Miami-Dade Legislative Item
File Number: 211971
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File Number: 211971 File Type: Resolution Status: Deferred in Committee
Version: 0 Reference: Control: County Infrastructure, Operations and Innovations Committee
File Name: CDMP TO AMEND POLICY TO ALLOW MORE SINGLE-FAMILY UNITS Introduced: 8/6/2021
Requester: NONE Cost: Final Action:
Agenda Date: Agenda Item Number: 11A
Notes: SEE SUB 220016 Title: RESOLUTION DIRECTING THE COUNTY MAYOR OR DESIGNEE TO FILE AN APPLICATION IN THE NEXT AVAILABLE CYCLE TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) TO REQUIRE THAT SINGLE-FAMILY ATTACHED AND DETACHED UNITS CONSTITUTE AT LEAST 25 PERCENT OF THE COUNTY’S 10-YEAR RESIDENTIAL LAND CAPACITY, TO THE EXTENT CONSISTENT WITH OTHER APPLICABLE CDMP POLICIES AND GOALS
Indexes: CDMP
Sponsors: Jose "Pepe" Diaz, Prime Sponsor
Sunset Provision: No Effective Date: Expiration Date:
Registered Lobbyist: None Listed


Legislative History

Acting Body Date Agenda Item Action Sent To Due Date Returned Pass/Fail

County Infrastructure, Operations and Innovations Committee 2/10/2022 2A Deferred P

County Infrastructure, Operations and Innovations Committee 1/13/2022 2A Meeting canceled due to lack of a quorum

