2017-4121 Ordinance 2017-4121
RM-1 AND RM-2 DEVELOPMENT REGULATIONS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE CITY CODE, BY AMENDING
CHAPTER 114, "GENERAL PROVISIONS," AT SECTION 114-1,
"DEFINITIONS," BY AMENDING THE DEFINITION FOR LOT COVERAGE; BY
AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS,"
DIVISION 3, "RESIDENTIAL MULTIFAMILY DISTRICTS," SUBDIVISION II,
"RM-1 RESIDENTIAL MULTIFAMILY LOW INTENSITY," AT SECTION 142-55,
"DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS," BY
ESTABLISHING MINIMUM AND MAXIMUM YARD ELEVATION,
STORMWATER RETENTION, YARD SLOPE, RETAINING WALL, LOT
COVERAGE, GROUND FLOOR REQUIREMENTS, LIMITATIONS ON LOT
AGGREGATION, AND BY INCREASING THE BUILDING HEIGHT TO 55 FEET
FOR PROPERTIES NOT LOCATED WITHIN AN HISTORIC DISTRICT; BY
AMENDING SECTION 145-56, "SETBACK REQUIREMENTS," BY
INCREASING THE PARKING, SUBTERRANEAN, PEDESTAL, AND TOWER
SETBACK REQUIREMENTS; BY AMENDING SUBDIVISION IV, "RM-2
RESIDENTIAL MULTIFAMILY MEDIUM INTENSITY," AT SECTION 142-216,
"DEVELOPMENT REGULATIONS," BY ESTABLISHING MINIMUM AND
MAXIMUM YARD ELEVATION, STORMWATER RETENTION, YARD SLOPE,
RETAINING WALL, AND GROUND FLOOR HEIGHT REQUIREMENTS; BY
AMENDING SECTION 142-217, "AREA REQUIREMENTS," BY INCREASING
THE BUILDING HEIGHT TO 65 FEET FOR PROPERTIES NOT LOCATED
WITHIN AN HISTORIC DISTRICT, OR OTHERWISE MORE SPECIFICALLY
DELINEATED WITHIN OTHER DEFINED DISTRICTS OR WITHIN HISTORIC
DISTRICTS; AND BY AMENDING SECTION 145-218, "SETBACK
REQUIREMENTS," BY INCREASING THE PARKING, SUBTERRANEAN,
PEDESTAL, AND TOWER SETBACK REQUIREMENTS; PROVIDING
CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, sea level rise and flooding is an ongoing concern of the City; and,
WHEREAS, the regulation of grade elevations in multifamily districts is necessary in order
to ensure compatible development with the built character of the City's neighborhoods; and,
WHEREAS, the current minimal building and parking setbacks for the low and medium
intensity multifamily districts result in very little pervious landscaped areas; and,
WHEREAS, in order to expand the pervious landscaped areas within the City, which are
beneficial for stormwater retention, result in more attractive living environments, and help buffer
the impact of new in-fill construction on neighboring properties, changes to setbacks, height and
parking requirements are necessary; and
WHEREAS, the low intensity RM-1 multifamily district is predominately comprised of low
scale buildings developed on single or double lots; and
WHEREAS, in order to ensure compatible new construction in the low intensity RM-1
zoning districts, limits on lot aggregation are necessary; and
WHEREAS, the proposed regulations will accomplish these goals and ensure that the
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public health, safety and welfare will be preserved in the City.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. Chapter 114 of the City Code, entitled "GENERAL PROVISIONS," Section 114-1,
is hereby amended as follows:
Sec. 114-1. - Definitions.
* * *
Lot coverage means the percentage of the total area of a lot that, when viewed directly from
above, would be covered by all principal and accessory buildings and structures, or portions
thereof; provided, however, that exterior unenclosed private balconies, and awnings and ports
sols shall not be included in determining the building area.
* * *
SECTION 2. Chapter 142 of the City Code, entitled "Zoning Districts and Regulations," Article II,
"District Regulations," Division 3, "Residential Multifamily Districts," Section 142-155, is hereby
amended as follows:
Sec. 142-155. - Development regulations and area requirements
* * *
The development regulations in the RM-1 residential multifamily, low density district are as
follows:
(1) Max. FAR: 1.25; west side of Collins Avenue between 76th and 79th Streets-1.4.
(2) Public and private institutions: Lot area equal to or less than 15,000 sq. ft.-1.25; lot area
greater than 15,000 sq. ft.-1.4.
(3) Exterior building and lot standards:
a. Minimum yard elevation requirements.
1. The minimum elevation of a required yard shall be no less than five (5)feet
NAVD (6.56 feet NGVD), with the exception of driveways, walkways,
transition areas, green infrastructure (e.q., vegetated swales, permeable
pavement, rain gardens, and rainwater/stormwater capture and infiltration
devices), and areas where existing landscaping is to be preserved, which
may have a lower elevation. When in conflict with the maximum elevation
requirements as outlined in paragraph c., below, the minimum elevation
requirements shall still apply.
2. Exemptions. The minimum yard elevation requirements shall not apply to
properties containing individually designated historic structures, or to
properties designated as "contributing" within a local historic district, or a
National Register Historic District.
b. Maximum yard elevation requirements. The maximum elevation of a required yard
shall be in accordance with the following, however in no instance shall the
elevation of a required yard, exceed the minimum flood elevation, plus freeboard:
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1. Front Yard, Side Yard Facing a Street, & Interior Side Yard. The maximum
elevation within a required front yard, side yard facing a street & interior
side yard shall not exceed 30 inches above grade, or future adjusted grade,
whichever is greater. In this instance, the maximum height of any fence(s)
or wall(s) in the required yard, constructed in compliance with Section 142-
1132(h), "Allowable encroachments within required yards", shall be
measured from existing grade.
2. Rear Yard. The maximum elevation for a required rear yard, (not including
portions located within a required side yard or side yard facing the street),
shall be calculated according to the following:
(A) Waterfront. The maximum elevation shall not exceed the base flood
elevation, plus freeboard.
(B) Non-waterfront. The maximum elevation shall not exceed 30 inches
above grade, or future adjusted grade, whichever is greater.
c. Stormwater retention. In all instances where the existing elevation of a site is
modified, a site shall be designed with adequate infrastructure to retain all
stormwater on site in accordance with all applicable state and local regulations.
d. Retaining wall and yard slope requirements.
(A) Retaining walls shall be finished with stucco, stone, or other high quality
materials, in accordance with the applicable design review or
appropriateness criteria.
