Ordinance 2024-4664Residential Use Incentives -LDR Amendments
ORDINANCE NO.2024-4664
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH,FLORIDA,AMENDING THE MIAMI BEACH RESILIENCY CODE,
BY AMENDING CHAPTER 7,ENTITLED "ZONING DISTRICTS AND
REGULATIONS,"BY AMENDING ARTICLE I,ENTITLED "GENERAL TO ALL
ZONING DISTRICTS,"TO ESTABLISH SECTION 7.1.10,ENTITLED
"RESIDENTIAL USE INCENTIVES,"TO CREATE REQUIREMENTS FOR
DEVELOPMENTS ELIGIBLE FOR RESIDENTIAL USE INCENTIVES;BY
AMENDING ARTICLE II,ENTITLED "DISTRICT REGULATIONS,"AT SECTION
7.2.5,ENTITLED "RM-2 RESIDENTIAL MULTIFAMILY,MEDIUM INTENSITY,"
TO ESTABLISH SUBSECTION 7.2.5.5 ENTITLED "MID BEACH RESIDENTIAL
USE INCENTIVE AREA (RM-2)"TO PROVIDE FLOOR AREA RATIO (FAR)
AND HEIGHT INCENTIVES TO ENCOURAGE THE DEVELOPMENT OF
RESIDENTIAL USES AND THE CONVERSION OF EXISTING TRANSIENT
USES TO RESIDENTIAL USES FOR PROPERTIES ZONED RM-2 THAT FRONT
COLLINS AVENUE BETWEEN 47W STREET ON THE SOUTH AND 630
STREET ON THE NORTH;BY AMENDING SECTION 7.2.6,ENTITLED "RM-3
RESIDENTIAL MULTIFAMILY,HIGH INTENSITY,"TO ESTABLISH
SUBSECTION 7.2.6.4,ENTITLED "MID BEACH RESIDENTIAL USE
INCENTIVE AREA (RM-3)TO PROVIDE FAR AND HEIGHT INCENTIVES TO
ENCOURAGE THE DEVELOPMENT OF RESIDENTIAL USES AND THE
CONVERSION OF EXISTING TRANSIENT USES TO RESIDENTIAL USES FOR
PROPERTIES ZONED RM-3 THAT FRONT COLLINS AVENUE BETWEEN 47
STREET ON THE SOUTH AND 63 STREET ON THE NORTH;BY AMENDING
SECTION 7.2.15,ENTITLED "PERFORMANCE STANDARD DISTRICT (PS),"
SUBSECTION 7.2.15.2,ENTITLED "RESIDENTIAL PERFORMANCE
STANDARDS DISTRICTS,"TO PROVIDE FAR AND HEIGHT INCENTIVES TO
ENCOURAGE THE DEVELOPMENT OF RESIDENTIAL USES AND THE
CONVERSION OF EXISTING TRANSIENT USES TO RESIDENTIAL USES FOR
PROPERTIES ZONED R-PS4;BY AMENDING ARTICLE Ill,"OVERLAY
DISTRICTS,"SECTION 7.3.3,ENTITLED "WEST AVENUE BAYFRONT
OVERLAY,"AT SUBSECTION 7.3.3.4,ENTITLED "LEGAL
NONCONFORMING AND OTHER TRANSIENT USES (WEST AVENUE
BAYFRONT OVERLAY),"TO PROVIDE FAR,HEIGHT AND USE INCENTIVES
TO ENCOURAGE THE CONVERSION OF LEGALLY ESTABLISHED
TRANSIENT USES TO RESIDENTIAL USES FOR PROPERTIES ZONED RM-1
AND RM-2 THAT ARE LOCATED WITHIN THE WEST AVENUE BAY FRONT
OVERLAY;AND PROVIDING FOR CODIFICATION,REPEALER,SEVERABILITY,
AND AN EFFECTIVE DATE.
WHEREAS,the 2010 US Census indicated that the City of Miami Beach had a population
of 87,779;and
WHEREAS,the 2020 US Census indicated that the City of Miami Beach had a population
of 82,890;and
Page 1 of 8
WHEREAS,between 2010 and 2020,the City of Miami Beach lost a net total of 4,889
residents;and
WHEREAS,the July 2022 Census American Community Survey estimates that the City
of Miami Beach has a population of 80,017,reflecting a further loss of 2,873 residents since the
2020 Census;and
WHEREAS,the City finds the loss of permanent residents may have had a negative
impact on the quality of life of remaining residents,by encouraging more traffic congestion due to
the need for employees to commute longer distances to employment centers within the City;and
WHEREAS,the loss of residents is partially due to the conversion of residential units to
short-term rentals or other transient units;and
WHEREAS,the introduction of transient units in predominantly residential areas has
created nuisances for residents and often prevents the quiet enjoyment of their residences;and
WHEREAS,Section 509.032,Florida Statutes provides that "A local law,ordinance,or
regulation may not prohibit vacation rentals or regulate the duration or frequency of rental of
vacation rentals.This paragraph does not apply to any local law,ordinance,or regulation adopted
on or before June 1,2011;and
WHEREAS,per Section 509.032,Florida Statutes,the City of Miami Beach cannot
prohibit short-term rental of residential units in areas where they were not prohibited prior to June
1,2011;and
WHEREAS,the City seeks to establish incentives in order to encourage residential
development that will not be used for short-term rentals or other transient uses in order to
encourage the growth of the permanent resident population;and
WHEREAS,the amendments set forth below are necessary to accomplish all of the above
objectives.
NOW THEREFORE,BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH,FLORIDA.
SECTION 1.Chapter 7,entitled "Zoning Districts and Regulations,"Article I,entitled "General to
All Zoning Districts,"is hereby amended to establish section 7.1.10,entitled "Residential Use
Incentives"as follows:
CHAPTER 7
ZONING DISTRICTS AND REGULATIONS
ARTICLE I.GENERAL TO ALL ZONING DISTRICTS
*
7.1.10 RESIDENTIAL USE INCENTIVES
**
a.Eligible Development.These provisions are hereby adopted as voluntary zoning incentives
for non-transient residential development.Where authorized in the underlying zoning district
Page 2 of 8
or overlay district,and in accordance with all applicable regulations set forth in such zoning
district or overlay district,residential developments consisting solely of non-transient
residential units and allowable accessory uses shall be eligible for applicable incentives set
forth in such zoning district or overlay district.subject to the property owner's agreement to
be bound by the following conditions:
1.Lodging Use Conversion and Prohibition.In order to be eligible for the residential use
incentives,the property shall be required to fully vacate any and all existing transient uses
including,but not limited to,bed &breakfast inn,hostel,hotel,apartment hotel,suite hotel
or rooming house.Such transient uses shall be prohibited throughout the development
and at all times,in order to maintain the residential use incentives authorized for the
applicable zoning district or overlay district.
2.Short Term Rental Conversion and Prohibition.In order to be eligible for the voluntary
residential use incentives authorized for the applicable zoning district or overlay district.
the property owner(s)shall first be required to vacate any and all existing approvals for
the short-term rental of any apartment units on the property.
