Ordinance 2001-3297 ORDINANCE NO. 2001-3297
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, AMENDING CHAPTER 142
ENTITLED "ZONING DISTRICTS AND REGULATIONS," DIVISION 2
ENTITLED "RS-1, RS-2, RS-3, RS-4 SINGLE-FAMILY RESIDENTIAL
DISTRICTS" BY CREATING DEVELOPMENT REGULATIONS WITHIN
THE RS-3 AND RS-4 SINGLE FAMILY RESIDENTIAL ZONING
DISTRICTS FOR THE ALTOS DEL MAR HISTORIC DISTRICT,
BOUNDED BY 79TH STREET ON THE NORTH, COLLINS AVENUE ON
THE WEST, 77TH STREET ON THE SOUTH, AND THE ATLANTIC
OCEAN ON THE EAST, BY SPECIFYING LOT AREA, SETBACK,
BUILDING HEIGHT,MAXIMUM BUILDING SIZE AND VARIOUS OTHER
ANCILLARY DEVELOPMENT REGULATIONS; PROVIDING FOR
INCLUSION IN THE CODE OF THE CITY OF MIAMI BEACH,FLORIDA;
REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, Altos Del Mar is a Locally Designated Historic Preservation District,
recommended by the City of Miami Beach Historic Preservation Board on April 9, 1987, and
adopted by the City Commission on May 6, 1987; and
WHEREAS,Altos Del Mar is the only remaining oceanfront single family residential district
in the City of Miami Beach; and
WHEREAS, Altos Del Mar is a compact, four-block enclave with 50-feet-wide lots and
thirteen existing historic homes that have a general consistency of scale and character; and
WHEREAS, the existing RS-3 and RS-4 development regulations are not sufficient to
ensure appropriate and compatible new construction on vacant lots and additions to existing homes
within the Altos Del Mar Historic District; and
WHEREAS, all future development and redevelopment of oceanfront lots within Altos Del
Mar will be subject to State of Florida regulations concerning construction seaward of the Coastal
Construction Control Line (Section 161.053, Florida Statutes and Chapter 62B-33, Florida
Administrative Code), thereby requiring habitable floor space to be constructed above a predicted
100-year storm wave crest level, estimated to be 16-18 feet above sea level in this location; and
WHEREAS,it is the City's intent to promote preservation of the historic scale and character
of Altos Del Mar by adopting special development regulations and design guidelines to ensure
compatible development and redevelopment within the district;
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. That Section 142-107 entitled "Development Regulations for the Altos Del Mar
Historic District" of Chapter 142 entitled "Zoning districts and regulations" of the Code of the City
of Miami Beach, Florida is hereby created to read as follows:
Section 142-107 Development Regulations for the Altos Del Mar Historic District
Notwithstanding the development regulations contained in Sections 142-101 through 142-106 above,
the following development regulations shall apply to those portions of the RS-3 and RS-4 zoning
districts located within the Altos Del Mar Historic District:
(a) Minimum Lot Width 50 feet
(b) Maximum Lot Width 100 feet (2 adjoining lots)
(No variance from this
provision shall be granted.)
(c) Maximum Unit Size
RS-3 4,700 square feet for Habitable Major
Structures.
1700 square feet for the Understructure and
Non-habitable Major Structures.
RS-4 2,500 square feet
(d) Maximum Unit Size for
two adjoining 50 foot lots.
RS-3 7000 square feet for Habitable Major
Structures.
3400 square feet for the Understructure and
Non-habitable Major Structures.
RS-4 3,750 square feet
(e) Maximum Building Height
RS-3 37 feet above grade provided that:
1. Only 1/3 of the floor area of Habitable
Major Structures may be located above 25 feet
in height.
2. For every one square foot of floor area
above 25 feet in height, there shall be one
square foot of courtyard or garden space, open
to the sky, at ground level within the buildable
area of the lot.
2
3. The Understructure of Habitable Major
Structures shall be designed to be contiguous
with perimeter walls above and shall enhance
the experience of courtyard and exterior
spaces directly adjacent.
