Ordinance 2024-4626 Eliminate .5 FAR Bonus for Hotels in CD-2 Districts
ORDINANCE NO.i 2024-4626
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE RESILIENCY
CODE OF THE CITY OF MIAMI BEACH, BY AMENDING CHAPTER 7,
ENTITLED "ZONING DISTRICTS AND REGULATIONS," ARTICLE II,
"DISTRICT REGULATIONS," SECTION 7.2.11, "CD-2 COMMERCIAL,
MEDIUM INTENSITY DISTRICT," BY AMENDING SECTION 7.2.11.3,
ENTITLED "DEVELOPMENT REGULATIONS (CD-2)," TO ELIMINATE
THE FLOOR AREA RATIO BONUS FOR HOTEL USES IN THE CD-2
DISTRICT ALONG ALTON ROAD, NORMANDY DRIVE, 71 STREET
AND 'COLLINS AVENUE NORTH OF 63 STREET; AND PROVIDING
FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN
EFFECTIVE DATE.
WHEREAS, the City of Miami Beach (the "City") has the authority to enact laws which
promote the public health, safety and general welfare of its citizens; and
WHEREAS, the CD-2 commercial, medium intensity district provides for commercial
activities, services, offices, and related activities which serve the entire City; and.
WHEREAS, the Land Development Regulations incentivize diverse combinations of
residential lifestyles and unique commercial services in mixed-use development, in certain.
neighborhoods; and
WHEREAS, as a general rule, the maximum floor area ratio (FAR) in the CD-2 district is
1.5; and
WHEREAS, as applicable to mixed-use buildings in the CD-2 commercial, medium
intensity district, Section 7.2.11.3 of the Resiliency Code provides that when more than 25 percent
of the total area of a building is used for residential or hotel units, a bonus of 0.5 FAR may be
utilized, for a total FAR of 2.0; and
WHEREAS, the City Commission wishes to encourage more residential development (to
address the City's housing needs); and
WHEREAS, the City Commission also wishes to preserve the character of CD-2
neighborhoods by limiting the number of hotels that are built; and
WHEREAS, based on the foregoing, the Mayor and City Commission desire to remove
the current FAR bonus for hotel uses (while retaining the FAR bonus for residential development)
in certain CD-2 zoning districts.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH,, FLORIDA.
SECTION .1. Chapter 7, entitled "Zoning Districts and Regulations, Article II, entitled "District
Regulations," at Section 7.2.11, "CD-2 Commercial, Medium Intensity District," is hereby
amended as follows:
Page 1 of 4
•
CHAPTER 7
ZONING DISTRICTS AND REGULATIONS
•
ARTICLE II. DISTRICT REGULATIONS
* * *
•
7.2.11. CD-2 COMMERCIAL, MEDIUM INTENSITY DISTRICT
* * *
7.2.11.3 Development Regulations (CD-2).
a. The development regulations in the CD-2 commercial, medium intensity district are as follows:
i. The tower setback shall not be less than the pedestal setback.
ii.Parking lots and garages: If located on the same lot as the main structure the setbacks
below shall apply. If primary use the setbacks are listed in Section 7.5.3.2.n.
DEVELOPMENT REGULATIONS TABLE(CD-2)
Maximum.FAR 1.5 (5)
Maximum FAR for Mixed Use Buildings(When 2.0(5) (9)(10)
more than 25 percent(25%)of the total area of a
building is used for residential, residential office,
or hotel units)
Maximum Density(Dwelling Units Per Acre) 100 DUA(80%bonus for workforce or affordable
units)
* * *
1. Except as provided in Section 7.5.2.
2. An additional 5 feet of height is allowed if the nonresidential first habitable level has a
minimum ceiling height of 14 feet above DFE.
3. Except that the building height shall be limited to 25 feet within 50 feet from the rear property
line for lots abutting an alley; and within 60 feet from a residential district for blocks with no
alley.
Page2of4
4. Notwithstanding the foregoing,_ rooftop additions to contributing structures in a historic
district and individually designated historic buildings may follow existing nonconforming
side and rear pedestal setbacks.