(B) Within the required front yard and side yard facing a street the following shall
apply:
i. the first four(4)feet of the property line, the maximum height of retaining
walls shall not exceed 30 inches above existing sidewalk elevation, or
existing adjacent grade if no sidewalk is present.
ii. When setback a minimum of four (4) feet from property line, the
maximum height of retaining walls shall not exceed 30 inches above
adjacent grade.
iii. The maximum slope of the required front and side yard facing a street
shall not exceed 11 percent(5:1 horizontal: vertical).
e. Lot Coverage. The maximum lot coverage for a lot or lots greater than 65 feet in
width shall not exceed 45%. In addition to the building areas included in lot
coverage, as defined in section 114-1, Impervious parking areas and impervious
driveways shall also be included in the lot coverage calculations. The design
review board or historic preservation board, as applicable may waive the lot
coverage requirements in accordance with the design review or certificate of
appropriateness criteria, as applicable.
f. Ground floor requirements. When parking or amenity areas are provided at the
ground floor level below the first habitable level, the following requirements shall
apply:
(A) A minimum height of twelve (12)feet shall be provided, as measured from
base flood elevation plus minimum freeboard to the underside of the first
floor slab. The design review board or historic preservation board, as
applicable may waive this height requirement by up to two (2) feet, in
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accordance with the design review or certificate of appropriateness criteria,
as applicable.
(B) All ceiling and sidewall conduits shall be internalized or designed in such a
matter as to be part of the architectural language of the building in
accordance with the design review or certificate of appropriateness criteria,
as applicable.
(C) All parking and driveways shall substantially consist of permeable
materials.
(D) Active outdoor spaces that promote walkability, social integration, and
safety shall be provided at the ground level, in accordance with the design
review or certificate of appropriateness criteria, as applicable.
(E) At least one stair shall be visible and accessible from the building's main
lobby(whether interior or exterior), shall provide access to all upper floors,
shall be substantially transparent at the ground level and shall be located
before access to elevators from the main building lobby along the principal
path of travel from the street. Such stair, if unable to meet minimum life-
safety egress requirements, shall be in addition to all required egress stairs.
q. Lot Aggregation. No more than two contiguous lots may be aggregated for
development purposes, with the exception of projects classified as affordable
and/or workforce housing.
(3)(4) In the Flamingo Park Local Historic District, the following shall apply:
* *
(b) The lot area, lot width, unit size and building height requirements for the RM-1 residential
multifamily, low density district are as follows:
Minimum Minimum Minimum Average Maximum Maximum
Lot Area Lot Unit Size Unit Size Building Height Number
(Square Width (Square Feet) (Square Feet) (Feet) of Stories
Feet) (Feet)
New construction-550
Non-elderly and elderly low and Historic district—
moderate income housing: See 40
section 142-1183 Flamingo Park
Local Historic Historic
Rehabilitated buildings-400 New district-4
Hotel units: construction-800 District-35
° Non-elderly and (except as Flamingo Park
15/°: 300-335 Local Historic
85%: 335+ elderly low and provided in_section
5,600 50 moderate income 142-1161) District-3
For contributing hotel structures, (except as
located within an individual housing: See Otherwise-50
historic site, a local historic district section 142-1183 For properties provided in
Rehabilitated outside a local section 142-
or a national register district, 1161)
which are renovated in buildings-550 historic district
with a ground level Otherwise-5
accordance with the Secretary of
the Interior Standards and consisting of non-
Guidelines for the Rehabilitation habitable parking
of Historic Structures as and/or amenity
amended, retaining the existing uses-55
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room configuration and sizes of at
least 200 square feet shall be
permitted. Additionally, the
existing room configurations for
the above described hotel
structures may be modified to
address applicable life-safety and
accessibility regulations, provided
the 200 square feet minimum unit
size is maintained, and provided
the maximum occupancy per
hotel room does not exceed 4
persons.
SECTION 3. Chapter 142 of the City Code, entitled "Zoning Districts and Regulations,"Article II,
"District Regulations," Division 3, "Residential Multifamily Districts," Section 142-156, is hereby
amended as follows:
Sec. 142-156. - Setback requirements.
(a) The setback requirements for the RM-1 residential multifamily, low density district are as
follows:
Front Side, Side, Facing Rear
Interior a Street
Single lots less Single lots less
than 65 feet than 65 feet in
in width: 5 width: 5 feet, ...eGeaRffont
feet, ors% or 5 % of lot lots 5 feet
At-grade of lot width, width,
abutting an
parking lot whichever is whichever is
alley,
on the
greater greater otherwise
same lot 20 feet 10% of the
except
where (c) otherwise otherwise lot depth
below is Oceanfront
applicable lots 50 feet
10 feet, or 8% 10 feet, or 8% of from
of lot width, lot width, bulkh ad line
whichever is whichever is
greater greater
5 feet, or 5% of 5 feet, or 5% of
Subterranean 20 feet lot width, lot width, Nei-eft
whichever is whichever is lots 0 feet
greater(0 greater Oceanfront
lots—
feet if lot
5
width-is-50 #r-GFR
feet or less) ea e
Single lots less
Single lots less than 65 feet in
20 feet than 65 feet in width: 7.5 feet
Except lots A and width: 7.5 feet
1-30 of the
Amended Plat Lots equal or lots 10% of
Subterranean Indian Beach Lots equal or greater than 65 lot depth
and greater than 65 feet in width: Oceanfront
Pedestal, Corporation feet in width: 20%
Subdivision and Minimum 7.5 10 lots of
lots 231-237 of Minimum 7.5 feet or 8% of lot lot
the Amended Plat 10 feet or 8% of width, whichever feet feet from the
of First Ocean lot width, is greater. and
Front whichever is sum Sum of the whichever is
Subdivision-50 greater, and sum side yards shall greater.
feet Sum of the side equal 16% of lot
yards shall equal width
16% of lot width
20 feet + 1 foot for
every 1 foot
increase in height
above 50 feet, to The required
a maximum of 50 NeFresearffregt
pedestal Sum of the side °
feet, then shall lots 15% of
setback plus yards shall
remain constant. ° lot depth
Except lots A and 0.10 of the equal 16% of Oceanfront
1-30 of the height of the the lot width lots 25% of
tower portion Minimum—
Tower Amended Plat of the 5 10 feet or lot depth, 75
Indian Beach — feet minimum
Corporation building. The 8% of lot fro
Subdivision and total required width, bulkhead line
lots 231-237 of setback shall whichever is whichever is
the Amended Plat not exceed greater greater
of First Ocean 50 feet
Front
Subdivision-50
feet
(b) In the RM-1, residential district, all floors of a building containing parking spaces
shall incorporate the following:
(1) Residential uses at the first level along every facade facing a street, sidewalk
or waterway. For properties not having access to an alley, the required residential
space shall accommodate entrance and exit drives.
