HomeMy WebLinkAbout2006-3540 Ordinance
ORDINANCE NO. 2006-3540
Flamingo Park Development Regulations - NO ROOF TOP ADDITIONS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH AMENDING CHAPTER 142, "LAND DEVELOPMENT
REGULATIONS," OF THE CITY CODE; BY AMENDING DIVISION 3,
"RESIDENTIAL MULTIFAMILY DISTRICTS," SUBDIVISION II, "RM-1
RESIDENTIAL MULTIFAMILY LOW INTENSITY," BY ADDING NEW
DEVELOPMENT REGULATIONS FOR ANY NEW CONSTRUCTION OR
ADDITIONS TO PROPERTIES IN THE FLAMINGO PARK LOCAL HISTORIC
DISTRICT, INCLUDING THE PROHIBITION OF ROOF-TOP ADDITIONS.
PROVIDING FOR REPEALER, SEVERABILITY, CODIFICATION AND AN
EFFECTIVE DATE.
WHEREAS, the residents of the Flamingo Park Historic District are concerned about the
incompatibility of new construction in this Historic District; and
WHEREAS, the scale of the new construction has been responsible for the
incompatibility with the as-built character of this neighborhood; and
WHEREAS, in order to alleviate this shortcoming, it is necessary to amend the current
requirements of the City Code; and
WHEREAS, the amendments set forth below are necessary to accomplish all of the
above objectives.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
Section 1. That, "Subdivision II, "RM-1 Residential Multifamily Low Intensity," is hereby
amended as follows:
Section 142-155, "Development regulations and area requirements."
(a) The development regulations in the RM-1 residential multifamily, low density district are
as follows:
(1) Max. FAR: 1.25; west side of Collins Avenue between 76th and 79th Streets--1.4.
(2) Public and private institutions: Lot area equal to or less than 15,000 sq. ft.--1.25;
lot area greater than 15,000 sq. ft.--1.4.
(3) In the Flaminao Park Local Historic District. the followina shall apply:
a. Notwithstandina the provisions of Section 142-1161 of these Land
Development Requlations. roof-top additions shall not be permitted on any
contributinq buildina and any stairwell or elevator bulkhead shall meet the line-of-
site reauirements of Section 142-1161. but not to exceed allowable buildina
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heiahts. The Historic Preservation Board reserves the riaht to re-c1assify the
contributina status of any structure in the district. prior to renderinq a decision on
any application that may contemplate a roof-top addition.
b. Ground level additions shall be detached and separated from the main
structure(s) on the site by a distance of at least ten (10) feet. The historic
preservation board may. on a case-bY-case basis. allow a around level addition
to attach to the rear of an existina structure that has a flat roof and parapet.
provided such addition does not exceed the heiqht of the existina structure and
that the attachment does not result in the demolition. obscurina or removal of any
sianificant architectural features and/or finishes from the existina structure.
c. The heiqht of any qround level addition to an existina structure. whether
attached or detached. shall be limited to one (1) stOry. not to exceed twelve (12)
feet above the heiaht of the main roof of the existina structure. In the event the
existinq structure is two (2) stories in heiqht or hiaher. the proposed addition shall
not exceed a total of three (3) stories and 35 feet.
d. Ground level additions. whether attached or detached. shall follow the
established lines of the interior side setbacks of the main existinq structure on the
site. For the first two (2) floors of the addition. any non-conformina interior side
setback may be extended. provided the minimum interior and/or street side
setback is five (5) feet; the third (3rd) floor of the addition. if permitted. shall meet
the minimum side yard reauirements. Notwithstandina the foreqoina. the historic
preservation board may. on a case-bY-case basis. allow around level additions to
exceed one (1) side of the established interior side setbacks of the main existing
structure on the site. provided the sum of the interior side setbacks is a minimum
of fifteen (15) feet.
e. No more than two (2) continquous lots may be aaareqated for development
purposes.
