Ordinance 2018-4227 (2) 500-700 Alton Road — FLUM and Comprehensive Plan Amendment
ORDINANCE NO. 2018-4227
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 CITY CODE, AND SECTION 163.3187, FLORIDA STATUTES,
FOR LOTS 8 THROUGH 14, BLOCK 2, OF THE AMENDED
FLEETWOOD SUBDIVISION, ACCORDING TO THE PLAT THEREOF
RECORDED IN PLAT BOOK 28, PAGE 34, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, FROM THE
CURRENT DESIGNATION OF "MEDIUM DENSITY MULTI FAMILY
RESIDENTIAL CATEGORY (RM-2)," TO THE FUTURE LAND USE
CATEGORY OF "MEDIUM INTENSITY COMMERCIAL CATEGORY
(CD-2)"; AND FOR THE PROPERTIES BOUNDED BY 6TH STREET
ON THE NORTH, ALTON ROAD ON THE EAST, 5TH
STREET/MACARTHUR CAUSEWAY/STATE ROAD A1A ON THE
SOUTH, AND WEST AVENUE ON THE WEST, FROM THE CURRENT
DESIGNATION OF "GENERAL MIXED USE COMMERCIAL
"PERFORMANCE STANDARD" CATEGORY (C-PS2)"; TO THE
FUTURE LAND USE CATEGORY OF "MEDIUM INTENSITY
COMMERCIAL CATEGORY (CD-2)"; PROVIDING FOR INCLUSION IN
THE COMPREHENSIVE PLAN; TRANSMITTAL, REPEALER,
SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach (the "City") desires to change the City of Miami Beach
2025 Comprehensive Plan ("Comprehensive Plan"), Future Land Use Map (FLUM) designations of
properties bounded by 6th Street on the north, Alton Road on the east, 5th Street/MacArthur
Causeway/State Road AIA on the south, and West Avenue on the west, from the existing
designations of "General Mixed Use Commercial "Performance Standard" Category (C-PS2)," to the
Future Land Use category of"Medium Intensity Commercial Category(CD-2)";
WHEREAS, Policy 1.1 of the Future Land Use Element of the Comprehensive Plan requires
that the Land Development Regulations at a minimum "regulate the use of land and water consistent
with this Element and ensure the compatibility of adjacent land uses and provides for open space";
and
WHEREAS, the CD-2 designation is consistent and compatible with the adjacent land uses
along the Alton Road corridor; and
WHEREAS, changing the Comprehensive Plan designation of the subject parcel to the CD-2
designation is necessary to ensure the development of the site will be compatible with development
along the Alton Road corridor; and
WHEREAS, Policy 3.2 of the Recreation and Open Space Element of the Comprehensive
Plan provides that "a landscaping program shall be included as part of the repaving and other
improvements to the Alton Road corridor south of Dade Boulevard"; and
WHEREAS, the proposed amendment will allow for significant landscaping along portions of
Alton Road, consistent with Policy 3.2 of the Recreation and Open Space Element; and
WHEREAS, Policy 3.5 of the Recreation and Open Space Element of the Comprehensive
Plan provides that "the City of Miami Beach shall continue to use the Land Development Regulations
of the City Code as standards and incentives which encourage private sector development projects to
landscape required open space, develop private recreation facilities on site, and through the impact
fee requirement, contribute to the enhancement of adjacent public recreation and open space"; and
WHEREAS, Objective 4 of the Recreation and Open Space Element of the Comprehensive
Plan seeks "to require open space in conjunction with every new public and private sector
development project (measurability dependent upon development applications)", and
WHEREAS, pursuant to Objective 4 and Policy 3.5 of the Recreation and Open Space
Element of the Comprehensive Plan the proposed amendment will allow for the creation of a large
unified development site which will contain significant open space and parks facilities; and
WHEREAS, the City has determined that amending the future land use designation of the
property as provided herein will ensure that redevelopment is compatible with the built environment;
and
WHEREAS, the City has the authority to enact laws which promote the public health, safety,
and general welfare of its citizens; and
WHEREAS, the amendment promotes the public health, safety, and general welfare of its
citizens; and
WHEREAS, the amendment set forth below is 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. COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT The following
amendment to the City's Future Land Use Map designation for the property described herein is
hereby approved and adopted and the Planning Director is hereby directed to make the appropriate
changes to the City's Future Land Use Map:
1. For Lots 8 through 14, of the Fleetwood Subdivision, according to the plat thereof
recorded in Plat Book 28, page 34, of the Public Records of Miami-Dade County,
Florida, consisting of approximately 49,000 Square Feet (1.12 Acres), as depicted
in Exhibit "A," from the current designation of "Medium Density Multi Family
Residential Category (RM-2)," to the future land use category of "Medium Intensity
Commercial Category(CD-2)"; and
2. For the properties bounded by 6'h Street on the north, Alton Road on the east, 5th
Street/MacArthur Causeway/SR A1A on the south, and West Avenue on the west,
consisting of approximately 87,140 Square Feet (2.0 Acres), as depicted in Exhibit
"A," from the current designation of"General Mixed Use Commercial "Performance
Standard" Category (C-PS2)," to the future land use category of "Medium Intensity
Commercial Category(CD-2)."