(2) Residential uses above the first level along every facade facing a waterway.
(3) For properties less than 60 feet in width, the total amount of residential space
at the first level along a street side shall be determined by the design review or historic
preservation board, as applicable. All facades above the first level, facing a street or
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sidewalk, shall include a substantial portion of residential uses; the total amount of
residential space shall be determined by the design review or historic preservation
board, as applicable, based upon their respective criteria.
(c) In cases where the city commission approves after public hearing a public-private
parking agreement for a neighborhood based upon an approved street improvement plan,
the minimum front yard setback for parking subject to the agreement shall be zero feet. The
street improvement plan must be approved by the design review board if outside an historic
district, or the historic preservation board if inside an historic district.
* * *
SECTION 4. Chapter 142 of the City Code, entitled "Zoning Districts and Regulations," Article II,
"District Regulations," Division 3, "Residential Multifamily Districts," Section 142-216, is hereby
amended as follows:
Sec. 142-216. - Development regulations.
The development regulations in the RM-2 residential multifamily, medium intensity district
are as follows:
(1) Max. FAR: 2.0.
(2) Exterior building and lot standards:
a. Minimum yard elevation requirements.
1. The minimum elevation of a required yard shall be no less than five (5)feet
NAVD (6.56 feet NGVD), with the exception of driveways, walkways,
transition areas, green infrastructure (e.g., vegetated swales, permeable
pavement, rain gardens, and rainwater/stormwater capture and infiltration
devices), and areas where existing landscaping is to be preserved, which
may have a lower elevation. When in conflict with the maximum elevation
requirements as outlined in paragraph b. below, the minimum elevation
requirements shall still apply.
2. Exemptions. The minimum yard elevation requirements shall not apply to
properties containing individually designated historic structures, or to
properties designated as "contributing" within a local historic district, or a
National Register Historic District.
b. Maximum yard elevation requirements. The maximum elevation of a required yard
shall be in accordance with the following, however in no instance shall the
elevation of a required yard, exceed the minimum flood elevation, plus freeboard:
1. Front Yard, Side Yard Facing a Street, & Interior Side Yard. The maximum
elevation within a required front yard, side yard facing a street & interior
side yard shall not exceed 30 inches above grade, or future adiusted grade,
whichever is greater. In this instance, the maximum height of any fence(s)
or wall(s) in the required yard, constructed in compliance with Section 142-
1132(h), "Allowable encroachments within required yards", shall be
measured from existing grade.
7
2. Rear Yard. The maximum elevation for a required rear yard, (not including
portions located within a required side yard or side yard facing the street),
shall be calculated according to the following:
(A) Waterfront. The maximum elevation shall not exceed the base flood
elevation, plus freeboard.
(B) Non-waterfront. The maximum elevation shall not exceed 30 inches
above grade, or future adjusted grade, whichever is greater.
c. Stormwater retention. In all instances where the existing elevation of a site is
modified, a site shall be designed with adequate infrastructure to retain all
stormwater on site in accordance with all applicable state and local regulations.
d. Retaining wall and yard slope requirements.
(A) Retaining walls shall be finished with stucco, stone, or other high quality
materials, in accordance with the applicable design review or
appropriateness criteria.
(B) Within the required front yard and side yard facing a street the following shall
apply:
i. the first four(4)feet of the property line, the maximum height of retaining
walls shall not exceed 30 inches above existing sidewalk elevation, or
existing adjacent grade if no sidewalk is present.
ii. When setback a minimum of four (4) feet from property line, the
maximum height of retaining walls shall not exceed 30 inches above
adjacent grade.
iii. The maximum slope of the required front and side yard facing a street
shall not exceed 11 percent (5:1 horizontal:vertical).
e. Ground floor requirements. When parking or amenity areas are provided at the
ground floor level below the first habitable level, the following requirements shall
apply:
(A) A minimum height of twelve (12)feet shall be provided, as measured from
base flood elevation plus minimum freeboard to the underside of the first
floor slab. The design review board or historic preservation board, as
applicable may waive this height requirement by up to two (2) feet, in
accordance with the design review or certificate of appropriateness criteria,
as applicable.
(B) All ceiling and sidewall conduits shall be internalized or designed in such a
matter as to be part of the architectural language of the building in
accordance with the design review or certificate of appropriateness criteria,
as applicable.
(C) All parking and driveways shall substantially consist of permeable
materials.
(DI Active outdoor spaces that promote walkability, social integration, and
safety shall be provided at the ground level, in accordance with the design
review or certificate of appropriateness criteria, as applicable.
(E) At least one stair shall be visible and accessible from the building's main
lobby(whether interior or exterior), shall provide access to all upper floors,
shall be substantially transparent at the ground level and shall be located
before access to elevators from the main building lobby along the principal
8
path of travel from the street. Such stair, if unable to meet minimum life-
safety egress requirements, shall be in addition to all required egress stairs.
SECTION 5. Chapter 142 of the City Code, entitled "Zoning Districts and Regulations," Article II,
"District Regulations," Division 3, "Residential Multifamily Districts," Section 142-217, is hereby
amended as follows:
Sec. 142-217. - Area requirements.
The area requirements in the RM-2 residential multifamily, medium intensity district are as
follows:
Minimum Minimum��-___._____....__�_________�.____ Maximum
Lot Area Lot Minimum Average Building Maximum
(Square Width Unit Size Unit Size Height Number
Feet) (Feet) (Square Feet) (Square Feet) (Feet) of Stories
New construction-550 I Historic Historic
Non-elderly and elderly low district-50 district-5
(except as
and moderate income ! provided in (except as
I housing: See section 142- section 142- provided in
1183 1161) section 142-
I Rehabilitated buildings— Area bounded 1161)
400 1by Indian Creek Area bounded
Hotel units: !Dr., Collins Ave., by Indian Creek
15%: 300-335 I 26th St., and
New 44th St.-75 Dr., Collins
85%: 335+ construction— Area fronting Ave., 26th St.,
For contributing hotel 800 west side of and 44th St.-8
structures, located within an Non-elderly and Collins Ave. Area fronting
individual historic site, a elderly low and btwn. 76th St. west side of
local historic district or a moderate and 79th St.— Alton Rd.
