2015-3933 Ordinance 1100 15TH STREET— FLUM CHANGE
ORDINANCE NO. 2015-3933
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE FUTURE LAND
USE MAP OF THE COMPREHENSIVE PLAN PURSUANT TO
SECTION 118-166 OF THE CITY AND SECTIONS 163.3181, AND
163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND
USE DESIGNATION FOR A PARCEL OF LAND LOCATED AT 1100
15TH STREET, WHICH PARCEL IS COMPRISED OF LESS THAN 10
ACRES, FROM THE CURRENT "LOW DENSITY MULTIFAMILY
RESIDENTIAL CATEGORY (RM-1)," TO THE FUTURE LAND USE
.CATEGORY OF "LOW INTENSITY COMMERCIAL CATEGORY (CD-
1);" PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN,
TRANSMITTAL, REPEALER, SEVERABILITY AND AN EFFECTIVE
DATE.
WHEREAS, the applicant, the City of Miami Beach, seeks to change the Future
Land Use Map category for the parcel located 1100 15th Street, from the current "Low
Density Multifamily Residential Category" (RM-1), to the Future Land Use Category of
"Low Intensity Commercial Category" (CD-1); and
WHEREAS, amending the Future Land Use category relating to the subject
parcel as provided herein is necessary to ensure the use and development of the
property will be compatible with development in adjacent and surrounding areas, and will
contribute to the general health and welfare of the City; and
WHEREAS, the City of Miami Beach has determined that changing the Future
Land Use category of the parcel as provided herein will ensure that new development is
compatible and in scale with the built environment, and is in the best interest of the City;
and
WHEREAS, the full legal description of the parcel is contained in Exhibit "A"
attached to this Ordinance, and a shortened description of the parcel will be codified in
the amendments below.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. The following amendment to the City's Future Land Use Map designations
for the property described herein is hereby approved and adopted and the Planning
Director is hereby directed to make the appropriate changes to the Future Land Use
Map of the City:
The parcel located at 1100 15th Street, approximately 8,250 square feet
(0.189 acres), deemed to be a small-scale amendment, from the current
"Low Density Multifamily Residential Category" (RM-1), to the Future
Land Use Category of"Low Intensity Commercial Category" (CD-1). See
Exhibit A.
I
SECTION 2. REPEALER
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. INCLUSION IN COMPREHENSIVE PLAN
It is the intention of the City Commission, and it is hereby ordained that the
amendment provided for in Section I is made part of the Future Land Use Map 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" may be changed to "section" or other appropriate word.
SECTION 5. TRANSMITTAL
The Planning Director is hereby directed to submit this ordinance to the
appropriate state, regional and county agencies as may be required by applicable law.
SECTION 6. EFFECTIVE DATE
This ordinance shall take effect 31 days after adoption pursuant to Section
163.3187(2), Florida Statutes.
PASSED and ADOPTED this Co day of Ma' , 2015.
Ade"
ATTEST: '17//
Philip Lev é <,, o
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2 b it Attorney � I Date
First Reading: April 15, 2015 tt - ,....•••`,....••• /
Second Reading May 6, 015/
Verified by:
Thomas R. Moo 7, AICP
Planning Director
T:\AGENDA\2015\April\1100 15th Street FLUM-1st Reading ORD.docx
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Exhibit A
1100 15th Street
la t''''...........: a .11
MI
MI 11111111111.1111
Mil
.1111 101 11111111111111111
1.11111 OM Millilliall
1111111 MI MI
11.11 1111,
1100 15th Street
WO
WArAl
NM 11.III
IIII Mai 1111111
... .. ..::...:..... .
Location: MI 11111111111 11111111
..............
1100 15th Street
Legal Description: MI 111111111 1111111
Lot 2 and the North 5 feet of Lot 1, Block 68, !
of COMMERCIAL SUBDIVISION OF THE ALTON OM
BEACH REALTY COMPANY, according to the Plat NM ithereof, as recorded in Plat Book 6, Page 5, of the f
Public Records of Miami-Dade County, Florida
_ 111111.111.1111111
0 75 150 300 Feet
I I I I I I I I I
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•
COMMISSION ITEM SUMMARY
Condensed Title:
Second Reading to consider Future Land Use Map (FLUM) and Zoning Map amendments from RM-1
to CD-1 for the block located along the southern boundary of 15th Street between Lenox Ave and
Lenox Court.
