At the forefront of the meeting was a proposal to establish a TDR program for Washington Avenue, aimed at revitalizing areas with numerous vacant storefronts. The committee discussed the potential benefits of TDRs, which allow districts with unused development rights to sell them to areas with more development capacity, promoting economic activity and supporting housing development. The process involves identifying sending districts with available development rights and receiving districts like Washington Avenue that can accommodate growth. Historic districts such as Flamingo Park and Ocean Beach were considered as potential sending areas, although challenges were noted due to their limited development rights.

Concerns were raised about areas like Fifth Street and Alton Road, which already face zoning pressures, and how additional Floor Area Ratio (FAR) from TDRs could impact them. There was a consensus on the necessity for a cap on receiving properties’ FAR and mechanisms to ensure funds from TDR transactions benefit the public, addressing issues like historic preservation and infrastructure resilience.

Skepticism about the TDR program’s potential complications was voiced, with worries about property owners exploiting current regulations to increase height and density. Despite this, a draft ordinance for the TDR program was proposed for further study and presentation at a future meeting.

Infrastructure discussions were equally critical, with concerns about whether current systems could handle new development demands. The focus was particularly on Lincoln Road, where proposals included increasing residential development and making streetscape improvements. Discussions highlighted the need for a thorough understanding of the existing infrastructure, emphasizing the importance of hydraulic analyses to assess the capacity of sanitary sewer systems and the potential impact of increased residential units, which could add significant pressure on water and sewage systems.

The committee acknowledged the need for developers to conduct their own infrastructure studies. However, concerns were raised about a piecemeal approach to infrastructure upgrades, with calls for a plan to address the city’s overall capacity and avoid financial challenges. The aging infrastructure was noted as a concern, with potential costs for upgrades estimated to be substantial.

Some speakers expressed skepticism about the TDR program, recalling past rejections of similar initiatives due to unforeseen complications. Others criticized the city for seemingly prioritizing developers over residents, advocating for a balanced approach to historic preservation and development.

The committee also discussed legislative proposals for Washington Avenue, aimed at increasing height and density to encourage investment, with a sunset provision planned for 2032 to review the effectiveness of these incentives. Infrastructure improvements tied to the proposed changes were confirmed, aligning with the broader objectives of revitalizing South Beach. A public workshop was planned to gather further community input.