Zoning Changes in South Miami Pave the Way for Future Development
The area surrounding the South Miami Metrorail Station, located at the intersection of US-1/Dixie Highway and Sunset Drive, is being evaluated by urban planners who feel that it must be improved through sustainable development. As the situation stands, the High Pines and Sunset Acres districts of South Miami are densely populated and unevenly divided into residential, commercial, and industrial zones with an awkward overlap. In recent weeks, however, members of the South Miami planning board have expressed support for various zoning changes to improve the area.
Among the many proposed changes, one of the most significant is the designation of a Transit-Supportive Development District (TSDD) that would span 95 acres. The goal is to center new development around public transportation; in this case, it would involve upgrading the Metrorail station into a transit hub where commuters can board buses, park their cars, store their bikes, or wait for their rides. Instead of strictly separating commercial zones from residential neighborhoods, the new zoning plan would create pedestrian-friendly districts with mixed-use communities that reduce reliance on cars and promote mass transit.
One item on the TSDD agenda that stood out in recent planning board meetings is the height limitation for new buildings located along the Sunset Buffer, which runs from Red Road to SW 59th Avenue. Structures along this section of Sunset Drive are limited to four stories, but the TSSD plan calls for massive mixed-use projects that could be taller than 15 stories to accommodate apartments, offices, and retail spaces. To this effect, the South Miami council has supported a proposal to transform the Shops at Sunset Place into a new district where condominium towers can be 33 stories high.
Members of the city council have authorized the offering of bonuses to developers that include affordable housing units as part of their projects. Other bonuses are available for energy efficiency and adherence to the Florida Green Building Standards, which promote the conversion of greenbelt and infill spaces into community parks. Some of the rewards would give developers more leeway to increase the height and density of their projects; other rewards are cash incentives of up to $30 per square foot of affordable housing. New sub-districts created by the zoning changes will also enable higher density, up to 200 residential units per acre. As can be gleaned from these proposals and bonuses, the housing crisis in Miami-Dade County calls for immediate actions such as fast-tracking the construction of affordable dwellings.
Like other major metropolitan markets across the United States, Miami, and the South Florida region must stop suburban sprawl in order to promote sustainable development. The zoning changes in South Miami reflect a transition to mixed-use development closer to major commercial districts such as Brickell and Doral. By creating a mix of residential, commercial, and office space within a project, developers effectively create self-contained pedestrian communities where residents can live, work, and shop. There is a pressing need to reduce the number of cars on Miami roads, and pedestrian communities are effective solutions in this regard.
Encouraging developers to build new projects close to the South Miami Metrorail Station, which over the next few years will be upgraded to a ground transportation hub, is another important aspect of the ongoing changes to zoning. By creating a vibrant and walkable urban environment, mixed-use development can attract businesses and younger residents to South Miami, a city with an aging population. This will help revitalize the area and reduce the need for people to move far to the western suburbs, where they would have to drive everywhere to get things done.
The population density will increase in the districts where mixed-use zoning is implemented, but the socioeconomic impact will be opposite to the isolation created by suburban sprawl. Residents will enjoy pedestrian convenience, neighborhood amenities, easy access to public transportation, and optimal quality of life. Other positive outcomes of this shift in urban development include reduced carbon emissions, preservation of green spaces, and an overall boost to the local economy.
For commercial real estate investors, the rise of mixed-use development projects around Miami-Dade County is great news. In other metropolitan regions such as New York City and San Francisco, mixed-use properties are creating diversified income streams through their residential, commercial, and retail components. This can be a portfolio hedging strategy; if one sector experiences a downturn, the others may continue to perform optimally. The office component, which is invariably the most lucrative, is more likely to go through frequent boom-and-bust cycles, but not the retail or residential components. The South Miami TSDD initiative creates a strong demand for both residential and commercial spaces because of the mass transit convenience, which usually generates higher rental rates for both residential and commercial units.
Other notable mixed-use development projects brewing around Miami-Dade County include Tower 46 in the Edgewater district and a 355-unit condominium in the Little River neighborhood Tower 46 is being developed by the One Thousand Group and will feature 47 floors, luxury apartments, Class A office space, and prime retail space on the ground level. The Little River project consists of a 12-story tower with a retail component. Both projects will offer prospective tenants amenities such as swimming pools, fitness centers, lounge spaces, and conference rooms.