[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6125227,"mediaKeyId","2677615-764dd0b49f570d773e93c4de72ed5a0d","parentId",2677615,"title","Related Companies proposal for Deauville site would create Oceanside FAR overlay, spark debate over adjacent parcels","audioSeconds",3431,"startMs",4022000,"endMs",7453000,"viewUrl","/Search/View?dp=1&key=2677615-764dd0b49f570d773e93c4de72ed5a0d&start=4022&end=7453","thumbnailUrl","https://assets.pipeline.soar.com/2677615-764dd0b49f570d773e93c4de72ed5a0d/thumbnail_4022000.jpg","articleUrl","/articles/6125227/Miami-Beach/Miami-Dade-County/Florida/Related-Companies-proposal-for-Deauville-site-would-create-Oceanside-FAR-overlay-spark-debate-over-adjacent-parcels","mediaUrl","https://secure.pipeline.soar.com/6125227-cc3bcfdbd08884740b38564780e2efe9/orig.mp4?Expires=1771195768&Signature=fu97H-Gxep-W3uNRvX5fpW-k13vzW7frjW9EztqidEeOPzpkMIP5dD2-NlP68t7hx3mhOEdMQUU4BIoffarHmVCsEf4A7Aa7iApYrdpELi2L~UlSenCi4y4j8TrHIrV6O30zCy06jKk1DavxSL~MNE3~3mR8g~Q0ZMFyFTWPhQ-CnsU22W~lHjJw9pXKir4UGn7XE9YMSq-PLVZhG-UKW9~RCEkfWfRo8XGVyWVg7dBXDDucG0UmivrShqgAGHLWz93lgEE4eC~SqHRRqslZfxGIBUrRRxEBpplrURQdvmuvyIuKMKETj99By3Hhel0GuIXc19soCPwJesmwTeN5zw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-03-18T17:08:28Z","article","Stephen Ross, developer with Related Companies, and project counsel presented a proposal to create an Oceanside FAR overlay for the Deauville hotel block in North Beach that would allow increased intensity on that large site and two adjacent small lots to the north and south.

The proposal would amend the comprehensive plan and the City’s land-development regulations to allow a maximum FAR up to 4.5 for qualifying parcels within an overlay (subject to meeting size and public-benefit benchmarks) and a maximum height of roughly 375 feet for eligible development. Ross said the plan envisions two towers separated by a broad landscaped plaza, an Equinox hotel, and public beach access on the Deauville property. Neeson Kasdan, counsel for the applicant, presented an economic-impact estimate showing an annual TIF benefit to the North Beach CRA in the millions and a net-present-value benefit to the CRA over the life of the district.

Why it matters: committee members and multiple public speakers framed the proposal as a potential catalytic investment for North Beach but also warned it could create unintended consequences for nearby historic properties and smaller vacant lots. Opponents and nearby property owners asked for safeguards to prevent disproportionate windfalls to adjacent owners or demolition pressure on historic buildings.

Key points from the presentation and committee discussion
- Project concept: Related Companies’ principal Stephen Ross said the plan would replace the current Deauville assembly with two landmark buildings separated by more than 200 feet of open space and landscaping and would include a high-end lifestyle hotel (Equinox) and residential uses. Ross said Frank Gehry is the project architect and emphasized design and public benefits, including perpetual public beach access from the property.
- Overlay mechanics: The proposal as transmitted to the committee would allow higher FAR and greater height only within the overlay; parcels below a specified lot-size threshold would qualify for a lesser increase (to FAR 3.0). The Deauville assemblage (a large lot of roughly 166,000 sq. ft. on Collins Avenue) is the only site that meets the larger-site threshold in the draft text; planning staff and the applicant said that is intentional to incentivize redevelopment of a single large site as a catalyst.
- Adjacent lots: Two vacant parcels immediately north and south of the Deauville block are included in the proposed overlay as drafted. Owners of those lots and of the adjacent Sherry Frontenac hotel asked the committee to treat all affected owners the same and to either expand the overlay boundaries to include the full Sherry Frontenac ownership or to narrow the overlay to exclude the smaller adjacent lots. The planning director and planning staff warned that including the Sherry Frontenac site “as drafted” could create technical difficulties (setbacks, lot geometry) and that the administration recommended limiting the overlay to the Deauville assemblage plus the two small adjacent vacant parcels rather than including the full Sherry Frontenac holdings.
- Density, height and other numeric clarifications: The administration said the overlay could increase FAR on qualifying lots up to 4.5; the draft also reduces residential density to a maximum of 75 units per acre when the incentives are used (a reduction from higher densities that have existed on smaller lots). The Deauville assemblage is roughly 166,000 sq. ft.; a 4.5 FAR on that site would permit roughly the scale described in the presentation. The City’s planning director noted that setbacks and other development regulations will constrain how much of the theoretical FAR could actually be built on the narrow adjacent parcels.
- Process and timing: Because the project team requested a ballot question (and because the candidate application is on a tight schedule), staff transmitted the planning-board materials and the committee discussed forwarding an ordinance to the full commission for potential placement on the November ballot. Committee members asked for additional, concrete public-benefit commitments (traffic and infrastructure analyses, workforce-housing proposals, guarantees on public access, and community mitigation measures) before the measure is placed before voters.