3.Covenant.As a condition of eligibility for the voluntary residential use incentives
authorized for the applicable zoning district or overlay district,the property owner(s)shall
first be required to execute a restrictive covenant running with the land,in a form approved
by the City Attorney,affirming that throughout the building and at all times,no residential
units on the property shall be leased or rented for a period of less than six months and
one day,and that no transient uses including,but not limited to,bed &breakfast inn,
hostel,hotel,apartment hotel,suite hotel or rooming house,shall be permitted on the
property.The covenant shall expressly provide that an affirmative vote of six-
sevenths of all members of the city commission shall be required in order to release
the covenant or to modify the covenant in such a manner as to impose a less
stringent restriction after it is executed,
4.Certificate of Appropriateness.If the property is located within a local historic district or
site,as a condition of eligibility for the voluntary residential use incentives authorized for
the applicable zoning district or overlay district,the property owner(s)shall be required to
retain,preserve and restore all contributing structures on the site,as may be required by
the historic preservation board and subject to certificate of appropriateness approval in
accordance with chapter 2,article VIII of the land development regulations of the city code.
b.There shall be no variances from the requirements of this section for eligible developments.
SECTION 2.Chapter 7,entitled "Zoning Districts and Regulations,"Article 11,entitled "District
Regulations,"at Section 7.2.5,entitled "RM-2 Residential Multifamily Medium Intensity"is hereby
amended as follows:
ARTICLE II:DISTRICT REGULATIONS
***
7.2.5 RM-2 RESIDENTIAL MULTIFAMILY,MEDIUM INTENSITY
**
Page 3 of 8
*
7.2.5.5 MID BEACH RESIDENTIAL USE INCENTIVE AREA (RM-2)
a.Location and Purpose (Mid Beach Residential Incentive Area -RM-2)
The following regulations shall apply to properties that front Collins Avenue between 47
Street on the south and63°Street on the north.The purpose of the overlay shall be to
incentivize the development of non-transient residential uses.
b.Development Regulations (Mid Beach Residential Use Incentive Area (RM-2)
For developments that comply with the requirements for "Residential Use Incentives"in
section 7.1.10 of the Resiliency Code,the following regulations shall apply:
DEVELOPMENT REGULATIONS TABLE:
Maximum FAR 2.3
BUILDING HEIGHT
Maximum Height 75
Historic District 65
For properties outside a local historic district with a ground level consisting 80ofnon-habitable parking and/or amenity uses
SECTION 3.Chapter 7,entitled "Zoning Districts and Regulations,"Article II,entitled "District
Regulations,"at Section 7.2.6,entitled "RM-3 Residential Multifamily High Intensity"is hereby
amended as follows:
7.2.6 RM-3 RESIDENTIAL MULTIFAMILY,HIGH INTENSITY
***
7.2.6.4 MID BEACH RESIDENTIAL USE INCENTIVE AREA (RM-3)
a.Location and Purpose (Mid Beach Residential Incentive Area -RM-3)
The following regulations shall apply to properties that front Collins_Avenue between 47"
Street on the south and 63"Street on the north.The purpose of the overlay shall be to
incentivize the development of non-transient residential uses.
Q.,.Development Regulations (Mid Beach Residential Incentive Area (RM-3)
For developments that comply with the requirements for "Residential Use Incentives"in
section 7.1.10 of the Resiliency Code,the following regulations shall apply:
DEVELOPMENT REGULATIONS TABLE:
Maximum FAR
Lot area equal to or less than 45,000 square feet 2.6
Lot area greater than 45,000 square feet 3.2
Oceanfront lots with lot area greater than 45,000 square feet 3.5
BUILDING HEIGHT
Maximum Height 170
Page 4 of 8
Oceanfront Lots 220
Ground floor additions (whether attached or detached)to existing structures 60onoceanfrontlots
SECTION 3.Chapter 7,entitled "Zoning Districts and Regulations,"Article II,entitled "District
Regulations,"at Section 7.2.15,entitled "Performance Standard District (PS)"is hereby amended
as follows:
7 .2.15 PERFORMANCE STANDARD DISTRICT (PS)
***
7 .2.15.2 Residential Performance Standards Districts
***
f.Residential Performance Standard Area Requirements (R-PS).
The development standards for residential performance standard districts are as follows:
DEVELOPMENT REGULATIONS TABLE (R-PS)+
R-PS1 R-PS2 R-PS3 R-PSA4
Maximum FAR 1.25 1.50 1.75 2.0 (8)
Maximum 57 DUA (80%70 DUA (80%85 DUA (80%102 DUA (80%
Density bonus for bonus for bonus for bonus for
(Dwelling Units workforce or workforce or workforce or workforce or
per Acre)affordable units)affordable units)affordable units)affordable units)
***
BUILDING HEIGHT R-PS1 R-PS2 R-PS3 R-PS4
80 feet -Nonoceanfront
Lots (5)
45 feet (5)100 feet -Oceanfront
Maximum Height (feet)€40 feet -Lots 50 feet wide or less (5)Lots (5)9)
40 feet -Lots 50 feet
wide or less (5)
Page 5 of 8
BFE
100 feet
80 feet
DFE (BFE +Freeboard)
r
m~--------------------------~I III
Future Crown
of Road
I
(1)All required setbacks shall be considered as minimum requirements except for the pedestal
front yard setback and pedestal side yard facing a street setback which shall be considered
as both minimum and maximum requirements.
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(8)For developments that comply with the requirements for "Residential Use Incentives"in
section 7.1.10 of the Resiliency Code,the maximum FAR shall be 2.25.
ill)For developments that comply with the requirements for "Residential Use Incentives"in
section 7.1.10 of the Resiliency Code,the maximum height shall be 115 feet.
SECTION 4.Chapter 7,entitled "Zoning Districts and Regulations,"Article Ill,entitled "Overlay
Districts,"at Section 7.3.3,entitled "West Avenue Bayfront Overlay"is hereby amended as
follows:
ARTICLE Ill:OVERLAY DISTRICTS
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7.3.3 WEST AVENUE BAYFRONT OVERLAY
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7.3.3.4 Legal nonconforming and other transient uses (West Avenue Bayfront Overlay).
a.Bed and breakfast inns,hotels,apartment hotels,suite hotels and hostels shall be prohibited
in the subject overlay area.
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Page 6 of 8
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d.The following regulations shall apply to the conversion of a legally established,conforming or
non-conforming,bed and breakfast inn,hotel,apartment hotel,suite hotel,or hostel located
in the RM-1 or RM-2 district,to a conforming residential apartment use,notwithstanding the
underlying district regulations in section 7.2.4.3 and 7.2.5.3.
1.For those properties located in the RM-1 district,the maximum floor area ratio (FAR)
shall not exceed 1.6 and the maximum building height shall be 65 feet.
2.For those properties located in the RM-2 district,the maximum floor area ratio (FAR)shall
not exceed 2.5 and the maximum building height shall be as follows:
A.Non-oceanfront lots -75 feet.
B.Lots fronting Biscayne Bay less than 45,QQ0 square feet-125 feet.
C.Lots fronting Biscayne Bay oyer 45,000 square feet-165 feet.
3.In addition to the regulations in section 7.5.4.13,for those properties located in the RM-2
district,the following accessory uses may be permitted for apartment buildings:
A.Office,neighborhood-specific retail or neighborhood-specific personal service
establishment,with access from the main lobby or from the street.Tattoo studios and
massage therapy centers shall be prohibited.
4.The development shall comply with the requirements for "Residential Use Incentives"in
section 7.1.10 of the Resiliency Code.
SECTION 5.REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 6.CODIFICATION.
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 Code of the City of Miami Beach 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 7.SEVERABILITY.
If any section,subsection,clause or provision of this Ordinance is held invalid,the
remainder shall not be affected by such invalidity.
Page 7 of 8
SECTION 8.EFFECTIVE DA TE,
This Ordinance shall take effect ten days following adoption.
