2) Expedited State Review, and 3)
Small Scale Amendments (Sec. 163.3187).
The comprehensive plan amendments proposed here relate only to the singular and contiguous
landarea designation called “Downtown SoMi” (“DS”). The Future Land Use Map (“FLUM”) change
will increase the land area designated as DS from 9.68 contiguous acres to 10.17 contiguous acres.
The proposed text changes to the Comprehensive Plan relate directly to and will be adopted
simultaneously with the small-scale future land use map amendment. Such amendments are
permissible by the small-scale amendment process pursuant to Florida Statutes Section 163.3187
Process for adoption of small-scale comprehensive plan amendment.
The procedures that have been performed toward implementing changes to the Downtown SoMi
land use designation and companion zoning designation are inaccordance with State Statutes and
pursuant to the procedures and requirements in Section 20-5.6 and Section 20-5.7 of the City of
South Miami Land Development Code. Although the changes are of one effort, to follow required
3
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 3 of 32
procedures, they are necessarily enacted by the adoption of four (4) separate ordinances that only
together have the effect to meet the larger redevelopment intent. The four ordinances have
tracked through the required reviews as summarized in the table below, and on November 21,
2023, converge into four ordinances heard consecutively on the same night to implement the
redevelopment effort. The titles of the four ordinances in order, are:
1) an ordinance of the City Commission of the City of South Miami, Florida amending the
Future Land Use Map of the City of South Miami Comprehensive Plan, to modify a 0.49-
acre parcel at the northeast corner of Sunset Drive and SW 58th Street from “Mixed Use
Commercial Residential (MUCR4)” to the “Downtown SoMi (DS)” future land use category;
providing for corrections; severability; conflicts; and an effective date.
2) an ordinance of the City Commission of the City of South Miami, Florida amending the
official Zoning Map of the City of South Miami, to modify a 0.49-acre parcel at the
northeast corner of Sunset Drive and SW 58th Street from “Specialty Retail (SR)” with the
“Hometown Overlay (HO)” to the “Downtown SoMi (DS)” zoning district; providing for
corrections; severability; conflicts; and an effective date.
3) an ordinance of the City Commission of the City of South Miami, Florida amending Policy
1.1.1. of the Future Land Use Element of the City of South Miami Comprehensive Plan, to
modify the description applicable to the “Downtown SoMi (DS)” future land use category;
providing for corrections; severability; conflicts; and an effective date.
4) an ordinance of the City Commission of the City of South Miami, Florida, amending Article
III “Zoning Regulations” of the land development code, including Sections 20-3.1, “Zoning
Use Districts and Purposes,” and 20-3.5, “Dimensional Requirements,” and Article XII,
“Downtown SoMi District Regulations” of the land development code, all to modify land
development regulations applicable to the “DS” Downtown SoMi district; providing for
corrections; severability; conflicts; and an effective date
This is a combined staff analysis for the map amendments and companion text amendments.
Table of Ordinance Reviews and Resulting Action
Ordinance
Future Land Use
Map
Amendment
Zoning
Map
Amendment
Comprehensive
Plan Text
Amendment
Zoning
Text
Amendment
City of South Miami Planning Board as
the City’s Local Planning Agency to
recommend to the City Commission
October 10,
2023
recommended
October 10,
2023
recommended
September 12,
2023
recommended
September 12,
2023
recommended
City of South Miami Commission 1st
Reading of an Ordinance
October 16,
2023
approved
October 16,
2023
approved
November 7,
2023
approved
November 7,
2023
approved
City of South Miami Commission 2nd
Reading of an Ordinance to Adopt
November 21,
2023
November 21,
2023
November 21,
2023
November 21,
2023
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Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 4 of 32
Massing Illustration of Surrounding Area in South Miami
to Subject DS FLUM Designation and Zoning District
(shown in orange with existing buildings of DS District at 5795 and 5701 Sunset Drive)
Legend
Downtown SoMi (DS) Zoning District, City of South Miami
Specialty Retail (SR) Zoning District with Hometown Overlay (HO), City of South Miami
Buildings in Historic Overlay
Transit Oriented Development District, South Miami (TODD-MU5, TODD-MU6, TODD-MUM)
Mixed Use (MX-1, MX-2) Districts, City of Coral Gables
BU-1, BU-1A and BU-2 Districts, Unincorporated Miami Dade County
Public & Institutional, (PI), City of South Miami
Residential Office (RO), City of South Miami
Neighborhood Retail (NR), City of South Miami
General Retail (GR), City of South Miami
Hospital District (H), City of South Miami
Residential Multifamily (RM-18, RM-24) and Residential Townhouse (RT-6), City of South Miami
N
5
I
I
I
I
II
I
I
I
II
I
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 5 of 32
LOCATION of the MAP AMENDMENTS
The area of the proposed map amendment is the 0.49-
acre southwest corner site of the former CVS store, at the
intersection of Sunset Drive and SW 58th Avenue.
Folio:09-4025-031-0170
Address:5795 Sunset Drive
Land Area:0.49 acres, 21,255 sq. ft.
Existing Use:Retail
Existing FLUM Designation:Mixed-Use Commercial
Residential (MUCR4)
Proposed FLUM Designation: Downtown SoMi (DS)
Existing Zoning Designation:Specialty Retail (SR) with
Hometown Overlay (HO)
Proposed Zoning Designation:Downtown SoMi (DS)
General Location:
East:The Shops at Sunset Place: retail and entertainmentcenter. It is designated on the City’s Future
Land Use Map as Downtown SoMi and zoned as Downtown SoMi (DS).
West:SW 58th Avenue. West of SW 58th Avenue is within the City of South Miami, with an area that
is characterized by urban-scale commercial and mixed-use development consisting generally
of 1 to 4-story buildings, with large areas of surface parking. This area is zoned Specialty Retail
(SR) and in the Hometown Overlay that permits up to 4-story mixed uses, a Floor Area Ratio
(FAR) of 1.6 and residential density of 24 DU/acre.
North:The Shops at Sunset Place: retail and entertainment center. It is designated on the City’s Future
Land Use Map as Downtown SoMi and zoned as Downtown SoMi (DS).
South:Sunset Drive (SW 72nd Street). South of Sunset Driveis within the City of South Miami, with an
area that is characterized by urban-scale commercial and mixed-use development consisting
generally of 1 to 4-story buildings, with large areas of surface parking and some structured
parking. This area is zoned Specialty Retail (SR) and in the Hometown Overlay that permits up
to 4-story mixed uses, FAR of 1.6 and residential density of 24 DU/acre. There is also a TODD-
MUM block that permits 10 stories. The area has had little development since it was rezoned
in 1999.
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Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 6 of 32
AFFECTED LAND of the TEXT AMENDMENTS
The land area that is affected by the proposed
text amendments is the land of 5795 Sunset
Drive that is the subject of the FLUM
amendment, and land encompassed by the
existing Downtown SoMi (DS) Future Land Use
Map designation. In entirety, it includes all land
bounded by: South Dixie Highway to the north,
Sunset Drive to the south, Red Road to the east,
and SW 58th Avenue to the west.
5795 Sunset Drive 5701 Sunset Drive Combined
Folios 09-4025-031-0170 09-4025-031-0
Land Area 0.49 acres,
21,255 sq. ft
9.91 acres
421,639 sq. ft.
10.17 acres
442,894 sq. ft.
Building Area 9,325 sq. ft.516,656 sq. ft. (adj.)525,981 sq. ft.
Existing Use retail retail & entertainment not applicable
Proposed Use not applicable not applicable mixed-use
General Location:
East:Red Road (SW 57th Avenue) and City of South Miami Limits. East of the City limits is the of Coral
Gables, with an area that is characterized by urban-scale commercial development consisting
generally of buildings of up to 10 stories that include retail sales, food and drink services, professional
& personal services, offices, and residential mixed-use buildings. Most parking is within buildings,
except for some small surface lots and the 1-story commercial buildings that front South Dixie
Highway. There has been no recent development.
West:SW 58th Avenue. West of SW 58th Avenue is within the City of South Miami, with an area that
is characterized by urban-scale commercial and mixed-use development consisting generally of 1 to
4-story buildings, with large areas of surface parking. This area is zoned Specialty Retail (SR) and in the
Hometown Overlay that permits up to 4-story mixed uses, a Floor Area Ratio (FAR) of 1.6 and
residential density of 24 DU/acre.
North:South Dixie Highway (US-1). Further north from US-1 is the Metrorail, the South Miami
Metrorail Station and the Transit-Oriented Development district in the City of South Miami allowing
up to 8 and 12-story buildings without density or FAR maximums, and a 50 DU/acre minimum. County
rapid transit parcels allow even greater heights pursuant to a joint planning process.
South:Sunset Drive (SW 72nd Street). The area south of Sunset Drive is within the City of South Miami,
with an area that is characterized by urban-scale commercial and mixed-use development consisting
generally of 1 to 4-story buildings, with large areas of surface parking and some structured parking.
This area is zoned Specialty Retail (SR) and in the Hometown Overlay that permits up to 4-story mixed
uses, FAR of 1.6 and residential density of 24 DU/acre. There is also a TODD-MUM block that permits
10 stories and 130 feet of height. The area has had little development since it was rezoned in 1999.
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Page 7 of 32
BACKGROUND & NEED for the AMENDMENTS
The Downtown SoMi Future Land Use designation of the City’s Comprehensive Plan and Article XII
–Downtown SoMi District Regulations and the Downtown SoMi were both adopted by Ordinance
13-19-2326, 14-19-2327, and 15-19-2328 and on April 23, 2019. The Downtown SoMi designation
and companion LDR were proposed and adopted for the purpose of effectuating the
redevelopment of The Shops at Sunset Place and providing for appropriate densities, intensities
and uses on the site. The regulations were based on the findings of the Planning and Zoning
Department working with the property owner to develop the project to become the nucleus of
downtown South Miami redevelopment. The program was focused on contemporaneous market
expectations(1999)thathavebecomeoutdatedandobsoletetotheneedsin2023andthefuture.
Since 2019, with the catalyst of the COVID-19 Pandemic and the ensuing confluence of in-
migration to South Florida, working from home, and shopping from home, the land development
market has dramatically shifted from emphasizing retail and office space, to great demands for
affordable, workforce, and market rate housing in compact mixed-use developments near high-
capacity transit, with flexible workspaces, visitor spaces, and flexible retail focused on a
combinationofplacemakingactivities(food&beverage,specialtyretail,entertainment)withdaily
needs to accommodate residents within a walking distance.
