Presentation by Housing Department 4-28-21Affordable/Workforce Housing
in Miami Beach
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Typical Miami Beach Rents
Average rents:
•1-bedroom apartment $1,500 (Miami average $1,600)
•2-bedroom apartment $2,400 (Miami average $2,100)
•3-bedroom apartment $5,995 (Miami average $2,700)
Source: Zumper.com 2
Area Median Income Rates
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Family Size 1 2 3 4 5 6 7 8
30%$19,200 $21,950 $24,700 $27,400 $30,680 $35,160 $39,640 $44,120
50%$32,000 $36,600 $41,150 $45,700 $49,400 $53,050 $56,700 $60,350
80%$51,200 $58,500 $65,800 $73,100 $78,950 $84,800 $90,650 $96,500
120%$76,800 $87,840 $98,760 $109,680 $118,560 $127,320 $136,080 $144,840
140%$89,600 $102,480 $115,220 $127,960 $138,320 $148,540 $158,760 $168,980
Source: U.S Department of Housing & Urban Development
Affordable Housing Defined
Affordable housing is any housing in
which its occupants expend no more than
30% of household income on housing
costs (rent, utilities, etc.)
In the vernacular, many people have associated affordable housing with the
Section 8 housing program because the program requires participants to pay 30%
of their income towards rent.
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Affordable Housing Types
•Subsidized Housing
•Public Housing
•Section 8
•Fair Market Rents
•Naturally Occurring Affordable
Housing
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Subsidized Housing Defined
Subsidized housing provides reduced rent to
income-eligible households (typically at or
below 80%of Area Median Income)that results
in either Fair Market Rents (typically lower than
Market Rent which is dictated by the open
marketplace)or rent costs capped at 30%of
household income.
Can be publicly or privately provided.
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Public Housing Defined
Public housing is affordable housing owned
by a housing authority in which tenants pay
30% of the household’s income towards
rent.
Rebecca Towers’ South Tower is an example of public housing.
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Section 8 Defined
Section 8 is a rent subsidy program
requiring income-eligible households to pay
30% of their household income for rent. The
program has two aspects:
Project-based –Property-specific housing is typically owned privately
but subsidized by federal funds.
Voucher-based –The rent subsidy is portable and can be used for
housing in the marketplace.
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Please note that out of 3,400 HACMB housing vouchers, only 30%
remain within the City.
Fair Market Rents
Fair Market Rents (FMRs)are used to determine payment standards for the following
programs:
•Housing Choice Voucher program
•Project-based Section 8 contracts
•Moderate Rehabilitation Single Room Occupancy program (Mod Rehab
•HOME Investment Partnerships program
•Emergency Solution Grants program
•Continuum of Care recipients
•Public Housing units
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Naturally Occurring
Affordable Housing (NOAH)
Naturally Occurring Affordable Housing are
housing units in the private market that can be
afforded by members of the local area
workforce based on the 30%affordability rule.
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•9,912 households pay between $1,000 -$1,499
for rent.(U.S.Census Bureau,2015-2019 American Community
Survey 5-Year Estimates)
Occupation Average Hourly Rate Affordable Rent
Wait Staff $26,977 $674
Teachers $49,524 $1,238
2019 Florida Occupational Employment and Wages
http://www.floridajobs.org/workforce-statistics/data-center/statistical-programs/occupational-employment-statistics-and-wages
Workforce Housing Defined
Workforce housing is affordable housing
directed at individuals and their families
employed in the area’s local workforce.
Its modern use is most closely aligned with Aspen, Colorado’s effort to provide
subsidized housing for its workforce.
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The Need for Workforce Housing
•48% of all of the City’s
households are paying 30%
or more of their income for
housing
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52%48%
COST BURDEN
Paying less than 30% for housing Paying 30% or more for housing
19% of all homeowners pay 30.1-50% of their household income for housing
28% of all homeowners pay 50% or more of their household income for housing
23% of all renters pay 30.1-50% of their household income for housing
33% of all renters pay 50% or more of their household income for housing
The Need for Workforce Housing
Benefits of workforce housing in a community:
•Reduces traffic (by eliminating cars carrying
workers from other communities)
•Creates closer community ties (by those who live
and work here)
•Encourages residency by vital employees including
teachers, emergency service personnel and
nurses, among others
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The City’s Comprehensive Plan
Affordable housing goal:
Objective 1: Have 6,800 affordable units for low/moderate-income and
special needs households (This was just reduced from the initial goal of 16,000 units)
Current Status: Through government sponsored programs, there are
2,182 subsidized affordable units for low/moderate income and special
needs households as well as 3,400 Section 8 vouchers administered by
the Housing Authority of Miami Beach.