f. For any new construction or additions. whether attached or detached. on
multiple or aqareaated lots. a minimum buildina separation of ten (10) feet at the
center of the aaareqated lots shall be reauired. The historic preservation board
may. on a case-bY-case basis. allow for a connection in the rear of the property.
provided the depth of such connection does not exceed 25% of the lot depth and
that the connection does not contain any parkinq spaces.
q. Only those portions of a contributinq buildina that were not part of the oriainal
structure on site. or that have not acauired any type of architectural sianificance.
as determined by staff or the historic preservation board. may be proposed to be
demolished.
h. For contributinq buildinas or properties. no buildina or structure shall be
permitted within an existina historic courtyard. For purposes of this subsection.
an historic courtyard shall be defined as a qrade level space. open to the sky.
which is enclosed on at least two (2) sides by an existinq buildina or structure on
the same property and is an established architectural or historic component of
the site or buildina desian by virtue of sianificant features and/or finishes.
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includina. but not limited to. pavinq patterns. fountains. terraces. walkways or
landscapina.
i. Each level of new construction or additions. whether attached or detached.
shall have a maximum floor to floor heiaht of twelve (12) feet. The historic
preservation board may. on a case-by-case basis. waive the maximum floor to
floor heiqht reauirement and allow for loft or mezzanine space within the
allowable volume of the buildina. provided the total floor area of any such loft
space or mezzanine does not exceed one-third the total floor area in that room or
stOry in which the loft space or mezzanine occurs.
i. Stairwell bulkheads shall not be permitted to extend above the maximum
buildina heiqht.
k. Elevator bulkheads extendina above the main roofline of a buildinq shall be
reauired to meet the line-of-site reauirements set forth in Section 142-1161
herein and such line-of-site reauirement cannot be waived by the Historic
Preservation Board.
I. If an alley exists. no front curb cut shall be permitted. If no alley exists. any
curb-cut reauired shall not exceed twelve (12) feet in width.
m. No variances from these provisions shall be qranted.
*
*
*
SECTION 2. Repealer.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 3. Codification.
It is the intention of the City Commission, and it is hereby ordained that the provisions of
this ordinance shall become and be made part of the Code of the City of Miami Beach as
amended; that the sections of this ordinance may be renumbered or relettered to accomplish
such intention; and that the word "ordinance" may be changed to "section" or other appropriate
word.
SECTION 4. Severability.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 5. Applicability.
Notwithstanding the provisions of Section 118-168(a) of the City Code regarding
the enforcement of amendments to the land development regulations, for purposes of this
ordinance, those projects that have made an application to a jurisdictional development board
by June 7, 2006 and have received approval by December 7, 2006, shall be fully vested;
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however, such projects shall not have any rights to any extensions of time that may be needed
for obtaining full building permits based upon the plans originally submitted and approved.
SECTION 6. Effective Date.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this 11 th day of
06.
ATT;rJL~ PAA~
CITY CLERK Robert Parcher
MAYOR
Verified by:
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
J O/I(,/Q(,
Date
First Reading: September 6, 2006
Second Reading: October 11, 2006
f
Underscore denotes new language
T:\AGENDA\2006\oct1106\Regular\Flamingo Regs NO rooftop - ORD.OCT rev.doc
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COMMISSION ITEM SUMMARY
Condensed Title:
Ordinance Amendment adding new development regulations for any new construction or additions
to properties in the Flamingo Park Local Historic District, including the prohibition of roof-top additions
on contributing buildings.
Ke Intended Outcome Su orted:
Increase satisfaction with neighborhood character.
Issue:
Amending the RM-1 section of the City Code, pertaining to the Flamingo Park Local Historic District,
to ensure the compatibility of new infill construction with the established scale, character and context
of the existing Historic District.
Item Summary/Recommendation:
The proposed Ordinance would amend the development regulations in the Flamingo Park Local
Historic District. On September 6, 2006 the City Commission adopted that version of the proposed
Ordinance prohibiting roof-top additions on First Reading and set a Second Reading public hearing
for October 11. 2006.
The Administration recommends that the City Commission adopt the proposed Ordinance.