TheDowntownSoMidistrict islocatedprominentlyattheconfluenceofaSouthMiamiMetroRail
station, SouthDixie Highway(US-1)the only majorurban arterialthat servesallof the easterntier
of South Miami-Dade County, and two major County section line roads, Red Road (SW 57
th
Avenue) and Sunset Drive (SW 72
nd Street) with Sunset Drive also being the main street for South
Miami.
The chief intent of the DS amendments is to respond to the current projections for mixed use
programming in transit-oriented development areas. Florida’s Community Planning Act (Sections
163.3164 et seq. of the Florida Statutes) directs municipalities to maintain a comprehensive plan
for their future development and growth and authorizes them to maintain and examine said plan
from time to time to adjust to changing needs. The City Commission of the City of South Miami is
committed to maintaining consistency with state requirements and policy direction and, to
implementing municipal goals and objectives through flexible and performance-oriented land
development regulations and incentives, increasing predictability in development outcomes, and
supporting responsible and well-placed development in the City. Consistent with this objective,
the combined amendments stimulate a geographically and functionally unified development
program that addresses contemporary and future market expectations and the demand for
housing in South Dade.
With the central location of the Downtown SoMi district to the South Miami downtown areas,
walking distance to the South Miami Metro Rail Station, and adjacency to the mixed-use district
in neighboring City of Coral Gables, the Downtown SoMi amendments are anticipated to stimulate
redevelopment in the surrounding South Miami “Hometown District” and the South Miami
“Transit Oriented Development (TOD) District” that supports housing goals and supports a mixed-
use development character and intensity commensurate with supporting transit ridership. The
current South Miami Downtown Rezoning Study will continue and recommend additional changes
to other zoning districts to support these goals.
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November 21, 2023
Page 8 of 32
The Miami-Dade Residential Land Supply / Demand Analysis is done to determine the adequacy
of the existing capacities to accommodate projected growth. According to this analysis, South
Dade is depleted of land available for single-family homes and will have no more land available
for the development of multi-family homes in 2036, even though demand remains high. The
analysis summarizes a dire situation when combined with the great emphasis that the County has
established to control urban sprawl and develop housing near Metrorail Stations and in Rapid
Transit Zones (RTZ). There is no significant land near Metrorail for development of single-family
homes, and the development of single-family homes is contrary to the County’s RTZ policies and
the City’s Transit Oriented Development policies. The nearly unachievable reality to develop
single-family homes results in the understanding that the demand for single family homes signals
demand for larger, market rate multifamily residential to satisfy these needs.
The Downtown SoMi designated and zoned land, because of its large size and location at the three
most important traffic corridors in the City, as well as its immediate proximity to Metrorail, is a
critical property within the City. It acts as both a gateway and an anchor for the City’s downtown.
The existing development on the Sunset Place Property is limited to an underperforming shopping
mall that is largely inward facing, and that fails to relate to and activate Sunset Drive, Red Road,
and the remainder of the City’s downtown in a positive and meaningful degree. In its current state,
it squanders its role as a gateway property and largely fails to attract public attention, investment,
and foot traffic that would benefit the City, its residents, and surrounding businesses.
The intent of the City’s Comprehensive Plan envisions development that better leverages the large
size of the property, its proximity to transit opportunities, and its connection to the surrounding
roadway network, in order to create a gateway development that can anchor the City’s downtown
and Sunset Drive, provide and attract pedestrian activity through development, and provide the
much-needed housing and office use, together with destination ground-level retail uses with
medium and small footprints to create an attractive, walkable, inviting experience for pedestrians
and potential spaces for local business ownership. Increased height and increased residential
density paired with a reduction in overall commercial floor area will encourage smaller footprints
9
Table 1.1-10
Res idential Land Supply/Demand Ana lys is
South Central ner, 2019 to 2040
Ana lysis Done Separately Subtier
for Each Type , i.e. No East of Turnpike West of Turnpike South Central Total
Sh ifting of Demand between S ing le MJlt i-S ingle MJlti-Both Single Milli-Both
Sin le & MJltifam il T Fam il Fam i s Famil Fam il T s Fam il Famil T s
Capacity in 2019 2,091 37 ,834 39,925 810 1,955 2 ,765 2 ,901 39 ,789 42 ,690
Annual Demand in 2015-2020 1,088 1,039 2 ,127 317 72 389 1,405 1,111 2,516
Capacity in 2020 1,003 36 ,795 37 ,798 493 1,883 2 ,376 1,496 38 ,678 40 ,174
Annual Demand in 2020-2025 1,078 483 1,561 278 67 345 1,356 550 1,906
Capacity in 2025 0 34 ,380 29 ,993 0 1,548 651 0 35 ,928 30 ,644
Annual Demand in 2025-2030 1,103 643 1,746 682 168 850 1,785 811 2,596
Capacity in 2030 0 31 ,165 21 ,263 0 708 0 0 31 ,873 17 ,664
Annual Demand in 2030-2035 1,089 678 1,767 761 187 948 1,850 865 2,715
Capacity in 2035 0 27 ,775 12 ,428 0 0 0 0 27 ,548 4 ,089
Annual Demand in 2035-2040 1,061 681 1,742 767 188 955 1,828 869 2,697
Capacity in 2040 0 24 ,370 3 ,718 0 0 0 0 23 ,203 0
De letlon Year 2020 2040+ 2040+ 2021 2033 2025 2021 2040+ 2036
Source: Miami-Dad e County , De pa rt ment of Regulatory and Economic Res ou rces , Research and Economic A nalysis Section, 2019.
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 9 of 32
and greater open space at ground level. The more urban and walkable design is to become the
nucleus of the downtown fabric.
SUMMARY OF CHANGES – FUTURE LAND USE MAP
EXISTING ADOPTED FLUM EXCERPT PROPOSED FLUM EXCERPT
SOUTH MIAMI FUTURE LAND USE MAP EXCERPT
LEGEND
Downtown SoMi (DS)
Mixed-Use Commercial Residential (MUCR4)
Transit Oriented Development District (TODD)
Public and Institutional (PI)
10
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Page 10 of 32
Effect of Future Land Use Map Amendment on Subject Property
5975 Sunset Drive
Regulation Existing
Proposed
without Text
amendments
Proposed
with Text
Amendments
Affected Land Area 0.49 acres,
21,255 sq. ft
0.49 acres,
21,255 sq. ft
0.49 acres,
21,255 sq. ft
Future Land Use Map Designation
Mixed Use
Commercial /
Residential 4
(MUCR4)
Downtown SoMi
(DS)
Downtown SoMi
(DS)
General Uses Required Mixed Use Permissive
Mixed Use
Permissive
Mixed Use
Area: minimum contiguous area
maximum contiguous area
5.00 acres
10.00 acres
5.00 acres min.
10.00 acres max.
this land cannot be
redesignated without
text amendment
10 acres min.
no maximum
permits the inclusion of
this land in the DS
category
FAR: 1.60 3.00 1.80
Non-Residential Floor Area at Max FAR 34,008 sq. ft.63,765 sq. ft.38,259 sq. ft.
Density (maximum)24 DU/acre 65 DU/acre 150 DU/acre
Residential Units at Maximum Density 11 31 73
Building Height 4 stories
17 stories
and 195 feet
and as further regulated
by zoning code
33 stories
as further regulated by
zoning code
11
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning ApplicationsNovember 21, 2023Page 11 of 32 SUMMARY OF CHANGES – ZONING MAPEXISTING ADOPTED ZONING MAP EXCERPT PROPOSED ZONING MAP EXCERPT
SOUTH MIAMI ZONING MAP EXCERPT
LEGEND
Downtown SoMi (DS)
Specialty Retail / Hometown Overlay (SR / HO)
Transit Oriented Development District (TODD)
Public and Institutional (PI)
12, .. '• v., .,u , ~venue / I '11 ~ venue ., \ I -□□□□ 1 ,,...I ~.. 'I •
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
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Page 12 of 32
Effect of Zoning Map Amendment on Subject Property
5975 Sunset Drive
Regulation Existing
Proposed
without Text
amendments
Proposed
with Text
Amendments
Affected Land Area 0.49 acres,
21,255 sq. ft
0.49 acres,
21,255 sq. ft
0.49 acres,
21,255 sq. ft
Zoning Designation
Specialty Retail (SR),
Hometown Overlay
(HO)
Downtown SoMi
(DS)
Downtown SoMi
(DS)
General Uses Required Mixed Use Permissive
Mixed Use
Permissive
Mixed Use
Area: minimum contiguous area
maximum contiguous area
5.00 acres
10.00 acres
5.00 acres min.
10.00 acres max.
this land cannot be
redesignated without
text amendment
10 acres min.
no maximum
permits the inclusion of
this land in the DS
category
FAR: 1.60 3.00 1.80
Non-Residential Floor Area at Max FAR 34,008 sq. ft.63,765 sq. ft.38,259 sq. ft.
Density (maximum)24 DU/acre 65 DU/acre 150 DU/acre
Residential Units at Maximum Density 11 31 73
Building Height (maximum)4 stories
and 45 feet 70 feet
front to 30 ft. back
2 stories
30 ft. to 105 ft. back
4 stories with 50% at
12 stories w/ bonus
after 105 ft back
7 stories w/o bonus
15 stories w/ bonus
Open Space 70%not regulated
15%
minimum 17.5% to
qualify for bonuses
Building Coverage 30%70%80%
13
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TEXT AMENDMENT –COMPREHENSIVE PLAN FUTURE LAND USE ELEMENT
POLICY 1.1.1
Downtown SoMi (DS):
The Downtown SoMi (DS) category is intended to provide for the establishment of place-making
mixed-use and transit-oriented development that is urban in form and scale, and addresses the
scale and compatibility to the established context of Sunset Drive.This category authorizes a
mixture of uses, densities, intensities, and heights that contribute to a vibrant urban experience
within walking distance to rail-based rapid transit. The Downtown SoMi area comprises a
contiguous parcels of land that is of ten (10) acres or greater (or less)and located southeast of
principal arterial US 1/South Dixie Highway (US-1), west of minor arterial Red Road (SW 57th
Avenue) /Red Road, and north of minor arterial Sunset Drive (SW 72nd Street) /Sunset Drive, and
east of SW 58th Avenue.Permitted uses and structures on both a temporary and permanent basis
include retail, restaurant, residential, hotel, office, entertainment, theaters, and attractions,
permanent and nonpermanent kiosks, active rooftop uses, and those uses reasonably accessory
thereto.
