HomeMy WebLinkAboutExhibit ASPECIAL PROJECTS
DIVISION
Educational Use Analysis
The growing demand for Educational Facilities in the Urban Core
Planning Department
444 SW 2nd Ave
Miami, FL 33130
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Educational Uses
Summary of Article 6. Section 6.3.7
Lead Division: Special Projects Division, Planning Department
Project Manager: Richard Cody Brown, ext. 1409
Division Lead: Efren Nunez, ext. 1402
Special Projects
Planning Department
Overview
The downtown core of the City of Miami is experiencing rapid population growth, bringing with it
an urgent need for expanded infrastructure to support families —particularly in the areas of
preschools and early childhood educational facilities. Among the most pressing challenges is
the significant gap in access to high -quality, affordable early childhood educational facilities for
children under the age of eight. This shortage disproportionately affects working families and low-
income households, exacerbating existing economic and social inequities.
Accessible and reliable childcare is not only a fundamental support for working parents —it is a
critical component of a thriving, equitable community. When families have access to affordable
early education, parents are better able to participate in the workforce and pursue economic
stability. At the same time, young children who attend high -quality early learning programs benefit
from improved cognitive, social, and emotional development. Decades of research show that early
childhood education can play a transformative role in closing academic opportunity gaps,
reducing future disparities in educational achievement, and setting the foundation for long-term
success in school and life.
As the City continues to grow and attract new residents, particularly young professionals and
families, there is a clear and growing demand for investments in early childhood infrastructure.
Expanding access to childcare in the downtown area should be a strategic priority for Miami's long-
term economic resilience, social equity, and educational outcomes.
In recent years, the Planning Department has documented a significant displacement of
established educational facilities from Miami's urban core —most notably within the rapidly
redeveloping Downtown, Brickell and Edgewater neighborhoods. This trend has contributed to
the emergence of early childhood education deserts, particularly in areas where affordable, high -
quality options are critically needed.
The Special Planning Projects Section of the Planning Department plays a key role in addressing
this challenge. The Section is charged with overseeing and ensuring compliance with the
educational facility requirements outlined in both the Miami 21 Code and the Miami -Dade County
Code. Furthermore, it is responsible for facilitating and streamlining the approval process for new
educational facilities, such as daycares, preschools, charter schools, and private schools. See
attachment A titled "Educational Facilities".
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Special Projects
Planning Department
Despite recent legislative efforts to
expand access, demand for educational
facilities continues to exceed available
capacity. Although Ordinance No. 23-
14188 was adopted to allow all
Educational Uses by -right within the T6
Transect Zone in the Downtown Miami
area, only a limited number of
applications have been submitted. This is
largely due to the high cost of operating
within the urban core, which has proven
cost prohibitive for many potential
providers. Planning notes there has been
out migration from established schools in Brickell and Edgewater to other parts
neighborhoods redevelop.
of the city as those
A brief summary of Ordinance No. 23-14188 is provided below, followed by staff
recommendations.
Summary of Article 6. Section 6.3.7
Background
On June 22, 2023, the City Commission adopted Ordinance No. 23-14188 to allow Educational
Uses By Right in "T6" Urban Core Transect Zone.
Ordinance No. 23-14188 further provided for a one-year sunset provision, specifically July 3, 2024,
and directed the City Manager to place a discussion item on a City Commission agenda to review
the ordinance nine (9) months after adoption the City Commission may create legislative pilot
programs within the City for a limited period of time not to exceed one (1) year, which may be
reinstated for one (1) additional year upon approval by the City Commission;
On April 26, 2024, the City Commission discussed the sunset provision of Ordinance No. 23-
14188. The City Commission found that it is in the best interest of the City and its residents to
consider an extension of the sunset provision of Ordinance No. 23-14188 for an additional one (1)
year, to July 3, 2025.
Since the adoption of the legislation, the Special Planning Projects Section has processed two (2)
schools (Key Point Academy, Primer Micro School) and is currently reviewing one (1) application
for and Colibri Child Academy.