The height regulation exceptions contained in
Section 142-1162 shall not apply, except
chimneys and air vents are permitted.
RS-4 25 feet above grade.
(f) Maximum number of stories RS-3 - 3 stories
RS-4 - 2 stories
(g) Setback- Atlantic Way
RS-3 up to 25' in building height- 12 feet
greater than 25' in height - 75 feet
RS-4 5 feet
(h) Setback- Ocean
RS-3 up to 25' in building height - 130 feet from
Miami Beach Bulkhead Line for principal and
accessory buildings;
greater than 25' in height - 140 feet from the
Miami Beach Bulkhead Line;
80 feet from Miami Beach Bulkhead Line for
pools, decks, and any other structures 30
inches or less above grade.
Setback- Collins Ave
RS-4 , 20 feet for principal and accessory buildings
Setback- Side. interior 5 feet or 10%of lot width,whichever is greater.
(k) Setback - Side, facing a street 5 feet
Jl) Supplementary Yard Regulations
Notwithstanding the regulations contained in Division 4. Supplementary Yard Regulations,
Sections 142-1131 through 142-1135, the following supplementary yard regulations shall
apply:
(1) Accessory buildings are not permitted in required yards.
(2) Fences, walls and gates shall not be permitted eastward of the Miami Beach
Bulkhead Line and shall not exceed 42 inches in height within 130 feet west of the
3
r
Miami Beach Bulkhead Line.
(3) Hot tubs, showers, saunas, whirlpools, toilet facilities, swimming pool equipment,
and decks shall not be permitted more than 30 inches above grade within required
yard areas. An exception may be made for swimming pool equipment with approval
by the Historic Preservation Board.
(4) Satellite Dish Antennas shall not be permitted in required yard areas.
(5) Swimming Pools may only occupy a required yard if open and unobstructed to the
sky, and elevated no more than 30 inches above grade. Swimming pool decks shall
be set back a minimum of 5 feet from side yards. 5 feet from side yards facing a
street. 5 feet from Collins Avenue. and 80 feet from the Miami Beach Bulkhead Line
on oceanfront lots.
(m) The terms Habitable Major Structures. Non-habitable Major Structures and Understructure
shall be as defined in Section 161.053, Florida Statutes and Chapter 62B-33, Florida
Administrative Code.
SECTION 2. REPEALER.
•
All ordinances or parts of ordinances and all sections and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 3. INCLUSION IN CODE OF THE CITY OF MIAMI BEACH, FLORIDA
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 renumbered or relettered to accomplish such intention; and that
the word "ordinance" maybe 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(10) days following adoption.
4
PASSED and ADOPTED this 14th day of March , 2001.
ATTEST: MAYOR
• 6bti Pa4d,Li&_
CI CLERK
APPROVED AS TO
FORM &LANGUAGE
&FOR EXECUTION
0/6,01A-- — I -0r
City Attorney Date
F:\PLAN\$ALL\DRAFT OR\ALTOS.ORD
5
•
I 1 1 1 I I i 1 I I I
11 I 1 1 I 11 I
COLLINS AVENUE
7.1 711 :.
I El 11 E Dr 11
a I 0 -,
ATLANTIC
WAY
(� I
0 I-L 1
(.„ -,___F- . i ..
_, ....,
m 1 m I
mm
m HrzL,
`Z -4
...„J �J �J V �J -.J �J
(j A CO N N A 1 CO CO CO CO \
- �J a G71 -J at
\
./. ) \ \ \ \ \ \ \ \ \ \ \ \
• . 5 j 5. . / /, /1 / / 7 / / / ( ( ( ( ( ( ( ) / ) (
. • Proposed ••
Del Mar
Altos.
