Ordinance 2020-4371 2020-4371
Minimum Flood Elevation Requirements for Non-Residential Buildings
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF MIAMI
BEACH, SUBPART B, ENTITLED "LAND DEVELOPMENT REGULATIONS,"
BY AMENDING CHAPTER 114, ENTITLED "GENERAL PROVISIONS," AT
SECTION 114-1, ENTITLED "DEFINITIONS,"TO MODIFY THE DEFINITION OF
"HEIGHT OF BUILDING" AND ESTABLISH DEFINITIONS FOR "DESIGN
FLOOD ELEVATION" AND "MINIMUM HEIGHT OF NON-RESIDENTIAL
GROUND FLOOR"; AND BY AMENDING CHAPTER 118, ENTITLED
"ADMINISTRATION REVIEW AND PROCEDURES," ARTICLE IX, ENTITLED
"NONCONFORMANCES," TO CLARIFY THAT MINIMUM FIRST FLOOR
ELEVATION STANDARDS APPLY TO THE RECONSTRUCTION, REPAIR, OR
REHABILITATION OF A NONCONFORMING STRUCTURE THAT HAS BEEN
DAMAGED OR DEMOLISHED; AND BY AMENDING CHAPTER 133,
ENTITLED "SUSTAINABILITY AND RESILIENCY," TO ESTABLISH ARTICLE
III, TO BE ENTITLED "GROUND FLOOR STANDARDS FOR NON-
RESIDENTIAL BUILDINGS," TO ESTABLISH REGULATIONS FOR BUILDING
FRONTAGES WITH NON-RESIDENTIAL USES ON THE GROUND FLOOR;
AND PROVIDING FOR REPEALER, SEVERABILITY, CODIFICATION,AND AN
EFFECTIVE DATE.
WHEREAS, the City of Miami Beach (the "City") has the authority to enact laws which
promote the public health, safety, and general welfare of its citizens; and
WHEREAS, Comprehensive Plan Goal RLU 3 seeks to "encourage innovative
development consistent with the historic resources of the City,while ensuring that redevelopment,
investment, and new development is constructed utilizing principles of sustainable and resilient
development practices"; and
WHEREAS, Comprehensive Plan Guiding Principle 1 states that "[t]he City shall
encourage redevelopment that contributes to community resiliency by meeting all required peril
of flood mitigation and storm hazard standards for on-site development and shall also prioritize
energy efficient development that provides stormwater mitigation, and co-benefit features that
contribute to the City's resiliency as a whole"; and
WHEREAS, Comprehensive Plan Policy RLU 2.1.6 seeks to "[m]aximize unpaved
landscape to allow for more stormwater infiltration. Encourage planting of vegetation that is highly
water absorbent, Florida friendly or native, able to withstand the marine environment, and tropical
storm winds. Encourage development measures that include innovative climate adaption and
mitigation designs with creative co-benefits where possible, through the Land Development
Regulations and regulations related to the 'Care and Maintenance of Trees and Plants' within the
City Code of Ordinances"; and
WHEREAS, Comprehensive Plan Objective RLU 2.4 seeks to "[i]dentify and
implement resilient and sustainable development best practices to encourage effective long-
term investments that sustain and/or the quality of life for residents"; and
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WHEREAS, the Miami Beach Comprehensive Plan designates the entire City as an
Adaptation Action Area (AAA) containing one or more areas that experience coastal flooding due
to extreme high tides and storm surge, and that are vulnerable to the related impacts of rising sea
levels for the purpose of prioritizing funding for infrastructure and adaptation planning; and
WHEREAS, Comprehensive Plan Climate Resiliency and Sustainability Element Policy
RSE 1.1.4 states that "the City will develop and implement adaptation strategies for areas
vulnerable to coastal flooding, tidal events, storm surge,flash floods, stormwater runoff, salt water
intrusion and other impacts related to climate change or exacerbated by sea level rise, with the
intent to increase the community's comprehensive adaptability and resiliency capacities"; and
WHEREAS, Comprehensive Plan Policy RSE 1.2.4 states that "[t]he City shall evaluate
new area plans and land development regulations for their impacts on stormwater management
and sea-level rise, including prioritizing increasing permeable surfaces, maximizing on-site water
management, enhancing walkability, encouraging alternative modes of transportation, and
preserving neighborhood character"; and
WHEREAS, Comprehensive Plan Policy RSE 2.2.1 states that"[s]tormwater management
techniques to meet the drainage level-of-service standards of this plan shall be required for all
new development and shall be incorporated in the City's concurrency requirements of the Land
Development Regulations"; and
WHEREAS, the City Code provides regulations for the measurement of the height of
buildings, including definitions and exclusions; and
WHEREAS, the City Commission now desires to amend the method in which the height
of buildings is measured, and related definitions in the Land Development Regulations, in order
to promote resiliency and address current and future impacts of sea level rise; and
WHEREAS, it is appropriate to update the definitions in the Land Development
Regulations; 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. The following provisions of Chapter 114 of the City Code, entitled "General
Provisions," is hereby amended as follows:
CHAPTER 114
GENERAL PROVISIONS
Sec. 114-1. — Definitions.
Design flood elevation means the base flood elevation plus"City of Miami Beach Freeboard,"
as defined in this section. As applicable to existing development where the minimum finished
floor elevation is located below the "City of Miami Beach Freeboard," the design flood elevation
means the minimum finished floor elevation.
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Height of building means the vertical distance from the lowest-floor design flood elevation
according to the highest point of a roof fallowing, as applicable defined below:
(a) Whcn the minimum finished floor elevation is located between grade and base flood
- Ie ti•- ••• _ II •-•e- - .. - --
minimum finished floor elevation to the highest point of the roof;
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.
(e) For commercial new, non-residential development, properties, height shall be measured
from the base flood elevation, plus freeboard, provided that the height of the first ground
floor shall comply with the minimum height of non-residential ground floors, as defined
in this section e- - —e-e- - - e -' -- - -- - -- ' - -- ' ---
measured from the height of the future elevated adjacent right of way is elevated as
* * *
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.
Minimum height of non-residential ground floor means the minimum elevation of the
underside of the ceiling of the ground floor of a non-residential use, which shall be located a
minimum of 12 feet above the design flood elevation.
