Ordinance 88-2599 ORDINANCE NO. 88-2599
AN ORDINANCE OF THE CITY OF MIAMI BEACH, FLORIDA,
AMENDING THE COMPREHENSIVE ZONING ORDINANCE NO. 1891;
PROVIDING FOR AN AMENDMENT TO SECTION 6-22, MIXED USE
ENTERTAINMENT DISTRICT INCLUDING THE AREA FROM 73RD
STREET AND 75TH STREET ON OCEAN TERRACE UNDER THE
MXE REGULATIONS; PROVIDING FOR AN AMENDMENT TO
SECTION 21-3,A PLACING DEVELOPMENT ON ALL LOTS AND
PARCELS BETWEEN 73 STREET AND 87 TERRACE FRONTING ON
HARDING AVENUE, COLLINS AVENUE, OCEAN TERRACE, AND
ATLANTIC WAY, EXCLUDING THE NORTH SHORE OPEN SPACE
PARK, UNDER REVIEW OF THE DESIGN REVIEW BOARD;
PROVIDING FOR AN AMENDMENT TO ZONING ORDINANCE NO.
1891 AND THE MAPS ATTACHED THERETO BY EXCLUDING A
CERTAIN PARCEL OF LAND FROM THE RM-60 (MULTIPLE
FAMILY MEDIUM DENSITY) DISTRICT AND THE MF-9 (MULTIPLE
FAMILY) DISTRICT AND INCLUDING SAME IN THE MXE (MIXED
USE ENTERTAINMENT) DISTRICT; PROVIDING FOR INCLUSION
WITHIN THE COMPRHENSIVE ORDINANCE NO. 1891; PROVIDING
FOR A REPEALER; PROVIDING FOR SEVERABILITY; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Miami Beach has approved and adopted
the North Shore Comprehensive Plan Phase I which recommends a change of zoning for
properties located on Ocean Terrace and the placement of properties between the ocean
and Harding Avenue from 73rd Street to 87th Terrace under the Design Review process; and,
WHEREAS, the City recognizes the need to revitalize the North Shore area; and,
WHEREAS, the City Commission has created the Altos del Mar Historic district and
has placed same under the guidelines of Design Review; and,
WHEREAS, the expansion of the Design Review area will help insure quality and
continuity of design for properties that are along major entrances to the City; and,
WHEREAS, the City recognizes the unique character of the Ocean Terrace area; and,
WHEREAS, the City would encourage development along Ocean Terrace, Collins
Avenue and Harding Avenue,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA:
Dashed WeFds = Deleted language
Underlined Words = New language
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SECTION 1: That Section 6-22 is hereby amended to read as follows:
6-22 MIXED USE ENTERTAINMENT DISTRICT
A. District Purpose - These regulations are designed to encourage the substantial
restoration of existing structures and allow for new construction in accordance
with the City's guidelines as presented in the Ocean Drive Plan, the Ocean
Terrace design guidelines, Altos del Mar Design Guidelines, and Design
Guidelines for the RM-60, C-1, and MU (Non-historic) Zoning District located
north of 73rd Street as adopted by the City Commission and shall substantially
comply with the U.S. Secretary of the Interior Standards for Rehabilitation of
Historic Buildings as amended.
B. Uses Permitted - No land, water or structure may be used, in whole or in part,
except for one or more of the following permitted uses:
1. Hotel
2. Apartment
3. Apartment/Hotel
4. Mixed Use buildings are eRly permitted on Ocean Drive between 5th and
15th Street and may have any combination of retail, office (medical or
dental related offices are prohibited), dwelling or sleeping units based upon
the following mandatory criteria:
a. The building shall be substantially rehabilitated and comply with the
building, fire and design recommendations as listed in paragraph 6-
22,C.
b. The building shall contain no more than two stories on two platted
lots, unless it has a courtyard that is open to the sky, with or without
a translucent roof and surrounded by a structure on all four sides.
New additions within the required setback area are permitted.
c. The building shall contain a night club, cabaret, bar, outdoor cafe or
restaurant on the ground floor and/or on the porch, if one exists. The
minimum seating requirement shall not be less than required by State
statutes regulating liquor licenses for businesses.
d. Off-street parking shall be provided for the floor space associated
with offices and retail uses in compliance with the requirements of •
Section 9. The alternate parking provisions as listed in Section 6-22,
E-4d (1-2), are not applicable for office or retail uses.
e. There shall be no more than one mixed use building per block.
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5. Mixed use buildings are permitted on Ocean Terrace between 73rd and 75th
Streets and may have any combination of retail, office (medical or dental
related offices are prohibited), dwelling or sleeping units based upon the
following mandatory criteria:
a. The minimum parcel size for a mixed use building shall be 15,000
square feet.
b. The building shall be newly constructed or substantially rehabilitated
and comply with the building, fire, and design recommendations as
listed in paragraph 6-22,C.
c. The building shall contain a night club, cabaret, bar, outdoor cafe or
restaurant on the ground floor and/or on the porch, if one exists.
d. Off-street parking shall be provided for the floor space associated
with offices and retail uses in compliance with the requirements of
Section 9. The alternate parking provisions as listed in Section 6-22,
E-4d (1-2), are not applicable for office or retail uses.