_ ._. _ __
- ____ Zoning Amendments & Design
•
Guidelines
City of Miami Beach
Exhibit 1
O
N
•.t> O cl ' O
c ._ U C cd .D
_ate �_
y .�
-5
Qp UQ :t
.� 'a ^a) c0 ^ce) ^U) 0
Cii)E L. Z 55Z
0 U 1 C U U ,� C
Q `s `i' � 0 s. s. .. O
44 OO "r,) U O O .0 U
5 cC cl et }' «+
22U ,92U �
Q cn a) a) a) 2
O
h O m cz s_ * CC ct s_ *
MI
•~• OBD co ci)b0 04 - to c�C C '0 c �N C ^v
CI
N obi 0o00 2 � oo a
^.I Z Z Z 0 O — '' Z N — & M Ot M C/) —
T
tn
c N
C ao c
A C
3'O cA' ,
Oo A v
oao �' `)
"Or o=necnc
0 ° '' E '': cn
... r, v
N _
C, _ 3 7.3
vv.)
Q w col t.,... ,4 � 0404
_"� .y V vi vi . j CD O O
bA U = O "CA O
W v) (Z U U tO� O O o0
v)
N
w
U U
U N N N
rn
3 o
.b 03 — ..
c o o ° a a ao
TN
OD
cC.) = = X = X k "O
O
N
a)
O 'C .. SZ T oc
_ � O
� N
.c . - = cn O
ay •_
O aC) U * 0 b - Q
c0 .0
H ^' .ti L
.C Q.4r ti a) N Y
44? `n 0 .> ed Tr •'.
a) U cd ° C1. E ,,,,
4a: 'b a) j . C U
>N 4) •.4 'C O a
C
b
• > O c0 4) 3 k V) MI
� 'v •o � a� C
v — .b .,y 0 8
C.) 0 a) Cd = CCDC E,J i..
U
O p p' t' ...-4
cM b .0 +• 77)
-
,
b O � . U C
" › = 0
.
sz `nq .
° 33 nG? E o �o 40oo ai
5 ,� , c... C� o
0
U
a •"mi — a) ..� Q ._. C
i. 0 ,. ., ak
`,,,
o U u o le; ,a
0o 000 a) x V
a . c a) .r y .a ) 0
)
ed w
O .a
ez s.. a) C
a
0 . to >;C
N—.- gwM )
U• ••—
_,u ,n, ^ a) C O
� wrb U
C4
N M E-� y
To
204 CdC4 -; Cet N
.
0
w
1.4
4) b a0
A3
S. 0
z O CtS o
es
enO ^� � M cc
cd u, 0
-5=.1
r
C C > 0
,r > a) a.
a .0
co V
N 3 E 0
0
L
0
:LI
W
�^ 0
t
to as
�0 V
V o
b
0
E �"
O ,.0
E 0
9
Cd V]
O
rl
O = ,O
O
ae'' ° >
• cn U O C
cn
C " ..L 4) O 'lei —
• 0
¢ 15 a/i 0 ° O U
w
� U ° ^ n
�.. C ,c O c
y G O 'O N N C1 �' .1
CO J
�. V
CC) co �
CO >, CT or) x '- a)
Go
cam; C O E -p �.. U 'b a) �!] b i. C J
- ,, b � - c 8 3 2 Cwm
B.
ca: rn to
0 U �" C a) '� cu 'bb 2
OO b L. a) V -- c..., b —O ci b y a) n
Dons _go °o •� .. .V cn 3 c • >, .° v�
-p "FS' L O m a) C cU— MUM E a) v, 00
v, c� 0 3 C U G� +� •= 1 1
i .D N ti C - 0:3t. b VC y° Cfzr C b ct eC3
VI V) "' ti. ° C C N 3 c b L.. y V o .b p b O 7°
C •o a o c o 03 E a o t '= CI) 3M 0 , .3 y .- ..o �' v,
d °' w c '' p �. 73 ° b a� .0 ° C
b NM I!) C"-. N oo ¢, o 0 'E 0 -sae E o c
�7 cri cn d ti a) O cd y . v v] cd t4 ., .n a)
3 c0 a) cp _ o o .a O 3 o o z >
Zc4 � � a4m (-4 aCD0000 .� tr) k, z o., c4 c,i z ti zzc/BQ c•-
CI
a)
0
= tO
ID b = •c
ci
O
ct a.
