2015-3921 Ordinance ITEM R5B, TECHNICAL AMENDMENT
NON CONFORMING BUILDINGS — BALCONIES
ORDINANCE NO. 2015-3921
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE
CITY OF MIAMI BEACH, FLORIDA BY AMENDING CHAPTER 118,
"ADMINISTRATIVE AND REVIEW PROCEDURES", ARTICLE IX,
ENTITLED "NONCONFORMANCES," BY AMENDING SECTION 118-
395, ENTITLED "REPAIR AND/OR REHABILITATION OF
NONCONFORMING BUILDINGS AND USES," BY MODIFYING AND
CLARIFYING ALLOWABLE ADDITIONS TO NON-CONFORMING
BUILDINGS; PROVIDING FOR CODIFICATION; REPEALER;
SEVERABILITY; APPLICABILITY; AND AN EFFECTIVE DATE.
WHEREAS, Chapter 118, of Article IX; at Section 118-395, provides for
regulations relating to nonconforming uses and structures; and
WHEREAS, certain properties may have been constructed without balconies, or
may desire to enlarge existing balconies, and may want to add that amenity to their
property, but would be precluded from doing so under the nonconformance section of
the Code; and
WHEREAS, while not increasing nonconforming structures or uses, a revision to
Section 118-395 would make clear that a property may add a balcony or other similar
structure(s), provided there are no issues relating to exceeding required maximum Floor
Area Ratios, or any possible violation of setback requirements; 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. Chapter 118, "Administrative and Review Procedures," Article IX, entitled
"Nonconformances," and Section 118-395, entitled "Building nonconforming in height,
density, parking, floor area ratio or bulk," are hereby amended as follows:
Sec. 118-395. - Repair and/or rehabilitation of nonconforming buildings and uses.
(a) Nonconforming uses. If a building which contains a nonconforming use is,
repaired or rehabilitated at a cost exceeding fifty (501 percent of the value of
the building as determined by the building official, it shall not be thereafter
used except in conformity with the use regulations in the applicable zoning
district contained in these land development regulations and all rights as a
nonconforming use are terminated.
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(b) Nonconforming buildings.
(1) Nonconforming buildings which are repaired or rehabilitated by less
than fifty (501 percent of the value of the building as determined by the
building official shall be subject to the following conditions:
a. Repaired or rehabilitated residential and/or hotel units shall
meet the minimum unit size requirements as set forth for the
zoning district in which the property is located. The number of
units in the building shall not be increased.
b. The building shall have previously been issued a certificate of
use, certificate of completion, certificate of occupancy or
occupational license by the City to reflect its current use.
c. Such repairs or rehabilitation shall meet the requirements of the
City property maintenance standards, the applicable Florida
Building Code, and the Fire Safety Code.
d. If located within a designated historic district, or an historic site,
the repairs or rehabilitations shall comply substantially with the
Secretary of Interior Standards for Rehabilitation and Guidelines
for Rehabilitating Historic Structures, as amended, as well as
the certificate of appropriateness criteria in Article X of these
Land Development Regulations. If the repair or rehabilitation of
a contributing structure conflicts with any of these regulations,
the property owner shall seek relief from the applicable building
or Are life-Ssafety Csode.
e. Any new construction shall comply with the existing
development regulations in the zoning district in which the
property is located, provided however, that open private
balconies, including projecting balconies and balconies
supported by columns, not to exceed a depth of 30 feet from an
existing building wall, may be permitted as a height exception.
The addition of balconies may be permitted up to the height of
the highest habitable floor for a building non-conforming in
height, provided such balconies meet applicable FAR and
setback regulations. Any addition of a balcony in a
nonconforming building shall be subject to the review and
approval of the design review board or historic preservation
board, as may be applicable.
(2) Nonconforming buildings which are repaired or rehabilitated by more
than fifty (501 percent of the value of the building as determined by the
building official; shall be subject to the following conditions:
a. All residential and hotel units shall meet the minimum and
average unit size requirements for rehabilitated buildings as set
forth in the zoning district in which the property is located.
b. The entire building, and any new addition construction shall
meet all requirements of the City property maintenance
standards, the applicable Florida Building Code and the Fire
Safety Code.
c. The entire building and any new addition construction shall
comply with the current development regulations in the zoning
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district in which the property is located. No new floor area may
be added if the floor area ratio is presently at maximum or
exceeded.
* * *
f. Any new construction identified in subsections d and e
above shall comply with the existing development
regulations in the zoning district in which the property is
located, provided however, that open private balconies,
including projecting balconies and balconies supported by
columns, not to exceed a depth of 30 feet from an existing
building wall, may be permitted as a height exception.
The addition of balconies may be permitted up to the
height of the highest habitable floor for a building non-
conforming in height, provided such balconies meet
applicable FAR and setback regulations. Any addition of a
balcony in a nonconforming building shall be subject to the
review and approval of the design review board or historic
preservation board, as may be applicable.
* * *
SECTION 2. REPEALER
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 3. CODIFICATION
It is the intention of the City Commission, and it is hereby ordained, that the
provisions of this Ordinance shall become and be made part of the Code of the City
of Miami Beach, as amended; that the sections of this Ordinance may be re-
numbered or re-lettered to accomplish such intention; and that the word "ordinance"
may be changed to "section" or other appropriate word.
SECTION 4. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 5. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
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PASSED and ADOPTED this 1 l+hday of fe Irki•-•.) , 2015.
