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South Miami transmits major land‑use text amendments for state review, including new townhouse district
Summary
On first reading the commission approved sending comprehensive plan text amendments to the state that add a new RT18 townhouse category, create a transit‑supportive district, back ADU provisions and add greenhouse‑gas reduction language; the move is intended to enable forthcoming zoning/map changes tied to downtown and transit‑oriented development.
Mark Alvarez of Cortina Group presented a first reading on June 18 to transmit comprehensive plan text amendments that the city says will enable new townhouse zoning, clarify mixed‑use corridors and support transit‑oriented development. "This is the first reading; if it's passed tonight we would transmit that for review by the state," Alvarez said, describing an expedited review aimed at aligning the plan text with upcoming zoning changes.
Key changes include a new RT18 Townhouse Residential designation and supporting language to allow townhouse forms consistent with an up‑to‑36 units/acre townhouse envelope; the package also creates a "Transit Supportive Development District" (TSDD) to replace earlier TOD language and adds policies tying land‑use decisions to greenhouse‑gas reduction strategies.
Why it matters: The amendments are intended to give the city policy tools to concentrate density near the South Miami Metro Rail station and along corridors such as Bird Road and Sunset Drive, while preserving transition zones next to single‑family neighborhoods. Alvarez and staff emphasized that map amendments will follow and that the text changes are designed to avoid leaving land without a plan designation.
Commission debate focused on housing affordability and how incentives will work in the zoning code. Vice Mayor Monique pressed for language ensuring workforce and affordable housing are prioritized; city attorney and mayoral comments noted that some aspects of unit award and lottery rules are governed by federal requirements and that incentives — not mandates — are the primary legal tool available under state law.
The commission voted to transmit the text amendments for agency review under the expedited LUPA process; the transmittal starts the state review period and subsequent local map/zoning work to implement the changes.