+� 3 .sz ^° .e ° ci
o >�, C >,
-etci
' .0 c a)
1:3 b0
v� o o o ° �, O
0CZO N 0 M •3 b b M
04 E
;1.11 zU �• 0 . ly (z •�r
Ai .� • U .� c. C to 3 c -0
17.5
M ON ON N a, N v, 0 2
O
x
0 c
•0n = C .a. .1) a.)
O 3 � � �
r z
CI
y0 U
'C 'b C rn O p
0
C UO • ^C W .0vW a (,)i a >, a? 3 E a) 3 0° :v c0
cn o o c
cat 2 cis v� cit v� v� Q Q Q r� Q 3 z v) c
CITY OF
MIAMI BEACH
ALTOS DEL MAR
DESIGN GUIDELINES
Exhibit 2
Adopted by the Historic Preservation Board
August 10, 2000
Prepared by:
Planning Department
Jorge G. Gomez, Director
Preservation, Design and Neighborhood Planning Division
William H. Cary, Director
Thomas R. Mooney, AICP, Design And Preservation Manager
Joyce A. Meyers, North Beach Planning Coordinator
Reuben N. Caldwell, Planner
TABLE OF CONTENTS
INTRODUCTION AND GOALS 3
NEIGHBORHOOD DESIGN GUIDELINES 4
Perimeter Walls and Fences 4
Flowering Street Plants 4
Landscaping 5
Landscaping at Street Ends 5
BUILDING AND SITE DESIGN GUIDELINES 6
Relationship to Adjacent Buildings 6
Positive Outdoor Space 6
Courtyards and Half-Hidden Gardens 7
Main Entrances 8
Entrance Transition 9
Car Ports and Garages 9
Building Wings 10
Long Thin House 10
Private Cottage 11
Cascade of Roofs 1 1
Usable Roofs 12
Light on Two Sides of Every Room 1 2
Outdoor Terraces, Galleries and Balconies 1 3
Connection to the Site 13
2
INTRODUCTION
The following Design Review guidelines represent the suggested approach to future
development within the locally designated Altos Del Mar Historic District. The
Guidelines are supplemental to regulations listed in the City's Zoning Ordinance,
Design Review guidelines contained in neighborhood plans, and where appropriate,
the U.S. Secretary of Interior's "Standards for Rehabilitation".The Guidelines are
used by staff and the Historic Preservation Board as part of their review of
applications for Design Review and Certificates of Appropriateness.
The Historic Preservation Board periodically review and amend the Guidelines.
Applicants submitting a project for review should check with the Board staff to
determine if the Guidelines are current.
GOALS
♦ Preservation and rehabilitation which contribute to the character of the
historic districts.
♦ To advance the quality of design and construction within the Altos Del Mar
single-family historic district.
♦ Maintain the historic street grid, and restore the historic names of the
streets.
♦ Follow the historic building pattern for setbacks, yard areas and open space.
♦ Ensure a similarity of scale (height, size, and massing) between old and new
building.
♦ Mitigate the incongruity that would be created between old and new
buildings by the coastal flood protection regulations, with limitations on
building height, setbacks and massing.
♦ Protect and enhance public pedestrian access to the beach.
♦ Maintain the appearance of the historic neighborhood from Collins Avenue.
♦ Preserve unobstructed views from beachfront homes toward the water.
♦ Preserve and enhance the informal character and lushness of the vegetation
in public and private spaces.
3
NEIGHBORHOOD DESIGN GUIDELINES
Perimeter Walls and Fences
Metal picket fences should be kept low and should be setback from the property
line to allow for a traditional landscape barrier; largely transparent.
CBS/ Stucco walls shall not exceed three (3) feet in height and may incorporate
metal picket fencing above.
rnr r
/mw 1 z ;
c '
,
le.
a;
Flowering Street Plants
Whenever possible, the actual flowering plant corresponding to the original street
name shall be planted along that street and used as a decorative landscape theme.
