R7B - Approve Collins Ave Setback Variance

Resolutions - R7 B

COMMISSION MEMORANDUM

2:00 p.m. Public Hearing

RECOMMENDATION

The Administration recommends that the Mayor and City Commission (City Commission) adopt the Resolution granting the requested warrant to reduce the minimum required sum of the side yards setback by eight (8) feet to allow a sum of the side yards setback of twenty-four (24) feet for the development project located at 3611, 3621 and 3651 Collins Avenue.

BACKGROUND/HISTORY

On April 6, 2025, the applicant, MVEV6, LLC and Beach House 8 Condominium Association, Inc., submitted the attached Letter of Intent (LOI) and application for a City Commission warrant pursuant to Section 2.7.1 of the Land Development Regulations of the City Code (LDRs). The purpose of the proposed warrant is to reduce the minimum required sum of the side yards setback from thirty-two (32’) feet to twenty-four (24’) feet for a recently approved development project located at 3611 & 3621 Collins Avenue.

On April 22, 2025, the Historic Preservation Board reviewed and approved a Certificate of Appropriateness for a new residential and hotel development entitled “Casa Cipriani”, located at 3611 & 3621 Collins Avenue.

ANALYSIS

Project Site Data

3611 Collins Avenue – The Coral Reef Hotel Folio: 02-3226-001-1560 Legal Description: Lots 1 & 2 & Lots 7 & 8 & 16 foot alley, Block 25, of the Miami Beach Improvement Company Co Subdivision, According to the Plat Thereof, as Recorded in Plat Book 5, Page 8, of the Public Records of Miami-Dade County, Florida & the portion lying east and adjacent west of the erosion control line per Plat Book 105, Page 62.

3621 Collins Avenue – The Patrician Hotel

Folio: Legal Description:

02-3226-001-1570 Lot 3 & Lot 6 & 16 foot alley & riparian rights, Block 25, of the Miami Beach Improvement Company Co Subdivision, According to the Plat Thereof, as Recorded in Plat Book 5, Page 8, of the Public Records of Miami-Dade County, Florida.

3651 Collins Avenue – Beach House 8 Condominium Folio: 02-3226-057-0001 Legal Description: Lots 4 & 5 & portion of 16 foot alley between lots 4 & 5, Block 25, of the Miami Beach Improvement Company Co Subdivision, According to the Plat Thereof, as Recorded in Plat Book 5, Page 8, of the Public Records of Miami-Dade County, Florida & portion lying east and adjacent west of the erosion control line as described in declaration OR 30082- 186.

Zoning: Future Land Use Designation:

RM-3, Residential multi-family, low intensity RM-3, Residential multi-family, low intensity

Lot Size: Existing FAR: Proposed FAR: Existing Height: Proposed Height:

72,840 sq. ft. (3.0 maximum FAR – 218,520 sq. ft.) Not provided 217,691 sq. ft. / 2.99 FAR Not provided 200’-0” as measured from B.F.E. +1’-0” freeboard (9.00’ NGVD)

Existing Uses: Proposed Use (new building):

Hotel and multi-family residential Mixed use; 23 multi-family residential units, 36 hotel rooms and 210 restaurant seats.

Warrant Analysis In accordance with Section 2.7.1 of the LDRs, the City Commission may grant a warrant from the application of certain requirements of the LDRs to a specific project. The warrant shall be granted by resolution of the City Commission, and an affirmative vote of five- sevenths of all members of the City Commission shall be necessary to approve the resolution.

The proposed warrant pertains to a unified development site that is located within the RM-3 zoning district and contains the following building parcels:

1. The Coral Reef Hotel site located at 3611 Collins Avenue.

2. The Patrician Hotel site located at 3621 Collins Avenue.

3. The Beach House 8 Condominium located at 3651 Collins Avenue.

The proposed scope of work is limited to the 3611 and 3621 Collins Avenue portion of the site and includes the construction of a new mixed-use residential and hotel development project. No work is proposed for the Beach House 8 Condominium portion of the site.

