Commercial Uses for Tatum Waterway Buildings?

North Shore

Susan Askew
Susan Askew

Commercial Uses for Tatum Waterway Buildings?:

Idea is up for discussion at land use committee

The potential for adaptive reuse of buildings on Miami Beach's Tatum Waterway to allow for limited commercial uses is once again on the agenda for the Commission’s Land Use and Development Committee. While many residents support having walkable access to a coffee shop, café, or small market, others have expressed concern about potential parking issues and neighborhood impacts.
 
In its report to the Committee, Staff considered the areas and uses most suitable for adaptive reuse. “[T]he RM-1 area that is north of 75th Street and east of Tatum Waterway, is one of the few areas of the City not within walking distance of a low-medium intensity commercial district. This is important because most of the RM-1 and RM-2 districts in the City are within easy walking distance to neighborhood commercial districts and uses.”
 
Uses that would be allowed under a proposed ordinance being considered by the Committee next week include:
 
  • Accessory restaurants serving alcoholic beverages in existing apartment buildings along Tatum Waterway Drive, Byron Avenue, and Crespi Boulevard which are also located within the North Shore National Register Historic District and which are classified as “Contributing”. Interior restaurant areas must be at the first level of the buildings, not to exceed 25 percent of the floor area of the existing structure. Outdoor seating would only be permitted in interior courtyards. Maximum number of outdoor seats cannot exceed 30; exterior speakers would be prohibited.
 
  • Accessory office uses and rental of non-motorized watercraft in existing apartment buildings located along Tatum Waterway Drive, Byron Avenue, and Crespi Boulevard which are also located within the North Shore National Register Historic District and which are classified as “Contributing”. Accessory use shall not exceed 25 percent of the floor area of the existing structure; hours of operation for which the use is open to the public may be from 12:00 pm to 8:00 p.m. No exterior speakers except as required under the Florida Life Safety Code. 
 
  • Accessory café, retail, office or personal service uses in buildings (new and existing) located north of 75th Street and east of Tatum Waterway Drive and Byron Avenue. Minimum distance separation between accessory uses shall be 1,500 feet. “However, retail, office or personal service uses may obtain conditional use approval from the planning board to operate at a lesser distance from an accessory use, but in no event shall such use be located at a distance less than 500 feet from an existing accessory use. There shall be no variances from this distance separation requirement.” Accessory use areas not to exceed 25 percent of the floor area of the structure. Hours of operation 7:00 am to 7:00 p.m. “Subject to conditional use approval, the hours of operation for any of the above noted uses may be extended to 10:00 pm”. No exterior speakers and “A hall for hire, dance hall, open-air entertainment establishment, outdoor entertainment establishment, entertainment establishment or special event permits shall be prohibited.”
 
Staff expressed concern for requiring off-street parking for buildings with these accessory uses saying there is no way to incorporate parking within a property that already has an existing structure. Any parking impact fees for not having required parking, they write, “could be a deterrent to potential operators”.
 
“Finally,” Staff writes, “even if parking could be provided on site, the availability of parking storage would be more of an incentive to drive. As demonstrated in the square footage limitations in the draft ordinance, these proposed adaptive accessory uses are intended to serve the area neighborhood, and not be destination establishments.” 

“[T]o incentivize and encourage the types of accessory uses proposed in the draft ordinance”, a parking exemption has been proposed as follows:

There shall be no off-street parking requirement for accessory uses associated with buildings in the RM-1 zoning district that existed prior to December 31, 2009, which are located north of 72nd Street and east of Crespi Boulevard.
 
The Staff report concludes, “The Administration believes that the draft ordinance achieves a careful balance between allowing tangible, neighborhood accessory uses, with protecting the established residential character of the RM-1 districts in North Beach.”
 
Land Use Development Committee meeting
Wednesday, April 4, 2:30 pm
City Hall, Commission Chambers
Attend in person or watch live on MBTV
Send comments to Committee Members
Full agenda
Tatum Waterway agenda item

 
 

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