7,000 50 national register district, income housing: 75 between Arthur
# i which are renovated inArea fronting
See section 142- west side of Godfrey Rd.
accordance with the 1183Alton Rd. and W. 34th
Secretary of the Interior Rehabilitated between Arthur St.-8
Standards and Guidelines buildings-550 Godfrey Rd. and Area fronting
for the Rehabilitation of Hotel units—N/A W. 34th St.-85 ; west side of
Historic Structures as Otherwise-60 Collins Ave.
For properties
amended, retaining the btwn. 76th St.
outside a local
existing room configuration 1I historic district and 79th St.-8
and sizes of at least 200 I with a ground Otherwise-6
square feet shall be level consisting Lots fronting
permitted. Additionally, the of non-habitable o Biscayne Bay
existing room configurations parking and/or less than
amenity uses-
for the above described 45,000 sq. ft.—
hotel structures may be 1 ! 65 11
I Lots fronting
9
modified to address Biscayne Bay Lots fronting
applicable life-safety and less than 45,000 Biscayne Bay
accessibility regulations, I sq. ft.-100 over 45,000 sq.
provided the 200 square Lots fronting ft.-15
Biscayne Bay
feet minimum unit size is over 45,000 sq. Lots fronting
maintained, and provided ft.-140 Atlantic Ocean
the maximum occupancy p Y Lots fronting over 100,000
per hotel room does not Atlantic Ocean sq. ft.-15
exceed 4 persons. over 100,000 sq. Lots fronting
ft.-140 Atlantic Ocean
Lots fronting with a property
Atlantic Ocean
with a property line within 250
line within 250 feet of North
i
feet of North Shore Open
Shore Open Space parking
Space Park Boundary-21
Boundary-200
SECTION 6. Chapter 142 of the City Code, entitled "Zoning Districts and Regulations," Article II,
"District Regulations," Division 3, "Residential Multifamily Districts," Section 142-218, is hereby
amended as follows:
Sec. 142-218. - Setback requirements.
The setback requirements in the RM-2 residential multifamily, medium intensity district
are as follows:
Front Side, Side, Facing Rear
Interior a Street
Single lots less
Single lots less than than 65 feet in
65 feet in width: 5 width: 5 feet, er
feet, or 5 % of lot 5 %of lot width,
At-grade parking width, whichever whiGh€4er--i.6 lots Abutting an
lot on the same is greater greater alley-5 feet
lot except where 20 feet otherwise Oceanfront
(b) below is otherwise lots-50 feet
applicable from bulkhead
10 feet, or 8% of lot line
width, whichever is 10 feet, or 8% of lot
greater width, whichever is
greater
10
5 feet, or 5% of lot lots 0 feet
width, whichever is 5 feet, or 5%of lot _sea eat
Subterranean 20 feet greater. (0 feet if lot width, whichever, is lots 50 feet
width is 50 feet or lees) greater from-bulkhead
line
Single lots less than Single lots less than
65 feet in width: 7.5 65 feet in width: 7.5
20 feet feet. feet Non-oceanfront
Except lots A and 1— lots-10% of lot
30 of the Amended Lots equal or depth
Plat Indian Beach Lots equal or greater greater than 65 feet Oceanfront
Subterranean Corporation than 65 feet in width: lots-20% of lot
Minimum 7.5 10 feet in width:
and Pedestal Subdivision and lots Minimum 7.510 feet depth, 50 feet
231-237 of the or 8% of lot width, or 8% of lot width, from the
Amended Plat of First whichever is greater, bulkhead line
Ocean Front and sum & r�-of the whichever is greater
and sum &w -of the whichever is
Subdivision-50 feet side yards shall equal side yards shall equal greater
16% of lot width 16% of lot width
20 feet + 1 foot for
every 1 foot increase
in height above 50 Same as pedestal for Non-oceanfront
feet, to a maximum of structures with a total lots-15% of lot
50 feet, then shall height of 60 feet or less. Sum of the side yards depth
remain constant. The required pedestal shall equal 16% of the Oceanfront
Except lots A and 1— setback plus 0.10 of the lot width lots-25% of lot
Tower 30 of the Amended height of the tower Minimum 7.5 10 feet depth, 75 feet
Plat Indian Beach portion of the building. or 8% of lot width, minimum from
Corporation The total required whichever is greater the bulkhead
Subdivision and lots setback shall not line whichever
231-237 of the exceed 50 feet is greater
Amended Plat of First
Ocean Front
Subdivision-50 feet
(b) In cases where the city commission approves after public hearing a public-private parking
agreement for a neighborhood based upon an approved street improvement plan, the
minimum front yard setback for parking subject to the agreement shall be zero feet. The street
improvement plan must be approved by the design review board if outside an historic district,
or the historic preservation board if inside an historic district.
SECTION 7. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith are hereby repealed.
11
SECTION 8. 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 9. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 10. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this c2 day of ,7G(/i , 2017.
r
ATTEST:
Philip Levi �/►�r
•z �i S� B E '''',
Raf el E. Granado, ity Clerk '
First Reading: June 7, 2017 , .._ A yROVED AS TO
Second Reading: 26, 2017 E & LANGUAGE
July -c ; \NCORt' �JRA��� •�R EXECUTION
•
/
314(//q—
Verified By: j � (; _2' r . Attorney Date
Thomas R. Mooney,'CP I%
Planning Director
T:AGENDA\2017\7-July\Planning\RM-1+RM-2 Dev Regs-2nd Reading ORD.docx
12
Ordinances - R5 M
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Jimmy L. Morales, City Manager
DATE: July 26, 2017
10:40 a.m. Second Reading Public Hearing
SUBJECT RM-1 AND RM-2 DEVELOPMENT REGULATIONS:
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE CITY CODE, BY AMENDING
CHAPTER 114, "GENERAL PROVISIONS," AT SECTION 114-1, "DEFINITIONS,"
BY AMENDING THE DEFINITION FOR LOT COVERAGE; BY AMENDING
CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS," DIVISION 3,
"RESIDENTIAL MULTIFAMILY DISTRICTS," SUBDIVISION II, "RM-1
RESIDENTIAL MULTIFAMILY LOW INTENSITY," AT SECTION 142-55,
"DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS," BY
ESTABLISHING MINIMUM AND MAXIMUM YARD ELEVATION, STORMWATER
RETENTION, YARD SLOPE, RETAINING WALL, LOT COVERAGE, GROUND
FLOOR REQUIREMENTS, LIMITATIONS ON LOT AGGREGATION, AND BY
INCREASING THE BUILDING HEIGHT TO 55 FEET FOR PROPERTIES NOT
LOCATED WITHIN AN HISTORIC DISTRICT; BY AMENDING SECTION 145-56,
"SETBACK REQUIREMENTS," BY INCREASING THE PARKING,
SUBTERRANEAN, PEDESTAL, AND TOWER SETBACK REQUIREMENTS; BY
AMENDING SUBDIVISION IV, "RM-2 RESIDENTIAL MULTIFAMILY MEDIUM
INTENSITY," AT SECTION 142-216, "DEVELOPMENT REGULATIONS," BY
ESTABLISHING MINIMUM AND MAXIMUM YARD ELEVATION, STORMWATER
RETENTION, YARD SLOPE, RETAINING WALL, AND GROUND FLOOR HEIGHT
REQUIREMENTS; BY AMENDING SECTION 142-217, "AREA REQUIREMENTS,"
BY INCREASING THE BUILDING HEIGHT TO 65 FEET FOR PROPERTIES NOT
LOCATED WITHIN AN HISTORIC DISTRICT, OR OTHERWISE MORE
SPECIFICALLY DELINEATED WITHIN OTHER DEFINED DISTRICTS OR WITHIN
HISTORIC DISTRICTS; AND BY AMENDING SECTION 145-218, "SETBACK
REQUIREMENTS," BY INCREASING THE PARKING, SUBTERRANEAN,
PEDESTAL, AND TOWER SETBACK REQUIREMENTS; PROVIDING
CODIFICATION; REPEALER; SEVERABILITY;AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration recommends that the City Commission adopt the Ordinance.
