98-3107 ORD
PLANNING BOARD - AL TERNA TE VElUION
ORDINANCE NO. 98-3107
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING COMPREHENSIVE ZONING ORDINANCE
NO. 89-2665, BY:
AMENDING SECTION 6, ENTITLED "SCHEDULE OF DISTRICT REGULATIONS",
BY DELETING THE MAXIMUM FLOOR AREA RATIO WITH BONUS CATEGORY
(AND FLOOR AREA RATIOS SPECIFIED THEREIN) AND FLOOR AREA RATIO
BONUS METHODOLOGY AND M0Dl1lt~IN6'l"FJ:ERESI.1BmIN6~Ml..)TN'1RB00R.
~RE~R.AmloS FOR THE FOLLOWING SUBSECTIONS: SUBSECTION 6-2,
ENTITLED "RM-l RESIDENTIAL MULTI FAMILY, LOW INTENSITY",
SUBSECTION 6-2.1, ENTITLED "RM-PRD MULTI FAMILY, PLANNED
RESIDENTIAL DEVELOPMENT", SUBSECTION 6-3, ENTITLED "RM-2
RESIDENTIAL MULTI FAMILY, MEDIUM INTENSITY", SUBSECTION 6-4,
ENTITLED "RM-3 RESIDENTIAL MULTI FAMILY, HIGH INTENSITY",
SUBSECTION 6-6, ENTITLED "CD-l COMMERCIAL, LOW INTENSITY",
SUBSECTION 6-7, ENTITLED "CD-2 COMMERCIAL, MEDIUM INTENSITY",
SUBSECTION 6.8, ENTITLED "CD-3 COMMERCIAL, HIGH INTENSITY",
SUBSECTION 6-10, ENTITLED "CCC CIVIC, CONVENTION CENTER DISTRICT",
SUBSECTION 6-11, ENTITLED "GC GOLF COURSE DISTRICT", SUBSECTION 6-14,
ENTITLED "1-1 LIGHT INDUSTRIAL DISTRICT", SUBSECTION 6-15, ENTITLED
"MR MARINE RECREATION DISTRICT", SUBSECTION 6-16, ENTITLED "MXE
MIXED USE ENTERTAINMENT DISTRICT", SUBSECTION 6-17, ENTITLED "RO
RESIDENTIAL/OFFICE DISTRICT", SUBSECTION 6-18, ENTITLED "TH
TOWNHOME RESIDENTIAL DISTRICT", SUBSECTION 6-19, ENTITLED "WD-l
WATERWAY DISTRICT", SUBSECTION 6-20, ENTITLED "WD-2 WATERWAY
DISTRICT" AND SUBSECTION 6-23, ENTITLED "MAXIMUM FAR FOR
CONVENTION HOTEL DEVELOPMENT CITY CENTER / HISTORIC CONVENTION
VILLAGE REDEVELOPMENT AND REVITALIZATION AREA"; E
IDATIN GORIESSPEC
CTIONS: SUBSECTI
, WINTENSITY", SUBSEC
I\l-'MULTlFI\MII.;Y;MpDIUMIN'Iil3NSITY", SUB
ED "RM-3RESIPENTIAl-'MULTIFAMILY, >HI INT
EClTION 6-8, ENTITLED "CD-3 COMMERCIAL, HIGHm Sll'Y";
AMENDING SECTION 6 ENTITLED "SCHEDULE OF DISTRICT REGULATIONS" BY
DELETING SUBSECTION 6-24, ENTITLED "SCHEDULE OF DESIGN BONUSES";
AMENDING SECTION 6 ENTITLED "SCHEDULE OF DISTRICT REGULATIONS"
AMENDING SUBSECTION 6-25, ENTITLED "SUPPLEMENTARY YARD
REGULATIONS" BY REMOVING THE REFERENCE TO DESIGN BONUSES FOR
PARKING GARAGES;
AMENDING SECTION 6 ENTITLED "SCHEDULE OF DISTRICT REGULATIONS"
AMENDING SUBSECTION 6-29, ENTITLED "TRANSFER OF DEVELOPMENT
RIGHTS (UNUSED FLOOR AREA)" BY REMOVING THE REFERENCE TO DESIGN
BONUSES FOR THE PURPOSES OF TRANSFERRING FLOOR AREA;
1
AMENDING SECTION 16, ENTITLED "BOARD OF ADJUSTMENT" AMENDING
SUBSECTION 16-8, ENTITLED "POWERS AND DUTIES" BY REMOVING THE
REFERENCE TO AVERAGE UNIT SIZE BONUS FROM THE LIST OF POWERS AND
DUTIES;
AMENDING SECTION 18, ENTITLED "DESIGN REVIEW BOARD" AMENDING
SUBSECTION 18-2, ENTITLED "DESIGN REVIEW PROCEDURES," AMENDING
SUBSECTION 18-2 (A) ENTITLED "DESIGN REVIEW CRITERIA" BY REMOVING
THE REFERENCE TO FLOOR AREA RATIO BONUSES AND BY ADDING NEW
CRITERIA TO ADDRESS DESIGN ISSUES,
AMENDING SUBSECTION 20, ENTITLED "PS PERFORMANCE STANDARD
DISTRICTS" AMENDING SUBSECTION 20-4, ENTITLED "PERFORMANCE
STANDARD REGULATIONS", AMENDING SUBSECTIONS 20-4, (B), (D), (G) AND
(I) BY DELETING THE MAXIMUM FLOOR AREA RATIO WITH BONUS
CATEGORY (AND FLOOR AREA RATIOS SPECIFIED THEREIN) AND FLOOR
AREA RATIO BONUS METHODOLOGY IN ALL PERFORMANCE STANDARD
DISTRICTS, DESCRIBED AS: R-PSl, RESIDENTIAL MEDIUM - LOW DENSITY, R-
PS2, RESIDENTIAL MEDIUM DENSITY, R-PS3, RESIDENTIAL MEDIUM HIGH
DENSITY, R-PS4, RESIDENTIAL HIGH DENSITY, C-PSl, COMMERCIAL LIMITED
MIXED-USE, C-PS2, COMMERCIAL GENERAL MIXED-USE, C-PS3, COMMERCIAL
INTENSIVE MIXED-USE, C-PS4, COMMERCIAL INTENSIVE MIXED-USE PHASED
BA YSIDE AND RM-PSl, ENTITLED "RESIDENTIAL LIMITED MIXED USE"; AND,
PROVIDING FOR INCLUSION IN THE ZONING ORDINANCE; REPEALER,
SEVERABILITY AND AN EFFECTIVE DATE.
WHEREAS, the Mayor and Commission of the City of Miami Beach, Florida, have
determined that changes relative to development regulations are necessary to ensure that new and
future development is in we best interest of the City; and,
WHEREAS, the Mayor and Commission of the City of Miami Beach, Florida, have
determined that increases to the base floor area ratios by utilizing the current bonus methodology
are not in the best interests of the City; and,
WHEREAS, the amendments set forth below are necessary to ensure all of the above
objectives.
NOW, THEREFORE, BE IT ORDAINED BY THE MA YOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. That Sectiun 6, entitled "Schedule of District Regulations" of Zoning Ordinance 89-
2665 of the City of Miami Beach, Florida is hereby amended as follows:
SECTION 6
SCHEDULE OF DISTRICT REGULATIONS
* * *
2
6-2 RM-l RESIDENTIAL MULTI FAMILY, LOW INTENSITY.
* * *
B. Development Regulations
Lot Area equal to or less
than 15,000 sq.ft.
Lot Area bem'eeR greater
than 15.000 15,991 ftfla
~ sq.ft.
Let Area greater 8t8ft
39,901 SEl.ft
1. Bftse Max. FAR
Arehiteefliral Dbtriet 9 . 7 5
Arehiteeflilftl Di31riet 1.1
e8tefV.ise 1.6
west side of Collins
A venue between 76th and
79th Street - 1.4
otherwise +.91.25
etftet'\vise 1.25
2. Mffi<ifflMffl FAR with
h6RMS (See See. 6 24).
West siae ef C611iflS
;\'leflMe hehveefl 76th afla
79th Street I A
+:-6
ArehiteetMral Distriet 1.6
ethGI .. i3G 2.9
6tfterwise 1.25
* * *
6-2.1 RM-PRD MULTI F AMIL Y, PLANNED RESIDENTIAL DEVELOPMENT.
* * *
B. Development Regulations
1. Bftse 2. Mffi<. 3. Min. 4. Min. 5. Min. 6. Avg. 7. Max. 8. Max.
Max. FAR FAR wi Lot Area Lot Width Unit Size Unit Size Bldg. No. of
~ (acres) (feet) (sq. ft.) (sq. ft.) Height Stories
(feet)
1.6 ~ 1 0 acres N/A New New 120 ft. 13
Constructi Constructi
on - 750 on - 1000
* * *
3
6-3 RM-2 RESIDENTIAL MULTI F AMIL Y, MEDIUM INTENSITY.
* * *
B. Development Regulations
Let .\rea
betweefl.
15,991 ftfttl
39,999 SetJi:.
Let !~rea
betv.'een
39,991 8fl.tI
45,999 Set. ft.
Lot Area
over
45,99930.000
sq. ft.
1. Base Max.
FAR
Hz,Q
+:-:t-5-
%:
2.25
2. Maxilfltllfl
FAR ilitk
b6fl.t:I3(See
See. 24).
%:
~
H
r:7-5-
a. Floor Art:a Ratio Dorms Mt:thodology
1) Floor /~rca Ratio boftUscs arc aehic"ied in t"vV-o "vVftys. Tht: first is a bonus for
design bttSed upon critcria listed in Section 6 24. Thc maximum increase in thc
Floor Area Ratio abO"ie the bast: FAR aehicted b)' using the design boftUst:s is
~
2) The second boftus is based Oft the ff'v'erage Floor Area of the Apartmeftt Units or
Hott:! Units. Tht: tabks bt:!o"v"( lists the bonus Floor Arca Ratio based upon the
net ftYt:rage Aptlf'tmt:nt Unit sizc or gross avcrage Hotel Unit size. For purposes
of this Section, tht: gross ff'iCragc IIott:! Unit size shall be calculated by di-..iding
the gross floor arca, as defined in Section 3, by the total numbcr of Hotel Units.
