CD-3 ARCHITECTURAL DISTRICT PARKING GARAGE HEIGHTS

AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 142, “ZONING DISTRICTS AND REGULATIONS,” ARTICLE II, "DISTRICT REGULATIONS,” DIVISION 6, “CD-3 COMMERCIAL HIGH INTENSITY DISTRICT,” BY AMENDING SECTION 142-337, “DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS,” TO AMEND THE MAXIMUM HEIGHT REQUIREMENTS FOR PARKING GARAGES WITHIN THE CD-3 ARCHITECTURAL DISTRICT FOR LOTS FRONTING ON JAMES AVENUE, BOUNDED BY 17TH STREET TO THE NORTH AND LINCOLN ROAD TO THE SOUTH; PROVIDING CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.

HISTORY / BACKGROUND
On February 14, 2018, the City Commission (Item C4 AC), at the request of Commissioner John Elizabeth Aleman, referred a discussion item to the Land Use and Development Committee (LUDC) regarding proposed amendments to the City Code pertaining to maximum height requirements for parking structures located in the Architectural District and zoned CD-3. On March 14, 2018, the Land Use Committee discussed the item and recommended that an ordinance amendment be referred to the Planning Board. The LUDC also recommended that more than 20 spaces be provided to the public at City approved rates.

On April 11, 2018, at the request of Commissioner John Elizabeth Aleman, the City Commission referred the attached ordinance to the Planning Board (Item C4 AA).

PLANNING ANALYSIS
A similar ordinance, referred by the City Commission was reviewed by the Planning Board on June 23, 2015. The Planning Board recommended against the Ordinance at that time, due in part to the potential increase in scale and mass within an area that currently limits overall building heights to 50 feet. The City Commission also ended up not approving the legislation.

The subject ordinance amendment has been referred again, and would allow lots fronting on James Avenue, bounded by 17th Street to the north and Lincoln Road to the south, to be built up to 75 feet at the discretion of the Historic Preservation Board as long as the properties provide a minimum of five (5) stories of parking, of which a minimum of 250 spaces must be unencumbered by any use at the property.

The following chart is a chronology of allowable building height requirements for the CD-3 district since 2015:

On James Avenue between 17th Street and Lincoln Road, the current uses are mainly hotels that are classified as contributing to the Museum Historic District. There is a surface parking lot that spans three lots located on the east side of James Avenue that could potentially take advantage of this ordinance. The three lots have stores fronting Collins Avenue, but the rear of the lots face James Avenue. Currently, the surface parking lot has approximately sixty (60) spaces. This ordinance amendment would allow for the historic preservation board to consider up to a 75 foot structure with a minimum of five (5) stories of parking at the rear of these lots.

In order to address the potential scale and height issues associated with a future structure taller than 50 feet in height, particularly as it may be perceived from Collins or Washington Avenue, the Ordinance includes a minimum setback of 75 feet from Collins Avenue and Washington Avenue for any portion of a building above 50 feet in height. This would ensure that a future building above 50 feet in height on James Avenue, with a thru-lot to either Washington or Collins Avenue, would not overwhelm those respective streetscapes.

PLANNING BOARD REVIEW
The Planning Board reviewed the subject Ordinance on May 22, 2018 and transmitted it to the City Commission with a favorable recommendation (Vote 7-0).

UPDATE

On June 6, 2018 the Ordinance was approved at First Reading with no changes. On July 25, 2018 Second Reading / Adoption was deferred to September 12, 2018. On September 12, 2018, Second Reading / Adoption was deferred to October 17, 2018.  On October 17, 2018, Second Reading / Adoption was deferred to November 14, 2018. On November 14, 2018, Second Reading / Adoption was deferred to December 12, 2018.