ANALYSIS
BACKGROUND
After several months of discussion and review, on January 17, 2017, the Mayor's Blue Ribbon Panel
on Flooding and Sea Level Rise discussed the attached ordinance amendment and recommended
that the City Commission refer it to the Land Use and Development Committee and Planning Board.
Page 1307 of 2495
Commissioners John Elizabeth Aleman and Joy Malakoff are the sponsors of the item.
On February 8, 2017, the City Commission referred the proposed Ordinance amendment to the
Land Use and Development Committee and the Planning Board. On February 15, 2017, the Land
Use and Development Committee discussed the proposed ordinance and continued the discussion
to the March 8, 2017 meeting.
On March 8, 2017, the Land Use and Development Committee discussed the proposed ordinance
and continued the discussion to the April 19, 2017 meeting. On April 19, 2017, the Land Use and
Development Committee recommended that the Planning Board transmit the ordinance to the City
Commission with a favorable recommendation.
PLANNING ANALYSIS
The proposed ordinance amendment was vetted by the Mayor's Blue Ribbon Panel on Flooding and Sea Level
Rise. The recommended code amendments are the result of numerous meetings in which the panel focused on
changes needed to ensure the resiliency of new construction and properties located in the RM-1 and RM-2 districts.
The proposed code amendments address resiliency and sustainability efforts, as well as complement our ongoing
public investments in sea level rise risk reduction.
The Southeast Florida Regional Climate Change Compact Unified Sea Level Rise Projections from 1992 to 2100
are provided below. These projections, which were approved by the City Commission last year for planning
purposes,highlight three planning horizons:
1. Short term,by 2030,sea level is projected to rise 6 to 10 inches above 1992 mean sea level,
2. Medium term,by 2060,sea level is projected to rise 14 to 34 inches above 1992 mean sea level,
3. Long term,by 2100,sea level is projected to rise 31 to 81 inches above 1992 mean sea level.
Unified Us civil Rita.P,o;. on
(50tttar,ttftomdaRr onalClimes Change Compact.2ins)
PCG 461 USAGE High NOAA tt t
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2030 6 10 3.2
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utc3udas 4rat 6ir t to=uts sdprtod Fat 440440 boob trio th.mataan et rho tOCC ARS*CMS otorat4o•t Uta tonuttt b.40* r tbaw darAtd
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uppaw:tnoit Msur+de+y ft*4444.m ood tong tarn'.4*(*tans te414 tWtoe)-The tttsrp.+Uteri tette h41 the p'it)Ott•itt**Wit Mt ow* 2,040
tend 3104.The USArCt lotttrmatattt of tPJAA trnnma21 tt toot t'.4 O*40014..'.the Ftputt toe ta#aatsr igrow d•Lhed snr.nt).t 4414440
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The following is a summary of the existing regulations along with the modifications as revised and recommended by
the Land Use and Development Committee:
Current Regulations I Proposed Regulations
Page 1308 of 2495
1.a.Minimum yard elevation No minimum 6.56 feet NGVD
1.b.Maximum yard elevation 30 inches above grade 30 inches above grade or
Future adjusted grade,
whichever is greater
1.c.Maximum yard elevation 30 inches above grade Base flood elevation plus
waterfront lots(rear) freeboard
2.a.Lot coverage RM-1 No requirements Single Lots-no requirement,
-52%-62%for building alone double lots-45%including
-64%-72%incl.parking building and parking,subject to
waiver by DRB
2.b. Lot coverage RM-2 No requirements
3.a. Max Height RM-1 50 feet/5-stories 55 feet/5-stories
3.b. Max Height RM-2 60 feet/6 stories 65 feet/6-stories
4.Parking setbacks
Side 5 feet or 5%of lot width Single Lots,no change,
otherwise 10 feet or 8%of lot
width
Rear 5 feet 5 feet if abutting an alley,
otherwise 10%of lot depth
5.Building Setbacks
Side 7.5 feet or 8%of lot width Single lots,no change,
otherwise 10 feet or 8%of lot
width
6.Parking Zero for lots<=65 feet in width
1.5/unit(550-999 SF) 1 /unit(550-1600 SF)
1.75/unit(1000-1200 SF)
2/unit(>1200 SF) 2/unit(>1600 SF)
7.Mechanical Parking Conditional Use approval May be approved by the Design
required from Planning Board Review Board or Fistoric
regardless of project size Preservation Board for buildings
with<20 units
8.Additional Ground floor Requirements added to
requirements internalize conduits,utilize
permeable materials,active
outdoor spaces,and open and
conveniently accessible stairs
9.Lot Aggregation The West Avenue Overlay Limit lot aggregation to no more
requirements District restricts lot aggregation than two lots in all RM-1 districts,
to no more than two lots in the with an exception for affordable
RM-1 district and workforce housing
1.Yard elevations
Recently, the City Commission amended the requirements for raising yards within Single Family Districts as an
adaptation measure to address the effects of sea level rise. Currently there are no minimum yard elevation
requirements for RM-1 and RM-2 properties, and the maximum elevation is 30 inches above grade. The proposed
modifications would implement a minimum elevation and raise the maximum elevation for RM-1 and RM-2 zoned
Page 1309 of 2495
properties in a similar manner to the single family districts,as outlined below:
Current Regulations Proposed Regulations
1.a.Minimum yard elevation No minimum 6.56 feet NGVD
1.b. Maximum yard elevation 30 inches above grade 30 inches above grade or Future
adjusted grade,whichever is
greater
1.c.Maximum yard elevation 30 inches above grade Base flood elevation plus
waterfront lots(rear) freeboard
In order to accommodate the raising of the roadways and public sidewalks, the proposed ordinance would require
that all required yards be raised to a minimum elevation of five feet NAVD (6.56 feet NGVD),with the exception of
driveways, private walkways, grade transition areas, surface stormwater shallow conveyance and LID features and
areas where landscaping is to be preserved.
