The City of Miami is
currently studying the area outlined below
for a proposed zoning change. The area
included runs from north to south along the
east side of S.W. 27th Avenue
between S.W. 9th Street and S.W.
16th Street.
The change affects properties just
east of those fronting S.W. 27th
Avenue.
Existing Zoning Designations
Proposed Zoning Designations
As a result, within the delineated area
(outlined in green above), properties in the brown tone
(currently zoned T4-L) would be changed to
T5-L and properties in the light orange tone
(currently zoned T3-R) would be changed to
T4-R.
How may it affect you?
Current zoning allows for development of
8-12 story towers close to single family
areas. The proposed change would allow a
transition between the towers and the single
family homes with 3 to 5 story buildings
that act as buffers to the residential
neighborhood.
BELOW ARE ANTICIPATED
QUESTIONS YOU MAY HAVE
1.
How
is my property impacted?
Only
properties within the delineated area would
be subject to a proposed increase in
development capacity. Development
could occur with, 8-12 stories along S.W.
27th Avenue, followed by up to 5 stories and
transitioning down to 3 stories to buffer
single family homes.
2.
Will
my property taxes be affected?
Properties within the delineated area are
the most likely to eventually see a change
in the calculation of their taxes.
Such changes are dependent on several
factors including zoning, market conditions
and use of the properties. However,
generally tax increases on homesteaded
properties and those without the homestead
exception are capped at 3% and 10% per year,
respectively.
3.
Will
I need to make any changes to my property?
No. Property owners do not need to
take any action. Upon approval of the
proposed zoning change properties inside the
delineated area would be allowed increased
development capacity based on the new zoning
designation.
4. What does
T3, T4, T5 mean? How about the letters that
follow: like “R,” “L,” and “O”?
T= Transect / Zones,
Number that follows = development capacity,
and Letter designation categorizes the use.
Therefore, a T3-R identifies a single family
area and T3-O allows duplex homes.
T4-R allows up to 3 story residential units
and T4-L allows up to 3 stories mixed
commercial-residential buildings. T5-L
allows up to 5 stories mixed
commercial-residential buildings. T4
and T5 designations act as transition to the
higher development may occur on S.W. 27th
Avenue designated T6-8-O that allows 8 to 12
story commercial and /or residential towers.
CI = Civic Institution and identifies
churches, schools, libraries, hospitals, and
other public buildings.
5. Why is the
City of Miami proposing to do this?
There is some interest by property owners
along S.W. 27th Avenue to create this change
as to incentivize appropriate redevelopment
of S.W. 27th Avenue; this would also allow
better transitions from the taller buildings
along the Avenue to the single family
residences. Redevelopment along the
corridor would create new opportunities for
a variety of housing options, new commerce
and office space which stimulates the local
economy, generating jobs and improving the
quality of life for the area.
6. Who should I
contact for more information?
You may call the Planning Department at
(305) 416-1400, email at
PlanningDepartment@miamigov.com, or call
Commissioner Francis Suarez’s office at
(305) 250-5420. If you are a property
owner within 500 feet of the delineated area
you may have recieved a Zoning Survey which
can be mailed to the Planning Department or
dropped off at your local NET Office. Your feedback is
extremely important to the City of Miami.
We would like to know how you feel about
this proposal. You may submit
the form below to voice your opinion.
In addition to the the methods mentioned
above, zoning changes require at least three
public hearings [one before the Planning,
Zoning, and Appeals Board (PZAB) and two
before the City Commission], so there will be
various opportunities to provide your
feedback. Should the City decide to
proceed with these zoning changes,
additional notice will be provided to inform
residents about the pubic hearings.