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Property

Image extracted from submitted plans. See full documents in the attachments section below.

PB26-0833

1940 PARK AVENUE

LDR 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 proposal seeks to rezone 1940 Park Avenue (the historic Barclay Plaza) from RM-2 to GU (Government Use), create a new Museum Historic District Residential Overlay, and amend the Comprehensive Plan Future Land Use Map from Medium Density Multi Family Residential (RM-2) to Public Facility: Governmental Uses (PF). The amendments would facilitate redevelopment of the long-vacant, fire-damaged Barclay Plaza site into a new 105-unit multi-family residential building that includes elderly affordable housing units. The overlay district introduces increased density allowances, reduced setbacks, reduced minimum unit sizes, and eliminates minimum parking requirements to enable the project.

From the Letter of Intent

The applicant seeks to rezone the Property at 1940 Park Avenue from Residential Multifamily Medium Intensity (RM-2) to Governmental Use (GU) and amend the Resiliency Code to establish tailored development regulations for City-owned lots in the Museum Historic District with frontage on Washington Avenue and Park Avenue. The goal is to redevelop the long-vacant historic Barclay building as a mixed-use residential project with approximately 105 residential units through a public-private partnership with the City of Miami Beach.

  • Rezone the Property from RM-2 (Residential Multifamily, Medium Intensity) to GU (Governmental Use)
  • Amend Section 7.2.16 of the Resiliency Code to provide development regulations for City-owned lots in the Museum Historic District with frontage on Washington Avenue and Park Avenue
  • Amend Section 7.3 of the Resiliency Code with targeted development regulations applicable to the Property
  • Redevelop the Property as a mixed-use residential project with approximately 105 residential units
  • Restore and adaptively reuse the historic Barclay building, a contributing structure in the Museum Historic District
  • Provide hurricane-proof impact windows for all replaced windows
  • Install passive cooling systems where feasible
  • Provide resilient landscaping in accordance with Chapter 4 of the Resiliency Code
  • Elevate ground floor, driveways, and garage ramping to accommodate future road raising of up to three additional feet
  • Locate all critical mechanical and electrical systems above base flood elevation (BFE)
  • Provide wet or dry flood proofing for habitable spaces below BFE plus City of Miami Beach Freeboard
  • Implement stormwater retention systems
  • Utilize cool or porous pavement materials
  • Incorporate lush landscaping to minimize heat island effects on-site
  • Provide a recycling or salvage plan prior to building permit submittal
Staff Recommendation
APPROVAL W/ CONDITIONS

Conditions:

  • The minimum percentage of units restricted to households earning no more than 160% AMI (or market rent, if lower) required to qualify for the 30 dwelling units per acre density bonus shall be increased from 10% to 15%, consistent with the approved Term Sheet

Compliance Findings:

✗ Sea Level Rise: Addressed ✗ Comprehensive Plan: Consistent ✗ Land Development Regulations: Compliant
Key Issues
  • Discrepancy between the applicant's proposed 10% affordable unit threshold for the density bonus and the Term Sheet's requirement of 15% - staff recommends aligning with the Term Sheet at 15%
  • Increased density (up to 150 du/acre plus 30 du/acre bonus) represents a significant departure from the existing RM-2 baseline of 100 du/acre
  • Elimination of minimum off-street parking requirements (except bicycle parking) in a residential context raises potential concerns about parking demand
  • Reduced front setbacks from 20 feet to 6 feet for both pedestal and tower elements
  • Reduced minimum unit size from 550 sq ft to 400 sq ft
  • Property is located in an area vulnerable to long-term sea level rise impacts
  • Any exterior modifications, alterations, or demolition of the historic 1935 Art Deco building require Historic Preservation Board review and Certificate of Appropriateness
  • Increased density could increase load on public facilities and infrastructure
  • Proposed development could generate additional traffic, though proximity to employment centers may reduce single-occupancy vehicle trips
Property Details
Lot Size 0.70 acres (30,359 sq. ft.)
Applicant 1940 Barclay Partners, LLC
Meeting

Tuesday, July 7, 2026

09:00 AM

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