NORTH BEACH TOWN CENTER FAR INCREASE LAND DEVELOPMENT REGULATIONS:

AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING CHAPTER 142, “ZONING DISTRICTS AND REGULATIONS,” ARTICLE II, “DISTRICT REGULATIONS,” DIVISION 20, “TC NORTH BEACH TOWN CENTER DISTRICTS,” AT SECTION 142-737, TO INCREASE THE MAXIMUM FLOOR AREA RATIO (FAR) FOR THE PROPERTIES BOUNDED BY 69TH STREET ON THE SOUTH, COLLINS AVENUE ON THE EAST, 72ND STREET ON THE NORTH AND INDIAN CREEK DRIVE/DICKENS AVENUE ON THE WEST, TO AN FAR OF 3.5 FROM THE CURRENT FAR OF 2.25 TO 2.75 FOR TC-1 DISTRICT, FROM 2.0 FOR THE TC-2 DISTRICT, AND FROM 1.25 FOR THE TC-3 DISTRICT, AS REQUIRED BY THE REFERENDUM APPROVED BY THE CITY’S VOTERS ON NOVEMBER 7, 2017; PROVIDING FOR CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.

HISTORY
On September 2015, at the recommendation of the Mayor’s Blue Ribbon Panel on North Beach and after an appropriate Request for Qualifications had been issued, the City Commission entered into an agreement with Dover, Kohl and Partners, Inc. to prepare a master plan for the North Beach district of the City.

On October 19, 2016 and pursuant to City Resolution No. 2016-29608, the Mayor and City Commission adopted the North Beach Master Plan developed by Dover, Kohl and Partners Inc. The North Beach Master Plan recommended increasing the FAR to 3.5 for the Town Center zoning districts (TC-1, TC-2, and TC-3).

Pursuant to Resolution No. 2016-29608, the following ballot question was submitted to the City’s voters:

FAR Increase For TC-1, TC-2 and TC-3 to 3.5 FAR

Floor area ratio (FAR) is the measure the City utilizes to regulate the overall size of a building. Should the City adopt an ordinance increasing FAR in the Town Center (TC) zoning districts (Collins and Dickens Avenues to Indian Creek Drive between 69 and 72 Streets) to 3.5 FAR from current FAR of 2.25 to 2.75 for the TC-1 district; from 2.0 for the TC-2 district; and from 1.25 for the TC-3 district?.

On November 7, 2017, the ballot question was approved by 58.64 percent of the City’s voters.

On January 17, 2018, at the request of Vice-Mayor John Aleman, the City Commission referred the proposed ordinances to the Planning Board (Item C4 F).

PLANNING ANALYSIS
While much of the City of Miami Beach has experienced redevelopment and revitalization, the North Beach area has seen little investment over the last several decades. In order to encourage the revitalization of the North Beach area, the City Commission hired Dover, Kohl, and Partners, Inc. to prepare a master plan for the North Beach area. Based on significant public input, the Master Plan identified the North Beach Town Center area as being in need of redevelopment and revitalization. Additionally, it’s well buffered location from lower scale neighborhoods to the north and proximity to high density areas to the east make the area able to accommodate higher intensity development.

As a result of this, the North Beach Master Plan recommended increasing the FAR to 3.5 for the Town Center zoning districts (TC-1, TC-2, and TC-3). The goal of the recommendation is to enable the design and construction of larger buildings within the Town Center, and to encourage the development of 71st Street as a “main street” for the North Beach area. It is the expectation that the higher FAR will allow for development that will create a critical mass of people, enabling a mix of residential and commercial uses that better service the North Beach community as a whole.

The amendment to the Land Development Regulations modifies Section 142-737 which establishes development regulations for the TC districts. The ordinance proposes the following modification for all of the TC districts located within the boundaries identified in the referendum as follows:

For the area of the town center district bounded by 69th Street on the south, Collins Avenue on the east, 72nd Street on the north and Indian Creek Drive/Dickens Avenue on the west, the maximum FAR shall be 3.5.

It is anticipated that the proposed increase in FAR will incentivize appropriate and pedestrian oriented new development in the North Beach Town Center area. As shown on the Unified Land Ownership map attached, significant properties have already been consolidated, making it likely that new development will follow upon adoption of the new FAR. It is expected that new development will be of a mixed-use nature that will allow for increased pedestrian activity in the area and the ability for residents to live, play, and work in the same area.

Additionally, On December 13, 2017, at the request of Commissioner Ricky Arriola, a related discussion pertaining to the FAR increase for the Town Center district was referred to the Land Use and Development Committee (LUDC). The referral is to develop a comprehensive planning strategy for the Town Center area approved for an FAR increase. A separate overlay ordinance to implement this strategy is currently being discussed by the LUDC. This overlay will provide more up to date regulations for the area and create a better framework for properties to utilize the increased FAR.

City Charter Issues
The request for increasing the FAR for the North Beach Town Center Area is affected by the following City Charter provision: Sections 1.03 (c), which partially states:

The floor area ratio of any property or street end within the City of Miami Beach shall not be increased by zoning, transfer, or any other means from its current zone floor area ratio as it exists on the date of adoption of this Charter Amendment (November 7, 2001), including any limitations on floor area ratios which are in effect by virtue of development agreements through the full term of such agreements, unless such increase in zone floor area ratio for any such property shall first be approved by a vote of the electors of the City of Miami Beach.

The proposed ordinance would increase the zoned floor area ratio to 3.5 for all areas in the district and as a result required a general referendum. The following question was submitted to the electors of the City of Miami Beach:

FAR Increase For TC-1, TC-2 and TC-3 to 3.5 FAR

Floor area ratio (FAR) is the measure the City utilizes to regulate the overall size of a building. Should the City adopt an ordinance increasing FAR in the Town Center (TC) zoning districts (Collins and Dickens Avenues to Indian Creek Drive between 69 and 72 Streets) to 3.5 FAR from current FAR of 2.25 to 2.75 for the TC-1 district; from 2.0 for the TC-2 district; and from 1.25 for the TC-3 district?

On November 7, 2017, the referendum was approved by 58.64 percent of the voters. Therefore the ordinance can be considered for adoption by the City Commission.

PLANNING BOARD REVIEW
The Planning Board is scheduled to review and transmit the proposed Ordinance Amendment on February 27, 2018. The Administration will advise the City Commission of the Planning Board recommendation at First Reading.