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HomeMy WebLinkAboutOrdinance 2022-4471 Commercial Height Limits for Office Uses-CPS-2 District ORDINANCE NO. 2022-4471 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA,AMENDING THE CODE OF THE CITY OF MIAMI BEACH, SUBPART B, ENTITLED "LAND DEVELOPMENT REGULATIONS," BY AMENDING CHAPTER 142, ENTITLED "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, ENTITLED "DISTRICT REGULATIONS," DIVISION 18, ENTITLED"PS PERFORMANCE STANDARD DISTRICT," BY AMENDING SECTION 142-698, ENTITLED"COMMERCIAL PERFORMANCE STANDARD AREA REQUIREMENTS," TO MODIFY THE MAXIMUM BUILDING HEIGHT FOR OFFICE USES ON CERTAIN PROPERTIES; 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, the 5th Street corridor is an ideal area for the development of new Class A office space due to its accessibility to the regional transportation network; and WHEREAS, the proposed changes below are necessary to promote the development of Class A office space within the City. 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," at Article II, entitled "District Regulations," at Division 18, entitled "PS Performance Standard District" of the Land Development Regulations of the Code of the City of Miami Beach, Florida is hereby amended as follows: CHAPTER 142 ZONING DISTRICTS AND REGULATIONS ARTICLE II. DISTRICT REGULATIONS DIVISION 18. PS PERFORMANCE STANDARD DISTRICT Sec. 142-698. Commercial performance standard area requirements. (b) The commercial performance standard area requirements are as follows: Commercial Subdistricts Performance C-PS1 C-PS2 C-PS3 C-PS4 Standard Minimum lot 6,000 square 6,000 square 6,000 square 6,000 square area feet feet feet feet Minimum lot 50 feet 50 feet 50 feet 50 feet width Maximum 40 feet; 75 feet 50 feet—East of Non- 150 building height for the Block 51 Lenox Avenue oceanfront-80 Notwithstanding Properties, the 75 feet—West of feet the above, the Block 51 Swap Lenox Avenue Oceanfront— design review Property, Block 100 feet board or historic 52 Properties, preservation and Block 1 board, in Properties accordance with the applicable review criteria, may allow up to an additional five feet of height, as measured from the base flood elevation plus maximum freeboard, to the top of the second floor slab. This provision shall not apply to existing historic districts or existing overlay districts (existing as of 7/26/2017), or commercial buildings immediately adjacent to residential district not separated by a street. However, an applicant may seek approval from the historic preservation board or design review board, as may be applicable, to increase height in accordance with the foregoing within any historic district or overlay district created after 7/26/2017 Maximum floor 1.0; 1.5 for the 2.0 2.5 2.5 area ratio Block 51 Properties and Block 52 Properties, and 2.0 for the Block 1 Properties Residential Pursuant to all Pursuant to all Pursuant to all Pursuant to all and/or hotel R-PS2 district R-PS3 district R-PS4 district R-PS4 district development regulations, regulations, regulations regulations, except except except except maximum maximum maximum floor maximum floor building height building height area ratio shall area ratio shall for residential for residential be 2.5; on the be 2.5, and open and mixed use and mixed use Goodman space ratio 0.60 buildings shall buildings shall Terrace and measured at or be 75 feet be 75 feet Hinson Parcels, above grade the FAR shall be that necessary to achieve 305,500 sq. ft. (estimated at 3.2 FAR), and 300 ft. height maximum for the Goodman Terrace and Hinson Parcels, and open space ratio 0.60 measured at or above grade Minimum New New New New apartment unit construction— construction— construction— construction— size (square 650 600 550 550 feet) Rehabilitated Rehabilitated Rehabilitated Rehabilitated buildings-400 buildings-400 buildings-400 buildings-400 Non-elderly and Non-elderly and Non-elderly and Non-elderly and elderly low and elderly low and elderly low and elderly low and moderate moderate moderate moderate income income income income housing-400 housing-400 housing-400 housing-400 Workforce Workforce Workforce Workforce housin —400 housin —400 housin —400 housin —400 Average New New New New apartment unit construction— construction— construction— construction— size (square 900 850 800 800 feet) Rehabilitated Rehabilitated Rehabilitated Rehabilitated buildings-550 buildings-550 buildings-550 buildings-550 Non-elderly and Non-elderly and Non-elderly and Non-elderly and elderly low and elderly low and elderly low and elderly low and moderate moderate moderate moderate income income housing-400 housing-400 housing-400 housing-400 Workforce