C. Accessory Uses - Properties having a property line on Ocean Drive from
5th to 15th Street or 15th Street between Collins Avenue and Ocean Drive,
or properties on the east side of Collins Avenue from 15th to 16th Streets,
or properties on Ocean Terrace between 73rd and 75th Streets, shall be
permitted to have accessory uses listed below only if the renovation plans
for the building indicate that the entire structure shall conform to the
South Florida Building Code, the City's Minimum Housing and Commercial
Properties Standards, and National Fire Prevention Administration Code.
If the plans do not indicate such level of work, then accessary uses are not
permitted. All construction shall be done in a manner that is substantially
consistent with the design recommendations in the Ocean Drive Plan,
Ocean Terrace Design Guidelines, and the U.S. Secretary of Interior
Standards for Rehabilitation of Historic Buildings as amended. The location
of entrances, exits and signage are subject to approval by the Design
Review Board and are not regulated in Section 7-2.
1. Permitted Accessory Uses in Hotels:
a. Those accessory uses that are customarily associated with the
operation of a hotel. The amount of retail space shall not exceed 75
sq. ft. per sleeping unit;
b. Hotels may have offices not associated with the operation of a hotel;
however, the ground floor space and porch, if one is present, shall
contain one of the following: night club, restaurant, outdoor or
indoor cafe. The floor space associated with offices shall not exceed
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35 sq. ft. per hotel unit; Medical or dental related offices are
prohibited;
c. Restaurants, outdoor cafes, sidewalk cafes;
d. Solarium, sauna, exercise studio, health club or massage service by an
individual licensed by the State of Florida or other appropriate
agencies;
e. Antiques, bookstore, art/craft galleries, artist studios;
f. Alcoholic beverage sales as per Section 14 of this Ordinance;
2. Permitted Accessory Uses in Apartment/Hotels:
a. Apartment hotels may have the same accessory uses as hotels if a
minimum of 75% of the total number of units are sleeping units; and
b. Accessory uses for apartment buildings as listed in Section 6-22, C-3
3. Permitted Accessory Uses In Apartment Buildings.
a. Sundry shops shall be limited to the sale of tobacco and tobacco
products, magazines, newspapers, candies, sodas, suntan oils, patent
medicines, milk, bread, eggs, tea and coffee or similar items. The
total aggregate floor area shall not exceed 35 sq.ft. per dwelling unit.
b. Restaurants, outdoor cafe, sidewalk cafes with alcholic beverage
sales as per Section 14 of this Ordinance.
c. Solarium, sauna, exercise studio, health club or massage service by an
individual licensed by the State of Florida or other appropriate
agencies;
When not addressed below, the regulation of accessory uses for properties on Collins
Avenue from 6th to 15th Streets and on the west side of Collins Avenue from 15th to
16th Streets shall be pursuant to Section 7-2 and 7-3B of this Ordinance.
1. Offices are permitted to comprise a maximum of 50% of the floor area of
the building. However, those offices that are medical or dental related are •
prohibited.
2. The building shall be listed as a Contributing Structure on the National
Register for Historic Places Nomination Form or on the Miami Beach
Historic Properties Data Base as maintained in the Planning Department.
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3. Renovation plans for the building shall indicate that the entire structure
shall conform to the South Florida Building Code, National Fire Prevention
Administration Code, and the City's Minimum Housing and Commercial
Property Standards.
4. Architectural plans shall substantially comply with the U.S. Secretary of
the Interior Standards for Rehabilitation of Historic Buildings as amended.
This determination shall be made by the Planning Director and prior to the
issuance of a building permit.
5. These regulations shall only apply to existing structures. Office space
located in new structures is prohibited.
6. The minimum floor area of a dwelling unit shall be 400 sq. ft. while the
average of all the dwelling units shall be 600 sq. ft. Sleeping units shall
have at least 400 sq. ft.
7. Failure to comply with each, of the regulations shall automatically result in
a denial of the application.
8. For purposes of this section, Conditional Uses shall be considered an an
accessory use to hotels and reviewed pursuant to the procedures as listed in
Section 7. The following are Conditional Uses: outdoor cafes, nightclubs
or restaurants. Bars and cabarets are prohibited. Buildings which have
Conditional Uses must comply with the South Florida Building Code, the
City's Housing and Commercial Property Standards, the National Fire
Prevention Administration Code, and the U.S. Secretary of Interior
Standards for Rehabilitation of Historic Buildings as amended. The above
list of Conditional Uses are not required to meet the provisions as listed in
Section 7-2 and 7-3B of this Ordinance.
D. Design Review Process - No building permit shall be issued unless the
architectural plans were approved under the City's Design Review Board
procedures. The decision to approve the project shall be based upon a
determination that the architectural plans comply with the criteria as set forth
in Section 21 of this Ordinance, are consistent with the Ocean Drive Plan, Ocean
Terrace Design Guidelines, and in substantial compliance with the U.S.