PASSED AND ADOPTED this _l0_day or //vtmo»he ,2024 .
-Steven Meiner,Mayor
ATTEST~
NOV 2 2 2024
Rafael E.Granado,City Clerk
First Reading:June 26,2024
Second Reading:
\/erifjed by.lllfl
Planning Director
Sponsored by Commissioner Laura Dominguez
Co-Sponsored by Commissioner David Suarez
APPROVED AS TO
FORM AND LANGUAGE
&FOR EXECUTION
%2.-/l2o/2oz
Date
T:\Agenda\2024\9 October 2024\Planning\Residential Use Incentives -LDR -Second Reading ORD.docx
Page 8 of 8
Ordinances -RS N
MIAMI BEACH
COMMISSION MEMORANDUM
TO:Honorable Mayor and Member of the City Council
FROM:City Manager Eric Carpenter
DATE:November 20,2024 10:26 a.m.Second Reading Public Hearing
TITLE:RESIDENTIAL USE INCENTIVES --LDR AMENDMENT
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH,FLORIDA,AMENDING THE MIAMI BEACH RESILIENCY CODE,
BY AMENDING CHAPTER 7,ENTITLED "ZONING DISTRICTS AND
REGULATIONS,"BY AMENDING ARTICLE I,ENTITLED "GENERAL TO ALL
ZONING DISTRICTS,"TO ESTABLISH SECTION 7.1.10,ENTITLED
"RESIDENTIAL USE INCENTIVES,"TO CREATE REQUIREMENTS FOR
DEVELOPMENTS ELIGIBLE FOR RESIDENTIAL USE INCENTIVES;BY
AMENDING ARTICLE II,ENTITLED "DISTRICT REGULATIONS,"AT SECTION
7.2.5,ENTITLED "RM-2 RESIDENTIAL MULTIFAMILY,MEDIUM INTENSITY,"TO
ESTABLISH SUBSECTION 7.2.5.5 ENTITLED "MID BEACH RESIDENTIAL USE
INCENTIVE AREA (RM-2)"TO PROVIDE FLOOR AREA RATIO (FAR)AND
HEIGHT INCENTIVES TO ENCOURAGE THE DEVELOPMENT OF RESIDENTIAL
USES AND THE CONVERSION OF EXISTING TRANSIENT USES TO
RESIDENTIAL USES FOR PROPERTIES ZONED RM-2 THAT FRONT COLLINS
AVENUE BETWEEN 47TH STREET ON THE SOUTH AND 63RD STREET ON THE
NORTH;BY AMENDING SECTION 7.2.6,ENTITLED "RM-3 RESIDENTIAL
MULTIFAMILY,HIGH INTENSITY,"TO ESTABLISH SUBSECTION 7.2.6.4,
ENTITLED "MID BEACH RESIDENTIAL USE INCENTIVE AREA (RM-3)"TO
PROVIDE FAR AND HEIGHT INCENTIVES TO ENCOURAGE THE
DEVELOPMENT OF RESIDENTIAL USES AND THE CONVERSION OF EXISTING
TRANSIENT USES TO RESIDENTIAL USES FOR PROPERTIES ZONED RM-3
THAT FRONT COLLINS AVENUE BETWEEN 47TH STREET ON THE SOUTH AND
63RD STREET ON THE NORTH;BY AMENDING SECTION 7.2.15,ENTITLED
"PERFORMANCE STANDARD DISTRICT (PS),"SUBSECTION 7.2.15.2,
ENTITLED "RESIDENTIAL PERFORMANCE STANDARDS DISTRICTS,"TO
PROVIDE FAR AND HEIGHT INCENTIVES TO ENCOURAGE THE
DEVELOPMENT OF RESIDENTIAL USES AND THE CONVERSION OF EXISTING
TRANSIENT USES TO RESIDENTIAL USES FOR PROPERTIES ZONED R-PS4;
BY AMENDING ARTICLE Ill,"OVERLAY DISTRICTS,"SECTION 7.3.3,ENTITLED
"WEST AVENUE BAYFRONT OVERLAY,"AT SUBSECTION 7.3.3.4,ENTITLED
"LEGAL NONCONFORMING AND OTHER TRANSIENT USES (WEST AVENUE
BAYFRONT OVERLAY),"TO PROVIDE FAR,HEIGHT AND USE INCENTIVES TO
ENCOURAGE THE CONVERSION OF LEGALLY ESTABLISHED TRANSIENT
USES TO RESIDENTIAL USES FOR PROPERTIES ZONED RM-1 AND RM-2
THAT ARE LOCATED WITHIN THE WEST AVENUE BAY FRONT OVERLAY;AND
PROVIDING FOR CODIFICATION,REPEALER,SEVERABILITY,AND AN
EFFECTIVE DATE.
RECOMMENDATION
The Administration recommends that the Mayor and City Commission (City Commission)adopt
the subject ordinance.
Page 849 of 1993
BACKGROUND/HISTORY
On July 26,2023,at the request of Commissioner Laura Dominguez,the Mayor and City
Commission referred a discussion item (Item C4 E),pertaining to incentives for residential
development and the conversion of transient uses to long term residential uses,to the Land Use
and Sustainability Committee (LUSC).On September 27,2023,the LUSC discussed the item and
continued it to the October 11,2023 LUSC meeting.On October 11,2023,the LUSC
recommended that the City Commission refer an ordinance amending the Land Development
Regulations of the City Code (LDRs)to the Planning Board,based on the criteria discussed at
the October 11,2023 LUSC meeting.
On October 18,2023,the City Commission referred the proposed ordinance,as well as a
companion amendment to the comprehensive plan,to the Planning Board (Item C4 J).On
January 30,2024,the Planning Board held a public hearing and transmitted the proposed
ordinance to the City Commission with a favorable recommendation (4-1)and subject to the
following additional recommendations:
1.Describe how the City determined the affected districts and areas for the proposed incentives.
2.Detail if the proposed incentives are sufficient to achieve the ordinance's intended goals.
3.Mandate that a significant portion of developments utilizing the incentives be dedicated to
workforce or affordable housing.
4.Analyze the impacts of the proposed increases in FAR on surrounding areas.
5.Remove the proposed accessory use incentives from the RM-2 in the West Avenue Overlay.
6.Reach out to existing hotels and transient uses to determine what incentives would encourage
them to forgo these uses.
On January 31,2024,the City Commission adopted Ordinance No.2024-4582,which established
a process for LOR amendments that increase floor area ratio (FAR).Since the proposed
ordinance includes an increase in FAR,it was determined that it must go back to the Planning
Board for a new review pursuant to the requirements of Ordinance No.2024-4582.
BACKGROUND
Transient uses,which include hotel,suite hotel,apartment hotel,hostel,and the short-term rental
of apartment units,are generally permitted in most commercial zoning districts,as well as in the
RM-2,RM-3,R-PS3 and R-PS4 districts.In the West Avenue and Palm View areas of the city,
hotel uses are prohibited in the RM-2 and RM-3 districts,but the short-term rental of apartment
units is allowed.
The LUSC discussed and considered potential zoning incentives for developing new residential
apartment uses and converting existing transient uses to residential apartments,including the
following:
1.An increase in maximum allowable floor area ratio (FAR).
2.An increase in maximum allowable building height.
3.Modifications to minimum parking requirements.
4.Expansion of allowable accessory uses in medium intensity residential districts.