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 that the Comprehensive Plan's Future Land Use Map
be amended in accordance with the provisions of this Ordinance.
SECTION 5. TRANSMITTAL
The Planning Director is hereby directed to transmit this ordinance to the appropriate State,
regional and county agencies as required by applicable law.
SECTION 6. EFFECTIVE DATE
This Ordinance shall take effect 10 days after adoption. /
PASSED AND ADOPTED this '2 day of DEC.en9pPf, 2018.
ATTEST:
Dan Gelber, Mayor
IY
Rafael . Granada, City Clerk ✓? -Q�(
First Reading: November 14, 2018 ��' mob ' APPROVED AS TO
t I �k ,� _ Z * FORM & LANGUAGE
Second Reading: December 12, 2018 V.; v "PI OF vTED; °i &FOR EELUTION
(Sponsor Mayor van Gelb.) -y .�> � �off, _ I A'La 1 k
' � ( !;
26- CiN Attorney/ / Date
Verified by: • • - --
Thomas R. ' ofney, AICP
Planning Director
T:\AGENDA\2018\11 November\Planning\500-700 Alton Rd FLUM Amendment-First Reading ORD.docx
Ordinances - R5 D
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Jimmy L. Morales, City Manager
DATE: December 12, 2018
5:01 p.m. Second Reading Public Hearing
SUBJECT: 500-700 ALTON ROAD - FLUM AND COMPREHENSIVE PLAN 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 CITY CODE, AND SECTION 163.3187,
FLORIDA STATUTES, FOR LOTS 8 THROUGH 14, BLOCK 2, OF THE
AMENDED FLEETWOOD SUBDIVISION, ACCORDING TO THE PLAT THEREOF
RECORDED IN PLAT BOOK 28, PAGE 34, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA, FROM THE CURRENT DESIGNATION OF "MEDIUM
DENSITY MULTI FAMILY RESIDENTIAL CATEGORY (RM-2)," TO THE FUTURE
LAND USE CATEGORY OF "MEDIUM INTENSITY COMMERCIAL CATEGORY
(CD-2)"; AND FOR THE PROPERTIES BOUNDED BY 6TH STREET ON THE
NORTH, AL TON ROAD ON THE EAST, 5TH STREET/MACARTHUR
CAUSEWAY/STATE ROAD A1A ON THE SOUTH, AND WEST AVENUE ON THE
WEST, FROM THE CURRENT DESIGNATION OF "GENERAL MIXED USE
COMMERCIAL "PERFORMANCE STANDARD" CATEGORY (C-PS2)"; TO THE
FUTURE LAND USE CATEGORY OF "MEDIUM INTENSITY COMMERCIAL
CATEGORY (CD-2)"; PROVIDING FOR INCLUSION IN THE COMPREHENSIVE
PLAN; TRANSMITTAL, REPEALER, SEVERABILITY,AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration recommends that the City Commission adopt the subject Ordinance.
ANALYSIS
HISTORY
On July 25, 2018, at the request of Mayor Dan Gelber, the City Commission referred the item to the
Land Use and Development Committee (Item C7AQ). The Land Use Committee discussed the
amendment on September 28, 2018 and recommended that the City Commission refer the item to the
Planning Board.