Secretary of the Interior Standards for Rehabilitation of Historic Buildings as
amended.
E. Development
1. Floor Area Ratio - 1.0; however, the Design Review Board may approve a
development with a maximum floor area ratio of 3.0 if the project reflects
an exceptional achievement in urban design based upon the design
guidelines as presented in Ocean Drive Plan, Ocean Terrace Guidelines and
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the U.S. Secretary of the Interior Standards for Rehabilitation of Historic
Buildings as amended. The specific bonus shall be based on the below
formula:
Lowest permitted F.A.R. 1.0
Architectural Elements Bonus pts up to
- construct a front porch the full
width of the building 0.5 pts
- design building to have the same
window/floor heights as typically
constructed on the street 0.5 pts
- utilize similar building materials
(stucco surface, pipe railings,
windows, etc.) 0.25 pts
- maintain scale and building mass,
stagger height above three floors,
repeat rythm of building widths 0.5 pts
- utilize tropical landscape to reduce
impact of the building 0.25 pts
Maximum permitted F.A.R. 3.0
In addition to the above criteria, developments along Ocean Terrace that
have at least 45,000 sq. ft. of land area shall be eligible to use the below
bonuses; however, in no instance shall a project be permitted to exceed a
floor area ratio of 3.0 regardless of the number of points:
- Improvements to publicly-owned property and 0.24 - 0.50 points
rights-of-way including landscaping, trees,
tree grates, street furniture, and improvements
to City parks, property and buildings.
- Extension of public sidewalks within existing 0.25 - 0.50 points
rights-of-way.
- Special architectural features to that portion 0.25 - 5.0 points
of the building that projects over porches or
public rights-of-way.
The determination of the exact bonus points shall be based upon the extent
of the development or design, whichever is applicable.
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2. Density and Lot Coverage - None
3. Minimum Floor Area Per Unit
OCEAN DRIVE COLLINS AVENUE OCEAN TERRACE
MIN. AVG. MIN. AVG. MIN. AVG.
TYPE SIZE SIZE SIZE SIZE SIZE SIZE
Sleeping Unit 200 s.f. N/A 400 s.f. N/A 400 s.f. N/A
Dwelling Unit 400 s.f. 600 s.f. 400 s.f. 600 s.f. 400 s.f. 600 s.f.
N/A = not applicable MIN. = minimum AVG. = average s.f.= square foot
4. Required Parking For Primary or Accessory Uses
a. Sleeping Unit - one (1) space per two (2) units.
b. Dwelling Unit - one (1) space per unit.
c. Accessory Uses - Except for meeting rooms, conference rooms,
ballrooms, banquet rooms, nightclubs or similar uses, the parking
requirements shall be one-half (1/2) of the requirement as listed in
Section 9 of this Ordinance. The requirement for meeting rooms,
banquet rooms, conference rooms, nightclubs or similar uses shall be
determined by the maximum occupancy calculation based on a
standard of one (1) space per fifteen (15) square feet of available
floor area for seating.
d. If parking facilities are not provided on site, one or more of the
following methods may be used to satisfy the parking requirements as
listed in Section 9 of this Ordinance:
(1) Provision of the required parking spaces may be substituted
through the payment of an impact fee. The fee is based on the
prevailing cost of parking decals. The impact fee formula is
one decal (cost of) equals two required parking spaces.
Payment shall be in the form of cash in lieu of parking decals -
two space equals the cost of one decal. Funds generated in this
manner shall be deposited in a City account specifically
established to provide parking and related improvements in the
Ocean Drive or Ocean Terrace area, whichever is applicable.
The first payment shall be received prior to the issuance of a
building permit; however, the effective date of the first
payment shall commence upon the issuance of a Certificate of
Occupancy or Occupational License whichever is earlier and be
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valid for one (1) year. The second and subsequent payments
shall be received annually on the anniversary of the date the
Certificate of Occupancy or Occupational License (whichever is
earlier) was received.
Funds generated in this manner shall be deposited in a City
account specifically established to provide parking and related
improvements in the Ocean Drive area or Ocean Terrace area,
whichever is applicable.
(2) A joint venture agreement with the City or a private individual
in which a designated number of parking spaces in a parking
facility is specifically reserved for use by the applicant.
Agreements regulating privately owned parking facilities shall
be approved by the City Commission. All such agreements shall
be filed against the property and recorded in the Circuit Court.
(3) Required parking may he provided on a valet basis in at-grade
lots pursuant to the setback requirements as listed in paragraph
7 of this subsection.
Should alternative number one above be selected, the applicant has a
two year moratorium on payments measured from the date the
Certificate of Occupancy or Certificate of Use is issued. Should
alternative number two or three be selected, a Certificate of
Occupancy or Occupational License shall not be issued until the
parking spaces are provided.
5. For purposes of Paragraph 6, 7, and 8 below, the term "Oceanfront Building
or Lot" shall apply to any building or lot adjacent to the beach and having
an Erosion Control Line as a property line. Any building or lot that does
not have an Erosion Control Line as a property line shall be considered as a
"Non-Oceanfront Building or Lot".
