R5U 10-30 MAINStanton South Beach
City Commission
10.30.2024
STANTON SOUTH BEACH | Project History
March 29, 2022 - SOFNA Community Meeting to Discuss FAR Proposal
March 30, 2022 - SOFNA Board Adopts Resolution Endorsing FAR Proposal
July 20, 2022 - City Commission Refers Ballot Question to Voters
November 8, 2022 - City Voter Approve the Ballot Issue 65% to 35%
May 17, 2023 - City Commission Adopts Proposed FAR Incentive
March 5, 2024 - Updated Height Proposal Presented to SOFNA
SOFNA Adopts Resolution Endorsing Height Proposal
March 22, 2024 - Governor Signs Resiliency and Safe Structures Act
July 09, 2024 - Historic Preservation Board Advisory Reviewed and
Recommended Approval of Updated Proposal
July 30, 2024 - Planning Board Reviewed and Recommended Approval of
Updated Proposal
September 19, 2024 - 2nd Presentation to SOFNA Membership Regarding
Updated Proposal
October 14, 2024 - Community Meeting at Hilton Bentley to Discuss Updated
Proposal
STANTON SOUTH BEACH | Current RPS-4 Zoning
5TH ST
CPS-2
GU
GU
RPS-4
RPS-3
CPS-1
RPS-2
CPS-4
GU
GU
RPS-4
CPS-4
RMPS-1
RPS-1
RPS-4
CD-2
CD-2
MR
GU
CPS-3
GU
RM-2
GU GU
GU
CPS-2
GU
CPS-1
GU
RM-PRD
FISHER ISLAND
A t l a n t i c
O c e a n
PROJECT ZONING
DISTRICT: RPS-4
STANTON SOUTH BEACH | Proposed Zoning Modifications
Legislative Proposal
Section 7.2.15.2(f)(4) Modified As Follows:
4. Voluntary FAR and height incentive for conversion from hotel to residential use.
Notwithstanding the foregoing FAR and height limitations, for a property with a main use of
hotel as of January 1, 2022, which, as built, exceeds and FAR of 2.0 and is located within the
R-PS4 zoning district, the maximum FAR may be increased to 2.75 and the maximum height
may be increased to 145 feet as a voluntary development incentive, subject to the property
owner’s voluntary agreement to strictly comply with the following conditions:
A. The main use on the property shall be converted to residential and shall remain
residential in perpetuity: hostel, hotel, apartment-hotel, and suite-hotel use shall be
prohibited.
B.A new structure, consisting solely of main-use residential and allowable accessory
uses, may be constructed, in accordance with all applicable development regulations,
with a maximum FAR of 2.75 and maximum height of 145 feet. Alternatively, the entire
existing building may be converted to main-use residential and allowable accessory uses
including repairs, alterations and modifications that may exceed the 50% rule (as set
forth in Section 2.12.7 and Section 2.12.8), provided any alterations and modifications do
not result in the building exceeding and FAR of 2.75.
C.A property shall only be eligible for the FAR and height incentives set forth in the
subsection, not to exceed a total FAR of 2.75 and a total height of 145 feet, if the
property owner’s 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, in
perpetuity, none of the residential units on the property itself shall be leased or rented for
a period of less than six months and one day.
D.Any existing contributing building shall be retained in a manner reviewed and approved
by the Historic Preservation Board.
E.There shall be no variances from this subsection (4).
F.The development incentives in this section 7.2.15.2.f.4 shall only apply to projects that
have obtained a Site Plan Approval on or before December 31, 2030.
