Source: City of Miami Beach
PB24-0703

1250 West Avenue

ALTON BEACH BAYFRONT OVERLAY DISTRICTCOMPREHENSIVE PLAN AMENDMENT

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant proposes to create a new overlay district that would allow a luxury housing development with approximately 180 restaurant seats at 1250 West Avenue. The proposal includes a massive increase in floor area ratio from 2.75 to 8.53 and building height from 150 feet to 435 feet, which staff finds completely out of scale with the neighborhood.

From the Letter of Intent

Development of a luxury 29-story, maximum 100-unit residential multifamily project with an approximately 180-seat accessory restaurant. The project requires establishing the Alton Beach Overlay District to allow increased floor area ratio (7.75 FAR), height (435 feet), and modified setbacks.

  • Amendment to the FLUM of the City's 2040 Comprehensive Plan to create the Alton Beach Overlay within the RM-3 future land use category
  • Amendment to the text of the 2040 Comprehensive Plan, Policies 1.1.6 and 1.1.7, to describe the Alton Beach Overlay
  • Amendment of the City's Resiliency Code to establish the Alton Beach Oceanfront Overlay Zone
  • Increase maximum Floor Area Ratio to 7.75 FAR (approximately 643,900 square feet)
  • Increase maximum height to 435 feet
  • Modified setbacks to ensure adequate view corridors
  • Transfer of development rights from Garage Parcel to Development Parcel
Staff Recommendation
DEFERRAL

Conditions:

  • Maximum FAR bonus should not exceed 2.50, resulting in total FAR of 5.25
  • Maximum building height bonus should not exceed 150 feet, resulting in total height of 300 feet
  • No modifications to current setback requirements
  • Eliminate bonuses for reduced density and obtaining building permit within 5 years
  • Limit short-term rental restriction bonus to 0.50
  • Limit baywalk construction bonus to 0.50
  • Limit public parking structure bonus to 1.50
  • Eliminate 10% FAR bonus via transfer of development rights

Compliance Findings:

✗ Sea Level Rise: Addressed ✗ Comprehensive Plan: Inconsistent ✗ Land Development Regulations: Variance Required
Key Issues
  • Proposed FAR increase from 2.75 to 8.53 far exceeds Comprehensive Plan limits
  • Building height increase from 150 feet to 435 feet is out of scale with neighborhood
  • Creates isolated overlay district unrelated to surrounding context
  • Would adversely affect living conditions and property values in neighborhood
  • Would seriously reduce light and air to adjacent areas
  • Proposed setback modifications would increase tower width from 100 to 148 feet

Documents

Property Details
Lot Size 83,089 SF (1.9 acres)
Applicant JDS Development, LLC
Meeting

Tuesday, October 29, 2024

09:00 AM

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