Voices from the public and affected owners
- Michael Larkin, attorney for the north and south vacant-lot owners, urged parity: he asked the committee to remove the 50,000-sq.-ft. threshold that would make the Deauville assemblage the only site eligible for the full set of incentives and argued the current draft gives a bargaining advantage to the future Deauville owner.
- Ira Sussman and Charlie Porchetto, owners and representatives of the Sherry Frontenac and the north lot, said they support revitalization but asked either to be included on fair terms or to see a structure requiring shared public-benefit obligations if they are to participate in increased FAR.
- The Related Companies team and Stephen Ross urged the committee to permit a single large catalytic project; they argued the size of the Deauville site is what enables a high-quality, low-density (in units/acre) redevelopment and the public benefits the applicant proposes.

Committee response and next steps
- Several commissioners expressed support for revitalizing North Beach and for seeking catalytic private investment, but also emphasized the need for more detail on traffic, infrastructure, public benefits, and protections for historic resources.
- The committee considered the administration’s recommendation (limit higher incentives to the large Deauville assemblage and the two adjacent vacant lots, and not to include the entire Sherry Frontenac ownership) and then discussed options for narrowing or slightly adjusting overlay boundaries to protect nearby historic properties.

Where it stands now
- The committee moved the overlay ordinance as recommended by the administration (transmit to the full commission for consideration and potential placement on the November ballot). The transcript records a motion to move the item and a second; a final roll-call vote on the motion was not recorded in the committee transcript provided. Committee members directed staff and the applicant to provide additional detail on public benefits, traffic/infrastructure analysis, workforce-housing options, and measures to avoid unintended demolition pressure on historic properties prior to final commission action.

Ending note: The proposal would change the city’s land-development rules for a focused area of North Beach and will require additional analysis and negotiated public-benefit commitments before the full commission and, if advanced, before voters in November. The committee repeatedly noted the need to avoid unintended consequences for neighboring historic buildings and to provide voters a clear statement of trade-offs and benefits.","mediaType","Video","parentTitle","Land Use Sustainability Committee Meeting July 7 2022","oneSentenceSummary","Stephen Ross and Related Companies presented a plan to create an Oceanside FAR overlay to allow higher FAR and up to 375-foot heights on the Deauville assemblage in North Beach, coupled with public-benefit pledges including perpetual public beach access.","taxTitle","Miami Beach, Miami-Dade County, Florida","taxId",2893,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6125221,"Committee asks attorneys to draft citywide noise-decibel framework; Flamingo Park recommendations to return in September",1150,2760000,3910000,"/Search/View?dp=1&key=2677615-764dd0b49f570d773e93c4de72ed5a0d&start=2760&end=3910","https://assets.pipeline.soar.com/2677615-764dd0b49f570d773e93c4de72ed5a0d/thumbnail_2760000.jpg","/articles/6125221/Miami-Beach/Miami-Dade-County/Florida/Committee-asks-attorneys-to-draft-citywide-noise-decibel-framework-Flamingo-Park-recommendations-to-return-in-September","https://secure.pipeline.soar.com/6125221-c278de23085418191b01d05ed21591c6/orig.mp4?Expires=1771195768&Signature=alfrzCPuNEpgO2tjv8NbzarDPhY14bVa9F8NL7Jckx4f63XCLRqHMzt3HYg7LMuj~c7SmTfnjBoY2S6JTHgjA0z4iJW4aZ6zCy~dbfSfrCMpZxiTc7pabO0R~y8Ys7jNphwt70Hu7InoN8fwTD3vT848tLXx67Wv4vib04WdQ-Bnr3bzQfjo4LA4ybERFwqoW7qIk~V842a1TmgbwFhH3ph8stxoXx4t5XM7KgqT25M3sBOvxiGdwH0cALs74fvj9khL5WANBXWF9N91kbOZJLu713f-pJ9~045Ta3LU5cM2i7kCHuaihKLxkBjUWNKSMCCmGa2UUdzTyvNpEAgGMg__&Key-Pair-Id=KUT5TJCACFTXG","Commissioner John (sponsor identified as Commissioner Fernandez in the transcript) introduced a referral asking the committee to consider amendments to the city code and conditional-use permit (CUP) standards to better control noise and vibration from entertainment venues and other commercial uses.