5. Notwithstanding the above regulations, the maximum floor area ratio (FAR)for self-storage
warehouses shall be 1.5. The floor area ratio provision for mixed use buildings on this table
shall not apply to self-storage warehouse development.
6. For contributing hotel structures, located within an individual historic site, a local historic
district or a national register district, which are being renovated in accordance with the
Secretary of the Interior Standards and Guidelines for the Rehabilitation of Historic
Structures as amended, retaining the existing room configuration shall be permitted,
provided all rooms are a minimum of 200 square feet. Additionally, existing room
configurations for the above-described hotel structures may, be modified to address
applicable life-safety and accessibility regulations, provided the 200 square feet minimum
unit size is maintained, and provided the maximum occupancy per hotel room does not
exceed 4 persons. In addition, the minimum hotel unit size for a property formerly zoned
HD is 250 square feet, provided that the property does not exceed 25,000 square feet as of
March 23, 2019.
7. The number of units may not exceed the maximum density set forth in the comprehensive
plan.
8. Developments located in zoning districts that do not prohibit the short-term rental of
residential apartment units shall be eligible for an exemption from the average unit size
requirements established above, subject to the following conditions:
• Density. The development shall not be permitted to exceed the maximum residential
density established in the Comprehensive Plan or Land Development Regulations.
• Minimum Unit Size. This incentive shall not be construed to permit any unit that is
smaller than the minimum allowable unit size for the type of unit being proposed.
• Covenant. In order to be eligible for this voluntary average unit size incentive, the
property owner, at the owner's sole discretion, shall voluntarily execute a restrictive
covenant running with the land, in a form approved by the City Attorney, affirming that
in perpetuity no residential units on the property shall be leased or rented for a period of
less than six months and one day.
9. Notwithstanding the above regulations, new development or redevelopment of residential
office units may only be eligible for the floor area ratio applicable to mixed use buildings in
the event that the property owner voluntarily elects, at the owner's sole discretion,to execute
a restrictive covenant running with the land, in a form approved by the city attorney affirming
that, in perpetuity, none of the residential office units on the property shall be leased or
rented for a period of less than six months and one day.
10. The 0.5 floor area ratio (FAR) bonus (for a total FAR of 2.0) for Mixed Use Buildings (as
defined in the table) shall only apply to properties located on Washington Avenue and
Collins Avenue south of 63rd Street. For all other CD-2 properties, the maximum FAR for a
site containing a hotel unit, suite hotel unit or hostel, shall be 1.5 and the FAR provision for
a mixed-use building on this table shall not apply to a site containing a hotel unit, suite hotel
unit or hostel.
Page 3 of 4
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 all day of J / , 2024.
teven Meiner, Mayor
ATTEST:
71S JUL 3 0 2024
Rafael E. Granado, City Clerk APPROVED AS TO
BE'g'' , FORM AND LANGUAGE
.........
& FOR EX TION
l C RP•OWED! 5 (v)17)741,4_;;., ate.. .•��= City Attorney a.„. Date
First Reading: June 26, 2024
Second Reading: my 24, 024
Sponsored by Commissioner Alex J. Fernandez
Co-Sponsored by Commissioner Tanya K,Bhatt
Verified By:
Thomas R. Mooney, AICP Co-S by Joseph
Planning Director Co-Sponsoredponsored by CommissionerCommissioner DavidMagazine Suarez
T:\Agenda\2024\6 June 2024\Planning\Eliminate.5 FAR Bonus for Hotels in CD2 District-First Reading ORD.docx
Page 4 of 4
Ordinances - R5 D
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Member of the City Council
FROM: Interim City Manager Rickelle Williams
DATE: July 24, 2024 10:30 a.m. Second Reading Public Hearing
TITLE: ELIMINATE THE 0.5 FAR BONUS FOR HOTELS IN THE CD-2 DISTRICT
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE RESILIENCY CODE OF THE CITY OF
MIAMI BEACH, BY AMENDING CHAPTER 7, ENTITLED "ZONING DISTRICTS
AND REGULATIONS," ARTICLE 11, "DISTRICT REGULATIONS," SECTION
7.2.11, "CD-2 COMMERCIAL, MEDIUM INTENSITY DISTRICT," BY AMENDING
SECTION 7.2.11.3, ENTITLED "DEVELOPMENT REGULATIONS (CD-2)," TO
ELIMINATE THE FLOOR AREA RATIO BONUS FOR HOTEL USES IN THE CD-2
DISTRICT ALONG ALTON ROAD, NORMANDY DRIVE,71 STREET AND COLLINS
AVENUE NORTH OF 63 STREET; AND PROVIDING FOR CODIFICATION,
REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration recommends the Mayor and City Commission adopt the ordinance.