* * *
SECTION 2. Chapter 118, entitled, "Administration Review and Procedures," Article IX, entitled
"Nonconformances," is hereby amended as follows:
CHAPTER 118
ADMINISTRATION AND REVIEW PROCEDURES
* * *
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ARTICLE IX. – NONCONFORMANCES
*
Sec. 118-395. - Repair and/or rehabilitation of nonconforming buildings and uses.
* * *
(b) Nonconforming buildings.
* * *
(5) Notwithstanding the foregoing, in the event of a catastrophic event, including, but not
limited to, fire, tornado, tropical storm, hurricane, or other act of God, which results in the
complete demolition of a building or damage to a building that exceeds 50 percent of the
value of the building as determined by the building official, such building may be
reconstructed, repaired or rehabilitated, and the structure's floor area, height, setbacks
and any existing parking credits may remain, if the conditions set forth in subsection
(b)(1)a—d herein are met. However, the structure's first floor elevation shall be required
to meet all applicable provisions of these land development regulations.
SECTION 3. The following provisions of Chapter 133 of the City Code, entitled "Sustainability
and Resiliency," is hereby amended as follows:
CHAPTER 133
SUSTAINABILITY AND RESILIENCY
* * *
ARTICLE III.–GROUND FLOOR STANDARDS FOR NON-RESIDENTIAL BUILDINGS
Sec. 133-60. – Existing Building Standards.
Existing buildings with non-residential uses on the ground floor that are repaired or rehabilitated,
pursuant to section 118-395(a), by more than 50 percent of the building, as determined by the
Building Official, shall be subject to the following standards:
Laj Where feasible, the ground floor shall be located at a minimum elevation of one foot(1')above
the highest sidewalk elevation adjacent to the frontage. Ramping and stairs from the sidewalk
elevation to the ground floor elevation shall occur inside the property and shall not encroach
into the public sidewalk.
al) Except where there are doors, facades shall have a knee wall with a minimum height of two
feet, six inches (2'-6") above the sidewalk elevation. Such knee walls shall include any
required flood barrier protection. The Planning Director or designee may waive this knee wall
requirement if the applicant can substantiate that the proposed glass storefront system
satisfies all applicable Florida Building Code requirements for flood barrier protection, or if the
finished floor meets the minimum freeboard requirements of the City Code.
Lci Where feasible, ground floors, wall systems, partitions, doors and finishes shall utilize
waterflood damage resistant materials in accordance with all applicable requirements of the
Florida Building Code, FEMA regulations, and American Society of Civil Engineer (ASCE) -
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Flood Resistant Design and Construction Standards, for a minimum of the first two feet, six
inches (2'-6") above the floor elevation.
Flood panels for doorways shall be permanently stored adjacent to all doorways, except when
in use.
Where implementation of the regulations in this section is unfeasible or incompatible with the
environment and adjacent structures, they may be waived to the minimum extent necessary
by the Historic Preservation Board (HPB)or Design Review Board (DRB), in accordance with
the certificate of appropriateness review criteria or design review criteria, as applicable;
however, an applicant may be required to implement alternative approaches for adequate
mitigation of flooding.
Sec. 133-61.—Short Frontage Standards.
The following regulations shall apply to new construction with non-residential uses on the ground
floor on frontages with a width of 150 feet or less:
Sidewalk Standards. Where feasible, sidewalks shall be constructed as follows:
L1) Circulation Zone. The sidewalk shall contain a "circulation zone" with a minimum
dimension of ten (10)feet in width, pursuant to the following standards:
a. The circulation zone shall be fully illuminated, consistent with the City's street and
sidewalk lighting requirements and subject to the review and approval of the Public
Works Director.
b. The design of the circulation zone shall be consistent with the City's public sidewalk
requirements.
c. The circulation zone may be constructed in areas of the public right-of-way and required
yards that are in front of a building facade.
d. The circulation zone shall remain free from obstructions created by landscaping,
signage, utilities, and lighting fixtures.
e. Pedestrians shall have 24-hour access to the circulation zone.
f. The circulation zone shall include a minimum five-foot(5')wide"clear pedestrian path,"
free from obstructions, including but not limited to stairs, ramping, handrails, outdoor
cafés, sidewalk cafés, and door swings. The clear pedestrian path shall be delineated
by in-ground markers that are flush with the path, including differing pavement tones,
differing pavement type, or by another method approved by the Planning Director.
An easement providing for perpetual public access shall be provided to the city for
portions of the circulation zone that are constructed within the setback area on private
property.
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2) Landscape area. A "landscape area" between the circulation zone and the adjacent
automobile parking or vehicle travel lanes shall be provided as follows:
a. The landscape area shall be predominantly landscaped, except where there are access
paths, public transit stops, valet parking stands, lighting fixtures, pedestrian crossings,
or driveways.
b. The landscape area shall have a minimum width of five (5)feet.
c. Street trees shall be planted within the landscape area.
d. Where the landscape area is adjacent to on-street parking, access paths shall be
provided between parking spaces so that each parking space has access to the
circulation zone generally from either the front end or rear end of the vehicle. Access
paths shall be no wider than 36 inches.
e. Street and pedestrian lighting fixtures shall be located within the landscape area.
f. The circulation zone may encroach into the landscape area in order to meet adjacent
sidewalks and street crossings.
fi Setbacks. The building's ground floor facade, parking areas, and loading areas shall be set
back a minimum of 15 feet from the back of curb to provide sufficient area to accommodate
the required circulation zone and landscape area in cases where the public right-of-way is not
sufficiently wide. If the underlying zoning regulations require a larger setback, the larger
setback shall be required.
Ground floor elevation. The ground floor shall be located no lower than the future crown of
road elevation.
Ramping and Stairs. Ramping and stairs from the sidewalk elevation to 14 inches below the
ground floor elevation may occur on the exterior of the building and encroach into the
circulation zone only if within five (5) feet of the facade of the building. Ramping and stairs
shall not encroach into the clear pedestrian path. Ramping above 14 inches below the ground
floor elevation shall occur within the property and shall not encroach into the public sidewalk
or setback areas.
Knee Wall. Except where there are doors, facades shall have a knee wall with a minimum
height of two feet, six inches (2'-6") above the sidewalk elevation. Such knee walls shall
include any required flood barrier protection. The Planning Director or designee may waive
this knee wall requirement if the applicant can substantiate that the proposed glass storefront
system satisfies all applicable Florida Building Code requirements for flood barrier protection
or if the finished floor meets the minimum freeboard requirements of the City Code.