County Infrastructure, Operations and Innovations Committee 9/16/2021 2A Deferred P
REPORT: Commissioner Sosa introduced the foregoing resolution and noted Miami-Dade County had a low inventory of single-family homes and duplexes. She stated she believed the demand for single-family homes would increase after the Surfside building collapse. She noted the percentage being used was a number derived from totaling the number of single-family homes, duplexes, and apartments within the County. She also noted the Miami-Dade County Code was unclear on this issue. She asked that the County Administration provide her with the percentage of single-family homes, duplexes, and apartments currently within the County separately. Commissioner Sosa requested the County Attorney prepare a legislative item to clarify the Miami-Dade County Code (the Code) on this issue if it was found to be unclear. In connection to Commissioner Cohen-Higgins’ question regarding how this item would impact the County’s existing policy to build density along the corridors, Ms. Lourdes Gomez, Director, Regulatory and Economic Resources (RER) Department, explained the current and future projections of single-family homes and how Comprehensive Development Master Plan (CDMP) policies would affect the allocation percentages for single-family, residential, industrial, and commercial properties. She stated it would isolate single-family use as its own metric, which was something they avoided, because 87% of residential land area in the County excluded single-family use since it was land intensive and difficult to work towards policy goals. She noted that was the reason multi-family capacity involved an evaluation of the totality; and as requested at this time, it attached the single-family use number to the totality of the capacity, which included multi-family use as density was added to build around transit stations to support transit oriented-developments. She indicated those issues would have to be analyzed as the report was completed. Discussion ensued among Commissioner Cohen-Higgins, Ms. Gomez, and Mr. Jerry Bell, Assistant Director of RER’s Planning and Zoning Division, regarding how this legislation would impact the development of the County’s land capacity, how the development percentages were determined, the County’s plan to address the projections that the capacity of single-family homes would be exhausted by 2024, and the County’s plan to accommodate the projected population. Ms. Gomez clarified if the 25% land mandate was approved this would cause a need for an additional 4,000 acres which equates to 10 units per acre. Mr. Gomez provided ways the County could address the fore mentioned concerns by executing particular policies and plans listed below: - Single-family inventory would be attached to the total land capacity which included multi-family homes, - RER would have to evaluate competing policy goals to avoid conflict; and density would be added to support transit stations to support future corridor developments as transit stations are planned around those corridors, - RER would move Urban Centers around the County to add density to support transit-oriented development, - RER would continue to evaluate for competing policy goals to ensure single-family homes would continue to be a portion of the total capacity, and - CDMP policies dedicated a certain land percentage for single-family homes, residential, industrial, commercial, or apartments. Mr. Jerry Bell, Zoning and Planning, clarified CDMP single-family homes were measured by population growth. He indicated the industrial and commercial areas were calculated by depletion rates by different areas. Ms. Gomez indicated that in order to accommodate the single-family depletion expected to occur in 2024, RER needed to review the currently minimum densities inside the UDB. She indicated in low density areas six (6) units per acre was permissible but needed to review the current minimum density inside the UDB and indicated more land evaluation and city meetings were needed. In response to Chairwoman Regalado’s concerns regarding the increased demand for multigenerational living type homes and lot splitting within her county commission district, Ms. Gomez opined an ordinance was needed to allow accessory dwellings units inside the UDB and state and local regulations needed to be reviewed to determine how to control accessory units. She stated CDMP and Zoning also needed a policy amendment to include multigenerational living type housing. Commissioner Sosa suggested Chairwoman Regalado with BCC Chairman Diaz to discuss the timing of future legislative items that would be prepared to address these issues and accommodate the projected population for 2024. Commissioner Monestime advised he would like to participate in the discussion regarding allowing in-law quarters to be built. In response to Commissioner Monestime’s inquiry regarding the reason for allowing building structures on five (5) acres of agricultural land, Ms. Gomez explained the land to building ratio of 1:5 pertained to building structures outside the UDB. She noted it allowed one (1) unit per five (5) acres, and the minimum density inside the UDB was six (6) units per acre. She indicated the goal was to carefully increase the minimum density per acre, if permissible. In response to Commissioner Higgins’ inquiry about the percentage of single-family homes inventory and future land capacity, Mr. Bell replied the County currently had 87% land capacity; and Ms. Gomez clarified single-family homes future land capacity was 9.3% of residential capacity. Commissioner Higgins stated that, if this item passed at the October 5th or 19th, Board meeting, an additional 4,100 acres would be added to the UDB line; and she was not supportive of expanding the UDB line. She commented on the impact the foregoing resolution would have