Workforce Workforce Workforce housing-400 housing-400 housin —400 housin —400 Minimum floor area per hotel unit 15% = 300-335 square feet; 85% = 335 + square feet (square feet in all districts. Minimum parking requirements Pursuant to chapter 130 and section 142-702 requirement. Minimum off-street loading Pursuant to chapter 130. Signs Pursuant to chapter 138. (c) Notwithstanding the above height restrictions, existing structures within a local historic district are subject to section 142-1161. (d) Notwithstanding the above floor area ratio limits, 75 spaces of required parking located on Block 51 for the Retail Parcel pursuant to a covenant under section 130-36, shall not be counted as permitted floor area. Further,.the floor area on the Block 51 Properties and the Block 51 Swap Property may be distributed among such properties by covenant in lieu of unity of title; and the floor area on the Block 1 Properties may be distributed among such properties within the block by covenant in lieu of unity of title. (e) Notwithstanding the building height regulations set forth above,for unified development sites in the CPS-2 district with a lot line on the south side of 5th Street, which are located west of Jefferson Avenue, the maximum building height for office buildings is 75 feet. SECTION 2. 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 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 renumbered or relettered 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 f day of'F bru4 v/ c2o;Lc2 , Dan Gelber, Mayor ATTEST: FEB 112022, Rafael E. Granado, City Clerk APPROVED AS TO FORM.AND LANGUAGE AND FOR EXECUTION City Attorney Date First Reading: December 8, 2021 Second Reading: January dO, 2022 �P:• ., Verified by: IP?CORPORATED Cry. homas1k. M y, AICP ',�� `� '•� Planning Dir or F:\PLAN\$PLB\2021\11-30-21\PB21-0474 - ORD - CPS2 Incentives for Class A Office Space\CPS-2 Incentives for Class A Office-ORD Nov 30 2021 PB.docx Ordinances-R5 E MIAMI BEACH COMMISSION MEMORANDUM TO: Honorable Mayor and Members of the City Commission FROM: Alina T. Hudak, City Manager DATE: February 9, 2022 1:50 p.m. Second Reading Public Hearing SUBJECT:COMMERCIAL HEIGHT LIMITS FOR OFFICE USES -CPS-2 DISTRICT AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF MIAMI BEACH, SUBPART B, ENTITLED "LAND DEVELOPMENT REGULATIONS," BY AMENDING CHAPTER 142, ENTITLED "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, ENTITLED "DISTRICT REGULATIONS," DIVISION 18, ENTITLED "PS PERFORMANCE STANDARD DISTRICT," BY AMENDING SECTION 142-698, ENTITLED "COMMERCIAL PERFORMANCE STANDARD­AREA REQUIREMENTS," TO MODIFY THE MAXIMUM BUILDING HEIGHT FOR OFFICE USES ON CERTAIN PROPERTIES; AND PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY,AND AN EFFECTIVE DATE. RECOMMENDATION The Administration recommends that the City Commission adopt the subject Ordinance. BACKGROUNWHISTORY On July 28, 2021, at the request of former Commissioner Michael Gongora, the City Commission referred a discussion item to the Land Use and Sustainability Committee (LUSC) pertaining to Class A Office incentives in the CPS-2 district (item C4S). The LUSC discussed the item on September 14, 2021 and recommended that the City Commission refer the attached draft Ordinance to the Planning Board. Additionally, Commissioner Mario Samuelian became a co-sponsor of the item. On October 13, 2021, the City Commission referred the proposed Ordinance to the Planning Board (item R9 AB). ANALYSIS PLANNING ANALYSIS The property at 411-419 Michigan-Avenue property is located within the C-PS2 zoning district and is within the boundaries of the Ocean Beach Local Historic_ District. The unified comer site contains an abandoned construction site on the lots fronting 5th Street and two contributing buildings on the lot fronting Michigan Avenue. The attached draft Ordinance was prepared by the representative of the owner of the property, who is seeking to develop a Class A office Page 186 of 786 development on the subject site. The proposal includes a height increase for properties with a C-PS2 zoning designation on the south side of 5th Street,to the west of Jefferson Avenue, in order to incentivize office uses (see attached zoning and historic districts maps).While this area currently permits a maximum height of 75'-0" for hotel and residential development, office buildings are limited to a maximum height of 50'-0". The proposal would allow office buildings to be developed at the same 75'-0" height limit as residential and hotel developments. The area east of Michigan Avenue and two lots fronting Lennox Avenue are located within the Ocean Beach Historic District. The proposed increase in height for office use