'7'449,1W
r
It, - --: -
..c
4
Landscaping
Those areas east of the rear terrace setback (eighty '80' feet west of the Miami
Beach Bulkhead line) shall be landscaped with vegetation native to the South
Florida coastal region.
F
Landscaping at Street Ends
Ground covers, shrubs and vines should be kept low in order to maintain views
through to the ocean. Shade should be provided by palms, seagrape or other non-
invasive canopy trees.
•
i llr
rr9
5
BUILDING AND SITE DESIGN GUIDELINES
Relationship to Adjacent Buildings
Houses should be designed in a manner which is sensitive to the massing and siting
of adjacent structures. In particular, taller portions of new houses shall be kept to a
minimum and should endeavor not to broadside the outdoor spaces of adjacent
properties.
.ter,
•
_ r 3
r
Positive Outdoor Space
Outdoor spaces should be designed to have a distinct and definite shape and should
have a good degree of enclosure whether for aesthetic or security purposes.
Whenever possible views through to other spaces should be encouraged.
77,
; * ! t' R • I 2'1
•
r ,
Y l V
6
Courtyards and Half-Hidden Gardens
Gardens and other small outdoor spaces should be designed to be semi-private;
neither placed fully in front of the house, nor fully in the back. Gardens should
occur in a halfway position, side-by-side with the house, in a location which is half
hidden from the street, and half exposed.
Similarly, courtyards should not be fully enclosed and should have at least one view
out to some larger open space. Active courtyards are encouraged and should
incorporate foot paths which connect rooms which open directly onto to the space.
}; -� }
z
r
t f' ,!' .. •�� �• , ' . +fir. •� �c -
�ns % � e .,
I
fi. � it . 1 ,,
1 w 'i
ii
":- , .,,, „se., , ___ 0,
. , ", 4 , �,+ kr 1t .!� f
` . a , , + i tits .i ., _ ,
t
ty R
i
M
t
71"..—
moi.* '"8".'
7 .,..
7
r
Main Entrance
Collins Avenue buildings should have a clearly recognizable front entrance facing
the avenue while oceanfront buildings should have this entrance facing Atlantic
Way. Entrances should be immediately visible to pedestrians and vehicles even if
vehicular entrances are located elsewhere. In this regard, each facade of the house
should be given equal dignity to that of the front facade and the front entrance
should further incorporate a bold, visible shape which stands out from the facade of
the building and is distinguishable as the main entrance.
6 1
1;_*4 e'- '4: ' - :4', NN. - - 1 ,i. ' tr; ; *
V,,:i:,"1.:,
:1,' -
i',',1 :: Ik*if i1 i,. i . ► 1' i , `"-
_r 1 rr..0 ..7:''':111: .,..1 ,4:: ,
o f „,i.i ,, ' c' 4 + •
1
it.? �1
am_ �` ^A aL y.+ •4' ;
11,
�� d4 . �tr 4.r .
` ^� , ���,,�ham,#:;' ,. f ,.�, ,r'. ;]zrrii+ _
+R ;t„... .t ., Ate' ' "f.y ♦ f'..'`f , ,�} i�`, ..:
j
.....
•
rR I
i 1,i' y
8l
_.s ♦a .. 0074
. 4' 14
it8
r
Entrance Transition
A transition space between the street and the front door is encouraged to subtly
demarcate the gradient from public to private. It is recommended that the path
which connects the street and entrance be brought through this transition space
(such as a half-hidden garden),and the space should be marked by a change of
light, a change of direction, a change of surface, a change of level, and perhaps by
gateways which make a change of enclosure, and above all with a change of view.
1.
t1 ,''' err '
��1ii
fig' i55
a `fir - t!"
r Pe N..i r
Car Ports and Garages
Place car ports and garages in such a relationship to the house that the shortest
route from the parked car into the house is always through the main entrance. For
non-oceanfront lots, locate the garage off Atlantic Way or a side street; and for
oceanfront properties off Atlantic Way or a side street. Make the parking space for
the car into an actual room which creates a positive and graceful place where the
car stands.
