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Ordinance 99-3196 ORDINANCE NO. 99-3196 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,FLORIDA,AMENDING THE OFFICIAL ZONING DISTRICT MAP, REFERENCED IN • SECTION 142-72 OF THE CODE OF THE CITY OF MIAMI BEACH, FLORIDA, BY CHANGING THE ZONING DISTRICT CLASSIFICATIONS FOR THOSE AREAS IDENTIFIED IN THE CHART AND MAP BELOW; AMENDING THE AFFECTED PORTIONS OF THE CITY'S OFFICIAL ZONING DISTRICT MAP TO CORRESPOND WITH THESE CHANGES AS ADOPTED BY THE CITY COMMISSION; PROVIDING FOR REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. Area# General Description of Area Existing Zoning District Classification Proposed Zoning District Classification (See Map) 6 The West 75 feet of Lots 7 and 8,Block 35 of Ocean Beach CD-2,Commercial Medium Intensity RO,Residential Office Addition#3 7 Those properties fronting on the East side of Pennsylvania CD-2,Commercial Medium Intensity RO,Residential Office Avenue,from Eleventh Street on the North,to the South Lot Line of Lot 4,Block 35 of Ocean Beach Addition#3 on the South 8 Those properties fronting on the West side of Drexel Avenue, CD-1,Commercial Low Intensity RO,Residential Office from Fourteenth Street on the North,to Twelfth Street on the South 9 Those properties fronting on the East side of Alton Road,from CD-1,Commercial Low Intensity RO,Residential Office Fourteenth Street on the North,to Twelfth Street on the South 13 Area bounded by the Atlantic Ocean on the East,Twenty-first CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity street on the North,Collins Avenue on the West,and Sixteenth Street on the South 17 Area bounded by Michigan Avenue on the Northeast,Alton CD-1,Commercial Low Intensity RM-1,Residential Multi-Family Low Intensity Road on the Northwest,and Nineteenth Street on the South, excluding lots 4-10 of Block 11-A of ISLAND VIEW ADDN RESUB(40-12) 22 Area bounded by the Atlantic Ocean on the East,Twenty-fourth CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity Street on the North,Collins Avenue on the West,and Twenty- second Street on the South 24 Lots 1-4,FLAMINGO BAY SUBDIVISION(6-101) CD-3,Commercial High Intensity RM-3,Residential Multi-family High Intensity 25 All the Lots of Block 3 41ST STREET BUSINESS CD-3,Commercial High Intensity RM-1,Residential Multi-family Low Intensity SUBDIVISION 29 Area bounded by the Atlantic Ocean on the East,the South line CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity of the City Park located at 6475 Collins Avenue on the North, Collins Avenue on the West,and the North Line of BATH CLUB PROPERTY TRACT 1 on the South 32 Area bounded by the Atlantic Ocean on the East,Seventy- CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity second Street on the North,Collins Avenue on the West,and the North line of the City Park located at 6475 Collins Avenue on the South 34-A Lots 3-6,Block 17;Lots 1-4,Block 1;Lots 1-4 and 9-12,Block CD-3,Commercial High Intensity RM-1,Residential Multi-Family Low Intensity 2;Lots 1-4 and 9-12,Block 4;Lots 1-4 and 9-12,Block 5;and Lots 1-4,Block 6;all of NORMANDY BEACH SOUTH(21- 54) • 4) �'p�p���� Q1•�I lua re•normo�1� �i i ., ,,,..,...,,...... ......."...4".'VIM an 'zill al Ill•�_e Z a,.gyp r e s t al ii:a n ®- me :II 1. 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Agrlialltat i insi ��� • ,--c-A♦ A 34-B All of Block 3 of NORMANDY BEACH SOUTH(21-54) CD-3,Commercial High Intensity CD-2,Commercial Medium Intensity 35-A Those properties fronting on the South side of Marseille Drive, CD-2,Commercial Medium Intensity RM-1,Residential Multi-Family Low Intensity from Rue Notre Dame on the West,to the west property line of Lot 5,Block 3 of ISLE OF NORMANDY OCEAN SIDE SECTION(25-60)on the East 35-B Those properties fronting on the West side of Bay Drive,from CD-2,Commercial Medium Intensity RO,Residential Office Marseille Drive on the North to Normandy Court on the South; along with those properties fronting on the North side of Normandy Drive,from Rue Notre Dame on the West,to the West line of Lot 31,Block 9 of ISLE OF NORMANDY OCEAN SIDE SECTION(25-60)on the East 36 Those properties fronting on the East side of Harding Avenue, CD-2,Commercial Medium Intensity RM-2,Residential Multi-Family Medium from Seventy-fifth Street on the North,to Seventy-third Street on Intensity the South WHEREAS,the City of Miami Beach has undertaken a comprehensive review to study the zoning district classifications in all areas within the Municipality; and WHEREAS, amending the zoning of the properties listed below as provided herein is necessary to insure that development of those properties