Flood Damage Resistant Materials. Ground floors shall utilize water resistant materials for a
minimum of 2' 6" above the floor elevation.
Flood panels. Flood panels for doorways shall be permanently stored next to doorways,
except when in use.
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Multiple Frontages. For developments that contain more than one frontage, and where one
such frontage is greater than 150 feet, the requirements of section 133-62 shall apply.
DI Waivers. Where implementation of the regulations in this section is unfeasible or incompatible
with the environment and adjacent structures, they may be waived to the minimum extent
necessary by the Historic Preservation Board (HPB) or Design Review Board (DRB), in
accordance with the certificate of appropriates review criteria or design review criteria, as
applicable; however, an applicant may be required to consider alternative approaches for
adequate mitigation of flooding.
Sec. 133-62. — Long Frontage Standards.
The following regulations shall apply to new construction with non-residential uses on the ground
floor on frontages with a width greater than 150 feet:
(a) Sidewalk Standards.The sidewalk shall be raised to the future crown of road elevation, except
for transition areas and where there are street crossings, intersections, or driveways, as follows:
1. Circulation Zone. The sidewalk shall contain a "circulation zone" with a minimum
dimension of ten (10)feet wide, pursuant to the following standards:
a. The "circulation zone" shall be fully illuminated, consistent with the City's street and
sidewalk lighting requirements and subject to the review and approval of the Public
Works Director.
b. The design of the circulation zone shall be consistent with the City's public sidewalk
requirements.
c. The circulation zone may be constructed in areas of the public right-of-way and
required yards that are in front of a building facade.
d. The circulation zone shall remain free from obstructions created by landscaping,
signage, utilities, stairs, ramping, handrails, and lighting fixtures.
e. Pedestrians shall have 24-hour access to the circulation zone.
f. The circulation zone shall include a minimum five-foot(5')wide"clear pedestrian path,"
free from obstructions, including but not limited to outdoor cafés, sidewalk cafés,
handrails, and door swings. The clear pedestrian path shall be delineated by in-ground
markers that are flush with the path, including differing pavement tones, differing
pavement type, or by another method approved by the Planning Director.
gAn easement providing for perpetual public access shall be provided to the city for
portions of the circulation zone that are constructed within the setback area on private
property.
2. Parallel Transition Areas. "Parallel transition areas" between the raised circulation zone
and lower level sidewalks, street crossings, intersections, and driveways shall be
accommodated within the frontage adjacent to the new development as follows:
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a. The parallel transition areas shall not contain steps, switchback ramps, or handrails.
b. The parallel transition areas shall be of the minimum length necessary so as to not
require the use of steps, switchback ramps, and handrails between the higher future
crown of road elevation and the lower level sidewalk, pedestrian crossing, or driveway
elevation.
3. Landscape Transition Areas. "Landscape transition areas" between the raised circulation
zone and the adjacent automobile parking or vehicle travel lanes shall be provided as
follows:
a. The landscape transition area shall be predominantly landscaped, except where there
are access steps, lighting fixtures, pedestrian crossings, or driveways.
b. The landscape transition area shall have a minimum width of five (5)feet.
c. Street trees shall be planted within the landscape transition area in raised planters or
stabilized planting areas that at a minimum match the elevation of the circulation zone.
d. Where the landscape transition area is adjacent to on-street parking, access steps
shall be provided between parking spaces so that each parking space has access to
the circulation zone generally from either the front end or rear end of the vehicle. Steps
shall be no wider than 36 inches, not included handrails.
e. Handrails shall only be permitted for access steps to on-street parking.
f. Street and pedestrian lighting fixtures shall be located within the landscape transition
area.
g, The circulation zone may encroach into the landscape transition area in order to meet
adjacent sidewalks and street crossings. The encroachment shall be the minimum
necessary to comply with the requirements for and shall comply with the requirements
of parallel transition areas.
Notwithstanding the standards in subsections(a)to(q)above, public transit stops and.
valet parking stands, may be located within the landscape transition area. In the event
of a conflict, the provisions in this section shall be superseded by any requirement in
the City Code, Miami-Dade County Code, or State law that is applicable to public
transit stops or valet parking stands.
(b) Setbacks. The building's ground floor facade, parking areas, and loading areas shall be
set back a minimum of 15 feet from the back of curb to provide sufficient area to accommodate
the required circulation zone and landscape transition areas in cases where the public right-
of-way is not sufficiently wide. If the underlying zoning regulations require a larger setback,
the larger setback shall be required.
(c) Driveways. Driveways to access off-street parking, drop-off, and loading areas shall
comply with the following:
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1. Where a development has more than one frontage, driveways should be located facing
the street with the lowest traffic volumes.
2. The number of driveways should be minimized to the greatest extent possible.
3. Where the circulation zone passes through a driveway, the surface shall be fully horizontal
in a direction perpendicular to the facade of a building, so as to provide a safe and
comfortable pedestrian environment.
4. Mountable curbs shall be utilized, where feasible.
(d) Ground Floor Elevation. The ground floor shall be located a minimum elevation of 14
inches above the future crown of road elevation. Ramping and stairs from the sidewalk
circulation zone to the ground floor elevation shall occur within the property and not encroach
into the circulation zone or setback areas, unless adequate space exists on the exterior.
(e) Knee Wall. Except where there are doors, facades shall have a knee wall with a minimum
height of two feet, six inches (2'-6")above the future crown of road elevation. Such knee walls
shall include any required flood barrier protection. The Planning Director or designee may
waive this knee wall requirement if the applicant can substantiate that the proposed glass
storefront system satisfies all applicable Florida Building Code requirements for flood barrier
protection.
(f) Flood Damage Resistant Materials. Ground floors, walls system, partitions and doors shall
utilize water flood damage resistant materials in accordance with all applicable Florida
Building Code, FEMA regulations and American Society of Civil Engineer (ASCE) - Flood
Resistant Design and Construction Standard, for a minimum of the first two feet, six inches
(2'-6") above the ground floor elevation.
(g) Flood Panels. Flood panels for doorways shall be permanently stored adjacent to all
doorways, except when in use.