Page 850 of 1993
On October 11,2023,the LUSC recommended that an ordinance amending the LDRs be referred
to the Planning Board,based on incentives for residential development in the following areas of
the City:
1.The conversion of existing transient uses in the West Avenue overlay,which established
a hotel prohibition in 2013.
2.The conversion to or development of residential (non-transient)uses on Collins Avenue
from 47 Street to 634 Street (RM-3 zoning),which consists primarily of residential uses.
Additionally,the area up to 71 st Street should be explored.
3.The conversion to or development of residential (non-transient)uses in the R-PS4 areas
on Ocean Drive from First to Fifth Streets.
ANALYSIS
The City of Miami Beach has experienced a drop in permanent residential population over the
last decade.The 2010 US Census indicated that the City had a population of 87,779 while the
2020 Census indicated that the City had a population of 82,890,representing a loss of 4,889
residents.Furthermore,the July 2022 Census American Community Survey estimates that the
City has a population of 80,017,reflecting a further loss of 2,873 residents in two years.
The loss may be due to residential homes being used as second or third homes for individuals,
their use as a short-term rental,or a conversion to another type of transient use.The conversion
of permanent residences to short-term rentals or other type of transient use,such as a hotel or
apartment-hotel,has had negative impacts on the quality of life of residents in some areas of the
City.Transient uses impact traffic congestion due to a reduced residential supply and an increase
in employees commuting longer distances to employment centers within the City.Additionally,
guests at short-term rentals and hotels can create nuisances for permanent residents,as they
may be partaking in activities that prevent the quiet enjoyment of residences.
Section 509.032,Florida Statutes provides that "A local law,ordinance,or regulation may not
prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals.This
paragraph does not apply to any local law,ordinance,or regulation adopted on or before June 1,
2011".As a result of this statute,the City cannot prohibit the short-term rental of residential units
in areas where they were not prohibited prior to June 1,2011.Consequently,the City has been
seeking to create incentives to encourage property owners to voluntarily prohibit transient uses
on their properties and in turn provide housing for permanent residents.
The attached ordinance provides floor area ratio (FAR)and height incentives in three areas (see
attached map)of the City to encourage property owners to voluntarily provide permanent
residential uses instead of temporary lodging or other transient uses,including short-term rentals.
The ordinance does not impact the maximum allowable residential density;as such it is likely that
the additional FAR would be utilized to provide for larger residential units,additional amenities,or
permitted accessory uses.
INCENTIVE REQUIREMENTS
The proposed ordinance creates uniform regulations that applicants must follow in order to utilize
the incentives.The uniform requirements are created in section 71.10 of the Resiliency Code
and entail the following to ensure that a site contains no transient uses:
a.Eligible Development.Where authorized in the underlying zoning district or overlay district,
and in accordance with all applicable regulations set forth in such zoning district or overlay
district,residential developments consisting solely of non-transient residential units and
Page 851 of 1993
allowable accessory uses shall be eligible for applicable incentives set forth in such zoning
district or overlay district,subject to the following conditions:
1.Lodging Use Conversion and Prohibition.In order to be eligible for the
residential use incentives,the property shall be required to fully vacate any and
all existing transient uses including,but not limited to,bed &breakfast inn,
hostel,hotel,apartment hotel,suite hotel or rooming house.Such transient uses
shall be prohibited in perpetuity in order to maintain the residential use
incentives authorized for the applicable zoning district or overlay district.
2.Short Term Rental Conversion and Prohibition.In order to be eligible for the
voluntary residential use incentives authorized for the applicable zoning district or
overlay district,the property owner(s)shall first be required to vacate any and all
existing approvals for the short-term rental of any apartment units on the property.
3.Covenant.As a condition of eligibility for the voluntary residential use
incentives authorized for the applicable zoning district or overlay district,the
property owner(s)shall first be required to execute a restrictive covenant running with
the land,in a form approved by the City Attorney,affirming that in perpetuity
no residential units on the property shall be leased or rented for a period of less than
six months and one day,and that no transient uses including,but not limited to,
bed &breakfast inn,hostel,hotel,apartment hotel,suite hotel or rooming house,
shall be permitted on the property.
4.Certificate of Appropriateness.If the property is located within a local historic district or
site,as a condition of eligibility for the voluntary residential use incentives authorized for
the applicable zoning district or overlay district,the property owner(s)shall be required to
retain,preserve and restore all contributing structures on the site,as may be required by
the Historic Preservation Board and subject to certificate of appropriateness approval in
accordance with chapter 2,article VIII of the Land Development Regulations of the City
Code.
b.There shall be no variances from the requirements of this section for eligible developments.
INCENTIVE AREAS
Mid Beach RM-2/RM-3 Area
The proposed ordinance establishes a "Mid Beach Residential Incentive Area"within the RM-2
and RM-3 districts.The incentive areas cover the RM-2 and RM-3 properties that front Collins
Avenue between 47h Street on the south and 634 Street on the north.Portions of this incentive
area would fall within the Morris Lapidus/Mid-20 Century Historic District,North Beach Resort
Historic District,and The Bath Club Historic Site.
For the RM-2 district,the following incentives are provided:
DEVELOPMENT REGULATIONS TABLE:
Maximum FAR 2.3
BUILDING HEIGHT (Feet)
Maximum Height 75
Historic District 65
For properties outside a local historic district with a ground level 80'consisting of non-habitable parking and/or amenity uses
For reference,the current maximum FAR in the RM-2 district is 2.0,and the maximum height
Page 852 of 1993
limits are:
•60 feet outside of an historic district.
•50 feet within an historic district.
•65 feet for properties outside a local historic district with a ground level consisting of non-
habitable parking and/or amenity uses.
The FAR incentive represents an increase of 15 percent.In the unlikely scenario that all
properties within the affected area utilized the incentive,there would be a potential increase of
approximately 16,168 square feet of floor area (see attached Data Tables).This scenario is not
likely given the number of existing non-conforming properties that exceed the incentive FAR.The
height increase would generally allow for one additional floor.
For the RM-3 district,the following incentives are provided:
DEVELOPMENT REGULATIONS TABLE:
Maximum FAR
Lot area equal to or less than 45,000 square feet 2.6
Lot area greater than 45,000 square feet 3.2
Oceanfront lots with lot area greater than 45,000 square feet 3.5
BUILDING HEIGHT (feet)
Maximum Height for Non-Oceanfront Lots 170'
Oceanfront Lots 220
Ground floor additions (whether attached or detached)to existing structures on 60'oceanfront lots
For reference,the current maximum FAR limits in the RM-3 district are:
•2.25 for lot area equal to or less than 45,000 square feet.
•2.75 for lot area greater than 45,000 square feet.
•3.0 for oceanfront lots with lot area greater than 45,000 square feet.
The maximum height limits in the RM-3 district are:
•150 feet for non-oceanfront lots.
•200 feet for oceanfront lots.
•50 feet for ground floor additions to existing structures on oceanfront lots.
The FAR incentive represents an increase of 16 percent.In the unlikely scenario that all
properties within the affected area utilized the incentive,there would be a potential increase of
approximately 147,630 square feet of floor area (see attached Data Tables).The height increase
would generally allow for one or two additional floors.
South Beach R-PS4 District
The proposed ordinance establishes incentives for properties with R-PS4 zoning;these parcels
are generally located along Ocean Drive between 5 Street and South Pointe Park and portions
of this area are in the Ocean Beach Historic District.Recently,the City Commission adopted
ordinance 2023-4555,which created incentives for existing hotels that exceed the current
maximum FAR of 2.0 to convert to permanent residential by permitting qualifying properties to
utilize a maximum FAR of up to 2.75.However,this ordinance is very limited in application.