will be compatible with development in adjacent and surrounding areas, and will contribute to the health and general welfare of the City; NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,FLORIDA: SECTION 1. AMENDMENTS OF ZONING DISTRICTS AND MAP OF COMPREHENSIVE ZONING ORDINANCE. That the Mayor and City Commission hereby amend the Zoning Districts and Zoning District Map of City of Miami Beach referenced in Section 142-72 of the Code of the City of Miami Beach, Florida, by changing the zoning district classifications of the following properties as listed below, from the existing zoning district classifications as listed, to the proposed zoning district classifications as listed : Area# General Description of Area Existing Zoning District Classification Proposed Zoning District Classifications (See Map) 6 The West 75 feet of Lots 7 and 8,Block 35 of Ocean Beach CD-2,Commercial Medium Intensity RO,Residential Office Addition#3 7 Those properties fronting on the East side of Pennsylvania CD-2,Commercial Medium Intensity RO,Residential Office Avenue,from Eleventh Street on the North,to the South Lot Line of Lot 4,Block 35 of Ocean Beach Addition#3 on the South 8 Those properties fronting on the West side of Drexel Avenue, CD-1,Commercial Low Intensity RO,Residential Office from Fourteenth Street on the North,to Twelfth Street on the South 9 Those properties fronting on the East side of Alton Road,from CD-1,Commercial Low Intensity RO,Residential Office Fourteenth Street on the North,to Twelfth Street on the South 13 Area bounded by the Atlantic Ocean on the East,Twenty-first CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity street on the North,Collins Avenue on the West,and Sixteenth Street on the South 17 Area bounded by Michigan Avenue on the Northeast,Alton CD-1,Commercial Low Intensity RM-1,Residential Multi-Family Low Intensity Road on the Northwest,and Nineteenth Street on the South, excluding lots 4-10 of Block 11-A of ISLAND VIEW ADDN RESUB(40-12) 22 Area bounded by the Atlantic Ocean on the East,Twenty-fourth CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity Street on the North,Collins Avenue on the West,and Twenty- second Street on the South 24 Lots 1-4,FLAMINGO BAY SUBDIVISION(6-101) CD-3,Commercial High Intensity RM-3,Residential Multi-family High Intensity 25 All the Lots of Block 3 41ST STREET BUSINESS CD-3,Commercial High Intensity RM-1,Residential Multi-family Low Intensity SUBDIVISION 29 Area bounded by the Atlantic Ocean on the East,the South line CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity of the City Park located at 6475 Collins Avenue on the North, Collins Avenue on the West,and the North Line of BATH CLUB PROPERTY TRACT 1 on the South 32 Area bounded by the Atlantic Ocean on the East,Seventy- CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity second Street on the North,Collins Avenue on the West,and the North line of the City Park located at 6475 Collins Avenue on the South 34-A Lots 3-6,Block 17;Lots 1-4,Block 1;Lots 1-4 and 9-12,Block CD-3,Commercial High Intensity RM-1,Residential Multi-Family Low Intensity 2;Lots 1-4 and 9-12,Block 4;Lots 1-4 and 9-12,Block 5;and Lots 1-4,Block 6;all of NORMANDY BEACH SOUTH(21- 54) 34-B All of Block 3 of NORMANDY BEACH SOUTH(21-54) CD-3,Commercial High Intensity CD-2,Commercial Medium Intensity 35-A Those properties fronting on the South side of Marseille Drive, CD-2,Commercial Medium Intensity RM-1,Residential Multi-Family Low Intensity from Rue Notre Dame on the West,to the west property line of Lot 5,Block 3 of ISLE OF NORMANDY OCEAN SIDE SECTION(25-60)on the East 35-B Those properties fronting on the West side of Bay Drive,from CD-2,Commercial Medium Intensity RO,Residential Office Marseille Drive on the North to Normandy Court on the South; along with those properties fronting on the North side of Normandy Drive,from Rue Notre Dame on the West,to the West line of Lot 31,Block 9 of ISLE OF NORMANDY OCEAN SIDE SECTION(25-60)on the East 36 Those properties fronting on the East side of Harding Avenue, CD-2,Commercial Medium Intensity RM-2,Residential Multi-Family Medium from Seventy-fifth Street on the North,to Seventy-third Street on Intensity the South SECTION 2. REPEALER. That all Ordinances or parts of Ordinances in conflict herewith be and the same are hereby repealed. SECTION 3. SEVERABILITY. If any section,subsection,clause or provision of this Ordinance is held invalid,the remainder shall not be affected by such invalidity. SECTION 4. EFFECTIVE DATE. This Ordinance shall take effect on the 3 0th day of July 199 9 . PASSED and ADOPTED this �0thday of July 199 9 . ATTEST: MA OR 1114,441) -- )0A, CITY CLERK F:\PLAN\$PLB\FEB\ZONE 1383\ZONEMAP.ORD 1st reading 3/17/99 2nd reading 7/20/99 APPROVED AS TO FORM& LANGUAGE & FOR EXECUTION Ity Atto X17, Dais CITY OF MIAMI BEACH CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH,FLORIDA 33139 h ttp:\\ci.m iam i-beach.fl.u s COMMISSION MEMORANDUM NO. 52,0 -9 TO: Mayor Nelsen O.Kasdin and DATE:July 20, 1999 Members of the City ii mission FROM: Sergio Rodriguez City Manager SUBJECT: Second R• .ding Public Hearing - An Ordinance of the Mayor and City Commission of the City of Miami Beach, Florida, Amending the Official Zoning District Map, Referenced in Section 142-72 of the Code of the City of Miami Beach, Florida, by Changing the Zoning District Classifications for Those Areas Identified in the Chart and Map Below; Amending the Affected Portions of the City's Official Zoning District Map to Correspond with These Changes as Adopted by the City Commission; Providing for Repealer, Severability and an Effective Date. Area# General Description of Area Existing Zoning District Classification Proposed Zoning District Classification (See Map) 6 The West 75 feet of Lots 7 and 8,Block 35 of Ocean Beach CD-2,Commercial Medium Intensity RO,Residential Office Addition#3 7 Those properties fronting on the East side of Pennsylvania CD-2,Commercial Medium Intensity RO,Residential Office Avenue,from Eleventh Street on the North,to the South Lot Line of Lot 4,Block 35 of Ocean Beach Addition#3 on the South 8 Those properties fronting on the West side of Drexel Avenue, CD-1,Commercial Low Intensity RO,Residential Office from Fourteenth Street on the North,to Twelfth Street on the South 9 Those properties fronting on the East side of Alton Road,from CD-1,Commercial Low Intensity RO,Residential Office Fourteenth Street on the North,to Twelfth Street on the South 13 Area bounded by the Atlantic Ocean on the East,Twenty-first CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity street on the North,Collins Avenue on the West,and Sixteenth Street on the South 17 Area bounded by Michigan Avenue on the Northeast,Alton CD-1,Commercial Low Intensity RM-1,Residential Multi-Family Low Intensity Road on the Northwest,and Nineteenth Street on the South, excluding lots 4-10 of Block 11-A of ISLAND VIEW ADDN RESUB(40-12) 22 Area bounded by the Atlantic Ocean on the East,Twenty-fourth CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity Street on the North,Collins Avenue on the West,and Twenty- second Street on the South 24 Lots 1-4,FLAMINGO BAY SUBDIVISION(6-101) CD-3,Commercial High Intensity RM-3,Residential Multi-family High Intensity 25 All the Lots of Block 3 41ST STREET BUSINESS CD-3,Commercial High Intensity RM-1,Residential Multi-family Low Intensity SUBDIVISION 29 Area bounded by the Atlantic Ocean on the East,the South line CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity of the City Park located at 6475 Collins Avenue on the North, Collins Avenue on the West,and the North Line of BATH CLUB PROPERTY TRACT 1 on the South AGENDA ITEM S 5 DATE ` ZU-99 Area# General Description of Area Existing Zoning District Classification Proposed Zoning District Classification (See Map) 32 Area bounded by the Atlantic Ocean on the East,Seventy- CD-3,Commercial High Intensity RM-3,Residential Multi-Family High Intensity second Street on the North,Collins Avenue on the West,and the North line of the City Park located at 6475 Collins Avenue on the South 34-A Lots 3-6,Block 17;Lots 1-4,Block 1;Lots 1-4 and 9-12,Block CD-3,Commercial High Intensity RM-1,Residential Multi-Family Low Intensity 2;Lots 1-4 and 9-12,Block 4;Lots 1-4 and 9-12,Block 5;and Lots 1-4,Block 6;all of NORMANDY BEACH SOUTH(21- 54) 34-B All of Block 3 of NORMANDY BEACH SOUTH(21-54) CD-3,Commercial High Intensity CD-2,Commercial Medium Intensity 35-A Those properties fronting on the South side of Marseille Drive, CD-2,Commercial Medium Intensity RM-1,Residential Multi-Family Low Intensity from Rue Notre Dame on the West,to the west property line of Lot 5,Block 3 of ISLE OF NORMANDY OCEAN SIDE SECTION(25-60)on the East 35-B Those properties fronting on the West side of Bay Drive,from CD-2,Commercial Medium Intensity RO,Residential Office Marseille Drive on the North to Normandy Court on the South; along with those properties fronting on the North side of Normandy Drive,from Rue Notre Dante on the West,to the West line of Lot 31,Block 9 of ISLE OF NORMANDY OCEAN SIDE SECTION(25-60)on the East RECOMMENDATION The Administration recommends that the City Commission adopt the proposed amending Ordinance upon second reading public hearing. OVERVIEW This amendment