6. Maximum Building Height - 100 feet for non-oceanfront buildings and 150
feet for oceanfront buildings; however, buildings along Ocean Terrace may
have a maximum height of 150 feet if the following mandatory criteria are
met:
a. area of site - 45,000 sq. ft.
b. terrace or porch extending a minimum of 66% of the length of
that portion of the building fronting on Ocean Terrace; and,
c. commercial uses shall occupay at least 50% of the first floor
(commercial requirements listed in Section 6-22,C are not
applicable).
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7. Setbacks For Non-Oceanfront Buildings
a. Front Yard
(1). Zero setback if the building is 40 ft. in height or less and
includes a 20 ft. deep covered front porch running substantially
the full length of the building front to be used for seating in
association with indoor/outdoor cafes, bars, nightclubs,
restaurants or cabarets. For new construction along Ocean
Terrace, portions of a building located above a porch which
fronts on Ocean Terrace are permitted in the front yard
setback if the design receives a floor area ratio bonus.
(2) 20 ft. setback if the building does not include a front porch as
described above or is greater than 40 ft. in height.
(3) For those buildings greater than 40 ft. in height, a one-story
front porch as described in a(1) above may be constructed within
the front yard setback.
b. Interior Side Yard shall be determined as indicated below:
(1) Buildings less than 40 ft. in height - each interior side yard shall
be 10% of the lot width.
(2) Buildings greater than 40 ft. in height - each interior side yard
shall be 15% of the lot width.
(3) Side yards facing a street shall have a setback of 10% of the lot
width plus 5 ft.
c. Rear yard - 10 ft.
d. Subterranean - 0 ft., for that portion of the structure below grade.
Otherwise the setback shall be as indicated above.
e. Setback requirements for parking lots shall be provided as set forth
above and not as listed in Section 10 of this Ordinance.
f. Existing structures which are being substantially renovated are
permitted to retain the existing setback areas; however, this setback
shall not be reduced.
8. Required Setbacks For Oceanfront Buildings
a. Front 50 ft.; however sculptures, fountains or architectual features
when approved by the Design Review Board are permitted in the
required front yard.
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b. Interior side-15% of the lot width; side facing a street-15% of the lot
width plus 5 ft.
c. Rear - as listed in Section 8-C of this Ordinance and MF-1.
d. Subterranean - 0 ft. for that portion of the structure below grade.
Otherwise the setback shall be the same as indicated above.
e. Existing structures which are being substantially renovated are
permitted to retain the existing setback areas; however, this setback
shall not be reduced.
SECTION 2: That Section 21, Subsection 21-3A of Ordinance 1891 is hereby amended to read
as follows:
21-3
A. Applicability
8. All lots and parcels from 73 Street to 87 Terrace fronting on Harding,
Avenue, Collins Avenue, Ocean Terrace and Atlantic Way (not
already under Design Review) and excluding the North Shore Open
Space Park. More specifically,
- All of Blocks 1,2,9,10 and lots 1-7 block 3 and lots 1-7 block 8 of the
Harding Townsite Subdivision as recorded in Plat Book 34, page 4 of
the Dade County Records; and,
- All of Blocks 7,10 and 17-24 and lot 3 block 7 of the Corrected Plat of
Altos del Mar No. 1 Subdivision as recorded in Plat Book 31 page 4 of
the Dade County Records; and,
- All of Blocks 12-15 and lots 2-3 block 11, lots 1-3 block 1 and lots 1-3
block 10 of the Altos del Mar No. 2 Subdivision as recorded in book 4
page 162 of the Dade County Records; and,
- All of Block 1-6 and lots 7-12 block 7, lots 7-12 block 8, lots 7-12 block
9, lots 7-12 block 10, lots 7-12 block 11 and lots 4-6 block 12 of the
Altos del Mar No. 3 Subdivision as recorded in book 8, page 4 of the
Dade County Records; and,
- All of blocks 1 and 2 and lots 14-26 of block 3 of the Haynsworth
Beach Subdivision as recorded in book 41, page 2 of the Dade County
records; and,
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- All of blocks 7-10 and lots 8-12 block 3, lots 10-14 block 4, lots 10-14
block 5, and lots 10-14 block 6 of the Beach Bay Subdivision as
recorded in book 44 page 25 of the Dade County Records; and,
- The Catholic Church property bounded on the east by Harding
Avenue, on the south by block 3, on the west by Byron Avenue and on
the north by the northern boundary of the City of Miami Beach.
SECTION 3: That the following parcels of land:
Lots 1-7 Block 1, Lots 1-7 Block 10 of the Harding Townsite Subdivision
as recorded in Plat Book 34, Page 4 of the public records of Dade
County and Lot 3 Block 8 of the Corrected Plat of Altos del Mar No.
1 as recorded in Plat Book 31, Page 40 of the public records of Dade
County, Florida (lots fronting on Ocean Terrace)
be and the same are hereby excluded from the RM-60 (Multiple Family Medium Density)
District and the MF-9 Multiple Family District and included in the MXE (Mixed Use
Entertainment) District as said Districts are defined and set forth in Ordinance No. 1891 and
the maps attached thereto.