Grade means the city sidewalk elevation at the centerline of the front of the property. If there is no sidewalk,the
elevation of the crown of the road at the centerline of the front of the property shall be used.
Adjusted Grade means the midpoint elevation between grade and the minimum required flood elevation for a lot or
lots.
Future Adjusted Grade)means the midpoint elevation between the future crown of the road as defined in the CD M
Smith Stormwater Plan,and the base flood elevation plus minimum freeboard for a lot or lots.
Freeboard means the additional height,usually expressed as a factor of safety in feet,above a flood level for
purposes of floodplain management. Freeboard tends to compensate for many unknown factors,such as wave
action,blockage of bridge or culvert openings,and hydrological effect of urbanization of the watershed,which could
contribute to flood heights greater than the heights calculated for a selected frequency flood and floodway conditions.
All new construction and substantial improvements to existing construction shall meet the minimum freeboard
requirement,and may exceed the minimum freeboard requirement up to the maximum freeboard without such height
counting against the maximum height for construction in the applicable zoning district.
Freeboard,minimum equals one(1)foot.
Freeboard,maximum equals five(5)feet.
Base Flood Elevation)means)the regulatory elevation associated with building elevation,flood-proofing, protection
of building systems and utilities and other flood protection provisions as identified in current FEMA FIRM panels.
Currently within the City of Miami Beach,this elevation ranges between 7 to 10 feet NGVD.
NGVD and NAVD are reference surface vertical datums)(a fixed starting point) used to ensure that all elevation
records are properly related. The current national datum is the National Geodetic Vertical Datum (NGVD)of
1929,which is expressed in relation to mean sea level, or the North American Vertical Datum(NAVD) of 1988.
NGVD 29 used a simple model of gravity based on latitude to calculate the approximate sea level and did not take
into account other variations. Thus, the elevation difference for points across the country does change between
NGV D and NAVD. In order to convert between the two datums in Miami Beach, 1.56 is added to an elevation that is
expressed as NAV D. For example,5.0 feet NAVD =6.56 feet NGVD.Although NAVD is a more updated standard,
NGVD is still more widely used,thus both reference datums are included in this analysis.
LID -Low-Impact Development techniques mimic natural processes to manage stormwater, and are frequently
cheaper and more attractive than traditional stormwater management techniques.
2.Lot coverage
Currently there are no lot coverage requirements for RM-1 and RM-2 zoned properties.Subject to the approval of the
HPB or DRB,an RM-1 or RM-2 zoned site can be developed with a 20 foot front setback,and as little as five feet of
side and rear setback for parking spaces, resulting in very little pervious landscape area on site. Such landscaped
Page 1310 of 2495
areas are very beneficial for stormwater retention, result in attractive living environments,and help buffer the impacts
of new in-fill construction on neighboring properties. Under the existing regulations, constructing a building with
parking extending beyond the building walls results in a lot coverage of 64-72%of the total lot area.
As proposed, the maximum lot coverage for RM-1 lots would be 45%, with the exception of single lots. This lot
coverage takes into consideration the proposed increase in building and parking setbacks,as outlined in#4 and#5
below, as well as the decrease in parking requirements as outlined in #6. The DRB or HPB may waive this
requirement in accordance with the Design Review Criteria or Certificate of Appropriateness criteria,as applicable
Due to the increased floor area ratio (FAR) allowances for RM-2 properties (2.0 vs. 1.25 generally for RM-1
properties), it is difficult to institute a lot coverage limitation for RM-2 properties while also accommodating the
required parking. The referenced increased building and parking setbacks, along with the reduced parking
requirements will together result in a reduced lot coverage compared to today's requirements,without actually putting
in place a requirement.
Current Regulations Proposed Regulations
2.a.Lot coverage RM-1 No requirements Single Lots—no requirement,
—52%-62%for building alone double lots-45%including
—64%-72%incl.parking building and parking,subject to
waiver by DRB
2.b. Lot coverage RM-2 No requirements
Although there are currently no lot coverage limitations for RM properties,the graphic below illustrates the potential
area that can be covered by building or parking for a typical double lot in the RM-1 zoning district(70%).
DOUBLE LJr-CLRFEN7REQLAR5 RUTS
2CMNGDISTRCT:RMS
LOT AREA 11,200 SF[]12'b10O)
M x<FAR:12 5=1A,000 SF j
F
DISTING REGULATION
NO LOT COAERACE U M ITS
PARKING+BLOC:70%
f L
I I
I I
I - ROM 5E16X%�
a5'-o
I � I
1‘7"101' I
1 `G!IlllUr I
PROPERTY LINE r
RPFMMG RFAR
SR-0.
LOT COVERAGE
Page 1311 of 2495
As proposed, lot coverage would be limited to 45%for RM-1 properties, as outlined in the shaded area below for a
typical double lot in the RM-1 zoning district.
DOUBLE LOT-REDUCED FAR N!N G
TRANSITIONAL SFAC EA AND HEIGHT
INCREASE
ZONING DISTRICT:RM-1
LOT AREA 11,200 SF(112'x100),
M AX FAR:1.25=14,000 SF
PROPOSED j
LOT COVERAGE 4596=5,040 SF
I 1
__1 L
-- I 1
i I
////i, R.,4,201
- I
N
.
PROPERTY LINE
♦ tt2-D __
REAM SETBACK LOT COVERAGE
tt'-2 10%
3.Maximum building height
Currently, the maximum building height is generally 50 feet/5-stories for RM-1 properties, and 60 feet/6-stories for
RM-2 properties. The proposal would increase the maximum height to 55 feet for RM-1 districts and 65 feet for the
RM-2 district. This proposed increase in height of 5 feet will allow more flexibility in providing higher first floor
clearances,such as for parking areas or amenity areas under the building. Elevating the first floor will aid in allowing
light and air at the ground level,and assist in the future repurposing of parking areas for recreational or passive uses.