Net A.'g. 800 900 WOO ++00 HOO HG
Al'artlfleftt Uftit G
Fleer Area
Befttl3 FAR G-:OO G:-G5 G-:+G &:+5 G:-%: ~
C ro!!!! Ii. vI!:. IIotel ~ ~ 6GG 65G :tOO .:t5G
UBit Floor Area
BOBM!! FAR G-:OO G:-G5 G+ &:+5 G:-%: G:-%:
5
4
b. For JHllJ'OSCS ofth.is Seetion, the area contained in unenelosed Balconies that is illeluded
in the ettlculation of Floor Area Ratio shttll be included in detennining the average Floor
}..rea wmputations OftlfiitS.
e. An)' number falling bet'vvccn the specified rftfiges shall be ealculatcd by intelJ'olation.
d. The Maximum. Floor .Area Rtttio (F AR) 'vvith all bofttl3cS is dctcnnined by the folloviing
formula:
BIl:le FAR + De:ligR BeRtl:l + 1..g URit Size - MIlXiffltlffl F160r
(1.5e te 2.25) (o.e te 9.25) B6ttt:ts Arell Rfttie
61l:letI eR tIe:ligR (9.0 te 0.25 )
61l3etI t:IJ'left Let Arell eflteffit ellsetI 6R Ilverllge
t:IRit size
e. The unit si:ze bonus f-or mixcd hotel/residcntial dCiclopments shall be a3 set forth in
Section 6 4,D.2.fl..
* * *
6-4 RM-3 RESIDENTIAL MULTI F AMIL Y, HIGH INTENSITY.
* * *
B. Development Regulations
* * *
less than
15,999
~Q.OOO sq. ft.
Let Area
eetweeR
15,991 anti
39,999 s~.ft.
Lot Area
between
Lot Area
between
45,001 and
60,000 sq.ft.
1. Bftse
Max. FAR
~
2.59 2.75
3.00
Lot Area Lot Area
between greater than
60,001 and 100,000 sq.
100,000 ft.
sq.ft.
3.25 3.50
4.25 +.5&-
2. MIlXifflt:lffl
F t.R .....itk
Illl 66fl.t:ISeS
(See See. 6
~
MG-
~
3-:-5G-
4:00-
a. Floor .Area Ratio Donus Methodology
1) Floor Area Ratio bonU3es arc achieved in t'NO 'vvays. The first is a bonu3 for design
based upon criteria listed in Seetion 6 24. Thc maximum. inerca3e in the Floor /\rea
Ratio abo'v'e the base FAR aehie'led b)' using the design bOflli3CS is 0.50.
5
2) The second bonus is based on the average Floor Area of the />.pMtment Units Of
Hotel Units. The tablcg below list the bonug Floor Arca Rtttio ba3ed upon the net
fFvefage Apartment Unit si:z:e Of gross avcrage Hotel Unit size. For pUl'f'oses ofthh
Section, the grogs tl"lerage lIotel Unit size shall be ealculated by dividing the gross
floor arca, as defincd in Seetion J, by the total number ofIlotd Unitg.
!.';g. URit Hear 8e9 9W WW HW HW HG9 +400 +500 +600
Afeft
BeRti:! FA.R G:-OO ~ ~ ~ ~ ~ ~ ~ 9:-59
~
8e9
ww
~
9W
95G
~
6W
~
:tW
~
b. FOf purposeg of thig Section, thc area contained in uncnelosed Dalconieg thttt ig ineluded in
the eakultttion of Floor Area Ratio shall bc included in determining the fFlerage Floor Arca
eomputtttion3 of tlnits.
e. />.ny nmnber falling betvv'ecn the speeified ranges shall be ealeulttted by interpoltttion.
d. The Maximtlm Floof Area Rtttio (FAR) ""lith all bonuses is dctermined b:,. the follo',lving
formula:
c. Mixed Hotel/residential Development shall ha"le the unit gizc bonus ealeulated in the
following manner; thc gr03g floor area , as dcfined in Seetion 3, ghall be divided
proportionally to the pcrcentage of Hotel Units to Apartment Units, thttt percentage of the
gross building area corresponding to the Hotel Development shall be utilized in clctcmlining
6
the gross hotel l:lfiit size bonus. The residel'ttial unit size bonus is based solel)' on the net
a..erage unit size.
Da3e f/.R + De3igli B6lit:l3 + A. g Vii it Size - MltXifflt:lffl fleer
(1.50 t6 3.50) (OJ) te 0.50) B6ftttft Area Rftti6
Ba3eel t:Ifl6ft Let Area Ba3eel eft aesigli (fU) te f).59)
ffitefflt Baseel eft a. erage
t:Iftit size
* * *
6-6 CD-l COMMERCIAL, LOW INTENSITY.
* * *
B. Development Regulations
1. Bftse- 2.Max. fAR 3. Min. Lot 4. Min. Lot 5. Min. Apt. 6. A vg. Apt 7. Max.
Max. FAR '/lith B6ftt:lS Area Width Unit Size Unit Size Bldg
(See See. 6 (sq. ft.) (feet) (sq. ft.) (sq. ft.) Height
~ (feet)
Q:iSi.I..Q Ul Comm. - Comm. - Comm. - N/A Comm. - N/ A 40
none none
New New
Res. - 5,600 Res. - 50 Construction- Construction-
550 800
Rehabilitated Rehabilitated
Buildings - 400 Buildings - 550
Hotel Unit Hotel Units-N/A
15%: 300-335
85%: 335+
* * *
7
6-7 CD-2 COMMERCIAL, MEDIUM INTENSITY.
* * *
B. Development Regulations
l.Base Max. ~f8x. FAR Min. Lot 4. Min. Lot 5. Min. Apt. 6. Avg. Apt. 7. Max.
FAR "Ilith h6ftll~ Area Width Unit Size Unit Size Bldg.
(See See. (sq. ft.) (feet) (sq. ft.) (sq. ft.) Height
~ (feet)
.JW 2.G Comm. - Comm. - Comm. - N/A Comm. - N/A Historic
none none District -
Resideiitfid ResiaeRtial New Construction New Construction 50
fi aRa Al"art Res. - Res. - 50 - 550 - 800
Al'~eHt;/U ffleRt/I1etel 7,000 otherwise
eteJ. De"telol"ffleR Rehabilitated Rehabilitated - 75
De'ielel'8ieHt t skall f6llovi Buildings - 400 Buildings - 550
- 1.5 the F/.R
btffltts Hotel Unit Hotel Units - N/A
ffletke8elegy 15%: 300-335
as set f6rtk 85%: 335+
1R SeetieR 6
~
* * *
6-8 CD-3 COMMERCIAL, HIGH INTENSITY.
* * *
B. Development Regulations
Let Area
hetween
Lot Area
between
30,001 and
45,000 sq.ft.
Lot Area
between
45,001 and
100,000
sq.ft.
Lot Area
greater than
100,000
sq.ft.
15,991 and
39,999 !ill.ft.
Base Max.
FAR
~UQ
~
3.00
3.50
4.00
2!-
Maxifflt:lffl
F/.R .It'itk
eeRt:lSeS
(See See. 6
~
2.58
J.OO
J.58
+.00-
4.50
~
8
a. However, the Floor Area Ratio rttnge maximum for residential development, inclusive
of hotels, in the Architectural District shall be 2.50 1.25 to 3.0. The Floor }..rca Ratio
befttlg ghall bc basea en the ff'v'eragc roem gil':e Mid design bofttls as get forth in Section
6 4,B.2.a and 6 24/... For all other residcntial dc...elopment, inelush.e efhotcls outside
of the Architectural Digtriet, Mid hotels cast of Collifts Avenue in thc Arehiteetural
Distriet the Floor Area Ratios shall bc as sct forth in Subsection 6 4,B. lIovv'c'(cr,
COlYv'cntion lIotel De'(elopments shall folIo'''' the development regulatiofts as gct forth
in Seetion 6 tt
b. The unit gil':e bonus for mixed hotel/residcntial de-v'elopments shall be as set forth in
Section 6 4,3.2.a.
* * *
6-10 CCC CIVIC AND CONVENTION CENTER DISTRICT.
* * *
B. Development Regulations
Lot Area Lot Area Lot Area be- Lot Area be- Lot Area be- Lot Area
equal to or between tween 37,500 tween 45,000 tween 60,000 greater than
less than 22,500 and and 44,999 and 59,999 and 74,999 75,000 sq.ft.
22,499 sq.ft. 37,499 sq.ft. sq.ft. sq.ft. sq.ft.
1 Base Max. 1.25 2.00 2.75 3.50 4.25 5.00
FAR
'2- MftXimtllfl 2.25 3.00 3.75 4.50 5.25 6.00
~ FAR ",itk
B6IHi3e3
(See See. 6
~
* * *
6-11 GC GOLF COURSE DISTRICT.
* * *
B. Development Regulations
I.Base Max. 2. Max. FAR 3. Min. Lot 4. Min. Lot 5. Min. Apt. 6. A vg. Apt. 7. Max.
FAR .. itk B8f1tt3 Area Width Unit Size Unit Size Bldg.
(sq. ft.) (feet) (sq. ft.) (sq. ft.) Height
(feet)
N/A
N/A
N/A
N/A
N/A
N/A
33
* * *
9
6-14 I-I LIGHT INDUSTRIAL DISTRICT.
* * *
B. Development Regulations
1, Bftse Max. 2.Max. FAR 3. Min. Lot 4. Min. Lot 5. Min. Apt. 6. A vg. Apt 7. Max.
FAR .,vit" 66/it:l3 Area Width Unit Size Unit Size Bldg
(sq. ft.) (feet) (sq.ft.) (sq. ft.) Height
(feet)
1.0
N/A
None
None
N/A
N/A
40
* * *
6-15 MR MARINE RECREATION DISTRICT.