(h) Waivers. Where implementation of the regulations in this section is unfeasible or
incompatible with the environment and adjacent structures, they may be waived to the
minimum extent necessary by the Historic Preservation Board (HPB)or Design Review Board
(DRB), in accordance with the certificate of appropriateness review criteria or design review
criteria, as applicable; however, an applicant may be required to implement alternative
approaches for adequate mitigation of flooding.
SECTION 4. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith are hereby repealed.
SECTION 5. 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 re-numbered or re-lettered to accomplish
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such intention; and that the word "ordinance" may be changed to "section" or other appropriate
word.
SECTION 6. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this a day of 0/04-bAr , 2020.
1‘221--------
Dan Gelber
Mayor
AttptV ..„.....:533:4:4,,,,,,
,2,1I s .IN[ORP ORATED:
Ra el E. Granado %4, ® � �_=
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City Clerk �'',,��,,,,, ,...-,
Underline denotes additions
Strike +h,„u gh denotes deletions APPROVED AS T FORM AND
A G;i G A D FOR EXECU IO
First Reading: October 14, 2020 �. `...:---1 / 3 Z V
Second Reading: ovemb 18, 1)20 —
Ci y Attorney QV– Date
Verified By:
Thomas R. oone ACP
Planning Director
T:\Agenda\2020\10 October 14\Planning\Minimum Elevation Requirements Non-Residential Buildings-First Reading ORD.docx
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Ordinances - R5 D
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Jimmy L. Morales, City Manager
DATE: November 18, 2020
9:40 a.m. Second Reading Public Hearing
SUBJECT: MINIMUM FLOOD ELEVATION REQUIREMENTS FOR NON-RESIDENTIAL
BUILDINGS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF
MIAMI BEACH, SUBPART B, ENTITLED "LAND DEVELOPMENT
REGULATIONS," BY AMENDING CHAPTER 114, ENTITLED "GENERAL
PROVISIONS," AT SECTION 114-1, ENTITLED "DEFINITIONS," TO
MODIFY THE DEFINITION OF "HEIGHT OF BUILDING" AND ESTABLISH
DEFINITIONS FOR "DESIGN FLOOD ELEVATION" AND "MINIMUM
HEIGHT OF NON-RESIDENTIAL GROUND FLOOR"; AND BY AMENDING
CHAPTER 118, ENTITLED "ADMINISTRATION REVIEW AND
PROCEDURES," ARTICLE IX, ENTITLED "NONCONFORMANCES," TO
CLARIFY THAT MINIMUM FIRST FLOOR ELEVATION STANDARDS APPLY
TO THE RECONSTRUCTION, REPAIR, OR REHABILITATION OF A
NONCONFORMING STRUCTURE THAT HAS BEEN DAMAGED OR
DEMOLISHED; AND BY AMENDING CHAPTER 133, ENTITLED
"SUSTAINABILITYAND RESILIENCY," TO ESTABLISH ARTICLE III, TO BE
ENTITLED "GROUND FLOOR STANDARDS FOR NONRESIDENTIAL
BUILDINGS," TO ESTABLISH REGULATIONS FOR BUILDING
FRONTAGES WITH NON-RESIDENTIAL USES ON THE GROUND FLOOR;
AND PROVIDING FOR REPEALER, SEVERABILITY, CODIFICATION,AND
AN EFFECTIVE DATE.
RECOMMENDATION
The administration recommends that the City Commission adopt the subject ordinance.
BACKGROUND/HISTORY
On July 31, 2019, at the request of former Commissioner John Elizabeth Aleman, the City
Commission referred the discussion item to the Sustainability and Resiliency Committee (Item
C4 D). Subsequent to this referral, Commissioner Ricky Arriola agreed to co-sponsor the item.
The item was discussed at the September 25, 2019 SRC meeting and continued to the
November 27, 2019 meeting, with direction to the administration to come back with options on
how to build additional resiliency into commercial structures. The November 27, 2019 and
Page 384 of 1430
December 18, 2019 SRC meetings were cancelled, and the item was moved to the January 21,
2020 agenda of the newly created Land Use and Sustainability Committee. On January 21,
2020 the item was continued to the March 17, 2020 LUSC meeting. The March 17, 2020
LUSC meeting was postponed, and the item was moved to the June 30, 2020 LUSC.
On June 30, 2020 the LUSC endorsed the proposal and recommended that the City
Commission refer the ordinance to the Planning Board. Additionally, Commissioner Mark
Samuelian became the sponsor for the item.
On.July 29, 2020 the City Commission referred the item to the Planning Board for review and
recommendation (Item C4 G).
ANALYSIS
PLANNING ANALYSIS
Recently released 2019 sea level rise projections from the South Florida Climate Compact
indicate that sea levels are rising faster than previously anticipated. Additionally, as the climate
continues to change, Miami Beach expects to see an increase in major rain events which can
cause flash flooding. As the City continues to grow, it is important to ensure that new
developments are resilient to and able to adapt to sea level rise and climate change.
The attached draft ordinance contains different options to ensure that ground floor commercial
uses in different types of buildings are resilient to sea level rise in the near-term and able to
adapt to increasing sea level rise with minimal alterations in the long-term. The proposal would
also reduce the risks of significant flooding and related damage during major rain events.
Standards are provided for three (3) different thresholds in an increasing manor to ensure that
the mitigation required is feasible for the type of development being proposed. The proposed
ordinance contains four major components as follows:
Minimum Ground Floor Heights
Currently, the City of Miami Beach Land Development Regulations (LDRs) provide that height
is measured from the Base Flood Elevation (BFE)plus the City of Miami Beach Freeboard. On
October 29, 2019, Allan Shulman presented the first draft of the Historic District Resiliency
Guidelines to the Historic Preservation Board. One of the recommendations in this plan is to
require that the height of buildings be measured from the "Design Flood Elevation" (DFE). This
term does not change the way the City measures height, but rather provides a more
comprehensive term for this measurement. The proposed ordinance would measure building
heights from the DFE,which is defined as"the BFE plus City of Miami Beach Freeboard..."
