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Staff Report and Business Impact Statement
Density and Bonus height T5-O '1 ransit Corrid
Purpose:
The Miami 21 Zoning text amendment will clarify the density and introduce bonus height for
T5-0 sites located within the NW 7th Avenue Transit Corridor and the Biscayne Boulevard
Transit Corridor. The three stories of Bonus Height would be allowable in exchange for the
incorporation of Affordable / Workforce Housing into the development project.
Estimated Direct Economic Impact:
• There will be no additional municipal regulatory costs for businesses.
• The bonus height is subject to the incorporation of a mixed -income building
providing a minimum of ten percent (10%) of the Dwelling Units as
Affordable/Workforce Housing serving residents at or below one hundred percent
(100%) of the AMI.
• All developments utilizing this amendment shall submit a recorded covenant running
with the land confirming the Development will meet the affordable / workforce
housing requirements for a period of no less than thirty (30) years, with a minimum of
two (2) automatic ten (10) year extensions.
Estimated Number of Businesses to be Impacted:
There are approximately 290 T5-0 lots within the NW 7th Avenue Transit Corridor that would
be eligible to utilize the clarified density and bonus height provisions. Additionally, there are
approximately 135 T5-0 lots within the Biscayne Boulevard Transit Corridor.
Additional Information:
This amendment expands on previously adopted T5 Bonus Height allowances that focus on
sites within Transit Oriented Development, lots greater than 200,000 square feet, and sites
abutting D1 Zones. Development projects located within certain transit corridors
and comprising of a range of housing and price options contribute to the creation of
compact, pedestrian -oriented, and mixed -use communities in accordance with the Miami 21
Code Guiding Principles.
The amendment assists to maintain future growth capacity of the City without the need to
upzone to a higher transect zone. While upzoning allows additional development capacity,
there would be requirement to provide public benefits such as affordable housing. Article 4
Table 12, 'Design Review Criteria' of the Zoning Code further requires that the development
create transitions with abutting properties that reinforce and enhance the neighborhood
context, among other standards.
The adopted Statewide Live Local Act allows for additional height and development intensity
in applicable locations and surpasses many of the City's adopted form -based design
standards applicable to those locations. The proposed amendments introduce flexibilities as
an alternative to utilizing the Live Local Act while maintaining the City's adopted standards for
those neighborhoods.
Recommendation: Approval