Ord No 23-24-2508ORDINANCE NO. 23-24-2508
AN ORDINANCE OF THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI,
FLORIDA, COMPREHENSIVELY AMENDING THE CITY
OF SOUTH MIAMI COMPREHENSIVE PLAN,
SPECIFICALLY THE FUTURE LAND USE ELEMENT, TO
PROVIDE FOR DEVELOPMENT OF AN ENHANCED
TOWN CENTER AREA AND MAJOR CORRIDORS, WITH
SURROUNDING DEVELOPMENT SUPPORTIVE OF THE
TOWN CENTER, SPECIFICALLY BY AMENDING THE
FUTURE LAND USE ELEMENT; PROVIDING FOR
TRANSMITTAL; CORRECTIONS; SEVERABILITY;
CONFLICTS; IMPLEMENTATION; AND AN EFFECTIVE
DATE.
WHEREAS, Article VIII, Section 2 of the Florida Constitution, and Chapter 166, Florida
Statutes, provides 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
WHEREAS, Section 163.3167, Florida Statutes, requires the City of South Miami (the
"City") to maintain a comprehensive plan to guide its future development and growth (the
"Comprehensive Plan"); and
WHEREAS, Section 163.84(3), Florida Statutes, provides for an Expedited State
Coordinated Review Process for Comprehensive Plan Amendments; and
WHEREAS, the Comprehensive Plan contains a Future Land Use Element with a primary
emphasis of protecting single family neighborhoods from encroaching development, including
multiple references to appropriate transitions and ensuring compatibility; and
WHEREAS, the Future Land Use Element also emphasizes sustainability initiatives~
including green house reduction goals; and
WHEREAS, at the same time, Goal 2 of the Future Land Use Element seeks to encourage
redevelopment of the City's Hometown District as a "walkable, mixed-use town center," while
Goal 3 recognizes the importance of "increased intensity of mixed-use projects and flexible
building heights" in areas that can "take advantage of the proximity of the Metrorail ... where
residents can live and work in a pedestrian-oriented environment", a goal that is consistent with
State and County planning objectives for urbanized areas; and
WHEREAS, Goal 6 of the Future Land Use Element recognizes the importance of
"support[ing] the economic viability of the City through an adequate tax base and development
that allows for the efficient provision of City services;" and
Page 1 of4
Ord. No. 23-24-2508
WHEREAS, other elements of the Comprehensive Plan recognize the importance of
protecting single family neighborhoods, enswing sustainability, providing for efficient Town
Center and transit-supportive development, and growing the tax base; and
WHEREAS, despite the emphases described above, and the substantial development
within surrounding cities and along the USl corridor, development in South Miami has lagged and
the City has so far had challenges in leveraging its desirable location, proximity to mass transit,
and centralized historic Town Center area, to foster sufficient new development; and
WHEREAS, the City Commission finds that development in the transit supportive areas
that includes the Town Center, and along major corridors and sWTounding supportive
development, as implemented by the Comprehensive Plan, lags far behind the urbanized centers
of surrounding cities and population centers, leading to stagnation in tax base growth, and
frustrating the aim of residents living, working, and enjoying a walkable, mixed-use town center
area; and
WHEREAS, to address this, and to foster appropriate development of the Town Center
and transit-supportive areas, the City Commission commissioned a Planning Study to identify
appropriate amendments to its Comprehensive Plan and Land Development Code; and
WHEREAS, after having evaluated the Planning Study and considered the City's goals
for development and enhancement of its transit supportive area including the Town Center, and
along major corridors and surrounding supportive development, the City Commission further finds
that amendments to its Comprehensive Plan that further encourage development, while continuing
to protect lower density neighborhoods, are appropriate; and
WHEREAS, the City Commission desires to amend its Comprehensive Plan in manner
reflected in the Exhibit "A" attached hereto (the "Amendment"); and
WHEREAS, on May 14, 2024, the Planning Board, sitting as the City's local planning
agency in accordance with Chapter 163, Florida Statutes, reviewed this Ordinance at a duly noticed
public hearing, and voted 7 -0 to recommend approval of the Amendment to the City Commission;
and
WHEREAS, the City Commission held its first public hearing on the proposed
Amendment on June 18, 2024, and, having complied with the notice requirements in Sections
163.3184 and 166.041 of the Florida Statutes, approved the Amendment on first reading and
authorized transmittal~ and
WHEREAS, following the first public hearing, the Amendment was transmitted to the
appropriate reviewing agencies within ten (10) working days of its approval, as required by Section
163.3184, Florida Statutes, which reviewing agencies raised no objection to its adoption; and
WHEREAS, the Commission has conducted a second duly noticed public hearing on the
Amendment as required by law on October 1, 2024, and further finds the proposed Amendment
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Ord. No. 23-24-2508
complies with state law, and 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, AS FOLLOWS:
Section 1. Recitals. The above-stated recitals are true and correct and are incorporated
herein by this reference.
Section 2. Amending the Citv of SOllth Miami Comprehensive I'lan. The City
Commission hereby adopts the Amendment to the Comprehensive Plan at1ached hereto as Exhibit
"A," I
Section 3. Transmittal. The City Manager is hereby authorized and directed to
transmit the Amendment to the the state land planning agency and all commenting agencies within
ten (Ill) working days after adoption, as required by Section 163.3184 , Florida Statutes.
Section 4. Corrections. Conforming language or technical scrivener-type corrections
may be made by the City Attorney for an y conforming amendments to be incorporated into th e
final Ordinance for signature.
Section 5. Severabilitv. If any section , clause, sentence, or phrase of this Ordinance
is for an y 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 6. Conflicts. That all ordinances or parts of ordinances , resolutions or parts
of resolutions , in conflict herewith , are repealed to the extent of such conflict
Section 7. Imulementation. The City Manager is hereby authorized to take any and
all neces s ary ac tion to implement the purpos es of this Ordinance.
Section 8. Effective Date. This Ordinance shall become effective thirty-one (31) days
after receipt of a notice of completeness from the state land planning agency, as set forth in Section
16 3.3 I 84(3)(c)4., Florida Statutes, unless a pe tition to challenge the Comprehensive Plan
amendment is filed with the Division of Administrative Hearings pursuant to Section 163.3184(5),
Florida Statutes, in which instance the Ordinance shall become effective upon issuance of a final
order finding the Comprehensive Plan amendment(s) in compliance.
PASSED on first reading on the 18 th day of June, 2024 .
PASSED AND ADOPTED on second reading on the~ day of October, 2024 .
J CO ding: StFikell1fOUg-!+-wo roS arc deletion s to th e existing words . Underlined words nrc additio ns to th e exi s ting
w o rd s. C hanges mad e ancr the Plann ing Board hearing are indi ca ted wi th d{~tih lo-H" .. koethP4W gh and dQuhle IInci e riine,
Page 3 o f4
Ord . No. 23-24-2508
ATIEST:
READ AND APPROVED AS TO FORM ,
LANGUAGE, LEGALITY AND
EXECUTION TI-lEREOF
APPROVED :
MAYOR
COMMISSION VOTE :
Mayor Fernande z:
Vice Mayor Bonich :
Commissioner Calle :
5-0
Yea
Yea
Yea
Commissioner Liebman : Yea
Commis sioner Corey : Yea
Pnge40f4
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 1
EXHIBIT A
SOUTH MIAMI COMPREHENSIVE PLAN
FUTURE LAND USE ELEMENT TEXT1
FLU GOAL 1 Maintain and Improve City’s Neighborhoods
To maintain and improve the City’s neighborhoods, and the quality of life of existing and future
residents.
FLU 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.