'
Rr '
9
Building Wings
Houses should be designed so that their massing breaks down into wings which
correspond, approximately, to the most important natural social grouping within the
house. Make each wing long and narrow never more than 30' feet in width.
Long Thin House
Design the wings of the house to be narrow such that rooms occur one after the
other rather than clustered into a large volume. The result will produce a
surprisingly narrow house which embraces the site.
4 4 L+ w
—tee .3" y'
. 4 ti
s . .•, I
! ♦ i' Y
i __ _:. „:*
3
ilik
—__ - 1 r
z
- ♦ -.m++`�ra� d.':.4'.m. ...:.:.». .: ... ;.w'�^i:. ay:p�,'S A..Y,: i '
10
Private Cottage
A cottage or wing with some sort of autonomy from the main house should be
provided. It is recommended the cottage or wing be connected but visibly distinct
from the main house and far away from the master bedroom. It should perhaps
have its own private entrance and roof.
• r
4.4
9J�eL {r 1• iNJ 1 .
I
Po v
Cascade of Roofs
The building complex should be designed with a coherent system of roofs; the
largest, widest roofs over those parts of the building which are most significant and
the lesser roofs cascading off the large roofs in a manner congruent with the
hierarchy of social spaces underneath them.
11
Usable Roofs
Some portion of almost every roof system should be made usable fora terrace or
garden. Place the roof garden or terrace at various stories, and always make it
possible to walk directly out onto the roof garden or terrace from some lived-in part
of the building.
{` 4•
ap
nF
14411.,
Light on two Sides of Every Room
It is recommended that each room be located so that it is adjacent to an outdoor
space on at least two sides so natural light and air circulation is prevalent in every
room from more than one direction.
.,�
.20
4111.
•
72 +
rff
•
12
Outdoor Terraces, Galleries and Balconies
Outdoor terraces, balconies and galleries should be designed as habitable, outdoor
rooms with a depth of at least six feet.
Whenever possible these and other small additions such as arcades, balconies,
niches, outdoor seats, awnings, trellised rooms, and the like are recommended at
the edges of the buildings in an effort to soften the building's presence in the
neighborhood.
e
!
Y
Connection to the site
Merge the building to the land around it by including paths, terraces and steps
around its edges. Place them deliberately to make the boundaries between house
and yard somewhat ambiguous; so that it is impossible to say exactly where the
building stops and earth begins.
1,1jt ':1/411K44.3::', M '4-, N ':'1, 1 .., .a- , ', a1� ' , , ., , ' t , ir
• ..
r ,L.4,'
��rT!
,,,f
14 it `:.,\• • 1 .�
,...4,1-,,*.;.1,,-,...t ci *
1 r. Y
,rJ
CI,"Z, `. _
_
13
DEP 1998 RULES AND PROCEDURES FOR COASTAL CONSTRUCTION 62B-33
AND EXCAVATION
CHAPTER 62B-33
RULES AND PROCEDURES FOR COASTAL CONSTRUCTION
AND EXCAVATION
(PERMITS FOR CONSTRUCTION SEAWARD OF THE COASTAL CONSTRUCTION
CONTROL LINE AND FIFTY-FOOT SETBACK)
TABLE OF CONTENTS
PAGE
62B-33.001 Scope. (Repealed) 2
62B-33.002 Definitions. 2
62B-33.003 General Prohibitions. 8
62B-33.004 Exemptions from Permit Requirements. 8
62B-33.005 Department General Policy and Criteria. 10
62B-33.0051 Coastal Armoring and Related Structures. 13
62B-33.006 Coastal Construction Control Line and 50-foot Setback.
