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Home My WebLink AboutLTC 548-2025 - Approved Live Local Act Application - 1960 Normandy DriveMIAMI BEACH OFFICE OF THE CITY MANAGER LTC# LETTER TO COMMISSION TO: FROM: DATE: SUBJECT: Honorable Mayor Steven Meiner and Members of the City Commission Eric Carpenter, City Manager � �� December 29, 2025 Approved Live Local Act Application -1960 Normandy Drive Attached is an Administrative Order approving an eligible affordable housing project pursuant to Section 166.04151, Florida Statutes (Live Local Act) and Section 2.5.5 of the City of Miami Beach Land Development Regulations {LDRs). The administrative site plan approval is for a 7-story mixed-use workforce housing development with 117 residential units and was reviewed for consistency with the LDRs and the City of Miami Beach Comprehensive Plan. The following is a general summary of the proposal: 1.The proposal is located within the Commercial, Low Intensity (CD-1) zoning and future landuse district. The current underlying development regulations for the CD-1 district, as set forth in the LDRs, allow for a maximum floor area ratio (FAR) of 1.25 for residential development, a maximum density of 60 residential units per acre of land, as well as an 80% density bonus forworkforce and affordable housing units, and a maximum building height of 40 feet. 2.Pursuant to the Live Local Act (LLA), a qualifying application is entitled to administrativeapproval if at least forty percent ( 40%) of the proposed residential units are affordable for aperiod of at least 30 years. The subject application proposes that 100% of the 117 residential units will consist of workforce housing for a minimum period of 30 years. 3.The proposal includes a maximum FAR of 3.34 (89,008 square feet), a density of 191 residential units per acre of land and a building height of 82 feet. These development attributes are permitted to exceed those of the underlying zoning district due to State preemptions underthe LLA. The following is a direct link to the application, including all plans and exhibits: https://www.miamibeachfl.gov/city-hall/planning/approved-live-local-act-applications/ Notice of this approval has been mailed to owners of property within 375 feet of the exterior limits of the property for which the application was approved. Additionally, a direct electronic link to the application, including all plans and exhibits, was transmitted to the following registered neighborhood associations within the affected area. 1 . Normandy Shores 548-2025 2.Normandy Sud The issuance of this administrative order approving the subject LLA application does not relieve the applicant from obtaining all other required Municipal,County and/or State reviews and permits, including,but not limited to,a full building permit.Currently,the applicant has not indicated when they expect to apply for a full building permit nor commence construction. If you have any questions regarding the approved LLA project,please feel free to contact Thomas Mooney,Planning Director,at extension 6191. EC/DM/TRM C:Rafael Granado,City Clerk Ricardo Dopico,City Attorney Joseph Centorino,Inspector General 0ocusign Envelope ID:D67848CD-800F-4CE5-AD11-5138B0E9C17 CITY OF MIAMI BEACH PLANNING DEPARTMENT Administrative Order -Live Local Act Development Application FILE NO:PB24-0716 PROPERTY/FOLIO:1960 Normandy Drive 02-3210-011-0370 LEGAL: IN RE: APPLICANT: Lots 1-9,Block 36 of "Isle of Normandy,Miami View Section,Part Three," according to the Plat recorded in Plat Book 40,Page 33,of the Public Records of Miami-Dade County,Florida. Application for administrative site plan review of a 7-story mixed-use residential workforce housing development,pursuant to Section 166.04151,Florida Statutes,and Section 2.5.5 of the Miami Beach Resiliency Code (the "Application"). Jakeal LLC (the "Applicant") DEVELOPMENT APPROVAL UNDER LIVE LOCAL ACT This Administrative Order is issued pursuant to (1)Section 166.04151,Florida Statutes (version effective July 1,2025)(the "Live Local Act"),and (2)Section 2.5.5 of the City of Miami Beach Land Development Regulations ("Resiliency Code"),which authorize administrative site plan review by the Planning Director of a complete application for multifamily or mixed-use residential development that is consistent with the Live Local Act,the site plan review procedures in the Resiliency Code,and the Comprehensive Plan. The subject