Key Intended Outcome Supported:
Increase satisfaction with neighborhood character. Increase satisfaction with development and
growth management across the City.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is"about the right amount."
Item Summary/Recommendation:
SECOND READING—PUBLIC HEARING
The proposed Ordinances would amend the designation on the Future Land Use Map (FLUM) of the
Comprehensive Plan and of the Zoning Atlas of the Land Development Regulations for the properties
located along the southern boundary of 15th Street between Lenox Ave and Lenox Court. The
proposed Ordinances would amend the designations from RM-1 (Low Density Multifamily Residential)
to CD-1 (Low Intensity Commercial).
On December 10, 2014, the Land Use and Development Committee recommended in favor of the
proposal.
On April 15, 2015, the City Commission approved the subject Ordinances at First Reading.
The Administration recommends that the City Commission 1) adopt the Future Land Use Map
amendment; and 2) adopt the Zoning Map amendment.
Advisory Board Recommendation:
On February 24, 2015, the Planning Board, via separate motions (vote of 6-0), transmitted the
attached proposals to the City Commission with a favorable recommendation. (Planning Board File
Nos. 2237 &2238).
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budget.
City Clerk's Office Legislative Tracking:
Thomas Mooney
Sign-Offs:
Departmen Dir- or Assistant City Manager City Manager
IMAM!_ 'I A I fr
T:\AGENDA\2015\Ma \1100 15th Street FLUM and Zoning-2nd Reading SUM. •
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AGENDA ITEM RA�
MIAMI BEA - ,
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MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach,Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members!•f the City commission
i
FROM Jimmy L. Morales, City Manager ?, �,'
DATE: May 6, 2015 SEC• D READING — PUBLIC HEARING
SUBJECT: 1100 15th Street - Future Land -e Map (FLUM) Amendment and Zoning
Map Amendment
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE FUTURE LAND USE MAP
OF THE COMPREHENSIVE PLAN BY CHANGING THE FUTURE LAND USE
CATEGORY PURSUANT TO SECTION 118-166 OF THE CODE OF THE
CITY OF MIAMI BEACH, FLORIDA, SECTION 163.3181, FLORIDA
STATUTES, AND SECTION 163.3187, FLORIDA STATUTES, BY
CHANGING THE FUTURE LAND USE DESIGNATION FOR A PARCEL OF
LAND LOCATED AT 1100 15TH STREET, AND WHICH IS COMPRISED OF
LESS THAN 10 ACRES, FROM THE CURRENT "LOW DENSITY
MULTIFAMILY RESIDENTIAL CATEGORY(RM-1)," TO THE FUTURE LAND
USE CATEGORY OF "LOW INTENSITY COMMERCIAL CATEGORY (CD-
1);" PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN,
TRANSMITTAL, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE.
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, PURSUANT TO SECTION 118-162,
"PETITIONS FOR CHANGES AND AMENDMENTS," BY CHANGING THE
ZONING DISTRICT CLASSIFICATION FOR A PARCEL OF LAND LOCATED
AT 1100 15TH .STREET, AND WHICH IS COMPRISED OF LESS THAN 10
ACRES, FROM THE CURRENT RM-1, "RESIDENTIAL MULTIFAMILY LOW
INTENSITY DISTRICT," TO CD-1, "COMMERCIAL, LOW INTENSITY
DISTRICT;" PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY
AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION:
The Administration recommends that the City Commission 1) adopt the Future Land Use
Map amendment; and 2) adopt the Zoning Map amendment.
BACKGROUND
On October 29, 2014, at the request of Commissioner Joy Malakoff, the City
• . .