to the Land Development Regulations of the City Code proposes to rezone a number of areas on the Zoning Map from their existing zoning district classifications to new zoning district classifications. This proposed rezoning had its genesis in the series of zoning changes heard by the Planning Board and the City Commission last year. While many of the 38 proposed changes to the zoning map contained in the original package were adopted by the Commission on November 4, 1998, 16 of the proposed changes were unable to be finally effectuated at that time because it was found necessary to implement a concurrent change to the Future Land Use Map of the City of Miami Beach Comprehensive Plan. On November 4, 1998, at the time of adoption of the zoning changes by the City Commission, the Commission approved in concept the 16 proposed zoning changes requiring Comprehensive Plan changes, and directed that these items be brought back to the Planning Board as soon as possible, along with the concurrent Comprehensive Plan amendment to enable these zoning changes. This amendment of the Zoning Map before the Commission today implements these previously reviewed and approved zoning map changes. The City is concurrently making the required changes to its Comprehensive Plan, which are contained in a companion ordinance also before the Commission today. MAP 1 (A) ��J� ago and a �_ �•4. = t� _ '.;'•�i�l ����:�= �qn -•�,�Altis� � ':� • .in •to la iii IIIb., • Me ell kiTarr Ift, , illi I111muA N: ���`� i-hull ou_ .��. 1����� ' ,',..11v • al=Inlnl flu-®�.1/,i'/.i, �� ....i.�� n��_ :moi 1 4044 t4 'rc iumniu0 til: qn'IIS ® �� it:am AM sy €!!.'L1:I .p L�I U I • 0 c:: iI !- '7 =: N••: ,4= � AIA: `• j.i. ��1�II \11111111111111 iri,i7 e 7�� T.•47/1 /�i, MINIMA a • • 111, ii ■174h .-A E' !►•••Tie_i t_ nl- k�Od i__N MI-am ..ivy Es s mi.a res_ iv NM 1111= =Illi= -��� ���� rill�7 Iwomil,••�rimmm��nu.o 111 If iiiill .1111p ll 11 , I W =1111 G v ���� ��_ �I _%�11 1�)Ill��111 1� 1 NI ': 71 ON II a 1111 �,, inn-NII__i _I-.__ --—W__-—-- ■ lien D.�al ` gym' s.I- .,=--!M-.M� _= I_I,.7.-:•= Ela Eli _FE =- -�lul ���� I TII 111111 =s•al Inn=as mir am EM 11,►� --tip =E_ nii 11- 1.11..1.7=1 Reto `1.1111-11 .T.-k- ■.e® Ili it 011111.111, ITEM/AV VI i 'soiall um= �_:_ ='___ n-3.__ rr 41" as iii _ ...• .1�=..visso is= . -- • , iilll...w 44.4.4%%%.*%*%%'%%'...s.' ...,444.41/4,1‘ un la II air .c_ -■I_ vmmoi.in. ma .74 \ ..11101/ Q O.Ill J map 11112.. _ MAA 2 1II1PIfl - flllhtlliltIIIIllIIIIUtttI11tuniunmmmm�mm�n 4Inunnu mi um iumumumum1I��� 11n■111111mnuu= = - Qum om `iiiilllllllllllllllllllllllllllllllllllllllllllllill/►�10,1IUIUii°n�1 i =�74, ���tai i :1111111111111111111 - ■ pllm MN C 111111.1111111111111_ we•-■ — ■ _ 21111111111111111111 _I — `tl ■ =1111111111111��1►�,�� �� _ � �C�C 41.11 uair�� ♦ := E11nmmv.. �� =' 0 IIIIIIIIIIIIIIIIIIII m IIIIIIIImnitt dawn 2-p 21 11111111 �0 O p C:■1111►0 ^�= . k 111111111111111111111111111111111111111111111111111�IIIIllllllll1_ p� ,41==----_-_. __=-_m i 111111111111111111111111111111tllllnUMM11111111111111111111,ixin := rum= O 1� ==��= .i. lapin 1011111111111111111111111111111111111114 �� ! =___�__-_-.-- -_-- .■ -- ,,���1♦,,,�♦painm an1111.1anmu 1 acv moi., g;��;Ir ' i: .: M ,� ♦ 4 Q ' 0 `++11111 oiv.N 'I'ed ;I .w a 15 ,fr,, ‘1* *1 wok° ''ts*A L 11111111/111111 0 ,♦♦♦ A .) di �,l14,al1111-►lam �..�_� 51�=- ___E. ow- =,,;. �� '111 , ♦�♦�+ ,�� -■l 1■_,so owls gII : -:.-----t1ri En=11 ma NE 11111111114 ��+++�++ ♦eko:..n.1'.n►vr 1i is _.N. 1111 � � ♦ -11111111111111111� \ \ � 3 ■ giLl II 1. Pi1� ,1 �� 1�\\ 141 a .0110. - 1111 % i _�_'1g El fb 1111111111\� ��� ♦0� ��� . =.mils 1 iimi • '�I/��I� 111111111►1� t�1 �� ,�� �/ VIII IIIIIIIIIm1o1•� ����� ���� . :MI / ����11I1111111UU%I* ���, e •will/rnuui1111111 o � ,fit hI�*i ►�� Ivi In■ ��■ sit �1a la on 11 is i1- .4g,671,11%1 ot w: al so ser- VW 111 a Imp . _. 11110i r 41 I 0 is is. I I 11 I 4R 11:1 gol /% 0. a 460 ji . i w i a `-�1p�♦,1�♦, ss_i BACKGROUND These zoning map changes are part of a package of changes to the City's Zoning Ordinance that were reviewed and approved by the Planning Board and the City Commission last fall. Also included in this package of proposed changes are ordinances which would reduce Floor Area Ratios(FAR's)and maximum allowable building heights for a number of zoning district classifications throughout the City. The rationale for these proposed changes to the City's Zoning Ordinance has been evolving over the past several years as the character and intensity of development in the City has been changing. In the recent past, there have been examples of buildings developed within the City which do not fit in