Permitted heights in the DS category shall be up to a base height of 12 stories, with bonuses
available to reach 33 stories in specific locations and provided bonuses are achieved, both as
further 195 feet as defined in the Downtown SoMi (OS) district regulations of the South Miami
Land Development Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to 1.8 3.0 and shall only apply to non-residential
structures. Permitted residential density shall be up to150 65 dwelling units per acre. Hotel uses
within this category shall be deemed part of the commercial intensity and shall not be counted
for purposes of calculating residential density or intensity.For the avoidance of doubt,Residential
uses shall not count towards F.A.R. and commercial uses (including hotel uses) shall not count
towards residential density.
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Effect of Future Land Use Text Amendment on Subject Property
5975 Sunset Drive and 5701 Sunset Drive
Regulation Existing Proposed
Affected Land Area 10.17 acres
442,894 sq. ft.
10.17 acres
442,894 sq. ft.
Future Land Use Map Designation Downtown SoMi (DS)Downtown SoMi (DS)
General Uses Permissive Mixed Use Permissive Mixed Use
Area: minimum contiguous area
maximum contiguous area
5.00 acres min.
10.00 acres max.
10 acres min.
no maximum
FAR: 3.00 1.80
Non-Residential Floor Area at Max FAR 1,328,682 sq. ft.797,209 sq. ft.
Density (maximum)65 DU/acre 150 DU/acre
Residential Units at Maximum Density 661 1,525
Building Height 17 stories
and 195 feet 33 stories
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TEXT AMENDMENT –LAND DEVELOPMENT REGULATIONS
Downtown SoMi (DS):
The Sections 20-3.1, “Zoning Use Districts and Purposes,” and 20-3.5, “Dimensional
Requirements,” and Article XII, “Downtown SoMi District Regulations” are amended as provided
in Exhibit “A” to modify the land development regulations applicable to the “DS” Downtown SoMi
district that will implement the proposed Comprehensive Plan text amendment, consistent with
the intent that the comprehensive plan shall be implemented, in part, by the adoption and
enforcement of appropriate land development regulations and that these shall be based on, be
related to, and be a means of implementation for an adopted comprehensive plan. (Section
163.3201, Florida Statutes).
Table 1 below provides a summary of pertinent changes proposed by the zoning amendment.
Effect of Future Land Use Text Amendment on Subject Property
5975 Sunset Drive and 5701 Sunset Drive
Regulation Existing Proposed Comments
Affected Land Area 10.17 acres
442,894 sq. ft.
10.17 acres
442,894 sq. ft.
includes FLUM
amendment area
Base Zoning District Name Downtown SoMi
(DS)
Downtown SoMi
(DS)
General Uses Mixed Use Mixed Use
Area: minimum contiguous area
maximum contiguous area
5.00 acres
10.00 acres
10 acres
No maximum
Maximum practical area
of application limited by
necessity for contiguous
area before dedications
FAR: 3.00 1.80 decrease of 1.20
Non-Residential Floor Area at Max
FAR 1,328,682 sq. ft.797,209 sq. ft.decrease of 531,473 sq. ft.
(40%)
Density (maximum)65 DU/acre 150 DU/acre increase of 85 DU/acre
does not include hotel use
Residential Units at Maximum
Density 661 1,525 increase of 864 residences
does not include hotel use
Building Coverage 90%80%Sec. 20-12.9
Impervious Area 90%90%Sec. 20-12.9
Open Space not directly regulated 15%Sec. 20-12.9
Sub-Zones
Gateway
Village
US-1 Gateway
Central Zone
Village Zone
Sunset Zone
Sec. 20-12.8
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Regulation Existing Proposed Comments
Depth of Sub-Zone (north-south, east edge,
from Sunset Drive):
Sunset Sub-Zone
Village Sub-Zone
Central Sub-Zone
Gateway Sub-Zone
195 ft.
not applicable
761 ft.
not applicable
105 ft.
105 ft.
290 ft.
456 ft.
Floors/Bldg. Height without bonus
Sunset Sub-Zone
Village Sub-Zone
Central Sub-Zone
Gateway Sub-Zone
not applicable
70 ft.
not applicable
17 stories, 195 ft.
2 or 4
7 stories, 70 ft.
part 7, part 17
up to 12
decrease from 70 ft.
no change
part increase, part no
change
change
Max Floors/Bldg. Height with bonus
Sunset Sub-Zone
Village Sub-Zone
Central Sub-Zone
Gateway Sub-Zone
.
not applicable
not applicable
not applicable
not applicable
.
12 stories
15 stories
25 stories
33 stories
increase by 8 floors
increase by 8 floors
increase by 15 floors
increase by 21 floors
US-1 Setback 0 ft.to be regulated
upon and with
review and approval
of the initial site
plan as required –
City Commission
decision
Section 20-12.13
Sunset Drive Setback 0 ft.
Red Road Setback 0 ft.
SW 58th Avenue Setback 0 ft.
Parking Requirement Change no no change
Permitted Heights – Bonuses (Section 20-12.8)
All height increases above the existing permitted heights of development in the DS zoning district
are to be attained by participating in the bonus program. The important characteristics for
providing useful and meaningful bonuses as incentives are:
Bonuses are in exchange for buildable, permanent characteristics that are a public benefit;
There is reasoned economic parity between the benefit sought and the development bonus, such
that the bonus provides a good incentive for providing the public benefits, while not providing an
easy give-away that does not create enough public benefit;
the bonus does not incur a financial cost to the City;
provide a menu of possible benefits that a developer can provide for development bonuses;
limit the cumulative effect of development bonuses overall;
limit bonuses away from sensitive areas where additional benefit would be to the detriment of
existing neighborhoods or preservation areas.
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There are qualifications required to participate in the bonus program, which has three types of
bonuses: tier 1 bonuses for site attributes, on-site enhancement-based bonus, and bonuses
awarded by participation in the City’s public benefits program (to be established).
The tier 1 bonus is awarded based on the size of the development site. The initial qualifications
for tier 2 bonuses are that to develop with bonus height, the project must obtain gross floor area
in an amount equal to the total of the gross floor area of each of the proposed bonus floors
irrespective of whether the use of such floors is residential or nonresidential (“bonus floor area”)
by providing one or more of the following:
(i) development of on-site qualifying enhancements on the property;
(ii) Conversion of unused nonresidential gross floor area at a rate of 1.3 square feet of bonus
floor area per 1 square foot of converted nonresidential gross floor area1;
(iii) Conversion of unused gross floor area within the Sunset Zone at a rate of 1 square foot of
bonus floor area per 1 square foot of unused gross floor area within the Sunset Zone2; and
(iv) contributing $12 per square foot of bonus floor area, with 25% due on or before
administrative site plan approval, and the 75% balance due at building permit, all to be
deposited in the City’s public benefits trust fund to be established by Commission action.
The contribution amount shall be increased by the percentage increase in the Consumer
Price Index (all urban consumers or its equivalent index), with a base date of January 1,
2024, and increased after two years, and every year thereafter.
The on-site qualifying enhancement include:
1. Development of open space with publicly accessible rights-of-way or plazas – 4:1 bonus.
If open space, in the aggregate for the project, exceeds 17.5% of the gross lot area of the
property, then each square foot of open space shallqualify for four (4) square feet of bonus
floor area.
2. Development of affordable housing – 3:1 bonus. For each square foot of affordable
housing developed, the development shall qualify for three (3) square feet of bonus floor
area.
3. Development of workforce housing – 2:1 bonus. For each square foot of workforce
housing developed, the development shall qualify for two (2) square foot of bonus floor
area.
4. Condominium – 1:5 bonus. For each five (5) square feet of residential gross floor area
dedicated to condominium ownership, the development shall qualify for one (1) square
foot of bonus floor area up to maximum of 100,000 square feet of bonus.
5. Sustainability – 1:5 bonus and 1:3 bonus. Provided all buildings on the property above
50,000 square feet of aggregate floor area are constructed for certification to a minimum
LEED Silver or equivalent certification, individual buildings developed to higher
sustainability standards shall contribute bonus height.
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COMPATIBILITY REVIEW
The compatibility has been reviewed with respect to the existing conditions at the time of
approval and the existing land development regulations for the surrounding area.
Building Height, People-Oriented Open Space and Urban Street Grid: These are the three most
defining components of a quality downtown and transit-oriented district that people experience.
The table on the following page and its accompanying mass model diagrams that follow provide a
summary of the building height and open space requirements of the land development
regulations for each zoning district that is within 1,000 feet of the DS zoning district. The most
salient feature of all of land development regulations is the focus on urban development that is
commensurate with the objective to support Miami-Dade County and City of South Miami goals
for transit supportive development within the walkshed of Metro Rail stations. This is particularly
true of the zoning districts that have been adopted in the last decade both in South Miami and
Coral Gables. Surrounding the DS District are the TODD and SR districts in South Miami, and the
MX districts in the City Coral Gables. They are each mixed use, and the TODD and Coral Gables MX
districts both use bonuses and permit urban scale heights in the range of 8 to 14 stories along with
urban-form buildings with high building coverage, thereby incentivizing the use of land for
occupation by buildings and people-oriented open space instead of parking lots. Equally
important, all of the zoning districts have a fine grain urban street grid that allows for people to
circulate throughout the TOD area. The proposed regulations for Downtown SoMi improve on
these objectives by permitting greater height that is located toward US-1 and transitions to
respect the historic main street character of Sunset Drive, and the additional height is only
achieved through bonuses. Key among these is an increase in open space and the ability to trade
increased height for breaking up the 10.17-acre mega-block into smaller blocks that match the
grid of the surrounding area and activate the pedestrian environment. The concepts are
demonstrated visually in the mass models shown on the following pages. The first shows the
existing buildings in the area, within the translucent zoning envelopes for each block, each
showing the maximum heights permissible for each district, and the existing zoning envelope for
the DS district. The second shows the proposed DS zoning codes and heights without bonuses,
and the third diagramshows bonus heights with the necessity to achieve the bonus by permeating
the mega-block with vehicular or pedestrian ways, increased open space, and the bonus
requirement to build only 50% of the DS Sunset Zone at more than 2 stories. The design shown is
only for illustration of the concept, and not a specific design requirement.