SECTION 4: INCLUSION IN ZONING ORDINANCE NO. 1891. It is the intention of the City
Commission, and it is hereby ordained that the provision of this ordinance shall become and
be made a part of the City of Miami Beach Zoning Ordinance No. 1891 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.
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SECTION 8: REPEALER. All Ordinances or parts of Ordinances in conflict herewith be and
the same are hereby repealed.
SECTION 9: SEVERABILITY. If any section, sub-section, sentence, clause, phrase, or
portion of this Ordinance is, for any reason, held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such hold shall not affect the validity fo the remaining portions of this
Ordinance.
SECTION 10: EFFECTIVE DATE. This Ordinance shall take effect ten (10) days after
adoption on Feb. 13 , 1988.
PASSED and ADOPTED this 3rd day of Feb. , 1988.
1
irr MAYOR
ATTEST:
°&fai.,..A 2. 40/6h,
CITY CLERK
1st Reading - January 20, 1988
2nd Reading - February 3, 1988
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ALTOS DEL MAR. {HPD-3)
DESIGN GUIDELINES
The following design guidelines are intended to provide a general overview of a
rehabilitation project. Before beginning the actual rehabilitation plans, a property owner
and his or her architect should obtain the Secretary of the Interior's Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings (Revised 1933), which
provide far more detailed and specific guidelines for such a project.
1. General Guidelines
a. Every reasonable effort shall be made to provide a compatible use for a property
which requires minimal alteration of the building, structure, or site and its
environment, or to use a property for its originally intended purpose.
b. The distinguishing original qualities or character of a building, structure, or site
and its environment shall not be destroyed. The removal or alteration of any
historic material or distinctive architectural features should be avoided when
possible.
c. All buildings, structures, and sites shall be recognized as products of their own
time. Alterations that have no historical basis and which seek to create an
earlier appearance shall be discouraged.
d. Changes which may have taken place in the course of time are evidence of the
history and development of a building, structure, or site and its environment.
These changes may have acquired significance in their own right, and this
significance shall be recognized and respected.
e. Distinctive stylistic features or examples of skilled craftsmanship which
characterize a building, structure, or site shall be treated with sensitivity.
f. Deteriorated architectural features shall be repaired rather than replaced
wherever possible. In the event replacement is necessary, the new material
should match the material being replaced in composition, design, color, texture,
and other visual qualities. Repair or replacement of missing architectural
features should be based on accurate duplications of features, substantiated by
historic, physical, or pictorial evidence rather than on conjectural designs or the
availability of different architectural elements from other buildings or
structures.
g. The surface cleaning of structures shall be undertaken with the gentlest means
possible. Sandblasting and other cleaning methods that will damage the historic
building materials shall not be undertaken.
h. Contemporary design for alterations and additions to existing properties shall not
be discouraged when such alterations and additions do not destroy significant
historical, architectural or cultural material, and such design is compatible with
the size, scale, color, materials, and character of the property, neighborhood or
environment.
i. Wherever possible, new additions or alterations to structures shall be done in
such a manner that if such additions or alterations were to be removed in the
future, the essential form and integrity of the structure would be unimpaired.
2. Environmental Guidelines
a. The distinctive features such as the size, scale, mass, roof, courtyards, porches,
and stairways of a building shall be retained.
b. New plant materials, walls, fences, walks, signs and furniture shall be compatible
with the size, scale, materials, and character of the building and the street.
c. New plantings shall be designed to be compatible with the district's oceanfront
location and enhance the area's tropical image.
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3. Structural Gui felines
a. Staoiiize and repair weakened structural members and systems.
b. Supplement existing structural systems when damaged or inadequate. Replace
historically important structural members only when necessary.
4. Exterior Guidelines
a. Retain original.masonry ,vhenever possible.
5. Duplicate old masonry in composition, and texture when repair is necessary.
c. Repair stucco with stucco mixture that duplicates the original as closely as
possible in appearance and texture.
d. Repair, or replace when necessary, deteriorated material with new material that
duplicates the old as closely as possible.
e. Repair, or replace when necessary, damaged or missing architectural features
such as cornices brackets, railings, and shutters.
f. Retain, repair, or duplicate if replacement is necessary, original signage.
5. Roof Guidelines
a. Preserve the original roof shape.
b. Retain original roofing material when possible.
c. Replace deteriorated roofing material with new material that matches the old in
composition, size, shape, color and texture.
d. Retain, repair and replace if necessary, all architectural features which give the
roof its essential character such as dormer windows, railings, cupolas, cornices,
brackets, chimneys, finials, gutters, weather vanes, downspouts, etc.
o. Windows and Door Guidelines
a. Retain and repair existin-g, or reproduce if necessary, original window and door
openings, including size, shape, design, ;materials and hardware.
b. Storm windows or hurricane shutters should be installed in a manner that does
not damage existing windows and door frames and can be removed when not in
use.
c. Use original doors and door hardware when they can be repaired and reused.