The ordinance would also require, that when parking or other non-habitable transition uses are provided under a
building that the minimum clearance between the ground level and the underside of the first floor slab is at least 12
feet measured from BFE (base flood elevation)+1 foot.The DRB or HPB could waive this requirement by up to two
(2)feet.
In the illustration below, the current height requirements for a typical RM-1 property are shown on the left, and the
proposed height requirements are shown on the right. Because of the increased ground floor height requirements of
12 feet,as previously noted, in order to accommodate the same number of habitable floors,a height increase of five
(5)feet is proposed.
Page 1312 of 2495
I i
I �
Fifth Floor
I N I
Fifth Floor
� L
a M
Fourth Floor a n = I
ai tO
n x � -
W - 1•IP •.t
2
Third Roar ="'
1O
Second Floor
P r+
Second Floor N c+
BFEB.00'+5' =gym -
a LI BFE 8.4R_4-__1:
Parki •at Grade l GRADE 526 NGVD Parld ,•at Grade
I=11�I�1=11=1=1 X11=1=11=11=1=11=11�I�il�ll�I��11�11 i1 illi I�1=11�I�I=1 �II�1�1=11„I�11=11�I�II�II��I�II�II�1 ill=11��1�11�11�1��11�11�1�11�I�I=11
MISTIC PROPOSED
Current Regulations Proposed Regulations
3.a.Max Height RM-1 50 feet/5-stories 55 feet/5-stories
3.b. Max Height RM-2 60 feet/6 stories 65 feet/6-stories
It is important to note that the proposed amendments do not modify the more specific overlay regulations for the RM-
1 portion of the Flamingo Park area, where the maximum height will remain at 35 feet. It also does not modify the
heights of other more specific RM-1 and RM-2 properties.
Although increased heights are part of the ordinance, no changes are proposed to the tower setback requirements.
For example, under the current regulations,a 60 foot tall building located in the RM-2 district, is required to set back
the front tower portion of the building (above 50 feet in height) an additional 10 feet from the required pedestal
setback of 20 feet.This effectively results in the tower portion being set back 30 feet from the front property line.With
the proposed Ordinance,a new building constructed to the maximum height of 65 feet,would require a front setback
of 35 feet from the property line for the portion of the building located above the pedestal height of 50 feet.
The illustrations on the next pages highlight the RM-1 and RM-2 properties located in North Beach, Mid Beach,and
South Beach.The areas noted on the illustrations already have either lower or higher hight limitations,and will not be
modified as part of these ordinances. It should also be noted that if the North Beach local historic districts are
adopted, the height increases proposed herein would not apply to those districts. Further, if the North Beach
Conservation District is adopted,the increased height allowances would also not apply to the conservation district.
Page 1313 of 2495
RM-1 & 2 Districts North Beach
.� t m
N4Shore Open Space,
'' Atlantic Ocean,RM-2
•" •"`" Height=200'(No Change)
ll
?s
,' .
....
S
,�., Biscayne Bay,RM-2
,. HeIght--I00'-140'
(Decending on lot size)
(No Cil
lit
Atlantic Ocean,RM-2
Height=140'(No Change)
Page 1314 of 2495
RM-1 & 2 Districts Mid Beach
7-/W. }m
;
\ \ FIMmoWƒ_y�,RM1
Height=40 (lo Damm
!
. <
Former HD Q�ctRM1
Existingmmipnmrmi
h ghtmay b maintained
\ (No Change)14
f
I
� #
Alton R
41 .
x
# tj
\ \ Height/ =85 ( Change)4 (
Collins Waterfron HD RM-2
/ Height=75'(No mM
[
�tp. (
�� � (
I
(
»� -
�
!
` CollinsWaterfront HD R } 1
w Height=40 (No Change)
Page 131 5 of 2495
RM-1 & 2 Districts South Beach
.0..10i1; M
i
ilk Coins Waterfront HO,RM-1
tF / Height=40'(No Change)
Mu m HD,RM-2
c ' Heigh =50'(Na Change)
,:.
Palm view HD,RM-2
"""" -$ Height=50'(No Change)
1 Palm dew HD,RM-1
i �' Height=40'(No Change)
itati.
" ,. n_ rte= r
""k 3"1, Lots fronting Biscayne Bay,RM-2
H 100'-140`Dending on lot area
(No Change) '.
1
''
Flamingo ParkQ,RM-1
r'.... 5,,If...e€0::'7. '1_rtrt::1';'-
Hecht=35'(FolChange)
4111k% '' A d a n :
4.Parking setbacks
Currently in the RM-1 and RM-2 districts, parking can be constructed at a 5 foot setback along the sides and rear of
a property. This allowance results in parking areas extending into the side and rear yards, leaving only very minimal
areas available for landscaping.As proposed, parking would have to following the building setbacks, which would
allow more pervious landscaped areas and retention of more storm water on site.
Current Regulations Proposed Regulations
4.Parking setbacks
Side 5 feet or 5%of lot width Single Lots,no change,otherwise
10 feet or 8%of lot width
Rear 5 feet 5 feet if abutting an alley,
otherwise 10%of lot depth
Page 1316 of 2495
The illustration below shows typical example of the arrangement of parking spaces for the development of a double
lot in the RM-2 district,with parking constructed to a five(5')foot setback along the sides and rear,leaving little room
for any landscaped areas.
Ng..[ [
moor
SEBKK-I
I I
piygo
HON I
REAR
ry
SEEP{.
9_0. ,So.-0-
GROUND FLOOR PLAN -Existingrequirements
w/5'(5%)side and rear perking setbacks and 8'(8%)
building side setbacks
The illustration below shows the same lot configuration with the proposed increased parking setbacks to align with
the required building setbacks. This plan also takes into consideration the proposed reduction in parking
requirements.
0E,b
II I
I ._. ■Ilndi l
■IIIIIIIII� IIT
rpm-
SE,fl9CK Lie
I =) I
� -
fie I
REAP 7
SE,9,,I
121
GROUND FLOOR PLAN -PROPOSED
Increased parking setbacks(to follow
increased building setbacks(10%of side
yard)and reduced parking requirements
Page 1317 of 2495
Double RM-1 Lot:
The scenarios below took a closer look at parking requirements and lot coverage for a typical interior, double lot in
the RM-1 zoning district (no alley), with a lot area of 11,200 SF, and corresponding FAR of 14,000 SF. Each
scenario takes into consideration the requirements for screening of the parking area from the street as required by
the City Code,as well as requirements for building circulation.