Commercial Intensity and Residential Density: Whereas height, open space and grid size are what
people experience, Floor Area Ratio (FAR) and Residential Density (Dwelling Units per Acre) are
the tools for a pedestrian, transit-oriented district tobe activated and be sustainable. The adjacent
TODD districts allow for unlimited density and intensity, up to what will fit within their building
envelopes. A recent approval for TODD MUM was at 149 DU/ac. at 9 stories, and another recent
approval in TODD-MU6 was for 196 DU/ac. at 10 stories. The Coral Gables MX-1/MX-2 districts
permit maximum density of 125 DU/ac. and FAR of 3.5 with bonuses.
Compatibility: The proposed characteristics of the Downtown SoMi designation and zoning district
are compatible with their immediate surroundings, and promote improved integration with the
surrounding area, and greater stimulus to develop the downtown as a transit-oriented district,
especially through subsequent recommendations of the ongoing Downtown Rezoning Study.
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Downtown SoMi District Surrounding Area Height, Open Space, Street Grid, Density, Intensity
ZoningDistrict
South Miami FLUM Category
Distance from DS District
Maximum Height
Maximum Height with
Bonus
Building Coverage Average Block Size FAR Res. Density
ProposedDS Gateway Zone Downtown SoMi not applicable 12 stories 33 stories 80%3.9 acres or less
1.80 150 DU/ac.
ProposedDS Central Zone Downtown SoMi not applicable 10 stories 25 stories 80%3.7 acres or less
ProposedDS Village Zone Downtown SoMi not applicable 7 stories 15 stories 80%1.3 acresor less
ProposedDS Sunset Zone Downtown SoMi not applicable 4 stories50 ft.12 stories 80%1.3 acresor less
Existing
DS Gateway Zone
Downtown
SoMi
not
applicable
17 stories,
195 ft.not applicable 90%10.17 acres 3.00 65 DU/ac.ExistingDS Village Zone Downtown SoMi not applicable 70 ft.
Hometown Overlay (HO) Specialty Retail (SR)
Mixed Use Commercial Retail (MUCR4)
adjacent across Sunset Drive
4 stories50 ft.not applicable 30%1.6 acres 1.60 24 DU/ac
Transit Oriented Development Mixed Use Market TODD 550 ft. southwest 6 stories 9 stories130 ft.100%1.9 acres not regulated
unlimitedsite plan at 149
Transit Oriented Development Mixed Use 6 TODD adjacent across US-1,Metro Rail 8 stories 12 stories150 ft.100%2.4 acres not regulated
unlimitedsite plan at 196
Transit Oriented Development Mixed Use 5 TODD adjacent across US-1,Metro Rail 4 stories 8 stories100 ft.100%2.7 acres not regulated not regulated
Transit Oriented Development Public / Institutional TODD adjacent across US-1,Metro Rail
not regulated not applicable 100%4.5 acres not regulated not regulated
Public & Institutional
Public & Institutional(PI)
adjacent across US-1,Metro Rail 30 ft.not applicable 30%acres 0.80 not applicable
Mixed Use 2(MX2)Coral Gables adjacentw/o Red Rd.70 ft.8 stories97 ft.90%3.8 acres 3.50 125 DU/ac.
Mixed Use 1(MX1)Coral Gables 250 ft. west 45 ft.6 stories77 ft.90%3.8 acres 3.50 125 DU/ac.
Business Use 2(BU-2)Dade County adjacentRed & Sunset 8+ stories not applicable 40%0.2 acres 0.84
at 8 stories
not applicable
Business Use 1 Dade County acrossRed &Sunset 4 stories45 ft.not applicable 40%0.7 acres 0.73 not applicable
Business Use 1A Dade County acrossRed & Sunset 4 stories45 ft.not applicable 40%0.5 acres 0.73 not applicable
Residential Office (RO)Business Office (BO)1,000 ft.south 2 stories25 ft.not applicable 30%4.4 acres 0.30 not applicable
Neighborhood Retail (NR)Business Office (BO)750 ft.south 2 stories25 ft.not applicable 30%1.4 acres 0.25 not applicable
Residential Multifamily-24 Multi-Family Residential 750 ft.south 4 stories50 ft.not applicable 70%2.1 acres not applicable 24DU/ac.
Residential Townhouse-6 Townhouse Residential(TR)1,000 ft.south 2 stories25 ft.not applicable 40%0.6 acres not applicable 6 DU/ac.
Downtown SoMi Surrounding Zoning Building Envelopes and Existing Development
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Existing Downtown SoMi Comprehensive Plan and Zoning
Downtown SoMi Surrounding Zoning Building Envelopes and Existing Development
Proposed Downtown SoMi Comprehensive Plan and Zoning –No Bonus
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Legend
Downtown SoMi (DS) Zoning District, City of South Miami
Specialty Retail (SR) Zoning District with Hometown Overlay (HO), City of South Miami
Buildings in Historic Overlay
Transit Oriented Development District, South Miami (TODD-MU5, TODD-MU6, TODD-MUM)
Mixed Use (MX-1, MX-2) Districts, City of Coral Gables
BU-1, BU-1A and BU-2 Districts, Unincorporated Miami Dade County
Public & Institutional, (PI), City of South Miami
Residential Office (RO), City of South Miami
Neighborhood Retail (NR), City of South Miami
General Retail (GR), City of South Miami
Hospital District (H), City of South Miami
Residential Multifamily (RM-18, RM-24) and Residential Townhouse (RT-6), City of South Miami
22
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Proposed Downtown SoMi Comprehensive Plan and Zoning
Conceptual Zoning Envelope at Maximum Earned Bonus
with Necessary Increase in Open Space, Permeation of Meg-Block with Streets and
Requirement for 50% of Sunset Zone Remaining at 2 Stories
(DS zoning envelope without bonus in light orange, DS zoning bonus envelope in light brown)
(Street pattern and locations, and variable elevation of Sunset Zone is conceptual. The code
provides criteria, and the actual design will be a product of the applicant design team. The site
plan application will vary.)
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COMPREHENSIVE PLAN & ZONING AMENDMENTS – TEXT & MAP ANALYSIS
The following is the City of South Miami Planning Staff review of the requested companion
amendments City of South Miami Comprehensive Plan and the City of South Miami Land
Development Regulations (LDR), pursuant to the procedures and requirements in Section 20-5.6
(C) and Section 20-5.7 (B) of the City of South Miami LDR. The City’s code for reviewing the
amendments to the Comprehensive Plan and Land Development Code does not include specific
enumerated criteria and standards. This professional planning staff review uses generally
accepted, professional and objective criteria that are consistent with State of Florida Growth
Management statutes and are similar to and based on Miami-Dade County criteria in which the
City of South Miami is located.
Criterion 1: Consistent with the Adopted Comprehensive Plan
This analysis responds to the changes in policy direction that are provided by the Comprehensive
Plan amendment as implemented by specific requirements and incentives of the zoning text
amendment.
Criterion:Whether the proposal is consistent with the Comprehensive Plan, including the
adopted infrastructure minimum levels of service standards and the Village's
concurrency management program.
Analysis:The specific goals, objectives and policies of the City of South Miami adopted
Comprehensive Plan that are relevant to the proposed amendment are listed
below (in italicized typeface), with an evaluation for each policy in black typeface.
As broader aspirational statements of intent, the Goals and Objectives are not
directly evaluated, but provided for reference to the intent of policies. Each policy
is evaluated as:
Supportive: the proposed amendment directly furthers the policy in a
measurable or otherwise material way
Consistent: the proposed amendment does not further the policy as above
and does not countervail or reduce it.
Not Consistent: the proposed amendment directly countervails the policy.
FLU OBJECTIVE 1.1 Future Land Use and Land Development Code Coordination
The City shall implement its Future Land Use Plan Map and land use categories through its Land
Development Code. Uses that are inconsistent with the community character as set forth on the
Future Land Use Map and land use categories shall be eliminated with proper respect for the vested
rights of property owners. Amortization shall not be used to implement this objective.
Supportive: The proposed amendments have been developed with the cooperation of the
property owners and their vested rights have been fully preserved. The property owners have
agreed to give up certain rights (commercial floor area) in exchange for others (increased density
and height).
FLU Policy 1.1.2
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The City shall periodically review and, as appropriate, revise its land development regulations in
order to: eliminate inconsistencies with the Comprehensive Plan and other 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.
Supportive: The proposed amendments have been developed with public input, discussed at a
Commission workshop and presented at public hearing. They ensure an appropriate transition to
the Sunset Drive Corridor and promotes pedestrian-friendly, mixed-use development.
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.
Supportive: The proposed amendments ensure an appropriate transition to the Sunset Drive
Corridor and promote pedestrian-friendly, mixed-use development. The map amendment creates
a better opportunity for consistent design at the west edge along Sunset Drive.
FLU Policy 1.1.4
There shall be no additional intrusion of retail or business uses into residential areas designated
on the Future Land Use Map. Business office land use zoning regulations shall contain provisions
to protect the quality of life in adjacent single-family residential neighborhoods.
Supportive: The compact mixed-use development that the amendments provide for, fosters a
compact downtown that supports the goal of reducing encroachment to residential
neighborhoods at the edges of the downtown area.
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.
Supportive: The compact mixed-use development at higher density that the amendments fosters
a compact downtown that supports the goal of reducing urban commercial sprawl, concentrating
an urban mix of uses in a core area.
FLU OBJECTIVE 1.2 Historic Preservation
Preserve historic buildings, sites and districts located within the City through the appropriate
mechanisms.
FLU Policy 1.2.2
25
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 25 of 32
The historic character of Sunset Drive, as evidenced by its designation as a historic roadway both
to the east and west of the City, should be continued within the City of South Miami via State or
Federal designation.
Supportive: The DS amendments, including the changes to the zoning text, provide for substantial
decrease in height, intensity, and massing along Sunset Drive to support the scale of the historic
context along Sunset Drive.
FLU OBJECTIVE 1.3 Public Facilities
Assure adequate public facilities to serve new development.
FLU Policy 1.3.1
The development code shall include language that continues to require that the developers shall
provide drainage, sewer connections and other public facilities as feasible in conformance with
level-of-service standards and concurrent with the development. Development permits shall be
conditioned on the provision of such facilities.
Consistent: The amendments do not contain any language that abrogate the provision of
adequate infrastructure.
FLU Policy 1.3.2
The City shall seek to ensure bicycle and pedestrian connectivity in all areas within its boundaries,
in accordance with neighborhood plans, and the Intermodal Transportation Plan.
Supportive. The amendments provide, through the bonus program, opportunities to create new
streets or public easements that enhance connectivity.
FLU Policy 1.3.3
The City of South Miami, through the Land Development Code will coordinate the land uses and
future land use changes with the availability of water supplies and water supply facilities.
