Ordinance 2021-4391 Commercial Height Limits for Office Uses—
Terminal Island
ORDINANCE NO. 2021-4391
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, AMENDING CHAPTER
142, "ZONING DISTRICTS AND REGULATIONS," ARTICLE II,
"DISTRICT REGULATIONS," (1) AT DIVISION 5, "CD-2
i i 11 . 11 . 11 • • . _ " • • A
e ' 1 - ' • ! AT DIVISION
11, "I-1 LIGHT INDUSTRIAL DISTRICT," SECTION 142-486,
"DEVELOPMENT REGULATIONS," TO ALLOW FOR
ADDITIONAL HEIGHT FOR DEVELOPMENTS WITH
SIGNIFICANT OFFICE COMPONENTS LOCATED ON ALTON
TERMINAL ISLAND; AND PROVIDING FOR CODIFICATION,
REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, economic trends indicate that demand has increased for Class A office space
within the City, as businesses relocate from other states to Miami Beach; and
WHEREAS, Class A office space tends to require higher floor-to-ceiling heights than other
classes of office space; and
WHEREAS, the development of Class A office space will promote the growth,
diversification, and resiliency of the City's economy; and
WHEREAS, Terminal Island is an appropriate location for Class A office space due to its
accessibility to the regional transportation network; and
WHEREAS, the proposed changes are necessary in order to promote the development of
Class A office space within the City; 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 142, "Zoning Districts and Regulations," Article II, "District Regulations,"
Division 5, "CD-2 Commercial, Medium Intensity District," is hereby amended as follows:
CHAPTER 142
ZONING DISTRICTS AND REGULATIONS
*
ARTICLE II. DISTRICT REGULATIONS
* * *
DIVISION 11. I-1 LIGHT INDUSTRIAL DISTRICT
*
Sec. 142-486. Development regulations.
There are no lot area, lot width or unit area or unit size requirements in the I-1 light industrial
district. The maximum floor area ratio, building height and story requirements are as follows:
(1) Maximum floor area ratio is 1.0.
(2) Maximum building height is 40 feet; except that, on Terminal Island, the maximum
building height for commercial and office buildings is 75 feet.
SECTION 2. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith are hereby repealed.
SECTION 3. 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 re-numbered or re-lettered to accomplish
such intention; and that the word "ordinance" may be changed to "section" or other appropriate
word.
SECTION 4. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 5. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this /3 day of 7 ?II 'G , 2021.
Dan Gelber, Mayor
IRICORP4ORATEDj
ATTEST: 9 ... APPROVED AS TO FORM AND
LANGUAGE AND FOR EXECUTION
A 2-(e t
Rafael E. Granado, City Cler ( ' �- I
City Attorney ►, l� Date
First Reading: December 9, 2020 Iv
Second Reading: January 13 2021
Verified By:
Tho as R. Mo ney, AICP
Planning Director
T:Wgenda\2021\1_January 13\Planning\Commercial Height Limits for Office Uses Terminal Island-Second Reading ORD.docx
Ordinances -R5 D
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Raul J.Aguila, Interim City Manager
DATE: January 13, 2021
10:45 a.m. Second Reading Public Hearing
SUBJECT:COMMERCIAL HEIGHT LIMITS FOR OFFICE USES -
TERMINAL ISLAND
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," ARTICLE II, "DISTRICT
REGULATIONS, "(1) AT DIVISION 5, "CD 2 COMMERCIAL, MEDIUM
INTENSITY DISTRICT," SECTION 142306, "DEVELOPMENT
RE-GQ (2) AT DIVISION 11, "1-1 LIGHT INDUSTRIAL
DISTRICT," SECTION 142-486, "DEVELOPMENT REGULATIONS," TO
ALLOW FOR ADDITIONAL HEIGHT FOR DEVELOPMENTS WITH
SIGNIFICANT OFFICE COMPONENTS LOCATED ON ALTON ROAD
BETWEEN 6TH STREET AND COLLINS CANAL, AND ON TERMINAL
ISLAND; AND PROVIDING FOR CODIFICATION, REPEALER,
SEVERABILITY,AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration recommends that the City Commission adopt the subject Ordinance.
BACKGROUND/HISTORY
On June 24, 2020, at the request of Mayor Gelber, the subject item was referred to the Land
Use and Sustainability Committee (C4C). At the time of referral, Commissioner David
Richardson became a co-sponsor.
