Ordinance 2022-4505 Town Center-Central Core (TC-C) District Self-Storage Use - OPTION B—Comprehensive
Plan Regulations
Ordinance No. 2022-4505
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CITY OF MIAMI BEACH
2040 COMPREHENSIVE PLAN, PURSUANT TO THE EXPEDITED STATE
REVIEW PROCESS OF SECTION 163.3184(3), FLORIDA STATUTES, BY
AMENDING CHAPTER 1, ENTITLED "RESILIENT LAND USE AND
DEVELOPMENT ELEMENT," AT POLICY RLU 1.1.31, ENTITLED "TOWN
CENTER-CENTRAL CORE CATEGORY (TC-C)" BY PERMITTING "SELF-
STORAGE WAREHOUSE" AS A PERMITTED USE FOR SITES WITH
PREVIOUSLY EXISTING SELF STORAGE WAREHOUSE USES; AND
PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN
EFFECTIVE DATE.
WHEREAS, since the Town Center - Central Core (TC-C) Comprehensive Plan
regulations were first created in 2018, the City has received several mixed-use development
applications, some of which contain co-living units within the TC-C district; and
WHEREAS, when the TC-C regulations were adopted, self-storage uses were not
considered and were excluded from the district regulations; and
WHEREAS, the City recognizes the need for and desire of its residents to have self-
storage uses within the City of Miami Beach; and
WHEREAS, consistent with the mobility goals of the TC-C district, there is a significant
public benefit of retaining storage uses within the TC-C district to alleviate the need for local
residents to drive outside the city for storage uses; and
WHEREAS, the City of Miami Beach has the authority to enact laws which promote the
public health, safety, and general welfare of its citizens; and
WHEREAS, the City seeks to encourage sites with existing self-storage warehouse uses
in the TC-C District to be redeveloped with a diverse mixture of uses while retaining an essential
neighborhood service for the existing and future residents of the North Beach Town Center; 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. That Chapter 1 of the City of Miami Beach Comprehensive Plan, entitled "Resilient
Land Use & Development Element," at Policy RLU 1.1.31, entitled "Town Center-Central Core
Category(TC-C)," is hereby amended as follows:
1
Uses which may be Permitted: Various types of commercial uses including, business and
professional offices, retail sales and service establishments, eating and drinking establishments,
outdoor cafes, artisanal retail, neighborhood fulfillment centers; residential uses, including co-
living units; and hotels; and self-storage warehouse uses as may be further restricted in the Land
Development Regulations.
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 City of Miami Beach Comprehensive Plan
as amended; that the sections of this ordinance may be renumbered or relettered to accomplish
such intention; and that the word "ordinance" maybe 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 31 days after the state land planning agency notifies the
City that the plan amendment package is complete pursuant to Section 163.3184(3), Florida
Statutes.
PASSED AND ADOPTED this AO day of.1 0 1. /
ATTEST:
JUL 2 5 2022 Dan Gelber, Mayor
`Rafael E. ranado, City Clerk. B �S''-,
4 % APPROVED AS TO FORM AND
W'N(ORPRAIED. LANG AGE AND FOR EXECUTION
First Reading: April 6, 2022 %,;' •••. .. �?=
Second Reading: May 4, 2022 °ZH G,-,'' 3
City Attorney Date
Underline denotes ne la guage bvV--
Verified by:
-homas R. Mooney, AICP
Planning Director
T:\Agenda12022\4_April 2022\Planning\NB TCC-Self Storage Text Amendment OPTION B COMP PLAN-First Reading ORD.DOCX
2
Ordinances-R5 K
MIAMIBEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Aline T. Hudak, City Manager
DATE: July 20, 2022
5:04 p.m. Second Reading Public Hearing
SUBJECT:TOWN CENTER-CENTRAL CORE (TC-C) DISTRICT SELF-STORAGE USE
-OPTION B -COMPREHENSIVE PLAN REGULATIONS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CITY OF MIAMI BEACH
2040 COMPREHENSIVE PLAN, PURSUANT TO THE EXPEDITED STATE
REVIEW PROCESS OF SECTION 163.3184(3), FLORIDA STATUTES, BY
AMENDING CHAPTER 1, ENTITLED "RESILIENT LAND USE AND
DEVELOPMENT ELEMENT," AT POLICY RLU 1.1.31, ENTITLED "TOWN
CENTER-CENTRAL CORE CATEGORY (TC-C)" BY PERMITTING "SELF-
STORAGE
_ WAREHOUSE' AS A PERMITTED USE FOR SITES WITH
PREVIOUSLY EXISTING SELF-STORAGE WAREHOUSE USES; 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 December 8, 2021, at the request of Commissioner Ricky Arriola, the City Commission
referred an Ordinance to the Land Use and Sustainability Committee (LUSC) and the Planning
Board, pertaining to self-storage uses in the TC-C district, for review and recommendation (item.
