| | | | | | | |  | Ordinances - R5 L
COMMISSION MEMORANDUM |
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| | | | | | | | | TO: | Honorable Mayor and Members of the City Commission | | | FROM: | Alina T. Hudak, City Manager | | | DATE: | May 4, 2022 | | | | First Reading
| | SUBJECT: | LINCOLN LANE NORTH GU PROPERTIES - HEIGHT REGULATIONS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE CITY CODE OF THE CITY OF MIAMI BEACH, BY AMENDING CHAPTER 142, ENTITLED "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, ENTITLED “DISTRICT REGULATIONS,” DIVISION 9, ENTITLED “GU GOVERNMENT USE DISTRICT,” BY AMENDING SECTION 142-425 TO CREATE A HEIGHT LIMITATION FOR PRIVATE USES THAT INCORPORATE PUBLIC PARKING SPACES WITHIN THE STRUCTURE THAT ARE OWNED BY THE CITY AND OR OPERATED FOR THE CITY IN THE AREA BOUNDED BY 17TH STREET ON THE NORTH, NORTH LINCOLN LANE ON THE SOUTH, ALTON ROAD ON THE WEST, AND WASHINGTON AVENUE ON THE EAST PROVIDING FOR REPEALER; SEVERABILITY; CODIFICATION; AND AN EFFECTIVE DATE.
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| | | | | | | | RECOMMENDATION
| | The Administration recommends that the City Commission approve the subject Ordinance at First Reading and schedule a Second Reading Public Hearing for June 22, 2022. |
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| | | | | | | | BACKGROUND/HISTORY
| HISTORY
On February 23, 2022, (item R7B), the City Commission referred the subject Ordinance Amendment to the Land Use and Sustainability Committee (LUSC) and the Planning Board. The sponsor of the proposal is Commissioner Ricky Arriola. On April 8, 2022, the LUSC discussed the Ordinance and moved it to the Planning Board without a recommendation.
BACKGROUND
On March 17, 2021, the City Commission adopted Resolution No. 2021-31617, authorizing the preparation of an RFP for mixed-use development incorporating Class A office space at three City-owned sites along Lincoln Lane North as well as the 17th Street parking garage (G5). On June 23, 2021, the Mayor and City Commission approved the issuance of Request for Proposals (RFP) 2021-173-KB for mixed-use developments incorporating Class A office space on City-owned parking lots P25, P26, P27, and parking garage G5. The RFP included multiple site options for proposed development.
RFP responses were due and received on January 12, 2022. The City received proposals from three (3) firms:
1. Infinity Collective LLC;
2. Lincoln Road Holdings LLC; and
3. Lincoln Road Property Owners, L.P.
On February 1, 2022, the Evaluation Committee reviewed and evaluated all proposals. Upon review of the results of the Evaluation Committee and an assessment of the proposals, the City Manager recommended that the Mayor and City Commission authorize the City Administration to:
• Negotiate with Lincoln Road Property Owner, L.P., (a joint venture among Integra Investments, Starwood Capital Group, and The Comras Company (“Integra”) with regards to P25 and P26 (Option 5), and, if the Administration is not successful in negotiating an agreement with Integra, authorizing the Administration to negotiate with TPC; and
• Negotiate with Lincoln Road Holdings LLC (a joint venture among The Peebles Corporation, Scott Robins Companies, Inc., and the Baron Corporation, aka “TPC”) with regards to P27 (Option 3). Additionally, if the Administration is not successful in negotiating an agreement with TPC, authorizing the Administration to negotiate with Integra regarding this option.
On February 23, 2022, via Resolution No. 2022-32054, the Mayor and City Commission accepted the recommendation of the City Manager and authorized the Administration to negotiate with the proposers. At present, negotiations concern only the following sites (see attached map):
• P25 (1680 Lenox Avenue) and P26 (1080 Lincoln Lane North) combined.
• P27 (1664 Meridian Avenue).
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| | | | | | | | ANALYSIS
| PLANNING ANALYSIS
The proposed Ordinance is specific to the RFP proposals for the Lincoln Lane North lots and amends Chapter 142 of the Land Development Regulations (LDR’s) of the City Code to allow for a maximum building height of 100 feet for certain GU zoned properties. Specifically, the proposed increase in height would be limited to those sites developed by the private sector that incorporate public parking spaces owned by and/or operated for the City, within the structure. The area for the proposed height increase is also limited and is bounded by 17th Street on the north, North Lincoln Lane on the south, Alton Road on the west, and Washington Avenue on the East.
Currently, the height limits for the applicable GU zoned properties are based on the average height limits of the surrounding properties. Generally, the properties surrounding the affected parcels have a height limit of between 75 and 80 feet. Although the proposal contains a moderate height increase, the additional height would not result in structures that are out of scale with the surrounding area, as there are several other structures of similar heights.
The following table provides a reference for existing building heights in the immediate area:
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Property
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Height
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Zoning
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1700 Alton Rd. (Variety Hotel)
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73’
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CD-2
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1698 Alton Rd. (Trader Joes)
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63’
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CD-2
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1111 Lincoln Rd.
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124’
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CD-3
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1680 Michigan Av.
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80’
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CD-3
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1691 Michigan Av. (The Lincoln)
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75’
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CD-3
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846 Lincoln Rd. (Van Dyke)
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~78’
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CD-3
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1688 Meridian Av.
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101’
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CD-3
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605 Lincoln Rd. (Sony Music)
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~90’
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CD-3
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401 Lincoln Rd. (Bank of America)
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~168’
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CD-3
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It is also worth noting that the approved convention center hotel at the corner of Convention Center Drive and 17th Street, and located in relative proximity to the subject sites, has been approved for 185 feet in height. In addition, any proposed structure would require the review and approval of the Design Review Board, which would consider massing and the impacts on surrounding structures.
PLANNING BOARD REVIEW
The Planning Board is scheduled to hold a public hearing on April 26, 2022 and transmit the Ordinance to the City Commission with a recommendation. The Administration will update the City Commission on the Planning Board recommendation at the Commission meeting. |
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| | | | | | | | SUPPORTING SURVEY DATA
| | Enhance Office Development |
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| | | | | | | | FINANCIAL INFORMATION
| | No Fiscal Impact Expected |
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| | | | | | | | CONCLUSION
| | The Administration recommends that the City Commission approve the subject Ordinance at First Reading and schedule a Second Reading Public Hearing for June 22, 2022. |
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| | | | | | | | Applicable Area
| | South Beach |
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| | | | | | | | | Is this a "Residents Right to Know" item, pursuant to City Code Section 2-14? | | Does this item utilize G.O. Bond Funds? | | | Yes | | No | |
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| | | | | | | | Legislative Tracking
Planning |
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| | | | | | | | Sponsor
Commissioner Ricky Arriola |
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