* * *
B. Development Regulations
1. Bftse 2.MltX. FAR 3. Min. Lot 4. Min. Lot 5. Min. Apt. 6. A vg. Apt 7. Max.
Max. FAR with 66/it:l3 Area Width Unit Size Unit Size Bldg
(See See. 6 (sq. ft.) (feet) (sq.ft.) (sq. ft.) Height
~ (feet)
0.25
0.75
N/A
N/A
N/A
N/A
40
* * *
10
6-16 MXE MIXED USE ENTERTAINMENT DISTRICT.
* * *
B. Development Regulations
I. Bttse Max. 2. M6x. FAR 3Min. Lot 4Min. Lot 5. Min. Apt. 6. A vg. Apt 7. Max.
FAR .....itk B6HI:I3 Area Width Unit Size Unit Size Bldg
(sq. ft.) ( feet) (sq.ft.) (sq. ft.) Height
(feet)
All uses - H AII1:I3e3 J.g N/A N/A Existing Existing Architectura I
2m Structures: Structures: District:
Except &teept Apt Units - 400 Apt Units - 550 Oceanfront - 150
Convention C6HO. eHti6H Hotel Units - in a Hotel Units - N/A Non-oceanfrt -
Hotel Hetel Local Historic 50
Development Devel6fHfteHt District/Site - 200, New
(as set forth otherwise construction: Ocean Drivel
in Section 6- (63 3et f6rtk iH 15%: 300-335 Apt Units - 800 Collins A venue
23) - H5- Seeti6H 6 23) 85%: 335+ Hotel Units - NI A Historic District-
~ -3-:-5G:- See Section 6-
New I6.E.
construction:
Apt Units - 550
Hotel Units - All other areas:
15%: 300 - 335 75'.
85%: 335+
* * *
6-17 RO RESIDENTIAL/OFFICE DISTRICT.
* * *
B. Development Regulations
1. Base- 2.MftX. FAR 3 Min. Lot 4Min. Lot 5. Min. Apt. 6. A vg. Apt 7. Max.
Max. FAR .. itk B6HI:I3 Area Width Unit Size Unit Size Bldg
(See See. 6 (sq. ft.) (feet) (sq.ft.) (sq. ft.) Height
~ (feet)
.75 1.25 Res. - Res. - 50 Single Family - Single Family - 33
6,000 1,800 N/A
Off. - none
Off. - none Multi Family - 550 Multi Family - 800
Off. = N/A Off. = N/A
* * *
11
6-18 TH TOWNHOME RESIDENTIAL DISTRICT.
* * *
B. Development Regulations
1. Bftse- 2.Max. FAR 3 Min. Lot 4Min. Lot 5. Min. Apt. 6. A vg. Apt 7. Max.
Max. FAR "lith 601Hl3 Area Width Unit Size Unit Size Bldg
(See See. 6 (sq. ft.) (feet) (sq. ft.) (sq. ft.) Height
~ (feet)
eft 0.75
1.2
5,000
50
900
1,100
40
* * *
6-19 WD-l WATERWAY DISTRICT.
* * *
B. Development Regulations
1. Bttse- 2. Max. FAR 3Min. Lot 4Min. Lot 5. Max. Floor. 6. Max. No. of 7. Max.
Max. FAR with b6ftttS Area Width Area of Bldg. Bldgs. per BIdg
(sq. ft.) (feet) (sq. ft.) site Height
(feet)
N/A WA N/A N/A 40 1 12 - must use
pitched roof
* * *
6-20 WD-2 WATERWAY DISTRICT.
* * *
B. Development Regulations
1. BMe- Max. 2. I\fu. Fl.R 3. Min. Lot 4. Min. Lot 5. Min. Apt. 6. Avg. Apt 7. Max. Bldg
FAR .. itk h81111! Area Width Unit Size Unit Size Height
(gu gte. Ii 2 t) (sq. ft.) (feet) (sq.ft.) (sq. ft.) (feet)
.01
~
N/A
N/A
N/A
N/A
15
* * *
12
6-23 MAXIMUM FAR FOR CONVENTION HOTEL DEVELOPMENT CITY
CENTER/HISTORIC CONVENTION VILLAGE REDEVELOPMENT AND
REVITALIZATION AREA
A. Convention Hotel Development as proposed in the City CenterIHistoric Convention
Village Redevelopment and Revitalization Area Plan and specifically identified as
Sites I-A and I-B in the Convention Hotel Development Opportunity (Request for
Proposals) shall conform to the Floor Area Ratio regulations set forth in this Section
regardless of the underlying zoning district. However, that portion of Convention
Hotel Developments located in the MXE District shall have a bttse maximum FAR
of3.50 1.75 Mid a maximum FAR not to e:xceed 3.50.
B. Lot Area equal Lot Area Lot Area Lot Area Lot Area Lot Area greater
to or less than between 22,500 between between 45,000 between 60,000 than 75,000 sq.ft.
22,499 sq.ft. and 37,499 sq.ft. 37,500 and and 59,999 sq.ft. and 74,999 sq.ft.
44,999 sq.ft.
1. Bft!le- Max. FAR 1.25 1.85 2.45 3.05 3.65 4.25
2. 1I1axillllllll F!.R ~ ~ ~ ~ ~ 6-:W
"ith all h6RtHlt~
C. F100r .^~rea Ratio Bonus Methodology
1.
Floor .\rea Ratio bonuscs tife achie-v'ed in tv..o V/ft)'S. The first is a bonus fOf
design based upon criterialistcd in Section 6 24. The maximum. ine:re:ase in
the Floor .l\rca Ratio above the bfl:3e FAR achie-..ed by using the design
bonuscs is 0.50.
2.
The second bonus is bfl:3ed on the gross IIotel Unit size. For purposes of this
Scction, thc gross W'v'emgc IIotel Unit sizc shall be calculated b)O di'{iding the
gross Building tifea b:,. the total fttlfflbcr ofII6tel Units. The belo'vv tablc lists
the bonus Floor .l\rca Ratio bfl:sed upon the gross average IIotel Unit size.
BeRtls FAR
1:1:1:1:1:1:1:1:1:1
A .g. Ul'lit Fleer Area
~
3.
.l\ny number falling bct....ccn the specified rangcs shall be calculated by
interpolation.
4.
Thc Maximum Floor Area Ratio with all bonuscs is dctcrmined by thc
folloviing formula:
I=~ LJ=~
(1.25 te 4.25) (0.0 te 0.50)
. ._ ~~~& Moo . ~ d"ign
LJ 5 ~ :60.' ~ ==Floo,
(0.B ~e 1.25) ;\rea RatIe
based el'l a,eragc
tll'lit sire
13
SECTION 2. That Subsection 6-24, entitled "Schedule of Design Bonuses" of Section 6, entitled
"Schedule of District Regulations" of Zoning Ordinance 89-2665 of the City of Miami Beach, Florida
is hereby deleted:
6 24 SCHEDULE OF DESIGN IlONUSES
A. Cefteral provi3ioft3
1. The total bOftl:lSe3 3hall ftot exceed the maximum bOftl:l3 a3 3et f6rth ift the
di3trict ift -.vhich the property i3 loeated.
2. All Site Plaft3 3hall bc eemsi3teftt -vVith the Compreheftsive Phm and
Neighberhood Stl:ldy Phlft, if enc exi3ts fer thc neighberhood ifivoh'cd.
3. The Privatc Seetor De-ielopment Contro13 Md Cuideline3 (Ordiftanee No.
77 2099) tig mnended, shtill be l:lsed ag thc gl:lide ift determiftiftg thc amount
of desigft bOftl:l3eS that tire granted.
4. Wheft a projeet is ift the ,'\.rehiteetUfal Distriet, the plMs shall be e6ftsistent
v.'itft the SeerctB:!.)o of the Irtterior's StMdtlftb for Reftabilitatitm tl::ftd Cuidelines
fDr R'Chtlbilitatiftg Historie Stmetures, U.S. Deptlrtmcnt of the Interior
(Revised 1983) Md as tlfticftded.
5. For a projeet to reeci-;c a Floor Area Ratio bOftU3 btlscd Oft design, it ml:lst at
a miftimUffi eomply viith 6ftC boftus faetor from eaeh of follo-i;iftg eateg6ries
cxelm!iftg the Historie Criteria category. Ho".\'Cver this exelu3ioft does not
tlpply to exigtiftg Struetmes which Me listed ift the City's Historie Properties
Database Md "l.ilieh Me ftot ift the Arehiteetural District. DCidopments
whieh arc loeated ift thc Natioftal Regi3ter Distriet shall be eligible f6r the
dcsigft boftuses listed ift Seeticm 6 24,C; however, they must at a miftimum
comply with three (3) oftn@ criteria."
6. The mttXimum Floor Area Ratio bOftU3 whieh is aehieyed through the desigft
bonuses ift thc RM 3 Di3trict, MY rcsidential Uge ift the CD 3 Distriet and for
Hotel Deyelopmeftts is 0.50. 1ft all other Di3triets the eap Oft the Floor Area
Ratio desigft bonus 3hall bc the Maximum Floor Area Ratio permitted ift the
District.
7. Desigft bOftuses for additiofts to existiftg lluildiftgs Me addecl t6 the existiftg
FAR of the lluildiftg; howe-ier, the proposed FAR shall not exeeed the
mttXimwn permitted FAR for the projeet a3 3et furth ift the Zoftiftg District Lot
Ar@a n~glllation8. ...
D. Floor Arca Ratio DOftU3eS
14
1.
Cate~ory
Design and PI .
Mlfung
a.
-b:-
-e:-
-d
-e:-
2.
Building Features
a.
b.
Bonus Faetors
Areades .
consIdering
a~eommodation of . I'.c~estriflft fieeess
CIrculation actrnt1es lin! . '
. l'attern ' ('age In
areluteetural d ' rdationsfiil'
,h d' Itft Uffllll\ d ' 16
a Ing flftd cool" eSIgn featu
I ' tftg eft; '" ,
re a!toft,hip 10 p hf eet, proteel;'''' effect'
.. 'h' U Ie ond' ,
eeSSI Ility flftd uSfib T prIvate spaces
1 Ity. '
Open SI'
~ aee arcas shall b
he amotlnt of Open S e open to the sk:y
llI'Ca, lhftt ""lilts paee ,hall exceed tru;
reqUIremcnts. from the setbaek
Lot assemblage tl 0
B 'hi' lIS b
UI Ings in the MXE D' ~nus applies for
pl!rt of a 16ee11y de,i .slnel, which arc not
SIte; flftd in the dis:in~ed Il1storie District or
Street and the CD 1 c s located South of 6th
flftd CD 2 distriets.