Consistent: The amendments do not contain any language that abrogates existing requirements
for the provision of adequate water supply infrastructure.
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.
Supportive: The DS amendments have considered volumetrics, and provide for substantial
decrease in height, intensity, and massing along Sunset Drive to support the scale of the historic
context along Sunset Drive. Sunset Drive is a low-rise commercial corridor with properties further
south providing mixed uses. Likewise Red Road and US1 are commercial corridors with mixed
uses, so the mixed-use character fostered by the DS amendments renders additional transitions
unnecessary.
26
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 26 of 32
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:
a) requiring that the construction or renovation of City-owned facilities meets Florida Green
Building Coalition, US Green Building Council Leadership in Energy and Environmental
Design (LEED), or other acceptable commercial building standards;
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;
c) encouraging and supporting personnel within the Planning and Zoning Department,
Building Department, and Public Works Department to obtain and maintain LEED Green
Associate certification;
d) re-evaluating finish floor elevation standards with respect to projected sea level rise
scenarios and flooding potential, and;
e) incorporating building design specifications that increase resistance to more frequent
and/or intense storm events.
Supportive: The DS amendments provide a bonus program that incentivizes the construction of
buildings to progressively higher LEED certifications, or their equivalent.
FLU Policy 1.6.4
The City shall continue to review and evaluate the Land Development Code according to
sustainable community development practices, such as those outlined in the criteria recommended
by the United States Green Building Council’s Leadership in Energy and Environmental Design for
Neighborhood Development (LEED-ND) certification, the Smart Growth Principals developed by
Smart Growth America, the case studies of the Urban Land Institute, or by application of a national
rating system for local governments, such as the STAR Community Index TM (STAR) and make
recommendations on feasible revisions for incorporating increased sustainability.
Supportive: The DS amendments provide a bonus program that incentivizes the construction of
buildings to progressively higher LEED certifications, or their equivalent
FLU Objective 1.8 Greenhouse gas reduction strategies
The City shall implement greenhouse gas reduction strategies.
FLU Policy 1.8.1
In accordance with Section 255.2575, F.S. the City will construct all future municipal buildings to
meet the United States Green Building Council (USGBC) Leadership in Energy and Environmental
Design (LEED) rating system, the Green Building Initiative’s Green Globes rating system, the Florida
Green Building Coalition standards, or a nationally recognized, high-performance green building
rating system as approved by the Florida Department of Management Services.
Supportive: The DS amendments provide a bonus program that incentivizes the construction of
buildings to progressively higher LEED certifications, or their equivalent.
27
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
Page 27 of 32
FLU Policy 1.8.2
The City shall review and consider adopting Design Guideline provisions which encourage the use
of the United States Green Building Council (USGBC) Leadership in Energy and Environmental
Design (LEED) rating system, the Green Building Initiative’s Green Globes rating system, the Florida
Green Building Coalition standards, or a nationally recognized, high-performance green building
rating system for both residential and commercial properties.
Supportive: The DS amendments provide a bonus program that incentivizes the construction of
buildings to progressively higher LEED certifications, or their equivalent.
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.
Supportive: The DS amendments provide a bonus program that incentivizes the construction of
buildings to progressively higher LEED certifications, or their equivalent.
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.
Supportive: The DS amendments provide for pedestrian-enhanced, mixed-use development with
residential density that is commensurate with the core area around the South Miami Metrorail
station that is across US-1.
FLU GOAL 2 HOMETOWN DISTRICT
To preserve and enhancethe City's Hometown District (as identified in the City’s Land Development
Code) by continuing to foster its development and redevelopment as a vibrant, walkable, mixed-
use town center as envisioned in the Hometown plans, Community Redevelopment Agency plans,
and other plans that may be adopted by the City.
FLU OBJECTIVE 2.1 Encourage Development within Hometown District
Discourage urban commercial sprawl by enhancing downtown South Miami as the City’s prime
retail and commercial service center, in accordance with the Future Land Use Map. There shall be
no major commercial rezonings of single-family residential properties.
Supportive: The location of a significant number of residential units will stimulate sustainable
development and use of the Hometown District, while supporting the historic massing and scale
of the Sunset Drive Corridor.
FLU Policy 2.1.3
By 2023, the City shall initiate an update to the Hometown District Master Plan.
28
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
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Consistent: The DS amendments have anticipated zoning updates to the area that is the
Hometown District, and consider permitted land uses and parking requirements consistent with
what is anticipated for the area.
FLU Policy 2.1.4
Shared parking regulations shall be adopted.
Consistent: The DS amendments have incorporated shared parking evaluations in the
establishment of parking requirements that are anticipated to be proposed for the area that the
Hometown District.
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.
Consistent: The DS amendments support higher densities and intensities that are consistent with
the adjacent TODD areas.
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.
Consistent: The DS amendments enhance the function of the designation and zoning district as a
transit-oriented district. The DS map amendment expands the district, further enhancing the
function and effect of its transit support.
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.
Consistent: The DS amendments have anticipated zoning updates to the TODD area, and consider
permitted land uses and parking requirements consistent with what is anticipated for the area.
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 1.
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Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
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Criterion 2: Change in Land Development Conditions
Criterion:Whether, and the extent to which, land use and development conditions have
changed since the effective date of the existing comprehensive plan, and whether
the changes support or work against the proposed amendment.
Analysis:Land development conditions have changed. Since 2019, with the catalyst of the
COVID-19 Pandemic, and the dramatic ensuing socio-economic changes of in-
migration to South Florida, working from home, and shopping from home, the land
development market has dramatically shifted from emphasizing retail and office
space, to the current reality in 2023 with great demands for affordable, workforce
and market rate housing in compact mixed-use developments near high-capacity
transit. The chief intent of the DS amendments is to respond to the current
projections for mixed use programming in transit-oriented development areas. See
analysis section entitled “Background & Need for the Amendments.”
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 2.
Criterion 3: Incompatible Land Use
Criterion:Whether, and the extent to which, the proposal would result in any incompatible
land uses, considering the type and location of uses involved, the impact on
adjacent or neighboring properties, consistency with existing development, as
well as compatibility with existing and proposed land uses.
Analysis:The land area affected by the proposed DS amendments is surrounded on all sides
by urban-scaled mixed-use development in both the City of South Miami and the
City of Coral Gables. In addition, these lands are surrounded on three sides by
major county and state arterial roadways and high-capacity rail transit with a
station within 1,500 feet walking distance. The proposal is compatible and
supportive with the current development and the future planned development of
its surrounding area.
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 3.
Criterion 4: Adverse Effects
Criterion:Whether, and the extent to which, the proposal would adversely affect the
property values in the affected area, or adversely affect the general welfare.
Analysis:The proposed DS amendments provide for gateway mixed-use development to
anchor commercial business and residential redevelopment in the Hometown
District by providing a significant increase of daytime population and residents
within walking distance of the Hometown District. The proposed amendments are
expected to beneficially affect property values in the affected and surrounding
area. With the introduction of incentives for additional open space and streets, the
proposed amendments are also expected to beneficially affect the quality-of-life
for residents in the area and the City as a whole.
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 4.
30
Downtown SoMi (DS) Comp Plan and LDC Text Amendments, and 5795 Sunset Drive FLUM & Rezoning Applications
November 21, 2023
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Criterion 5: Orderly and Compatible Land Use Pattern
Criterion:Whether the proposal would result in an orderly and compatible land use
pattern. Any positive and negative effects on such pattern shall be identified.
Analysis:The proposed DS amendments establish the largest contiguous land area that is
bounded by major transportation infrastructure as the densest development from
which the surrounding areas transition towards the lower density neighborhoods.
It also responds to transition along the US-1 Commercial Corridor with large
gateway development at the intersection of major roadways and the Metrorail
station. Further, the DS amendments incentivize dividing the existing mega block
into smaller blocks that are consistent with the surrounding street grid.
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 5.
Criterion 6: Consistent with The Local Government Comprehensive Planning and Land
Development Regulation Act.
Criterion:Whether the proposed amendment meets the requirements of F.S. §163.3161,
entitled "The Local Government Comprehensive Planning and Land Development
Regulation Act.
Analysis:The Downtown SoMi comprehensive plan amendment process includes required
notice, public participation, opportunity for intervention by affected parties,
application of required criteria and response with data and analysis to assure that
the proposed amendment meets the spirit, intent and law of Section 163.3161,
Florida Statutes, entitled "The Local Government Comprehensive Planning and
Land Development Regulation Act” and § 163.3187 F.S, entitled “Process for
Adoption of Small-Scale Comprehensive Plan Amendment.”
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 6.
Criterion 7 Internal Consistency with the City’s Land Development Regulations
Criterion:Whether the proposal is in conformance with all applicable requirements of the
City’s Land Development Regulations.
Analysis:The Downtown SoMi zoning amendment process includes extensive notice, public
participation, opportunity for intervention by affected parties, application of
required criteria with data-based analysis and conclusions. The proposed DS zoning
amendment has no conflicts with other zoning district provisions contained in the
City’s land development regulations.
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 7.
31
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November 21, 2023
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Criterion 8 Concurrency
Criterion:Whether, and the extent to which, the proposed amendment results in demands
on transportation systems, public facilities and services; would exceed the
capacity of the facilities and services, existing or programmed, including:
transportation, water and wastewater services, solid waste disposal, drainage,
recreation, education, emergency services, and similar necessary facilities and
services.
Analysis:The proposed DS amendments infrastructure is based on the trip generation
analysis by John P. Kim, P.E. provided on September 20, 2019, which is provided as
Attachment “B”, the Capacities of public facilities and services will not be exceeded.
The proposed DS amendments do not alter requirements for public facilities to
serve the future development of the property.
Finding:The proposed Downtown SoMi amendments are consistent with Criterion 8.
PREVIOUS ACTION:
The Planning Board, at its September 12, 2023, meeting voted 6-0 to recommend approval of the
proposed Comprehensive Plan text amendment. The Board then voted 5-1 to recommend
approval of the proposed Land Development Code text amendment.
On October 10, 2023, the Planning Board (PB) held a Public Hearing on the application for Future
Land Map Amendment (PB-23-019) and voted six (6) to zero (0) to recommend approval of the
request. Then, at the same meeting, the PB held a Public Hearing on the application for Rezoning
(PB-23-020) and voted six (6) to zero (0) to recommend approval of the request as well.