Page 853 of 1993
The proposed ordinance applies to all properties in the R-PS4 district to incentivize the removal
of short-term rentals and hotels.The incentive in the proposed ordinance allows for an increase
in FAR from the current maximum of 2.0 to a maximum of 2.25.The ordinance also provides for
a height limit to increase to 115 feet from the current maximum of 100 feet.
The FAR incentive represents an increase of approximately 13 percent.In the unlikely scenario
that all properties within the affected area utilized the incentive,there would be a potential
increase of approximately 38,511 square feet of floor area (see attached Data Tables).The height
increase would generally allow for one additional floor.
West Avenue Bayfront Overlay
The proposed ordinance provides incentives for existing legally nonconforming hotels,apartment
hotels,suite hotels,and hostels within the RM-1 and RM-2 districts that are located within the
West Avenue Bayfront Overlay to convert to residential uses.This contrasts with the incentives
for the other areas that apply to all properties within the affected area.The primary reason for
the difference is that many transient uses were already prohibited in the area.A windshield survey
of the area indicates that there are currently approximately six such establishments.
In the RM-1 district,the proposed incentive allows for an increase in the maximum FAR from 1.25
to 1.6.The maximum building height limit would increase from 50 feet to 65 feet,allowing for
approximately one additional floor for eligible properties.
The RM-1 FAR incentive represents an increase of approximately 28%.If all affected parcels
were to utilize the incentives in the RM-1 district,there would be a potential increase of 12,272
square feet of floor area (see attached Data Tables).
In the RM-2 district,the proposed incentive allows for an increase in the maximum FAR from 2.0
to 2.5.The maximum building height would increase as follows:
•75 feet from the current 60 feet for non-oceanfront lots.
•125 feet from the current 100 feet for lots fronting Biscayne Bay that are less than 45,000
square feet.
•165 feet from the current 140 feet for lots fronting Biscayne Bay that are over 45,000
square feet.
The above noted height increases would result in approximately one to two additional floors for
eligible properties:
The RM-2 FAR incentive represents an increase of approximately 25%.If all affected parcels
were to utilize the incentives in the RM-2 district,there would be a potential increase of 12,581
square feet of floor area (see attached Data Tables).
The combined FAR incentive for the RM-1 and RM-2 districts would represent an increase of
24,861 square feet,if all properties were to take advantage of the incentives.
COMPREHENSIVE PLAN AMENDMENT
The proposed LOR amendments require a separate,companion amendment to the
Comprehensive Plan to authorize the FAR increases within the RM-1,RM-2,RM-3,and R-PS4
future land use categories.The Comprehensive Plan amendment also provides that the
incentives are only available by voluntarily agreeing to the requirements of the Residential Use
Incentives through a new policy 1.2.8.This Comprehensive Plan amendment is scheduled for the
same meeting as the LOR amendment.
FAR INCREASE PROCESS
Page 854 of 1993
Per section 7.1.10 of the LO Rs,amendments that increase the allowable floor area and FAR must
undergo the following review process:
•Step 1-Planning Board Preliminary Review
•Step 2-Community Outreach Meeting
•Step 3-Planning Board Transmittal
•Step 4-City Commission First Reading Public Hearing
•Step 5-Community Workshop
•Step 6-City Commission Second Reading/Adoption Public Hearing
INFRASTRUCTURE IMPACTS
Per section 7.1.10.3 of the LO Rs,prior to the Planning Board Preliminary Review,the
Administration will perform an impact analysis of the proposed FAR increase,and such impact
analysis shall include,but not be limited to,the following:
1.Calculation of the actual square footage increase for affected properties such as,for
example,the maximum allowable square footage for residential,office,retail,hotel or
other uses resulting from the FAR increase.
2.An infrastructure analysis regarding potential impacts on traffic/mobility,parking,water,
sewer,resiliency,parks and open space,as well as any other area of concern identified
by the City Commission or the Administration.
3.Massing studies,which illustrate the volume and location of the area associated with the
proposed increase in FAR.
To this end,the proposed FAR increases are modest and intended to incentivize the replacement
of or prevent transient uses within various parts of the City.The proposed amendment does not
modify the maximum density limits for each of the affected areas;therefore,the proposal
technically does not allow for additional units from what could be built today.However,the
increase in FAR does make it possible for sites that could previously not achieve their maximum
density due to the requirements for minimum and average unit sizes to achieve the maximum
density.
Given that this amendment is not being proposed because of specific development proposals,it
is difficult to predict the exact impacts of the FAR increase.For the purposes of this analysis,the
difference in the maximum number of units that could be achieved for the affected area was
compared to the maximum number of units that can be achieved if the proposed amendment is
adopted.The impacts to infrastructure due to the potential increase was then quantified with the
assumption that there are 2.5 people per residential unit.The Concurrency Analysis for each of
the affected areas is summarized hereto:
Mid Beach RM-2/RM-3 Area
•Potential increase of 174 residential units.
•Potential population increase of 435 people.
•Potential increase of 115 peak hour vehicle trips.
•Potential increase of 67,874 gallons of potable water consumption per day.
•Potential increase of 60,912 gallons of sanitary sewer transmission per day.
•Potential increase of 555 tons of solid waste collection per year.
South Beach R-PS4 District
•Potential increase of 34 residential units.
•Potential population increase of 84 people.
•Potential increase of 26 vehicle trips.
•Potential increase of 13,125 gallons of potable water consumption per day.
Page 855 of 1993
•Potential increase of 11,779 gallons of sanitary sewer transmission per day.
•Potential increase of 107 tons of solid waste collection per year.
West Avenue Bayfront Overlay
•Potential increase of 155 residential units.
•Potential reduction in 165 transient units.
•Potential population increase of 306 people.
•Potential increase of 0 peak hour vehicle trips.
•Potential increase of 48,195 gallons of potable water consumption per day.
•Potential increase of 42,808 gallons of sanitary sewer transmission per day.
•Potential increase of 390 tons of solid waste collection per year.
Summary of Impacts
•Potential increase of 363 residential units.
•Potential population increase of 825 people.
•Potential increase of 141 peak hour vehicle trips.
•Potential increase of 129,194 gallons of potable water consumption per day.
•Potential increase of 115,499 gallons of sanitary sewer transmission per day.
•Potential increase of 1,052 tons of solid waste collection per year.
The traffic impacts are expected to be de minimis,as the incentives would result in units for
permanent residents.The incentives could,potentially assist in reducing traffic by providing
housing for the City's workforce.
With regard to parks levels of service,there is a deficiency in basketball courts and
tennis/pickleball courts.As a result of these deficiencies,each development will be required to
pay a proportionate fair-share mitigation fee to assist the City in providing these facilities,if they
are not built prior.Alternatively,a developer could provide the necessary facilities.
With regards to potable water consumption,on January 20,2022,the City Commission adopted
the City of Miami Beach 10-year Water Supply Facilities Work Plan and related amendments to
the Comprehensive Plan.This plan was created in coordination with the South Florida Water
Management District and Miami-Dade County Water and Sewer Department.The plan projects
that water will be available for projected population increases.The population increases projected
in the plan and water demand projections are as follows:
Table 3:Population Projections
2015 2016 2020 2025 2030 2035 2040
Total 92,472 93,490 97,563 102,654 107,745 112,836 117,927
Source:2015 TAZ Population Projections Update,County draft 2020 WSP
Table 4:City Water Demand Projections
2020 2025 2030 2035 2040 2045
Projected Pop ulation
-Total residential +196,486 211,913 224,180 236,636 249,294 262,172
transient
Populations 158,885 171,760 181,4 74 191,377 201,483 211,809EquivalentsServed
Water Demand ;,·
(MG D)-Tota l 24.7 26.7 28.2 29.8 31.4 33.0(Ann ua l Ave rag e
De mand)
Source:CMB 2019 Water Master Plan
Page 856 of 1993
Per the most recent US Census,the City's population is below the projections utilized for the
water supply plan.Therefore,it can be estimated that there is sufficient water supply to
accommodate the potential increase in residents that may result from the proposed amendment.
