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2014-3906 Ordinance RPS HEIGHTS AND LOT AGGREGATION ORDINANCE NO. 2014-3906 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, BY AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS" ARTICLE II, "DISTRICT REGULATIONS" DIVISION 18, "PS PERFORMANCE STANDARD DISTRICT," AMENDING SECTION 142-696 "RESIDENTIAL PERFORMANCE STANDARD AREA REQUIREMENTS," BY AMENDING THE MAXIMUM BUILDING HEIGHT AND LOT AGGREGATION REQUIREMENTS IN THE R-PS1, R-PS2, R-PS3 AND R-PS4 ZONING DISTRICTS; PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. WHEREAS, the Ocean Beach Historic District contains a collection of important historic buildings which together embody a rich history of the first three decades of the development of Miami Beach; and WHEREAS, the Land Development Regulations of Miami Beach have been promulgated to provide for compatibility of new development in historic districts in Miami Beach; and WHEREAS, the Land Development Regulations in the Ocean Beach Historic District provide for a reasonable limitation of the height of new development on sites in the Residential Special Performance "R-PS" areas, which aids in the development of compatible infill structures. NOW, THEREFORE,.BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA SECTION 1 Chapter 142, "Zoning Districts and Regulations", Article II, "District Regulations" Division 18, "Performance Standard District," of the Land Development Regulations of the Code of the City of Miami Beach is hereby amended as follows: Section 142-696. Residential-performance standard area requirements Residential Sub-districts Performance R-PS1 R-PS2 R-PS3 R-PS4 Standard Minimum lot area 5,750 sq. ft. 5,750 sq. ft. 5,750 sq. ft. 5,750 sq. ft. Minimum lot 50 feet 50 feet 50 feet 50 feet width Required open 0.60, see Sec. 142- 0.65, see Sec. 142-704 0.70, see Sec. 142- 0.70, see Sec. 142-704 space ratio 704 704 Maximum 45 feet 45 feet 50 feet Non-oceanfront-80 feet; building Lots 50 feet wide or Lots 50 feet wide or Lots 50 feet wide or Oceanfront — 100 feet; Height less -3540 feet less -3540 feet less-3540 feet Lots 50 feet wide or less - 3540 feet. Maximum 5 5 5 Non-oceanfront-8 number Lots 50 feet wide or Lots 50 feet wide or Lots 50 feet wide or Oceanfront— 11 of stories less-4 less-4 less-4 Lots 50 feet wide or less— 4 In the Ocean Beach 1 of 4 Performance R-PS1 R-PS2 R-PS3 R-PS4 Standard Minimum lot area 5,750 sq. ft. 5,750 sq. ft. 5,750 sq. ft. 5,750 sq. ft. Historic District-7 Maximum floor 1.25 1.50 1.75 2.0 area ratio Minimum floor New construction - New construction -650 New construction - New construction - 550 Area per 700 Rehabilitated 600 Rehabilitated apartment unit Rehabilitated buildings-400 Rehabilitated buildings -400 square feet buildings-400 buildings-400 Minimum average New construction - New construction -900 New construction - New construction -800 floor area per 950 Rehabilitated 850 Rehabilitated apartment unit Rehabilitated buildings -550 Rehabilitated buildings - 550 square feet building -550 buildings-550 Minimum average N/A N/A 15% = 300-335 15% = 300-335 square floor area per square feet feet hotel unit(square 85% = 335+ square 85% = 335+ square feet feet) feet Minimum parking Pursuant to Chapter 130 and Section 142-705 requirement Minimum off- Pursuant to Chapter 130, Article III. street loading Signs Pursuant to Chapter 138 Suites hotel Pursuant to Article IV, division 3 of this chapter. * Notwithstanding the foregoing provisions regarding maximum building height, in the Ocean Beach historic district, as defined in subsection 118-593(e)(11), the maximum building height for a lot located in the R-1PS1, R-PS2, or R-PS3 zoning districts (i) With a lot exceeding 50 feet, and (ii) Upon which there exists a contributing structure which has not received a certificate of appropriateness for demolition (or any such approval has expired), shall be 4035 feet. 1. Notwithstanding the above height restrictions, existing structures within a local historic district are subject to section 142-1161. 