2010 APA Florida Presentation

1. SHOW M E THE M ONEY:
BRI NGI NG REALI TY TO REDEVELOP M EN T
APA Florida Conference
September 17, 2010

2. Stephen A. David, Director
James G. LaRue, AICP
Sharon Jenkins-Owen, AICP

4. South Miami Community Redevelopment Agency
• City of South Miami & CRA Location
• Existing Land Uses
•Area Amenities
• Area Demographics
• Past, Present Conditions
• Agency Establishment (Madison Square Project)
• Madison Square – Historical Significance
• Local Political Concerns
• Need for Re-Evaluation of Current Market
• Preparation and Approval of Scope of Services

5. City of South Miami & CRA Location

6. City and Community Redevelopment Area Amenities
South Miami Location Map
(Miami Beach, South Miami, Coral Gables, Coconut Grove, Pinecrest )

7. City of South Miami Land Uses

8. City of South Miami Future Land-Use Map (Prior to 1997)
Land-Use Categories
(Prior to 1997)
1. General Retail
2. Neighborhood Retail
3. Auto Service
4. Public & Semi Public
5. Special Retail Residential

9. City of South Miami 1997 Future Land-Use Map
(Citizen Participation and
Dover, Kohl Influence)

10. CRA Area Land Uses

11. South Miami Community Redevelopment Area Map

12. City/CRA Area Demographics

13. City / Community Redevelopment Area Profile
South Miami SMCRA % of City
Total Acres 1,552 185 12%
Population 10,741 1,951 18.6%
Black 26% 66%
White 74% 34%
Hispanic 34% 19%
Income $42,488 $22,296 52.5%
Housing $170,000 $98,000 58%

14. City and Community Redevelopment Area Amenities
Transit-Oriented District
Miami-Dade County Metro-Rail Station
(Sunset Drive)

15. City and Community Redevelopment Area Amenities
Shops of Sunset Mixed-Use Redevelopment (Old Bakery Center)

16. City and Community Redevelopment Area Amenities
Completed Infrastructure & Streetscape Improvements
Sunset Drive Improvements Church Street Improvements
SW 66th Street Improvements Sunset Drive Improvements

17. City and Community Redevelopment Area Amenities
Red Road Commons Shops of Sunset
Mixed-Use
Redevelopment
Projects
The Valencia

18. City and Community Redevelopment Area Amenities
State of the Art Community Center
Park Improvements

19. South Miami CRA Redevelopment Plan
Madison Square SMCRA Madison Square
(Dover, Kohl ) (2005 Redevelopment Plan Update) (2003 Corradino Study)

20. Madison Square Project - Historical Significance
Marshall Williamson
• City of South Miami Pioneer
• Born in Madison Florida (1890)
• African American
• Large Landowner
• Donated Large Tracts of Land for
Community Development Purposes
(St. John’s AME Church, JRE Lee Elementary School, South Miami Senior Center)

21. Local Area Politics
Constituent Concerns & Electoral Platforms
 Maintain “Small Town” Atmosphere
 Regulate and Encourage Sustainable Development
 Minimize Project Densities and Building Heights

22. Need for Re-Evaluation of Current Market
Constituent Concerns & Subsequent Electoral Platforms
 Will Electoral Platforms = Financially Feasible Redevelopment ?
 Will Reduced Project Heights & Densities = Affordable Housing ?
 Will Developers Bid on Proposed Redevelopment Project ?
 $SHOW ME THE MONEY$

23. Development of Consultant Scope of Services
1. Formulate Most Appropriate Project Densities and Future Building Heights Based
on Compatibility with Surrounding Area;
2. Will the Above Referenced Density & Height Determinations Result in an
Economically Viable Redevelopment Project?
3. What would be the Minimum Project Height & Density Threshold Which Will Allow
for and Economically Viable Project?
4. Given the Current Economic Conditions, What Would Be the Most Appropriate
Commercial Floor Area Ratio (F.A.R.) for the Proposed Project?
5. Develop a Framework for a Regulatory Approach which will facilitate development
of the project as a unique situation not generally transferable to other properties
or situations in the community.