Currently, the LDRs require that commercial ground floors have a minimum interior ceiling
elevation of 12 feet above the Future Crown of Road Elevation (5.26' NGVD). While this
provides greater resilience for a building by allowing it to adapt by raising the ground floor in the
future, it is an insufficient clearance for the very long term pursuant to the South Florida Climate
Compact Unified Sea Level Rise Projects and projected King Tides. The proposed ordinance
establishes a"Minimum height of non-residential ground floors." This requires that the underside
of a ceiling of a new development be located at least 12 feet above the DFE. This provides a
minimum of an additional 3.74' of headroom for the ground floor to be raised, and will allow
buildings to be resilient for a much longer period.
Existing Building Standards
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As existing buildings are renovated, it is important to ensure that improvements are made to
those structures so that they are made more resilient to the impacts of sea level rise and major
rain events. The Land Development Regulations contain requirements to bring existing non-
conforming structures that are being renovated in excess of 50% of the value of the building in
conformance with several aspects of the code. For buildings undergoing such a renovation with
non-residential uses on the ground floor, the proposed ordinance would require improvements
to help mitigate against the impacts of sea level rise and climate change. For such buildings, the
ordinance proposes the following:
1. Where feasible, the ground floor shall be located at a minimum elevation of one foot (1')
above the highest sidewalk elevation adjacent to the frontage. Ramping and stairs from the
sidewalk elevation to the ground floor elevation shall occur inside the property and not encroach
into the public sidewalk or setback areas.
2. Knee walls, with a minimum height of two feet-six inches (2'-6") above the sidewalk elevation
and containing flood barrier protection, shall be provided to limit water's ability to seep into
buildings.
3. Ground floors shall utilize flood damageresistant materials for a minimum of 2' 6" above the
floor elevation.
4. Flood panels are useful when there is a predicted hurricane; however, when there is a
significant rain event, there is rarely sufficient time to install them. Where buildings are in low-
lying areas that necessitate the use of flood panels, it is important that the flood panels that are
for doorways be easily accessible so that they can be quickly installed in case of a storm.
Therefore, the proposed ordinance requires that flood panels for doorways shall be
permanently located next to all doorways.
Because there may be circumstances where such improvements may not be feasible due to the
existing nature of the building, the proposed ordinance incorporates a provision that allows the
HPB or the DRB, as applicable, to waive the requirements. For example, raising the ground
floor may be difficult or unfeasible if there is a historic public interior that has architecturally
significant flooring or if there is insufficient headroom. However, the applicant must demonstrate
how the development will mitigate against the impacts of sea level rise and storm water.
Short Frontage Standards
The City has had, and will continue to have, instances where new infill buildings with ground floor
commercial space are located next to existing commercial buildings that were constructed at
lower floor elevations. These new infill buildings typically have a frontage that is less than 150
feet. Given the dual importance of ensuring that new infill buildings are resilient and able to adapt
to future changes in right-of-way elevation,while simultaneously maintaining compatibility with the
surrounding built environment, revised development standards are being proposed. The
following is a summary of the proposed requirements in draft ordinance:
1. Ground floor setbacks must allow for wider pedestrian circulation paths and sufficient
landscaped areas. The ground floor must also be able to adapt to future increases in the
elevation of abutting streets and sidewalks, and landscape areas must be designed to better
accommodate drainage and treat stormwater. The proposed ordinance proposes a minimum 15
foot setback from the back of the curb of the roadway. This setback will accommodate a
minimum ten (10') foot wide sidewalk circulation zone, which also includes a minimum five (5')
Page 386 of 1430
foot wide clear pedestrian path, as well as a five (5')foot wide landscape area.
2. The ground floor should be located at the future crown of road. Because access ramps and
steps consume large areas, any ramping or steps that may encroach into the circulation zone be
located within the 5 feet closest to the façade of the building. In order to minimize the ramping
within the circulation zone, the ramps will only be able to go to an elevation of 14 inches below
the future crown of road. The remaining steps and ramping needed to access the interior floor
would be required to occur within the property or the building and shall not encroach into the
public sidewalk or setback areas.
3. Developments having multiple frontages present an opportunity to provide additional
mitigation measures. The proposed ordinance requires that for developments containing
multiple frontages, and one frontage is greater than 150 feet, the development shall follow the
standards for buildings with long frontages,which are described below.
The Historic Preservation Board (HPB)or the Design Review Board (DRB), as applicable, may
consider a waiver of these requirements if implementing them is unfeasible or if there is
incompatibility with the surrounding neighborhood. However, the applicant alternatives for how
the development will mitigate against the impacts of sea level rise and stormwater must be
considered.
Long Frontage Standards
The City has several examples of new commercial and mixed-use development that have
included raising the public sidewalks adjacent to their properties in order to facilitate
incorporating higher ground floor elevation. These projects tend to have frontages that are
longer than 150 feet and, to date, the majority are located on or near commercial sections of
Alton Road. The sidewalks are generally being raised to the Future Crown of Road Elevation as
designated in the City's Stormwater Master Plan which is currently set at 5.26' NGVD (3.7'
NAVD).
The Planning Department has analyzed some of these projects and how transitions between
lower and higher sidewalk levels are occurring. Since uniform standards do not exist, each
sidewalk has been developed in a different manner. Below is a description of some of the major
sites that were analyzed, including positive and negative aspects. Photos and a more detailed
description are also in the attached illustrations.
• 709 Alton Road (Baptist Urgent Care)— This development contains raised sidewalks and the
ground floor façade is setback, allowing for a wider pedestrian circulation area. The landscape
transition area between the raised sidewalk and the lower parallel parking is wide enough for the
landscaping to succeed. However, no access is provided to the vehicles from the sidewalk,
leading to people walking through and damaging the landscaping to access the sidewalk, or
alternatively, dangerously walking along the edge of travel lanes to get to access points at the
corners of the block. The transition area to one of the lower level adjacent sidewalks exceeds
5%and therefore necessitating that handrails being placed in public rights of way.
• 1212 Lincoln Road—This development contains raised sidewalks and the ground floor façade
is setback to allow for wider pedestrian circulation areas and future outdoor cafes. Transitions to
lower adjacent sidewalks are gradual and therefore do not require handrails being placed in
public rights of way. However,the landscape transition area between the raised sidewalk and the
lower parallel parking is narrow, and the landscaping has struggled to survive. The landscape
Page 387 of 1430
transition area has areas with steps to allow direct access to on-street parallel parking; however,
they are insufficient to provide access to the entire row of parallel parking and they are placed in
locations where access can be blocked by parked vehicles.