FLU Policy 1.1.1. Future Land Use Categories
This section contains language which explains the intent of the future land use map. Zoning
regulations which permit uses that are specifically permitted by this section and that also permit
uses that are less intensive than those permitted by this section shall may be deemed to be
consistent with the comprehensive plan. All existing zoning districts that are depicted on the City’s
adopted zoning map are deemed to be consistent with the City’s adopted comprehensive plan.
Less intensive for this Land Use Element shall mean a use of land that has lower impact on
infrastructure or lower capacity for peak occupancy;and shall be measured by: (1) residential
density (dwelling units per acre of lot area) for residential uses, (2) floor-lot ratio (habitable, air-
conditioned floor area on all floors divided by the lot area) for non-residential uses, and (3)
building height with building façade width for mixed-use structures. Zoning regulations that are
more restrictive in residential density, non-residential intensity, height and other building
dimensional criteria than the provisions of this section shall may also be consistent with the
comprehensive plan.
Nothing in this plan is intended, or has the effect of, limiting or modifying the right of any person
to complete any planned development which has been issued a final planned development order
which is in full force and effect and where development has commenced and is continuing in good
faith, provided that all regulations and conditions as imposed by the City are met. Any legally
granted variances to a development code regulation which implements this plan shall be deemed
to be a legally granted variance to this plan and as such shall be deemed to be consistent with this
plan. This variance provision shall apply to all elements and sections of this plan.
Vested Rights: Nothing contained herein shall be construed as affecting validly existing vested
rights. It shall be the duty and the responsibility of the applicant alleging vested rights to
affirmatively demonstrate the legal requisites of vested rights. Vested rights shall require a
demonstration to the Mayor and City Commission of the City of South Miami that the applicant
(1) has relied in good faith, (2) upon some act or omission of the government, and (3) has made
1 Strikethrough words are deletions to the existing words. Underlined words are additions to the existing words.
Changes made after the Planning Board hearing are indicated with an underlined strikethrough or double underline.
Changes made prior to second reading are indicated with double strikethrough and double underlined and
highlighted in grey.
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 2
such a substantial change in position or incurred such extensive obligations and expenses to the
applicant’s detriment as to create an undue hardship. The mere existence of zoning contrary to the
South Miami Comprehensive Plan shall not be determined to vest rights. Development actions
where all required approvals have been received, or orders and permits that preceded the official
adoption of this Comprehensive Plan shall remain in full force and effect but subject to all
applicable zoning laws and regulations of the City. The land development regulations to be adopted
shall provide for specific standards to carry out these concerns.
Future Land Use Categories. The following land uses are included on the City’s Future Land Use
Map. The City’s Land Development Code (LDC), which permits uses that are specifically
permitted by this section and that also permits uses that are less intensive than those permitted by
this section, may be deemed to be consistent with the comprehensive plan. Zoning regulations that
are more restrictive than the provisions of this section may also be consistent with the
comprehensive plan. The terms "less intensive" and "more restrictive" in this section are not
defined in this plan.
Single-Family Residential
The Single-Family land use category is intended to provide for one residential dwelling unit on
each parcel of land. New parcels should have a minimum area equal to or larger than the median
of the existing building sites in the surrounding area. In areas where existing platting is
characterized by parcels larger than 10,000 square feet, zoning regulations should be consistent
with surrounding parcel sizes. Sites large enough to be subdivided into parcels of 10,000 square
feet or larger could be zoned accordingly, but only if such zoning would be compatible with
surrounding development.
Duplex Residential
The Duplex Residential category is intended to provide for two residential dwelling units per
parcel of land. Each dwelling unit should have its own direct access from the out-of-doors. Two-
family structures should be developed at densities that do not exceed two dwelling units per 10,000
square feet.
Townhouse Residential
The “Townhouse Residential” category is intended to promote limit development to townhouse
type dwelling units on parcels of land not less than 10,000 square feet in area , as a residential land
use category as described herein. Each dwelling unit shall should have its own direct access from
the street front. out-of-doors, “Townhouse Residential” dwelling units shall should be developed
at densities no greater than 36 dwelling units per net acre. that do not exceed one dwelling unit per
7,260 square feet of site area. “Townhouse Residential” dwelling units shall permit individual
multi-story dwelling units, and may be attached such that each unit facade is horizontally
variegated such that the building mass is visually compatible with its surroundings. Townhouse
dwelling units may optionally use the first ground floor above minimum flood elevation for a Live-
Work Unit (LWU) as permitted by the City’s Land Development Code, or optionally may use the
first floor as a front facing Accessory Dwelling Units (ADU) as described in Section 163.31771
Florida Statutes. The LWU or ADU shall have a separate front-facing entrance, and at least one
front facing window on its façade. ADU shall be made available, as required by the city’s zoning
regulations at an affordable rate to extremely-low-income, very-low-income, or low-income
person or persons, as such terms are defined in the Florida Statutes. Single-family residences are
also permitted on individual lotsin accordance with zoning regulations.Townhouse dwelling units,
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 3
exclusive of ADUs, shall be developed at densities no greater than 18.15 20dwelling units per net
acre. Individual parcels which meet the minimum site size of 10,000 square feet in area could be
developed for use as single-family residential dwelling units. The Townhouse Residential Land
Use Category shall be implemented by the “Townhouse” (“RT-18”) zoning district, and may be
implemented in the following existing zoning districts: “Two Family/Townhouse Residential”
(“RT-9”), “Townhouse” (“RT-6”), “Low-Density Multifamily Residential” (“RM-18”), “Medium-
Density Multifamily Residential” (“RM-24”), and “Residential Office” (“RO”) subject to zoning
district regulations. The Townhouse designation permits all existing uses until such occupancies
are voluntarily abandoned for 180 days or greater, or until the existing structure for the use is
formally deemed unsafe or is found to be in violation of minimum code requirements after an
opportunity to cure is afforded by the City’s special master.
Mixed Residential-Moderate Density
The Mixed-Residential Moderate Density category is intended to allow the development of
residential projects that include, or consist of, two-family and/or townhouse residential structures.
Under this land use category, any tract of land upon which a two-family or townhouse residential
development is located shall have a land area of at least 6,300 square feet. In addition, for each
dwelling unit in a development, there shall be an average of 3,150 square feet of land in the overall
tract, including areas held in common ownership and the area of driveways. Each dwelling unit
shall have its own direct access from the out-of-doors. Land designated Mixed Residential-
Moderate Density may be developed with detached single-family residential uses.[NOTE: This
was previously marked for deletion in the first reading version, but discussed at first reading as
being retained]
Multi-Family Residential
The Multiple-Family Residential land use category is intended to provide for residential densities
of up to a maximum of 24 dwelling units per net acre. Multiple-family residential development
shall be designed in order to create environmentally-sensitive and well-landscaped settings with
pedestrian and multi-modal, transit-oriented amenities. Zoning regulations shall be implemented
to preserve the existing densities of developed properties within established districts. Designers
should be encouraged to produce unique, flexible, multi-level projects, such as mixed-use
developments, including ancillary retail and office uses on ground floor levels.
Business Office (Low Intensity and Volume)
The Business Office land use category is intended to provide for the development of very-low
intensity office uses that typically experience a low volume of visitors or clients and have low trip
generation rates. In addition, heavy landscaping and screening shall be provided for parking areas,
trash storage and other site characteristics that might have a negative impact on adjacent residential
uses. Further, sites shall be developed with adequate parking and vehicular access that does not
rely on neighborhood streets. The City recognizes the sanctity of the residential neighborhoods
and desires to protect them from potentially adverse uses. Consequently, no amendments to the
Future Land Use Map shall be made which develops or expands a Business Office district into an
area designated for residential development.