24. Reality Ideal
Gap
Becomes Target

25. • Diagnostic Concept
• Best Practices
• Regulations

26. • Madison Square Needs Viable Development
• Realistic for Developer
• Neighborhood Compatibility
• Acceptance by Government Entities
• Housing Must Be Affordable

27. • Planning vs Reality
• Visual – Design
• Alternate Scenarios
• Specific Planning Recommendations

28. Team
• SMCRA
• SMCRA Community
• LaRue Team

29. • Different Skill Requirements for Project Analysis
• Public Planning and Government Skills
• Architect / Builder Expertise
• Affordable Housing Knowledge
• Zoning / Regulatory Expertise
• Urban Design Skills

30. • Changing Market Conditions
• Highest and Best Use
• Compatible
• Feasible
• Marketable

31. • Existing Land Use
• Surrounding Neighborhood Character:
Height, Size, Scale, Land Use Mix, Features
• Infrastructure
• Distance to Services & Transit
• Existing Entitlements
• Regulatory Constraints
• Proforma: Current Market, Sales & Rentals

32. • Planning Research Skills
• Design Concepts
• Planning Solutions

33. GOALS
• SUSTAINABLE
• VIABLE
• LIVEABLE

34. • Conditions
• Land Uses (Housing mix)
• Infrastructure
• Drainage
• Densities
• Distance to Schools, Commercial & Civic
• Transit Access
• Entitlements
• Regulatory Constraints
• R-O-W Widths -Easements

35. • Coastal
• Wetlands
• Protected Species
• Wildlife Corridors / Crossings
• Historic Flow-ways
• Canals
• Brownfields
• Greyfields

36. • Economic Attractors
• Community Themes
• Ports

37. • Neighborhood
• Existing Land Uses / Mixture of Uses
• Size, Mass, Height, FAR, Design Features
• Connecting People & Places
• Multi-Modal Transportation
• Access, Footpaths
• Interconnecting Uses

38. • Comprehensive Plan / EAR
• Land Development Code
• Plat, Ordinances, Resolutions
• Restrictions
• Property Appraiser
• GIS
• Meeting Minutes
• 2010 Census
• Florida Statistical Abstract

39. • Abandoned
• Foreclosures
• Reuse Opportunities
• Forgotten Easements
• Platted R-O-W Improvements

40. • Madison Square EAR Based Amendments
• Mixed Use Commercial / Residential 4 Story
• Single-family Residential
• Proposed Neighborhood Center / Mixed Use 4 Story
• Existing Non-Conforming Lots

41. • Neighborhood Retail NR
• Small Lot Single-family Residential RS-4
• Planned Unit Development
• Community Service Overlay
• Historic Preservation Overlay
• Transit-Oriented Development District

42. • “Tight-knit” African American Community
• 66% African American; 19% Hispanic
• Low Incomes
• High Poverty
• Young (56% of the population under age 35)
• 1,951 Population (± 365 residents since 1990)
• 1999 Incomes under $25,000 Annually
• Renter
• 2000: 754 Units / 40 Vacant

43. • Very Low, Low and Moderate Income Housing
• Affordability
• Income Limits
Housing sales between January 2009 and November 2009 indicate very little
availability for Very Low Income families. Most of the sales would accommodate
Low Income families. There are very few rentals available in the subject area.

44. • Subject Property
• Platted-Undeveloped
• Mixed Use Commercial /Residential 4 story FLUM
• Zoned NR, Neighborhood Retail
• 5 Lots: Single-family Residential 2 story FLUM
• 4 Lots: Single-family RS-4

45. • Combined 1.92 Acres
• Frontage
350 ft: SW 60th Avenue
200 ft: SW 59th Place
360 ft: SW 64th Street

46. • Current Comprehensive Plan FLUM
Mix Residential, Retail, Office Land Uses
24 du/ac Maximum
1.6 FAR Intensity
4 Story Maximum
• Proposed Amendment to Neighborhood Center /
Mixed Use 4 Story
Density Increase to 60 du/ac
2.0 FAR Intensity

47. • Parcel Does Not Meet PUD-R / PUD-M Size Standard
• If PUD Zoning:
Amend Current PUD-R Zoning District Regulations
• Create New PUD District

48. Non-Conforming Lots
• A Lot of Record = 1 SF Unit/Lot (Conditions)
• SMCRA Ownership = Less Than 1 Unit / Lot Allowed if
Redeveloped
• NR Zoning District Does Not Permit Single-family Uses
• Limited to Commercial (Unless Rezoned)

49. Surrounding Neighborhood
• Single-family 1 Story
• Multi-family 2 Story
• Scattered Nonresidential
• Small Platted Lots
• Paved, 2-Lane Undivided Local Roadways
• 1 Mile Proximity to Metro Rail Station

50. • Basic Go, No-Go Analysis for Developers
• Does Development Work in Dollars and Cents?