property bearing the above address and legal description (the "Property")is located in an "area zoned for commercial use"within the meaning of the Live Local Act,and the proposed project provides qualified affordable rental housing units consistent with the requirements of the Live Local Act and other applicable State law.The project is also consistent with the Resiliency Code and the City of Miami Beach Comprehensive Plan,respectively and as applicable. Therefore,as set forth in greater detail below,the Planning Director hereby APPROVES the Application pursuant to Section 166.04151 (7),Florida Statutes,and Section 2.5.5 of the Resiliency Code,subject to compliance with the conditions set forth in this Administrative Order. Notice of this approval must be provided upon issuance in accordance with Section 2.5.5.3 of the Resiliency Code and mailed to owners of property within a distance of 375 feet of the exterior limits of the property for which the Application was approved.A copy of the Application and all exhibits will also be transmitted electronically to all registered neighborhood association(s)in the affected area. I.FINDINGS OF FACT Docusign Envelope I:D67848CD-8OF-4CE5-AD1 1-51308B0E9C17 Page 2 of 6 PB24-0716,1960 Normandy Drive December 23,2025 A.The proposed project consists of the construction of a seven-story mixed-use building containing multifamily rental housing units,at least 40 percent of which are affordable,' and ground-floor commercial space (the "Project"). B.The Planning Department has reviewed all materials submitted by the Applicant and has determined that the Project is eligible for administrative site plan approval pursuant to Section 166.04151 (7),Florida Statutes,and Section 2.5.5 of the Resiliency Code, based on the following findings: 1.The property is located in the Commercial,Low Intensity (CD-1)District Accordingly,because the Property is located in an "area zoned for commercial use"within the meaning of the term "commercial use"under the Live Local Act,the proposed residential and mixed-use components of the Project are allowable uses under the Live Local Act without any required zoning or land use change,special exception,variance,or Comprehensive Plan amendment. 2.The Project is consistent with the standards for administrative site plan approval set forth in Section 2.5.5.3 of the Resiliency Code. 3.Subject to the Applicant's compliance with the Conditions of Approval set forth in this Order,the Project is consistent with all applicable requirements of the Live Local Act,the Resiliency Code,and the Comprehensive Plan. II.CONDITIONS OF APPROVAL A.The Applicant will record a restrictive covenant running with the land and binding on all present and future owners and operators of the Project,in a form acceptable to the City Attorney and Planning Director,requiring that at least forty percent (40%)of the residential rental units will be affordable for a period not less than thirty (30)years,as required by Section 166.04151(7)(a),Florida Statutes,and Section 2.5.5.2 of the Resiliency Code. B.Revised elevation,site plan,and floor plan drawings incorporating staff-directed refinements shall be submitted for review and approval prior to Building Permit issuance;at a minimum,such drawings shall incorporate the following: 1.All plumbing,sprinkler pipes and any utility infrastructure located on the underside of the second floor (above the parking areas),shall be substantially screened from view with a continuous grate system,in a manner to be reviewed and approved by staff. 2.Ventilation/exhaust for any food and beverage establishment shall be incorporated into the building's initial construction,and chased vertically to the roof,in a manner to be reviewed and approved by staff. 'Incentives under the Live Local Act are available to a project if forty percent (40%)or more of the residential rental units in the proposed multifamily development are affordable,as defined in Section 420.0004,Florida Statutes,for a period of at least 30 years. Docusign Envelope ID:D67848CD-8D0F-4CE5-AD11-513D8B0E9C 17 Page 3 of 6 PB24-0716,1960 Normandy Drive December 23,2025 3.In order to screen the parking and any light spillage on the east side of the property, a screen/louver system shall be provided from the parking level to the underside of the floor slab above,in a manner to be reviewed and approved by staff. 