Provision of parI .
ft (,Ing sl'a
10tlnt required b' . ees be)"ond the
pro , , ) thl, e d' a
VISIOn does r Inance Th'
i> I' ftot appl)'" h ' IS
ar :(lag Impact F@@ P vi en utilizing the
rogram. ..
'{ T'
v Iew corridors cr .
through the Site eatIng a vievf" eorridor
provision does n t or the Btlilding. Th'
!hill eOlTC'pond I: t:pp1y for view corriao;'
e reqUIred setback a s
fea.
Outdoor Cafc.
First Floor C
ommere' I
of I 000 Ia Usc with ..
C' 'q_e feet D' a ffllftltrlllftl
Offiffi . I . lfeet
ereIa Uscs and access to
are eneotlf'aged full storefront mifld
. vf O'vYS
15
FAR Bonus
.05
.01 for e-(ery" 10%
that exeeeds the
Mea re:mlting from
the f .
eqUlred
sctbaeks, not to
exceed.05
.05 per 7,500 sq ft
or fraetion ther~of
of Let A
" ..rea, not to
exceed .25.
"Oll'er Sl'fiec, not
to exceed 0.25.
.05
.005 l'er 4
scats
total not to exceed
:G5
.Oll'cr I 250
, sq. ft
of retail sl'acc .
t ' not
o exceed .05
c.
IIotel Units this bonus applies when a
Development eontains at ka3t 25% of the unit
mix a3 IIotel rooms.
d.
Mccting rooms, a3scmbly rooms fmd
eonfcrenee rooms.
c.
Perfi'lrming arts spaec ineluding but not
limited to museums and art galleries.
f.
Front porch the poreh shall be eontinuous
and eompri3c at lea3t 75% ef the Lot Width.
Thig bOfim applieg for projcct3 in a degignated
IIigtorie Digtriet or ligted in thc National
Regigter.
g.
Terraeeg or baleenic3 '/lith fm tl:"ierage Mea
abo-(e 50 gqUMC feet per unit fer the entire
building. ..
Pro'ii3ion of recreational fcaturc3 3ueh ag
indoor gym, indoor or outdoor Jaeuzzi, tcnnig
court, 3"vvimming pool, eabanag, hot tub, court
gam@s, party room, or similar f@at\:ln~s. ..
h.
1.
Pro'ii3ion of hvo floor Multi family unit3,
'vVhich may er mft). net bc eombined with
garden gtyle apartmentg in a mtllti floor
building. ..
Construction of a port@ coch@r@. ..
J.
k.
Provision of accessory Marine Dockage or
Marina. ..
1.
Degigning meehfmieal equipmcnt, gtair tl:ftd
ele-(ator towcr3 'Nith offia:rnental cnel03urc3 or
gereen3 in order to enhance the -ii3ual impaet.
..
16
.005 per IIotel
room not to cxeeed
~
.01 pcr 500 g'1. ft.
of publie mccting
3paee, not to
cxceed 0.25.
.01 pcr 500 sq. ft.
of pub lie meeting
space, not to
exceed 0.25.
.01 pcr 50 3'1. ft. or
fraction thereof Rot
to @xc@@d .05 ..
0.01 pcr feature,
max. 0.05.
0.01 for c-iCf)o 10%
or fraetion thereof
oftotttl area. Not to
execcd 0.05
0.05
0.05
0.05
m.
Consideration of roof surface finishes, design
and uses 'vVhieh may ha'v'e yisual aeeess from
other buildings 'vVith human aeti"..ity alloeatcd
to their rooftopg gundcek, tCfifiis courts, pooh,
landscaping, etc. ..
n.
Subterrancan parking and use of berms to
substantially serccn parked ',chides and
parking areas from public ",i@'N. ..
o.
Use ofntltufal material ofpcrmancnt or semi
p~mnanent color. ..
3. Site Featurcs
a.
Planting and landscaping a minimum of
25% of the Open Spaee contained v,ithin the
Site shall be maintained fiS a landseaped area.
Congideration ghall be givcn to maintenanee
provisiong, il't'igation and relationship to
Duildingg and Street gettf'e.
Landsettf'e maturity thig bonus applies to
laneheaping that hag aehieyed a minimum of
50% of mfiximtlm avcrage height at time of
planting.
b.
e.
Doarthvalk continuation any projcet that ig
adjaeent to the DUfte and eontinueg or extends
the Cit)"'s Deaehfront Park and Promenade in
accordance "Nith the established guidelineg.
d.
Lighting aecent lighting of architectural and
design features, lighting of planting and
landscapc arcas and illumination of Signs.
e.
Rooftop Landscaping considcring scale, typc
of plant material and maturity at time of
planting.
17
0.025
0.025
0.025
.05
.05
.05
.05
.01 for eyery 10%
of rooftop arca
maintained as
landseape space
not to exeeed .05.
f.
g.
h.
1.
J.
k.
4. Physical Criteria
a.
b.
A pltlftting seheme that ha3 a composition of
prcdominftftt material, eoler, or tcxture giving
needed unity. Consideration to aeceftt
material crcating needed COMrfl3t against
dominant material. ...
Devclopmeftt of ptYv"ing schemes (pedestriM
and vehiwlttf) u3ing differeftt materials to
separate and define varying us@ areas. ...
Use of gradc changes and earth to form
-v"ttfiet)' and ereate intcresting -v"isua:l impacts
\vithin the extcrior IMdseape plan b:y using
slight riscs, drops or 3teps to contrast with the
norm of the surrounding areas. ...
Use 5f Xeri3eape lfiftd3ettping techniques for
a minimum of 50% 5ft5tallMdseapcd fireas.
...
Lfiftd3eaping of balconies Md other
proj@ctions (plaat@fs, @tc.) ...
For ba)'front/5ccMfmnt btlildings
construetion 5f retail space, re3taurMts or
clubs with view of the water Md with a
minimum of 1,000 sq. ft. ...
Ptt"iing 1 00% of the outdoor circulation
wfllk.Tv'ttys shall be dec6rati. e pfi"v"ing Md shall
take iftto cc)fisideration tfan3ition -.Tiith public
spaees and ereation of arrival plaza.
Undergrotlfld utility line3 thi3 bonus applies
when utility lines afC located underground.
18
0.025
0.025
0.025
0.025
0.025
0.025
.05
.05
e.
d.
e.
f.
5.
Site 1m:
I'ro - 'C
. meftts
a..
b.
e.
~lky Iml'YO-temcnt3
1ft .c~ort!llncc wilb re,llf'ftIcing ond lij;htin
cstablIshcd b'" the P t.lt~e speeiftea:tions -~
IlfI<I L ' !tv IC nl .. ",
tHe Cit)' Pol' ." 01",3 Depa:rt
leC CrIme P _.' mcnt
, ro .tfttlOft Unit
.vl\cn not othel'l . .
ftftd ..;astc ..lse required all out
....l...d mftHogcmelll fueirf de,", Inl3b
or scr@@H@d. .. 1 1CS that ttl'C
Entr)' I'la.l':
v a., ..;hen not
~ ord,. oceupyi"ll' .pltl'l of tlIC req,,;rc<!
mldmg '.vidth. .. mInImum of 15% of
D@corati'l@ n:at@S/i:
l:> ' i'@llC@S b t
@ '.v@@n byil-l'
~mgs. ..
.05
0.025
0.025
0.025
Signs a.nd Ora. .
oricnt t' I'hlCS
a IOn.
rela:ting to public
.05
Street Fumit
life a: ..
sctba: k mInIffitt f
.e ttl'ca shall in I m 0 25% of the
eon31dcrift~ d . e \:ldc Strcct!1 .
,c.liog pc c,Ir,ftH oritftl f I\Jftlture
,.;th capacity, vi,llIll' · 10ft, f_oft
.. ttl'eh' t Iml'a: t . '
. 1 eetural and th e, mtegration
Integra.tion '--ith 0 er dcsign demc t
. f' . .. use of b . ft ,
C I (tly lU'ell3 OIl' r. . pu he """,,,' d
lleft!e, , I 0",1I1y of style I .' an
, 6eatlOft and
.05
Public }..rt .
"i 'b T eonslderift
.. Sl 1 It)' [r6m the g ~cecssibility ftftd
Integrati6ft with I'ubhe right of n,
oetivity Ilftft . IIse of public , ,,"",
,ellle . 1 " UIlIformily of ,t J I poees, llI'ld
1% .,' . mlftimum '" ' C, locatioft ond
of construetio e art work sha.ll
Bftildift~ Pcrm't ft co'l ., iftdicatcd C6M
great I 6f $25 GGG . Oft thc
cr. Docs not i 1 ' v,:luehe-'cr'
r ftC ftd . · "
ttl'e lstcd in 4 b b c .later fca:tu
. a. ove. res tha:t
.05
19
d.
MB.jor '.VB.ter feB.tures wnsidering mo';ement,
s01:lfid, refleetion, reereation, cooling eff'Cet,
8fehitcetllfB.l effeet, wordination vv'ith plfl:ZB. or
other speeiB.lplB.ee, publie prh'B.te trB.figition,
'v'isUB.I impact, Mid relation to ovcrB.llprojcct
design. Thig factor ig onl:y B.pplicable fur 'v.'B.ter
features that exeeed hB.lf of one pereent of the
eogt of the Building B.g li3tcd on the Building
Permit applieation.
.05
e.
Street trees, grateg B.fid irrigtttion lMidseB.ping
on the City's right of v.'ft)' 3hall oeeur for the
entire Street frontB.ge of the property Mid trees
shB.ll be plB.nted no further B.wft)' than twenty
feet on eenter.
.05
f.
Crime Preventiofl. Through EnviromncntB.1
De3igfl. (CPTED) wmpliMiee this bofl.uS
B.pplieg '.vhen B. project is fuufl.d in eompliB.nce
'Nith thege guidelines,
6. I1igtorie CriteriB. De'fclopmefitg v;hieh MC listed in the City'g I1istorie Propertie3 Database
and 'v..hieh Me not located in the NtttionB.1 Register Distriet Me eligible for the fi'lllo'v";ing
d@8igR bORl:l8@8: ..