Advisory Board Recommendation:
On June 13, 2006, the Historic Preservation Board reviewed the subject Ordinance and
recommended approval of that version prohibiting roof-top additions.
On June 27, 2006, the Planning Board, transmitted that version of the Ordinance prohibiting roof-top
additions to the City Commission with a favorable recommendation.
On July 10, 2006, the Land Use and Development Committee reviewed the subject Ordinance and
recommended approval of that version prohibiting roof-top additions.
Financial Information:
Source of Amount Account Approved
Funds: 1
D 2
3
4
aSPI Total
Financial Impact Summary:
The proposed Ordinance is not expected to have any fiscal impact.
Cit Clerk's Office Le islative Trackin
Jorge Gomez or Tom Mooney
Si
ant City Manager
City Manager
m
.....
MIAMIBEACH
AGENDA ITEM
DATE
RSD
/O-tl-of,
It\
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachR.gov
COMMISSION MEMORANDUM
FROM:
Mayor David Dermer and Members of the City Commission
Jorge M. Gonzalez, City Manager (.~
October 11 , 2006 U
SECOND READING
TO:
DATE:
SUBJECT: Flamingo Park Development Regulations
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH AMENDING CHAPTER 142, "LAND DEVELOPMENT
REGULATIONS," OF THE CITY CODE; BY AMENDING DIVISION 3,
"RESIDENTIAL MULTIFAMILY DISTRICTS," SUBDIVISION II, "RM-1
RESIDENTIAL MULTIFAMILY LOW INTENSITY," BY ADDING NEW
DEVELOPMENT REGULATIONS FOR ANY NEW CONSTRUCTION OR
ADDITIONS TO PROPERTIES IN THE FLAMINGO PARK LOCAL HISTORIC
DISTRICT, INCLUDING THE PROHIBITION OF ROOF-TOP ADDITIONS.
PROVIDING FOR REPEALER, SEVERABILITY, CODIFICATION AND AN
EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
Adopt the proposed Ordinance.
BACKGROUND
On May 1 0, 2006, the City Commission approved an ordinance amendment that reduced the
maximum permitted height within the RM-1 section of the Flamingo Park local historic district
from 40 feet to 35 feet and from 4 f1oors'to 3 floors. At the same meeting, the Commission
also considered an ordinance amendment that proposed to reduce the maximum allowable
FAR in the RM-1 section of the Flamingo Park local historic district from 1.25 to 1.0.
After much discussion, the City Commission decided not to adopt the proposed ordinance
that would have reduced the maximum FAR, and instead directed the Administration to
prepare a series of amendments to the RM-1 section of the Zoning Code, which would
pertain solely to the Flamingo Park local historic district and that would address the
compatibility issues associated with infill construction and additions to existing buildings.
ANALYSIS
In consultation with the Planning Board and the Historic Preservation Board, staff is
proposing a series of development regulations that utilize a "form" based approach to infill
construction and additions as opposed to a purely "prescriptive" approach based solely on
FAR and height. These regulations strike a careful balance between preserving the well
October 11, 2006
Commission Memorandum
Flamingo Park Development Regulations
Page 2 0'5
established low scale character and context of the Flamingo Park historic district, while still
allowing for appropriate and compatible infill construction and additions.
Based upon the direction of the Planning Board, the Administration brought two (2)
ordinance amendments before the City Commission on September 6, 2006 for
consideration at First Reading. The first, which has been endorsed by the Historic
Preservation Board and transmitted to the City Commission with a favorable
recommendation by the Planning Board, includes a prohibition of roof-top additions on
contributing buildings. The alternate Ordinance removed the prohibition of roof-top
additions.
On September 6, 2006, the City Commission approved, on First Reading, that version of
the Ordinance prohibiting roof-top additions.
After careful evaluation and based upon the success of not allowing roof-top additions to
existing buildings on Ocean Drive, the Administration has concluded that the most
appropriate way to accommodate new construction and additions on existing building sites
within the Flamingo Park historic district is to require that all new additions to existing
contributing structures be located at ground level. This will address the incompatibility of
roof-top additions with the roof-lines, scale and massing of existing contributing structures.