The Proposed Legislation:
•Provides a further incentive to preserve Historic Structures
•Builds on the incentive to replace transient uses with residential uses
•Is supported by the local community
•Is compatible with the surrounding area
•Historic Preservation Board and Planning Both both recommend approval
145’
STANTON SOUTH BEACH | Project Development
STANTON SOUTH BEACH | Additional Information
BUILDING AREA (FAR) REQUESTED ABOVE HEIGHT
CURRENT ZONING HEIGHT LIMITATION
BUILDABLE AREA (FAR) LOST TO
VOLUNTARY SETBACKS
+65,532 SF-67,024 SF
RED AREA = BUILDABLE AREA (FAR) LOST TO VOLUNTARY SETBACKS
MAGENTA AREA = BUILDING AREA (FAR) REQUESTED ABOVE HEIGHT OF EXISTING STANTON HOTEL
YELLOW AREA = BUILDING AREA (FAR) BELOW HEIGHT OF EXISTING STANTON HOTEL BUT ABOVE
CURRENT ZONING HEIGHT LIMITATION
22'-6"LEVEL 02
3'-4"LEVEL B1
LEVEL 0336'-6"
LEVEL 0448'-0"
LEVEL 0559'-6"
LEVEL 0671'-0"
LEVEL 0782'-6"
94'-0"LEVEL 08
121'-6"LEVEL 10
148'-6"LEVEL 12B
0'SEA LEVEL
20.4'100-YEAR STORM
96.4'
107'
ZONING HEIGHT LIMIT
(E) HOTEL ROOF
21.4'DESIGN FLOOD ELEVATION
12'-6"LEVEL 01B
8'-4"LEVEL 01A
8'SIDEWALK
109'-6"LEVEL 09B
133'-6"LEVEL 11
LEVEL 12A145'-6"
164'-6"
ROOF
176'-6"MECH PENTHOUSE
11
'
-6"
11
'
-6"
11
'
-6"
11
'
-6"
11
'
-6"
14
'
-0"
9'
-2"
10
'
-0"
57
'
-6"
HE
I
G
H
T
AB
O
V
E
(E
)
HO
T
E
L
68
'
-1"
HE
I
G
H
T
AB
O
V
E
ZO
N
I
N
G
LI
M
I
T
75
'
-0"
ZO
N
I
N
G
HE
I
G
H
T
LI
M
I
T
EXISTING HOTEL OUTLINE SHOWN DASHED
(EXISTING HOTEL HEIGHT: 124'-8")
BU
I
L
D
I
N
G
HE
I
G
H
T
FR
O
M
DE
S
I
G
N
FL
O
O
D
EL
E
V
A
T
I
O
N
14
3
'
-1"
12
'
-0"
12
'
-0"
12
'
-0"
12
'
-0"
3'
-0"
16
'
-0"
15
'
-6"
SCREENED MECHANICAL ZONE
03
02
01
05
06
07
08
09
10
11
12
13
14
15
16
MECHANICAL
04
16
'
-0"
EL
E
V
12
'
-0"
ME
C
H
ELEV &
MECH
19
9
'
-0"
ES
T
I
M
A
T
E
D
GL
A
S
S
TO
W
E
R
HE
I
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H
T
21
5
'
-0"
ES
T
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M
A
T
E
D
TO
T
A
L
GL
A
S
S
TO
W
E
R
HE
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H
T
FOOTPRINT OF HISTORIC
STRUCTURE SHOWN GREY
PROPOSED RESIDENTIAL
PODIUM MASSING
PROPOSED RESIDENTIAL
TOWER MASSING
GLASS MIAMI BEACH
CONDO TOWER
74
'
-0"
11
5
'
-0"
42
5
'
-0"
46
'
-0"
60
'
-0"
14
3
'
-1"
BUILDING HEIGHTS ON
WEST SIDE OF OCEAN
DRIVE SHOWN DASHED
49
0
'
-0"
21
5
'
-0"
ES
T
I
M
A
T
E
D
GL
A
S
S
TO
W
E
R
HE
I
G
H
T
24
'
-0"
THE STANTON
PROPOSED PROJECT
OC
E
A
N
PA
R
K
OC
E
A
N
PA
R
K
SE
A
CR
E
S
T
AP
A
R
T
M
E
N
T
S
OCEAN HOUSE
SOUTH BEACH
BENTLEY BEACH
CLUB
NIKKI BEACH
MIAMI
CONTINUUM
NORTH TOWER
CONTINUUM
SOUTH TOWER
OCEAN DRIVE
OLSON KUNDIG | Select Works
Upper Image:Upper Image:Upper Image:
Hale Lana | Kailua-Kona, HI 8899 Beverly Boulevard | Los Angeles, CA Collywood House | West Hollywood, CA
Lower Image:Lower Image:Lower Image:
Hale Lana | Kailua-Kona, HI Dragonfly | Whitefish, MT Collywood House | West Hollywood, CA