32
1 Coding: Strikethrough words are deletions to the existing words. Underlined words are additions
to the existing words. Changes between first and second reading are indicated with highlighted
double strikethrough and double underline.
Attachment A
Amended Text of Future Land Use Element Policy 1.1.1
Of the City of South Miami Comprehensive Plan
Downtown SoMi (DS):
The Downtown SoMi (DS) category is intended to provide for the
establishment of place-making mixed-use and transit-oriented development
that is urban in form and scale, and addresses the scale and compatibility to
the established context of Sunset Drive.This category authorizes a mixture
of uses, densities, intensities, and heights that contribute to a vibrant urban
experience within walking distance to rail-based rapid transit. The
Downtown SoMi area comprises a contiguous parcels of land that is of ten
(10) acres or greater (or less)and located southeast of principal arterial US
1/South Dixie Highway (US-1), west of minor arterial Red Road (SW 57th
Avenue) /Red Road, and north of minor arterial Sunset Drive (SW 72nd
Street) /Sunset Drive, and east of SW 58th Avenue.Permitted uses and
structures on both a temporary and permanent basis include retail,
restaurant, residential, hotel, office, entertainment, theaters, and attractions,
permanent and nonpermanent kiosks, active rooftop uses, and those uses
reasonably accessory thereto.
Permitted heights in the DS category shall be up to 33 stories with
limitations for specific locations within the category, further limiting the
number of stories of specific subzones, and specific building heights in feet
above street level, both as further 195 feet as defined in the Downtown
SoMi (OS) district regulations of the South Miami Land Development
Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to 1.8 3.0 and shall
only apply to non-residential structures. Permitted residential density shall
be up to150 65 dwelling units per acre. Hotel uses within this category shall
be deemed part of the commercial intensity and shall not be counted for
purposes of calculating residential density or intensity.For the avoidance of
doubt,Residential uses shall not count towards F.A.R. and commercial uses
(including hotel uses) shall not count towards residential density.
37
-
38
MIAMI-DADE
STATE OF FLORIDA
COUNTY OF MIAMI-DADE:
Before the undersigned authority personally appeared
GUILLERMO GARCIA, who on oath says that he or she is the
DIRECTOR OF OPERATIONS, Legal Notices of the Miami Daily
Business Review f/k/a Mlaml Review, of Miami-Dade County,
Florida; that the attached copy of advertisement, being a
Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI -SPECIAL CITY COMMISSION
MEETING -PUBLIC HEARING -OCT. 16, 2023
in the XXXX Court,
was published in a newspaper by print in the issues of Miami
Daily Business Review f/k/a Miami Review on
10/06/2023
Affiant further says that the newspaper complies with all
legal requirements for publication in chapter 50, Florida
Statutes.
and subscribed before me this
6 day o OCTOBER, A.O. 2023
(SEAL)
GUILLERMO GARCIA personally known to me
SEE ATrAOIED
39
CITY OF SOUTH MIAMI, FLORIDA
SPECIAL CITY COMMISSION MEETING
NOTICE OF PUBLIC HEARING
The City of South Miami Commjssion proposes to adopt the following ordinances at a public
hearing to be held on Monday, October 16, 2023, at 7;00 p.m. at South Miami City Hall
Commissjon Chambers, 6130 Sunset Drive. South Miami. Florida 33143:
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA,
AMENDING ARTICLE Ill, "ZONING REGULATIONS" OF THE LAND DEVELOPMENT
CODE, INCLUDING SECTIONS 20-3.1, "ZONING USE DISTRICTS AND PURPOSES,"
20-3.3 "PERMITTED USE SCHEDULE ," 20-3.5, "DIMENSIONAL REQUIREMENTS," AND
20-3.6, "SUPPLEMENTAL REGULATIONS", ALL TO MODIFY LAND DEVELOPMENT
REGULATIONS APPLICABLE TO THE "R" RELIGIOUS DISTRICT; PROVIDING FOR
CORRECTIONS; SEVERABILITY; CONFLICTS; AND Ahl EFFECTIVE DATE.
' AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI , FLORIDA
AMENDING l;'OLICY 1.1.1. OF THE FUTURE LAND USE ELEMENT OF THE CITY OF
SOUTH MIAMI COMPREHENSIVE PLAN, TO MODIFY THE DESCRIPTION APPLICABLE
TO THE "DOWNTOWN SOMI (OS)" FUTURE LAND USE CATEGORY; PROVIDING FOR
CORRECTIONS; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI , FLORIDA,
AMENDING ARTICLE 111 "Z NING REGULATIONS" OF THE LAND DEVELOPMENT
CODE, INCLUDING SECTIONS 20-3.1, "ZONING USE DISTRICTS AND PURPOSES,"
AND 20-3.5, "DIMENSIONAL REQUIREMENTS," AND ARTICLE XII , "DOWNTOWN SOMI
DISTRICT REGULATIONS" OF THE LAND DEVELOPMENT CODE, ALL TO MODIFY LAND
DEVELOPMENT REGULATIONS APPLICABLE TO THE "OS" DOWNTOWN SOMI DISTRICT;
PROVIDING FOR CORRECTIONS; CODIFICATION ; SEVERABILITY; CONFLICTS; AND AN
EFFECTIVE DATE.
Commission members will participate in Chambers or by video conferencing through the Zoom piatfonn
and members of the public may join the meeting via Zoom at (https://zoom.us/I/3056636338). by phone
by calling +1-786-635-1003 and entering Meeting ID: 3056636338 when prompted, or in person in the
Commission Chambers, and where their appearance will be broadcast on the Zoom platfonn, and where
they can participate.
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.
Pursuant to Section 286.0105, Fla. Stat., the City hereby advises the public that if a person decides to
appeal any decision made by the Commission with respect to this matter, such person must ensure that
a verbatim record of the proceedings is made, which record includes the testimony and evidence upon
wh ich the appeal is to be based. This notice does not constitute consent by the City for the introduction
or admission of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or
appeals not otherwise allowed by law.
ADA : To request a modification to a policy, practice or procedure or to request an auxiliary aide or
service in order to participate in a City program, activity or event, you must on or before 4:00 p.m.
3 business days before the meeting (not counting the day of the meeting) deliver your request to
the City Clerk by telephone: 305-663-6340, by mail at 6130 Sunset Drive, South Miami, Florida or
email at npayne@southmiamifl.gov.
Nkenga A. Payne , CMG , FCRM
City Clerk
10/6 23-80/0000687531 M
4A .............................................................................................MIAMI HERALD FRIDAY OCTOBER 6 2023
The striking level of
access and political influ-
ence enjoyed by Florida’s
wealthiest man was re-
vealed in a cache of emails
obtained by the Herald
through a public-records
request seeking interac-
tions referencing Griffin
or his investment firm
Citadel. The emails reveal
months of chummy com-
munications and coor-
dinated media messaging
between the mayor’s of-
fice and the firm, which
was moving its head-
quarters to Miami.
Griffin’s staffers pitched
scholarship and grant
programs. They grabbed
coffee with city staffers
and told Suarez’s aides to
“reach out 24/7 if you
ever need anything.”
Griffin’s courting of the
mayor — including a $1
million contribution to a
Suarez-affiliated political
committee in March — has
occurred as Suarez faces
criticism for blurring the
lines between his public
office and his private busi-
ness relationships. Federal
authorities are
investigating the mayor’s
$10,000-a-month side job
working for a developer
who, as reported by the
Herald, was seeking per-
mitting help from the
mayor’s office.
Separately, the Florida
Ethics Commission
launched an investigation
last month into whether
Suarez broke state laws
when he accepted a VIP
invitation from Griffin to
the Formula 1 Miami
Grand Prix. Both Suarez
and Griffin have told the
Herald the mayor later
paid $14,000 to cover the
cost of the passes but
neither provided receipts.
State law prohibits
elected officials from
accepting gifts valued over
$100 from anyone lobby-
ing the city but allows a
90-day grace period for
repayment..
Griffin has maintained
he has never expected
special treatment as he
seeks approvals for va-
rious projects, including
the plan to relocate the
historic villa.
Anthony Alfieri, found-
ing director of the Center
for Ethics and Public Serv-
ice at the University of
Miami School of Law, said
taking cues from a busi-
nessman actively lobbying
the city suggests Suarez
“lacks the independence
and reasoned judgment”
to serve in public office.
“The damaging dis-
closure that Mayor Suarez
and his office acted as a
direct, unmediated
mouthpiece for an archi-
tectural proposal that our
leading preservationists
derided as ‘ludicrous’ and
‘appalling’ once again
creates an appearance of
impropriety by suggesting
that the mayor is sub-
servient to the interests of
the rich and powerful,”
Alfieri said.
The mayor’s office did
not respond to the Her-
ald’s request for com-
ments on the newly re-
leased emails.
In a statement, Citadel
spokesman Zia Ahmed,
who authored the mayor’s
quote, said Griffin “is
proud to work with local
leaders to support our
great city, and the draft
quote we sent the Mayor’s
office exemplifies his
commitment to safely
relocating Villa Serena to
a location where the pub-
lic can visit this beautiful
house.”
“He has a long history
of providing access to
some of our nation’s most
important cultural treasur-
es, including displaying
his copy of the U.S. Con-
stitution and many signif-
icant works of art in mu-
seums across the coun-
try,” Ahmed said of Grif-
fin.
Villa Serena, on Bis-
cayne Bay, was the winter
home of William Jennings
Bryan, a lawyer, orator
and prohibitionist polit-
ician who was three times
the Democratic nominee
for president, losing each
time.
Griffin bought the
property in September
2022 from banker and
philanthropist Adrienne
Arsht, who had built a
much larger mansion on
the estate while restoring
Jennings Bryan’s original
structure for use as a guest
house. In the months that
followed the sale, an ar-
chitect working for Griffin
reached out to the Omni
Community Redevel-
opment Agency, a quasi-
autonomous fund headed
by members of the City
Commission. Griffin
hoped the agency would
help move the mansion off
his estate and put it to
public use.
The plan would need
approval both from Mia-
mi’s Historic Preservation
Board and the City Com-
mission. As mayor, Suarez
has no vote on the com-
mission but often lobbies
voting members and can
veto measures.
The Herald reached out
to the mayor’s office for
comments about Griffin’s
relocation plan on Dec. 15
following an outcry from
preservationists concerned
that the proposed move
could damage the meticu-
lously restored but fragile
Villa Serena — which is a
legally protected historic
structure.
Just 40 minutes later,
Ahmed, Griffin’s spokes-
person, had the response
prepared.