C4 V).
On February 11, 2022, the LUSC discussed the item and recommend that the Planning Board
transmit the Ordinance referred by the City Commission with a favorable recommendation
(Option A). The LUSC also endorsed a separate Ordinance(Option B)to allow the self-storage
component to be increased to up to 50% of the gross floor area. Option B also requires a
separate Comprehensive Plan Amendment for the self-storage use to be a permitted use.
ANALYSIS
PLANNING ANALYSIS
Currently, the North Beach Town Center-Central Core (TC-C) district regulations do not permit
self-storage and any existing self-storage uses are legally non-conforming. As a legally non-
conforming use, an existing self-storage facility can remain, provided improvements are not
Page 668 of 1502
made to the building that exceed 50%of the building's value.
At present there is one self-storage facility within the TC-C district, Public Storage, which is
located at 331 69th Street.Attached is a map showing the boundaries of the TC-C district and
the location of this facility.While self-storage is useful to area residents, the building does not
contribute to the neighborhood's aesthetics or the goal of turning the Town Center into a
pedestrian friendly, mixed-use urban environment. Although the owners of the property desire to
maintain the self-storage use, they are open to a more expansive project, consisting of multiple,
active uses, in addition to self-storage.
Planning staff believes that maintaining a self-storage facility in the TC-C area would be
beneficial, provided it is part of a mixed-use development that conforms to the requirements of
the TC-C district. In order to encourage the redevelopment of the self-storage site, a separate
LDR Ordinance is before the City Commission that would allow for sites which had a self-
storage use as of January 1, 2022 to maintain the self-storage component as part of a mixed-
use redevelopment provided the following conditions are met:
• Only those properties containing an existing self-storage use as of January 1, 2022, shall be
permitted to have self-storage as a use in addition to commercial, office, residential, or any
combination thereof.
• New development on eligible properties described above are only eligible to have a self-
storage use if the property owner elects, at the owner's sole discretion, to voluntarily execute a
restrictive covenant running with the land, in a form approved by the City Attorney, affirming that,
for a term of a minimum of 30 years, none of the residential units on the property shall be leased
or rented for a period of less than six months and one day.
• All self-storage uses (other than storefront office use for the self-storage facility) shall be
located above the ground floor and shall be fully concealed from view at all levels along all street
and sidewalk sides of the property.
In addition to the aforementioned regulations, limitations on the proportion of the building that
can be dedicated to self-storage use are also included as part of the LDR Ordinance.
Specifically, floor area used for self-storage (exclusive of storefront office use for the self-
storage facility) shall not exceed 50% of the gross floor area of the building. These limits will
ensure that the building is in-fact a mixed-use building that will improve the street life and
aesthetics of the surrounding community.
The proposed LDR Amendment (LDR Ordinance Option B) requires a companion
Comprehensive Plan amendment to allow for the self-storage facility as permitted use.
