2014-3891 Ordinance BUILDING HEIGHTS
ORDINANCE NO. 2014-3891
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE
CITY OF MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 114,
"GENERAL PROVISIONS," SECTION 114-1, "DEFINITIONS," BY
INCLUDING DEFINITIONS FOR MINIMUM FINISHED FLOOR AND
CITY OF MIAMI BEACH FREEBOARD, AND BY AMENDING THE
DEFINITION OF HEIGHT OF BUILDING; PROVIDING FOR
REPEALER; SEVERABILITY; CODIFICATION; AND AN EFFECTIVE
DATE.
WHEREAS, the City Code provides for the regulation of how the height of
buildings are measured, including definitions and exclusions, and
WHEREAS, the City desires to change the method in which the height of
buildings are measured to address sea level rise; and
WHEREAS, it is appropriate to update the definitions in the Land Development
Regulations; and
WHEREAS, changing the definitions is in the best interest of the City.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA.
SECTION 1. City Code Chapter 114, "General Provisions," Section 114-1, "Definitions,"
is hereby amended as follows:
Sec. 114-1. Definitions.
The following words, terms and phrases when used in this subpart B, shall have the
meanings ascribed to them in this section, except where the context clearly indicates a
different meaning:
City of Miami Beach Freeboard. For purposes of measuring building height, City of
Miami Beach Freeboard means the additional elevation between the minimum finished
floor elevation and the base flood elevation, as provided in Section 54-48, Specific
Standards.
Height of building means the vertical distance from the grade to the highest point of the
feed the lowest floor according to the following, as applicable:
a) When the minimum finished floor elevation is located between grade and base flood
elevation plus `City of Miami Beach Freeboard', height shall be measured from the
minimum finished floor elevation to the highest point of the roof;
b) When enclosed commercial or residential space is located at or below grade, height
shall be measured from grade to the highest point of the roof.
c) When the minimum finished floor elevation is located above the base flood elevation
plus `City of Miami Beach Freeboard', height shall be measured from the base flood
elevation plus Freeboard'.
The highest point of a roof is as follows:
(1) The highest point of a flat roof,
(2) The deck line of a mansard roof;
(3) The average height between eaves and ridge for gable, hip, and gambrel roofs;
or
(4) The average height between high and low points for a shed roof.
Minimum finished floor elevation means the lowest enclosed floor above grade and shall
not include areas for building access, provided such areas do not exceed a depth of 20
feet from the exterior building face. Interior stairs, ramps and elevators used to transition
from grade to the minimum finished floor elevation may be located beyond the 20 feet
depth from the exterior building face. However, areas for building access may exceed a
depth of 20 feet from the exterior building face if approved by the Design Review Board
or Historic Preservation Board, as applicable.
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. Effective Date.
This Ordinance shall take effect ten days following adoption.
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PASSED and ADOPTED this day of 2014.
MAYOR
ATTEST:
CITY OLERK :.. ... .�
APPROVED AS TO
�" �' =� •'•: FORM AND LANGUAGE
-� & FOR EXECUTION
G :I►NCORP ORATED= � �l g u ' q-
` :; �0 ity Attorney Date
4 r.': ..... D� l 7 V /
First Reading: July i:4-;201-4 0roo
r,
Second Reading: Septemb''ra1,4;kA
Verified by:
omas R. Moone ,
Planning Director
TAAGENDA\2014\September\Height Definition-ORD Second Reading.docx
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COMMISSION ITEM SUMMARY
Condensed Title:
Second Reading to consider an Ordinance Amendment modifying the definition of Building Heights.
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 modify the manner in which building heights are calculated by
measuring height from flood elevation as opposed to grade (sidewalk).
On July 23, 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 September 10, 2014.
The Administration recommends that the City Commission adopt the Ordinance.
Advisory Board Recommendation:
On June 24, 2014, the Planning Board recommended approval of the subject Ordinance by a vote of
6to0.