51. Proformas for Planners
• Educate Us
• Keep Us Realistic
• Point to Logical Decision Making
• Prevent Unrealistic Alternatives

52. Proforma Summary
Proforma 101
Getting Familiar with a Basic Tool of Real Estate Analysis
by Wayne A Lemmon

53. Proforma - Architects
Project “Program”
• Balances Density, Intensity
• Measures Height with Feasibility
• Allows Incentives as “Sweetener”

54. Madison Square Proforma
Preliminary Scenario I
High Density

56. Land Cost Incentive
Preliminary Scenario I
High Density

58. Land Cost Incentive
Secondary Scenario 1
High Density

60. Land Cost Incentive
Secondary Scenario 2
Medium Density

62. Report Exhibit 1

63. Recapping Purpose of Study
• Analyze 19 lots of Madison Square
• As Assembled Project
• Highest Best Use Accepted
• Compatible with Neighborhood
• Best Regulatory Approach
• Marketability

64. Current Market Climate
• Condos “not in”
• Neighborhood Commercial Desired
• Low Income Housing / Rentals

65. Three Scenario Approach
To Gauge:
• Desired Density / Intensity
• Compatibility
• Feasibility

66. Subject Area

67. Building Inventory
Residential Count Sq. Ft./Unit Total Cost/Sq. Ft. Building Cost
Walk-up 35 units 500 sq. ft. 17,500 sq. ft. $175.00 $3,062,500.00
Apartments
Garden 39 units 600 sq. ft. 23,400 sq. ft. $160.00 $3,744,000.00
Apartments
Townhouses 4 units 1,200 sq. ft. 4,800 sq. ft. $120.00 $576,000.00
Commercial 7,000 sq. ft. $100.00 $700,000.00
Totals 78 52,700 sq. ft. $8,082,500.00

68. Building Inventory
Residential Count Sq. Ft./Unit Total Cost/Sq. Ft. Building Cost
Walk-up 35 units 500 sq. ft. 17,500 sq. ft. $175.00 $3,062,500.00
Apartments
Garden 26 units 600 sq. ft. 15,600 sq. ft. $160.00 $2,496,000.00
Apartments
Townhouses 4 units 1,200 sq. ft. 4,800 sq. ft. $120.00 $576,000.00
Commercial 7,000 sq. ft. $100.00 $700,000.00
Totals 65 44,900 sq. ft. $6,834,500.00

69. Building Inventory
Residential Count Sq. Ft./Unit Total Cost/Sq. Ft. Building Cost
Walk-up 18 units 500 sq. ft. 9,000 sq. ft. $175.00 $1,575,000.00
Apartments
Garden 24 units 600 sq. ft. 14,400 sq. ft. $160.00 $2,304,000.00
Apartments
Townhouses 4 units 1,200 sq. ft. 4,800 sq. ft. $120.00 $576,000.00
Commercial 7,000 sq. ft. $100.00 $700,000.00
Totals 46 35,200 sq. ft. $5,155,000.00

70. Building Inventory
Residential Count Sq. Ft./Unit Total Cost/Sq. Ft. Building Cost
1 BR
21 units 453 sq.ft. 9,513 sq.ft. $175.00 $1,664,775.00
Units
2 BR
18 units 700 sq.ft. 12,600 sq.ft. $160.00 $2,016,000.00
Units
3 BR
18 units 917 sq.ft. 16,506 sq.ft. $160.00 $2,640,960.00
Units
Townhouse
4 units 1,600 sq.ft. 6,400 sq.ft. $150.00 $960,000.00
Units
Total
61 units 45,019 sq.ft.
Residential
Commercial 7,000 sq. ft. $100.00 $700,000.00
Totals 52,019 sq. ft. $7,981,735.00

71. Building Inventory
Residential Count Sq. Ft./Unit Total Cost/Sq. Ft. Building Cost
1 BR
21 units 453 sq.ft. 9,513 sq.ft. $175.00 $1,664,775.00
Units
2 BR
18 units 700 sq.ft. 12,600 sq.ft. $160.00 $2,016,000.00
Units
3 BR
18 units 917 sq.ft. 16,506 sq.ft. $160.00 $2,640,960.00
Units
Townhouse
4 units 1,600 sq.ft. 6,400 sq.ft. $150.00 $960,000.00
Units
Total
61 units 45,019 sq.ft.
Residential
Commercial 7,000 sq. ft. $100.00 $700,000.00
Totals 52,019 sq. ft. $7,981,735.00

