HomeMy WebLinkAboutSubmittal-Miami 21 Fact V RealityMIAMI 21 FACT V REALITY
Documentation of claims avail. to Commissioners, upon request. (see: www.M!MoMile.com for further details)
Richard Strell Concerned Resident ICell: 786-290-0656
Miami 21 allows much more - sometimes twice as much - building, on the
same T6 lot, over the current code.
They take what a developer would find the most beneficial in a lot configuration within the gross lot concept, even though
most lots are situated in a less beneficial setting. (For example, a mid block lot with Miami 21 is viewed as a comer lot,
or even double comer, lot). They then also take the most beneficial street width configuration, and if they have added a
street which was not there for the above reason they "pretend" the streets are larger than they are. So, while many T6
lots are on side streets of 30' or less, Miami 21 lets them "pretend" the lots are on 70' by 50' streets. Of course some lots
could be on comers, and some could be on wide streets, but by far most aren't.
Miami 21 then uses this total of street and lot "super sizing", making this the new Miami 21 "typical"!
Not enough? They run the math through a formula too complicated to explain here and end up with a "multiplier", which
gives even more square feet to the already "bumped up" (but fake) "typical". This becomes the number which will be
used in the new "smart code" and will become applied to all net lots. (i.e., the math to get to the "smart code", is based on
that "super -sized" interpretation of the current gross lot concept). Thus, developers will be able to build more, and much
more, on 99% of the lots, with very, very rare exceptions, less. (*Note: most exceptions of these atypicals are: the
virtually now non-existent waterfront on a park setting, waterfront, the very "skinnier than normal" full blocks, etc.)
• Miami 21's bonus and TDR plans are composed of primarily empty
promises. Since developers will be able to build much more on the same size lot, and: the footprints are wider in
Miami 21; and there's often reduced parking requirements; in most cases builder's won't need "more" square feet. Also,
since most great views are gone, its not that often they'll need more than the "by right" Miami 21 heights. In the rare cases
they do, parks and green certification will likely take preference over historical preservation and affordable housing, in
terms of how the code is set up. And, finally, in the fine print you'll see that the cost per square feet is really low, for the
bonuses. (The reasoning is too complicated for this format, but even last week's addn. made park bonuses cheaper).
• Why hasn't Miami 21 bOnot asked the state to review the comprehensive
plan first ? Doing so, after city passage is "backwards", since the state may not pass some Miami 21 land use
changed and other elements. Then, what? It goes back to the city for a vote? Which District, all? One? (Planning removed
the Comprehensive map from their website so the public can't compare the twol — see attached).
Miami 21 doesn't want the public to be able to compare what the consultants
-first proposed (spring, '06). Since the current draft is completely unrecognizable from that draft. Recall, it
took DPZ six months before it's unveiling and was their complete, block by block, interpretation of New Urbanism for Miami.
It was removed after their clients, the Mayor and mostly developers, told our multi-million dollar paid consultants, what they
wanted. Consultants don't usually come out publicly against their clients and haven't with Miami 21. Planning has provided
either abstract theory having no relation to Miami, or no explanation, when asked, about many inconsistencies in their
newer revisions, which, were simply uploaded quietly.
Miami 21's been busy with spin over substance"
Those of us who watched Miami 21 closely, were not surprised they uploaded 22 pages of addendums and new zoning
maps on June 20t" and 21"4.(Review date), or that the Planning Dir, claimed they all were minor changes, when many very
significant changes. Even ex -commissioner Haskins stated, in emails, she and her constituents, were mostly getting "non -
answers" substituting as answers! For most of the year, Planning;s had pp s � o nts a sibl to
read, or print (until this was recently changed, when exposed)! ° (: ; ,� 6
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Not the "open and transparent" process claimed. If this was the Commissioner's
experience, imagine the average citizens!
From: Haskins, Linda (Commissioner) [mailto:LHaskins@ci.miami.fl.us]
Sent: Friday, August 11, 2006 8:18 PM
To: richard
Cc: Gelabert-Sanchez, Ana
Subject: RE: Miami 21's plans to make commercial a of biscyans
Dear Mr. Strell,
Thank you for your note. I drove these streets yesterday and
definitely know what you are talking about. I have copied Ana
Gelabert on this so that she can comment...
From: Haskins, Linda (Commissioner)
Sent: Saturday, August 12, 2006 3:44 PM
To: 'richard'
Cc: Gelabert-Sanchez, Ana
Subject: RE: Miami 21's plans to make commercial a of biscyane
Dear Richard ,
Thank you again for writing. You have raised excellent questions. The streets need to be able to
support the proposed zoning. If we are to make the City more livable, inadequate streets, with no
sidewalks and limited parking do not fit the bill.
Again, I have copied Ana on your message.
Thank you again --- I look forward to meeting you soon.
From: Haskins, Linda (Commissioner)
Sent: September 20, 2006
Dear Richard,
The problem is for some reason (??) the answers posted to the website are very generic
and for most people not very satisfactory. That is why I have been holding individual
meetings ...
Sincerely,
Linda
From: Haskins, Linda (Commissioner) [mai Ito: LHaskins@ci. miami.fl. us]
Sent: Sunday, September 24, 2006 8:35 AM
To: richard
Subject: RE: Support for Commercial Uses East of Biscayne
Richard, I am at a loss at what you want me to do. I have offered to set up a meeting so that we
can talk face-to-face and I can facilitate. You did not want to do that. I know that people are
getting "non -answers" , but I cannot direct staff to do anything. I have included your other e-
mails. If you want to join in a meeting, please let me know. In the meantime, I am going to
schedule one whether you attend or not. You have raised good issues and I want answers too.
I apologize for sounding curt - but I am frustrated too.
SUBMITTED INTO THE
Sincerely, Linda
.PUBLIC RECORD FOR
MIAMI 21 MATH - comparisons of Current v M21 5,625 (current) =10,125 (miami 21)
current code - 50'x 100' lot
C-1 on SD -20 on 25' wide street
100'
60% of lot
"footprint"
5,000 sf net lot
STEP 1
(uses the "gross lot" concept)
12.5'x 50' (width of lot) = 626 sq ft
added to 5,000 Net =
5,625 sq ft "gross lot"
(current code)
E of Biscayne St., as example.
12 �kk. ; x 25'wide,so current code
y street width, 12.5'
MIAMI 21 code - Applied to same lot as above.
80% of lot
"footprint"
Miami 21 "Assumptions":
All lots are at least on a
corner rather than mid -block.
Assumes here, a 25' wide street is 50'.
wide (NE 2nd Ave is closer to 50')
Assumes other street is 70' wide,
(Bisc. Blvd width). Both atypical in
SD -20 area (used for this example).
135' x 75' = 10,125'
10 125 sf* lot -
5,000 sf net �
Miami 21 - GLA
"gross lot area"
Most lots of coupe fates 4
�4
corner lots (but are.�ockl�`
'
but Miami 21 says thmak�t�)1ir
be saying most have tv�trtrs lrttlo��� TT ED l THE
t
is with one corner).
75'
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Step 1 -
Summary: Miami 21 repeatedly has insisted they don't use
the "gross lot", They not only do, they take it to an extreme. This
will greatly inrease what can be built on any T-6 lot (without bonuses).
Their code simply "buries" the "gross" lot's additional sf. This
example is the first step to converting to what Miami 21 calls an
"equivalent" from the current code. It's one of many ways Miami 21
makes huge increases in what will be able to be built.
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