• 1045 5th Street (Target) — This development contains raised sidewalks, but the pedestrian
circulation paths are somewhat narrow and broken up by planters. Because there are minimal
landscape transition areas between the raised sidewalk and the vehicle travel lanes, handrails
are necessitated along the edge of the raised sidewalks. Because the location of building
entrances was not considered prior to the design of the raised sidewalk, ADA access
requirements necessitate the use of awkward steps and switchback ramps with handrails to
transition between the raised sidewalk elevation and the adjacent lower sidewalk elevations. One
positive aspect is that trees are planted in raised planters that will allow the trees to survive sea
level rise and future roadway adaptation.
The proposed ordinance consolidates the positive aspects of each of these examples. In
addition to the requirements for existing buildings and buildings with short frontages, and based
on the analysis of the various sites, the following best practices for developments with raised
sidewalks have been identified and incorporated into the draft ordinance for developments that
have a frontage that is longer than 150 feet:
1. Developments with longer frontages have an easier ability to raise sidewalks and provide
transitions to areas with lower elevations. Because these buildings are larger there is a bigger
area that can facilitate sea level rise mitigation. Therefore, with the exception of transition areas,
the sidewalk must be raised at a minimum to the future crown of road elevation(5.26' NGVD).
2. Ground floor setbacks allow for a wider pedestrian circulation zone and sufficient landscape
transition areas between the raised sidewalks and lower level roadways. Landscape transition
areas must be sufficiently wide to allow trees to thrive and eliminate the need for handrails along
the edge of the circulation zone. As a result, a minimum of 15 feet from the back of the curb of
the roadway is proposed. This will provide for a ten (10') foot wide sidewalk circulation zone,
including a five (5') foot wide clear pedestrian path, as well as a five (5') foot wide landscape
transition area between the raised sidewalk and the lower vehicular roadway.
3. As sea levels rise, the fresh water source required for trees to survive will diminish.
Additionally, as roads are raised, it is important that trees will not be impacted. Therefore, it is
important that trees be planted at higher elevations so that they will be resilient. As a result, the
proposed ordinance requires that trees be planted in raised planters or stabilized planting areas
with a minimum elevation of the future crown of road.
4. The sidewalk transitions between higher and lower elevations should be designed to minimize
impacts to pedestrian comfort and safety. Low slopes on transitions between raised sidewalks
and lower sidewalk elevations should be provided. This should be considered before entry
points into a building are sited to remove the need for steps and to minimize the need for
handrails. Generally, this necessitates that slopes of less than five (5%) percent be provided so
that ADA access can be maintained. Therefore, the proposed ordinance requires that the use of
switchbacks and handrails be prohibited in parallel transition areas.
5. In order to improve safety for parallel parking and minimize impacts to landscaping,
developments must provide properly placed access steps where there is parallel parking at a
lower elevation and adjacent to a raised sidewalk. Specifically, ordinance requires that steps no
Page 388 of 1430
wider than 36 inches be placed between every two parallel parking spaces provided.
6. When a sidewalk is raised there are opportunities to also raise the ground floor. The
proposed ordinance requires that the ground floor elevations be located a minimum of 14
inches above the raised sidewalk elevation.
7. When a sidewalk is raised knee walls can be measured from a higher elevation, improving the
building's resilience to major rain events. The proposed ordinance requires that except where
there are doors, facades shall have a knee wall with a minimum height of two feet-six inches (2'-
6")above the raised sidewalk elevation.
As with the short frontage standards, the HPB or the DRB will have the ability to consider a
waiver of these standards, provided the applicant provides measures to mitigate against sea
level rise and storm water.
PLANNING BOARD REVIEW
On September 22, 2020 the Planning Board held a public hearing and transmitted the ordinance
to the City Commission with a favorable recommendation by a vote of 7-0.
UPDATE
The subject ordinance was approved at first reading on October 14, 2020,with no changes.
APPLICATION FEE WAIVER
The subject amendment was referred on a comprehensive, citywide basis, and not on behalf of
a private applicant or third party. Pursuant to section 118-162(c) of the Land Development
Regulations of the City Code, amendments to the City Code require the payment of the
applicable fees in section 118-7 and Appendix A. These fees may be waived by a five-sevenths
(5/7ths)vote of the City Commission, based upon one or more of the following circumstances:
1. The City Manager determines, in wilting, that the proposed amendment is necessary due to a
change in federal or state law, and/or to implement best practices in urban planning;
2. Upon written recommendation of the city manager acknowledging a documented financial
hardship of a property owner(s)or developer(s); and/or
3. If requested, in writing, by a non-profit organization, neighborhood association, or
homeowner's association for property owned by any such organization or association, so long
as the request demonstrates that a public purpose is achieved by enacting the applicable
amendment.
The City Manager has determined that the proposed amendment is necessary to implement
best practices in urban planning.
CONCLUSION
The administration recommends that the City Commission:
1. In accordance with section 118-162(c) of the City Code, the City Commission waive the
applicable application fees based upon the legislation implementing best practices in urban
planning.
Page 389 of 1430
2.Adopt the subject ordinance.
Applicable Area
Citywide
Is this a"Residents Right Does this item utilize G.O.
to Know" item. pursuant to Bond Funds?
City Code Section 2-14?
Yes No
Legislative Tracking
Planning
Sponsor
Commissioner Mark Samuelian
ATTACHMENTS:
Description
❑ Graphics and Illustrations
❑ Ordinance
Page 390 of 1430
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Page 391 of 1430
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• Purpose
• Compliance with the Comprehensive Plan
• To Encourage commercial development to be more
resilient by providing:
0 Greater interior floor to ceiling height.
0Elevated finished floors.
,ASI' Transition areas that can accommodate and facilitate the
harmonization between the elevated ground floors or future
elevated streets.
0 Raising sidewalks when there is sufficient room.
Larger landscape areas to absorb stormwater.
Page 392 of 1430
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,.- C Current Code .
There is currently no minimum ground floor height requirement for commercial
properties. There is an incentive to measure height from the City of Miami
Beach Freeboard (1 to 5 feet above BFE). However, it only requires 12 feet clear
from the Future Crown of Road. There is an additional incentive of 5 feet for
the ground floor.