The discussion focused on two related goals: (1) introducing a more objective, decibel-based enforcement standard so code compliance officers and businesses have a common measurement; and (2) strengthening or clarifying standards to prevent low-frequency vibration or audio from penetrating into nearby residences. The Flamingo Park Neighborhood Association and several residents described repeated disturbances from rooftop entertainment venues and urged stricter rules requiring audio to remain on private rooftops and not propagate into residential units.

Why it matters: Committee members and members of the public said that the existing noise ordinance relies heavily on an officer’s subjective hearing and that businesses and residents would both benefit from a clearer, enforceable technical metric. Several speakers described long-running neighborhood problems in Flamingo Park caused by rooftop music and vibration; a number of callers asked for stronger rules that would reduce street-level spillover and street parties driven by amplified rooftop audio.

Key takeaways
- Objective measurements: Commissioners favored studying a decibel-based enforcement standard (sound-pressure-meter readings) and acknowledged the county uses objective metrics in some contexts. Staff and the city attorney said they would need to analyze legal issues (including prior court rulings such as an Eleventh Circuit opinion referenced in committee discussion) and the practical enforcement implications before recommending a final standard.
- Audible-penetration / vibration standard: Neighbors asked for distance-based standards (examples discussed ranged from 100 feet at night to 375 feet during daytime) or rules that explicitly prohibit vibration that can be felt inside residential units. Staff said the planning board currently can impose conditions on CUPs and that the committee could direct staff to draft minimum code standards that apply citywide.
- Technology and enforcement: Commissioners discussed meters that can both record readings for enforcement and inform businesses in real time. Several business representatives already use handheld meters for self-monitoring; the committee discussed procuring a technical consultant to help craft defensible, objective rules.

Public comment and process
- Flamingo Park and other residents described multiple valid complaints and called for enforceable rules that protect sleep and the ability to work from home.
- Callers and community representatives suggested outreach to both businesses and residential stakeholders, plus use of the sound-consulting firm the city plans to procure.

Committee action and next steps
- The committee asked staff and the city attorney to prepare draft legislation establishing clear, objective enforcement metrics (including possible decibel thresholds), and to examine options for standards that limit audible penetration and low-frequency vibration into residences. The deputy city attorney advised that rewriting the city’s noise ordinance is a major initiative and that the legal team should be involved early. The sponsor said he would submit a formal referral request to the city attorney’s office and proposed a sunshine meeting during the August recess to begin work. The committee set a continuation date and requested a report back, with the Flamingo Park neighborhood recommendations returned for the September 16 meeting.