Regarding the impacts to potable water and sanitary sewer transmission infrastructure,it is likely
that upgrades will be needed to for future development projects.The specific upgrades are
determined on a case-by-case basis as new developments are proposed due to the level of
development details needed to make these determinations.The Public Works Department is
currently evaluating the capacity and future needs of water and sewer systems throughout the
entire city.
Regarding solid waste collection,as the proposal would result in new multifamily developments,
the solid waste collection would be handled by private providers.It would be the responsibility of
each development to coordinate with the private provider and to ensure that the project's needs
are met.
PLANNING BOARD REVIEW
On March 26,2024,the Planning Board held a preliminary review of the proposed ordinance and
continued the item to the May 28,2024 meeting.Following this preliminary review meeting City
staff held a public meeting on May 8,2024 via Zoom,for all affected stakeholders,to solicit
additional input and feedback.The following is a link to the meeting:
https://youtu.be/5VXsHLEgd3w.
On May 28,2024,the Planning Board held a public hearing and transmitted the proposed
ordinance to the City Commission with a favorable recommendation (6-0).By separate motion
(6-0)the Planning Board also recommended the following:
1.The City Commission consider extending the proposed incentives to other applicable areas of
the City.
2.The City Commission continue to explore and develop additional incentives for non-transient
residential uses.
SUMMARY
The proposed amendments to the LDRs and comprehensive plan contain incentives that could
reduce the number of transient uses and facilitate permanent residents to move into the City.This
could also reduce nuisances to existing residents related to excessive tourism in predominantly
residential areas,resulting in an improved quality of life by reducing traffic impacts by incentivizing
long term residential uses.For these reasons,the Administration is supportive of the proposed
LOR amendments,and the companion amendments to the Comprehensive Plan.
UPDATE
On July 24,2024,the City Commission approved the subject ordinance at First Reading,with no
changes,and waived the applicable fees based on circumstances unique to the proposed
amendment.The City Commission also referred the ordinance to the LUSC for additional
discussion prior to Second Reading.
On September 5,2024,the LUSC discussed the proposal and recommended that the City
Commission adopt the ordinance at Second Reading.Also,the Administration hosted a second
public meeting on September 12,2024 via Zoom,for all affected stakeholders,to solicit additional
input and feedback.The following is a link to the meeting:.https://youtu.be/a505/WY4DrA.
Finally,the ordinance has been updated for Second Reading to include a provision for a 6/7 City
Commission approval for any future amendments to the required covenant for non-transient uses.
Page 857 of 1993
FISCAL IMPACT STATEMENT
No Fiscal Impact Expected
Does this Ordinance require a Business Impact Estimate?Yes
(FOR ORDINANCES ONLY)
The Business Impact Estimate (BIE)was published on 9/27/2024.See BIE at:
https ://www.miamibeachfl .qov/city-hal I/city-clerk/meeti nq-notices/
FINANCIAL INFORMATION
Not Applicable
CONCLUSION
The Administration recommends the City Commission adopt the ordinance.
Applicable Area
Citywide
Is this a "Residents Right to Know"item,
pursuant to City Code Section 2-17?
Yes
Is this item related to a G.O.Bond
Project?
No
Was this Agenda Item initially requested by a lobbyist which,as defined in Code Sec.2-481,
includes a principal engaged in lobbying?No
If so,specify the name of lobbyist(s)and principal(s):
Department
Planning
Sponsor(s)
Commissioner Laura Dominguez
Co-sponsor(s)
Commissioner David Suarez
Commissioner Joseph Magazine
Page 858 of 1993
Residential Use Incentive Areas
[Joo sore»
E]wests oeo tarot0sos
Parcels
Affected Land Use/Zoning Districts
t1 es
rJeo
Jesrs.
Bayfront
AreaO
Incentive Areas Map
Page 867 of 1993
Area
Mid Beach
South Beach
Residential Incentive Areas Data
I Total Potential Floor Area Increase 227170]
West Avenue Overlay Residential Use Incentives for Transient Uses
Current Potential
Max Incentive Floor
Lot Floor Max Area
Area Current Incentive %Area Floor Increase
Zoning (SF)FAR FAR Increase (SF)Area (SF)(SF)
RM-1 9,392 1.25 1.6 28%11,740 15,027 3,287
RM-1 6,938 1.25 1.6 28%8,672 11,10 0 2,428
RM-1 9,364 1.25 1.6 28%11,705 14,983 3,277
RM-1 9,372 1.25 1.6 28%11,715 14,995 3,280
RM-2 6,804 2.0 2.5 25%13,607 17,009 3,402
RM-2 9,551 2.0 2.5 25%19,10 2 23,878 4,776
RM-2 8,822 2.0 2.5 25%17,644 22,055 4,411
West Avenue Overlay Sub-Total 24,861
Page 868 of 1993
Mid Beach RM-2 Residential Use Incentive Areas
Current Potential
Max Incentive Floor
Lot Floor Max Area
Area Current Incentive %Area Floor Increase
Zoning (SF)FAR FAR Increase (SF)Area (SF)(SF)
RM-2 3,415 2.0 2.3 15%6,829 7,854 1,024
RM-2 3,224 2.0 2.3 15%6,448 7,415 967
RM-2 11,443 2.0 2.3 15%22,886 26,319 3,433
RM-2 3,163 2.0 2.3 15%6,326 7,274 949
RM-2 2,098 2.0 2.3 15%4,196 4,825 629
