2014-3879 Ordinance Rooftop Additions in Morris Lapidus/ Mid 20th Century Historic District
ORDINANCE NO. 2014-3879
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," BY AMENDING ARTICLE IV,
"SUPPLEMENTARY DISTRICT REGULATIONS," DIVISION 5 "HEIGHT
REGULATIONS," BY AMENDING SECTION 142-1161, "HEIGHT
REGULATIONS EXCEPTIONS", BY MODIFYING THE PROHIBITION OF
ROOFTOP ADDITIONS OF MORE THAN ONE STORY IN THE MORRIS
LAPIDUS/MID-20TH CENTURY HISTORIC DISTRICT TO ALLOW ADDITIONAL
STORIES; BY AMENDING CHAPTER 142, "ZONING DISTRICTS AND
REGULATIONS," BY AMENDING ARTICLE II, "DISTRICT REGULATIONS,"
DIVISION 3 "RESIDENTIAL MULTIFAMILY DISTRICTS," SUBDIVISION V
"RM-3 RESIDENTIAL MULTIFAMILY, HIGH INTENSITY," BY AMENDING
SECTION 142-247, "SETBACK REQUIREMENTS", BY MODIFYING THE
SETBACK REQUIREMENTS FOR ROOFTOP ADDITIONS IN THE MORRIS
LAPIDUS/MID-20TH CENTURY HISTORIC DISTRICT; PROVIDING FOR
CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City Code provides for the regulation of rooftop additions in Historic
Districts ; and
WHEREAS, the Historic Preservation Board, at its meeting dated April 8, 2014 by a vote
of 6-0 recommended in favor of the Ordinance; and
WHEREAS, the Planning Board, at its meeting dated May 5, 2014, by a vote of 7-0
recommended in favor of the Ordinance; and
WHEREAS, the Mayor and City Commission deem that it is in the best interest of
historic preservation within Miami Beach to amend the Land Development Regulations of the
City Code related to future rooftop additions in the Morris Lapidus / Mid 20th Century Historic
Distirct; and
WHEREAS, the amendments set forth below are necessary to accomplish the above
objectives.
NOW, THEREFORE, BE IT DULY ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, AS FOLLOWS:
SECTION 1. That Chapter 142, "Zoning Districts and Regulations," Article IV, "Supplementary
District Regulations," Division 5, "Height Regulations," Section 142-1161, "Height Regulation
Exceptions", is hereby amended to read as follows:
Sec. 142-1161. Height regulation exceptions.
For all districts, except RS-1, 2, 3 and 4(single-family residential districts).
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(d) Rooftop additions.
(3) Collins Waterfront Historic District and Morris Lapidus/Mid-20th Century Historic
District. Notwithstanding the foregoing provisions of subsection 142-1161(d)(2), certain types
of existing structures located within the Collins Waterfront Historic District and the Morris
Lapidus/Mid-20th Century Historic District may be permitted to have habitable rooftop
additions (whether attached or detached)according to the following requirements:
a. Height of rooftop additions permitted for structures of five stories or less:
1. Existing buildings of five or less stories may not have more than a one
story rooftop addition, in accordance with the provisions of subsection
142-1161(d)(2). Additionally, at the discretion of the historic preservation
board, pursuant to certificate of appropriateness criteria, the maximum
floor to ceiling height may be increased to 15 feet within the Morris
Lapidus/Mid-20th Century Historic District.
b. Height of rooftop additions permitted for hotel structures of greater than five
stories:
1. For those structures determined to be eligible by the historic
preservation board for rooftop additions of greater than one story in
height according to the provisions of subsection c. below, one story is
allowed per every three stories of the existing building on which the
addition is to be placed, to a maximum of four additional rooftop addition
stories, with a maximum floor to floor height of 12 feet, and a maximum
floor to roof deck height of 12 feet at the highest new story. The
additional stories shall only be placed on the underlying structure creating
the eligibility for an addition. Additionally, at the discretion of the historic
preservation board, pursuant to certificate of appropriateness criteria, the
maximum floor to ceiling height may be increased to 15 feet within the
Morris Lapidus/Mid-20th Century Historic District, for up to 2 floors of a
permitted roof-top addition.
2. Rooftop additions permitted under this subsection, which are greater
than one story, shall be for the sole purpose of hotel unit development. A
restrictive covenant in a form acceptable to the city attorney committing
the property to such hotel use, subject to release by the historic
preservation board when such board determines that the restriction is no
longer necessary, shall be recorded prior to the issuance of any building
permit for a rooftop addition greater than one story.