Ending: The committee prioritized creating an objective, defensible framework for noise enforcement and protecting residential units from intrusive noise and vibration. Staff, code compliance, and the city attorney were asked to develop draft language and to engage a technical consultant and stakeholders before the committee reconvenes.","The committee asked the city attorney and staff to draft an objective, decibel-based enforcement framework and to return with options—while also pursuing recommendations from Flamingo Park about distance-based protections against noise and vibration penetrating residences.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6125216,"Committee directs staff to develop pilot for street-sweeper/no-parking cleaning hours to reduce debris entering storm drains",683,895000,1578000,"/Search/View?dp=1&key=2677615-764dd0b49f570d773e93c4de72ed5a0d&start=895&end=1578","https://assets.pipeline.soar.com/2677615-764dd0b49f570d773e93c4de72ed5a0d/thumbnail_895000.jpg","/articles/6125216/Miami-Beach/Miami-Dade-County/Florida/Committee-directs-staff-to-develop-pilot-for-street-sweeperno-parking-cleaning-hours-to-reduce-debris-entering-storm-drains","https://secure.pipeline.soar.com/6125216-aadb50a8313fda992d6c88acec29d8f8/orig.mp4?Expires=1771195768&Signature=L62yUT0QEfj7IE24HnH24Yw9FGo9jvpZoSQpBVbVCXlU9rI04MBg3t-OATw9EYpQFybIg4coPShHQyOm1AF2zzaj3OPTupSkGu0M0j1eTVbRtsHu0rCvvfPOmhdhvJFUr95S1RDwmI0MaKyGxxLoNdy5vwWaBTWyIJ6JmT0bm-9KDxfpIG6DPp-SZLdQEf9g-RWbAId4HPCMCfiwAwYsU8tD8~z0Nr58BdNyvK17BHjoP~lHnTpZwriJxI9audHb-z7ekkW8f3xIQ6LilkeF9PNDF30lHB61zHMKnhCqTLV-nScf84t3NPTBOJcV3Dxi7nYdPN-y2GrZnEkeP5DQ-A__&Key-Pair-Id=KUT5TJCACFTXG","Commissioner Alex Fernandez reopened a referral on storm drains and street sweeping that he first placed in January. Staff described existing new-generation stormwater-treatment systems installed as part of recent capital projects (for example, West Avenue and Twelfth Street) and said those systems now capture much debris before it reaches the bay. The commissioner noted that parked vehicles prevent sweepers from accessing curb lines, particularly in dense neighborhoods with heavy tree canopy such as Flamingo Park and parts of Mid Beach.

Why it matters: Committee members and public speakers tied effective street sweeping to water quality in Biscayne Bay. The chair and commissioners cited the latest Biscayne Bay progress report, which showed poor scores in areas adjacent to Miami Beach; they framed improved sweeping and targeted parking restrictions as practicable steps to reduce debris that enters the storm system.

Key points
- Pilot program history and scope: The city previously tried a no-parking cleaning-hours pilot in Flamingo Park; neighbors complained the first time because of lack of community notice. Commissioners asked staff to reintroduce a pilot with improved outreach and alternative scheduling to reduce impacts on hospitality workers who may be parked overnight.
- Community outreach and scheduling: Commissioners suggested community meetings in impacted neighborhoods (Flamingo Park, northern corridors) and experimenting with timing alternatives (daytime windows such as 11 a.m.–4 p.m., or off-peak weekdays like Monday/Tuesday) to reduce hardship on late-night workers. Staff said they can pilot in a neighborhood other than Flamingo Park if that is preferred.
- Complementary measures: Staff noted leaf-blower crews and foot crews already assist sweepers on some routes but cannot remove debris under parked vehicles; some pump stations are already cleaned weekly and the city collects more than 300 tons of debris annually from bar racks and pump-station maintenance.

Public comment and practical concerns
- Flamingo Park neighbors asked for better pre-pilot notification and neighborhood meetings: a Flamingo Park representative said the earlier pilot was implemented without adequate neighborhood input and posted signs arrived without prior consultation.
- Business and property managers noted the pilot could disproportionately impact hospitality workers who arrive home early in the morning; commissioners suggested testing alternative time windows and robust outreach.

Committee action and next steps
- Direction to staff: The committee directed staff to draft a pilot proposal for no-parking cleaning hours (or other scheduling options) with specified outreach to impacted neighborhoods, and to return the proposal to the commission. The sponsor asked that the proposal be delivered for committee/commission review (report back by the next cycle). Staff agreed to examine likely pilot neighborhoods (Flamingo Park and other high-canopy, high-parking-density blocks) and to present options.

Ending: Commissioners supported reintroducing a pilot with improved community notification, flexible scheduling options to accommodate hospitality workers, and clearer neighborhood engagement. The pilot proposal will be presented to the commission for consideration.","Commissioners discussed stormwater treatment upgrades and reintroducing a no-parking cleaning-hour pilot (previously tried) to improve street sweeping effectiveness and reduce debris entering storm drains and Biscayne Bay. Staff was directed to prepare a pilot proposal with community outreach and to report back to the commission.","actionData","errors"]

Article not found

Related Companies proposal for Deauville site would create Oceanside FAR overlay, spark debate over adjacent parcels

Committee asks attorneys to draft citywide noise-decibel framework; Flamingo Park recommendations to return in September

Committee directs staff to develop pilot for street-sweeper/no-parking cleaning hours to reduce debris entering storm drains