Key Point Academy
• Preschool - 126 Students
• Elementary - 242 Students
• Junior High and Senior High - 232 Students
Total: 600 Students
Primer Micro School
• Elementary - Total 24 Students
Under Review: Colibri Child Academy - Preschool
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Ordinance No. 23-14188
Article 6, Section 6.3.7 Educational Uses in the Downtown
Miami Area
The purpose and intent of these regulations are to permit all
Educational Uses within the T6 Transect Zone in the Downtown
Miami Area By -Right in order to encourage educational facility
opportunities in close proximity to the City's core. Educational
Uses within the T6 Transect Zone shall be allowed By Right in
the Downtown Miami Area if it meets the below criteria. This
Section will sunset on July 3, 2025, if not otherwise extended.
a. Boundary. Downtown Miami Area is defined as all T6
Transect Zone properties that lie within the boundaries of west of Biscayne Bay, south of
Northeast 24th Street, east of Biscayne Boulevard until 395, then east of 95 until West Flagler
Street, then east of the Miami River; or south of the Miami River, east of 95 to the Metromover
line, Northwest of the Metromover line to Southeast 15th Road then north of Southeast 15th
Road with Biscayne Bay to the east, except for the properties fronting Brickell Bay Drive; or
located at 888 MacArthur Causeway; included in the boundary are properties located on
Brickell Key; specifically excluding all T6 Transect Zone properties within a 500-foot walking
distance as measured by a surveyor from edge of the property to the closest T3 Transect
Zone property.
Special Projects
Planning Department
b. Permitting and Criteria. All new Educational Uses shall submit to the Planning Department
for review and confirmation of compliance with the following standards and criteria:
1. Total size of the site and Floor Area of the proposed Educational Use; and
2. Maximum number of students; and
3. Number of teachers and administrative and clerical personnel; and
4. Number of classrooms and total square footage of classroom space; and
5. Total square footage of non -classroom space; and
6. Amount of exterior recreational/play area in square footage; and
7. Number and type of vehicles that will be used in conjunction with the operation of
the facility; and
8. Number of parking spaces provided for staff, visitors, and transportation vehicles,
and justification that those spaces are sufficient for this facility; and
9. Grades or age groups that will be served; and
10. Days and hours of operations; and
11. Means of compliance with requirements of Miami -Dade County regulations, and
any state and federal guidelines and regulations applicable to the specific
application; and
12. Compliance with Chapter 62 City of Miami Traffic regulations; and
13. Compliance with all other provisions for Educational Uses in Miami 21 regarding
the design, outdoor space, and other features as may be required.
The associated Boundary Map is depicted in page 5 for your reference.
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414
Educational Uses in the Urban Core
City of Miami
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Downtown Boundary
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Special Projects
Planning Department
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Special Projects
Planning Department
The criteria stated in this Miami 21 Code Section align with the minimum requirements set forth by
Miami -Dade County, Article XA, Section 33-151-.15. The City is required to abide by Miami -Dade
County's requirements pursuant to Section 33-151.11, "... No municipality shall adopt physical
standards governing day nurseries, kindergartens or after school care that are in conflict with or in
addition to the standards contained in this article, whether more or less restrictive than the
standards contained herein".
Schools play a vital role in a neighborhood; however, the operation of a school can have a negative
impact on the surrounding neighborhood by dramatically increasing traffic and generating excess
noise. The regulations presently imposed by the County for Educational Uses are important for the
health and safety of students, and to minimize the impact schools have on the immediate
neighborhood.
The Planning Department receives inquiries about Educational Uses regularly, approximately once
a week. The bulk of these requests are for the operation of Childcare (Daycare), Preschool, and
Elementary School Uses. See attachmentA titled "Educational Facilities".
