On Aug. 18 the City Commission approved on first reading an ordinance creating the North Flagler Overlay District, which sets development parameters for roughly 65 acres along the Intracoastal Waterway to guide compatibility between proposed high‑rise buildings and the adjacent low‑scale residential neighborhood.

Development services staff described the overlay as an incentive‑based zoning tool that establishes maximum floor‑area ratios (FAR), conditional setbacks for building portions above 40 feet, permitted base height (40 feet), and two tiers of maximum building height: 240 feet for parcels with less than 2.5 acres and 300 feet for parcels with 2.5 acres or more if the applicant takes a height bonus. The staff presentation said floor‑area ratio variances, setback variances and height variances would be prohibited; projects seeking to exceed the base height would use a height bonus option.

The height bonus offers two options to developers: a monetary contribution to the city — staff proposed $10.98 per square foot of gross building area above the 40‑foot base — or construction of specified infrastructure improvements within a broader North End area. The overlay also requires active uses or liner elements facing North Flagler Drive, a 12‑foot multipurpose pathway with a 7‑foot planting zone along Flagler, parking screening, and limits on exterior illumination.

Staff said the overlay is designed to create a consistent frontage, push tower massing away from single‑family homes, and encourage community benefits. Planning board recommended approval; staff recommended adoption. The commission voted to approve first reading and scheduled second reading.