The Land Use and Sustainability Committee (LUSC)discussed the proposal on July 21, 2020,
and continued the item to September 22, 2020,with the following general direction:
1. Provide additional information regarding existing office space inventory in the City, and where
the best locations for office space would be.
2. Further study the areas proposed for office height incentives and look at other commercial
areas.
3. Further study the minimum floor area benchmark for offices.
Page 919 of 1954
On September 22, 2020 the LUSC discussed the item and moved it to the full City
Commission, in accordance with the following:
1.A recommendation in favor of the proposal for a height increase applying to Terminal Island.
2. No recommendation on the areas fronting Alton Road from 5th Street to Collins Canal.
3. No recommendation on Sunset Harbor
The LUSC also recommended that the City Commission consider the following in its
discussion on the matter:
1. Requiring visual images and massing studies for the larger areas affected by the proposal,
and not just the specific properties seeking the change.
2. Potential quality of life and community/public benefits.
3. Consider a sunset provision for the proposal.
4. Requirements for neighborhood uses and activation at the first level of the building.
5. The inclusion of North Beach in the scope of the ordinance.
On October 14, 2020, the City Commission referred the draft Ordinance related to Terminal
Island and Alton Road to the Planning Board for review and recommendation. The City
Commission continued the portions of the Ordinance related to Sunset Harbour to a future date.
ANALYSIS
PLANNING ANALYSIS
Current economic trends indicate that there are many businesses relocating to Florida due to a
favorable tax climate.While the current pandemic has reduced demands for office space,
anecdotal evidence shows that there is a demand for Class A office space due to these
relocations. In order to capitalize on these trends, incentives would be necessary to allow for the
development of such spaces. One of the typical features of Class A office space is a high floor
to ceiling height. If off-street parking is provided, the existing height limits make providing
sufficient floor to ceiling heights very difficult.
The attached Ordinance was prepared by the representative of property owners on Terminal
Island and Sunset Harbor who are seeking to develop mixed-use projects with an office
component. The proposal includes height increases in strategic commercial areas to incentivize
office uses.
The original version of the Ordinance included the CD-2 district along Alton Road, and the
minimum threshold to qualify for increased height was adjusted to ensure that the project is
primarily office use. However, non-office uses, for sidewalk activation would be permitted and
residential uses would be permitted in the CD-2 district, as part of the current residential bonus
allowance. Additionally, a minimum lot size of 7,500 square feet is proposed to ensure that the
higher height is for medium to large size office projects, and so that the site is large enough to
absorb the increase in height. Collectively these thresholds will help ensure the increased height
Page 920 of 1954
will be for a project that is primarily office.
A maximum height of 75 feet has been proposed in the applicable commercial districts. The
following is a summary of the specific commercial areas of the City originally proposed for the
increase in height:
1.Alton Road CD-2 District: Increase from 50 feet and 60 feet to 75 feet.
2. Terminal Island I-1 District: Increase from 40 feet to 75 feet.
The proposed increase in height would allow for the expanded interior floor to ceiling space
being sought by office users and office developers. From a practical standpoint, when parking
and mixed-use pedestals are included, the current height limitations in the aforementioned areas
limit the interior ceiling heights for all uses. Additionally,the areas of the City where this proposal
is applicable are along and within transit corridors and have access to public parking facilities.
The proposal would apply to limited, strategic areas and would help diversify the City's
economy. The developers of proposed projects on Terminal Island have provided the attached
sections and renderings for their project. The attachment illustrates the interior space rationale
and visual impact of the proposed height increase to 75 feet.
PLANNING BOARD REVIEW
On November 17, 2020 the Planning Board held a public hearing and transmitted the Ordinance
to the City Commission with a favorable recommendation by a vote of 6-0.
UPDATE
The subject Ordinance was approved at first reading on December 9, 2020, for Terminal Island
only. The Alton Road / CD-2 portion of the Ordinance was bi-furcated and referred back to the
Land Use and Sustainability Committee (LUSC) for further discussion. The Ordinance for
second reading has been revised and now includes only Terminal Island.
CONCLUSION
The administration recommends that the City Commission adopt the subject ordinance.
Applicable Area
South Beach
Is this a"Residents Right Does this item utilize G.O.
to Know" item. pursuant to Bond Funds?
City Code Section 2-14?
Yes No
Legislative Tracking
Planning
Sponsor
Mayor Dan Gelber and Commissioner David Richardson
Page 921 of 1954
ATTACHMENTS:
Description
❑ Terminal Island Renderings
❑ Form Approved ORD
Page 922 of 1954
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