B..
I1istorieB.1 markcrg B. mInImum of tv;o
mMkcrs shB.ll be provided.
b.
U.S. Seeretary of the Interior Appro'fal This
bonm B.pplies to projeets ifl. B. nationB.lly
dcsignated ArehitecturB.l Distriet.
e,
Retentiofl. ()f signifieMtt interior higtorieB.1
MehiteeturB.I items, this includes but is not
limited to floor and cciling treatments,
fireplaces, front de3b, telephone booth3, ete.
.25
d.
IlistorieB.lly aeeurate fabric k.vningg This
bonus B.pplieg for exigting Btlildings.
e.
I1igtorically aeeurttte regtored furniture in the
lobby or in B.ll I10tcl rooms.
20
f.
Restoration of original historic Signs, not
including Signs added after the primary period
of historic significance.
.05
g.
For multifamily Mid hotel rehabilitation
projeets only ereation of rooms/unit sizes in
@xc@ss ofth@ miniml:lm av@rag@ l:lnit siz@."
For cach 50 sq.ft.
.01, max. .05.
h.
Replaccmcnt of Mi exterior tll'ehiteetural
f@atllf@ or fixtllf@ that has b@@n r@mov@d."
~
1.
Nftffling of structure by its original
archit@ctlual RaGl@."
~
C. Dc-v'clopments vihich Me located in the National Register Distriet shall not be eligible for the
design bonuses ag set forth above in sl:lbparagraph ll; rather, they shall be eligible for thc
following d@sign bonuses: ...
1.
!.reaae3 ifleltlaiflg ptlBlie peae3triafl aeee33, aee6ft!.ft!.6aati6fl 8f
aeti. itie3, liflkage ifl eiretllati6fl pfttteffl, rdati6fl3hip t8
ftfehiteettlralMa t1rBafl ae3igfl felffil1'e3, 3haaiflg, e66liflg afla
p1'8teetive effeet, relati6fl3hip t... ptlBlie afla private 3paee3,
aeee33iBility Ma t13aBility. B6fltl3 availaBle ifl MXE afla
e6ft!.ft!.ereial Z6fliflg ai3triet3 8fll)'.
-*
x
0,(;125 per 250
3f/.ft. 6f lifea6e.
Shall flat exe.::ed
9:+
2.
Opefl Spaee lifea3 3hall Be 8pefl fr8ft!. gr8t1fla t8 the 3k)'. F8r the -*
ptit'f'83e3 8f ealetillttiflg thi3 B6flti3, Opefl Spaee 3hall Be aeftflea a3
the 8peH area that exeeea3 1:fle ft!.iflift!.tift!. lifea re3t1ltiflg fr6ft!.
reqtlirea 3etBaek3.
0.05 fer
every 10% that
exeeea3
the area
1'e3ti Itiflg
fraft!. the
reqtlired
3etBaek3. Shall
ft6f
~
9:+
9:-5G
3.
ParkiHg aeee33 t6 pa1'kiflg via the Aile)' 61' 3ide Street 38 that the -*
Fraflt Yara ha3 fl6 ',i3iBle dri'"e'wa)' 81' parkiflg 3paee3. Dtlildiflg
aeee33 [raft!. the F1'aflt Yara 3haIl Be at Craae, e8fl3isteflt with
fleighb8riflg IIi3t6rie Btlilaiflg3.
21
4. Fr6fl.t f36reh the f36reh shall Be e6fl.tiRtl6tlS aRa e6ft1f3rise Itt lea3t ----*
75~<' 6fL6t Wiath aRa R6t exeeea f6tlr (1) feet aBave craae. This
b6fl.tlS af3f3lies ta BtlilaiRgs iR the MXE aRa CO 3 :l8RiRg aistriets
6ftly-:
(H
5. 8tlBteffafl:eaR ParkiRg (lfith a fiRiskea fl6ar beiRg a ftliRiftltlftl ef ----*
tVl6 (2) feet beltn. Craae) aRa Hse 6fbel'ftls ta sHbst!tfitiall)' sereeR
f3arkea vehieles aRa f3llrldRg area3 [rem f3tlBlie ., ie....
~
7. Oaar aRa WiRaeV. AligRftleRt 066r3 IlRa Wifl:a6VlS StlBstllRtiall)' ----*
aligR .. ith histarie Il6HMiRg/Reighb6riRg BtlilaiRgs. Ifl:eltlaes Illl
.(iRa6... s !tfia a66f3 . isiBle t6 the f3HBlie fraftl the 8treet IlHa
siae-blllk. A bleek ele-;ltti6H is rel1Hirea far revie... 6fthis beHtls.
8. 8eefeta1') 6fthe IRteri6r CertifielltiaH the arehiteettlral f3IIlHS, X
iHelHaiHg rehaeilitfttiaR aHa llaaiti6R(S) shall be eertifiea by the
8tate IIistarie Pre3ervltti6H Offieer as beiHg eaR3isteHt "'lith the
U.8. 8eeretllr)' afthe IHterier's 8taHaar8s.
9.925 far
eaeh 25 sl1.ft. 6f
ftlltterial. B6HHS
shall Het
~
(H
~
6. Use 6fhistarie bHilaiHg ftlltteria13 sHeh asl(e)"st6He, aalitie ----*
Iiftlest6He, vitralite, aHa 8ee6rlttive teffaZZ6 6R He ,If BHilaiHgs t6
beMer aehieve e6ft1f3lttibility.
(H
9. Ref3lielttiaH 6f MissiHg IIist6rie Arehiteettlral aHa/ar Oee6rltti...e X
EleftleHts e)(aet ref3lieltti6fl. Ba3ea 6H f3hat6grllJ'hs, arehiteetHral
f3laHs 6f 6ther aefiHiti. e a6etlftleRtltti6R 6f arehiteetHfal aHa
aeearlttive eleftleRt3 wkieh are ftlissiRg 6r aestra)'ea (existiHg
elelneHts are reqtlirea t8 be rel'airea). StieR elefflel'lts
iHelHae (BHt Me R6t limitea t6) Oale61'1) railiHgs, BalH3tfaae3,
t6.. ers, Bas relief l"aHe13, a66f/wiRa6.. s sHff6HRas, e6m.iees, light
fixtHres, firefllaee3 aHa terrllZZ6 fl66rs.
~
eaeh $19,990 ef
feSf6f-
ltti6H e6St. B6HHS
sRall ft8t
~
G:-5-
19. Re3t6rltti6R 6f A.rtv/ark existiRg fiRe Ilrt eleftleHt3 stleh as ftlttrals, X
setllflttlreS !tfia staiHea gla3s are re3tarea B)" t):tlalifiea eXf3erts.
~
eaeh $19,990
6f restar
Ittiafl. east.
B6fttts.
shall Helt
exeeea 9.3
22
11.
. . Si H(3) rel'Iieati6R Ba3ea 6H.
Rel'lieati6R 6f 6rigiHal BtUlal~g :ftke BHilaiHg'3 6rigiHal SigH
I'k6t6gral'ks 6r 8fekiteetH~~1 : i:H: reCJHireffleHt). This B6HH3
.. est6rft 16 , 6
(if 3igH is eXl3tlHg, r.. I BHilaiHg Haffle t6 Be retalHe .
"-6Hla reCJHire tke tlnglHa
..
12.
6 flHBlie r66ffl3.
. a fHt'HitHre iH tke 1655) aH
U3e 6f aeettrate l'erl6
13.
a ef'fHaHeHt Pftf'kiHg
. . r6...i3i6H 6fa lafta3~ftfJe. ~., he aeffl81itiaR
8atelhte Pftf'kIHg I' f 3atellite l'!trklHg IH\ al. e3. t
L6t 6r l'arkiHg garage.. I t3iee 6f a 16eally ee31gHatea .
6fa IIi3t6rie BHilaiHg I~ 6rk~~ etHral Di3triet, tkeft Htis e6ftH3 IS
. t . et 6r tke are I e
IIi3t6rie DIS rt
H6t al'l'lieaele.
14.
. r86ffl3 e6ftfereftee reefflS
. . . -isi6H 6f ffleetlHg , t Iletels
Hotel.....,'.e, ~ro'. .. .,..1. 'oll...I, !lftd A~""~' Il tel
Iffi:a a3sefflBly. r~8ffl3. ;; ~~q<. 6f tke t6tal ftHffleer 6f HHlt3 a3 a
tkat Have a ffllHlfflHffl
tffltts:.
15.
. 6 /6Hta6ar
" . H af ift6a6r g) ffl, 1ft 6ar, .
Reereati6Hal affleHities I J'lra.' IS:~r featHre. C8Hrt gftffleS !tfta I'art)
. no' ift~ 1'66 6r 31ffl
jaeHzzl, 3..lfflffl
reaffl3 Het iftelHeea.
23
x
(Hl25 fer
~
~
0.050 f6r
Ffflt
tte6ft;
ffletal er
ma36R')
~
O.f)75 far
tMee-
tHmett-
sffitttM
tte6ft;
ffletal 6r
ffl!t36H')'
~
x
9:+
--*
f). I{) far eaek
30% afreC)Hirea
l'arkiRg I'r~viaea
(R6t iRelHalRg
ereaits).
x
--*
9.f)25 rer
~
6f I'HBlie
ffleetiRg
~
B6Mts
sHall Ret
~
G-:+
x
--*
x
e.e25 rer
~
B6Mts
3kall Rat
~
G-:+
16. Reef 8tirfaee impre. emeftt ef reef stirfaees visiBle te ---*
fteigHB8riftg pr81'erties B)' tise sf 8eekiftg aft8 r8ef laft8seapiftg.
x
9.025 per 20Q\. ef
reef treated.