Commission Memorandum
1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 2 of 8
Commission referred an item to the Planning Board and the Land Use and Development
Committee (Item C4A), regarding the zoning classification of the south side of 15th Street
between Lenox Court and Lenox Avenue.
On December 10, 2014, the Land Use and Development Committee recommend that
the item be approved and referred to the Planning Board for consideration.
ANALYSIS
Currently, the south side of the 1100 block of 15th Street (that portion between Lenox
Avenue and Lenox Court) has a Zoning and Future Land Use Classification of RM-1
(Residential Multi-Family, Low Intensity). See attached map. Notwithstanding this land
use classification, the existing property contains legal non-conforming commercial uses.
The owner of the property has proposed that the site be re-zoned to CD-1 (Commercial,
Low Intensity), which is the same zoning and future land use classification of the
properties to the immediate north (across 15th Street) and west. The properties to the
immediate south and east are zoned RM-1, and would continue to provide a buffer from
single family zoned properties to the south of 15th Street along Lenox Avenue.
The CD-1 classification is a low intensity district that allows retail sales, personal
services, and shopping, designed to provide service to surrounding residential
neighborhoods. The existing uses within the subject property are consistent with this
purpose.
Planning and Zoning Issues
The RM-1 Future Land Use and Zoning designation generally only allows for residential
uses. The site currently contains a `Contributing' commercial building in the Flamingo
Park Historic District. The building contains several retail and restaurant uses. The
current commercial uses on the site are not permissible uses pursuant to the
Comprehensive Plan and zoning regulations. The uses are legal non-conforming, since
they were in existence prior to the adoption of the Comprehensive Plan and Zoning
regulations. The proposed changes are necessary to make the existing uses
conforming.
City Charter Issues
The request for changing the Zoning Map of the City, as well as the Future Land Use
Map of the City's Comprehensive Plan is affected by the following City Charter provision:
Sections 1.03 (c), which partially states:
The floor area ratio of any property or street end within the City of Miami Beach
shall not be increased by zoning, transfer, or any other means from its current
zone floor area ratio as it exists on the date of adoption of this Charter
Amendment (November 7, 2001), including any limitations on floor area ratios
which are in effect by virtue of development agreements through the full term of
such agreements, unless such increase in zone floor area ratio for any such
property shall first be approved by a vote of the electors of the City of Miami
Beach.
In review of the floor area ratio limitation on the subject parcels, which are currently
zoned RM-1 (Residential Multifamily Low Intensity District), the following applies:
Commission Memorandum
1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 3 of 8
Sec. 142-155. -Development regulations and area requirements.
(a) The development regulations in the RM-1 residential multifamily, low density
district are as follows:
(1) Max. FAR: 1.25
In review of the proposed floor area ratio limitations on the subject parcels, with the
proposed CD-1, Commercial, Low Intensity District designation, the following would
apply:
Sec. 142-276. - Development regulations.
The development regulations in the CD-1 commercial, low intensity district are
as follows:
Maximum Floor Area Ratio
1.0
Sec. 142-277. - Setback requirements.
d) Mixed use buildings: Calculation of setbacks and floor area ratio:
(2) Floor area ratio. When more than 25 percent of the total area of a
building is used for residential or hotel units, the floor area ratio range
shall be as set forth in the RM-1 district.
The maximum FAR for buildings in the CD-1 district is 1.0, unless the building is mixed-
use, in which case, the FAR is guided by the maximum permissible FAR in the RM-1
district, which is the current designation of the site. Therefore, there is no change in the
maximum F.A.R. by the proposed zoning map change.
As the proposed zoning change to CD-1 does not increase the established F.A.R. for the
subject parcels, the requested amendment complies with the requirements of the
referenced Charter provision.
Comprehensive Plan Issues
The total land area involved in this application is 8,250 SF (0.189 acres). Under Section
163.3187 F.S., land use map amendments of less than 10 acres in size may be
considered "small-scale" amendments, which require only one public hearing before the
City Commission, which shall be an adoption hearing. Upon adoption, the local
government shall send a copy of the adopted small scale amendment to the State Land
Planning Agency so that the Agency can maintain a complete and up-to-date copy of the
City's Comprehensive Plan. The amendment is effective 31 days after it is adopted if
there are no appeals.