“Here’s a draft quote in
case it’s helpful,” Ahmed
wrote in an email to Sole-
dad Cedro, the mayor’s
then-communications
director. Cedro passed
along his 51-word state-
ment to the Herald with-
out changes, attributing it
to Suarez.
Cedro, who resigned
from her city position in
September, this week
acknowledged receiving a
reporter’s text about her
coordination with Ahmed
but otherwise did not
comment.
Ahmed did not answer
the Herald’s questions
about why he had written
the mayor’s response.
Cedro and Ahmed first
met the month before,
emails show, during a
Miami Dade College event
in which Suarez inter-
viewed Griffin in front of
an audience. The aides
seemed to hit it off.
“Let me know if I can
ever be of any help or if
we can partner on any-
thing,” Ahmed wrote to
Cedro the next day.
“Would love to partner
with you! I’m sure we can
do great things joining
forces!” Cedro responded,
suggesting they should get
coffee the next time
Ahmed was in Miami.
Ahmed was thankful
when Cedro authored a
series of articles that were
in the Spanish-language
publication InfoBae and
celebrated Griffin’s move
to Miami. Cedro told the
Daily Beast, which first
reported on the articles,
that the mayor had not
been involved in her deci-
sion to write them. The
articles did not identify
her as the mayor’s spokes-
woman.
Griffin’s proposal to
relocate the historic villa
from his property first
became public when it
was an item listed for
“discussion” at a Dec. 6
meeting of the Historic
Preservation Board. The
discussion never took
place because the Omni
CRA, the item’s sponsor,
asked for postponement. A
future discussion was
never scheduled.
Kenia Fallat, spokeswo-
man for Miami City Man-
ager Art Noriega’s admin-
istration, said there have
been no permit applica-
tions filed at the city for
the Villa Serena property.
Fallat said “nothing has
happened since” the dis-
cussion item was removed
from the preservation
board’s agenda.
Miami Herald Staff
Writers Joey Flechas and
Andres Viglucci contributed
to this report.
Sarah Blaskey:
305-376-2811, @blaskey_S
Tess Riski: @tessriski
FROM PAGE 1A
SUAREZ
1 Oak Studios Corp.
Billionaire Ken Griffin bought Adrienne Arsht’s former estate, which consists of the historic Villa Serena, left, and
Arsht’s Indian Spring mansion, right.
40
CITY OF SOUTH MIAMI, FLORIDA SPECIAL CITY COMMISSION MEETING NOTICE OF PUBLIC HEARING
The City of South Miami Commission proposes to adopt the following ordinances at a public hearing to be held on Monday, October 16, 2023, at 7:00 p.m. at
South Miami City Hall Commission Chambers, 6130 Sunset Drive, South Miami, Florida 33143:
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING ARTICLE III, "ZONING REGULATIONS" OF THE LAND DEVELOPMENT COD E, INCLUDING SECTIONS 20-3.1, "ZONING USE DISTRICTS AND PURPOSES," 20-3.3 "PERMITTED USE SCHEDULE," 20-3.5, "DIMENSIONAL REQUIREMENTS," AND 20-3.6, "SUPPLEMENTAL REGULATIONS", ALL TO MODIFY LAND
DEVELOPMENT REGULATIONS APPLICABLE TO THE "R" RELIGIOUS DISTRICT; PROVIDING FOR CORRECTIONS; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE .
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA AMENDING POLICY 1.1.l. OF THE FUTURE LAND
USE ELEMENT OF THE CITY OF SOUTH MIAMI COMPREHENSIVE PLAN, TO MODIFY THE DESCRIPTION APPLICABLE TO THE "DOWNTOWN SOMI (DS)" FUTURE LAND USE CATEGORY;
PROVIDING FOR CORRECTIONS ; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING ARTICLE III "ZONING REGULATIONS" OF THE LAND DEVELOPMENT CODE, INCLUDING SECTIONS 20-3.1 , "ZONING USE DISTRICTS AND PURPOSES," AND 20-3.5, "DIMENSIONAL REQUIREMENTS," AND ARTICLE XII, "DOWNTOWN SOMI DISTRICT REGULATIONS" OF THE LAND DEVELOPMENT CODE, ALL TO MODIFY LAND DEVELOPMENT REGULATIONS APPLICABLE TO THE "DS" DOWNTOWN SOMI DISTRICT; PROVIDING FOR CORRECTIONS; CODIFICATION; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
Commission members will participate in Chambers or by video conferencing through the Zoom platform
and members of the public may join the meeting via Zoom at (https://zoom.us/j/3056636338), by phone by calling +1-786-635-1003 and entering Meeting ID: 3056636338 when prompted, or in person in the Commission Chambers, and where their appearance will be broadcast on the Zoom platform, and where they can participate.
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.
Pursuant to Section 286.0105 , Fla. Stat., the City hereby advises the public that if a person decides to appeal
any decision made by the Commission with respect to th is matter, such person must 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. Thi s notice does not constitute consent by the City for the introduction or admission of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law.
ADA: To request a modification to a policy, practice or procedure or to request an auxiliary aide or service in order to participate in a City program , activity or event, you must on or before 4:00 p.m. 3 business days before the meeting (not counting the day of the meeting) deliver your request to the City Clerk by telephone: 305 -663 -6340, by mail at 6130 Sunset Drive, South Miami, Florida or email at npayne@southmiamifl.gov.
Nkenga A. Payne, CMC, FCRM City Clerk
CITY OF AVENTURA NOTICE OF HEARING OF LOCAL PLANNING AGENCY AND NOTICE OF AMENDMENT TO LAND DEVELOPMENT REGULATIONS
Public Notice is hereby given that the City of Aventura Local Pl anning Agency will meet in a public hearing on Thursday, October 19, 2023 at 9:00 a.m. to make a recommendation regarding the adoption of the following Ordinance:
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING CHAPTER 31, "LAND DEVELOPMENT REGULATIONS" OF THE CITY CODE OF ORDINANCES BY AMENDING SECTION 31-145, "TOWN CENTER ZONING DISTRICTS ", TO ALLOW MULTIFAMILY RESIDENTIAL DENSITIES WITH A MAXIMUM OF 70 DWELLING UNITS PER ACRE FOR DEVELOPMENTS THAT PROVIDE RESIDENTIAL UNITS TO THE CITY'S HERO HOUSING PROGRAM; SUBJECT TO CONDITIONAL USE APPROVAL; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE.
Immediately following the Local Planning Agency Meeting , the City Commission of the City of Aventura , as the governing body, will consider at a public hearing first reading of the Ordinance. The Public Hearings on October 19th will be held in the 5th Floor Exe cutive Confere nce Room at th e City of Aventura Government Center, 19200 West Country Club Drive , Aventu ra, Florida, 33180.
The City Commission will again consider the above described Ordinance fo r adoption after second reading on Tuesday, November 7, 2023 at 6:00 p.m.
The Public Hearing on November 7th will be held in the City Commission Chamber at the City of Aventura Government Center, 19200 West Country Club Drive, Aventura, Florida, 33180 . Inform ation will be provided on th e meeting agendas for October 19, 2023 and November 7, 2023 available on th e City 's website (www.cityofaventura.com) for public access to th e public hearings . The proposed Ordinance may be inspected by th e public at th e Office of the City Clerk, 19200 West Country Club Drive, Aventura, Florid a, and/or on the City's website as part of the respective agendas. Interested parties may appear at the Pub lic Hearings and be he ard with respect to the proposed Ordinance.
In accordance with the Americans with Disabilities Act of 1990, all persons who are disabled and who need special accommodations to participate in th ese proceedings because of that disability should contact th e Office of the City Clerk, (305) 466-8901 , not later than two business days prior to such proceedings .
If a person decides to appea l any decision mad e by the City Commission with respect to any matter conside re d at a meeting or hearing, th at person will need a record of the proceedings and, for such purpose, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which th e appeal is to be based.
Ellisa L. Horvath , MMC, City Clerk
6A .............................................................................................MIAMI HERALD FRIDAY NOVEMBER 10 2023
A 15-year-old boy was
killed early Wednesday
after the Audi he was
driving crashed into a
pillar under Florida’s
Turnpike while police
were pursuing him. A
passenger, a 14-year-old
girl, was in critical condi-
tion, police said.
As of Thursday morn-
ing, police had not named
the dead teen. The at-
torney of the girl’s family
identified her as Jazmin
Keltz, a freshman at John
A. Ferguson Senior High
School, 15900 SW 56th St.
Jazmin remained in
critical condition after
undergoing several surger-
ies, attorney Michael Feiler
told Miami Herald in a
Thursday email. He said
her family is praying for a
miracle.
Miami-Dade Police
spokesman Alvaro Zabale-
ta said Wednesday an
officer who spotted the
Audi caught up to it and
turned on his lights.
“They were already
moving at a high rate of
speed,” Zabaleta said.
Police said the Audi
matched the description
of a “suspicious vehicle”
that someone called police
about. It was traveling east
on Miller Drive near
Southwest 123rd Avenue
at about 2 a.m.
When police caught up
to the Audi and turned on
emergency lights, the
driver sped up and the
crash happened on Miller
Road under Florida’s
Turnpike between South-
west 118th and 117th ave-
nues, according to police.
Zabaleta said investiga-
tors had not yet deter-
mined how fast the Audi
was going and he wasn’t
willing to say the officer
was chasing the under-
aged driver of the vehicle —
just that they had caught up
to him and signaled for the
Audi to pull over.
The department’s Traf-
fic Homicide Unit is in-
vestigating the crash,
which closed Miller Drive
between Southwest 117th
and 118th avenues during
the morning rush hour.
A GoFundme created to
help pay for Jazmin’s
medical expenses had
raised more than $5,500
as of Thursday morning.
Omar Rodríguez Ortiz:
305-376-2218,
@Omar_fromPR
Boy is killed in crash
as he fled, Dade police say.
Girl is in critical condition
BY OMAR RODRÍGUEZ ORTIZ
orodriguezortiz@miamiherald.com
opinion,” Basabe said. “My
focus remains, first and
foremost, on the interests of
my constituents and the
well-being of my district.”
Andres Malave, a spokes-
person for Florida House
Speaker Paul Renner, said
in a statement Thursday
that Renner spoke to Ba-
sabe and “reinforced expec-
tations for House mem-
bers.”
“There is a zero tolerance
policy towards any type of
harassment,” Malave said.
“And, most importantly, it
is imperative when some-
one feels wronged, threat-
ened or harassed, that they
feel comfortable coming
forward through the appro-
priate channels.”