Recommendations:
Investing in early childhood care is a strategic approach to strengthening neighborhood economies
by increasing workforce participation and promoting long-term economic stability. To maximize
impact, the city must adopt a cross-sectoral strategy, mobilizing departments and agencies to
ensure early childhood workforce programs receive the sustained support and resources they
require.
5 Ways the City can Support Early Childhood Educational Facilities.
1. Adaptive Zoning Laws
Reforming zoning laws is essential to expanding access to childcare and educational
facilities in urban areas. These regulations play a major role in determining where
educational facilities can operate, what types of buildings they can use, and what
safety and space standards they must meet. By making zoning codes more inclusive
and flexible, cities can make it easier to establish new childcare centers —particularly in
communities that currently lack them. This could include measures such as permitting
educational facilities by -right in all T6 transect zones, streamlining approval processes,
and offering clear, accessible compliance criteria. These changes not only help
increase the availability of educational facilities but also strengthen local economies
and support working families, contributing to a more child -friendly and equitable
urban landscape.
• Streamlining the entitlement process: The Special Planning Project Section
currently provides a concierge service to Applicants seeking to establish an
educational facilities within the City. Staff has created simplified Education
Use Checklist forms to assist Applicants with calculations as determined by
State and County regulations (Class and Recreation Space Requirements /
Parking and Stacking).
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Special Projects
Planning Department
• By -Right Zoning: The City Commission via Ordinance No. 23-14188
established a by -right zone for Educational Facilities within the Urban Core.
However, only two applications have been approved under the program.
Land Cost continues to remain an issue. Expand the program to include all
parcels zoned T6, except those parcels abutting a T3.
• Allow Preschools and Elementary Schools in CS via Warrant vs by Exception -
subject to design criteria. (a percentage of the lot(s)). See "Proposed changes
to Table 3" on page 9
• Incentives -Offer Development Incentives such as Bonus Height and FLR for
projects that incorporate educational facilities through the proposed
Education, Art and Culture Public Benefits Program. This incentive would
allow for additional FLR and Height, up to two additional stories with an
additional height of up to 30 feet to the podium.
2. Special Area Plans (SAP) Public Benefit
Section 3.9 (f) "Special Area Plans"
Development within the Special Area Plan shall be pursuant to a recorded
development agreement that will establish the allocation of Thoroughfares and
Civic Space Types and Building Area among the Building sites, and the creation
and retention of the public benefits.
Currently under Section 3.9(f) the city may work with the applicant to identify ways
to mitigate against any adverse impacts that may result from said development.
Example, dedicated space for an educational facility to serve the neighborhood, or
to offsetthe displacement from an existing school as a result of the density increase.
Under Section 3.9(f)... creation and retention of public benefits, the city may
establish criteria as to what constitutes a public benefit. Example providing,
allocating and or conveying space to the city for the use of an educational facility
(k-12 grade school). Said space shall be managed by the city. The city shall work
with Miami -Dade County Public Schools and/or certified nonprofit organizations
and shall sublease said space at a reduced or below market rate. This would allow
for vertical integration of educational facilities within large-scale development
projects, while providing relief to existing educational facilities. (Example South
Side Elementary). In the event, market conditions for education facility are not
warranted, said space shall be allocated for arts and culture.
3. Public Benefits 3.14.4
Amend Chapter 62, Article XIV - Public Benefits Trust Fund
Establish the creation of the Education, Arts, and Culture Trust Fund. The Fund shall
be established in order to collect monetary contributions as established in the Miami
21 Code, as amended, the zoning ordinance of the city, to support education, arts
and culture within the municipal boundaries.
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Special Projects
Planning Department
4. Office of Early Childhood "OEC"
Establish the Office of Early Childhood "OEC", which shall be committed to
universal, affordable, high -quality early education and care for all infants, toddlers,
and children under eight residing or whose parents / guardians work within the city.
• The OEC shall be tasked with managing all space conveyed to the city for
Educational Facilities as part of a Public Benefit or Proffer. The OEC shall work
with Miami -Dade County Public Schools, and preapproved nonprofit
organizations to sublease said spaces at a below market rate.