with the existing scale of their respective surrounding neighborhoods, or the historical character of the City of Miami Beach. The goal of this package of zoning changes is to significantly reduce the possibility for development and redevelopment of property which is out of keeping with the established character of the City and out of scale with the surrounding neighborhoods. The aim of the proposals is to bring the Zoning Ordinance into conformity with the existing as-built character of the various areas of the City. These proposals have been studied by the City's planning staff and have been found to be consistent with the built character of existing neighborhoods. The benefits to the City from the implementation of these zoning changes include the improvement of existing neighborhood property values, the preservation of existing neighborhood character, the reduction of traffic congestion, and increased access to light, air, open space and view corridors. These benefits are especially important when viewed in the context of the City's need to ensure provisions for adequate Hurricane evacuation, and the City's difficulties in meeting traffic concurrency. Importantly, also, these changes will bring a degree of predictability with regard to new development which will give assurances to neighboring property owners and residents that the character of their neighborhood will be preserved. In summary,the proposals are designed to directly benefit the quality of life for residents of the City of Miami Beach,and ensure that the special character of this City is preserved for future generations. The modification of the City's Zoning Map is an issue that has been under study and consideration for a number of years. From at least 1995, City Planning and Zoning staff, various City advisory boards, including the Miami Beach Planning Board and the Development Regulations Working Group, have been examining the Zoning Map and developing recommendations for changes that would address issues of land use compatibility, and the harmonization of the Zoning Map with existing as-built conditions relative to densities and uses now present throughout the City. This ongoing analysis of the Zoning Map has evolved into the set of recommended changes that are before the Commission today. These proposed changes to the Zoning Map were the subject of Planning Board workshops on March 6, March 16, and April 7, 1998. Many of the proposed map changes originated with Planning staff; however, a great portion of the substance of these proposed changes also came out of the discussions and deliberations of the Planning Board and the City Commission,as well as significant input from the general public in attendance at the three workshop meetings. All property owners within the areas proposed to be rezoned, as well as property owners within 375 feet of these areas,have been mailed written notice regarding the proposed rezonings, in accordance with Section 118-163 of the Land Development Regulations of the City Code. Regarding this ordinance, at its February 23, 1999 meeting, the Planning Board voted 6-1 to recommend approval of the subject ordinance as proposed. The City Commission voted 6-0 on March 17, 1999 to approve the amendment package. Upon approval, the companion Future Land Use Map (FLUM) amendment was transmitted to the Florida Department of Community Affairs (DCA). DCA has reviewed the amendment positively and without objection. Both the FLUM amendment and the Zoning Map amendment are now before the Commission for final adoption. Upon adoption, the FLUM amendment will be sent back to DCA for final approval. ANALYSIS Some of the proposed changes to the Zoning Map consist of changing the zoning district classification of an area to more accurately reflect the character and uses of the subject area. As such, these zoning map changes will bring the Zoning Map more into harmony with existing land use conditions in the City. The other proposed changes generally represent reductions in density of the allowable development in the area. These zoning map changes will have the effect of reducing mass and increasing access to light, air and views, reducing vehicular traffic, and improving the general quality of life for residents of Miami Beach. The following is a list of each area which is proposed to be rezoned. Refer to Maps 1 and 2 for the location of the subject areas. The existing zoning district classification and the proposed zoning district classification are indicated. Planning Department staff comments and recommendations regarding each proposed Zoning Map change are also included below. 