RM-2 3,700 2.0 2.3 15%7,400 8,510 1,110
RM-2 16 2.0 2.3 15%32 37 5
RM-2 23 2.0 2.3 15%47 54 7
RM-2 66 2.0 2.3 15%132 151 20
RM-2 158 2.0 2.3 15%316 363 47
RM-2 85 2.0 2.3 15%169 195 25
RM-2 106 2.0 2.3 15%212 243 32
RM-2 6,266 2.0 2.3 15%12,532 14,412 1,880
RM-2 2,145 2.0 2.3 15%4,291 4,935 644
RM-2 291 2.0 2.3 15%582 669 87
RM-2 30 2.0 2.3 15%60 69 9
RM-2 48 2.0 2.3 15%95 109 14
RM-2 558 2.0 2.3 15%1,115 1,283 167
RM-2 16 2.0 2.3 15%32 36 5
RM-2 7 2.0 2.3 15%14 17 2
RM-2 9 2.0 2.3 15%18 21 3
RM-2 26 2.0 2.3 15%52 60 8
RM-2 39 2.0 2.3 15%78 89 12
RM-2 60 2.0 2.3 15%120 138 18
RM-2 14 2.0 2.3 15%29 33 4
RM-2 146 2.0 2.3 15%292 336 44
RM-2 56 2.0 2.3 15%111 128 17
RM-2 234 2.0 2.3 15%468 538 70
RM-2 201 2.0 2.3 15%402 463 60
RM-2 388 2.0 2.3 15%775 892 116
RM-2 358 2.0 2.3 15%716 823 107
RM-2 2,505 2.0 2.3 15%5,010 5,762 752
RM-2 6,806 2.0 2.3 15%13,611 15,653 2,042
RM-2 3,195 2.0 2.3 15%6,390 7,348 958
RM-2 108 2.0 2.3 15%216 248 32
RM-2 2,891 2.0 2.3 15%5,783 6,650 867
RM-2 Sub-Total 16,168
Page 869 of 1993
Mid Beach RM-3 Residential Use Incentive Areas
Current Potential
Max Incentive Floor
Lot Floor Max Area
Area Current Incentive %Area Floor Increase
Zoning (SF)FAR FAR Increase (SF)Area (SF)(SF)
RM-3 4,216 2.25 2.6 16%9,485 10,960 1,475
RM-3 2,697 2.25 2.6 16%6,069 7,013 944
RM-3 13,330 2.25 26 16%29,992 34,658 4,665
RM-3 1,163 2.25 2.6 16%2,616 3,023 407
RM-3 6,972 2.25 2.6 16%15,686 18,126 2,440
RM-3 36 2.25 2.6 16%80 92 12
RM-3 8,252 225 2.6 16%18,566 21,454 2,888
RM-3 5,436 2.25 2.6 16%12,230 14,133 1,902
RM-3 2,443 2.25 2.6 16%5,496 6,351 855
RM-3 3,259 2.25 2.6 16%7,332 8,473 1,141
RM-3 4,472 2.25 2.6 16%10,062 11,627 1,565
RM-3 5,363 2.25 2.6 16%12,067 13,945 1,877
RM-3 3,483 2.25 2.6 16%7,838 9,057 1,219
RM-3 14,195 2.25 2.6 16%31,939 36,907 4,968
RM-3 10,410 2.25 2.6 16%23,421 27,065 3,643
RM-3 15,497 2.25 2.6 16%34,867 40,291 5,424
RM-3 6,342 2.25 2.6 16%14,270 16,490 2,220
RM-3 14,343 2.25 2.6 16%32,272 37,292 5,020
RM-3 16,273 2.25 2.6 16%36,615 42,310 5,696
RM-3 7,104 2.25 2.6 16%15,984 18,471 2,486
RM-3 13,126 2.25 2.6 16%29,534 34,129 4,594
RM-3 3,894 2.25 2.6 16%8,761 10,123 1,363
RM-3 11,338 2.25 2.6 16%25,510 29,478 3,968
RM-3 15,318 2.25 2.6 16%34,467 39,828 5,361
RM-3 19,989 2.25 2.6 16%44,975 51,971 6,996
RM-3 14,775 2.25 2.6 16%33,243 38,414 5,171
RM-3 5,448 2.25 2.6 16%12,258 14,165 1,907
RM-3 25,541 2.25 2.6 16%57,468 66,407 8,939
RM-3 12,736 2.25 2.6 16%28,657 33,114 4,458
RM 3 11,915 2.25 2.6 16%26,810 30,980 4,170
RM-3 8,251 2.25 2.6 16%18,565 21,453 2,888
RM-3 7,765 2.25 2.6 16%17,472 20,190 2,718
RM-3 13,563 2.25 2.6 16%30,517 35,264 4,747
RM-3 9,140 2.25 2.6 16%20,564 23,763 3,199
RM-3 14,955 2.25 2.6 16%33,649 38,883 5,234
RM-3 7,764 2.25 2.6 16%17,470 20,187 2717
RM-3 7,450 2.25 2.6 16%16,762 19,370 2,607
RM-3 8,631 2.25 2.6 16%19,419 22,440 3,021
RM-3 9,467 2.25 2.6 16%21,300 24,613 3,313
RM3 11,766 2.25 2.6 16%26,473 30,591 4,118
RM-3 16,976 2.25 2.6 16%38,197 44,139 5,942
RM-3 7,436 2.25 2.6 16%16,731 19,333 2,603
RM-3 4,998 2.25 2.6 16%11,247 12,996 1,749
RM-3 14,274 2.25 2.6 16%32,116 37,112 4,996
RM-3 Sub-Total 147,630
Page 870 of 1993
RPS-4 Residential Use Incentive Areas
Potential
Current Incentive Floor
Lot Max Max Area
Area Current Incentive %Floor Floor Increase
Zoning (SF)FAR FAR Increase Area (SF)Area (SF)(SF)
RPS-4 7,708 2.0 2.25 13%15,415 17,342 1,927
RPS-4 153 2.0 2.25 13%306 345 38
RPS-4 13 2.0 2.25 13%25 28 3
RPS-4 2,753 2.0 2.25 13%5,506 6,195 688
RPS-4 1,803 2.0 2.25 13%3,606 4,057 451
RPS-4 1,993 2.0 2.25 13%3,986 4,484 498
RPS-4 7,502 2.0 2.25 13%15,004 16,879 1,875
RPS-4 1,078 2.0 2.25 13%2,157 2,426 270
RPS-4 4,825 2.0 2.25 13%9,650 10,856 1,206
RPS-4 2,129 2.0 2.25 13%4,259 4,791 532
RPS-4 537 2.0 2.25 13%1,073 1,207 134
RPS-4 1,919 2.0 2.25 13%3,838 4,318 480
RPS-4 681 2.0 2.25 13%1,361 1,532 170
RPS-4 6,329 2.0 2.25 13%12,658 14,240 1,582
RPS-4 7,573 2.0 2.25 13%15,145 17,038 1,893
RPS-4 3,040 2.0 2.25 13%6,080 6,840 760
RPS-4 1,957 2.0 2.25 13%3,915 4,404 489
RPS-4 6,472 2.0 2.25 13%12,945 14,563 1,618
RPS-4 1,954 2.0 2.25 13%3,908 4,397 489
RPS-4 2,400 2.0 2.25 13%4,799 5,399 600
RPS-4 987 2.0 2.25 13%1,974 2,221 247
RPS-4 7,122 2.0 2.25 13%14,244 16,025 1,781
RPS-4 1,049 2.0 2.25 13%2,098 2,360 262
RPS-4 1,439 2.0 2.25 13%2,879 3,238 360
RPS-4 9 2.0 2.25 13%17 19 2
RPS-4 2,534 2.0 2.25 13%5,068 5,702 634
RPS-4 822 2.0 2.25 13%1,644 1,850 206
RPS-4 4,857 2.0 2.25 13%9,714 10,928 1,214
RPS-4 19,613 2.0 2.25 13%39,225 44,128 4,903
RPS-4 2,088 2.0 2.25 13%4,176 4,698 522
RPS-4 50,707 2.0 2.25 13%101,413 114,090 12,677
RPS-4 Sub-Total 38,511
Page 871 of 1993
ff ,I#.Pu}ft I
Compretensive Pian and Zoning Amendment Concurrency Analysts
Date Prepared:
Name ot Project.
Address ot Site.
Mid BeachRM-3/RM-2 Residential Ue Incentive
Ar ea Between 47th 5Street and 6rd Street
ceaureny Morement Ares Mid±sh
square Feer in the Amendment 47569
Are»ge in the Amendment Ma-
Proposed FLUM Designation
Deign tion.
RM-3/RM-2
Mir"am
ert
Mairrurr
FAR
110/100
¥3"'1,297
Peek Hour Trips
Generate 1.12
26/2.3
eridential
Demard 3,242
1,22063 5
Mote nit etote :turret t227+pet reicentai art sng 1$tr d
Existing UM Designation
Deignstion:.