On September 12, 2018, at the request of Mayor Gelber as the sponsor, the City Commission
discussed and deferred the Planning Board referral (Item C4F) to October 17, 2018. The City
Commission referred the item to the Planning Board on October 17, 2018.
BACKGROUND
The properties along the 500-700 block of Alton Road and West Avenue are currently located within
three separate zoning districts (CPS-2, CD-2 and RM-2). The 500 block is separated from the 600-
Page 810 of 1751
700 block by a dedicated public right-of-way (6th Street). Currently there is an active, approved mixed
use development project for the 500-700 blocks, which is broken down as follows:
Lot Sizes:
500 Block: 85,348 SF
600 Block: 138,842 SF
700 Block: 49,000 SF
Approved Height:
500 Block: 75 Feet(DRB 22959)
600 Block: 120 Feet(Existing South Shore Hospital)and 60 Feet
(DRB 22959)
700 Block: 60 Feet(DRB 23126)
Approved FAR:
500 Block: 170,696 SF/2.0 (DRB 22959)
600 Block: 277,684 SF/2.0 (DRB 22959)
700 Block: 98,000 SF/2.0 (DRB 23126)
Approved FAR for Overall Project: 546,380 SF /2.0
Approved Residential Units:
500 Block : 163 Units (DRB 22959)
600 Block: 281 Units (DRB 22959)
700 Block: 66 Units (DRB 23126)
Approved Residential Units for Overall Project: 510
Recently, a group of area residents, condominium unit owners and affected stakeholders (Gateway
Community Alliance) began a dialogue with the property owner for the 500-700 Blocks (Crescent
Heights). At the May 23, 2018 Land Use Committee meeting, separate proposals pertaining to the
500-700 blocks of Mon Road, one from the Gateway Alliance and the other from the property owner,
Crescent Heights, were discussed. The LUDC discussed the proposals again on July 31, 2018 and
concluded the item with no action.
On July 25, 2018 the City Commission referred separate discussion items to both the Finance and
City Wide Projects Comrittee (FCWPC) and the Land Use Committee pertaining to the proposed
development project at 500—700 Mon Road.
On July 27, 2018 the FCWPC discussed the development proposal prepared by the property owner
and developer, Crescent Heights. The Committee directed the City Attorney to begin drafting a
Development Agreement and Vacation of 6th Street, in order to facilitate the creation of a Unified
Development Site within the 500-700 blocks between Mon Road and West Avenue.
In order to effectuate a Unified Development Site, as proposed, a rezoning and change in future land
use classification of certain parcels within the proposed unified site, as well as corresponding
amendments to the Land Development Regulations, are required (See attached zoning and site
map).
PLANNING ANALYSIS
The proposed Medium Intensity Commercial Category (CD-2) future land use designation provides
for the following:
Page 811 of 1751
Purpose: To provide development opportunities for and to enhance the desirability and quality of
existing and/or new medium intensity corrrnercial areas which serve the entire City.
Uses which may be Permitted: Various types of commercial uses including business and professional
offices, retail sales and service establishments, eating and drinking establishments; apartment
residential uses; apartment hotels; and hotels.
Other uses which may be permitted are accessory uses specifically authorized in this land use
category, as described in the Land Development Regulations, which are required to be subordinate
to the main use; and conditional uses specifically authorized in this land use category, as described in
the Land Development Regulations, which are required to go through a public hearing process as
prescribed in the Land Development Regulations of the Code of the City of Miami Beach.
Density Limits: 100 dwelling units per acre.
Intensity Limits: a floor area ratio of 1.5 for commercial; 2.0 for residential or mixed use.
The existing Medium Density Multi Family Residential Category (RM-2) future land use designation
in the 600-700 blocks provide for the following:
Purpose: To provide development opportunities for and to enhance the desirability and quality of
existing and/or new medium density multi family residential areas.
Uses which may be permitted: Single family detached dwellings, single family attached dwellings,
townhouse dwellings, multiple family dwellings, apartment hotels and hotels. Residential office uses
are permitted in RM-2 only in the West Avenue Bay Front Overlay District, as described in the Land
Development Regulations. Places of assembly, restaurant, retail, and general office uses are main
permitted uses in the Faena District Oveday as set forth in the Land Development Regulations.