6 The West 75 feet of Lots 7 and 8,Block 35 of Ocean Beach Addition#3 Existing zoning district classification: CD-2, Commercial Medium Intensity Proposed zoning district classification: RO, Residential Office Comments: While currently zoned as commercial districts,this area along with areas 7 and 8 are in reality transition areas between the Washington Avenue commercial corridor and the low intensity multi-family residential districts to the west. The RO Residential Office zoning district classification would represent a transition between the two areas, and is designed to accommodate a combination of residential and office development compatible with the residential character and scale of the surrounding neighborhood. Additionally, while a strictly commercial zoning district classification would allow lot-line to lot-line commercial development, the RO district would have the appropriate building setbacks; office uses would be the only allowable commercial use, in addition to multi-family residential uses. Staff Recommendation: Recommend approval of the rezoning as proposed. 7 Those properties fronting on the East side of Pennsylvania Avenue, from Eleventh Street on the North,to the South Lot Line of Lot 4, Block 35 of Ocean Beach Addition #3 on the South Existing zoning district classification: CD-2, Commercial Medium Intensity Proposed zoning district classification: RO, Residential Office Comments: As with area 6 above, while currently zoned as a commercial district, this area is in reality a transition zone between the Washington Avenue commercial corridor and the low intensity multi-family residential districts to the west. The RO Residential Office zoning district classification would represent an appropriate transition between the two areas, and is designed to accommodate office development compatible with the residential character and scale of the surrounding neighborhood. Additionally, while a strictly commercial zoning district classification would allow lot-line to lot-line commercial development, the RO district would require the appropriate building setbacks; office uses would be the only allowable commercial use. Staff Recommendation: Recommend approval of the rezoning as proposed. 8 Those properties fronting on the West side of Drexel Avenue,from Fourteenth Street on the North, to Twelfth Street on the South Existing zoning district classification: CD-1, Commercial Low Intensity Proposed zoning district classification: RO, Residential Office Comments: Staff Comments: As with area 6 and 7 above, while currently zoned as a commercial district,this area is in reality a transition area between the Washington Avenue commercial corridor and the low intensity multi-family residential districts to the west. The RO Residential Office zoning district classification represents a transition between the two areas, and is designed to accommodate office development compatible with the residential character and scale of the surrounding neighborhood. Additionally, while a strictly commercial zoning district classification would allow lot-line to lot-line commercial development, the RO district would have the appropriate building setbacks; office uses would be the only allowable commercial use. Staff Recommendation: Recommend approval of the rezoning as proposed. 9 Those properties fronting on the East side of Alton Road, from Fourteenth Street on the North, to Twelfth Street on the South Existing zoning district classification: CD-1, Commercial Low Intensity Proposed zoning district classification: RO, Residential Office Comments: This proposed change would rezone this portion of the east side of the Alton Road corridor from the existing commercial zoning district classification to the RO Residential Office category. Currently along this corridor;all of the buildings historically were used as single family residences, but are now being converted generally to various office uses; however, commercial uses such as restaurants are also permitted, which may negatively impact on the single-family area to the rear of the subject area. The RO zoning district classification is designed to accommodate residential and office uses only, while preserving low densities and intensities, and as such, is appropriate to the subject area. Staff Recommendation: Recommend approval of the rezoning as proposed. 