Alton Beach Overlay Presentation - 6.27.25 - Items R5 A R5 B R7 BAlton Beach Bayfront Overlay & Development Agreement
1250, 1247, 1255 West Avenue & 1234 13 Street
June 27, 2025
City Commission Meeting – Items R5 A, R5 B and R7 B (2nd Reading)
Subject
Properties
1250 West Ave Bikini
Hostel
12TH ST
14TH ST
13TH STWEST AVE907
Public Private Partnerships Deliver for Communities
Canopy Park 100-300 Block Lincoln Road
Miami-Dade County Upland Park/Dolphin
Station TOD
5th Street Pedestrian Bridge City of Miami Fire Station No. 4 City of Miami/Miami-Dade County Dulce Vita
Reasons to Approve
1)Bikini Hostel will be extinguished
2)Reduced density reduces traffic and
infrastructure burdens
3)Reduced impact to West Avenue street frontage
and Biscayne Bay
4)Eliminates short term rental opportunity
5)Substantial economic benefits created for the
City & neighborhood
6) Consistent with as-built height and FAR along
West Avenue Corridor
7) Eliminates severe economic hardship unfolding
for 1250 West Avenue unit owners
8) Reduced impact to views of Monad Terrace and
Bay View Terrace (1228 West)
9) Bay Walk will finally be completed
10) Opportunity to create architectural landmark
Existing Housing Cannot Be Sustained
There is no displacement of work-force housing
Notes:
* Based on actual maintenance and special assessment schedules over the period ** Based on historical maintenance increases and completed reserve studies
$974.62
$1,066.31
$1,497.82
$1,661.72
$1,955.58
$2,305.38 $2,363.05
$2,621.46
$2,685.86
$3,038.85
$0.00
$500.00
$1,000.00
$1,500.00
$2,000.00
$2,500.00
$3,000.00
$3,500.00
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
Bay Garden Manor Average Monthly Carry Cost per Unit
Including Maintenance, Existing Special Assessments, and Known Upcoming Capital Improvement Projects
*100.65% increase between 2021-2025
**Additional 55.39% increase projected by 2030
435
FEET
Previous Current
330
FEET
A setback tower
that allows for
more light
and air
Project Evolution
West Avenue Context
Proposed Project Overview
Proposed Project Massing Live Local Act Massing
The Anti-Live Local Approach
Where community input is valued
and local elected officials shape
the outcome
1
Baywalk Segments
•Original Benefit Scope:
•$4.5 million monetary contribution for
construction of missing Baywalk segments
•Final Development Agreement Scope:
•Developer is responsible for permitting and
construction of all missing Baywalk segments
(City’s estimated value up to $25M).
1
Mercedes-Benz Places in Miami Sales Gallery, Miami Mercedes Benz Tower Sales Gallery, Brickell
Permanent Closure of Bikini Hostel Site
and Transfer to City
Updated City of Miami Beach
Economic Benefit Analysis
•Gross Value of Additional Development Rights (not including cost to acquire hostel and construct Baywalk extension):
$114 million
•Estimated value of Baywalk and Hostel Acquisition: $47 million
•Gross Percentage of value realized by City($47 million/$114 million): 41%
•Net Value of Additional Development Rights ($114 million - $47 million): $67 million
•Net Percentage of value realized by City: ($67 million/$47 million): 70%
City’s Target Public Benefit Range: 20%-30% of value of additional value of development rights
Proposed Project Overview
200 S. Biscayne Boulevard
Suite 300, Miami, FL 33131
www.brzoninglaw.com
305.374.5300 office
305.377.6222 fax
Info@brzoninglaw.com
Thank You
1
Hostel Closing Timeline
Acquire Bikini Hostel Property, ensure tenant relocation, and demolish existing improvements
I. Deadline for Closing
a)Development Agreement Closing Deadline: September 15, 2025
II. Deadline for Relocation of Tenants/Client
a)Under PSA seller to deliver vacant site at closing
b)If not, Developer uses $1,000,000.00 of seller proceeds for compassionate relocation to facility authorized to receive popula tion
under applicable law
c)Development Agreement Deadline for Vacant Site: September 29, 2025
III. Deadline for Demolition
a)Apply for demolition permit within 30 days of closing (by October 15, 2025)
b)Commence demolition within 30 days of issuance of demolition permit
c)Comply with vacant lot requirements after demolition within 30 days of demolition
1
Future Use of Hostel Site
•Option 1 – Public Park: Developer builds passive
public park
•Option 2 – Other Public Use: City declines park and
takes possession of vacant land + $2,000,000.00
•Timing: Administration has 24-month decision window
to solicit input and consider possible alternative public
use of Hostel Site