Requirement Incentive Ordinance 2017-4124
� . . %__. ` Ordinance 2016-4010: 1
1 to encourage that new 1If
b
Fifth Floor °' commercial Fifth soar t
• construction provide i
adequate interior floor i '
Fourth Floor °' to ceiling height to Fourth Floor 1I
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adjacent streets and I , Third Fbor 1
I— — --I sidewalks. (12 feet
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Stand Floor _
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Sea Level Rise Projections
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For the purpose of this proposal we took in to account the 2060 sea level rise,
king tide and storm surge projections --. 1[3ftimoltlutptlow!;t0 ,,,-Iimi041.7v4,rovrIvrrilgezt
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Level Rise Projections(NGVD) Starting
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LOW piri. .:!,lietrPtv::. Low PO. High P11 „.., ,,. ,Storm Fratioestoy . ,:,:.z. Point
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Mean Sea Level '. .MeantlighWater Predicted Sea Level Rise 0 Ill.MKEillliffinglii.
1992 0.60 0.60 1.81 1.81 10 YEAR 8.1 9.2 10.3
20 YEAR 9.5 10.6 11.7
•
2030 1.10 1.43 2.31 2.64 50 YEAR 10.8 11.9 130
! 2060 1.77 2.77 2.98 3.98 Nom .i -KLaii•ff,,a; 13.6
500 YEAR 17.7 14.7 15.8
18.8
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Predicted Sea Level Rise 0 (+)0.8 ft (+) 1.8 ft
KING TIDE PROJECTION"B" King'Tides 3.8 4.6 5.6
@+56 NGVD
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2060 King
Tide
FUTURE OFTHE ROAD--- VeaW
0+5.26 NGVD EXISTING GRADE 3.46 NGVD Projection
SEA LEVEL RISE PROJECTION "A"
@+3.98 NGVD FRONT ELEVATION
Current Standard leaves 11.7' of headroom if
floor is raised to match the 2060 King Tide
SEA LEVEL RISE PROJECTION "A":2060 HIGH PRJ. MEAN HIGnigeaztiggiFNGVD Elevation
KING TIDES PROJECTION 13" 2060 CO+5.6 NGVD
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DraftOrdinance Outline
• Modify definition of "Height"
• Establish definition for "Design Flood Elevation" ( DFE) —
Base Food Elevation (BFE) plus the City ofMiami Beach
Freeboard
• Establish aa Minimum Height of Non-Residential Ground
Floor”
• Buildings w/ Ground Floor Commercial Standards:
• Existing Building Standards ( Exceed 50% Rule)
• New Building Short-Frontage Standards ( Less than 150')
• New Building Long-Frontage Standards (Raised Sidewalks)
Page 395 of 1430
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Proposed
• Define Base Flood Elevation plus City of Miami Beach Freeboard as the "DESIGN FLOOD ELEVATION" (DFE).
• Require the "Minimum Height of Non-Residential Ground Floor" to be 12' above the DFE
Currently permitted but not mandated
Current Minimum Proposed Minimum Standard
Incentive Standard ,
3,
1
— — N, I Fifth Floor O7
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Fifth Floor
--_ --- � SPolete (+)20 YEAR(i)40 YEAR in I
I 2020 2040 2060 Fourth Floor m
�' I Predicted Sea Level Rise 0 (*)0.8 ft (..)1.8 ft
King Tides 3.8 4.6 5.6 \
Fourth Floor I
In
O7 l
;r, I Third Floor 'o
1 Ic - \
Third Floor 1-1
__ 1.- Proposed
I-- — -- - --� Second Floor �,
.r, 1 Minimum Current
Second Floor - 4. i
Minimum
1. I O I
___ - --1----BFE 8.00'+5 --L-- -I, -1- -BFE 8.00'+5
Ground FloorI I Ground Floor I
L -------- --si -- BFE 8.00'+1 � -\ -11-'t- BFE 8.00'+1
I
L___._ -- - - --FUTURE CROWN OF ROAD 5.26 NGVD. --L l FUTURE CROWN OF ROAD 5.26 NGVD.
n�hi-it=4741441hii4T%ii"47 7-7f;-;n_i4-47Mi;<i1,;r4747i i"TN 1 EXISTING GRADE 3.46 NGVD. ";14il-u-n4ii`ir-li=f-ir=Trio=ii-Ti=�4Jn-iron"�'li'rr°Ti-Ti-li il_u-T1: EXISTING GRADE 3.46 NGVD.
SECTION _ SECTION
Proposed standard Ieavics9e1:5964' , ffoheadroom if floor is raised to match the
2060 King Tide Elevation. This is an extra 3.74' from the current standard.
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For buildings undergoing a substantial renovation (50% rule):
• Raised Floor: Where feasible, the ground floor shall be located at a
minimum elevation of one foot (1') above the highest sidewalk elevation
adjacent to the frontage.
• Ramping and stairs from the sidewalk elevation to the ground floor
elevation shall occur inside the property and not encroach into the public
sidewalk or setback areas.
• Knee Wall: Except where there are doors, facades shall have a knee wall
with a minimum height of two feet-six inches (2'-6") above the sidewalk
elevation.
• Flood Resistant: Where feasible, ground floors shall utilize flood damage
resistant materials for a minimum of 2' 6" above the floor elevation.
• Convenient Flood Panels: Flood panels for doorways shall be
permanently located next to all doorways.
• Waivers: DRB and HPB can waive requirements, however,
alternative flood control measures should be considered .
Page 397 of 1430
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Short- Frontage Standards
Frontages less than 150' wide
Incorporates Existing Building Standards + the following:
• Ground Floor Setback: Minimum ground floor setback of 15' from the
back of the curb of the roadway, to provide:
• 10' wide sidewalk Circulation Zone
5' must be a "Clear Pedestrian Path”
• 5' wide landscape area
,i (Harmonization purposes)
a
• Raised Floor: The ground floor shall be located a minium of the future crown of
road (5.26 NGVD).
• Ramping and stairs from the sidewalk elevation can occur in the 5 feet of the setback
closest to the building.
• Steps and ramping cannot interfere with the clear pedestrian path
• Steps and ramping can only go to an elevation of 14" below the future crown of road.
• Additional ramping to get to the elevation of the interior floor must occur behind the setback.