2. In the R-PS4 zoning district, within the Ocean Beach historic district, when an existing contributing structure is nonconforming with respect to the height regulations in section 142-696, such structure may be repaired, renovated or rehabilitated regardless of the cost of such repair, renovation or rehabilitation, notwithstanding the provisions of chapter 118, article IX, "Nonconformances." 3. Lets at a width of 50 feet eF less aggFegated with adjaGeRt paFGels afteF NeyembeF 3, 2002, shall hav- - - .:num height ef 35 feet and 6hall Rot be allewed the height fnr paFGels \A ideF than 60 foot 4. Notwithstanding the above height restrictions, in the R-PS4 zoning district, within the Ocean Beach historic district, for lots 100 feet or more in width, the maximum height shall be 35 feet for the first 60 feet of lot depth, 75 feet thereafter, subject to the line-of- sight analysis of section 142-697(d). However, for residential apartment buildings, on lots 100 feet or more in width, the historic preservation board, in accordance with certificate of appropriateness criteria, may allow an increase in the overall height not to exceed six stories, 60 feet for the first 60 feet of lot depth and 11 stories, 100 feet thereafter, and on lots 50 feet wide or less may allow an increase in overall height not to 2of4 exceed 35 feet for the first 60 feet of lot depth and six stories, 60 feet thereafter, provided all of the following conditions are satisfied: a. The property shall be an oceanfront lot; b. The property shall not contain a contributing building; c. The sixth level of the front portion of the new construction on lots 100 feet or more in width shall meet a line-of-sight, which for the purpose of this section, is defined as not being visible when viewed at eye-level (five feet six inches from grade) from the opposite side of the Ocean Drive right-of-way, and on lots 50 feet or less wide shall be subject to the line-of-sight analysis of section 142-697(d); d. The proposed building shall be sited and massed in a manner that promotes and protects view corridors. At a minimum, a substantial separation of the tower portion of any structure shall be required; e. For lots greater than 50 feet in width, the front portion of the structure shall incorporate a separation in the center of the structure, which is open to sky, and is at least ten feet in width and 25 feet in depth; the exact location of such separation shall be subject to the historic preservation. board, in accordance with certificate of appropriateness criteria. Alternatively, the massing and architectural design of the front portion of the structure shall acknowledge the historic pattern of residential structures along Ocean Drive; f. The maximum residential density is 60 units per acre; g. All required off-street parking for the building shall be provided on site; required parking may not be satisfied through parking impact fees; h. The owner restricts the property to permit only rentals that are no less than six months and one day per calendar year, through language in its condominium or cooperative documents, and by proffering a restrictive covenant, running with the land, or other similar instrument enforceable against the owner(s), acceptable to and approved as to form by the city attorney, which shall be executed and recorded prior to the issuance of a building permit, to ensure that the building remains solely as a residential apartment building for a minimum of 30 years, and that no uses under section 142-902(2)e. are permitted on the premises during that time period; i. Accepting that the value in the increased height, and the incremental traffic burden and effect on aesthetics in the district are offset by the conveyance of an easement for an extension of the beachwalk east of their structures, the owner provides an easement, acceptable to and approved as to form by the city attorney, for a public beachwalk on the easterly portion of its property, as more specifically provided in the plans on file with the city's public works department. SECTION 2. CODIFICATION. It is the intention of the Mayor and City Commission of the City of Miami Beach, 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, Florida. The sections of this ordinance may be renumbered or relettered to accomplish such intention, and the word "ordinance" may be changed to "section", "article", or other appropriate word. SECTION 3. REPEALER. All ordinances or part of ordinances in conflict herewith be and the same are hereby repealed. SECTION 4. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the 3of4 r remainder shall not be affected by such invalidity. SECTION 5. EFFECTIVE DATE. This Ordinance shall take effect ten days following adoption. PASSED and ADOPTED this II day of rl ovf-rnber , 2014. ATTEST: �P..• ""° hilip Levine ay CORE �. CRATED.' ` Rafa I E. Granado, City Clerk =, - APPROVED AS TO ,.......: � FORM & LANGUAGE CN 2 & FOR EXECUTION First Reading: October 22, 2014 r< <4., Second Reading: ovember 19, 4 City Attorr7 �,( Date Verified by: Thomas R. Moone , AICP Planning Director Underscore denotes new language StFikethFeugh denotes deleted language T:\AGENDA\2014\November\RPS Heights and Lot Aggregation-ORD 2nd Read.doex 4 of 4 COMMISSION ITEM SUMMARY Condensed Title: Second Reading to consider an Ordinance Amendment to the Land Development Regulations by amending the maximum building height and lot aggregation requirements in the R-PS1, R-PS2, R- PS3 and R-PS4 zoning districts. 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 amendment removes height limitations for lots aggregated after November 3, 2002 and raises height limits for lots 50 feet wide or less from 35 feet to 40 feet. On October 22, 2014, the City Commission approved the Ordinance at First Reading and scheduled a Second Reading Public Hearing for November 19, 2014. The Administration recommends that the City Commission adopt the Ordinance. Advisory Board Recommendation: On September 23, 2014 the Planning Board recommended approval of the subject Ordinance by a vote of 6 to 0 (Planning Board File No. 2210). 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: partme t Dire for Assistant City Manager City Manager g-.-- V-/ J T:\AGENDA\2014\November\RPS Heights and Lot Aggregation-2nd Reading SUM.d cx AGENDA ITEM MIAMIBEACH _ _ DATE 1 MIAMI BEACH City of Miami Beath, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov COMMISSION MEMORANDUM TO: Mayor Philip Levine and Members of t e City Co mission FROM: Jimmy L. Morales, City Manager DATE: November 19, 2014 CO D READING —PUBLIC HEARING SUBJECT: RPS Heights and Lot Aggregation AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, BY AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS" ARTICLE II, "DISTRICT REGULATIONS" DIVISION 18, "PS PERFORMANCE STANDARD DISTRICT," AMENDING SECTION 142-696 "RESIDENTIAL PERFORMANCE STANDARD AREA REQUIREMENTS," BY AMENDING THE MAXIMUM BUILDING HEIGHT AND LOT AGGREGATION REQUIREMENTS IN THE R-PS1, R-PS2, R-PS3 AND R-PS4 ZONING DISTRICTS; PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. ADMINISTRATION RECOMMENDATION The Administration recommends that the City Commission adopt the Ordinance. BACKGROUND On February 20, 2002, the City Commission referred an Ordinance Amendment to the Planning Board, modifying the maximum building height requirements in the R-PS4 zoning district. A series of Commission and Planning Board workshops ensued, and a proposed Ordinance was approved at First Reading by the City Commission on October 23, 2002. On November 13, 2002, The City Commission adopted Ordinance No. 2002-3386, which modified the maximum building height requirements in the RPS-4 Zoning District. During the adoption hearing for the Ordinance, the following language pertaining to `Lot Aggregation' was added on the floor, and was included within the text of the Ordinance: "Lots at a width of 50 feet or less aggregated after the effective date of this ordinance with adjacent parcels shall have a maximum height of 35 feet and shall not be allowed the increased height for parcels wider than 50 feet." Commission Memorandum Ordinance Amendment—RPS Heights and Lot Aggregation November 19, 2014 Page 2 of 3 On July 12, 2006, the City Commission re-adopted the subject Ordinance (Ordinance