The committee’s discussion began with the introduction of a proposal to create incentive areas for non-transient residential uses across various districts, including mid Beach areas RM2 and RM3, the West Avenue Bayfront overlay, and the South Beach RPS4 district. The proposal, which had already received favorable recommendations from the planning board, aims to offer modest increases in Floor Area Ratio (FAR) to encourage residential development. Specific metrics were outlined, such as increasing the FAR from 2.0 to 2.3 in the RM2 district, with corresponding height increases to accommodate the additional FAR.

Commissioner Laura Dominguez expressed strong support for moving the item forward, emphasizing the collaborative effort with her colleagues. Commissioner David Suarez echoed this support, noting the potential to restore approximately 180 residential units to the market that would otherwise remain transient. Public comments highlighted concerns about the potential height increases and their impact on the character of Lincoln Road, with suggestions for massing studies to better understand these changes.

The committee also addressed related proposals focusing on Lincoln Road. One significant aspect of the discussion involved development incentives for properties north and south of Lincoln Road, with proposed FAR increases and corresponding height adjustments to support non-transient residential building conversions. The proposed maximum heights could reach up to 150 feet in certain areas, provided specific public benefits like covered transit shelters were included.

Public comments from the Miami Design Preservation League and local residents underscored concerns about the impact of these height increases on the neighborhood’s character. The committee discussed the importance of maintaining a balance between economic sustainability and the needs of the local population.

Another topic was the potential for a special land use meeting to further vet the Lincoln Road proposals while acknowledging that Washington Avenue is undergoing a separate process. The committee highlighted the need for a holistic approach to urban planning.

The committee’s discussions then turned to the Baywalk project, with updates on ongoing negotiations and the status of permits. Concerns were raised about the timeline and whether the project remained on schedule. The focus on maintaining progress while addressing public safety was emphasized, particularly regarding the construction of a pedestrian bridge and other infrastructure improvements.

Additionally, the committee considered an ordinance proposal to modify the height of allowable fencing and shrubbery for oceanfront properties facing the beachwalk, aiming to improve sightlines and enhance safety for pedestrians, cyclists, and rollerbladers. The proposal sought to set standards for properties adjacent to the beachwalk.

The conversation also included a review of the city’s modal prioritization strategy and the need to accommodate public transportation and pedestrianism while addressing the potential strain on existing parking infrastructure due to new housing developments without parking provisions.

In another discussion, the committee tackled proposed regulations for massage therapy centers in North Beach. The ordinance also proposed conditional use locations for these centers within office buildings above the first floor, focusing on the legitimacy and safety of services provided.

The committee addressed the importance of maintaining voter-approved incentives, particularly regarding short-term rental prohibitions, and ensuring that any changes to these covenants would require a significant majority vote from the commission. Public comments highlighted the community’s desire for transparency and involvement in the planning process.