BACKGROUND/HISTORY
On December 13, 2023, at the request of Commissioner Alex Fernandez, the City Commission
referred a discussion (item C4 N) pertaining to the 0.5 floor area ratio (FAR) bonus available to
hotel uses in the CD-2 zoning district to the Land Use and Sustainability Committee (LUSC).
Commissioners Tanya K. Bhatt, Joseph Magazine and David Suarez are the co-sponsors of the
item.
On March 5, 2024, the LUSC discussed the item and recommended that the City Commission
refer an ordinance amendment to the Planning Board to repeal the 0.5 FAR bonus for hotels in
the CD-2 district along Alton Road, as well as in the North Beach CD-2 districts in Normandy Isle
and along Collins Avenue. The LUSC continued the discussion pertaining to the 0.5 FAR bonus
for hotels located in the CD-2 district along Collins Avenue south of 20th Street and Washington
Avenue to the June 10, 2024 meeting.
On April 3, 2024, at the request of Commissioner Alex Fernandez, the City Commission referred
an amendment to the Land Development Regulations of the City Code (LDRs) to the Planning
Board to eliminate the 0.5 FAR bonus for hotels in in certain CD-2 districts (item C4 B).
ANALYSIS
Pursuant to Section 7.2.11.3 of the LDRs, the maximum FAR in the CD-2, commercial medium
intensity, zoning district, is 1.5. However, "when more than 25 percent (25%)of the total area of
a building is used for residential or hotel units," the maximum FAR is 2.0. The attached draft
ordinance removes the 0.5 FAR bonus for a site containing a hotel unit, suite hotel unit or hostel
in CD-2 districts along Alton Road, Normandy Drive / 71st Street and Collins Avenue in North
Beach.
Page 933 of 1750
The proposed ordinance excludes the CD-2 districts on Collins Avenue south of 20th Street, as
well as on Washington Avenue. The LUSC continued the discussion regarding these areas and
will be providing a separate recommendation to the City Commission.
The zoning maps below show the CD-2 districts in North Beach and South Beach.
NORTH BEACH
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The purpose of the proposed ordinance is to incentivize more residential units within the CD-2
districts.
PLANNING BOARD REVIEW
Page 934 of 1750
On May 28, 2024, the Planning Board held a public hearing and transmitted the proposed
ordinance to the City Commission with a favorable recommendation (6-0). By separate motion
(6-0) the Planning Board also recommended that the City Commission further study setting a
maximum unit size for future residential development.
UPDATE
The subject ordinance was approved.at First Reading on June 26, 2024, with no changes.
FISCAL IMPACT STATEMENT
No Fiscal Impact Expected
Does this Ordinance require a Business Impact Estimate? No
(FOR ORDINANCES ONLY)
The Business Impact Estimate (BIE)was published on 7/5/2024. See BIE at:
https://www.miamibeachfl.gov/city-hall/city-clerk/meeting-notices/
FINANCIAL INFORMATION
CONCLUSION
The Administration recommends the Mayor and City Commission adopt the ordinance.
Applicable Area
Citywide
Is this a "Residents Right to Know" item, Is this item related to a G.O. Bond
pursuant to City Code Section 2-17? Project?
Yes No
Was this Agenda Item initially requested by a lobbyist which, as defined in Code Sec. 2-481,
includes a principal engaged in lobbying? No
If so, specify the name of lobbyist(s)and principal(s):
Department
Planning
Sponsors)
Commissioner Alex Fernandez
Co-sponsor(s)
Page 935 of 1750
Commissioner Tanya K. Bhatt
Commissioner Joseph Magazine
Commissioner David Suarez
Page 936 of 1750
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