On March 18, 2020 the City Commission referred the discussion item to the Land Use and Sustainability Committee (LUSC) and Historic Preservation Board (Item C4 W). On June 30, 2020 the item was deferred to the September 22, 2020 LUSC at the request of Palm View residents.

On September 22, 2020, the discussion was continued to the October 20, 2020 LUSC. On October 20, 2020 the City consultant provided a presentation to the LUSC and the item was discussed. In order to obtain feedback from the historic preservation board, the item was continued to the November 24, 2020 LUSC.

On November 24, 2020 the item was deferred to the January 2021 LUSC.

In 2019, the firm of KCI (formerly Keith & Schnars) was retained by the City to develop a comprehensive 20-year plan for the Palm View neighborhood. KCI has held several public meetings and has received input from key stakeholders, representatives from the Miami-Dade County Property Appraiser’s office, as well as City staff from Planning, Public Works, Environment and Sustainability and the Office of Resiliency.

The final draft of the Palm View Master Plan was presented at a public meeting held on February 18, 2020. A copy of the presentation can be found on the City’s website at the following link: https://www.miamibeachfl.gov/city-hall/planning/studies/ . A copy of the full report is also attached.

The Palm View Neighborhood Study includes an analysis of incremental changes that have occurred in and around the Palm View Neighborhood over the past two decades, discusses the impacts these changes have had on the neighborhood and provides for a series of recommendations. The plan is divided into five chapters as follows:

1. Infrastructure.
2. Resiliency Districts & Climate Adaptation.
3. Land Development Requirements.
4. Historic Preservation.
5. Property Sales & Valuation.

Each chapter includes short, mid and long-term recommended strategies intended to increase investment and resiliency within the neighborhood. In summary, the recommendations include improving existing infrastructure, creating a resiliency district, changing allowable land uses and reevaluating the local historic district designation.

It is important to note that while the area could be studied for potential rezoning to allow for new multi-family uses, this option would require an amendment to the City’s Comprehensive Plan and an amendment to the Land Development Regulations. Additionally, voter approval would be for any increase in FAR.

Finally, the de-designation of all or part of the Palm View District would require both legislative action by the City Commission, as well as voter approval. Specifically, a repeal of the Ordinance designating the Palm View Local Historic District (Ord. 99-3186) would require a ballot referendum pursuant to City Charter Section 1.06 (c).

The administration is seeking input from the LUSC regarding the strategies in the Palm View Neighborhood Study, prepared by KCI. After the LUSC and the Historic Preservation Board provide their input and recommendations, the item will then go before the full City Commission for specific policy direction.

UPDATE

On November 10, 2020, the Historic Preservation Board discussed the Palm View Neighborhood Plan and made the following recommendations to the Land Use and Sustainability Committee:

1. The Board is not supportive of any proposal to de-designate the Palm View Historic District.
2. The Board is not supportive of the wholesale reclassification of all buildings constructed after 1929 to non-contributing.
3. The Board is supportive of exploring changes to the land development regulations that would incentivize the retention and restoration of contributing buildings within the Palm View Historic District.
4. The Board is supportive of the proposed infrastructure upgrades outlined in the Palm View Neighborhood Plan.

Further, the Board requested additional time to review the plan in order to make more detailed recommendations and requested that this be placed on a future HPB agenda for further discussion. It is anticipated that the Board will discuss the plan again at either the February 9, 2021 or March 8, 2021 meeting.