7. Entrances, Porches, Courtyards, Balconies, Galleries and Steps
a. Retain entry features, porches, courtyards, balconies, galleries, and steps which
are appropriate to the building and the neighborhood.
b. Do not enclose galleries, balconies, or courtyards.
c. Repair, or replace when necessary, deteriorated railings, floors, door surrounds,
or other architectural features of the galleries, balconies, and courtyards.
d. Telephone booths, vending machines, or similar items shall not be located in the
galleries, balconies, courtyards or other areas visible to the public.
3. Ornamentation Guidelines
a. Retain, repair, or replace if necessary, all ornamental features including light
fixtures, ornamental tile work, wall fountains, decorative metal or masonry grill
work, balconies, etched glass, medallions, relief work, sculpture, signage,
addresses, eyebrows, decorative neon, decorative stone work, racing stripes, and
pilasters.
5. Signage included in Park related or other public oriented buildings shall be
discreet and contain only the minimum information necessary.
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9. Exterior Paint Guidelines
a. Exterior paint shall be in pastel hues.
b. Secondary, or accent colors which emphasize architectural detailing is
encouraged.
c. Stone, tile, or terrazzo surfaces shall not be painted. Such surfaces which have
been painted should be carefully stripped.
d. Metal elements shall be carefully cleaned (see 1-g above) and primed prior to
painting.
e. Paint used should be of a type developed to best withstand harsh environmental
conditions.
10. Interior Guidelines
As the majority of buildings in the Altos Del Mar Historic District are single family
residences, the Board will generally not review interior alterations except as they
impact building exteriors. The guidelines do strongly recommend that property owners
respect/restore original interior materials, finishes, and ornamentation whenever
possible.
11. Mechanical System _
a. Install necessary mechanical systems such as air conditioning, electrical,
plumbing and fire protection, in areas and spaces which require the least possible
alteration to the structural integrity and physical appearance of the building.
b. Utilize early mechanical systems when possible.
c. Install the vertical runs of ducts, cables, and pipes in closets, service rooms, and
wall cavities.
d. Retain or install ventilation in attics and crawispaces to prevent moisture
problems.
12. New, Infill Construction
a. New construction should not attempt to replicate a building of an earlier age.
b. New construction should be compatible with the size, scale, and pattern of
buildings established in the district. This includes height, location of entrances,
setbacks, and siting of the building.
c. New construction should utilize similar building materials and finishes common
to the street or district.
Esp. Way "
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DESIGN GUIDELINES FOR RM-60, C-1, AND AU (NON-HISTORIC) ZONING DISTRICTS
LOCATED NORTH OF 73RD STREET
Statement of Intent: Buildings in this district shall ,^corporate the highest standards of
contemporary architectural design with particular attention given to their proximity to the
ocean, the neighboring historic district, and high visibility from Collins and Harding
Avenues. Site design shall provide lush landscaping, quality lighting, and safe circulation.
Each project shall contribute to the tropical image of this neighborhood.
I. Rehabilitation Projects
,A. Rehabilitation of historic buildings (those constructed in the 1920's, 30's and 40's,
particularly those designed in the Mediterranean Revival or Moderne styles) shall
be in accordance with the Secretary of the Interior's Guidelines for
Rehabilitation (revised 1983).
B. Rehabilitation of non-historic buildings shall follow the General Facade
Guidelines of the North Shore Comprehensive Plan, Phase I.
II. New Construction
A. Height, setback, building use shall be as required by Section 6-5 of the Miami
Beach Zoning Ordinance.
B. Parking Design
1. As the MF-9 and 10 Districts prohibits subterranean construction, parking
must be at grade or above: All parking shall be completely screened from
public view with decorative walls and/or landscape materials including
plants and berms.
2. Parking shall not be permitted in the required front yard setback.
3. Parking lots shall be landscaped in accordance with Section 10, Landscape
Standards, of the Miami Beach Zoning Ordinance.
4. Parking areas shall have hard surface paving.
5. There shall be a maximum of two curb-cuts permitted per project. No curb
cut shall exceed 25' in width.
C. Landscape
1. A complete landscape plan, including plant names, size, spacing and
quantity, all paved surfaces, and other site features, produced by a
landscape architect s:iall be required.
2. Plant materials shall be selected for their tolerance of environmental
conditions and enhancement of the tropical image of the area.
3. All landscaped areas shall be equipped with an automatic, 100% coverage
irrigation system.
4. Landscape materials shall be used to present a lush, attractive appearance
on each public street/right-of-way.
5. 4111 exterior paved surfaces, with the exception of service areas not visible
to the public, shall be constructed of scored/patterned/colored concrete,
tile, pavers, or other decorative material.
D. Lighting
1. All projects shall include sufficient exterior lighting to provide a safe night
time environment;
2. All architectural projects shall include a lighting plan to highlight the
building design and provide an interesting night time appearance;
3. All landscape areas shall include decorative lighting; and,
4. All required lighting design shall be consistent with the scale and character
of the neighborhood and shall not present a nuisance to neighboring
properties. 46
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E. Building Form and Facade 'design
1. Buildings shall he designed to create a distinct architectural statement.
Box-like buildings designed only to maximize interior space are not
encouraged.