Interlocal Agreement for Public School Facility Planning
The 2005 Florida Legislature adopted laws which are incorporated in the Florida
Statutes, requiring each local government to adopt an intergovernmental coordination
element as part of their comprehensive plan, as well as a statutory mandate to
Commission Memorandum
1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 4 of 8
implement public school concurrency. The RM-1 future land use category allows a
density of 60 units per acre. The proposed CD-1 designation allows for the same
maximum residential density. Therefore a preliminary school concurrency review is not
necessary.
Currently there is no proposal for redevelopment on the site. If there were a modification
that established residential units, final site plan approval is contingent upon meeting
Public School Concurrency requirements and the applicant will be required to obtain a
valid School Concurrency Determination Certificate (Certificate) issued by the Miami-
Dade County Public Schools. Such Certificate will state the number of seats reserved at
each school level. In the event sufficient seats are not available, a proportionate share
mitigation plan shall be incorporated into a tri-party development agreement and duly
executed prior to the issuance of a Building Permit.
PLANNING BOARD REVIEW
On February 24, 2015, the Planning Board by a vote of 6-0, transmitted the attached
proposals to the City Commission with a favorable recommendation.
FISCAL IMPACT
In accordance with Charter Section 5.02, which requires that the "City of Miami Beach
shall consider the long term economic impact (at least 5 years) of proposed legislative
actions," this shall confirm that the City Administration City Administration evaluated the
long term economic impact (at least 5 years) of this proposed legislative action. The
proposed Ordinance is not expected to have a negative fiscal impact upon the City, and
should increase the property's value, as uses will become conforming.
SUMMARY
The proposed amendment to the Future Land Use Map of the City's Comprehensive
Plan and the change to the Zoning Map will allow for the existing legally non-conforming
uses on the site to become conforming. These amendments must be processed
together, as they are interrelated to one another; however, separate motions must be
made for each application. The zoning change proposed by these applications would
enable the continued adaptive reuse of the existing building.
On April 15, 2015, the City Commission approved the subject Ordinances at First
Reading.
CONCLUSION
The Administration recommends that the City Commission:
1. Adopt the Future Land Use Map amendment.
2. Adopt the Zoning Map amendment.
JL MIT ,/TRM/RAM
T:IAGENDA 0151Apri111100 15th Street FLUM and Zoning-1st Reading MEM.docx
•
Commission Memorandum
1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 5 of 8
Commission Memorandum
1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 6 of 8
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City of Miami Beach Planning Board
File Nos.2237&2238
1100 15th street
i� 1 The appicant, BellSouth Telecommunications LLC, d/b/a AT&T Florida, is requesting a
I//ii modification to a previously issued Conditional Use Permit to modify the layout and reduce
the size of the existing main use parking lot,pursuant to Sedion 118 Article IV-
'Ai'
MIAMIBEAC H 0
PLANNING DEPARTMENT
1700 CONVENTION CENTER DRIVE MIAMI BEACH,FLORIDA 33139 P 305.673.7560 +m wmianibeachfl.gov L
Commission Memorandum
1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 7 of 8
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1100 15th Street-Future Land Use Map(FLUM)Amendment and Zoning Map Amendment
May 6, 2015 Page 8 of 8
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MI, IBEACH
CITY OF MIAMI BEACH
CITY COMMISSION
NOTICE'OF
SECOND PUBLIC HEARINGS
NOTICE OF AMENDMENT TO THE
FUTURE LAND USE MAP (FLUM)
OF THE CITY OF MIAMI BEACH
COMPREHENSIVE'PLAN
AND ZONING MAP CHANGES
NOTICE IS HEREBY given that second readingsrpublic bearings wftl be held by the Mayor and City
Caann* oners ot'the Cary al Miami Bntroh.Florida;k the Cumni*,sioii Chambers;3rd.Floor,City Hall. _
1700 Comrendon Center.Drive;Miami Beach,Florida.on Wednesday.May 6.2015 at 10:00 a.m.;or as .
soon asoreafier as the mannraart be hoard:to consider tweeting: .