SECTION 2. That Chapter 142, "Zoning Districts and Regulations," Article II, "District
Regulations," Division Section 3, "Residential Multifamily Districts,", Subdivision V, "RM-3
2
Residential Multifamily, High Intensity", Section 142-1247, "Setback Requirements", is hereby
amended as follows:
Sec. 142-247. Setback requirements.
(a)The setback requirements for the RM-3 residential multifamily, high intensity district are as
follows:
Front Side, Side, Facing Rear
Interior a Street
At-grade 20 feet 5 feet, or 5% of lot 5 feet, or 5% of Non-oceanfront
parking lot on width, whichever is lot width, lots-5 feet
the same lot greater whichever is Oceanfront lots—
greater 50 feet from
bulkhead line
Subterranean 20 feet 5 feet, or 5% of lot 5 feet, or 5% of Non-oceanfront
width, whichever is lot width, lots-0 feet
greater. (0 feet if lot whichever is Oceanfront lots—
width is 50 feet or less) greater 50 feet from
bulkhead line
Pedestal 20 feet Sum of the side yards Sum of the side Non-oceanfront
Except lots A and 1-30 of shall equal 16% of lot yards shall lots-10% of lot
the Amended Plat Indian width equal 16% of depth
Beach Corporation Minimum-7.5 feet or lot width Oceanfront lots—
Subdivision and lots 231— 8% of lot width, Minimum-7.5 20% of lot depth,
237 of the Amended Plat of whichever is greater feet or 8% of 50 feet from the
First Ocean Front lot width, bulkhead line
Subdivision-50 feet whichever is whichever is
greater greater
Tower 20 feet+ 1 foot for every 1 The required pedestal Sum of the side Non-oceanfront
foot increase in height setback plus 0.10 of yards shall lots-15% of lot
above 50 feet, to a the height of the tower equal 16% of depth
maximum of 50 feet, then portion of the building. the lot width Oceanfront lots—
shall remain constant. The total required Minimum-7.5 25% of lot depth,
Except lots A and 1-30 of setback shall not feet or 8% of 75 feet minimum
the Amended Plat Indian exceed 50 feet lot width, from the bulkhead
Beach Corporation whichever is line whichever is
Subdivision and lots 231— greater greater
237 of the Amended Plat of
First Ocean Front
Subdivision-50 feet
3
(b) In the Morris Lapidus/Mid-20th Century Historic District the following shall apply:
(1) Rooftop additions, whether attached or detached, may follow the established lines of the
interior side setbacks of the existing structure on the site, subject to the review of the historic
preservation board.
SECTION 3. Repealer.
All ordinances or parts of ordinances and all sections and parts of sections in conflict herewith
be and the same are hereby repealed.
SECTION 4. 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 5. Severability.
If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder
shall not be affected by such invalidity.
SECTION 6. Effective Date.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this l/ day of jw2 e , 2 14.
M 0
ATTEST:
CITY CLERK '
APPROVED AS TO
FORM AND LANGUAGE
NCORp O8AT & FOR EXECUTION
FD
• .. '
City Attorney Date
2 6 .
First Reading: May 21, 2014
Second Reading- June 11, 2 14
Verified by:
Tho as R. Mooney, AICP
Planning Director
Underscore denotes new language.
StFiketl;Fe gh donnte6 deleted laRg Bann
T:IAGENDA120141June\Roof Top Additions Lapidus-ORD 2nd FINAL.docx
4
COMMISSION ITEM SUMMARY
Condensed Title:
Second Reading to consider an Ordinance Amendment pertaining to allowable roof top additions
located within the Morris Lapidus Local Historic District.
Key Intended Outcome Supported:
Increase satisfaction with neighborhood character. Increase satisfaction with development and
growth management across the City.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is"about the right amount."
Item Summa /Recommendation:
SECOND READING—PUBLIC HEARING
The proposed Ordinance would increase the maximum number of stories and allowable height of roof-
top additions within the Morris Lapidus Local Historic District.
On May 21, 2014 the City Commission: 1) accepted the recommendation of the Land Use and
Development Committee via separate motion; and 2) approved the Ordinance at First Reading and
scheduled a Second Reading Public Hearing for June 11, 2014.
The Administration recommends that the City Commission adopt the Ordinance.
Advisory Board Recommendation:
F tn May 5, 2014, the Planning Board recommended approval of the subject Ordinance by a vote of 7
0.
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budget.