•At closing, Declaration of Use recorded to prohibit
nuisance uses (if not a park)
Two (2) options – Public Park or other public use to be determined by City
1
Temporary Sales Center
Mercedes-Benz Places in Miami Sales Gallery, Miami
Monad Terrace Sales Gallery, Miami Beach
Mercedes Benz Tower Sales Gallery, Brickell
•Timing: During 24-month decision window + 30 months
•All improvements retained by the City over and above park
improvements
•Landscaping
•Parking spaces
•Modular sales center structure
•Improvements removed upon request by the City at
Developer’s expense
•Update: Temporary sales center open to the public during
and may be used by neighborhood associations serving
West Avenue once per month
Activate vacant site with attractive sales center during
development approval process
1
Baywalk Completion
Plan A - Developer Constructs:
•Developer obtains easements, designs Baywalk consistent
with concept plans, obtains permits, and constructs baywalk
segments, including replacement docks
Plan B - Alternative Option 1:
•Developer obtains full bid construction contracts and assigns
contracts to the City with cash payment for full value of
contract + 15% contingency
Plan C – Alternative Option 2:
•Developer pays City’s estimated costs to develop Baywalk
(~$25 Million)
1
Baywalk Timing
Deadline to obtain Baywalk Easements from Adjacent Condominiums:
•12 months from Effective Date of Development Agreement
Deadline for Baywalk Permits:
•30 months from Effective Date
•City Manager may extend by 6 months if applications submitted Developer is diligently pursuing permits
Deadline for Construction:
•18 months from issuance of permit
•City Manager may extend by 6 months if permit is issued
Baywalk to be completed prior to TCO/CO.
•City Manager must allow TCO only (not final CO) if Baywalk Segments are under construction and all other
public benefits have been delivered
1
•Development Agreement voluntarily relinquishes any right to do LLA project
•Upon issuance of TCO, Developer records a covenant that permanently eliminates LLA eligibility
Live Local Act
Proposed Project Overview
Tower Footprint
Tower Footprint
Covered Building
Loading Dock
Covered Residential and
Retail Dropoff
Proposed Project Overview
Tower Footprint
Tower Footprint
As-of-Right Development Proposed
Redevelopment
Development Options
1 2
Units: 286
Short Term Rentals permitted
Minimal setbacks required to
distribute allowable floor area
Short and squat arrangement leads
to limited opportunities for
architectural expression
Units
286
Short Term Rentals
Permitted
Minimal setbacks required
to distribute allowable
floor area
Short and squat arrangement
leads to
limited opportunities for
architectural expression
Floor Area & Use Breakdown
As-of-Right DevelopmentOption1
Bulky,
squat massing
w/ minimal
setbacks that
obstruct views
Opportunity to create true architectural
landmark in respectful contextual manner
Residential Units: 100-125
Average Sized Units: 2,000+ Sq Ft Family Sized
Units
Short Term Rental Units: Prohibited
Proposed RedevelopmentOption2
Compact tower footprint allows for
minimal view and shadow impacts
Impact to Neighbors: Pedestal Setback Comparison
As-of-Right Pedestal
Building Footprint
Proposed Pedestal: Tiered Setback Strategy
Tier 2
Footprint Tier 1 Footprint42 feet 90 feet20 feet 130 feet
Impact to Neighbors: Tower Setback Comparison
Tower Footprint
Internal Courtyard
above pedestal
Tower Footprint
As-of-Right: Above 50 feet Proposed: Above 50 feet
Tower
Footprint
50 feet 197 feet63 feet 140 feet
Impact to Neighbors: 1228 West Avenue
As-of-Right Development (from West Ave)Proposed Redevelopment (from West Ave)
Unsightly
parking podium
at
the street
Setback creates
terraced
approach to
street and
neighbors
Impact to Neighbors: Monad Terrace
As-of-Right Development (from Neighbor)Proposed Redevelopment (from Neighbor)
Blocks
views of
neighborhood
Preserves views
and minimizes
shadows
Proposed Legislation Summary
1.Uses
Residential and accessory uses
only, outdoor restaurant seating prohibited
2.Intensity
Floor Area bonuses allowing up to 5.75 FAR
(reduced from 7.75)
3.Height
Height bonus allowing up to 330 feet (reduced
from 420 feet)
4.Maximum Density
75 units per acre
4.Setbacks
Modifies side interior setbacks
5.Setback Encroachments
Modifies allowable setback
encroachments
6.Mechanical Parking
Streamlined administrative approval
process for mechanical parking
7.No Short-Term Rentals Requires
voluntary covenant prohibiting short-
term rentals
Proposed Alton Beach
Overlay Boundary