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ATTEST:
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Rafae' E. Granado, Cit Cl; '''� �°' ```` ; *
INCORP *RATED: `• APPROVED AS TO
�i /� .,�40 FORM & LANGUAGE _
First Reading: Janua ,,i�i4 ,•,0 1.5..--�-,,, �O)'__ &FOR EX CUTION
Second Reading: Febru ry t�,1j�� A 26
.........
9\ °1.-
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City Att.- * 1 Dote 54,
Verified By:
Thomas R. Mooney AICP
Planning Director
(Item and Technical Amendment Sponsor Commissioner Joy Malakoff)
T:\AGENDA\2015\February\Non Conforming Bldgs - Balconies - ORD Second Read TECH AMENDMENT Feb 10
2015.docx
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,
COMMISSION ITEM SUMMARY
Condensed Title:
Second Reading to consider an Ordinance Amendment to modifying and clarifying allowable additions
to non-conforming buildings.
Key Intended Outcome Supported:
Increase satisfaction with neighborhood character. Increase satisfaction with development and
growth management across the City.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is"about the right amount."
Item Summary/Recommendation:
SECOND READING—PUBLIC HEARING
The proposed Ordinance would allow for projecting balconies and balconies supported by columns to
extend up to 30 feet from an existing building wall up to the highest habitable floor of the building and
not be considered a ground floor addition. Such construction would be subject to the review and
approval of the design review board or historic preservation board, as applicable.
On January 14, 2015, the City Commission approved the subject Ordinance at First Reading.
The Administration recommends that the City Commission adopt the attached Ordinance.
Advisory Board Recommendation:
On December 15, 2014 the Planning Board recommended approval of the subject Ordinance by a
vote of 6 to 0 (Planning Board File No. 2204).
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic. impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budget.
City Clerk's Office Legislative Tracking:
Thomas Mooney
Sign-Offs:
Depart i"-nt Di ct%r Assistant City Manager " ty Manager
Wil.. I=It 01 4029144111 , II
. I Iiivair
T:WGENDA\2015\February\Non Conforming Bldgs-Balconies-SUM Second Read.docx
I
M AM B EAC H AGENDA ITEM " S�
DATE 2--I NS's
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach,Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members of lie City C. mission
FROM: Jimmy L. Morales, City Manager
DATE: February 11, 2015 .,1 CON I READING — PUBLIC HEARING
SUBJECT: Nonconforming Buildings— Balconi-s
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF
MIAMI BEACH, FLORIDA BY AMENDING CHAPTER 118,
"ADMINISTRATIVE AND REVIEW PROCEDURES", ARTICLE IX, ENTITLED
"NONCONFORMANCES," BY AMENDING SECTION 118-395, ENTITLED
"REPAIR AND/OR REHABILITATION OF NONCONFORMING BUILDINGS
AND USES,99 BY MODIFYING AND CLARIFYING ALLOWABLE ADDITIONS
TO NON-CONFORMING BUILDINGS; PROVIDING FOR CODIFICATION;
REPEALER; SEVERABILITY; APPLICABILITY; AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission adopt the attached
Ordinance.
BACKGROUND
On October 29, 2014, at the request of Commissioner Malakoff, the City Commission
referred a discussion item to the Land Use and Development Committee and the
Planning Board (Item C4B) to permit the addition of balconies on non-conforming
buildings.
On November 5, 2014, the Land Use and Development Committee referred the item to
the Planning Board with a recommendation that the ordinance only apply to balconies
and balconies with columns on non-conforming buildings.
ANALYSIS
Under current Land Development Regulations, the addition of balconies that project from
a building's façade and which are supported by columns, are considered a ground floor
addition. Ground floor additions have pre-existing height limits, depending on the zoning
district in which they are located. Therefore, balconies that require structural columns
Commission Memorandum
Ordinance Amendment—Nonconforming Buildings—Balconies
February 11, 2015 Page 2 of 2
for support cannot be added to existing nonconforming buildings if such buildings
exceed the maximum allowable height in their district.
The proposed Ordinance would allow for projecting balconies and balconies supported
by columns to extend up to 30 feet from an existing building wall up to the highest
habitable floor of the building and not be considered a ground floor addition. Such
construction would be subject to the review and approval of the design review board or
historic preservation board, as applicable.
There is increasing demand for larger balconies as the residents of residential buildings
desire greater ability to enjoy the outdoors and the unique environment of Miami Beach.
Existing regulations, such as required yards, and the design review or historic
preservation process will ensure that the larger balconies do not negatively impact
surrounding properties.
PLANNING BOARD REVIEW
On December 15, 2014, the Planning Board (by a vote of 6-0) transmitted the proposal
to the City Commission with a favorable recommendation.
FISCAL IMPACT
In accordance with Charter Section 5.02, which requires that the "City of Miami Beach
shall consider the long term economic impact (at least 5 years) of proposed legislative
actions," this shall confirm that the City Administration City Administration evaluated the
long term economic impact (at least 5 years) of this proposed legislative action. The
proposed Ordinance is not expected to have a negative fiscal impact upon the City.
SUMMARY
On January 14, 2015, the subject Ordinance was approved at First Reading. The only
change requested was to clarify that the subject balcony addition is for `non-conforming'
buildings. This change is included in the Ordinance text.
CONCLUSION
The Administration recommends that the City Commission adopt the Ordinance.
JLM/JMJ/TRM/MAB/RAM
T:WGENDA\2015\February\Non Conforming Bldgs-Balconies-MEM Second Read.docx
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