Other uses which may be permitted are accessory uses specifically authorized in this land use
category, as described in the Land Development Regulations, which are required to be subordinate
to the main use; and conditional uses specifically authorized in this land use category, as described in
the Land Development Regulations, which are required to go through a public hearing process as
prescribed in the Land Development Regulations of the Code of the City of Miami Beach.
Density Limits: 100 dwelling units per acre.
Intensity Limits: Intensity may be limited by such set back, height, floor area ratio and/or other
restrictions as the City Commission acting in a legislative capacity determines can effectuate the
purpose of this land use category and otherwise implement complementary public policy. However, in
no case shall the intensity exceed a floor area ratio of 2.0.
The existing General Mixed Use Commercial "Performance Standard" Category (C-PS2)future land
use designation on the 500 block provides for the following:
Purpose: To provide development opportunities for and to enhance the desirability and quality of
existing and/or new residential areas which accommodate a mix of different residential types
developed in accordance with flexible design standards.
Uses which may be Permitted: Single family detached dwellings, single family attached dwellings,
townhouse dwellings, apartments, apartment hotels, hotels and commercial uses.
Page 812 of 1751
Other uses which may be permitted are accessory uses specifically authorized in this land use
category, as described in the Land Development Regulations, which are required to be subordinate
to the main use; and conditional uses specifically authorized in this land use category, as described in
the Land Development Regulations, which are required to go through a public hearing process as
prescribed in the Land Development Regulations of the Code of the City of Miami Beach.
Density Limits: 106 dwelling units per acre.
Intensity Floor Area Ratio Limits: 2.0.
The proposed unified development site encompasses the 500 Block and most of the parcels on the
600-700 blocks between Afton Road and West Avenue. The 500 Block has a future land use
classification of CPS-2 and the 600-700 block has future land use classifications of CD-2 and RM-2
(See attached map). The proposal is to change the CPS-2 and RM-2 classifications to CD-2, which
would be consistent with the predominant zoning and future land use designations along Alton Road.
The properties immediately to the north of the proposed unified site have an RM-2 and CD-2
classification, the properties to the east of the proposed unified site have a CD-2 and CPS-2
classification, the properties to the west of the proposed unified site have an RM-3 and CPS-4
classification and the properties to the south of the proposed unified site have a CPS-4 classification.
Therefore, the CD-2 future land use classification would provide for an appropriate transition
between the higher intensity uses to the west and same intensity areas to the east.
The proposed CD-2 classification has a slightly lower maximum population density than the C-PS-2
classification. The attached concurrency analysis indicates that the impact to the adopted levels of
service will be minimal for vehicular traffic potential and beneficial to other levels of service due to the
slightly reduced maximum density.
Comprehensive Plan Process
The total land area involved in this application is 3.12 acres (136,140 SF). 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.
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 implement public school concurrency.
Currently there is a proposal to change the use of the site to a residential building with limited retail
along with a public park. The proposed amendment reduces the maximum residential density of the
site slightly. However, 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
Page 813 of 1751
On October 23, 2018, the Planning Board held a public hearing regarding the proposed FLUM and
Comprehensive Amendment and transmitted the Ordinance to the City Commission with a favorable
recommendation by a vote of seven to zero (7-0).
SUMMARY
The proposed companion change to the Zoning Map requires that this proposed amendment to the
Future Land Use Map of the City's Comprehensive Plan be voted prior, as the Land Development
Regulations must be consistent with the Comprehensive Plan pursuant to Chapter 163, Part II,
Florida Statutes.
UPDATE
The subject Ordinance was approved at First Reading on November 14, 2018, with no changes.
CONCLUSION
The Administration recommends that the City Commission adopt the subject Ordinance.
Legislative Tracking
Planning
Sponsor
Mayor Dan Gelber
ATTACHMFNTS:
Description
❑ Exhibit A- FLUM Map
❑ Ordinance
❑ Ad
Page 814 of 1751
EXHIBIT A
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Page 815 of 1751
EXHIBIT A
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