13 Area bounded by the Atlantic Ocean on the East, Twenty-first street on the North, Collins Avenue on the West, and Sixteenth Street on the South Existing zoning district classification: CD-3, Commercial High Intensity Proposed zoning district classification: RM-3, Residential High Intensity Comments: This area is currently made up primarily of hotels and apartment buildings. The RM-3 multi-family residential zoning district classification is more appropriate for the area than the commercial CD-3 zoning district classification, which would allow stand-alone commercial uses. Accessory commercial uses would continue to be permitted. Staff Recommendation: Recommend approval of the rezoning as proposed. 17 Area bounded by Michigan Avenue on the Northeast, Alton Road on the Northwest, and Nineteenth Street on the South, excluding lots 4-10 of Block 11-A of ISLAND VIEW ADDN RESUB (40-12) Existing zoning district classification: CD-1, Commercial Low Intensity Proposed zoning district classification: RM-1 Residential Low Intensity Comments: The subject area currently contains existing multi-family residential buildings and an institutional use (more specifically, a Yeshiva). As such, the RM-1 multi-family residential zoning district would be more appropriate for the area. The existing institutional use would continue to be permitted in the district as a conditional use. Staff Recommendation: Recommend approval of the rezoning as proposed. 22 Area bounded by the Atlantic Ocean on the East, Twenty-fourth Street on the North, Collins Avenue on the West, and Twenty-second Street on the South Existing zoning district classification: CD-3, Commercial High Intensity Proposed zoning district classification: RM-3, Residential High Intensity Comments: This area is currently made up primarily of hotels and apartment buildings. The RM-3 multi-family residential zoning district classification is more appropriate for the area than the commercial CD-3 zoning district classification, which would allow stand-alone • commercial uses. The RM-3 district will allow commercial uses as accessory to the main residential uses, allowing first floor areas to be used for commercial purposes. Staff Recommendation: Recommend approval of the rezoning as proposed. 24 Lots 1-4, FLAMINGO BAY SUBDIVISION(6-101) Existing zoning district classification: CD-3, Commercial High Intensity Proposed zoning district classification: RM-3, Residential High Intensity Comments: This area currently comprises one large apartment building -- Tower 41. The RM-3 multi-family residential zoning district classification is more appropriate for the area • than the current commercial CD-3 zoning district classification, and reflects the as-built character of the site. Staff Recommendation: Recommend approval of the rezoning as proposed. 25 All the Lots of Block 3 41st STREET BUSINESS SUBDIVISION Existing zoning district classification: CD-3, Commercial High Intensity Proposed zoning district classification: RM-1, Residential Low Intensity Comments: This area is currently made up entirely of small apartment buildings. The RM-1 multi-family residential zoning district classification reflects the as-built residential character and scale of the area and is an appropriate designation. Staff Recommendation: Recommend approval of the rezoning as proposed. 29 Area bounded by the Atlantic Ocean on the East, the South line of the City Park located at 6475 Collins Avenue on the North, Collins Avenue on the West, and the North Line of BATH CLUB PROPERTY TRACT 1 on the South Existing zoning district classification: CD-3, Commercial High Intensity Proposed zoning district classification: RM-3, Residential High Intensity Comments: This area is currently made up primarily of hotels and apartment buildings. The RM-3 multi-family residential zoning district classification is more appropriate for the area than the commercial CD-3 zoning district classification, which would allow stand-alone commercial uses. Accessory commercial uses would be allowed in hotels. Note that this change, along with changes to areas 13 and 22, will result in a substantial majority of Oceanfront properties in the City being zoned RM-3. Staff Recommendation: Recommend approval of the rezoning as proposed. 32 Area bounded by the Atlantic Ocean on the East, Seventy-second Street on the North, Collins Avenue on the West,and the North line of the City Park located at 6475 Collins Avenue on the South Existing zoning district classification: CD-3, Commercial High Intensity Proposed zoning district classification: RM-3, Residential High Intensity Comments: This area is currently made up primarily of hotels and apartment buildings. The RM-3 multi-family residential zoning district classification is more appropriate for the area than the commercial CD-3 zoning district classification, which would allow stand-alone commercial uses. Accessory commercial uses would be allowed for hotels. Staff Recommendation: Recommend approval of the rezoning as proposed. 