Zoning & Entitlements Video Library

Peter asks for a clear definition of an urban planner's role. Anne-Christine explains that planners envision the future of a city, writing laws for development, managing long-range goals like pedestrian friendliness, and regulating short-term aspects like setbacks and density.

Peter asks about the cost and role of urban planners compared to attorneys. Anne-Christine explains that planners are a cheaper alternative but have a different ethical obligation to the community's health and safety, which can sometimes mean walking away from a project that is detrimental to the community.

Peter brings up the topic of political corruption in development. Anne-Christine confirms its existence and advises clients to bring in attorneys when corruption is suspected. She also discusses her background, including working for the City of Miami and Lennar Homes.

Peter asks for suggestions for the new Mayor of Miami regarding the planning and zoning process. Anne-Christine highlights the issue of administrative delays and negligence, which can significantly impact developers' timelines and finances.

Peter asks for a rule of thumb for how long it takes to get permits for renovations or additions. Anne-Christine provides estimates based on project type and complexity, noting that historic preservation can significantly extend the timeline.

Peter asks about the reasons behind delays in the permitting process, questioning if it's due to volume or a slow-moving system. Anne-Christine discusses the implementation of a digital permitting system and its technical shortcomings that add time to the review cycle.

Peter asks Anne-Christine to explain the concepts of urban planning, zoning, and entitlements in simple terms. He also asks about inspections and the infamous red tag.

Anne-Christine explains the entitlement process, including up-zoning and conditional use, and how it increases land value. She then discusses the purpose of inspections and red tags, explaining they are to ensure safety and protect neighboring properties.

Peter asks Anne-Christine to explain the Miami 21 zoning code and her company's name. Anne-Christine describes Miami 21 as a form-based code that allows for mixed-use development and focuses on the shape of buildings to create a transition from dense downtown areas to less dense neighborhoods.

Peter discusses Miami's pro-development stance, referencing Mayor Manny Diaz's efforts to incentivize development in downtown Miami. He asks if the Miami 21 concept was unique or copied from elsewhere.

Peter discusses Miami's unique development landscape, including domestic and international developers and the city's lobbying efforts with the FAA. He asks if the city of Miami is pro-development compared to other parts of South Florida.

Anne-Christine continues her explanation of Miami's zoning code, emphasizing its inflexibility compared to other jurisdictions. She notes that developers must fix their designs to meet the code rather than expecting the city to accommodate them with variances.

Peter Zalewski questions the excessive zoning rules in Coral Gables, specifically regarding interior painting permits. Anne-Christine Carrie explains the logic behind zoning laws, focusing on mitigating negative impacts on neighbors rather than aesthetics.

Peter explores the 'Live Local' law pushed by Governor DeSantis. Anne-Christine clarifies that it allows developers to bypass political hurdles by providing 40% workforce housing, shifting decision-making power to city planners.

Anne-Christine elaborates on how 'Live Local' empowers planners by removing political influence. She highlights the ability to build higher density and floor area ratios while still adhering to underlying regulations like setbacks and landscaping.

Peter asks about checks and balances in the new system where staff approves projects. Anne-Christine explains that while the zoning director signs off, developers can still sue if the city denies them unfairly, though the law is new and evolving.

Anne-Christine shares an anecdote about a Miami Beach project where the city had to be proven wrong about 'Live Local' eligibility. She emphasizes the importance of working with city attorneys to ensure compliance with the state statute.

Anne-Christine recounts a story of a client whose business was deemed illegal due to a simple typo in the city's zoning code. She highlights the importance of meticulous research and not taking city officials' word as absolute truth.

Peter asks about the conversion of a duplex into 17 units with zero parking. Anne-Christine explains the zoning incentives for higher density and the argument for zero parking based on proximity to public transit and traffic alleviation.

Peter calculates the potential income increase from the duplex conversion. Anne-Christine discusses the broader trend of reducing parking to promote affordable housing and multimodal transportation, emphasizing the importance of land use for housing over cars.

Peter discusses the 'Condo Cliff' and the need for structural integrity reserve studies. Anne-Christine advises owners of deteriorating buildings to consider entitlement and redevelopment potential rather than just selling off units.

Peter asks if upzoning applies to single-family homes and ADUs. Anne-Christine clarifies that 'Live Local' doesn't apply to single-family neighborhoods, but regulations are changing to make ADUs easier to permit.

Peter asks for advice on navigating the complex zoning system. Anne-Christine explains how to read zoning maps and designations, and highlights her website's direct links to permit portals for easy access to property information.