Commercial Retail and Office
The Commercial Retail and Office land use category is intended to provide for commercial uses
as permitted by the Land Development Code. retail and retail service office use and office services
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 4
that are characteristic of commercial development. Adopted zoning regulations shall reinforce the
"no widenings" policy as set forth in the Transportation Element by encouraging the containment
of the Commercial Retail and Office designation only on land that fronts and has direct access to
South Dixie Highway (US-1). development along existing State and County high-design roadway
facilities. The City recognizes the sanctity of the residential neighborhoods and desires to protect
them from potentially adverse uses. Consequently, no amendments to the Future Land Use Map
shall be made which develops or expands or designates the a Commercial Retail and Office Land
Use Category district into an area designated for single-family residential development.
Mixed-Use Commercial / Residential
The Mixed-Use Commercial / Residential land use category is intended to provide for the
development of mixed-use projects of a scale and form that is compatible to adjacent areas
designated for residential development. Mixed-use development my be as horizontal mixed uses
with commercial and residential uses in different adjacent buildings or vertical mixed uses with
commercial and residential development arranged in one building. different levels of retail uses,
office uses, retail and office services, and residential dwelling units with an emphasis on mixed-
use development that is characteristic of traditional downtowns. Permitted heights, form
regulations, and intensities shall be as set forth in the Land Development Code. The Mixed-Use
Commercial / Residential designation is intended for development sites with frontages along
certain half section line and section line roadways to provide walkable commerce with design
transitions to adjacent residential neighborhoods. Only lands located fronting on the following
listed roadways may be designated in this category: SW 40th Street (Bird Road), SW 64th Street,
SW 72nd Street (Sunset Drive), SW 67th Avenue (Ludlum Road), SW 72nd Avenue, and SW 57
th
Avenue (Red Road), and SW 62nd Avenue (between SW 64th Street and South Dixie Highway/US-
1).. Regulations regarding the permitted height, density and intensity in zoning districts for areas
designated as Mixed-Use Commercial/Residential shall provide incentives for transit-oriented
development and mixed-use development. Zoning regulations shall reinforce "no widenings"
policy set forth in the Transportation Element by encouraging use of the MetroRail system. The
City adopts a F.A.R. of 1.6 for this land use category which is the existing F.A.R. in the Land
Development Code for the corresponding zoning district. In addition, the City adopts a maximum
residential density of 24 dwelling units per acre for this district. In order to ensure a mix of uses,
the City requires that a minimum of two of the above uses must be developed within this category.
For residential projects, at a minimum, at least one floor must allow retail or office. For retail
projects, at a minimum, at least one floor must contain residential or office. For office projects, at
a minimum, at least one floor must contain residential or retail.
Transit-Supportive Oriented Development District (TSODD)
The Transit-SupportiveOriented Development Future Land Use designation District is intended to
provide for the development of commercial uses and residential uses as permitted by the Transit-
Supportive Development Districts in the City’s Land Development Code office uses, office
services, office-related retail, retail, retail services, and residential uses in multi-story and mixed-
use projects that are characteristic of transit-supportiveoriented developments. Permitted heights,
residential densities, and non-residential intensities shall be set forth in the Land Development
Code, including design standards. Zoning regulations shall encourage development within the
TSODD land use category in conjunction with limiting new development within the Special Flood
Hazard Area and other environmentally sensitive areas. The City shall pursue incentive programs
for redevelopment including higher densities, flexible increased building heights and design
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 5
standards to ensure that responsible, effective and aesthetically pleasing projects result. Properties
within TSD, or aggregations of properties within TSD, any part of which is located directly across
a roadway from the South Miami Metrorail Station property, are considered as within the Transit
Oriented Area, which may be eligible for incentives provided by statute, if any.
Downtown SoMi (DS):
The Downtown SoMi (DS) category is intended to provide for the establishment of place-making
mixed-use and transit-supportive 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
contiguous parcels of land of ten (10) acres or greater and located southeast of principal arterial
South Dixie Highway (US-1), west of minor arterial Red Road (SW 57th Avenue), north of minor
arterial Sunset Drive (SW 72nd Street), 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, 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 defined in the Downtown SoMi district
regulations of the South Miami Land Development Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to 1.8 and shall only apply to non-residential
structures. Permitted residential density shall be up to 150 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. Residential uses shall not count towards F.A.R. and
commercial uses (including hotel uses) shall not count towards residential density.
Public Institutional Uses
The Public and Institutional land use category is intended to provide for public schools, municipal
facilities, utilities, and similar uses. Areas designated public and institutional should not be used
for other purposes without an amendment to this plan. Zoning regulations could permit public and
institutional uses on sites not so designated by this plan.
Educational Uses
The Educational Uses land use category is intended to provide for public school uses. Areas
designated as Educational should not be used for other purposes without an amendment to this
plan. Zoning regulations could permit public educational uses on sites not so designated by this
plan. Public schools are hereby defined as public institutions of general education offering
kindergarten through 12th grade education or some substantial portion thereof, and are owned and
operated by the Miami-Dade County Public School system which also offers recreation
opportunities.
Parks and Open Space
The Parks and Open Space land use category is intended to provide for public parks, park and open
space areas, including those associated with public schools and other government entities. Sites
designated Parks and Open Space should not be used for other purposes without an amendment to
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 6
this land use plan. Zoning regulations could permit park and open space uses on sites not so
designated by this plan. Zoning regulations should permit park-related buildings (e.g., indoor
athletic and passive recreation facilities) on land designated as Parks and Open Space.)
Residential / Limited Commercial District
The Residential/Limited Commercial District future land use map category is intended to allow
for low-density residential development and limited commercial development in a transition area
abutting single family homes. The maximum height of all new construction shall be two stories.
Residential development shall be limited to townhouse development at a maximum of 5 units per
acre. Commercial development shall be limited to a maximum floor-area-ratio of 0.80 and shall
include only those retail and personal service (office) needs for the local neighborhood residential
areas. The specific type of retail and office uses shall be set forth in the appropriate zoning use
district in the Land Development Code. The Land Development Code shall provide for a
mandatory no-construction buffer / landscape area and a required wall or fence at the rear of all
properties facing or abutting single family residential.
Mixed use development is encouraged. Existing buildings and uses which are not consistent with
the standards for this land use category or with standards for the zoning use district applied to this
area may continue to exist and function but shall be subject to the non-conforming regulations set
forth in Land Development Code Section 20-4.8.[NOTE: This was previously marked for deletion
in the first reading version, but discussed at first reading as being retained]
Religious
The Religious land use category is intended to be applied to development projects and properties
providing religious facilities and could also permit other ancillary uses implemented by the
category, with building heights and intensities compatible with surrounding districts. Areas
designated religious should not be used for other purposes without an amendment to this plan.
Zoning regulations could permit religious uses on sites not so designated by this plan.
Hospital
The Hospital land use category shall be applied to development projects and properties providing
hospital facilities with building heights and intensities compatible with existing uses, adjacent
uses, and special uses.
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 7
FLU Policy 1.1.2
The City shall periodically review and, as appropriate, revise its land development regulations in
order to: eliminate inconsistencies with the Comprehensive Plan and other 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 anduses; ensure
appropriate height and site development requirements; promote pedestrian friendly, mixed-use
development and redevelopment; buffer neighborhoods from the encroachment of incompatible
uses; provide additional standards regulating tear-downs and new construction, reconstruction or
additions in developed single family residential neighborhoods in order to ensure that such
development and redevelopment is compatible with the surrounding neighborhood; provide for
appropriate incentives and bonuses,and; evaluate the costs and benefits of existing incentives and
bonuses.