The prohibition of roof-top additions would only apply to contributing buildings.
The proposed ordinance also sets forth new criteria for any proposed ground level
addition(s), which should provide for more sensitive and appropriately scaled infill
construction. These criteria apply only to the massing, siting, location and dimensions of
infill construction and would still allow for maximum creativity in terms of architectural
language and design. Specifically, the following is noted:
· Ground level additions shall be detached and separated from main structure(s) on
the site by a distance of at least ten (10') feet. However, the historic preservation
board may, on a case-by-case basis, allow a ground level addition to attach to the
rear of an existing structure that has a flat roof and parapet, provided such addition
does not exceed the height of the existing structure and that the attachment does not
result in the demolition, obscuring or removal of any significant architectural features
and/or finishes from the existing structure.
· The height of ground level additions shall not exceed one (1) story and twelve (12')
above the height of the main roof of the existing structure.
· Ground level additions shall follow the established lines of the interior building walls
of the main existing structure on the site and for additions that are 2 stories or less in
height, any non-conforming interior side setback may be extended, provided the
minimum interior side setback is five (5') feet.
The subject Ordinance also sets forth limitations on the interior heights of new construction
and additions, in order to prevent out of scale volumetric buildings within the district. In this
regard, a maximum floor to floor height of twelve (12') feet has been established, while still
allowing the historic preservation board, on a case-by-case basis, to waive these
requirements for loft or mezzanine space within the allowable volume of the building.
October 11, 2006
Commission Memorandum
Flamingo Park Development Regulations
Page 3 of5
However, the total floor area of any such loft space or mezzanine cannot exceed one-third
the total floor area in that room or story in which the loft space or mezzanine occurs.
In light of the fact that the Flamingo Park district is comprised primarily of single lots, the
proposed ordinance specifies that no more than two (2) continguous lots may be aggregated
for development purposes. Additionally, any new construction or additions on multiple or
aggregated lots must incorporate a minimum building separation of ten (10') feet in the
middle of the property. The historic preservation board may, on a case-by-case basis, allow
for a connection in the rear of the property, provided the depth of such connection does not
exceed 25% of the lot depth and that the connection does not contain any parking spaces.
In order to maintain the established scale and massing of the district, and to prevent height
encroachments from becoming additional floors, stairwell bulkheads will not be permitted to
extend above the maximum building height. Additionally, elevator bulkheads extending
above the main roofline of a building shall be required to meet the line-of-site requirements
setforth in Section 142-1161 herein and such line-of-site requirement will not be able to be
waived by the Historic Preservation Board.
The proposed Ordinance also addresses the issue of established open space and historic
courtyards. In order to protect these spaces, on properties with contributing buildings the
subject Ordinance precludes new construction or ground level additions within an existing
side, front or rear open space, provided physical evidence or historic documentation
substantiates that existing open space is or was an established architectural or historic
component of the site or building design by virtue of significant features and/or finishes,
including, but not limited to, paving patterns, fountains, terraces, walkways or landscaping.
With regard to demolition criteria, a much stricter standard for the demolition of any part of a
contributing building has been proposed. Specifically, only those portions of a contributing
building that were not part of the original structure on site, or that have not acquired any type
of architectural significance, as determined by staff or the Historic Preservation Board, may
be proposed to be demolished. This will make it very clear that the removal of portions of a
contributing building in order to circumvent the prohibition on roof-top additions shall not be
permitted.
Finally, in order to ensure that the current and future Historic Preservation Boards do not
veer away from these standards, a no variance provision has been added. This will also
ensure that all decisions regarding design and appropriateness will remain solely within the
purview of the Historic Preservation Board, and not the Board of Adjustment.
The subject regulations are laid out in a very clear and concise manner and will greatly
benefit developers, architects and future buyers of property in the City, as they clearly and
unambiguously specify the framework for preservation and infill construction. This will allow
an individual contemplating a purchase of a property to gain a full understanding of what can
be reasonably expected in terms of any modifications and new construction that may be
sought for a particular property.