2. Buildings shall have a roof design consistent with, and contributing to, the
architecture of the building and the creation of an interesting new skyline
for this area. Square flat roofs are not encouraged.
3. Facades shall not include reflective/mirrored surfaces which would create
a nuisance to neighboring properties.
F. Commercial Storefront Rehabilitation/Construction
1. Shall be in accordance with the General Facade Guidelines of the North
Shore Comprehensive Plan, Phase I.
G. Perimeter Walls
1. A fortress like appearance created by walls in the front yard is not
encouraged. Walls and fences over 3'0" in height shall not be constructed
on the front property line.
H. Signage
1. Signage regulations shall he as per Section 11-B of the Zoning Ordinance.
2. Not withstanding the above referenced regulations, the following types of
signage will not be permitted:
a. Signs painted on the building.
b. Box signs or panal signs.
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OCEAN TERRACE (MXE) fEJ,GN GUIDELINES
Statement of Intent: buildings in this district shall incorporate the highest standards of
contemporary architectural design combining retail, office, and residential uses in an
oceanfront setting. Building and site design shall enhance pedestrian activity and exchange
between building, public spaces, sidewalk, and beach.
I. Rehabilitation Projects
A. Rehabilitation . of historic buildings (the Olsen, the Ocean Surf, and the
Broadmoor) shall be in accordance with the Secretary of the Interior's Guidelines
for Rehabilitation (revised 1983).
B. Rehabilitation of non-historic buildings shall follow the General Facade
Guidelines of the North Shore Comprehensive Plan, Phase I.
II. New Construction
A. Height and setback as per MXE regulations.
B. Parking Design
1. As the MF-9 District prohibits subterranean construction, parking must be
at or above grade. All parking shall be completely screened from public
view with decorative walls and/or landscape materials including plants and
berms.
2. Parking shall not be permitted in the front yard setback.
3. Non-enclosed parking lots shall be landscaped in accordance with Section
10, Landscape Standards, of the Miami Beach Zoning Ordinance.
4. Parking areas shall have hard surface paving.
5. There shall be a maximum of two (2) curb-cuts permitted per project. No
curb cut shall exceed 25' in width.
C. Landscape
1. A complete landscape plan, including plant names, size, spacing and
quantity, all paved surfaces, and other site features, produced by a
landscape architect shall be required.
2. Plant materials shall be selected for the tolerance of environmental
conditions and enhancement of the tropical image of the area.
3. All landscaped areas shall be equipped with an automatic, 170'5 coverage
irrigation system.
4. Landscape materials shall be used to present a lush, attractive appearance
on each public street/right-of-way, but shall not interfere with pedestrian
interchange between building and sidewalk.
5. All exterior paved surfaces, with the exception of service areas not visible
to the public, shall be constructed of scored/patterned/colored concrete,
tile, pavers, or other decorative material.
D. Lighting
1. All projects shall include sufficient exterior lighting to provide a safe night
time environment;
2. All architectural projects shall include a lighting plan to highlight the
building design and provide an interesting night time appearance;
3. All landscape areas shall include decorative lighting; and,
4. All required lighting design shall be consistent with the scale and character
of the neighborhood and shall not present a nuisance to neighboring
properties.
L8
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E. Building Form and Facade Design
1. Buildings shall be designed to create distinct architectural statement.
Box-like buildings designed only to maximize interior space are not
encouraged.
2. Buildings shall have a roof design consistent with, and contributing to, the
architecture of the building and the creation of an interesting new skyline
for this area. Square flat roofs are not encouraged.
3. Facades shall not include reflective/mirrored surfaces which would create
• a nuisance to neighboring properties.
4. The ground floor of buildings shall be designed to reinforce an interchange
of pedestrians between the building, sidewalk, and the beach.
F. Perimeter Walls
1. A fortress-like appearance created by walls in the front yard is not
encouraged. Walls and fences over 3'0" in height shall not be constructed
on the front property line.
G. Signage
1. Signage regulations shall be as per Section 11-L of the Zoning Ordinance.
2. Notwithstanding the above referenced regulations, the following types of
signage will not be permitted:
a. Signs painted on the building.
b. Box signs or panel signs.