34-A Lots 3-5, Block 15; Block 17; Block 1; Lots 1-4 and 9-12, Block 2; Lots 1-4 and 9-12, Block 4; Lots 1-4 and 9-12,Block 5; and Lots 1-4,Block 6; all of NORMANDY BEACH SOUTH(21-54) Existing zoning designation: CD-3, Commercial High Intensity Proposed zoning designation: RM-1, Residential Low Intensity Comments: This area, adjacent to the 71st Street commercial corridor, is currently made up primarily of small apartment buildings. The RM-1 multi-family residential zoning designation is more appropriate for the subject area than the commercial CD-3 zoning designation, and reflects the as-built residential character and scale of the area. Staff Recommendation: Recommend approval of the rezoning as proposed. 34-B All of Block 3 of NORMANDY BEACH SOUTH(21-54) Existing zoning designation: CD-3, Commercial High Intensity Proposed zoning designation: CD-2, Commercial Medium Intensity Comments: This small triangular shaped area, adjacent to Dickens Avenue, and just north of the 71st Street commercial corridor, currently contains a religious school facility. While the areas east and west of this site (Area 34-A) consist of small multi-family apartment buildings, this site, situated in an area of high traffic, can more adequately support a commercial designation. Rezoning this property to the CD-2 commercial medium intensity zoning designation reduces the intensity of allowable development if in future the property is sold and redeveloped as a commercial use. Staff Recommendation: Recommend approval of the rezoning as proposed. 35A Those properties fronting on the South side of Marseille Drive, from Rue Notre Dame on the West, to the west property line of Lot 5, Block 3 of ISLE OF NORMANDY OCEAN SIDE SECTION (25-60) on the East Existing zoning district classification: CD-2, Commercial Medium Intensity Proposed zoning district classification: RM-1, Residential Low Intensity Comments: This area is currently made up primarily of small apartment buildings. The RM- 1 multi-family residential zoning district classification is more appropriate for the subject area than the commercial CD-2 zoning district classification. It reflects the as-built low rise residential character of the area, which has never developed as a commercial area. Staff Recommendation: Recommend approval of the rezoning as proposed. 35B Those properties fronting on the West side of Bay Drive, from Marseille Drive on the North to Normandy Court on the South; along with those properties fronting on the North side of Normandy Drive,from Rue Notre Dame on the West, to the West line of Lot 31, Block 9 of ISLE OF NORMANDY OCEAN SIDE SECTION (25-60) on the East Existing zoning district classification: CD-2, Commercial Medium Intensity Proposed zoning district classification: RO, Residential Office Comments: This area is currently made up primarily of small apartment buildings. For this area, the RO Residential Office zoning district classification is more appropriate for the subject area than the commercial CD-2 zoning district classification. It reflects the as-built low rise residential character of the area, which has never developed as a commercial area, yet would allow office use as an additional non-residential use along the 71st Street corridor. Staff Recommendation: Recommend approval of the rezoning as proposed. Effect on property values and tax revenue While staff recognizes that the proposed changes to zoning designations as well as to FARs and heights may have a modest effect on the valuation of certain properties throughout the City, the possible reduction in total revenues should be limited based on past experience. When the City reduced allowable densities in October 1994,property tax revenues were not impacted significantly. Valuation of developed properties are assessed using many different criteria. Miami-Dade County Property Appraiser's Office staff has indicated that the value of isolated vacant land may initially decrease. However, they indicated that the overall value of properties already developed may actually rise as a result of the proposed changes. As the total allowable development within the City is decreased, unit prices and the resultant property values for developed properties will rise. According to the Property Appraiser, another expected economic benefit of the proposed changes is that properties will be more likely to be rehabilitated, rather than demolished and redeveloped. — • ' � c •• . - a� N Q .-4 0 Eon o N cn ct • zz C.L."taji E. 1 w • ••••4 bOcu E-4o ct oz � � oU 4-4 � 0 ›, oUy � .2 Q) 0 • " - U O cC o w U