4.A more prominent pedestrian entrance and covered walkway,segregated from the exit drive shall be developed from Normandy Drive to the main lobby,in a manner to be reviewed and approved by staff. 5.The final details of all exterior surface finishes and materials,including samples, shall be submitted,in a manner to be reviewed and approved by staff consistent with the Design Review Criteria set forth in Section 2.5.3.1 of the Resiliency Code. 6.A copy of all pages of this Order shall be scanned into the plans submitted for Building Permit and shall be located immediately after the front cover page of the permit plans. 7.Prior to the issuance of a Certificate of Occupancy,the project Architect shall verify,in writing,that the Project has been constructed in accordance with the plans approved by the Planning Department for Building Permit. C.A revised landscape plan,prepared by a Professional Landscape Architect registered in the State of Florida,and corresponding site plan,shall be submitted to and approved by staff.The species type,quantity,dimensions,spacing,location and overall height of all plant material shall be clearly delineated and subject to the review and approval of staff.At a minimum,such plan shall incorporate the following: 1.Street trees shall be required within the swale at the front of the property if not in conflict with existing utilities,in a manner to be reviewed and approved by the Public Works Department. 2.Any existing plant material within the public right-of-way may be required to be removed,in the discretion of the Public Works Department. 3.A fully automatic irrigation system with 100%coverage and an automatic rain sensor in order to render the system inoperative in the event of rain.Right-of-way areas shall also be incorporated as part of the irrigation system. 4.The utilization of root barriers and/or Silva Cells,as applicable,shall be clearly delineated on the revised landscape plan. 5.The Applicant shall verify,prior to the issuance of a Building Permit,the exact location of all backflow preventors and all other related devices and fixtures.The location of backflow preventors,Siamese pipes or other related devices and fixtures,if any,and how they are screened with landscape material from the right- of-way,shall be clearly indicated on the site and landscape plans,and shall be subject to the review and approval of staff. 6.The Applicant shall verify,prior to the issuance of a Building Permit,the exact location of all applicable FPL transformers or vault rooms.The location of any exterior transformers and how they are screened with landscape material from the Docusign Envelope ID:D67848CD-8D0F-4CE5-A1 1-51308B0E9C17 Page 4 of 6 PB24-0716,1960 Normandy Drive December 23,2025 right-of-way shall be clearly indicated on the site and landscape plans and shall be subject to the review and approval of staff. 7.Prior to the issuance of a Certificate of Occupancy,the Landscape Architect or the Project Architect shall verify,in writing,that the Project is consistent with the site and landscape plans approved by the Planning Department for Building Permit. D.The issuance of a Building Permit is contingent upon meeting Public School Concurrency requirements,if applicable.Applicant shall obtain a valid School Concurrency Determination Certificate (Certificate)issued by the Miami-Dade County Public Schools.The Certificate shall 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 development agreement between the City,the Applicant,and Miami-Dade County Public Schools and duly executed.No Building Permit may be issued unless and until the Applicant obtains a written finding from Miami-Dade County Public Schools that the Applicant has satisfied school concurrency. E.Tandem parking spaces,if provided,may be utilized for self-parking only.Prior to the issuance of a Building Permit,the Applicant shall execute a declaration of restrictive covenants,in a form approved by the City Attorney,that is recorded in the public records of Miami-Dade County,limiting the use of each pair of tandem parking spaces to the same unit owner or occupant. F.An easement providing perpetual public access shall be provided to the City for all portions of the circulation zone that are constructed within the setback area on private property. G.The applicant shall coordinate with the City of Miami Beach Transportation &Mobility Department to implement the Transportation Demand Management (TOM) Implementation Plan,per the TOM strategies