COMPREHENSIVE PLANNING REVIEW PROCESS
The subject Ordinance includes a text amendment to the Comprehensive Plan. Under Section
163.3184(2), Florida Statutes, this amendment shall follow the expedited state review process
for adoption of comprehensive plan amendments. This process requires a public hearing by the
local planning agency (Planning Board), a public transmittal hearing before the City
Commission,after which the amendment must be transmitted to several state agencies for a 30-
day review period, and a final adoption public hearing before the City Commission.The
amendment is effective 31-days after it is adopted if there are no appeals.
Page 669 of 1502
PLANNING BOARD REVIEW
The Planning Board held a public hearing on March 22, 2022 and transmitted the
Comprehensive Plan Amendment Ordinance to the City Commission with a favorable
recommendation(6-0).
SUMMARY
The proposed regulations would allow for an eligible site to redevelop in a way where the self-
storage use would not impact the pedestrian realm, as the ground floor of the development
would be required to contain active uses that are consistent with the requirements of the TC-C
district. This would provide the area with wider sidewalks, improved landscaping and
streetscape, increased resiliency, and new business and housing. Any new development would
also be required to be approved by the Design Review Board (DRB) which would further
ensure that it is compatible its surroundings.
UPDATE
The subject Ordinance was approved at First Reading on April 6, 2022, and the
Comprehensive Plan Amendment was transmitted to all applicable review agencies. To satisfy
the 35-day review period for all applicable regulatory agencies after First Reading, Second
Reading / Adoption of the proposed Comprehensive Plan Amendment was set for June 20,
2022. To date the City has not received any concerns or objections regarding the proposed
Comprehensive Plan Amendment; the Administration will update the City Commission if any
comments, concerns or objections are received prior to adoption on June 22, 2022.
SUPPORTING SURVEY DATA
Enhance Development in Town Center Area
FINANCIAL INFORMATION
No Fiscal Impact
CONCLUSION
The Administration recommends that the City Commission adopt the subject Ordinance.
Applicable Area
North 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
Commissioner Ricky Arriola
ATTACHMENTS:
•
Page 670 of 1502
Description
El Map
o Ordinance
o Ad
Page 671 of 1502
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Page 672 of 1502
•
•
SUNDAY JULY 11022 ! ! NEIGHBORS I 191E
CITY OF MIAMI BEACH CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARING NOTICE OF PUBLIC HEARING
ORDINANCE AMENDING THE TOWN ORDINANCE AMENDING.THE TOWN
CENTER-CENTRAL CORE(TC-C)DISTRICT CENTER-CENTRAL CORE(TC-C) DISTRICT
SELF-STORAGE WAREHOUSE USE SELF-STORAGE WAREHOUSE USE
COMPREHENSIVE PLAN REGULATIONS (OPTION A)
JULY 20, 2022
(OPTION B) HYBRID CITY COMMISSION MEETING
JULY 20,2022 On July 20,2022,the City of Mlaml Beach null host a Hybrid Commtaelon Meeting.During the
Hybrid Commission Meeting,the City Commission will be physically present In the Commission Chamber,
HYBRID CITY COMMISSION MEETING Miami Beach City Han,1700 Camentlon Center Drive,3rd Floor,Miami Beach,FL 33139.Applicants
•
On July 20,2022,the City of Miami Beach w10 host a Hybrid Commission Meeting.Dunne the Hybrid and the public are encouraged to attend the meeting!Malty(as provided below).However,members
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Beach City Hat.1700 Convention Center Drive,3rd Floor.Miami Beach,FL 33139.Applicants and the public Commission Chamber.
are encouraged to attend the meeting virtuaky(as provided below).However,members of the public who wish To participate or provide comment atually during the Commission Meeting,the public may loin the
to attend the meeting or provide public comment in person may appear at the Commission Chamber. webinar al:1llos•//miamibe4tihui-oav zoom uaW81392857671 or via telephone at:1.301.715.8592(U.S.)
