| | | | | | | | | | City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 9.
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Alina T. Hudak, City Manager
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| DATE: October 19, 2021
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| | | | | | | | TITLE: | DISCUSS QUALITY OF LIFE STRATEGIES FOR DEALING WITH FUTURE AND EXISTING APARTMENT HOTELS IN THE SOUTH OF FIFTH AREA |
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| | | | | | | | HISTORY:
| HISTORY
On September 17, 2021, at the request of Commissioner Mark Samuelian, the City Commission referred a discussion item to the Land Use and Sustainability Committee (LUSC) pertaining to quality-of-life strategies for dealing with future and existing apartment hotels in the South of Fifth area (C4G).
BACKGROUND
This discussion item pertains to potential strategies for addressing quality of life issues associated with existing and potential future apartment hotels in South of Fifth area. Recently, the City Commission approved an Ordinance prohibiting apartment-hotels in the R-PS1 and R-PS2 districts (Residential Performance Standard 1 and 2). However, there are still some apartment-hotels existing within the R-PS1 and R-PS2 districts, which were pre-existing uses.
As noted on the attached zoning map, the R-PS1 and R-PS2 districts are bounded by Michigan Avenue on the west, 4th Street on the north, Washington Avenue on the east and 2nd Street on the south. Most of the R-PS2 district, and a small portion of the R-PS1 district, also fall within the boundaries of the Ocean Beach Local Historic District; see attached map showing the historic district boundaries. |
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| | | | | | | | ANALYSIS:
| ANALYSIS
As noted in the referral memo, the following are some initial strategies for discussion:
FAR and Height Incentives
The current maximum building height in the R-PS1 and R-PS2 districts is 45 feet; for lots 50 feet wide or less the maximum height is 40 feet. The maximum FAR in the R-PS1 district is 1.25 and the maximum FAR in the R-PS2 district is 1.50.
Modest and context sensitive increases in allowable FAR and building height for residential apartment uses in the R-PS1 and R-PS2 districts would likely not have a negative impact, as the applicable area is limited. Additionally, the maximum FAR and height permitted in these districts is relatively modest. Since most of the apartment hotel uses are in smaller, older buildings, a small increase in allowable FAR and/or building height may incentivize a re-conversion back to residential only use.
A proposal for an increase in building height would require an LDR Ordinance referral to the Planning Board. For an FAR increase, voter approval would be required. If there is consensus on one or both of these options, it is suggested that a draft Ordinance be brought back before the LUSC for further discussion.
Comprehensive Strategy to Address Quality of Life Issues
The development of a comprehensive and sustainable strategy to address quality of life issues in the R-PS1 and RPS2 districts should be explored. This would involve close coordination with Police, Code Compliance, and Parking, and would need to be looked at from a long-term, strategic lense. If there is consensus on this proposal, it is suggested that a separate discussion be brought back before the LUSC.
Traffic and Circulation Management
A strategy to address cut-thru traffic, speeding, and reckless driving is currently being developed by the Transportation Department. Specifically, at the September 17, 2021 City Commission meeting, the Transportation Department was directed to conduct a neighborhood-wide traffic calming study for the South of Fifth area. The Transportation Department is in the process of engaging a consultant for this study, which is expected to take 6-9 months and include significant community outreach.
Zoning Overlay for 4th Street
The creation of an overlay for the C-PS2 area between 4th and 5th Streets, from Washington Avenue to Lenox Avenue. The overlay would allow for more of a transition zone from the lower scale R-PS1, R-PS2, and R-PS3 districts and the more intense C-PS2 district along 4th Street. A similar overlay was referred to the LUSC at the request of the Flamingo Park Neighborhood Association last month and will be discussed at the October 19, 2021 LUSC. This overlay proposes to create a transition along 6th Street and is intended to buffer the more intense C-PS2 district on the south side of 6th Street from the RM-1 Flamingo Park area to the north of 6th Street.
This same concept could be applied to 4th Street. Although such an overlay along 4th Street would be prospective (existing uses and developments would be grandfathered) it would be another component in the overall strategy of addressing quality of life issues in the RPS areas immediately south of 4th Street. If there is consensus on this option, it is suggested that a draft Ordinance be brought back before the LUSC for further discussion.
SUMMARY
The Administration believes that collectively these initiatives, as well as any others that may be identified, could begin to address the quality-of-life issues in the South of Fifth neighborhood. As these are long term policies, and not quick fixes, all will need time to be properly developed, implemented and maintained.
The Administration recommends discussing the options identified herein and identifying those options that should move forward, and those that should be further discussed. As this item has multiple moving parts, it is suggested that the matter also be continued to a future date, in order to provide updates and/or bring back additional information.
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| | | | | | | | CONCLUSION:
| In view of the foregoing, the Administration recommends that the LUSC discuss the item and provide policy direction. It is further recommended that the item be continued to the December 2021 LUSC meeting. |
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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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ATTACHMENTS: | | Description | Type | | MAPS | Memo |
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