outlined in the Traffic Impact Analysis dated April 11,2025,prior to the issuance of a building permit. H.The Applicant shall provide the City with written evidence of all applicable traffic, ingress/egress,and Florida Department of Transportation ("FDOT")access approvals prior to the issuance of a Building Permit. I.Upon the issuance of a final Certificate of Occupancy or Certificate of Completion,as applicable,the Project approved herein shall be maintained in accordance with the approved plans and shall be subject to all conditions of approval herein.Failure to maintain shall subject the Property to enforcement under the applicable provisions of the City Code. J.A Construction Parking and Traffic Management Plan ("CPTMP")shall be approved by the Parking Director pursuant to Chapter 106,Article 11,Division 3 of the City Code, prior to the issuance of a Building Permit. K.This Administrative Order shall be recorded in the Public Records of Miami-Dade County,prior to the issuance of a Building Permit. Docusign Envelope I:D67848CD-80F-4CE5-AD1 1-513O80E9C17 Page 5 of 6 PB24-0716,1960 Normandy Drive December 23,2025 L.Satisfaction of all conditions is required for the Planning Department to give its approval on a Certificate of Occupancy;a Temporary Certificate of Occupancy or Partial Certificate of Occupancy may also be conditionally granted Planning Departmental approval. M.This Approval is not severable,and if any provision or condition hereof is held void or unconstitutional in a final decision by a court of competent jurisdiction,the Order shall be returned to the Planning Director for reconsideration as to whether the original Approval meets the criteria for approval absent the stricken provision or condition, and/or it is appropriate to modify the remaining conditions or impose new conditions. N.The conditions of approval herein are binding on the Applicant,the Property's owners, operators,and all successors in interest and assigns. 0.Nothing in this Order authorizes a deviation from or relaxation of any requirement or standard set forth in the City Code,Resiliency Code,or Comprehensive Plan,except where expressly preempted by the Live Local Act or other applicable law.The Applicant shall comply with all applicable requirements of the City Code,the Resiliency Code,and the Comprehensive Plan,as all may be amended from time to time. P.The Applicant is required to comply with all applicable requirements of the Live Local Act. III.ADMINISTRATIVE DETERMINATION Based upon the foregoing findings of fact and subject to the conditions set forth herein,the Planning Director hereby APPROVES the Application for administrative site plan review pursuant to the Live Local Act and Section 2.5.5 of the Resiliency Code for the Property located at 1960 Normandy Drive. All plans submitted to the Building Department for a Building Permit shall be consistent with the plans approved by the Planning Director pursuant to this Order,subject to the conditions set forth herein. The issuance of site plan approval does not relieve the Applicant from obtaining all other required Municipal,County and/or State reviews and permits,including final zoning approval.If adequate handicapped access is not provided on the permit plans,this approval does not mean that such handicapped access is not required. IV.APPEAL This Order constitutes the City's final administrative action on this Application for administrative site plan review.Any person aggrieved by this Order may file an appeal pursuant to Section 2.5.5.8 and Chapter 2,Article IX of the Resiliency Code,and Article I,Section 2 of the Related Special Acts. Docusign Envelope ID:O67848CD-8D0F-4CE5-AD11-513O8B0E9C17 Page 6 of 6 PB24-0716,1960 Normandy Drive December 23,2025 Dated 1223202511219PS THE CITY OF MIAMI BEACH,FLORIDA PLANNING DEPARTMENT -.LGThomasRWIGG#Ey'Kic Planning Director STATE OF FLORIDA ) )SS COUNTY OF MIAMI-DADE ) The foregoing instrument was acknowledged before me this 2 i day of l ,2025by Thomas R.Mooney,Planning Director of the City of Miat ii'Beach,Florida,a Florida Nuicipal Corporation.He is personally known to me. $%$wus ssoc,:?i :ii?};;;Notary Public -5ate ot Flonap3$8°Commission #HH 47076$.9£:''My Comm.Expires Dec 16,2027 Bonded through National Notary Assn, [NOTARIAL SEAL] 2peaksGd°1c7ca Print Name:/nam Heracc My Commission Expires'I2-/0-2% Commission Number//44 4302,g we»rose or f.a.cy Aomeys once:L..2..12/23/2025 \11.47 AMEST