FLU Policy 1.1.3
In reviewing proposed amendments to this plan and the Future Land Use Zoning Map,
compatibility with adjacent uses shall be the major determinant.
FLU Policy 1.1.4
There shall be no additional intrusion of retail or business uses into single-family 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.
FLU Policy 1.1.5
Although there are currently no military installations within or proximate to South Miami, the City
shall adhere to State statutory requirements to ensure compatibility of new development and
redevelopment with military operations if a military installation is located within or within one-
half mile of its boundaries in the future.
FLU Policy 1.1.6
Enforce the City’s zoning and other Land Development Code provisions.
FLU Policy 1.1.7
Discourage urban commercial sprawl by promoting growth in the core area surrounding the
Metrorail Transit Station by creating a district for new growth which is contained and transit-
oriented, thereby relieving the pressure for commercial rezonings outside of this core area.
FLU OBJECTIVE 1.2 Historic Preservation
Preserve historic buildings, sites and districts located within the City through the appropriate
mechanisms.
FLU Policy 1.2.1
The Historic Preservation Board shall (1) review development proposals for historically designated
properties and (2) encourage designation of significant properties to assure preservation of the
City's limited historic resources.
FLU Policy 1.2.2
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 8
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.
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.
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, the Intermodal Transportation Plan.
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.
FLU OBJECTIVE 1.4 Innovative zoning
Maintain and review a revised Land Development Code that includes innovative zoning techniques
relative to the transition between residential and non-residential districts.
FLU Policy 1.4.1
The City shall utilize volumetric studies and mixed land use zoning categories to achieve creative
development in the transition areas between commercial and residential land uses.
FLU OBJECTIVE 1.5 Public Schools
City shall continue to coordinate with Miami-Dade County Public Schools in accordance with the
"Amended and Reinstated Interlocal Agreement for Public School Facility Planning in Miami-
Dade County", as it may be amended from time to time.
FLU Policy 1.5.1
The City shall participate with the Miami-Dade County Public Schools in review of criteria and
standards necessary to assure adequate public school capacity, including new schools and
expansion of existing schools.
FLU Policy 1.5.2
During pre-development program planning and site selection activities, the City shall coordinate
with the Miami-Dade County Public Schools and continue to seek, where feasible and mutually
acceptable, to collocate schools with other public facilities; such as parks, libraries, and community
centers to the extent possible.
FLU OBJECTIVE 1.6 Increase Community Resiliency
Increase Community resiliency through land use and built environment decisions.
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South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 9
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.
FLU Policy 1.6.2
The City of South Miami shall expedite permitting for photovoltaic systems to promote the use of
solar energy.
FLU Policy 1.6.3
The City of South Miami shall expedite permitting for the installation of alternative fuel and
electric vehicle charging infrastructure.
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 ™ (STAR) and
make recommendations on feasible revisions for incorporating increased sustainability.
FLU Policy 1.6.5
An integral part of the City planning processes shall be consideration for adapting the built
environment to the impacts of climate change including resource management, flood control and
stormwater management, community development and capital planning. Adaptation strategy
options may include but are not limited to: protection; accommodation; managed retreat;
avoidance, and/or other options.
FLU Policy 1.6.6
The City to consider Adaptation Action Areas based on best and most current available data.
26
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 10
FLU OBJECTIVE 1.7 Opportunities for Community Participation with City-wide
Resiliency
Increase opportunities for the community to learn about and participate in decision-making
processes regarding resiliency and climate change adaptation.
FLU Policy 1.7.1
The City of South Miami shall provide information to the public and community stakeholders
about the current and potential impacts of climate change and sea level rise, as well as mitigation,
protection, accommodation and adaptation strategies.
FLU Policy 1.7.2
The City of South Miami shall continue to support public education and outreach programs
addressing issues including but not limited to: energy efficiency; water conservation; solid waste
reduction and recycling; composting; urban food production; urban forests; native landscaping; air
quality, greenhouse gas reduction, and climate change adaptation and response planning.
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.
FLU Policy 1.8.2
The City shall review and consider adopting Design Guideline provisions which encourage
sustainable development including but not limited to leveraging mass transit and creating walkable
neighborhoods which reduce dependence on vehicles and 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.
FLU Policy 1.8.3
Within two (2) years of adoption of this element, the City shall explore incentives to reduce
greenhouse gases through leveraging mass transit and creating walkable neighborhoods which
reduce dependence on vehicles and the for use of green building standards in new development
and redevelopment.
FLU Policy 1.8.4
By 2020, the City shall develop a “Pedestrian and Bicycle Network Study” that will evaluate the
cost, funding techniques and sources, and timeline necessary to create a pedestrian and bicycle
network that links the City’s parks, recreational and natural amenities, and business districts.
27
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 11
FLU Policy 1.8.5
The City shall continue to support transit ready commercial and multi-family development along
major transportation corridors and the Metrorail corridor.
FLU Policy 1.8.6
The City shall continue to support the existing Miami-Dade County Transit bus routes that service
the City.
FLU Policy 1.8.7
The City shall continue to participate in Miami-Dade County’s curbside recycling program unless
a better program is available.
FLU Policy 1.8.8
The City shall support urban food production.
FLU OBJECTIVE 1.9 Encourage a Sense of Community
The City shall encourage a sense of community among the residents through community events,
public art, and public spaces.
FLU Policy 1.9.1
The City shall facilitate and encourage special events aimed at drawing residents together.
FLU Policy 1.9.2
The City should try to coordinate a public art program with Miami-Dade County.
FLU Policy 1.9.3
Encourage farmer markets within the City.
FLU GOAL 2 Hometown District
To preserve and enhance the 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.
FLU Policy 2.1.1
Continue to monitor parking usage to determine when and where additional municipal parking
areas should be provided.
FLU Policy 2.1.2
Oppose street widenings that would either feed more through traffic into the downtown area or
adversely impact its pedestrian amenities in downtown South Miami.
28
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 12
FLU Policy 2.1.3
By 2023, the City shall initiate an update to the Hometown District Master Plan.
FLU Policy 2.1.4
Shared parking regulations shall be adopted.
FLU GOAL 23 Transit-SupportiveOriented Development (TSD) District (TODD)
Provide for increased intensity of mixed-use projects and flexible building heights in designated
Transit-Supportive Oriented Development (TSD)Districts (TODD), to the extent that development
and redevelopment in these districts does not adversely impact surrounding primarily residential
neighborhoods and uses.
FLU OBJECTIVE 23.1 Support higher densities and intensities in TSD TODD
Support higher densities and intensities in the TSDTODD areas to take advantage of the proximity
of the Metrorail and create an area where residents can live and work in a pedestrian-oriented
environment.
FLU Policy 23.1.1
Pursue traffic policies, parking policies and pedestrian amenity policies that enhance the mass
transit and town center functions.
FLU Policy 23.1.2
The City shall maintain and, as appropriate, expand the Transit-Supportive Oriented Development
Districts delineated on the Future Land Use Plan Map. Development and redevelopment in these
districts shall occur in accordance with adopted development and redevelopment plans and the
Land Development Regulations and shall not adversely impact surrounding neighborhoods and
uses.
FLU Policy 2.1.3
As part the City’s redevelopment of City Hall, and to better leverage open space opportunities for
residents and visitors, Jean Willis Park may be relocated on the City Hall campus with connection
to a new location adjacent to the Underline.
FLU Policy 23.1.43
The City shall, by 2022, review the TSOD and amend the Comprehensive Plan and zoning Land
Development Rregulations to ensure they are designed to achieve the goals of the City, and
especially, those associated with affordable housing and parking regulations.