Please note that subsidized buildings are not required to pay property
taxes.
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City’s Efforts
The City has funded a variety of affordable housing projects over the
past 15 years through either direct City funding or as subrecipients of
Federal and State funding including:
Affordable rental housing for the elderly
•Allen Apartments (39 units)
•Jefferson Apartments (27 units)
•Rebecca Towers (400 units)
Affordable rental housing for working families
•Lottie Apartments (9 units)
•London House Apartments (24 units)
Affordable rental housing for veterans and formerly homeless individuals
•Harding Village Apartments (92 units)
•Meridian Place Apartments (36 units)
Affordable rental housing for working and disabled individuals
•Madeleine Village Apartments (16 units)
•Neptune Apartments (35 units)
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City’s Efforts: Affordable & Workforce
Housing Incentives
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•Affordable housing parking requirements have been reduced from:
o 0.5 to 0 for elderly housing
o 1 to 0.5 for low and/or moderate income non-elderly persons
o No additional parking requirements for development of additional affordable
housing units on an existing building and new construction.
•Workforce housing parking requirements have been reduced from:
o 1 to 0.5
o When an existing building is renovated and the number of units is increased, or
when units are added on a lot with an existing building that is retained and
renovated, there is no parking requirement for the newly constructed units
•For Main Use Garages Parking District 1
o Zero-parking requirement for workforce and affordable housing within main use
garages
o Increased the maximum percentage of allowable accessory uses related to
workforce and affordable housing from 25% to 35%
City’s Efforts: Affordable & Workforce
Housing Incentives, continued…
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•Affordable & Workforce Housing
o Reduced minimum and average unit size to 400 square feet
across all zoning districts within the City where multifamily
residential units are allowed.
•Accessory Dwelling Units (ADU) Ordinance allows for the following:
1. ADU’s be allowed in all single-family neighborhoods.
2. The rental of ADU’s be limited to homesteaded or owner-occupied properties.
3. The rental of ADU’s for over six months and one day.
•Town Center
o The maximum residential density may be increased by up to 80 percent beyond the
maximum residential density if the development incorporates certified workforce or
affordable housing units.
o The additional density may only be utilized for workforce or affordable housing units.
City’s Efforts: Affordable & Workforce
Housing Incentives, continued…
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•Affordable & Workforce Housing
o Waiver of Training and Technology Fee
o This fee is currently 6% of the Building permit fee and is assessed
by the Planning, Public Works, Fire and Building Departments.
o The ordinance waives the Training and Technology surcharge for
affordable and workforce housing projects, and automatically
sunsets on December 31, 2025, to permit the City Commission to
re-evaluate the exemption, and any impact to City’s revenues, at
that time.
•Expedite Building Permit Review For Affordable Housing
o A resolution was passed in February 2021 to prioritize and expedite the
review of building permits associated with the development of low-and
moderate-income housing for non-elderly or elderly individuals
City’s Efforts: Affordable & Workforce
Housing Incentives, continued…
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•Mobility Fees
o The City provides mobility fee discounts for
affordable and workforce housing of 75% and
50% respectively
Multifamily apartments Per unit $1,515.00
Affordable housing Per unit $379.00
Workforce housing Per unit $758.00
City’s Efforts: Affordable & Workforce
Housing Incentives, continued…
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•Additional legislation in process for affordable housing:
o Waiver of city land use board fees
o Waiver of city mobility fees
o A draft Ordinance amending the applicable sections of the
Land Development Regulations (LDRs) to implement the fee
waivers has been endorsed by the Land Use and
Sustainability Committee and was referred to the Planning
Board by the City Commission.
Questions?
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