To participate or provide comment virtually during the Comrntaelen Meeting,the pudic may loin the or 88&475.4499(Toll-Free).Weblnar ID:61392857671•.Members of the pudic wanting to speak virtually
webinu at:hltas•yimLmiheac�8aov zoom-�1i91392ac767/or via telephone at:1.301.715.8592(t15J or on an Item during the meeting must click the'raise hand'icon if using the Zoom app or press'9 on the
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Item during the meeting must click Me'raise hand'icon if using the Zoom app or press'9 on the telephone la NOTICE IS HEREBY GIVEN that the following Public Hearing will be heard by the Mayor and CIty
raise their hand. Commissioners al the City of Miami Beach.Florida.on July 20,2022,al 5:03 p.m.or as soon thereafter
NOTICE IS HEREBY GIVEN that the(dowing Public Hearing aria be heard by the Mayor and City as the trotter can be heard:
Commissioners of the City of Miami Beach.Florida,en July 20,2022,at 5:04 p.m.or as soon thereafter as 5.03 o.et.Flest Reading Public Hearing
the matter can be heard: TOWN CENTER-CENTRAL CORE(TC-C)DISTRICT SELF-STORAGE USE-OPTION A
104 a.m.Second Readlna Public Hgylan AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,FLORIDA,
TOWN CENTER-CENTRALCORE(TC-C)DISTRICT SELF-STORAGE USE-OPTION B-COMPREHENSIVE AMENDING THE CITY CODE OF THE CITY OF MIAMI BEACH,SUBPART B, ENTITLED. 'LAND
PUN REGULATIONS DEVELOPMENT REGULATIONS.'CHAPTER 142,ENTITLED.'ZONINODISTRtCTS AND REGULATIONS;
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,FLORIDA, ARTICLE II,ENTITLED,-DISTRICT REGULATIONS,'DIVISION 21,ENTITLED'TOWN CENTER-CENTRAL
AMENDING THE CITY OF MIAMI BEACH 2040 COMPREHENSIVE PLAN,PURSUANTTO THE EXPEDITED CORE(TC-C)DISTRICT,'AT SECTION 142-741.ENTITLED'MAIN PERMITTED USES,ACCESSORY -1
STATE REVIEW PROCESS OF SECTION 163.3184(3).FLORIDA STATUTES.BY AMENDING CHAPTER 1. USES,CONDITIONAL USES.PROHIBITED USES,AND SUPPLEMENTAL USE REGULATIONS,'BY
ENTITLED RESILIENT LAND USE AND DEVELOPMENT ELEMENT,'AT POLICY RLU 1.1.31,ENTITLED PERMITTING'SELF-STORAGE WAREHOUSE'AS A PERMITTED USE FOR SITES WITH PREVIOUSLY
'TOWN CENTER-CENTRAL CORE CATEGORY(TGC)'BV PERMITTING SELF-STORAGE WAREHOUSE' EXISTING SELF STORAGE WAREHOUSE USES IN THIS ZONING DISTRICT:AND PROVIDING FOR
AS A PERMITTED USE FOR SITES WITH PREVIOUSLY EX(STING SELF-STORAGE WAREHOUSE USES: CODIFICATION,REPEALER,SEVERABIUTY,AND AN EFFECTIVE DATE.This Ordinance is being heardAND PROVIDING FOR CODIFICATION,REPEALER.SEVERABIUTY,AND AN EFFECTIVE DATE. This
Oromence is being heard pursuant to Section 118-166 of Me City's Lendoevebpmenl Code.tnouines maybe pursuant to Section 118.164 of the Culy's Land Development Code.Inquires may be directed to the Planning ,
directed to the Planning Department at 305 673.7550. Department at 305.673.7550.
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MIAMI BEACH rv11AMIBEACH
Rafael E.Granada,City Clerk Rafael E.Granada My Clerk
City of Miami Beach
b City ofMlaml Beach
CiNQerkoomiiaref, _d,,,`ha rev C'tvGerkvtmiem05.5N6.omr
305.673.7411 305.673.7411
AO:07202022-08 AD:07202022-07
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