FLU GOAL 34 Protect Natural Environment
To preserve and enhance the natural environmental characteristics of South Miami.
FLU OBJECTIVE 34.1 Coordinate land uses with the natural environment
Coordinate future land uses with topography, hydrology, flood maps, soil conditions and the
availability of facilities and services. This objective is met if future land uses and development
intensities are consistent with the Future Land Use Map and in compliance with other relevant
development regulations of the City.
29
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 13
FLU Policy 34.1.1
Maintain the single-family land use and zoning in west central South Miami in order to protect the
wellfields that abut the City near Ludlam Road; specifically, Nelson Homesites subdivision,
Tranquility Estates subdivision, Linden Acres subdivision, Sunset Circle subdivision, the unplatted
area immediately west of Sunset Circle, South Side Estates subdivision and the parcel area
immediately south of South Side Estates.
FLU OBJECTIVE 34.2 Preserve Natural Resources
Preserve natural resources whenever possible. Natural resources shall be defined as specific
communities of regional ecological significance.
FLU Policy 34.2.1
The Environmental Review and Preservation Board shall review development applications as
identified in the Land Development Code to assure realistic protection and enhancement of natural
features, particularly water bodies and tree stands.
FLU Policy 34.2.2
The City shall assist the Miami-Dade County Division of Environmental Resource Management
in the protection and preservation of the Girl Scout Park as a “natural forest community," for as
long as the park is designated by DERM as a "natural forest community.”
FLU OBJECTIVE 34.3 Sewer Facilities
Assist the County in making land available for sewer facilities as required and coordinate with the
County on connecting remaining areas of the City to public sanitary sewer.
FLU Policy 34.3.1
Reserve land for pump stations if required by the County's extension of sewer lines.
FLU Policy 34.3.2
Continue to coordinate with Miami-Dade County to schedule the implementation of the City’s
Sanitary Sewer Master Plan as funding is available.
FLU OBJECTIVE 34.4 Special Flood Hazard Area
Preserve floodplain areas via floodplain management and limiting development within the Special
Flood Hazard Area.
FLU Policy 34.4.1
In coordination with the Transit-Oriented Development District, permit more intense development
only in those areas which are located outside of the Special Flood Hazard Area.
FLU Policy 34.4.2
The City to consider the effectiveness of a Transfer of Development Rights program (TDR) that
would allow building density and intensity to be transferred from areas including historically
designated properties, the Special Flood Hazard Area and other environmentally sensitive areas,
in order to permit development within the Transit-Oriented Development District, while reducing
the permitted intensities within areas including the Special Flood Hazard Areas, historically
designated properties, or other environmentally sensitive areas.
30
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 14
FLU GOAL 45 Revitalization of commercial areas outside of the Hometown District.
To achieve revitalization and renewal of areas designated as redevelopment areas.
FLU OBJECTIVE 45.1 Continue efforts of the Community Redevelopment Agency
Continue to support the South Miami Community Redevelopment Agency’s (SMCRA) mission in
order to spearhead efforts to work with citizens and stakeholders to improve the quality of life for
citizens, businesses and property owners in the South Miami Community Redevelopment Area.
FLU Policy 5.1.1
Continue to implement and periodically update the South Miami Community Redevelopment Plan
for the area generally bounded by SW 62nd Street to the north; Red Road to the east; Sunset Drive
to the south; and SW 62nd Avenue to the west.
FLU Policy 5.1.2
Continue to implement priority SMCRA programs and projects, including but not limited to: "in-
fill" housing, construction of multi-family units, substantial rehabilitation of housing (HUD
Complex), and streetscape and infrastructure improvements.
FLU Policy 5.1.3
Support the continuation of SMCRA beyond its scheduled expiration in 2020.
FLU OBJECTIVE 5.2 Maximize redevelopment resources
Maximize resources for redevelopment by utilizing applicable federal, state, local and private
incentive/funding programs.
FLU Policy 5.2.1
Maintain and support the South Miami Community Redevelopment Area's designation as an Urban
ln-fill and Redevelopment Area, pursuant to F.S. 163.2514.
FLU Policy 5.2.2
Obtain planning and implementation funding for the South Miami Community Redevelopment
Area’s mission from grants available through the Urban lnfill and Redevelopment Area grant
program, the Community Development Block grant program and other appropriate grant
programs.
FLU OBJECTIVE 5.3 Support Bird Road Commercial Area
To preserve and enhance the Bird Road commercial area while ensuring the compatibility of
commercial and mixed-uses with the adjacent residential properties.
FLU Policy 5.3.1
The City will seek opportunities to support and promote the development and redevelopment of
mixed- the commercial uses in this corridor consistent with the Land Development Regulations.
31
South Miami Comprehensive Plan Text Amendments rev September 25, 2024 page 15
FLU OBJECTIVE 5.4 Support Commercial Areas along US 1
To preserve and enhance other commercial areas, including the east side of U.S. 1, while ensuring
the compatibility of commercial uses with adjacent residential properties.
FLU Policy 5.4.1
The City will seek opportunities to support and promote the commercial uses in this the South
Dixie Highway (US-1) corridor.
FLU Policy 5.4.2
The City will initiate a study of this corridor to determine the appropriate level of intensity of
development, and the desired mix of uses, including housing.
FLU GOAL 6 Support the Economic Viability of the City
To support the economic viability of the City through an adequate tax base and development that
allows for the efficient provision of City services.
FLU OBJECTIVE 6.1 Increase the City’s tax base through appropriate development
Continue to increase the City’s tax base and fiscal health through new development and
redevelopment, increased property values, annexations, impact fees, grants, and other strategies as
appropriate.
FLU Policy 6.1.1
Zone for new development and redevelopment in accordance with the Future Land Use Map,
including multi-story and mixed-use districts.
FLU Policy 6.1.2
By 2020, and on a regular basis thereafter, the City shall re-evaluate the calculation levels of the
park impact fee and consider the feasibility of enacting impact fees for other public services and
facilities, as allowed by law. The fees shall be set at the level determined appropriate to cover the
needs associated with the demand for services from the new development.
FLU Policy 6.1.3
The City shall seek to improve the delivery of services and reduce inefficiencies through a program
of annexations that will result in more logical City boundaries and reduce enclaves.
FLU Policy 6.1.4
The City should cooperate with and assist private commercial property owners in the creation of
economic development programs, such as a Business Improvement District.
32
Agenda Item No:6.
City Commission Agenda Item Report
Meeting Date: October 1, 2024
Submitted by: Daniela Cimo
Submitting Department: City Manager
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 MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA,
COMPREHENSIVELY AMENDING THE CITY OF SOUTH MIAMI COMPREHENSIVE PLAN, SPECIFICALLY
THE FUTURE LAND USE ELEMENT, TO PROVIDE FOR DEVELOPMENT OF AN ENHANCED TOWN
CENTER AREA AND MAJOR CORRIDORS, WITH SURROUNDING DEVELOPMENT SUPPORTIVE OF THE
TOWN CENTER, SPECIFICALLY BY AMENDING THE FUTURE LAND USE ELEMENT; PROVIDING FOR
TRANSMITTAL; CORRECTIONS; SEVERABILITY; CONFLICTS; IMPLEMENTATION; AND AN EFFECTIVE
DATE. 4/5 (CITY MANAGER-PLANNING DEPT.)