Fie No.2237.111 0152 Street-.FLUM Amendment
An Ordinance.Ca Thu Moyer And City Commie skon 01 The City On Miami Bauch,Florida,Arneaditio
The Future Land Use Map 01 The Comprehenalao Plan By Changing The Future Lard Uso Category
PuraliantTo Sac5'o11 11E-156 OtThe Code Of The City Of Miami Beach,Florida,'Section 163:31111,Rorida
Statutes,And Semlon i6-3,3107,Florida Statutes,By Changing The Future Land Use Oestyroliton For A
Parcel Of Land Located At 110o 10th Street,And Which Is Comprised Of Lens Than 10 Acres,From The
CunertrLow Density Muflifnm;ty Residential Catenary(HM;t),-To The Future Land Use Catenary Or'Low
Intensity Oammerciat Category(CD-1),'Providing For Inclusion InThe Comprehensive Plan,Transmittal,
Repoi*,Severabitity ArtdAn.Eitecthre Data
Fit.Ho.22313.110015°1 Shoot-Zoning Map Change
An Ordinance Of The Mayor Arid City Commission Of The City 01-Miami Beach.Florida,Amending The
Official Zoning District Map.Referenced in'Section 142-72 Cif The Code Of The City Of Miami Boactt,
Florida,Pursuant To Section 115162,'Petirtioris For Changes And Amendments:By Changat8 The
Zoning OittrtctClnrmrinntion For A Paton,Of Lard Lnrittod At 1100151hStroot,.-And Mich'isComprised
Of Less Then 10 Aaas.From The Current RM.t,•Resident ai Multifamily Lee Intensity District:To CO-1,
"Commerc ial Low Intensity Distrtrt:"Providing Far Codification,Repealer Severabilrty And An Effective
Date,
i! 1 i —.... H
MINTER
.. R
w seer` [110.1"1-f
l
r _ ,. F
.-1 srl ST
CD-2
{CD-2{ .l RI 1
€ —i-
,R....„ , � i
i
it; a
' i ,,.
FiC
L..............w.., --_ :. .., °R5-4._.._, , d
reel Cr r
F , Ladd Use N noted Tbets j t
inquiries maybe directed m the Pranni'ng Department ar'3d14.6/3.:S:;o.
INTERESTED PARTIES are invited le appear at this meeting.or be represented by an agenL or to express
trteir eiawS in writing orrrlmssad le the City Commission,cra the City Clerk,1700 Convention Center Orion;
ie Floor,City Null Miami Beach.Ftarit>de 33130;These Items are available for public inapecton during
-normal bandana hours M the Office of the City CIerK 1700 Convention Center Drive,1°.Floor,City Hal, '
Munn Bead,Flnridrn•3S139.These ileum may he cruelnued,antrundar etch circumstances,rrddtionrtt
legal notice need not be provided.
Pursuant to Section 288.0105.Fe,Star,the City hereby advises the pudic abet We parson decides to
appeal any decision made by the City Conanirsiun with respect to any matter considered al its meeting
nails hunting,Sacdt prrranri rmrh erotarra that n verbatim rttrtsrd at flan prectarailtr1p is made,which record
includes the testimony and evidence upon which the appeal is to be based.Thas nonce does not constitute
carouse!by the City he Lie Introduction or admission at olhery ise.inarhnistsibie or irrelevant evidence,nor
does It authorize cha€lenges or appeals not otherwise allowed by law,
To request this material in alternate format sign language interpreter(lire-day notice required),Irdorma-
tioit on naives for persons.with dlaattdlitlara,andfar any accommodation to rarviaaw arty'document or partit.w
pate in anycitysporisored proceedings,call 305.604.2409 and select 1 for English or 2 for Spanish.then
option 6;TT'Y users may will vie 711(Rorirta Relay Servicrtl.
Palest E.Granada City Clerk
CO of Miami Beach
`Ad Inns
412 15-190/2425643M ,