City Clerk's Office Legislative Tracking:
Thomas Mooney
Sign-Offs:
Depart nt Director Assistant City Manager City Manager
Mff
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AGENDA ITEMS SF
10 1MI B EAC H� DATE G-11-a
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members of khe City Co mission
FROM: Jimmy L. Morales, City Manager
DATE: June 11, 2014 SEC D READING— PUBLIC HEARING
SUBJECT: Rooftop Additions of more than ne-Story for Contributing Buildings in
the Morris Lapidus Historic District
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," BY AMENDING ARTICLE IV,
"SUPPLEMENTARY DISTRICT REGULATIONS," DIVISION 5 "HEIGHT
REGULATIONS," BY AMENDING SECTION 142-1161, "HEIGHT
REGULATIONS EXCEPTIONS", BY MODIFYING THE PROHIBITION OF
ROOFTOP ADDITIONS OF MORE THAN ONE STORY IN THE MORRIS
LAPIDUS/MID-20TH CENTURY HISTORIC DISTRICT TO ALLOW
ADDITIONAL STORIES; BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," BY AMENDING ARTICLE II, "DISTRICT
REGULATIONS," DIVISION 3 "RESIDENTIAL MULTIFAMILY DISTRICTS,"
SUBDIVISION V "RM-3 RESIDENTIAL MULTIFAMILY, HIGH INTENSITY,"
BY AMENDING SECTION 142-247, "SETBACK REQUIREMENTS", BY
MODIFYING THE SETBACK REQUIREMENTS FOR ROOFTOP ADDITIONS
IN THE MORRIS LAPIDUS/MID-20TH CENTURY HISTORIC DISTRICT;
PROVIDING FOR CODIFICATION; REPEALER; SEVERABILITY; AND AN
EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission adopt the Ordinance.
BACKGROUND
On February 12, 2014, at the request of Commissioner Joy Malakoff, the City
Commission referred a discussion item to the Land Use and Development Committee
pertaining to rooftop additions of more than one-story for Contributing buildings in the
Morris Lapidus / Mid 20th Century Historic District. On March 19, 2014, the Land Use and
Development Committee referred the proposed Ordinance Amendment to the Planning
Board.
On April 8, 2014, the Historic Preservation Board reviewed the proposed Ordinance with
a recommendation that the City Commission adopt the Ordinance amendment. At the
same meeting the HPB approved a 2-story roof-top addition to the Versailles tower of
the Fontainebleau Hotel, with the issuance of a Building Permit conditioned upon the
final adoption of the proposed Ordinance amendment by the City Commission (HPB File
No. 7421).
Commission Memorandum
Ordinance—Roof-Top Additions in Morris Lapidus District
June 11, 2014 Page 2 of 2
ANALYSIS
Currently, the Land Development Regulations of the City Code restrict rooftop additions
to one story with a maximum floor to ceiling height of 12 feet in all of the City's historic
districts except for the Collins Waterfront Historic District and North Beach Resort
Historic District. The proposed ordinance amendment would permit rooftop additions in
the Morris Lapidus Mid-201h Century Historic District based upon the current
requirements for Collins Waterfront Historic District, except with a higher floor to ceiling
heights
Modifications to the setback requirements for such roof-top additions are also proposed
within the Morris Lapidus Historic District, which would allow the setbacks of any addition
to follow any non-conforming interior side setback, subject to the review and approval of
the Historic Preservation Board.
PLANNING BOARD REVIEW
On May 5, 2014, the Planning Board transmitted the proposed Ordinance to the City
Commission with a favorable recommendation by a vote of 7 to 0 (PB File No. 2172).
FISCAL IMPACT
In accordance with Charter Section 5.02, which requires that the "City of Miami Beach
shall consider the long term economic impact (at least 5 years) of proposed legislative
actions," this shall confirm that the City Administration evaluated the long term economic
impact (at least 5 years) of this proposed legislative action. The proposed Ordinance is
not expected to have any tangible fiscal impact.
SUMMARY
The subject Ordinance allows for more flexibility in terms of distributing permitted FAR
on top of larger buildings located within the Morris Lapidus Historic District. As most of
the architecture within this district consists of larger, multi-family buildings, the proposed
allowable stories for roo f-top a dditions is not expected to adversely impact the
established scale, character and context of the district.
On May 21, 2014, the subject Ordinance was approved at First Reading.
CONCLUSION
The Administration recommends that the City Commission adopt the Ordinance.
JLM/JMJ/TRM
T:\AGENDA\2014\June\Roof Top Additions Lapidus-MEM 2nd Read.docx
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