RM-3/RM-2
Peek Hur Tri
Generate«f
Transportation impat
New Trips Generated Trip Allowances
136 Tri:
Tran:t
s::·
Med-use
Total 15
Indian Creek Road
Capacity.
Easting Trips
Net New Trips Generated
Overcapacity:.
3.600 Ti:
3,510 7:
115 7:
to
Parks and Recreation Concurrency
Net New Residential Demand 435 Peope
Park Facility Tye Concurrent
v
v5
Go Cu r:e +£;
e:Meta Court O
Tennis or Piaettstt Curt 0
Mutipie-Use Fiity{an pink,:port:p v;
Potable Water Transmission Capacity
Prpo:ed Deana.103,200 Gon:Per De
tirin g en¢?57Sor·rosy
Mew Denna.67,74 Gorz
orurrer to be determined at building Permit Application
Sanitary Sewer Transmission Capacity
Pro:ea Demand 413,923 Gon:Fer ey
tis;-2%iii5wr-frayhewend$0912 30/9n;
Courrery to be determined st Euildirg Permit Appliation
vs
Tot Lot;or Purcund
vits Coe:e ;
Boat RmT YE5
Outdoor Amphitheater vs
Solid waste Collection Capacity
4,134 Ton:Fer +esr
Ei:ting Demend.33797n:°e°/ear
New Den9nd.Tn:;Per test
Couttery to be determined at Building Permit Application
vE5
Required Mitigation to be determined et Building Permit Application
Storm Sewer capacity
Required LO.One-in·ten-ear ztorm event
Corurrery to be determined at Building Permit Apptic»tion
Note.
This represents a comparative analysis of concurrency with maximum development potential of the site betwveen the existing and
proposed Future Land Use designations.Actual concurrency demands,required mitigation,and required capacity reservation will be
determined at the time of Building Permit Application.
Page 872 of 1993
LA,t.tt.PA#f ME.a
Comprehensive Pan and Zoning Amendment Concurrency Analysis
Date Prepared:
tame ct Prjet.
Address ot site.
3/3/2014
South of Gth
censurer Mm«tAres 2ovhsch!
Squue Feel in th~Am.~ndmt!:n.t:tS_
3
4:"-'_
Acreage in the Amendment
Proposed FLUM Designation
sirur
FAR
Pe ak Hou r Trips
Gen erate@
223
Residential
Demard
346,60 1 IF
tote:/nit etirte st:ume:0SF er re:iceneat urt sna 1J%tor BC r Mex Dentit
Existing FLUM Designation
De ignation:
PS-4
M sir um
FAR
Pei Hour Trips
Genert@
Residential
Demard
Transportation impact
New Trips Generated Trip Allowances
26 Trip:
Tran:t
::c
Misedue
Total 15
Washington Avenue
Capacity.
Eisting Trips.
Net New Trips Generated.
Overcaapcity.
3,100 Ti
2070 7is
22 Tip:
NO
Parks and Recreation Concurrency
Net New Residential Demand
Park:Fa@tty Type Ccurrent
Re:reston and en 5pee Are sre vs
5wnmine Poot YES
Got Cour;e £G
e#et3a Court Mo
Tenni s r iaeita l Court NO
M utipe -U e Fsi lty (per,pin i,:o r:]YE5
Deinetea Field Ares [a:etent,:ott e lt soccer,etc}YE;
Tat Lot;or Pieroand vs
vita Caurte v€
Boat Rm YES
Outdoor Amotittestet Y5
4ti t Euiiinz tor Muttite U;e:+E5
4 Peope
Required Mitigation to be determined at Building Permit Application
Potable Water Transmission Capacity
Propoed Demand.140,790 G/9n Per Dey
si r;-n n :7?Swor:Prosy-
New Dem and:1312 3s n5
Courrery to be determined at Building Permit Application
Sanitary Sewer Transmission Capacity
Prop0zed emend.126,30 Gan Fer Dey
g ig?gg",gpppgggruon
et 7 AM t 7 7$3 909 n1
Corcurr to be determined at uildi
Solid waste Collection Capacity
r ced Demand.17 1 7 n:er Year
tug es±Ai7·ft!t!'
New Denand.107 Ton;Per Yer
Currency to be determined at Building Permit Application
Storm Sewer capacity
Required L$.one-rter-peer ztorm ever
Courreny to be determined at uildirg Permit Application
Note.
This represents a comparative analysis of concurrency with maximum development potential of the site between the existing and
proposed Future Land Use designations.Actual concurrency demands,required mitigation,and required capacity reservation will be
determined at the time of Building Permit Application.
Page 873 of 1993
PA,Lt.P4/Mt.vi
Comprehensive Pian and Zoning Amen dment Concurrency 4nalyala
Date Prepared:
tame t Project
Address ot rte
3/3/2214
Wert Ave Transient Ue RM-3/RM-2 Reidertiel Ue lentive
West Ave BetweenDade Canal and 11th Street
ccon»reny Marsgement Ares Mideed.
squarr Feet in the Am..tndmem:60--'
1
:!s'--43 _
tree in the mendr ert
Proposed FLUM Designation
Deign etion:
RM-3/RM-2
Murr ur
#AR
Pe»k Hour Trip1
Generate@
2M/1.6
121
Residential
Demer4
173.403 5
Note:Re:ideris!Unit eninete :teer 2 $F er re3entint rg 1 tr+r Me«Denity Hoterunt Etimete a:ume:332 per Rm Ara 1't3r
Existing FLUM Designation
Deigretion:
M-3/RM-2
tsirum Peak Hour Trips
FAR Generate@ /A
Residential
20/1.23 Dem9rd 0
120,64I SE
122
£3
Transportation Impact
New Trips Generated Trp Allowances
0 trip:
Tran:t
Total 15%
Alton Road
Capacity.
Easting Trips
Net New Trips Generated.
Overapecity.
3.150 7+:
3,150 rip:
0 Ti:
De minimis lrpa ct
Parks and Recreation Concurrency
Net New Residential Demand 306 Peope
Park:Fsitity Ty pe Concurrent
Potable Water Transmission Capacity
Proo:ea enc.6,970 Gr:Fer ay
n ;-we uh??oorifts
Recreston sna Oen pose Areae Y;
ewemend 4,1$$$09n
Courrery to be determined at Building Permit Application
Swimnrineg oot YES
Got Cur:e
ta:et3au Court t0
Tennis or Piaets Court No
Ta Lt:or Pr02nd YE5
vite Coor:e +Es
Boat Ramp YE
Outdoor Amnithester ES
Sanitary Sewer Transmission Capacity
Pre4 eend.4,3!3 n :Per ay
ti:c+·±A???@om"r
ewDen na.42,30$Gs9rs
Corwurrer to be determined at Building Permit Application
Solid waste Collection Capacity
49 3n;Fee veer
£i;ting Denenc 107on:Fe teer
New Demand 390 Tan:Fer Year
Corurreny to be determined at Building Permt Application
Actit uidinz tr Multiple Ure:
Required Mitigation to be determined et Building Permit Application
Storm Sewer capacity
Required $.Qne-n·ten-ear ;arm evert
Corcurrery to be determined »t Building Permit Application
Note.
This represents a comparative analysis of concurrency with maximum development potential of the site between the existing and
proposed Future Land Use designations.Actual concurrency demands,required mitigation,and required capacaty reservation will be
determined at the time of Building Permit Application.
Page 87 4 of 1993