Suggested Action:
Attachments:
CC_Towncenter_Comp_Plan_Staff_Report.docx
Ordinance_Amending_Comprehensive_Plan_-_Text_Amendment_-_SR.docx
Exhibit_A_to_Ordinance_--_South_Miami_Comprehensive_Plan_Draft_Text_Recommendations_9-25-24.docx
Ad.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:October 1, 2024
SUBJECT:Ordinance amending the City of South Miami comprehensive plan,
specifically the future land use element, to provide for development of an
enhanced Town Center area and major corridors, with surrounding
development supportive of the town center, specifically by amending the
future land use element
___________________________________________________________________________
RECOMMENDATION:
The amendments support the City’s vision for its downtown area as a vibrant mixed-use district with
residential populations, employment space, entertainment, and retail attractions in a compact pedestrian
district that will support increased use of the Metrorail transit station at its center. All eight of the analysis
criteria have been reviewed and found to be satisfied by the amendments. The City of South Miami staff
recommends the adoption of these Future Land Use Element amendments.
BACKGROUND:
The South Miami Hometown and Commercial Lands Rezoning began on November 22, 2022, with public
workshops and stakeholder meetings that followed shortly after the kick-off. As work proceeded, it
became clear that to perform the necessary zoning amendments and fulfill the desired direction of
redevelopment, it would also be necessary to perform amendments to the policies of the City’s adopted
Comprehensive Plan, particularly the Future Land Use Element policies and Future Land Use Map. The
Future Land Use Element Policies (text) is the subject of this ordinance. Any additional policies in the
Housing Element, Transportation Element, Recreation and Open Space Element, and Capital Improvement
Element that need to be updated will be part of the larger process of the Evaluation and Appraisal Report
(EAR) based amendments. The Land Use Element amendments proposed here are those necessary to
continue to update zoning ordinances.
ANALYSIS/PROCESS:
The City’s adopted Comprehensive Plan Land Use Element 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).
2
These proposed text changes to the Comprehensive Plan amendments are permissible by the Expedited
State Review process.
The process for adopting amendments to the City’s Comprehensive Plan is established by Florida’s
Community Planning Act, which directs municipalities to maintain a comprehensive plan for their future
development and growth, and authorizes them to maintain and examine the plan from time to time to
adjust to changing needs.
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 these commitments, the
combined amendments stimulate a geographically and functionally unified development program that
addresses contemporary and future market expectations, proactively address the demand for housing in
South Dade, and provide land policy direction to support transit utilization of Miami Dade County’s Metro
Rail and other transit investments, consistent with the County’s goals for the Rapid Transit Zones (RTZ).
The Growth Management Act provides for three processes to amend a local comprehensive plan: 1)
Evaluation and Appraisal Report (EAR) based amendments, 2) Expedited State Review, and 3) Small Scale
Amendments (Sec. 163.3187). The amendments will be performed permissible by the Expedited State
Review process pursuant to Florida Statutes Section 163.3187 Process for adoption of small-scale
comprehensive plan amendment.
The City of South Miami Planning Board is the City’s Local Planning Agency (LPA) and was the first hearing
held for recommendation of these amendments to the City Commission, pursuant to the requirements of
the State of Florida Growth Management Act, Ch. 163.3174, Florida Statutes with the criteria for the
expedited amendment process governed by Ch. 163.3184.
Subsequent to the LPA referral, the first reading by the City Commission of the Future Land Use Plan
amendment was held on June 18, 2024,and approved for transmittal to the Florida Land Planning Agency
which is the Florida Department of Commerce (DOC) for State and intergovernmental review. The
proposed comprehensive plan amendment package was reviewed by the DOC and other state agencies,
local agencies, governments, and other jurisdictions. The DOC and participating agencies have completed
their review, and the City has not obtained any objections. The comments that were received from
participating agencies are summarized below.
Florida Department of Commerce
The Florida Department of Commerce reviewed the proposed comprehensive plan
amendment package for the City of South Miami (Amendment No. 24-0lESR) received on
July 2, 2024. The review was completed under the expedited state review process. The
Department has no comment on the proposed amendment.
Florida Department of Transportation, District 6
The Florida Department of Transportation, District 6 reviewed the amendment package
per the requirements of Chapter 163 Florida Statutes and found the proposed text
amendments would not adversely impact transportation resources and facilities of state
importance. In addition, FDOT, District 6 recommended that the City continue to identify
and address the safety needs of all modes of travel, including public transportation. The
District encourages the City to include pedestrian and bicycle facilities to promote a safe
walkable and connected community consistent with ss. 163.3177, Florida Statutes.
3
Florida Department of Environmental Protection
The Office of Intergovernmental Programs of the Florida Department of Environmental
Protection (Department) conducted a detailed review that focused on potential adverse
impacts to important state resources and facilities, specifically: air and water pollution;
wetlands and other surface waters of the state; federal and state-owned lands and
interest in lands, including state parks, greenways and trails, conservation easements;
solid waste; and water and wastewater treatment. Based on our review of the submitted
amendment package, the Department has found no provision that, if adopted, would
result in adverse impacts to important state resources subject to the Department’s
jurisdiction.
Miami Dade County Department of Regulatory and Economic Resources
The Miami-Dade County Department of Regulatory and Economic Resources, Planning
Division, Metropolitan Planning Section received the package and sent an e-mail on
August 26 to the City stating that intends to review the amendment package; however,
at this time no comments have been received. The amendments were transmitted on July
1, 2024, following Commission approval to transmit (first reading of the ordinance to
adopt) on June 18, 2024. Florida Statute provides that reviewing agencies are to respond
within 60 days of transmittal, which date was on Friday, August 30, 2024. If the City
receives comments before the Commission hearing to adopt, such comments will be read
into the record.
Section 163.3184(3)(b), F.S., authorizes other reviewing agencies to provide comments directly to the City.
If the City receives reviewing agency comments within the required time period of 30 days after receipt
by the State land planning agency [Sec. 163.3184(4)(c)], and they are not resolved, these comments could
form the basis for a challenge to the amendment after adoption.
The second public hearing to adopt the amendment must be held within 180 days of your receipt of
agency comments or the amendment shall be deemed withdrawn unless extended by agreement with
notice to the Florida Department of Commerce and any affected party that provided comment on the
amendment pursuant to Section 163.3184(3)(c)l., F.S.
The adopted amendment must be transmitted to Florida Department of Commerce within ten working
days after the second public hearing pursuant to 163.3184(3)(c)2., F.S.
Under Section 163.3184(3)(c)2. and 4., F.S., the amendment effective date is 31 days after the Florida
Department of Commerce notifies the City that the amendment package is complete.
The process for adoption of the transmitted amendment is summarized by the exhibit below.
The companion zoning code amendments will also be brought before the City Commission based on the
criteria contained in Section 20-5.6 and Sections 20-5.5, 20-5.7, and 20-5.24 of the City of South Miami
Land Development Code.
4
Comprehensive Plan Amendment
Expedited State Review Intergovernmental Review Process
Local government and agencies notified
submittal is complete.