on lands already determined to be environmentally sensitive and with no existing water and sewer infrastructure. Chairwoman Regalado advised she intended to ask for deferral of this resolution in order to meet with the Board’s Chairman and have the opportunity to address and clarify some of the issues of concern. She noted that, she believed, the issue regarding to the capacity of single-family homes was not a standalone issue; and she requested support for deferral of the foregoing resolution. Discussion ensued between Commissioner Sosa and Chairwoman Regalado regarding the deferral of this resolution. In response to Commissioner Sosa’s questions, Mr. Jose Gonzalez, President, Builders Association of South Florida, 700 NW 1 Avenue, Suite 1640, Miami, Florida, indicated the industry could work with Chairwoman Regalado’s suggestion; but Miami-Dade County had an insufficient housing supply to meet the County Administration’s mandate for single-family homes without optimizing other options, such as moving the UDB line and increasing the number of units per acre. He opined the housing inventory would eventually deplete and the problem consisted on the amount of land available to meet the policy goals. He pointed out 87% of urbanized areas were comprised of single-family homes with most being six (6) units per acre. He stated the policies to increase density and moving the UDB line were under review, and this issue should be addressed as a community. He stated he believed density needed to surround transit corridors; and this resolution would not compete with density around transit corridors. He pointed out the land supply needed to be categorized properly, and he would be happy to work with County staff to identify the appropriate solutions. Ms. Gomez informed Commissioner Higgins that Miami-Dade’s future residential land capacity was 9.3%. In response to Commissioner Cohen-Higgins’ inquiry of how the location to expand the UDB line would be determined, and what was the next procedural step to identify 4,100 acreages of land outside the UDB, Ms. Gomez explained that a deficit would begin to be created once private applications were received requesting single-family use as one of the uses; and it would justify the need to move the UDB line, which was the threshold question to have County staff recommend moving the UDB line. She advised there were other policy analysis that RER performed once the required 25% inventory deficit metric for single-family homes was created, including an evaluation of the suitability of that land. She referenced the Urban Expansion Areas (UEAs) Report and indicated one of the issues relating to UEAs suitability for residential at this time was that those areas were primarily in agricultural (AG) uses; therefore, land use requests in those areas would be evaluated on a case-by-case basis. In response to Commissioner Cohen-Higgins’ question if the total of the four (4) UEAs combined equaled 4,100 acres, Ms. Gomez advised she believed it was about 6,000 acres. In response to Commissioner Cohen-Higgins’ question relating to whether the County had sufficient acreage in UEAs to meet the 25% requirement, Mr. Bell clarified some existing lands inside the UEAs were ineligible for residential use like land use category UEA-3 due to the proximity to coastal hazardous areas. He indicated the total acreage of UEAs was about 4,000; and the County would have to demonstrate the need to move those UEAs; and then, agricultural areas would be reviewed. In response to Commissioner Cohen-Higgins’ question regarding whether the 25% metric mandate needed to be maintained every year if this item passed, Mr. Bell respond affirmatively due to policies established. In response to Commissioner Cohen-Higgins’ inquiry, relating to the nine percent (9%) inventory shown by the County in connection to new development in South Dade and County Commission District 8. Ms. Gomez clarified the nine percent (9%) was capacity, and not inventory; and that information could be provided. She noted there was a manner to calculate capacity, and the percentage was continuously updated as applications were evaluated while County policies were also reviewed. Ms. Gomez clarified a previous statement made regarding UEAs and noted category UEA-2 would be reviewed first. She explained it referred to Commissioner Martinez’ county commission district that currently had residential areas suitable for that residential use. Commissioner Cohen-Higgins’ emphasized the issues previously pointed out by Commissioner Sosa and the projected population for 2024 forced an important conversion to address those issues because people were moving to Miami-Dade County as a result of those issues and the pandemic. She stated she was not supportive of this resolution at this time; and a deferral of the item was appropriate to allow an opportunity to work with the Board Chairman and the legislation’s sponsor to identify a solution. Chairwoman Regalado reiterated her concerns regarding the increased zoning requests to split lots within her county commission district and Commissioner Sosa’s concerns to address providing alternate solutions and adequate housing to the public. She suggested County staff work with the industry to review the feasibility of using a commercial, industrial, and urban mix to prevent urban sprawl. She noted there was a need to address this issue in a more comprehensive manner and noted her strong support for high density along transit corridors. Chairwoman Regalado requested a deferal of this propsed resolution to no date certain to meet with BCC Chairman Diaz, Prime Sponsor to address pending concerns of Committee member and to gain more clarity of this foregoing proposed resolution. There being no further questions or comments, the Committee proceeded to vote to defer the foregoing proposed resolution to no date certain.