Befttis sHall ft6t
exeee80.1
17. Xeriseape tise ef xeriseal'e laft8seal'e teeHfti€ltieS ift at least 50Q<' ---*
6f 16ft8seal'e8 Mea.
x
G-:+
x
~
18. Aile) Impre. emeftts resttrfaeiftg aft8 ligHtiftg ift aeeer8aftee .,..ith ---*
the speeifieatiefts efthe City's PtiBlie Werks Def'artffleftt 6ftd
P8liee Crime Pre. efttieft Uftit. CPTED (Crime Pre.tefttieft T
Hretigh Eftvireftmefttal Desigft) staft8ar8S sHall be ltfll'lie8 te the
entire streeftire.
x
G-:+
19. Ptiblie Art previ8ing eX6mples efart eft privttte l'rel'erf)', visible ---*
Hem the ptiblie right ef .... tty. The art shall ft8t ftegati. el)' ifflp6et
the Hist8rie stmettire. THe 6l'preprittteftess ef the art sHall be
aete1'fflifte8 b) the Daee C8tiftty Art ift Pttblie 8paees Trest. THe
art shall eest a ffliftimtiHl 8f 1 % ef the e8ftstrttetiaft east ar $
25,999, .. hiehe.ter is greater. This pre. isieft 8ees ftet ifteltide
fetifttaifts.
29. Mtilti ftllflil) Uftits }'Jr8...isi8ft af ttftit3 exeeeaiftg tHe fflift ---*
imtim/a terage tiftit size re€ltiire8 by the Zeftiftg Oraiftaftee.
x
0.95 per
eaeh 19%
the pr8f'esed
a.terage
ttffit-
exeee8sthe
a ter6ge
~
reCjtlire8
by-tfte
~
Oraifttlflee
~
sHall ftet
~
0.35 (See C
ftftft:1
24
Ne-" C6ftstrueti6ft
A vg. Uftit Size (3q.ft.) 800 88G 96G +G4G ~ HOO H89 H69
B6m:ts {} ~ e.:+9 945 ~ ~ ~ ~
Rehllhilitllti6ft
l\:/g. Uftit Si~e (3q.ft.) ~ 6+5- 61-9 ~ ~ ~ 899 9#
B6m:ts {} ~ 9-:9+ 945 ~ ~ ~ ~
SECTION 3. That Subsection 6-25, entitled "Supplementary Yard Regulations" of Section 6, entitled "Schedule
of District Regulations" of Zoning Ordinance 89-2665 of the City of Miami Beach, Florida is hereby amended as
follows:
6-25 SUPPLEMENTARY YARD REGULATIONS
* * *
B. Allowable Encroachments.
* * *
14. Parking Garages and At-Grade Parking Lots (including those operated on a valet basis) -
When a main Use, Parking Garages and At-Grade Parking Lots shall have the following
setbacks:
* * *
e. For purposes of determining the maximum size ofthe garage, the Floor Area Ratio
shall equal the maximum FAR as set forth in the underlying zoning district providing
that the gttrage projeet meetg at a minimmn a total of 0.50 in design hO)'ffiges ag ligted
in Section 6 24. When Commercial Uses are located on the ground floor, this Floor
Area shall not be included in the Floor Area Ratio calculation. If the highest level
of a garage is open to the sky, then that level shall not be included in the Floor Area
Ratio calculation.
SECTION 4. That Subsection 6-29, entitled "Transfer of Development Rights (Unused Floor Area)" of Section
6, entitled "Schedule of District Regulations" of Zoning Ordinance 89-2665 of the City of Miami Beach, Florida
is hereby amended as follows:
25
6-29 TRANSFER OF DEVELOPMENT RIGHTS (UNUSED FLOOR AREA)
* * *
C. Procedures Pertaining to the Transfer of Development Rights (Unused Floor Area)
* * *
3. Development Regulations
* * *
d. A Receiving Property shall not exceed the maximum allowed Floor Area provisions
on a Receiving Lot by more than 20%. The trflfl:3fcffCd Floor Area. 3ha.ll ol'ily be
pcrmitted a.fter a. Dc',dopmel'it hag a.ehieved the maximum permitted FAR a.llo'.ved
in the di3triet through the de3ign bOl'iU3e3 a.3 ligted il'i Scetiell'i 6 24. Any Floor Area
that is transferred to a Receiving Property and which is used as units shall meet or
exceed the average Floor Area per unit size provided in the Building.
SECTION 5. That Subsection 16-8, entitled "Powers and Duties" of Section 16, entitled "Board of Adjustment"
of Zoning Ordinance 89-2665 of the City of Miami Beach, Florida is hereby amended as follows:
16-8 POWERS AND DUTIES
A. The Board of Adjustment shall have the following powers and duties with regard to Zoning
Ordinance 89-2665:
* * *
2. To authorize, upon application such Variance from the terms of this Ordinance as will not
be contrary to the public interest when, owing to special conditions, a literal enforcement of
a provision of this Ordinance would result in unnecessary and undue hardship. An
application for a Variance for the following items is prohibited: Floor Area Ratio, required
Parking (except as provided for in this Subsection), the fr\'era.ge unit 3ize v..hel'i ugcd il'i
dctenninil'ig the bOftU3 fur the Floor Area. Ra.tio, requests pertaining to a waiver of off-Street
parking for less than one space per Apartment Unit or a request pertaining to the reduction
of an impact fee, or for Lot Area when determining floor area ratios. A variance for hotels
of more than 20% of the total amount of required parking is prohibited; should the Board
grant a variance pursuant to Section 7-2.A.25, the Parking Impact Fee Program shall not be
required.19 In order to authorize any Variance from the terms of this Ordinance, the Board
of Adjustment shall find:
* * *
26
SECTION 6. That Subsection 18-2 , entitled "Design Review Procedures" of Section 18, entitled "Design Review
Board" of Zoning Ordinance 89-2665 of the City of Miami Beach, Florida is hereby amended as follows:
18-2 DESIGN REVIEW PROCEDURES
A. Design Review Criteria.
Design Review encompasses the examination of architectural drawings for consistency with the
criteria stated below, with regard to the aesthetics, appearances, safety, and function of the Structure
in relation to the Site, adjacent Structures and surrounding community. The Board and the Historic
Preservation and Urban Design Department shall review plans based upon the below stated criteria
and criteria listed in Neighborhood Plans. Recommendations ofthe Historic Preservation and Urban
Design Department shall include, but not be limited to, comments from the Planning and Zoning
Department and the Public Works Department. If floor 8f'ea ratio 6offil3ell are reque3tecl and ttllo\vcd
in the dilltrict in \vhieh the property ill located, eriteria li3tecl in Section 6 24I3 Ilhall af!pl)'. If the
Board determines that an application is not consistent with the criteria, it shall set forth in writing
the reasons substantiating its finding.
* * *
l6... The proposed Structure has an orientation and massing which is sensitive to and compatible
with the the Building Site and surrounding area and which creates or maintains important view
corridor(s ).
1L The Building has. where feasible. space in that part of the ground floor fronting a street. or
streets which is to be occupied for residential or Commercial Uses: likewise. the upper floors of the
pedestal portion of the proposed Building fronting a street. or streets. shall have residential or
Commercial spaces. shall have the appearance of being a residential or Commercial space or shall
have an architectural treatment which shall buffer the appearance of the parking Structure from the
surrounding area and is integrated with the overall appearance of the proiect.
.l.8.:. The Building shall have an appropriate and fully integrated rooftop architectural treatment
which substantially screens all mechanical equipment. stairs and elevator towers.
.l.2.. An addition on a Building Site shall be designed. sited and massed in a manner which is
sensitive to and compatible with the existing improvement(st
SECTION 7. That Subsection 20-4, entitled "Performance Standard Regulations" of Section 20, entitled
tIPS-Performance Standard District" of Zoning Ordinance 89-2665 of the City of Miami Beach, Florida is hereby
amended as follows:
27
20-4 PERFORMANCE STANDARD REGULATIONS
* * *
B. Table of Residential Performance Standards
Residential Subdistricts I
Performance Standard R-PSl R-PS2 R-PS3 R-PS4
L Minimum Lot Area 5,750 sq. ft. 5,750 sq. ft. 5,750 sq. ft. 5,750 sq. ft.
2. Minimum Lot Width 50 ft 50 ft 50 ft 50 ft
3. Required Open Space Ratio .60, See Sec 20-4,J .65, See Sec 20-4,J .70, See Sec 20-4,J .70, See Sec 20-4,J
4. Maximum Building Height 45 ft 45 ft 60 ft Non-oceanfront -
Lots 50' wide or Lots 50' wide or Lots 50' wide or 80 ft;
less - 35 ft less - 35 ft less - 35 ft
Oceanfront -100 ft
Lots 50' wide or
less - 35 ft
5. Base Max. FAR (.....itk8t1t -!+5 1.25 -i-:Ql.50
~
6:- Max FAR ( "itk 66fttlJ)" H ~ 7!-:W ~
29-: Minimum Floor Area Per New Construction New Construction New Construction New Construction
Apartment Unit (square feet) 700 650 600 550
Rehabilitated Rehabilitated Rehabilitated Rehabilitated
Buildings 400 Buildings 400 Buildings 400 Buildings 400
18. Minimum Average Floor Area New Construction New Construction New Construction New Construction
Per Apartment Unit (square 950 900 850 800
feet) Rehabilitated Rehabilitated Rehabilitated Rehabilitated
Buildings 550 Buildings 550 Buildings 550 Buildings 550
.8,9. Minimum Floor Area Per N.A. N.A. 15% = 300-335 15% = 300-335
Hotel Unit (square feet) sq.ft. sq.ft.
85% = 335+ sq.ft. 85% = 335+ sq.ft.
2.. Minimum Parking Pursuant to Section 7 of Zoning Ordinance and Section 20-4,K Requirement herein.
+9:-
ill. Minimum Off-Street Loading Pursuant to Section 7-5 of Zoning Ordinance.
++:-
lL Signs Pursuant to Section 9 of Zoning Ordinance.
H-:-
lb Suites Hotel Pursuant to Section 6-22 of Zoning Ordinance.
H-:
28
>Ie The maximum FAR inerease above the base Floor Area Ratio is aehie,tecl by using the
Design DonU3 provisions as listed in Seetion 6 24 of this Orclinanec.
