Introduction: Enhancing Development Possibilities with the Live Local Act

The recent rezoning of the Christ Episcopal Church's properties to T4-O opens up even greater possibilities when combined with Florida's Live Local Act. This legislation, designed to promote affordable housing, provides significant incentives for developments that meet specific criteria, further enhancing the potential of properties.

How the Live Local Act Boosts Development Potential

Under the Live Local Act, if a project dedicates at least 40% of its residential units as affordable housing—defined as affordable to those earning up to 120% of the Area Median Income (AMI)—it becomes eligible for substantial tax benefits and allowances for increased density and height. This means that developments can include more units than typically permitted under standard zoning regulations.

Case Study: From 35 to 150 Units

• Standard Zoning Potential: Under the regular Miami 21 zoning code, the church's property could accommodate approximately 35 units.

• Live Local Act Potential: The provisions of the Live Local Act dramatically increase the development potential, allowing for the construction of 150 units or more on the same property.

This increase is possible because the Act grants qualifying projects the highest density allowed in the jurisdiction—up to 1,000 dwelling units per acre—and permits greater building heights based on the tallest existing structures within a one-mile radius.

In modeling the potential development, careful consideration was given to maintain the existing church structure, preserving its historical and community significance. An analysis identified an eight-story building as the tallest within a one-mile radius, making it a suitable benchmark for the new development's height. This approach ensures the project integrates with the surrounding residential area of Coconut Grove.

Significant Impact on Housing Supply and Affordability

The ability to increase the number of units from 35 to 150 has profound implications:

• Enhanced Housing Supply: Introducing up to 150 units can significantly alleviate housing shortages in Coconut Grove, accommodating more residents in a desirable neighborhood.

• Promoting Affordability: With a minimum of 40% of units designated as affordable, the development supports middle-income households, contributing to a more economically diverse community.

• Community Benefits: The influx of residents can stimulate local businesses, enrich the cultural fabric, and enhance the vibrancy of the neighborhood.

The church's property is part of a broader movement within Coconut Grove:

• Rezoned Properties: A total of 48 properties in Coconut Grove have been rezoned from T3 to qualifying T4 zones, potentially unlocking similar development opportunities.

• Future Developments: The success of these zoning changes may encourage further rezoning efforts, amplifying the impact on housing availability and affordability.