buildings 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. This limits the viability for the development of Class A office space,which the City has been seeking to incentivize. Staff believes that the subject Ordinance is good policy and will be an incentive that will help to diversify the City's economy. The proposal is also consistent with the concept of transit-oriented development(TOD),which is ideal for the 5th Street commercial corridor. Given that residential and hotel uses are already permitted to be developed at 75 feet, this Ordinance does not result in an increase in the developable scale of buildings for the affected area, as the 75-foot height limit is compatible with the surrounding context. Additionally, the Design Review Board or the Historic Preservation Board, as applicable, will consider the design, massing and scale of any proposed new structure as part of their review. The proposed Ordinance is also consistent with other recently adopted Code amendments in Sunset Harbour,Alton Road, and Terminal Island, which are intended to incentivize office uses. Since allowing for modest height increases in these areas earlier this year, the City's land use boards have approved two Class A office developments, with more expected in the coming year. The proposed Code amendment would be applicable to a proposed office development that is expected to be considered by the Planning Board and the Historic Preservation Board early next year. Given the existing built environment of this area, it is unlikely that this Ordinance would result in the development of more than one or two new office buildings. PLANNING BOARD REVIEW On November 30, 2021, the Planning Board held a public hearing and transmitted the Ordinance to the City Commission with a favorable recommendation(5-0). UPDATE On December 8, 2021, the subject Ordinance was approved at First Reading. As part'of the approval at First Reading, the item proposer was requested to further study the setbacks of the proposal, including the manner in which the project engages the abutting sidewalks. On January 20, 2022, at the request of the item sponsor, Second Reading was opened and continued to February 9, 2022. , The developer for the project has provided a context rendering, as well as progress renderings.and plans pertaining to the first level of the project. The revised plan and elevations do a much better job of engaging the abutting sidewalk. The developer will be further refining this portion of the project in advance of the Historic Preservation Board application. Page 189 of 786 Based upon the progress made regarding the first level, the Administration does not recommend any changes to the legislation regarding setbacks. SUPPORTING SURVEY DATA Encourage and Attract Class A Office Space 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 j Sponsor Commissioner Mark Samuelian ATTACHMENTS: Description ❑ Ordinance ❑ MAPS ❑ Additionallnformation ❑ Context Rendering ❑ Updated Perimeter Perspectives and Plans Page 190 of 786 Ism Im 4?1 in d o •' AL �J gag Lsv x .=tam mi —Ap tt 7 # tie•, a r i sue_ w"Af:Sw. Al - yl _'•'� �., £ - sue,� 3'%'w ��' � �y' � ,i '�._ a �• � Wit.;�f-. _ Ail t I ;`� �. ri. O � . gid yWag ve e -..-.. �.a9 sI" a all'�"CR Y v�•_� � il.•$• �9 ai fin.'®� '_ —_ Q ` ,I rig, it r July 28, 2021 Mayor and City Commissioners City of Miami Beach 1700 Convention Center Drive, 4th Floor Miami Beach, Florida 33139 Re: Consent Item C4S—CPS-2 Height Amendment to Attract Class A Office -LETTER OF SUPPORT Dear Mayor and Commissioners: On behalf of the South of Fifth Neighborhood Association Inc. (SOFNA), we support the CPS-2 height amendment to allow Class A office use at 75 feet on the south side of 5' Street at Michigan Avenue. There is a scarcity of quality office uses and this is the right location for such us`e,.especially as residential and hotel uses are already allowed at 75 feet. Class A.requires-higher floor to ceiling heights to be successful, and we need to attract office development for the continued stability and prosperity of the neighborhood and the City. The developers of a Class A office building at 411 Michigan Avenue presented the proposed amendment and a beautifully- designed office building at SOFNA Board of Directors and general SOFNA membership meetings. The plan shows how the added height is fully compatible along this major commercial corridor in our City. We fully support item C4S and urge you to refer the Code Amendment to the Land Use and Sustainability Committee. Sincerely, alyso r�Ul 20,202:09:°2 EDT' Alyson Herman,President South of Fifth Neighborhood Association Inc. cc: Alina T. 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