• For developments that have multiple frontages and one frontage is greater
than 150', the development shall follow the more stringent standards for
buildings with long frontages
Page 398 of 1430
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Long- Frontage Standards
Page 400 of 1430
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Long frontage standards: frontages with a width greater than 150 feet,
where sidewalks are currently being raised.
Recent projects that have elevated ground floors and sidewalks:
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709 Alton Road: 1614 Alton Road Phase I: 1824 Alton Road
Frontage: 300 feet Frontage: 250 feet Frontage: 150 feet on Alton Rd
Page 401 of 1430
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• Projects that have ground floor and elevated sidewalks to the
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• There are NO uniform standards
• There are pros and cons to each example.
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709 Alton Road - Baptisage 402 of 1430 1824 Alton Road — Michael's
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o Ground floor level has an additional " t ~ lir
setback that provides a wider • ,.:I� _- -
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o Some access to on-street parking. r''�I�" I;, ,w
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o Insufficient and poorly located '1'
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o Insufficient room for landscape to ,�4 Jr ,l I� Nri
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xAh-' Positive
, ",.„. • Wide sidewalks accommodate pedestrian activity
, • Wide landscape area allows landscape to thrive
's;- R'1: :l ° 'i L � ' ,• Illlt Wide landscape area minimizes need for rails
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• No access to sidewalk
• Landscape gets trampled
7 a � ' �, tae „��1> • Handrails in the public right of way
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1045 5th Street — Target
Right ofharmonization issues between sidewalk
g way
elevation/size, landscape areas, driveways, street
parking and the street.
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Positive 1 'y "Ih1 ''' II • Trees are elevated
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',. a!,, ,� � planter and pedestrian
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rY� ,rf4klr• l ;s,rII,1 . inadequate for co-benefits
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Page 407 of 1430 for planters
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Undesirable commercial spaces Knee walls that block eyes
that create isolated pedestrian on the street and limit
circulation areas with minimal
landscaping pedestrian interaction
Page 409 of 1430
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Long- Frontage Sta
Incorporates Short-Frontage Standards + the following:
• Raised Sidewalk: With the exception of transition areas, the sidewalk must be raised at a
minimum to the future crown of road elevation (5.26' NGVD).
• Ground Floor Setback: Minimum ground floor setback of 15' from the back of the curb of
the roadway
• 10' wide sidewalk circulation zone
5' must be a "Clear Pedestrian Path"
• 5' wide landscape transition area between the raised sidewalk and the lower vehicular roadway.
• Raised Trees: Trees be planted in raised planters or stabilized planting areas with a
minimum elevation of the future crown of road.
• Transition Standards: The use of steps, ramp switchbacks, and handrails be prohibited in
parallel transition areas.
• Access to Parking: Steps that are no wider than 36 inches should be placed between every
two parking spaces where parallel parking exists.
• Raised Floor: The ground floor elevations be located a minimum of 14" (2 steps) above the
raised sidewalk elevation.
• Knee Wall: Except where there are doors, facades shall have a knee wall with a minimum
height of two feet-six inches (2'-6") above the raised sidewalk elevation.
Page 410 of 1430
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WPC 11411k Iso FT
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6-COMMERCIAL BUILDING-LONG FRONTAGE STANDARDS
MORE THAN 150 Fr-NEW BUILDING -
EXISTING GRADE 3.46 NGVD - I I - -
DELEVATED SIDEWALK TO FUTURE CROWN OF THE ROAD ELEVATION
GROUND FLOOR ELEVATED 14 INCHES FROM SIDEWALK ELEVATION
12 FT CEIUNG CLEARANCE FROM BFE 1-5(FREE BOARD) l,._. 12 FEET CLA.ING MLIGHT
2'-6'KNEE WALL IL—Nip 1 .— - ' -- - - ' - r —CL FARANCE FROM HFF+1-5
ADDITIONAL GROUND FLOOR SET BACK MAY BE REQUIRED
TO ACCOMMODATE TRANSITION AREAS 57y I -2'-6'KNEE WAIL
KING TII?F PROJECTION'H' I,
• X5.6 NGVI? 7.
s - �I�f _--- BF"ES.U(D' • 1
,�- -- --FINISHED Fl OOR 14'ARM"SIDEWALK
TI.TITRLCROWN OF THE ROAD �-RAISED SIM WALK AT x,26"
• •5.26 NOVO r ' . • ' . ' ' _�EXISTING GRADE RI!3,46 NOVO
SEA LEVEL RISE E'ROJECT ON'A.J
0•3,'}8 NGVD FRONT ELEVATION PARALLEL.4RANSITION .
AREAS
SEA LEVEL RISE PROJECTION'A':2060 NIGH PRJ.MEAN HIGH WATER I +3.89 NGVD
KING TIDES PROJECTION 'B' 2060 4.5.6 NOVO
PA.
SECOND FLOOR Q
_ 12 FEET CEILING HEIGHT
■ CLEARANCE FROM BFEt1-5
C GROUND FLOOR 2'-6'KNEE WALL
WATER RESISTANT -----t
FIFE 8.00'+5
MATERIALS 2'6"ABOVE
SIDEWALK ELEVATION ---^ -BFE 8,00'+ 1
d'ELEVATED FLOOR -'rze/z/."i:/.��.,,,,,,,/./�.���11..vizze„/e/z/9.94,<;�!r- L - FINISHED FLOOR 14”ABOVE SIDEWALK
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...W,;'sin'• 'II'- I"," 1'l;'I.I" I I'Ii., 4I': :',_',I'.;I'.^I'I_I,:n'tt^ . -BRAISED SIDEWALK AT 5.26'
----
ROAD
I - EXISTING GRADE I3.46'NGVI)
SIDEWAU ,f +°
SECTION ADDITI NAL 11�tPERPENDICUL.AR TRANSITION
Page 411 of 14 UND FLOOR AREAS
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EXTERIOR RAMP REQUIREMENTS
RAISED SIDEWALK AT 5.26'
EXISTING GRADE(P 3.46'NGVD
21'-7' 1D8' 2t —� 1.12 ADA RAMP WITH RAILINGS
f J' f 120 ADA RAMP WITH RAILINGS
3'-0
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Requires architects to consider the
placement of doorways in relation
to raised sidewalks before the
building is designed. Currently this
is an afterthought.
Page 412 of 1430
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