(within 5 working days)
Review agencies send comments to DOC
and city of South Miami
(within 30 days of receipt of complete amendment)
Affected person may request DOC to review
impacts to affected party
Affected person includes:
•Affected local government
•Persons owning property,residing,or
owning/operating a business within the Village
•Owners of real property that is the subject of the
amendment
(must be within 30 days after transmittal)
DOC sends Objections,Recommendations,
Comments
(30 days of receipt of complete amendment)
Department of Agriculture
(County only)
Department of Education
(Education Element only)
Miami Dade County
RER,DERM,WASA,DTPW
South Florida Regional Planning Council
South Florida Water Management District
Florida Department of Transportation,D6
Department of Environmental Protection
Department of State
Florida Fish and Wildlife Commission
Local government transmits three copies of
the plan amendment to Department of
Commerce (DOC)and one copy to each
review agency within 10 business days
(local government may request review at transmittal)
City Response
Within 180 days of DOC response
Adopted Amendment
with Objection or Deficient
In Compliance
without Objection
or Challenge
DEO notices Village of Palmetto Bay of
completeness and deficiencies
(5 working days of receipt of amendment)
Adopted Amendment
becomes effective 31 Days after notice of
completeness from DOC
DOC requests hearing with
Florida Division of Administrative Hearings
(within 30 days of issuing notice of completeness)
Administrative Proceeding
(challenge limited to agency comments related to
adverse impact of important state resource or facility)
City of South Miami 2nd Hearing
to Adopt Amendment
(within 180 days of receipt of DEO response)
Affected Party Challenge
within 30 days or adoption
Village of Palmetto Bay Transmits Adopted
Package with Executed Ordinance
to DEO and Participating Agencies
(within 10 working days)
DOC issues Notice of Intent
to find amendment not in compliance
No new issues after 21 days from NOI
In Compliance
Voluntary
Compliance Agreement
Administrative
Final Order
Effective Date of Order /Amendment
(90 days)
5
NEED FOR THE AMENDMENTS
Market Response Flexibility
The land development regulations, or which the Land Use Element policies are a part defines intents and
limits for development, it must also remain flexible to continuously be relevant to changing markets in
the nature and proportion of commercial space, residential space, and the interaction between them.
These Land Use Element amendments will support zoning text changes to accomplish this
1. Establish new generalized commercial use categories to replace the long list of incomplete and
obsolete enumerated permitted uses.
2. Establish new parking requirements that are coordinated with use categories and incorporate
reductions for mixed-use, transit proximity, increased use of alternative travel modes, and
increased pedestrianism.
3. Establish a live-work permitted use that provides for as-of-right live-work with building design
requirements to provide greater functionality than home-offices while maintaining neighborhood
character.
4. Establish a new Neighborhood Mixed Use Category to allow general commercial and residential
mixes in a flexible 4-story building along commercial corridors that reorients the corridors for local
commercial activities along pedestrian frontages. The use focuses on scale and intensity of uses
and allows range of commercial use, and mixed-use ratios for the buildings which may be any
combination of retail, office and multi-family residential use. Transitional massing and buffers will
be required where they abut single-family neighborhoods.
5. Establish a new live-work townhouse zoning district text and apply on the zoning map on existing
commercial and multi-family properties along major corridors as a transitional zone between the
commercial corridors and existing residential areas. The residential designation is to provide for:
3-story and 4-story structures with required setbacks and step-backs to improve neighborhood
compatibility along the rear lot line. The Townhouse designation would also provide:
o as-of-right live-work space or auxiliary living unit on the ground floor;
o a market-based response to affordable and workforce housing controlled by owner-occupants
that live above and/or own the building; and provide an urban, walkable and affordable
housing product as Auxiliary Dwelling Units (ADU) pursuant to Section 163.31771, Florida
Statutes; and
o transition higher traffic corridors to residential properties along the rear lot line.
6. Replace “Residential Office”(“RO”), “Low-Intensity Office” (“LO”), “Neighborhood Retail” (“NR”)
and “Specialty Retail”(“SR”) outside of Hometown District with the proposed Townhouse land
use designation and its implementing TH-18 Zoning District, that responds to the strong demand
for affordable and workforce housing and implements the intent of the Live Local Act, while
providing enhanced protection from the pre-emptive provisions of the act, restoring local land
use self-determination.
Directing Density Toward Infrastructure
An organized and predictable pattern of development is necessary for sustainable growth. The basis of
the organization and predictability is to assure that there is sufficient infrastructure where density and
intensity are increased to support additional units of development. Along with density and intensity
increases, strategies will be used to align demands and capacities for infrastructure.
6
Direct the highest densities and intensities to be generally within ¼ mile of the South Miami Metro
Rail Station.
Locate the next highest densities and intensities to be generally within ½ mile of the South Miami
Metrorail station.
Enable zoning provisions that provide development bonuses for developer-contributed on-site
and off-site infrastructure that improve the public realm and provide other defined benefits to
the City.
Specific text language is modified as and where needed to support these efforts to be proposed in the
City’s zoning code and on the forthcoming proposed amendments to the City’s zoning map.
Respond to Housing Needs
One of the chief reasons for the amendments is to respond to the current projections for mixed-use
programming and transit-supportive land use. The City’s policy direction for rezoning and enabling land
use plan amendments is to implement flexible and performance-oriented land development regulations,
increase predictability of development outcomes, and support compatible, well-placed development in
the City.
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 the 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 intent of the amendments envisions development that better leverages the relationship of the South
Miami Downtown, as well as to increase affordable and market-rate residential development along its
corridors that is also sensitive to compatibility with adjacent neighborhoods.
7
Compatibility
The essential quality of South Miami’s neighborhoods that continues to retain residents and attract new
residents to its single-family neighborhoods is the quality of the residential environment, with a variety of
housing types on small and large lots that are central to South Dade business, entertainment and shopping
centers, to the major thoroughfares, and within 20 to 15 minutes of the Miami International Airport.
Paramount in importance to these Land Use Element policy amendments is to maintain and reinforce
compatibility with the City’s existing single-family neighborhoods as the Land Development. Regulations
also are intended to stimulate market responsive redevelopment. These Land Use Element amendments,
while not addressing this level of detail, have been reviewed and recommended to enable the forthcoming
zoning code changes to achieve compatibility through mechanisms of: appropriate transitions in use and
scale that adhere to the basic principles of encouraging quality pedestrian design, calibrated parking,
green space, minimized curb cuts and asphaltic surface parking, and carefully formed building heights,
setbacks, step-backs and frontage to keep massing that achieves compatibility to both sides of the
transition areas.
ANALYSIS OF COMPREHENSIVE PLAN FUTURE LAND USE ELEMENT TEXT AMENDMENTS
The following is the City of South Miami Planning Staff review of the text amendments to City of South
Miami Comprehensive Plan, Future Land Use Amendment. The City’s Land Development Regulations
(LDR) do not include specific enumerated criteria and standards for reviewing the amendments to the
Comprehensive Plan. 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 to support zoning amendments that are needed to support redevelopment of the City’s
transit-supportive, walkable downtown core, insure an orderly pattern of compatible development,
protect the City’s established single-family neighborhoods, respond to the need for housing, and provide
flexibility for development to respond to changing social and economic trends. In addition to these Land
Use Plan Amendments (LUPA), the City will be implementing its Evaluation and Appraisal Report (EAR).
The LUPA text amendments are based on a substantial public process that satisfies the EAR-based
amendment process.
Criterion:Whether the amendment proposal is internally consistent with the established goals
and policy directions of the City’s Comprehensive Plan.
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
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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 delete obsolete uses and modify the intent, descriptions, and
criteria of several future land use categories in Policy 1.1.1. Vested rights have not been abrogated.
FLU Policy 1.1.2
The City shall periodically review and, as appropriate, revise its land development regulations in order to:
eliminate inconsistencies with the Comprehensive Plan and other 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 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, presented at publichearing, and are developed to provide a framework for future
map changes that enhance an orderly pattern of compatible development.
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 that is contained and transit-oriented, thereby
relieving the pressure for commercial rezonings outside of this core area.
Supportive: The proposed amendments are developed to provide a framework for future map changes
that enhance the development of a walkable, mixed-use core around the South Miami Metrorail Station,
and enhance the transition into the existing residential areas with Future Land Use categories better
defined for such transitions.
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 abrogate the provision of adequate infrastructure.
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 abrogate existing requirements for the provision of adequate water
supply infrastructure.
