HEIGHT INCREASE FOR OFFICE BUILDINGS IN THE CD-3 DISTRICT

AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF MIAMI BEACH, SUBPART B, ENTITLED “LAND DEVELOPMENT REGULATIONS,” BY AMENDING CHAPTER 142, ENTITLED “ZONING DISTRICTS AND REGULATIONS,” ARTICLE II, ENTITLED "DISTRICT REGULATIONS,” DIVISION 6, ENTITLED “CD-3 COMMERCIAL, HIGH INTENSITY DISTRICT,” BY AMENDING SECTION 142-337, ENTITLED “DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS,” TO INCREASE THE HEIGHT LIMIT FOR OFFICE USES MEETING CERTAIN LOCATION REQUIREMENTS; AND PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.

PLANNING ANALYSIS
A property owner is seeking to develop Class A office space along the east side of Washington Avenue, between Lincoln Road and 17th Street, and is requesting a limited height increase to 80 feet for office space in the CD-3 zoning district to make the project possible. Under the current regulations of the City Code, the maximum building height for this property is 50 feet, as it is located within the Architectural District. Attached is the proposed office plan and illustrations.

Currently, CD-3 zoned lots fronting 17th Street have a maximum building height limit of 80 feet. Additionally, within the City Center Area just south of the subject site, the maximum building height limit is 100 feet.

The attached Ordinance amends Sec. 142-337(c) of the LDR’s to allow a maximum building height of 80 feet for main use office buildings, on lots fronting Washington Avenue between Lincoln Road and 17th Street. As the area for the proposed height increase is limited in scope, and the proposed height of 80 feet is consistent with the allowable heights for new construction to the immediate north and south, the Administration is supportive of the proposal.

PLANNING BOARD REVIEW
The Planning Board held a public hearing on March 22, 2022, and transmitted the Ordinance to the City Commission with a favorable recommendation by a vote of 6-0.

UPDATE

On April 6, 2022, the City Commission approved the Ordinance at First Reading, with no changes. Additionally, the City Commission requested that the Historic Preservation Board review the proposed Ordinance and provide a recommendation, prior to Second Reading.

On April 12, 2022, the HPB discussed the proposed Ordinance and requested that the proposer provide additional illustrations of the impact of the proposed height increase, for review at the May 10, 2022 HPB meeting. The HPB recommended that the Second Reading / Adoption of the Ordinance be moved to the June City Commission meeting, so that the Board can review the revised drawings and provide a recommendation to the City Commission.

The representative of the proposer has indicated that they will likely be requesting Second Reading be moved to the June City Commission meeting, to accommodate the request of the HPB. The Administration has no objection to the item being opened and continued to the June 22, 2022 City Commission, if that is the will of the Commission.