* * *
D. Table of Commercial Performance Standards
Commercial Subdistricts
Performance C- PS 1 C-PS2 C- PS3 C- PS4
Standard
1. Minimum Lot 6,000 sq. ft. 6,000 sq. ft. 6,000 sq. ft. 6,000 sq. ft.
Area
2. Minimum Lot 50 ft 50 ft 50 ft 50 ft
Width
3. Maximum 75 ft 75 ft 250 250
Building Height Lots over 100,000
Lots over 100,000 sq. ft - 300
sq. ft - 300
Oceanfront Lots
over 200,000 sq. ft.
- 400
4. Bftse- Max. 1.0 2.0 2.5 2.5
FAR
~ M8xiffll:lffl FAR ~ H 3-:-5- 3-:-5-
(.. ith 66fl.l:l3)'"
6. Residential and Pursuant to all R- Pursuant to all R- Pursuant to all R- Pursuant to all R-
Hotel PS'2 district PS3 district PS4 district PS4 district
Development regulation, except regulations, except regulations except regulations,
maximum maximum building maximum Floor except maximum
building height height for Area Ratio shall be Floor Area Ratio
for residential and residential and 2.5 3-:-5-, no height shall be 2.5 3-:-5-,
mixed use mixed use restriction and no height
buildings shall be buildings shall be Open Space Ratio restriction and
75 ft. 75 ft. .60 measured at or Open Space Ratio
above Grade. .60 measured at or
above Grade.
7. Minimum Apt. New Construction New Construction New Construction New Construction
Unit Size 650 600 550 550
(sq.ft.) Rehabilitated Rehabilitated Rehabilitated Rehabilitated
Buildings 400 Buildings 400 Buildings 400 Buildings 400
8. A verage Apt. New Construction New Construction New Construction New Construction
Unit Size 900 850 800 800
(sq. ft.) Rehabilitated Rehabilitated Rehabilitated Rehabilitated
Buildings 550 Buildings 550 Buildings 550 Buildings 550
29
9. Minimum Floor Area Per Hotel 15% = 300-335 sq.ft.; 85% = 335+ sq.ft. in all districts.
Unit (square feet)
10. Minimum Parking Requirements Pursuant to Section 7 of Zoning Ordinance and Section 20-4, H
Requirement herein.
11. Minimum Off-Street Loading Pursuant to Section 7 of Zoning Ordinance.
12. Signs Pursuant to Section 9 of Zoning Ordinance.
* The maximum FAR increase above the base Floor Area Rfttio i3 achieved by using the
Design Bonug provigions as listed in Section 6 24 of this Ordinance.
* * *
G. Table of Residential Limited Mixed Use Performance Standards
Mixed Subdistricts
RM-PSl
Performance Standard
I. Minimum Site Area 120,000
2. Minimum Site Width 350 ft.
3. Required Open Space Ratio .60
4. Maximum Building Height 60 feet above ground or above enclosed parking.
5. Bttse Max. FAR (witk6\:1t B6ft\:lS) ~~
6:- Mtlxiffi\:lffi FAR (vlitk B6ft\:lS) H
7. Minimum Floor Area Per Apartment Unit 600
(square feet)
8. Minimum Average Floor Area Per 1000
Apartment Unit (square feet)
9. Minimum Floor Area Per Hotel Unit N/A
(square feet)
10. Minimum Parking Pursuant to Section 7 of Zoning Ordinance and Section
20-4,L.3 Requirement herein.
11. Minimum Off-Street Loading Pursuant to Section 7-5 of Zoning Ordinance.
12. Signs Pursuant to Section 9 of Zoning Ordinance.
13. Suites Hotel N/A
* * *
30
I. Perfofftutfiee StMdftfd DOIiUSCS. Floor Arca Ratio bORUSCS may be aecl:1mula.ted by
mectiRg ORe or more ofthc criteria as set forth in Section 6 24; prO\.ided that iR no
event shall ftft)" Use be l'ennitted M inereasc in Floor }..rca Ratio so as to cxeeed the
maximum Floor f..rea Rtltio speeified in the tl:l'l'lieabk Table of Rcsideffiial,
Commercial PerWmiftfiee Stflfidard3 or Resideffiial Limited Mixed Use Perrormtffiee
Sta:ndl:lfd3, exeel't through the Use of Trttfisfcr of DCidopment Rights as set forth in
Subseetion 6 29 hercin.
SECTION 8. INCLUSION IN ZONING ORDINANCE NO. 89-2665. It is the intention of the
City Commission, and it is hereby ordained that the provisions of this ordinance shall become and
be made part of the City of Miami Beach Zoning Ordinance No. 89-2665 as amended; that the
sections of this ordinance may be renumbered or relettered to accomplish such intention; and that
the word "ordinance" may be changed to "section" or other appropriate word.
SECTION 9. REPEALER. That all Ordinances or parts of Ordinances in conflict herewith be and
the same are hereby repealed.
SECTION 10. SEVERABILITY. If any section, subsection, clause or provision of this
Ordinance is held invalid, the remainder shall not be affected by such invalidity.
EFFECTIVE DATE. This Ordinance shall take effect on the 31 s t day
,1998.
SECTION 11.
of January
PASSED and ADOPTED this 21st day of
January , 1998.
Jt{~
MA YOR
ATTEST:
~d' Pev-tWA
CITY CLERK
Underlined = new language
Strikcout = deleted language
APPROVED AS TO
fORM & lANGUAGE
& FOR execUTION
F:\$CMB\TEMP\DESBONUS,AL T
DJG/JGG
1st reading 12/17/97
2nd reading 1/21/98
1.,1(//:,11.: Pi:.rJ/~ )
December 9, 1997
31
CITY OF MIAMI BEACH
~ITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
1ttp:\\ci.miami-beach. fl. us
COMMISSION MEMORANDUM NO. 39-9~
FROM:
Mayor Neisen O. Kasdin and
Members of the City Commission
Sergio Rodriguez lli. Aj'",^ ~
City Manager ;~(D .. fj'
DATE: January 21,1998
TO:
SUBJECT:
An Ordinance of the Mayor and City Commission of the City of Miami Beach,
Florida, Amending Comprehensive Zoning Ordinance No. 89-2665, by:
Amending Section 6, Entitled "Schedule of District Regulations", by Deleting the
Maximum Floor Area Ratio With Bonus Category (And Floor Area Ratios Specified
Therein) and Floor Area Ratio Bonus Methodology for the Following Subsections:
Subsection 6-2, Entitled "RM-l Residential Multi Family, Low Intensity",
Subsection 6-2.1, Entitled "RM-PRD Multi Family, Planned Residential
Development", Subsection 6-3, Entitled "RM-2 Residential Multi Family, Medium
Intensity", Subsection 6-4, Entitled "RM-3 Residential Multi Family, High
Intensity", Subsection 6-6, Entitled" CD-l Commercial, Low Intensity", Subsection
6-7, Entitled "CD-2 Commercial, Medium Intensity", Subsection 6-8, Entitled "CD-
3 Commercial, High Intensity", Subsection 6-10, Entitled "CCC Civic, Convention
Center District", Subsection 6-11, Entitled "GC Golf Course District", Subsection
6-14, Entitled "1-1 Light Industrial District", Subsection 6-15, Entitled "MR Marine
Recreation District", Subsection 6-16, Entitled "MXE Mixed Use Entertainment
District", Subsection 6-17, Entitled "RO Residential/Office District", Subsection 6-
18, Entitled "TH Townhome Residential District", Subsection 6-19, Entitled "WD-l
Waterway District", Subsection 6-20, Entitled "WD-2 Waterway District" and
Subsection 6-23, Entitled "Maximum Far for Convention Hotel Development City
Center / Historic Convention Village Redevelopment and Revitalization Area";
Amending Section 6 Entitled "Schedule of District Regulations" by Deleting
Subsection 6-24, Entitled "Schedule of Design Bonuses";
Amending Section 6 Entitled "Schedule of District Regulations" Amending
Subsection 6-25, Entitled "Supplementary Yard Regulations" by Removing the
Reference to Design Bonuses for Parking Garages;
Amending Section 6 Entitled "Schedule of District Regulations" Amending
Subsection 6-29, Entitled "Transfer of Development Rights (Unused Floor Area)"
by Removing the Reference to Design Bonuses for the Purposes of Transferring
Floor Area;
AGENDA ITEM
~A
\-'L\-98
DATE
Amending Section 16, Entitled "Board of Adjustment" Amending Subsection 16-8,
Entitled "Powers and Duties" by Removing the Reference to Average Unit Size
Bonus From the List of Powers and Duties;
Amending Section 18, Entitled "Design Review Board" Amending Subsection 18-2,
Entitled "Design Review Procedures," Amending Subsection 18-2 (A) Entitled
"Design Review Criteria" by Removing the Reference to Floor Area Ratio Bonuses
and by Adding New Criteria to Address Design Issues,
Amending Subsection 20, Entitled "PS Performance Standard Districts" Amending
Subsection 20-4, Entitled "Performance Standard Regulations", Amending
Subsections 20-4, (B), (D), (G) and (I) by Deleting the Maximum Floor Area Ratio
with Bonus Category (And Floor Area Ratios Specified Therein) and Floor Area
Ratio Bonus Methodology in All Performance Standard Districts, Described as:
R-PSl, Residential Medium - Low Density, R-PS2, Residential Medium Density, R-
PS3, Residential Medium High Density, R-PS4, Residential High Density, C-PSl,
Commercial Limited Mixed-Use, C-PS2, Commercial General Mixed-Use, C-PS3,
Commercial Intensive Mixed-Use, C-PS4, Commercial Intensive Mixed-Use Phased
Bayside and RM-PS1, Entitled "Residential Limited Mixed Use"; and, Providing
for Inclusion in the Zoning Ordinance; Repealer, Severability and an Effective Date.
RECOMMENDATION
The Administration recommends that the City Commission, upon holding a public hearing, adopt
on second reading, the subject alternate amending ordinance (R5A.2) as proposed by the Planning
Board. With regard to the MXE District, we recommend that the maximum FAR be 2.0 as proposed.
Relative to the RM-3, CD-3 and CCC Districts, the proposed maximum FAR's should also be
approved, but simultaneously referred back to the Planning Board for additional review and
recommendations on possible further reductions.