The proposed warrant is being requested from Section 7.2.6.3 of the LDRs, which requires the sum of the side yards to be a minimum of 16% of the lot width. In this instance, based on a lot width of 200 feet, the minimum required sum of the side yards is 32’-0” and 24’ is proposed. Attached is a site plan and elevation analysis, which illustrates the scope of the proposal.

Pursuant to Section 2.7.1 of the LDRs, the City Commission may approve a warrant to improve the design of a project if the applicant can demonstrate the following:

1. No increase in FAR or density is proposed.

2. The warrant does not allow a use otherwise prohibited by the Code.

3. The warrant request does not modify a standard by more than 25%.

The Administration has determined that the subject application is consistent with these thresholds.

The following is an analysis of the subject application in relation to the review criteria set forth in Section 2.7.1 of the LDRs for a warrant:

1. Whether the proposed warrant is consistent and compatible with the comprehensive plan and any applicable neighborhood or redevelopment plans.

The proposed warrant is consistent and compatible with the Comprehensive Plan. It does not impact the contemplated density, intensity or uses in Policy RLU 1.1.7. of the Comprehensive Plan for the RM-3 land use category.

2. Whether the proposed warrant would create an isolated development unrelated to the adjacent neighborhood.

The proposed warrant does not create an isolated development unrelated to the adjacent neighborhood. The proposed south side setback of 16’-6” along 36 th Street and existing 7’-6” setback along 37 th Street is consistent with the development pattern within the historic district.

3. Whether the proposed warrant is out of scale with the needs of the neighborhood or the city.

The proposed warrant is not out of the scale with the needs of the neighborhood or the City. The granting of the warrant will allow for a greater separation between the existing residential building and the new tower addition. Additionally, the warrant will allow the new development to provide enhanced light and air corridors to surrounding residential units, as well as preserve view corridors to the ocean for pedestrians along Collins Avenue.

4. Whether the proposed warrant will adversely influence living conditions in the neighborhood.

The requested warrant will not adversely influence living conditions in the neighborhood. The reduction of the sum of the side yards setback will allow for the new tower addition to be located closer to 36 th Street resulting in the preservation of light and air to the existing residential building on the northern portion of the site and will have no adverse impact on the city-owned parking located on the south side of 36 th Street.

5. Whether the proposed warrant will seriously reduce light and air to adjacent areas.

The granting of the subject warrant will result in an increase in light and air to the existing residential condominium building located on the northern parcel of the site.

6. Whether the proposed warrant is consistent with the sea level rise and resiliency review criteria in chapter 7, article I, as applicable.

The requested Warrant is consistent with the sea level rise and resiliency review criteria in Chapter 7, Article I of the LDRs.

In summary, the Administration believes that the granting of the subject warrant will result in an improved project design that achieves a greater level of compatibility with the adjacent residential building and surrounding historic district.

FISCAL IMPACT STATEMENT

No Fiscal Impact Expected

Does this Ordinance require a Business Impact Estimate? (FOR ORDINANCES ONLY)

If applicable, the Business Impact Estimate (BIE) was published on: See BIE at: https://www.miamibeachfl.gov/city-hall/city-clerk/meeting-notices/

FINANCIAL INFORMATION

Not Applicable

CONCLUSION

The Administration recommends that the City Commission adopt the Resolution granting the requested warrant to reduce the minimum required sum of the side yards setback by eight (8) feet to allow a sum of the side yards setback of twenty-four (24) feet for the development project located at 3611, 3621 and 3651 Collins Avenue.

Applicable Area

Middle Beach

Was this Agenda Item initially requested by a lobbyist which, as defined in Code Sec. 2-481, includes a principal engaged in lobbying? No

If so, specify the name of lobbyist(s) and principal(s):

Department

Planning

Sponsor(s)

Private Applicant

Co-sponsor(s)

Condensed Title

2:00 p.m. PH, City Commission Warrant Request for 3611 - 3651 Collins Ave. (Private Applicant) PL

Previous Action (For City Clerk Use Only)