C4F-Ref- Planning Board - Modify Maximum Height Restrictions In CD-3 Zoning DistMIAMIBEACH
City of Miomi Beoch, I200 Convention Center Drive, Miomi Beoch, Florido 331 39, www.miomibeochfl.gov
COMMISSION MEMORANDUM
To: Mayor Philip Levine and Members
FROM: Jimmy L. Morales, City Manager
DATE: February 11,2015
SUBJECT: REFERRAL TO THE PLANNING
MODIFYING THE MAXIMUM HEIGHT RESTRICTIONS !N THE GD.3 ZONING
DISTRICT FOR PROPERTIES LOCATED IN THE ARCHITECTURAL DISTRIGT
ADMI NISTRATION REGOMMENDATION
Refer an Ordinance Amendment to the Planning Board for consideration and recommendation.
BACKGROUND
On January 14, 2015, at the request of Commissioner Wolfson, the City Commission referred a
discussion to the Land Use Committee regarding general height restrictions in the CD-3 districts.
On January 21, 2015, the Land Use Committee discussed the item and recommended that an
Ordinance be transmitted to the Planning Board for consideration.
ANALYSIS
Currently, the maximum height limit for properties located in the Architectural District, and zoned
CD-3 (Commercial, High lntensity) is 5 stories / 50 feet. Attached is a copy of Section 142-337 of
the Code, pertaining to the development and height regulations in the CD-3 district.
Within a more particular area of the City, bounded by 17th Street and Lincoln Road, between
Collins Avenue and James Avenue (see attached map), a proposal has been put forward by a
property owner to consider increasing the maximum height within this defined overlay to 7 stories /
75 feet. This proposal is to accommodate the proposed new construction of a parking structure,
with accessory retail and restaurant space, on a lot located on the east side of James Avenue, and
currently functioning as a surface parking lot.
SUMMARY
On January 21, 2015, the Land Use and Development Committee, after much discussion,
recommended an Ordinance amendment to allow for a modest increase in height for properties
zoned CD-3 and located in the Architectural District be referred to the Planning Board. However,
some concern was expressed by the Committee as it pertains to the intensification of the site
owned by the proposer, as well as the potential for increased height on other properties within the
overlay.
City
Agenda ltem -4%,Date &-//-/f91
Commission Memorandum
Referral to Planning Board - CD3 Height Limits
February 11,2015 Page 2 of 2
While supportive of studying this amendment further at the Planning Board level, the
Administration recognizes the concerns expressed regarding increased height within an area
consisting of lower buildings. lt should be noted, though, that immediately outside this proposed
overlay, the current, and maximum building heights permitted, do vary. Specifically, to the
immediate north along 17th Street, new buildings are permitted to be 8 stories / 80 feet.
The proposer of the Ordinance change seeks to develop a parking structure, with accessory retail
and restaurant uses. As the floor area proposed could be accommodated within 5 stories, if a
portion of the existing building on the east side of the property is demolished, the proposal seeks to
redistribute allowable development rights. ln this regard, the existing surface parking lot proposed
for development is one of the few lots that can accommodate a multi-story parking structure within
the immediate area. Such a significant increase in parking could benefit the multitude of hotels in
the immediate area that have little to no parking on site.
ln this regard, another option might be to limit the proposed height increase to structures built and
operated primarily as parking facilities. The following language could also be considered, if referred
to the Planning Board:
For lots fronting on James Avenue, bounded by 1lh Sfreef to the North and Lincoln Road to
the South, the Historic Preseruation Board may allow new construction, from the ground up,
to have a maximum height of 7 stories / 75 feet, provided the proposed building contains at
least five floors of parking.
CONCLUSION
ln accordance with the January 21, 2015 recommendation of the Land Use and Development
Committee, the Administration recommends that the Mayor and the City Commission refer an
Ordinance Amendment to the Planning Board.
.f,l
JLI\4A'MJ/TRM
T:\AGENDA\201S\February\Referral to PB - CD3 Arch District Heights - MEM.docx
92
Sec. 142-337. - Development regulations and area requirements.
(a) The development regulations in the CD-3 commercial, high intensity district are as follows:
(1) Max FAR: Lot area equal to or less than 45,000 sq. ft.-2.25; Lot area greater than 45,000 sq. ft.-
2.75; Oceanfront lots with lot area greater than 45,000 sq. ft.-3.0.
(2) Notwithstanding the above, oceanfront lots in architectural district shall have a maximum FAR of
2.O.
(3) Notwithstanding the above, lots located between Drexel Avenue and Collins Avenue and between
16th Street and 17th Street shall have a maximum FAR of 2.75.
(4) Notwithstanding the above, lots which, as of the effective date of this ordinance (November 14,
1998), are oceanfront lots with a lot area greater than 100,000 sq. ft. with an existing building, shall
have a maximum FAR of 3.0; however, additional FAR shall be available for the sole purpose of providing
hotel amenities as follows: the lesser of 0.15 FAR or 20,000 sq. ft.
(b) However, the floor area ratio maximum for residential development, inclusive of hotels, in the
architectural district shall be 2.50.
(c) The lot area, lot width, unit size and building height requirements for the CD-3 commercial, high
intensity district are as follows:
Minimum
Lot Area
[Square Feet)
Minimum
-ot Width
Feet)
Minimum
Jnit Size
Square Feet)
Average
Jnit Size
iSquare Feet)
Maximum
)uilding
{eight
Feet)
Vlaximum
!umber
rf Stories
Sommercial-
None
Residential-
7,000
Commercial-
None
Residential-
50
3ommercial-N/A
New construction-
t50
Rehabilitated
cuildings-400
Non-elderly and
rlderly low and
moderate income
rousing: See
;ection 142-1183
lotel unit:
15%: 300-335
85%:335+
:or contributing
rotel structures,
3ommercial-
\/A
\ew
:onstruction-
300
lehabilitated
ruildings-550
\on-elderly
rnd elderly low
rnd moderate
ncome
rousing: See
;ection 142-
t183
lotel units-
75
Oceanfront lots-
200
Oceanfront lots
within the
architecturaldist.,
new construction-
120; ground floor
additions to
existing structures
on oceanfront
lots-50
80
Lots fronting on
17th Street
7
0ceanfront lots-
22
Oceanfront lots
within the
architecturaldist.,
new
construction-13;
3round floor
additions to
-.xisting structures
ln oceanfront
ots-5
7
Lots fronting on
93
cated within a
cal historic
strict or a
Secretary of the
nterior Standards
nd Guidelines for
Rehabilitation
tructures as
mended, retaining
ation shall
a minimum of
square feet.
ures may be
inimum unit size
maintained.
on-oceanfront
within the
itecturaldist.
y Center Area
bounded by Drexel
., 16th st.,
llins Ave., the
property line
f lots fronting on
south side of
incoln Rd.,
ashington Rd.,
nd Lincoln Rd.);
the height
lots fronting on
ncoln Rd. and
15th St. between
ashington are
imited to 50'for
first 50' of lot
and except
height for lots
ing on Drexel
are limited
50' for the first
5' of lot depth
except as provided
n section 142-11,6L
7th Street
on-oceanfront
ts within the
tectural dist.
ity Center Area
Ave., 16th
, Collins Ave.,
rty line of
fronting on
south side of
ington Ave.,
nd Lincoln Rd.),
ect to the
pplicable height
except as
rovided in
tion \42-1,1.61
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