Scenario Al -Existing requirements(1.5 parking spaces per unit,5 foot parking setback, no lot coverage
requirement):
•
hi
maw
� I I
I �
1
I
} mr-1i'_2'lOi 112 1
GA0U1NO FLOOR PLAN-Existing Requirements
18 parking space can reasonably be accommodated on site, resulting in 12 apartment units with an average size of
approximately 935 SF per unit.
Scenario A2(1 parking space per unit,increased parking setbacks of 10 feet,lot coverage=45%):
Page 1318 of 2495
raw. ...a..®._. 1
I
1 `
1 II
• I all
I i
FRONT S
t Teiµ�c
1 2A'—If11
N t 1
.i..�..,.�o.—�..�.� PfiDPF RTY LIQ,..®—.
—__J
REM SETBACK
11'-2. mg 112'-0
GROUND A1;)f7ft PIM
1 perking space/unit,increased partsing
setbacks of 10 feet.lot coverage-45%
12 parking spaces can reasonably be accommodated on site, resulting in 12 apartment units with an average unit
size of approximately 935 SF per unit.
D- ue to the more limited area and difficulty in developing a project on a single lot,no changes to the side setbacks are
proposed for single lots.
5.- Building setbacks
The required building side setbacks in the RM-1 and RM-2 districts is 7.5 feet or 8% of the lot width. With the
exception of single lots,the proposed ordinance increases this to 10 feet or 8%of the lot width,in order to get slightly
more landscaped areas within the side yards.
Current Regulations Proposed Regulations
5.Building Setbacks
Side 7.5 feet or 8%of lot width Single lots,no change,otherwise
10 feet or 8%of lot width
6.Ground Floor Requirements.
Additional ground floor requirements when parking or amenity areas are located below the first habitable level are
also included in the Ordinance as outlined below:
A. All ceiling and sidewall conduits shall be internalized or designed in such a matter as to be part of
the architectural language of the building in accordance with the design review or certificate of
appropriateness criteria,as applicable.
B. All parking and driveways shall substantially consist of permeable materials.
C. Active outdoor spaces that promote walkability,social integration,and safety shall be provided at
the ground level, in accordance with the design review or certificate of appropriateness criteria, as
applicable.
D. At least one stair shall be visible and accessible from the building's main lobby(whether interior or
exterior),shall provide access to all upper floors,shall be substantially transparent at the ground level and
shall be located before access to elevators from the main building lobby along the principal path of travel
from the street. Such stair, if unable to meet minimum life-safety requirements, shall be in addition to
required egress stairs.
Page 1319 of 2495
7.Lot Aggregation
As it pertains to the discussion on lot aggregation, currently, the West Avenue Overlay District restricts the
aggregation of lots to no more than two lots for properties zoned RM-1. Within the RM-2 zoning of the Gilbert Fine
Neighborhood Conservation District,the aggregation of lots is required for new development. Within other portions
of the city,the height of an RM-2 property is dependent upon the size of the lot,as noted in the height illustration maps
above.As part of the proposed North Beach Neighborhood Conservation District, limitations on lot aggregation are
also proposed.
As recommended by the Land Use and Development Committee, a limitation on the aggregation of lots is now
included in the ordinance for RM-1 zoned properties, and limits aggregation to no more than two platted lots. For
properties substantially comprised of affordable or workforce housing units, the limits on lot aggregation would not
apply.
PLANNING BOARD REVIEW
On May 23, 2017, the Planning Board transmitted the proposed Ordinance Amendment to the City
Commission, with a favorable recommendation. The Planning Board also recommended the
following modifications:
1. The lot coverage requirement for RM-1 districts shall be eliminated.
2. Replace the proposed Lot Aggregation limit with tangible design criteria for aggregated lots. Should the City
Commission agree with the recommendation of the Planning Board and modify the proposed limits on lot
aggregation,the administration recommends the following criteria be included when lots are aggregated:
Where)a)development)is)proposed)on)more)than)Mo)(2))lots,)the)follovwing)shall)be)required:
1.)))))))))Nevi3constnrction)shall)acknotdedge)the)original)platting)of)the)assembled)parcels
through)architectural)treatment)viithin)the)building's)facade.
2.)))))))))A)viev3corridor)though)the)parcel,)open)to)the)sky,)shall)be)required)above)the)2 nd
floor)of)the)building.
3.)))))))))The)wdth)o0any)nevvjbuilding)shall)not)exceed)70%)ot)the)aggregated)lot)wdth.
4.)))))))))A)courtyard)or)semi-public)outdoor)area,)comprised)ot)at)I east)500)square)feet,)shall
be)required.)Private)terraces)at)the)ground)level)may)be)included)within)this)500)square
feet,)provided)individual)units)can)be)accessed)directl y)from)the)exterior)of)the)terrace.
The primary rational for the proposed lot aggregation limitations is to ensure that new construction is compatible with
the low-scale character of the typical RM-1, Residential, Multifamily Low-Intensity zoning district. The assemblage of
multiple lots often results in a large continuous building mass,which is inconsistent with the more typical construction
of one building on a single or double lot.The above recommended criteria would help ensure that the mass and scale
of construction on multiple lots would be broken-down to be more compatible with the historic pattern of development
in the RM-1 zoning districts.
UPDATE
On June 7, 2017, the City Commission approved the subject Ordinance at First Reading. This approval did not
include the recommendation from the Planning Board noted above as it pertains to lot aggregation;the limitations on
lot aggregation (2 lot maximum, except for workforce and affordable housing, which may aggregate 3 lots) remain.
However,the Commission did agree with the recommendation of the Planning Board as it pertains to lot coverage In
this regard,the previous limitation of 45%lot coverage for larger RM-1 lots (subject to waiver by DRB or HPB)has
been deleted (shown as double strike-thru in the ordinance).
The ordinance has also been updated to correct an oversight in the previously noted new setback requirements.The
Page 1320 of 2495
additional building side setback requirements were only intended to apply to lots larger than 65 feet in width,as noted
in the analysis section of this memo. For lots less than 65 feet in width,the existing minimum side setbacks of 7.5 feet
would remain.The increased setbacks of ten(10')feet or 8%of the lot width was only intended to apply to lots larger
than 65 feet in width. The Ordinance for Second Reading has been updated with a double underline and double
strike-thru to denote the changes when compared to the ordinance approved on First Reading.
CONCLUSION
The Administration recommends that The City Commission adopt the Ordinance.
Legislative Tracking
Planning
Sponsor
Commissioners John Elizabeth Aleman and Joy Malakoff
ATTACHMENTS:
Description
D Form Approved Ord - 2nd Reading
Page 1321 of 2495