• Establish and manage the "Stimulus and Stability Fund for Early Childhood
Educational Facilities" The OEC will be tasked with managing the competitive
grant program. The grant is intended to provide financial assistance to early
childhood educational facilities in underserved neighborhoods. The grant
shall be funded by the Education, Arts and Culture Public Benefits Trust.
• Establish a tuition subsidy grant for low-income families.
5. Miami 21 and Chapter 62
Amend the Code to require development projects over 200,000 sq. ft. to
dedicate a percentage of said sq. ft. for the use of an early childhood educational
facility or pay a fee into the Public Benefits Trust Fund. (Ex. City of Boston - Fee is
$100.00 per sq. ft. of the required space.) and/or
Bonus podium height for development projects located in the T6 transect Zone
that allocate a min of 15% of the gained sq. ft. for an Educational Use in
accordance with Section 3.14.4.
Conclusion:
To create a more inclusive, equitable, and family -friendly urban environment, the city must take a
proactive role in supporting early childhood and primary educational facilities. By implementing
adaptive zoning reforms, leveraging Special Area Plans to secure space for educational uses,
establishing a dedicated public benefits trust fund, creating an Office of Early Childhood, and
amending Miami 21 and Chapter 62 to ensure large developments contribute to educational
infrastructure, the City can remove key barriers to access. These five strategic actions will not only
expand the availability of high -quality early childhood and primary education but also foster stronger
communities, support working families, and ensure that economic development includes space for
the city's youngest residents.
Through intentional planning, financial investment, and strategic partnerships with Miami -Dade
County Public Schools, and nonprofit providers, the City can become a national leader in early
childhood and primary education and set a precedent for how urban policy can support future
generations.
Efren Nunez
Senior Planning Project Manager
efrennunez@miamigov.com
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Phase I
Proposed changes to Table 3 (Educational Uses)
Special Projects
Planning Department
TABLE 3 BUILDING FUNCTION
USES
T4
T5
T6
C
D
T3
R
L
O
R
L
O
R
L
O
R
L
O
CS
CI
CI -HD
D1
D2
D3
SUB -URBAN
URBAN
GENERAL
URBAN
CENTER
URBAN
CORE
CIVIC
DISTRICTS
EDUCATIONAL
Childcare
€ W
W R
W R
€ W
W R
W R
W***`*
W****"
R
W*****
€
W*"***
€
W"""
R
€ W
R
R
College/University
W
W
W"*`*"
R
W"«`""
R
E
R
E
Elementary School
E
E
E
E
€ W
€ W
W
W
W R
E*****
W*****
W
W*****
E
R
E
W***"
R
Learning Center
E
E
R
R
R*"°"'
R*"*"*
€
E
R
E
Middle 1 High School
E
E
E
E
€ W
€ W
€ W
W
W
W*—
R
W*�
R
E
R
E
w .***
Pre -School
E
E
E
E
€ W
€ W
€ W
R
R
€*"*"`
R.*..*
IR=
E*****
€
W "'
R
€
W*****
R
R
Research Facility
R
R
R
R
E
R
R
R
W
R
R
Special Training Vocational
E
W
W
*****
W.*'**
W
W*****
W
E
R
R
R
W
R —Allowed Right
R -Allowed By Right
W - Allowed ay Warrant: Administrative Process - CRC (Coordinated Review Committee)
E - Allowed By Exception: Public Hearing - granted by PZAB (Planning, Zoning & Appeals Board)
Boxes with no designation signify Use prohibited.
* **** Educational Uses may be allowed By -Right if the requirements are met in Article 6, titled Supplemental Regulations
* ****"Educational Uses in (CS, CI) such as Childcare, Learning Center, Pre -Schools when operated by the City, County, or State may be allowed if the
requirements are met in Article 6, titled Supplemental Regulations.
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