On June 13, 2006 the Historic Preservation Board reviewed the proposed Ordinance and
recommended approval. On June 27, 2006, the Planning Board transmitted the subject
Ordinance to the City Commission with a favorable recommendation, thus commencing
October 11, 2006
Commission Memorandum
Flamingo Park Development Regulations
Page 4 of5
zoning-in-progress. The Planning Board added the following section to the proposed
Ordinance, pertaining to applicability:
Notwithstanding the provisions of Section 118-168( a) of the City Code regarding the
enforcement of amendments to the land development regulations, for purposes of
this ordinance, those projects that have made an application to a jurisdictional
development board by June 7, 2006 and have received approval by December 7,
2006, shall be fully vested, including their rights to any extensions of time that may
be needed for obtaining full building permits based upon the plans originally
submitted and approved.
The administration is not opposed to the proposed applicability section in concept, but would
recommend that the allowance for an Extension of Time for those projects already approved
by the Historic Preservation Board be eliminated. As noted on the attached summary of
projects that would become legal non-conforming if the subject ordinance is approved, there
is a sufficient period of time to obtain Full Building Permits, as the subject projects are
relatively small in nature and not overly complex.
The administration has also modified Subsection (a)(3)h of the proposed ordinance,
pertaining to open spaces and courtyards, so that it is less ambiguous. Specifically, the
following paragraph has been introduced:
h. For contributing buildings or properties, no building or structure shall be permitted
within an existing historic courtyard. For purposes of this subsection, an historic
courtyard shall be defined as a grade level space, open to the sky, which is enclosed
on at least two (2) sides by an existing building or structure on the same property
and is an established architectural or historic component of the site or building
design by virtue of significant features and/or finishes, including, but not limited to,
paving patterns, fountains, terraces, walkways or landscaping.
This modification would better define what would be considered an historic courtyard and
removes any ambiguity regarding existing open spaces in front, side and rear yards. It is not
the intent of this ordinance to prevent appropriately designed infill construction within rear,
side or front yards that are vacant and lack any site design or architectural value.
The Land Use and Development Committee considered the proposed Ordinance
Amendment on July 10, 2006 and endorsed the 'No-Roof-Top Additions' versions, along
with the modifications proposed by the Administration above.
In addition to the foregoing modifications, the administration also incorporated the following
minor text changes into the Ordinance that was approved by the City Commission on
September 6, 2006, which clarify the legislative intent of the proposed Ordinance:
1. Section (a)(3)a.
Notwithstanding the provisions of Section 142-1161 of these Land Development
Regulations, roof-top additions shall not be permitted on any contributing building and any
stairwell or elevator bulkhead shall meet the line-of-site reauirements of Section 142-
1161. herein. The Historic Preservation Board reserves the right to re-classify the
contributing status of any structure in the district, prior to rendering a decision on any
October 11, 2006
Commission Memorandum
Flamingo Park Development Regulations
Page 5 0(5
application that may contemplate a roof-top addition.
2. Section (a)(3)d.
Ground level additions, whether attached or detached, shall follow the established lines of
the interior side setbacks of the main existing structure on the site. For the first 2 floors of
the addition. any non-conforming interior side setback may be extended, provided the
minimum interior and/or street side setback is five (5') feet; the 3rd floor of the addition. if
permitted. shall meet the minimum side yard reauirements. Notwithstanding the
foregoing, the historic preservation board may, on a case-by-case basis, allow ground level
additions to exceed one side of the established interior side setbacks of the main existing
structure on the site, provided the sum of the interior side setbacks is a minimum of fifteen
(15') feet.
FISCAL IMPACT
The proposed Ordinance is not expected to have any fiscal impact.
CONCLUSION
The Administration recommends that the City Commission adopt the proposed Ordinance.
Pursuant to Section 118-164(4) of the City Code, an affirmative vote of five-sevenths shall
be necessary in order to enact any amendments to the Land Development Regulations.
JMGfTH/JGGfTRM
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