BACKGROUND
The concept of eliminating the bonus system for increasing Floor Area Ratios (FAR) was referred
to the Planning Board by the City Commission on November 19, 1997. The amending ordinance,
was reviewed by the Planning Board at a workshop session on December 9, 1997, wherein an
alternate ordinance was proposed to address adjustments to maximum Floor Area Ratios in certain
districts. On December 16, 1997, the Planning Board recommended the adoption of this alternate
ordinance (unanimously, by a vote of 6-0, 1 vacancy).
The following day, (December 17, 1997), the City Commission proceeded with the first reading of
the alternate ordinance and approved it unanimously, setting the second reading public hearing for
today. It also approved, unanimously, the original amending ordinance, also setting its second
reading, public hearing for today.
The Commission held a workshop session on January 12, 1998 to review and discuss these
ordinances further, wherein it asked for the Administration to provide further analysis of the floor
areas of existing buildings in the MXEIHPD District at today's hearing.
2
The idea of lowering Floor Area Ratios was first introduced by Robert Swarthout, the City's
consultant on the Comprehensive Plan. In 1992, Mr. Swarthout prepared the "City of Miami Beach
Community Visions Goal, Objective and Policy Options Report" (attached). In this report, Mr.
Swarthout states that the City's existing zoning regulations relate building floor area ratio to lot size,
but they do not relate floor area ratio to building type. He cites several authorities which find that
certain types of buildings are unsuitable for certain floor area ratios. Of particular concern was that
inappropriate floor area ratio to building type result in inadequate on-site open space and inadequate
access to light and air.
Some of the other public purposes, mentioned in the Visions Report and also in the Data and
Analysis of the Comprehensive Plan, which could be achieved through changes in the F ARs include
a reduction in the amount of future traffic, to help spread residential reinvestments over a broader
area and to ensure new development with increased access to light, air and views.
The City's former Design Guidelines and Development Regulations Committee (also know as the
Development Regulations Working Group) began to study the issue of reducing FAR's and
modifying the design bonus system to achieve these reductions. The Committee began with the
premise that the bonus system could be modified to include only significant bonuses. After much
deliberation the committee concluded that the bonus system should be eliminated. Discussions then
began on how to modify the base F ARs to better achieve compatibility with the built environment.
However, prior to formulating a final position on this matter, the Committee was dissolved by the
Commission.
It is important to note that the function of the Design Review Board, for the most part, has
effectively eliminated the need for a schedule of design bonuses. Most of the bonuses are in
actuality a requirement of the design review process. Thus the importance of ensuring quality design
through the bonus system has been diminished as the geographical areas under the purview of the
Design Review Board and the scope of its review have increased through the years.
As mentioned, the Planning Board held a workshop meeting on December 9, 1997. Upon its review,
the Board suggested several changes to the original draft ordinance. These changes adjusted the
resulting maximum Floor Area ratios to be more accurately reflective of the built environment, as
well as to better correlate to the standards of floor area to building type as described in the "Visions
Report" prepared by Robert Swarthout.
ANALYSIS OF THE AMENDING ORDINANCE
The following summarizes the proposed amendment, by section.
Section 1.
This section of the proposed amendment basically deletes the The maximum floor area ratio with
bonus category and floor area ratios specified therein and it also eliminates the floor area ratio bonus
methodology as specified in certain districts.
3
Section 2.
This section of the amendment deletes the schedule of design bonuses.
Sections 3. 4 and 5.
These sections remove the references to the design bonuses from the Supplementary Yard
regulations, the Transfer of Development Rights section and the Board of Adjustment "Powers and
Duties" section.
Sections 6.
This section of the amendment adds new design review criteria to the Design Review Board's
procedures section. These new criteria address the most important design related issues which might
have been listed in a modified design bonus schedule; as drafted, they will provide the Design
Review Board additional tools in the evaluation of a project's compatibility and the design integrity
of its pedestal and roof-top architectural treatment.
Sections 7.
This section of the proposed amendment deletes the maximum floor area ratio with bonus category
and floor area ratios specified therein, for the Performance Standard Districts (South Pointe
Redevelopment Area).
The last sections of the amendment provide for inclusion in the Zoning Ordinance, a repealer, a
severability clause and an effective date.
In reviewing a request for an amendment to the Zoning Ordinance or a change in land use, the
Planning Board and City Commission are to consider 13 relevant review criteria, when applicable
for such changes. Since the amending ordinance would only change the text of the Zoning
Ordinance and would not constitute a use change or a change in zoning district boundaries or
classification, many of the review criteria have been determined by the Administration not to be
applicable to this amendment request.
The following is an analysis of each review criteria:
1. Whether the proposed change is consistent and compatible with the Comprehensive Plan and
any applicable neighborhood or Redevelopment Plans;
Consistent - Both the original and alternate amendments would foster the goals to develop
the City in an appropriate manner, although the original ordinance would, in
many cases, reduce allowable densities substantially below existing
development conditions. The Data and Analysis (Part I) of the
Comprehensive Plan, states that amendments to the land use regulations
should attempt to achieve a reduction in the amount of future traffic, help
spread residential reinvestments over a broad area and to ensure development
with an increased access to light, air and views. The Proposed amendments
4
would help foster these goals. Additionally, Objective 4 and policies 4.1 and
4.2 of Part II: Goals, Objectives and Policies of the Comprehensive Plan
stipulate that population densities shall be reduced to better conform with
County, State and Federal hurricane evacuation plans.
2. Whether the proposed change would create an isolated district unrelated to adjacent or
nearby districts;
Consistent - The amendments would not change the underlying zoning district for any
areas within the City. The intent of both amendments is to ensure that new
construction and infill developments is more consistent with the built
environment. The Administration has concluded that the alternate
amendment, as proposed by the Planning Board, will encourage more
appropriate infill development. However, maximum densities in the RM-3,
CD-3 and CCC Districts need additional study and should, as such, be
referred back to the Planning Board to consider further reduction.
3. Whether the change suggested is out of scale with the needs of the neighborhood or the City;
Consistent - The proposed amendments are in scale with perceived and actual need for
new development to be more in scale within the historical context and pattern
of the surrounding neighborhood; however, the alternate amendment is more
responsive to the issue of encouraging new development which is consistent
with the built pattern.
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure;
Consistent - Both of the proposed amendments will result in a reduction on the potential
future demands on infrastructure and public facilities from individual projects
and will enable infrastructure capacity to be distributed to a larger number of
projects.
5. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change;
Not Applicable
6. Whether changed or changing conditions make the passage of the proposed change
necessary;
Consistent - The underdeveloped areas of the City are going through rapid changes,
brought about by the private sector rehabilitation of buildings and new
construction. The ability of most developments to increase the now allowed
base FAR's through the bonus system has resulted in projects which are not
5
in scale with thek surrolinding neighborhoods. However, the elimination of
design bonus densities across the board would result in some districts having
maximum floor area rations (FAR's) which are too low; the Planning Board
alternate amendment addresses this issue by adjusting the maximum FAR's.
7. Whether the proposed change will adversely influence living conditions in the neighborhood;
Consistent - Both the proposed amendments will not negatively effect living conditions
or the quality of life for surrounding properties. The amending ordinances
would foster new developments which are more harmonious with the
surrounding structures, although the Administration has concluded that the
alternate ordinance would be more successful in this regard.
8. Whether the proposed change will create or excessively increase traffic congestion beyond
the Level Of Service as set forth in the Comprehensive Plan or otherwise affect public safety;
Consistent - The LOS will not be affected by the proposed changes. By removing the
ability to increase the allowable floor area through bonuses, LOS capacity for
all infrastructure will be available to a greater number of projects, under
either ordinance amendment.
9. Whether the proposed change will seriously reduce light and air to adjacent properties;
Consistent - Both proposed amending ordinances should encourage greater amounts of
open space and thus greatly reduce the effect on light and air to adjacent
properties.
10. Whether the proposed change will adversely affect property values in the adjacent area;
Consistent - Staff is of the opinion that property values, in the adjacent areas would not
be negatively affected by the proposed amendments. In fact, either of the
amendments should help spread new residential reinvestments over a broad
area and protect investments already in place. The Planning Board alternate
would achieve a more equitable distribution, however.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations;
Consistent - Both amendments would not deter the improvement or development of
agreement properties.
12. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning;
Not Applicable
6
13. Whether it is impossible to find other adequate Sites in the City for the proposed Use in a
district already permitting such Use;
Not Applicable
In summary, the adjustments made by the Planning Board to the maximum FAR's reflect the
analyses prepared by planning staff for various sites. Further, the FAR's within the Planning Board's
alternate ordinance correlate with the building types as recommended in the "Visions Report"
prepared by Robert Swarthout. Finally, the alternate proposed maximum FAR's are also in keeping
with the as-built FAR character of the City's neighborhoods.
While the Commission has raised a concern with regard to the maximum FAR of 2.0 proposed for
the MXE District, particularly in the Ocean Drive/Collins Avenue Historic District, the
Administration has concluded that this limitation would permit 13,000 square feet of building area
on a typical 6,500 sq. ft. lot (50 x 130) on Ocean Drive. Such a building would be three stories, but
have ground level landscaped open spaces at the rear or inside courtyards, thereby creating a more
pleasant tenant/owner environment, without disrupting the historic development pattern of the area.
AFAR of 2.25, on the same lot, would allow for a full build-out of three stories without any open
space, other than the five feet side setbacks and a five feet setback in the front.
For the Commission's further consideration, the Administration has attached, hereto, a Floor Area
Ratio Analysis for selected blocks on Ocean Drive in the MXE District and a Volume Massing
Analysis depicting possible building scenarios with aFAR of either 2.0 or 2.25. The Administration
believes this information further supports the proposed maximum FAR of2.0.
CONCLUSION
Based on the above, the Administration has concluded that the City Commission should adopt on
second reading, the alternate amending ordinance (R5A.2) as proposed by the Planning Board.
S~ID~JGG/cat
cc: Diana Grub Frieser, First Assistant City Attorney
Harry Mavrogenes, Assistant City Manager
F:\PLAN\SALLICC _MEMOSIDESBONUS.REClREV3
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