No. 2006-3522) due to a defective published notice. The above text pertaining to `Lot Aggregation' was modified slightly in this re-adoption to add the effective date, as follows: "Lots at a width of 50 feet or less aggregated with adjacent parcels after November 3, 2002 shall have a maximum height of 35 feet and shall not be allowed the increased height for parcels wider than 50 feet"(underline added). On July 23, 2014, the City Commission referred an Ordinance to the Land Use and Development Committee and the Planning Board, in order to address the aforementioned inconsistency. On September 3, 2014, the Land Use and Development Committee recommended that Section 142-696 (3) of the Code be completely removed and that the maximum height limit for lots less than 50 feet in width be raised from 35 feet to 40 feet in order to better accommodate the four allowable stories. The sponsor for the subject legislation is Commissioner Joy Malakoff. ANALYSIS The plain language in the Ordinance adopted by the commission in 2002, and again in 2006, pertaining to `Lot Aggregation' without specifying a particular zoning district suggested that it applied to the RPS-1, 2 & 3 Districts, in addition to the RPS-4 District. The Planning Department had interpreted the Ordinance this way since it was originally adopted in 2002. Recently, it was brought to the attention of the Planning Department that the title for the subject Ordinance only referred to the RPS-4 District; this raised a question as to whether it should only apply to that district, and not the RPS-1, 2 & 3 Districts. The title in Ordinance No. 2006-3522, adopted on July 12, 2006, and the original Ordinance No. 2002-3386, adopted on November 13, 2002, only included modifications to the building heights in the RPS-4 district, and did not contain any reference to the modification of height requirements in the RPS-1, 2 or 3 districts. The following is the Title used for the adoption of both versions of the subject Ordinance: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, BY AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS" ARTICLE ll, "DISTRICT REGULATIONS" DIVISION 18, "PS PERFORMANCE STANDARD DISTRICT," AMENDING SECTION 142-696 "RESIDENTIAL PERFORMANCE STANDARD AREA REQUIREMENTS,"BYAMENDING THE MAXIMUM BUILDING HEIGHT IN THE R-PS4 ZONING DISTRICT, AMENDING SECTION 142-697 "SETBACK REQUIREMENTS IN THE R-PS1, 2, 3, 4 DISTRICTS," TO PROVIDE FOR ADDITIONS TO FOLLOW THE EXISTING BUILDING LINE AND MODIFYING THE TOWER SETBACKS; PROVIDING FOR CODIFICATION, REPEALER, SEVERABILI TY AND AN EFFECTIVE DATE. Commission Memorandum Ordinance Amendment—RPS Heights and Lot Aggregation November 19, 2014 Page 3 of 3 Additionally, in reviewing the video of the original adoption hearing on November 13, 2002, it appears that the subject text pertaining to `Lot Aggregation' was only intended to be part of the RPS-4 district regulations. There was no mention during the adoption hearing of this language also being applicable to the RPS-1, 2 or 3 districts. In order to clarify the inconsistency of the text with the Title of the previously adopted Ordinance, the attached Ordinance, as recommended by the Land Use and Development Committee, is proposed. PLANNING BOARD REVIEW On September 23, 2014, the Planning Board (by a vote of 6-0) transmitted the proposed Ordinance to the City Commission with a favorable recommendation. 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 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 a negative fiscal impact upon the City. SUMMARY On October 22, 2014, the subject Ordinance was approved at First Reading. CONCLUSION The Administration recommends that the City Commission adopt the Ordinance. JL J RM/RAM T:\AGENDA\2014\November\RPS Heights and Lot Aggregation-2nd Reading MEM.docx I �! c v.>r0CD rn>�i - accn v-;N0'2 rn�° >ra.. Y oei c Eovvy°J ?U �a �o a Yo pa za a`c=JO ° y �.m o o w0 '° c cs Ov m- c > c m Sj > ooQm�QV 'o� �n� o0m ati v'� A.° �vLjn�a -o o �'- md �a �� min E c inc my a « a U >N v 0 m ° c n ¢v'�m o va >m-cis c.� a`> «= O J . �. 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