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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 amendments have considered volumetrics through the development of zoning code
proposals that these Future Land Use Plan Amendments are proposed for compatibility. Amendments to
the zoning districts are to be adopted subsequently, and in this process have been considered alongside
the comprehensive plan amendments to provide more tangible consideration for public input.
FLU GOAL 2 HOMETOWN DISTRICT
To preserve and enhance the 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 Policy 2.1.3
By 2023, the City shall initiate an update to the Hometown District Master Plan.
Consistent: These amendments anticipate the redesignation of the Hometown District to a Transit
Supportive District (TSDD) designation. Refer to the response to Goal 3.
FLU GOAL 3 Transit-Oriented Development District (TSDD)
Provide for increased intensity of mixed-use projects and flexible building heights in the designated Transit-
Supportive Development District (TSDD), to the extent that development and redevelopment in this district
will not adversely impact surrounding primarily residential neighborhoods and uses.
Consistent: The Transit Oriented Development (TODD) designation is redefined as a Transit Supportive
District (TSDD) to maintain full land development regulatory control and allow the Hometown Overlay
district, existing Transit Supportive District, and future map implementations of the TSDD to support
increased use of the South Miami Metrorail Station with greater density, more flexible mixed use-
development, while addressing mass and intensity transitions and protecting surrounding low-density
residential areas from adverse impacts, such as parking intrusion.
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: Refer to the response to Goal 3.
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: Refer to the response to Goal 3.
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Criterion 1 Finding:The proposed Future Land Use Element text amendments are consistent with
Criterion 1.
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 to requiring more flexible and
affordable workspaces that are closer to home, and great demands for
affordable, workforce and market-rate housing in compact mixed-use
developments near high-capacity transit. Among the chief intents of these
amendments is to respond to the current projections for housing in transit-
supportive development areas. See the analysis section entitled “Background &
Need for the Amendments.”
Finding:The proposed Future Land Use Element text 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 text amendments, particularly the Transit Supportive Development (TSDD)
designation and the changes to the Townhouse Designation are redefined to
maintain full land development regulatory control for existing and future map
implementations of the TSDD and Townhouse designations. The TSDD land use
supports increased use of the South Miami Metrorail Station with greater density,
and mixed-use development, while addressing mass and intensity transitions and
protecting surrounding low-density residential areas from adverse impacts, such
as parking intrusion. The TSDD includes transitional requirements, and along with
the Townhouse designation is redefined to create neighborhood residential
transition areas toward more intense development and corridors. Both land uses
also provide incentives for increased market-rate and affordable-housing that is
well integrated and provides for affordable workspaces within the City’s
downtown area. The Townhouse Future Land Use designation goals are to create
appropriate transitions, increase affordable housing, improve the economy of the
City, and reduce peak traffic demand with viable workspaces integrated with
residential development.
Finding:The proposed Future Land Use Element text amendments are consistent with
Criterion 3.
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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 amendments are expected to beneficially affect property values in
areas that are affected and their respective surrounding areas. The redefinition
of the TODD to TSDD will provide the City with more regulatory control to support
an orderly development pattern that supports transit and vehicular alternatives
while protecting surrounding low-density residential areas from adverse impacts,
such as parking intrusion. The Townhouse designation is expected to increase the
value of its existing areas and areas that will be redesignated in the future with
greater opportunities for increased numbers of housing units and greater
flexibility to create both residential and workspace value. It is expected that the
effect on value will be positive. No adverse impact is anticipated to Townhouse-
designated sites or surrounding single-family residential development, because
the zoning implementation of the designation will have strong transitional
requirements to assure highly compatible development.
Finding:The proposed Future Land Use Element text amendments are consistent with
Criterion 4.
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 text amendments, particularly the Transit Supportive Development (TSDD)
designation and the changes to the Townhouse Designation are redefined to
maintain full land development regulatory control for existing and future map
implementations of the TSDD and Townhouse designations. The TSDD is to
support increased use of the South Miami Metrorail Station with greater density,
more flexible mixed use-development, while addressing mass and intensity
transitions and protecting surrounding low-density residential areas from
adverse impacts, such as parking intrusion. The Townhouse designation is
redefined to create neighborhood residential transition areas toward more
intense development and corridors, while providing for increased market-rate
and affordable housing integrated into single developments, and also provide for
affordable workspaces within the developments. The amendments to both
designations will promote development that results in an improved orderly and
compatible land use pattern over current designations.
Finding:The proposed Future Land Use Element text 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.
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Analysis:The proposed 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 Future Land Use Element text amendments are consistent with
Criterion 6.
CRITERION 7INTERNAL 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:This Future Land Use Element text amendment process includes required notice,
public participation, opportunity for intervention, application of required criteria
with analysis and conclusions. The proposed text amendments have no conflicts
with other provisions contained in the City’s land development regulations.
Finding:The proposed Future Land Use Element text amendments are consistent with
Criterion 7.
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 text amendments do not alter requirements for public facilities to
serve the future development of specific properties. Only the amendments to the
Townhouse Future Land Use designation include a de facto increase in density;
however, the Townhouse designation as such is not applied to any land in the City
with zoning or other land development regulations that will permit the density
increase without a Future Land Use Map (FLUM) and/or Zoning Map amendment.
The City will consider and adopt FLUM and Zoning Map amendments based on
the adopted text amendments and implementing zoning requirements. At the
time of the proposal and transmittal of companion FLUM amendments, the
analysis will include a comprehensive concurrency analysis on demands on the
transportation system {noting that the entire City is within a Transportation
Concurrency Exception Area (TCEA), water and wastewater services, solid waste
disposal, drainage, recreation, education, and emergency services.
Finding:The proposed Future Land Use Element text amendments are consistent with
Criterion 8.
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6A .............................................................................................MIAMI HERALD FRIDAY SEPTEMBER 20 2024
A man has been accused
of shooting a father who
was trying to break up a
fight that started on a
school bus and involved
his daughter,according to
authorities.
Kentarian Cross,22,of
Florida City,turned himself
into police Wednesday
after he allegedly shot and
killed 47-year-old Johnny
Lewis Stevenson on Tues-
day,police say.Stevenson
was intervening in a brawl
involving several girls,
including his daughter,
from Homestead Senior
High School when Cross
fired the deadly shot,the
Miami-Dade Police Depart-
ment said.
When police arrived at
about 5:30 p.m.Tuesday,
neither Stevenson nor
Cross were there.A little
while later,Stevenson,
who police say lived in
Florida City,arrived at
Baptist Homestead Hospi-
tal before being airlifted to
Jackson South Medical
Center.He died during
surgery there,police said.
Police said cellphone
footage of the incident
was spread on social
media.The video shows a
group of girls fighting on a
school bus before it cuts to
an escalated fight with a
large crowd in a residen-
tial neighborhood in Flor-
ida City.Soon after,gun-
shots can be heard and
Stevenson falls to the
ground,the video shows.
Miami-Dade County
Public Schools said it was
aware of the video clip
involving students from
Homestead High fighting
and that “the students
involved will be disci-
plined according to the
Code of Student Con-
duct,”the district said in
an email to the Miami
Herald.
The Miami-Dade Med-
ical Examiner’s Office
ruled Stevenson died from
a gunshot wound to the
torso,police say.
Cross was being held at
the Turner Guilford
Knight Correctional Cen-
ter.He faces one count of
second-degree murder
with a weapon.
Man is accused of shooting
and killing a father who
was intervening in his
daughter’s fight,police say
BY MILENA MALAVER
mmalaver@miamiherald.com
JOHNNY LEWIS
STEVENSON,47,
DIED FROM A
GUNSHOT WOUND
TO THE TORSO,
MIAMI-DADE
POLICE SAY.
33