County Attorney 9/2/2021 2:18:11 PM Referred County Infrastructure, Operations and Innovations Committee 9/16/2021

County Attorney 8/6/2021 Assigned James Eddie Kirtley 9/1/2021

Legislative Text


TITLE
RESOLUTION DIRECTING THE COUNTY MAYOR OR DESIGNEE TO FILE AN APPLICATION IN THE NEXT AVAILABLE CYCLE TO AMEND THE COMPREHENSIVE DEVELOPMENT MASTER PLAN (CDMP) TO REQUIRE THAT SINGLE-FAMILY ATTACHED AND DETACHED UNITS CONSTITUTE AT LEAST 25 PERCENT OF THE COUNTY�S 10-YEAR RESIDENTIAL LAND CAPACITY, TO THE EXTENT CONSISTENT WITH OTHER APPLICABLE CDMP POLICIES AND GOALS

BODY
WHEREAS, the County�s Comprehensive Development Master Plan (CDMP) includes an Urban Development Boundary (UDB) depicted on the Land Use Plan (LUP) map to distinguish the area where urban development may occur through the year 2030 from areas where it should not occur; and
WHEREAS, the CDMP�s Land Use Element further provides that adequate countywide development capacity will be maintained within the UDB by increasing development densities or intensities inside the UDB, or by expanding the UDB when the need for such change is determined to be necessary through the CDMP review and amendment process; and
WHEREAS, the County conducts a development capacity analysis to ascertain the amount of land available for future residential growth inside of the UDB, with demand for residential units determined on the basis of projected population growth and persons per household data provided by the U.S. Census Bureau; and
WHEREAS, capacity of land within the UDB is determined by assessing the development potential of vacant land and the redevelopment potential of underdeveloped parcels; and
WHEREAS, CDMP Policy LU-8F provides that the UDB should contain developable land having capacity to sustain projected countywide residential demand for a period of 10 years; and
WHEREAS, based on the County�s current land supply analysis, there is sufficient residential capacity within the UDB to accommodate projected population growth beyond 2040; and
WHEREAS, however, the methodology for this calculation considers residential supply on a countywide basis, without particularized consideration of the residential supply in subareas and subregions of the County; and
WHEREAS, the County�s land supply methodology also does not distinguish among types of residential units, treating single-family dwellings as interchangeable with multi-family buildings in determining the residential land supply available; and
WHEREAS, as the County Mayor�s recently released Final Urban Expansion Area Report (the �Report�) indicates, �[w]hile there is sufficient overall capacity inside the UDB to accommodate projected countywide population growth, the supply of single family residential uses in the County is projected to be depleted by 2024�; and
WHEREAS, this is an matter of significant concern because, as the Report acknowledges, �single family residential (including detached single family and townhomes) comprises approximately 87 percent of the residential land area� within the County; and
WHEREAS, Policy LU-1F of the CDMP�s Land Use Element requires the County to avoid the creation of monotonous development by vigorously promoting the inclusion of a variety of housing types in the County�s residential communities; and
WHEREAS, a diverse housing mix, including both single-family and multifamily uses at varying densities, is vital to ensuring that County residents will be able to remain in Miami-Dade County through all stages of life; and
WHEREAS, the Report opines that the County should look towards facilitating �a sufficient mix of housing options, particularly for families�; and
WHEREAS, it remains true that many people, particularly families, continue to prefer and seek out single-family residential housing and, thus, it is incumbent upon the County to ensure an adequate supply of that particular housing type well beyond 2024; and
WHEREAS, to achieve this goal and ensure an adequate supply of single-family residential land is available well into the future, the County the County should require that at least 25 percent of the 10-year residential supply is comprised of single-family residential; and
WHEREAS, accordingly, this Board wishes to consider an amendment to Policy LU-8F and any other appropriate CDMP policies to require that the County maintain a 25 percent single-family residential land supply, to the extent consistent with other applicable CDMP policies and goals, including, but not limited to, those pertaining to the avoidance of urban sprawl, the maintenance of sufficient affordable and workforce housing supplies, and the prioritization of development around rapid transit corridors and urban centers; and
WHEREAS, section 2-116.1 of the Code authorizes this Board to direct the filing of an application to amend the CDMP, and the Board wishes to do so in furtherance of the above-referenced purposes,
����������� NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF MIAMI-DADE COUNTY, FLORIDA, that:
Section 1. The foregoing recitals are approved and are incorporated herein.
Section 2. This Board hereby directs the County Mayor or designee to file an application to amend the CDMP in the next available cycle to require that single-family attached and detached units constitute at least 25 percent of the County�s 10-year residential land capacity, to the extent consistent with other applicable CDMP policies and goals. The application should also provide for the amendment of any other portions of the CDMP necessary to effectuate this change.



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