72. Building Inventory
Building
Residential Count Sq. Ft./Unit Total Cost/Sq. Ft.
Cost
1 BR
21 units 453 sq.ft. 9,513 sq.ft. $175.00 $1,664,775.00
Units
2 BR
18 units 700 sq.ft. 12,600 sq.ft. $160.00 $2,016,000.00
Units
3 BR
18 units 917 sq.ft. 16,506 sq.ft. $160.00 $2,640,960.00
Units
Townhouse
4 units 1,600 sq.ft. 6,400 sq.ft. $150.00 $960,000.00
Units
Total
61 units 45,019 sq.ft.
Residential
Commercial 7,000 sq. ft. $100.00 $700,000.00
Totals 52,019 sq. ft. $7,981,735.00

73. • Neighborhood Compatibility
• Services demand – FAR, Intensity
• Housing Types – Multi-family, Affordable
• Seeking Balance Between
Community, Government & Developer

74. • High Density
• 32 du/ac
• $7,981,735

75. • Medium Density
• 26.5 du/ac
• $6,653,415

76. • Low Density
• 22 du/ac
• $5,874,490

77. • Neighborhood Center/Mixed Use 4-Story
• Mixed Use/Commercial Residential/PUD-R
• Mixed Use/Commercial Residential/New PD or
Zoning Category

78. Maximum
Maximum Units Commercial Pros Cons
Floors
Option 1 115 dwelling 2.0 FAR 4 Allows more units and Commercial; PUD Units would be
units as allows site specific conditions to small to
currently address constraints and compatibility; accommodate
proposed reducing allowable density to 41 du/ac 115 units;
would be somewhat compatible with the
Preliminary neighborhood; Providing 78 units on the
Scenario 1 subject parcels allow for more economic
diversity within the development; The
Secondary revised high density scenario becomes
Scenario 1 61 total units; Projects with more units
have a competitive advantage in
Preliminary obtaining and leveraging funds.
Scenario 1 The proposed NC/MU density would be
further reduced to 34 dwelling units per
Secondary acre for a total of 65 units. The revised
Scenario 2 medium density scenario becomes 51
total units or 26.5 du/ac.

79. Maximum
Maximum Units Commercial Pros Cons
Floors
Option 2 46 1.6 FAR 4 Only 5 lots need to undergo the Limited to
Comprehensive Plan amendment 46 units
Preliminary process and would qualify as a small
Scenario 3 scale amendment; PUD allows site
specific conditions to address
Preliminary constraints and compatibility;
Scenario 3 Modifying existing PUD-R category is
typically easier than devising a new
Secondary category;
Scenario 3 46 maximum number of units more
compatible with surrounding
neighborhood; The revised low density
scenario becomes 42 total units; Smaller
number of units would attract larger pool
of developers specializing in affordable
housing.

80. Maximum
Maximum Units Commercial Pros Cons
Floors
Option 3 46 1.6 FAR 4 Only 5 lots need to undergo the Limited
Comprehensive Plan amendment process to 46
Preliminary and would qualify as a small scale units
Scenario 3 amendment; PUD regulation can be created
specifically tailored to the project; New PUD
Secondary could be used to encourage additional
Scenario 3 affordable housing on redevelopment sites;
46 and revised as 42 maximum number of
units more compatible with surrounding
neighborhood; Smaller number of units
would attract larger pool of developers
specializing in affordable housing.

81. • Employment and Apprenticeship Job Training Programs
• Business Start-up Assistance Program
• Commercial Rehabilitation Program
• Consumer Credit Counseling
• Multi-family Rehabilitation Program for Developments
• Multi-family Rehabilitation Program for Individual Property Owners
• Single-family Home Rehabilitation Program
• Home Ownership Program
• Bowman Scholarship Program
• Specific Financial and Regulatory Incentives

82. • Provide Land To Developer At No Cost
• Provide Infrastructure Contributions, Including
Sidewalks/Bikeways, Landscaping, Drainage
Improvements
• Allow Joint Use And Street Parking

83. • Increasing Density / Intensity
NOT A GOOD OPTION

84. • Create new Land Development Regulations
expediting the permitting process to encourage
affordable housing projects.

85. • The SMCRA could assist the Developer with
finding and qualifying renters.

86. • The City could offer a property tax discount similar
to the State’s “Homestead Exemption” Program.

87. • The SMCRA could offer assistance with locating
and completing grant applications that would help
finance the development of affordable housing on
the property.

88. STEPHEN DAVID, DIRECTOR
sdavid@cityofsouthmiami.net
305-668-7230
JAMES G. LARUE, AICP
jim@larueplanning.com
239-334-3366
SHARON JENKINS-OWEN, AICP
sharon@sjolandconsultants.com
239-849-0656