GrayRobinson frequently
lobbies the Florida Legisla-
ture and is “among the top
lobbying firms in the state,”
according to its website.
The firm has also been
hired to defend Gov. Ron
DeSantis’ policies in court.
Quintana lobbied the Legis-
lature as recently as 2017,
according to state records.
“That’s yet another grand
reason why this investiga-
tion was doomed from the
start to not be fair and full,”
said Cindy Myers, an at-
torney for Frevola and
Cutbirth. “This really just
demonstrates the poor
judgment of the Florida
House leadership.”
Quintana and repre-
sentatives for GrayRobin-
son could not immediately
be reached for comments.
Frevola, 26, had previous-
ly accused Basabe of slap-
ping him and telling him to
stand in a corner during an
event in Tallahassee in
January. A different law
firm hired by Renner to
investigate that allegation
found in June that there
was “physical contact” but
that no witnesses could
confirm a slap happened.
Basabe denied the allega-
tion.
A sexual-harassment
lawsuit that Frevola and
Cutbirth filed against
Basabe in July remains
pending in Leon County
Circuit Court.
ATTORNEY SAYS
REPORT MISSED KEY
DETAILS
Myers, the attorney for
Frevola and Cutbirth, told
the Miami Herald the re-
port released this week
failed to take into account
key evidence that she pro-
vided to investigators.
That includes a text mes-
sage that Cutbirth, 24, sent
to two friends on March 7,
saying: “I quit the capital,
kinda. I said I’ll help with
their newsletter if that
means I can keep the posi-
tion on my resume but I
won’t be going to the cap-
ital anymore and will be
doing any [work] from
home to avoid being sexual-
ly harassed.”
Myers also gave investi-
gators contact information
for the owner of a Tallahas-
see bar where Cutbirth
worked. The owner, Carl
Bengston, told the Herald
in July that Cutbirth had
shared with him comments
that were made by Basabe
and made Cutbirth uncom-
fortable.
Bengston was not among
the people investigators
interviewed, according to
the report.
“Mr. Cutbirth seemed
very credible, but there is
A firm hired by the Flor-
ida House of Representa-
tives to investigate claims of
sexual harassment against
state Rep. Fabian Basabe by
two former staffers released
a report saying the allega-
tions could not be sub-
stantiated, but that Basabe
“likely should exercise
better judgment regarding
observing the delicate mar-
gins between the personal
and professional with his
subordinates (and their
friends) in the future.”
The investigator, Marlene
Quintana, of the law firm
GrayRobinson, interviewed
Basabe, a former socialite
who was elected last year as
a Republican lawmaker
from Miami Beach, and the
two accusers, former legis-
lative aide Nicolas Frevola
and former intern Jacob
Cutbirth.
Quintana wrote in her
report that she sought to
corroborate a slew of claims
about Basabe’s conduct but
was unable to do so.
That included Frevola’s
claim that Basabe slapped
Frevola’s butt in the back of
an elementary-school class-
room at a career day and
told Frevola he wanted “all
of that butt,” and Cutbirth’s
claim Basabe tried to kiss
him in a hotel room after
Cutbirth drove him home
from a night out before he
had been hired as an intern.
Two Frevola friends who
the former aide said had
their own stories about
Basabe behaving inappro-
priately were unwilling to
speak with investigators,
the report said.
“No one could provide
any more detail to sub-
stantiate the conduct,”
Quintana wrote.
Basabe, 45, has denied
the allegations against him.
In a statement Wednesday,
he said he should “use
better judgment in choosing
who I allow access into my
professional life.”
“I was let down by two
young men I trusted who
began their career paths on
the wrong foot and ulti-
mately with ill intentions
for personal gain, in my
simply no independent
corroboration for any of his
allegations,” Quintana
wrote.
The report notes that
both Frevola and Cutbirth
claimed Basabe made com-
ments about sex being a
“sport for men” and says
they shared similar stories
of Basabe showing them a
photo on his phone of a
man who was either naked
or wearing a bikini.
Basabe told investigators
he showed Frevola and
Cutbirth a photo of his
friend in a bikini while in a
movie scene.
Miami Herald Tallahassee
Bureau reporter Ana Cebal-
los contributed to this report.
Aaron Leibowitz:
305-376-2235, @aaron_leib
Report finds no
proof of claims
against Basabe.
Legislator should
use ‘better
judgment’
BY AARON LEIBOWITZ
aleibowitz@miamiherald.com
JOSE A. IGLESIAS jiglesias@elnuevoherald.com | July 6, 2023
Florida Rep. Fabian Basabe has denied the allegations and
said Wednesday he should ‘use better judgment in
choosing who I allow access into my professional life.’
41
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GREATER M I AM I EXP RES S W A Y NOTICE OF 2023 NOVEMBER AND DECEMBER BOARD MEETINGS
The Greater Miami Expressway Agency (GMX} will hold Board of Directors meetings
on Friday , November 17, 2023 and Wednesd ay, December 13, 2023 at 9:00AM,
at the GMX Headquarters located at 3790 NW 21 Street , Miami, Florida 33142 . Live streaming of the board meeting is available at www.gmx-way.com. If a person decides to appeal any decision of th e Board, a verbatim record of the proceedings must be made by the individual. All GMX meeting loca tions comply with applicable
requirements of the American with Disabilities Act. Auxiliary aids or services will be provided upon request with at least five (5) day notice prior to the proceedings. If
hearing impaired, telephone the Relay Service Numbers (800)955-8771 (TDD} or
(800)955-8770 (Voice}, for assistance.
For further inform ation, please visit www.gmx-way.com or contact:
Greater Miami Expressway Agency boardsecretary@g mx-way.com
3790 N.W. 21st Street Miami , Florid a 331 42 305-637-3277
CITY OF SOUTH MIAMI, FLORIDA CITY COMMISSION MEETING NOTICE OF PUBLIC HEARING
The City of South Miami Commission proposes to adopt the following ordinances at a public hearing to be held on Tuesday Nove11-er 21, 2D23. at 7:00 o.m. at South Miami Cih Hall Commission Chambers. 6130 Sunset Drive. South Miami. Florida 33143:
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING ARTICLE Ill, "ZONING REGULATIONS" OF THE LAND DEVELOPMENT CODE, INCLUDING SECTIONS 20-3.1 , "ZONING USE
DISTRICTS AND PURPOSES," 20-3.3 "PERMITTED USE SCHEDULE," 20-3.5, "DIM ENSIONAL REQUIREMENTS,"
AND 20-3.6, "SUPPLEMENTAL REGULATIONS ", ALL TO MODIFY LAND DEVELOPMENT REG ULATIONS APPLICABLE TO THE "R" RELIGIOUS DISTRICT; PROVIDING FOR CORRECTIONS; SEVERABILITY; CONFLICTS;
AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY COMMISSION OF TH E CITY OF SOUTH MIAMI, FLORIDA AM ENDING POLICY 1.1.1.
OF THE FUTURE LAND USE ELEMENT OF THE CITY OF SOUTH MIAMI COMPREHENSIVE PLAN, TO MODIFY THE DESCRIPTION APPLICABLE TO THE "DOWNTOWN SOMI IDS)" FUTURE LAND USE CATEGORY; PROVIDING FOR
CORRECTIONS; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLO RIDA, AMENDING ARTICLE Ill
"ZONING REGULATIONS" OF THE LAND DEVELOPMENT CODE, INCLUDING SECTIONS 20-3.1 , "ZONING USE
DISTRICTS AND PURPOSES," AND 20-3.5, "DIMENSIONAL REQUIREMENTS," AND ARTICLE XII, "DOWNTOWN
SOMI DISTRICT REGULATIONS" OF THE LANO DEVELOPMENT CODE, ALL TO MODIFY LAND DEVELOPMENT
REGULATIONS APPLICABLE TO THE "OS" DOWNTOWN SOMI DISTRICT; PROVIDING FOR CORRECTIONS;
CODIFICATION; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA AM ENDING THE FUTURE
LAND USE MAP OF THE FUTURE LAND USE ELEMENT OF THE CITY OF SOUTH MIAMI COMPREHENSIVE
PLAN, TO CHANGE THE DESIGNATION OF THE PROPERTY LOCATED AT 5795 SUNSET DRIVE, FROM "MIXED· USE COMM ERCIAL RESIDENTIAL (MUCR4)" TO "DOWNTOWN SOMI (OS)" FUTURE LAND USE CATEGORY
BASED ON AN APPLICATION SUBMITTED BY MIDTOWN DEVELOPMENT, LLC; PROVIDING FOR CORRECTIONS;
SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY CO MMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING THE ZONING
MAP OF THE CITY OF SOUTH MIAMI, TO CHANGE THE ZONING DISTRICT APP LICABLE TO THE PROPERTY LOCATED AT 5795 SUNSET DRIVE, FROM "SPECIALTY RETAIL (SR)" WITH HOMETOWN DISTRICT OVERLAY DESIGNATION TO "DOWNTOWN SOMI (DS)" ZONING DISTRICT WITH NO HOMETOWN DISTRICT OVERLAY
DESIGNATION, BASED ON AN APPLICATION SUBMITTED BY MIDTOWN DEVELOPMENT, LLC; PROVIDING FOR
CORRECTIONS; SEVERABILITY; CONFLICTS; AND AN EFFECTIVE DATE.
Commission members will participate in Chambers or by video conferencing th rough the Zoom platform and members
of the public may join the meeting via Zoom at fhttps"//zoom ys/j/3056636338), by phone by calling +1-786-635-1003 and entering Meeting ID: 3056636338 when prompted, or in person in the Commission Chambers, and where their
appearance will be broadcast on the Zoom platform, and where th ey can participate.
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.
Pursuant to Section 286.0105, Fla. Stat., the City hereby advises the public th at if a person decides to appeal any decision
made by the Commission with respect to this matter, such person must ensu re that a verbatim record of the proceedings is made, wh ich record includes the testimony and evidence upon which the appeal is to be based. This notice does not
constitute consent by the City for the introduction or admission of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law.
ADA: To request a modification to a policy, practice or procedure or to request an auxiliary aide or service in order to participate in a City program, activity or event, you must on or before 4:00 p.m. 3 business days before tile meeting
(not counting the day of the meeting) deliver your request lo the City Clerk by telephone: 305-663-6340, by mail at 6130
Sunset Drive, South Miami, Florida or email at npayne@southmiamifl.gov.
Nkenga A. Payne, CMG, FCRM City Clerk