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3/1
OFFICE OF THE CITY MANAGER CITY HALL
ROB W.PARKINS 1700 CONVENTION CENTER DRIVE
CITY MANAGER TELEPHONE: 673-7010
COMMISSION MEMORANDUM NO. ' �U- '- "
DATE: FEBRUARY 3, 1988
TO: Mayor Alex Da. . • and
Members o e City Comm' sii 4
FROM: Rob W. Par' ' s If//'
City Manager i/
SUBJECT: PLANNING BOAR I RECOMMENDATION: PROPOSED AMENDMENT TO
THE ZONING ORDINANCE 1) CHANGE OF ZONING OF PROPERTIES ON
OCEAN TERRACE FROM RM-60 TO MIXED USE ENTERTAINMENT
DISTRICT (MXE); 2) INCLUDE PROPERTIES FRONTING HARDING
AVENUE, COLLINS AVENUE, OCEAN TERRACE AND ATLANTIC WAY
FROM 73TH STREET TO 87TH TERRACE UNDER THE DESIGN REVIEW
PROCESS; AND, 3) DESIGN GUIDELINES FOR THE NORTH SHORE AREA
REQUEST
The Planning Board requests that the City approve an amendment to the Zoning Ordinance
changing the zoning of property on Ocean Terrace from 73rd to 75th Streets from the RM-
60, Multiple Family Medium Density District to the MXE, Mixed Use Entertainment
District; amending the MXE District regulations to include these properties and amend the
Design Review Board regulations to include all parcels between 73rd Street and 87th
Terrace fronting Harding Avenue, Collins Avenue, Ocean Terrace and Atlantic Way,
excluding North Shore Open Space Park, under the Design Review Process.
CITY COMMISSION ACTION
On January 20, 1988, the City Commission approved the Ordinance as recommended by the
Planning Board and technical amendments that addressed development on properties that
have a minimum of 45,000 sq. ft.
PLANNING BOARD RECOMMENDATION
On October 27, 1987, the Planning Board held a public hearing for purposes of considering
the request. Following the hearing and in consideration of the Planning and Zoning
Department's affirmative recommendation, the Planning Board recommended (9-0) that the
City Commission approve the attached Ordinance which implements this request.
PLANNING 8c ZONING DEPARTMENT ANALYSIS AND RECOMMENDATION
1. Ocean Terrace Change of Zoning - The Department recommends that the zoning be
changed for this two-block area from RM-60 Multiple Family Medium Density
Residential District to MXE Mixed Use Entertainment District. The Department
recommends the change in order to permit Ocean Terrace properties to have the same
type of accessory uses as Ocean Drive; outdoor cafes, restaurants, nightclubs cabarets,
hotels and apartments. The proposed zoning regulations include the elimination of
density and on-site parking requirements, and a Floor Area Ratio bonus (1-3)
provisions. The Department suggests that Ocean Terrace is very similar to Ocean
Drive in that both have oceanfront parks and magnificent views of the water, a scenic
28
AGENDA e,
ITEM - D Cf-
DATE
DATE Q - 3'Sg
COMMISSION MEMORANDUM
MXE NORTH SHORE
FEBRUARY 3, 1988
PAGE 2
drive and the buildings are of similar scale. Discussions with the owners of the vacant
Blue Waters property indicate the change of zoning will result in development
regulations which will permit them to build a sizeable project on the property.
Without the change, the owners have indicated the present RM-60 zoning regulations,
which only allow apartment buildings, do not provide sufficient economic incentives
(commercial or entertainment areas) to construct new development on the property.
2. Design Review - The Department recommends that properties from the ocean to
Harding Avenue from 73rd Street to 87th Terrace be included under the design review
process. The Department suggests this is appropriate as the purpose of creating design
review is to ensure that structures located alond major entrance corridors to the City
achieve an excellence in design. The Ordinance includes design guidelines for Ocean
Terrace, Altos Del Mar Historic District, property between 76-79th Streets on Collins
Avenue (aka Trammel), and the balance of property on Harding and Collins Avenue
from 73rd to 87th Terrace.
3. North Shore Revitalization Plan - The proposed Ordinance implements the zoning
recommendations for Ocean Terrace and the design review recommendations for
properties from Harding Avenue to the Ocean Terrace.
4. Recommendation - The Department recommends the Ordinance be approved.
REPORT METHODOLOGY
The following table references the Section number as it appears on the far left side of the
attached legislation. The table also identifies the Zoning Ordinance Section number, title
and provides a brief explanation.
ZONING ORDINANCE
SECTION NO. SECTION NO. TITLE EXPLANATION
1 6-22,A MXE, District purpose Including the Ocean
Terrace design guide-
lines.
1 6-22,B.5 Uses permitted Permitting mixed-use
buildings on Ocean
Terrace based upon
certain criteria.
1 6-22,C Accessory Uses Accessory uses
permitted on Ocean
Terrace.
1 6-22,E Development Standards Establishing Floor Area
Ratio and minimum
floor area per unit
requirements.
1 6-22,E.4 Required parking for Establishing parking
primary or accessory requirements for the
uses Ocean Terrace area.
2 21-3,A.B Applicability Placing all properties
fronting Harding
Avenue, Collins
Avenue, Ocean Terrace •
and Atlantic Way from
73rd Street to 87th
Terrace under the
Design Review Process.
2,
COMMISSION MEMORANDUM
MXE NORTH SHORE
FEBRUARY 3, 1988
PAGE 3
3 N/A N/A Excludingthe aiongOcean errace from te RM-
60 District and
including same in the
MXE District (Change
of Zoning).
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission approve the attached Ordinance
and design guidelines for the North Shore area.
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CM #11
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