The City of Miami Springs released an agenda item to be discussed in Monday’s regularly scheduled Council Meeting whereby a Miami-Dade County proposal could more than double the density of Miami Springs increasing the population of 14,200 residents to 37,147 or an increase of 162%!
You’re probably thinking, “What the F@$%!” Take a breath and let’s review this catastrophic County proposal.
Miami-Dade Board of County Commissioners Vice Chair Oliver Gilbert has a proposed draft ordinance that would create a Rapid Transit Activity Zone or RTAC. In a nutshell, this would give Miami-Dade County authority over zoning, permits, and much more within a half mile of any Metrorail station. As you know, that puts the northeast section of the Bird Section within this half mile radius.
According to the City Administration:
- The impact on the affected corridor (Northwest Bird Section and Southeast Abraham Tract) is an increase in dwelling units from 294 to 6,758 or an increase of 6,464 dwelling units or 2,199%.
- The impact citywide is an increase in dwelling units from 4,000 to 10,464 or an increase of 6,464 units or 162%.
- The city’s population would increase from 14,200 to 37,147 or an increase of 22,947 or 162%.”
- Another significant impact of these increases is the effect on traffic, parking, schools, and water and sewer infrastructure. Additionally, single family homeowners in the adjacent areas would see property values decrease.
You can share your opinion with the Council Members and/or attend Monday night’s Council Meeting at 7pm at City Hall. (Please wear a mask.)
mitchellm@miamisprings-fl.gov
bestb@miamisprings-fl.gov
bravoj@miamisprings-fl.gov
fajetw@miamisprings-fl.gov
vazquezv@miamisprings-fl.gov
Here’s the full memorandum from the City Manager:
Mayor Mitchell and I became aware recently of a proposed draft ordinance from the Miami Dade Board of County Commissioners Vice Chair Oliver Gilbert, that will have a devastating effect to two areas of our city, mainly the Bird Section and the Abraham Tract. The Draft ordinance (see starting at page 35), which has not gone to the full Board for first reading at this time, proposes a Rapid Transit Activity Zone.
The RTAC would create an area within ½ mile of Metro Rail Stations where the County would take over all zoning approvals, historic preservation, issuance of building permits, building inspections, issuance of certificates of occupancy, subdivision approvals and all other types of planning, zoning, subdivision, building functions, and Signs within the designated areas of the corridor. It would also increase density in these areas by allowing 60 dwelling units within the first ¼ mile and 36 dwelling units within the ¼ mile to ½ mile area, it would also increase Floor Area Ratio (FAR) in these areas as well as maximum allowed height of 6 stories. Refer to the map on page 5 which shows that the two areas of the city affected are the Northwest Bird Section and the Abraham Tract.
The attached report has been prepared by Staff and shows the effect in those areas as far as density and population growth to our city (see pages 1-4). Page 6 is a map of the countywide corridors that would be established by this ordinance. Pages 7-34 is a PowerPoint presentation done during a Miami Dade League of Cities meeting to discuss the effects of this on all municipalities in the County.
Mayor Mitchell will provide Council with the actions we have taken so far as well as how the city should proceed going forward in order to stop this from coming to fruition.
Miami-Dade County Rapid Transit Zone (RTZ) Ordinance
Rapid Transit Activity Corridor (RTAC)
Purpose
The purpose of the draft ordinance as currently written is to give authority to the “central
metropolitan government” to “maintain greater regulatory control over development”.
Jurisdiction is vested in Miami-Dade County regardless of any municipal code for all
zoning approvals, historic preservation, issuance of building permits, building inspections,
issuance of certificates of occupancy, subdivision approvals and all other types of
planning, zoning, subdivision, building functions, and Signs within the designated areas
of the corridor. Municipalities may adopt local development standards provided they are
consistent with the density and intensity of development provided within the draft
ordinance.
Workforce Housing
Requires 12.5% of new dwelling units to be constructed and provided as “Workforce
Housing”, defined as housing that is affordable for families whose incomes are within 60
to 140 percent of the County’s area median income as reported by the United States
Department of Housing and Urban Development and adjusted for family size ($42,600 to
$99,400, respectively, for a family of four).
Density/Intensity
Rapid Transit Activity Center (RTAC)
Calculation of square miles impacted:
- Northwest (Bird section) .16 sq miles
- Southeast (Abraham Tract) .06 sq miles
- Total sq miles impacted .22 sq miles
The proposed ordinance allows for residential density of development within the RTAC
corridor as follows:
- 60 Dwelling Units (DU) per acre within ¼ mile of the busway
- 36 Dwelling Units (DU) per acre within ¼ and ½ mile of the busway
Please refer to attachment A which provides a detailed calculation of the effects of this
ordinance in the two affected areas and citywide:
1) The impact on the affected corridor (Northwest Bird Section and Southeast
Abraham Tract) is an increase in dwelling units from 294 to 6,758 or an increase
of 6,464 dwelling units or 2,199%.
2) The impact citywide is an increase in dwelling units from 4,000 to 10,464 or an
increase of 6,464 units or 162%.
3) The city’s population would increase from 14,200 to 37,147 or an increase of
22,947 or 162%.
4) Another significant impact of these increases is the effect on traffic, parking,
schools, and water and sewer infrastructure. Additionally, single family
homeowners in the adjacent areas would see property values decrease.
Land Use Incompatibilities/Impact on Miami Springs
The proposed ordinance appears to have been designed to increase the density and
height of residential development within the Rapid Transit Activity Corridor solely for the
purpose of generating future demand and support for rapid transit without taking into
consideration its impacts on the patterns and densities of existing development within the
City of Miami Springs and other incorporated municipalities.
Residential development at increased densities of 36 and 60 dwelling units per acre and
heights up to 6 stories within the RTAC, accompanied by an increase of 162% in
population and dwelling units would be destructive to our historic small town.
To summarize, Miami Springs is a small 3 square mile city in which residents have
moved into to enjoy its historic small town look. This ordinance would totally
destroy single family neighborhoods in our city and cause financial hardship on
the adjacent single family homeowners who would see a decrease in their property
values, as well as increased traffic, parking problems, and significant impacts on
schools and water and sewer infrastructure. The City of Miami Springs is also
against any attempt by this ordinance to preempt the city’s current authority in
zoning approvals, historic preservation, issuance of building permits, building
inspections, issuance of certificates of occupancy, subdivision approvals and all
other types of planning, zoning, subdivision, or building functions within the
designated areas of the corridor.
Attachment A-Calculations of density/Intensity Pages 3-4
Attachment B- Map showing the two blue shaded areas affected within our city Page 5
Attachment C-Countywide Smart Plan Corridor map Page 6
Attachment D-Presentation from the Miami Dade County League of Cities Pg 7-34
Attachment E-Proposed Ordinance Page 35