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:
Departme t Di ect r Assistant City Manager JJCity Manager
T:\AGENDA\2014\September\Height Definition-SUM Second Reading.docx
AGENDA ITEM �1J
MIAMHBEACH DATE
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 the City Com ission
FROM: Jimmy L. Morales, City Manager
DATE: September 10, 2014 ECOND READING — PUBLIC HEARING
SUBJECT: DEFINITION OF BUILDING HEIGH
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 114, "GENERAL
PROVISIONS," SECTION 114-1, "DEFINITIONS," BY . INCLUDING
DEFINITIONS FOR MINIMUM FINISHED FLOOR AND CITY OF MIAMI
BEACH FREEBOARD, AND BY AMENDING THE DEFINITION OF HEIGHT
OF BUILDING; PROVIDING FOR REPEALER; SEVERABILITY;
CODIFICATION; 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 the measurement of heights in commercial districts, including maximum
heights within the CPS-1 district. On March 19, 2014, the Land Use Committee referred
an Ordinance amendment to the Planning Board, which would change the measurement
of building height from the current grade to Base Flood Elevation. Additionally, the
Mayors Blue Ribbon Panel of Flooding and Sea Level Rise has recommended in favor of
the Ordinance.
ANALYSIS
With the exception of the RS (Single Family) Districts, the City Code currently requires
that maximum height limits be measured from grade (sidewalk elevation). As part of the
discussion pertaining to Seal Level Rise and Flooding, the subject Ordinance would
establish maximum height limits from base flood elevation in commercial and multi-
family districts, should a proposed project elect to construct the first level at or above
flood elevation.
Currently, with the exception of the RS (Single Family Districts) building height is
Commission Memorandum
Ordinance—Definition of Building Height
September 10, 2014 Page 2 of 3
measured from grade (the sidewalk elevation at the center of the property), to the
highest point of the roof. The Florida Building Code requires the minimum finished floor
of the first habitable floor to be elevated to the property's FEMA base flood elevation. In
some instances, the difference between grade and base flood elevation is significant.
For example in the Sunset Harbor Neighborhood, there are properties with a grade
elevation of 3'-0" NGVD and a base flood elevation of 8'-0" NGVD. The Florida Building
Code does allow commercial properties to build habitable floors below the base flood
elevation, if the area located below base flood is either dry or wet flood proofed.
In an attempt to address the challenges the City is facing from sea level rise the City is
studying the adoption of higher flood management standards, known as freeboard. The
proposal would increase the FEMA base flood elevation, requiring the minimum finished
floor to be higher than the FEMA requirement. Although such an increased elevation
has yet to be adopted, the proposed ordinance references these new standards, should
they be adopted and or modified in the future.
In order to promote more flood resilient development that will ensure the longevity of the
City's future building stock, amendments to the manner in which building height is
measured are being proposed. The proposal envisions three different scenarios for
measuring building height.
Scenario 1: The minimum finished floor elevation is located between grade and base
flood elevation plus City of Miami Beach-freeboard.
For buildings that choose to locate commercial or nonresidential space
below the minimum base flood elevation determined by the Building
Department (FEMA base flood elevation plus freeboard), but above grade,
the height will be measured form the minimum finished floor
elevation proposed.
Scenario 2: Enclosed space is located at or below grade.
For buildings that have commercial or nonresidential space located at or
below grade, the building height will be measured from grade.
Scenario 3: The minimum finished floor elevation is located above the base flood
elevation plus freeboard.
In order to encourage new construction to build to the new higher standard
when the first habitable floor is located at or above the base flood elevation
plus freeboard the building height will be measured form base flood
elevation plus City of Miami Beach freeboard.
While the goal is to promote development that is more resistant to flooding, there is a
potential for some infill development to be inconsistent with the City's as-built context,
particularly in commercial districts. Some uses, such as retail, rely on having an active
presence, as well as direct access, at sidewalk level. In order to accommodate this
need, an exception is recommended for buildings when the first habitable floor is located
at or above base flood plus City of Miami Beach freeboard. The exception would allow a
transition space, with a maximum depth of 20'-0", to be located at grade without
requiring the building's height to be measured from grade. This space would serve
several critical functions. First, it would provide the street presence that the commercial
Commission Memorandum
Ordinance—Definition of Building Height
September 10, 2014 Page 3 of 3
uses and the City depend upon. Second, it would minimize the impact that infill
development would have on neighboring buildings. Lastly, it would provide a space to
create a transition from the sidewalk to the elevated floor with interior stairs and ramps.
These transition areas typically occur at sidewalk level, and could be designed to be
absorbed by raised streets and sidewalks at some point in the future.
PLANNING BOARD REVIEW
On June 24; 2014, the Planning Board transmitted the proposed Ordinance to the City
Commission with a favorable recommendation by a vote of 6 to 0 (PB File No. 2188).
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 was approved at First Reading on July 23, 2014.
CONCLUSION
The Administration recommends that the City Commission adopt the Ordinance.
JLM/JMJ/TRM
TAAGENDA\2014\September\Height Definition-MEM Second Reading.docx
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