(REPEALED) 18
62B-33.007 Structural and Other Requirements Necessary for Permit
Approval. 19
62B-33.008 Permit Application Requirements and Procedures. 22
62B-33.0085 Permit Fees. 26
62B-33.009 Procedures for Surveying the Coastal Construction Control
or Setback. Line. (Repealed) 28
62B-33.010 Policies and Procedures for Reviewing Established Coastal
Construction Control Lines. (Repealed) 28
62B-33.011 Consultation. (Repealed) 28
62B-33.012 Processing Procedures. (Repealed) 29
62B-33.013 Revisions or Modifications of Approved Permits. 29
62B-33.014 Emergency Procedures. 30
628-33.015 Permit Conditions (Repealed). 31
62B-33.016 Transfer of Permits.(Repealed) 31
62B-33.017 Time Limits on Permits. (Repealed) 31
62B-33.019 Suspension and Revocation. (Repealed) 31
62B-33.020 Violations. (Repealed) 31
62B-33.021 Civil Penalties. (Repealed) 31
62B-33.022 Control Line Program Administration to Counties or
Municipalities. (Repealed) 32
62B-33.0225 Partial Control Line Program Administration to Counties or
Municipalities. (Repealed) 32
62B-33.023 Coastal County and Municipality Reporting Requirements.
(Repealed) 32
62B-33.024 Thirty-Year Erosion Projection Procedures. 32
Exhibit 3
Effective 4-30-98
1
DEP 1998 RULES AND PROCEDURES FOR COASTAL CONSTRUCTION 62B-33
AND EXCAVATION
(54) "Structure" is the composite result of putting together or building related
components in anordered scheme. Enumeration of types of structures in this
Subsection shall not be construed as excluding from the application of this Chapter any
other structure which by usage, design, dimensions, or structural configuration meets
the general definition herein provided and requires engineering considerations similar to
the following:
(a) ,Rigid Coastal Structures" are characterized by their solid or highly
impermeabledesign or construction. Typically included within this category are groins,
breakwaters, mound structures, jetties, weirs, seawalls, bulkheads and revetments.
(b) "Flexible Coastal Structures" are characterized by their frangible design or
construction and ability to become freely assimilated into the beach and dune system
by natural coastal processes. Typically included within this category are beach
restoration and beach nourishment, dune restoration and revegetation.
(c) "Inlet-Related Structures" are typically constructed within an inlet such as
inlet bypassing systems, dredged channels and sand traps.
(d) "Minor Structures" are designed to be expendable, and to minimize
resistance to forces associated with high frequency storms and to break away when
subjected to such forces, and which are of such size or design as to have a minor
impact on the beach and dune system.
(e) "Major Structures" which, as a result of design, location or size could
cause an adverse impact to the beach and dune system. Major structures include:
1. "Nonhabitable Major Structures" which are designed primarily for uses
other than human occupancy. Typically included within this category are roads, bridges,
storm water outfalls, bathhouses, cabanas, swimming pools and garages.
2. "Habitable Major Structures" which are designed primarily for human
occupancy and are potential locations for shelter from storms. Typically included within
this category are residences, hotels, and restaurants.
(55) "Thirty-year Erosion Projection" or "30-year Erosion Projection" is the
projection of long-term shoreline recession occurring over a period of thirty years based
on shoreline change rate information obtained from historical measurements.
(56) "Toe scour protection" is a supplemental structure or structural component
of armoring designed to prevent waves from scouring and undermining the base of the
armoring.
(57) "Understructure " is any wall, partition or other solid fabrication not
comprising a part of the structural support system and located below the first floor
support structure.
(58) "Uplift Pressure" is any upward hydrostatic, hydrodynamic, or wind
pressure on a surface of a structure.
(59) "Vulnerable" is when an eligible structure is subject to either direct wave
attack or to erosion from a 15-year return interval storm which exposes any portion of
the foundation.
(60) "Wave" is a ridge, deformation, or undulation of the surface of a fluid.
Specific Authority 161.053, 370.021 FS.
Effective 4-30-98
7
DEP 1998 RULES AND PROCEDURES FOR COASTAL CONSTRUCTION 62B-33
AND EXCAVATION
Law Implemented 161.053 , 161.052(2) FS.
History New 11-18-80, Amended 3-17-85, 11-10-85, Formerly 16B-33.06, 16B-33.006 ,
Repealed 2-14-96.
62B-33.007 Structural and Other Requirements Necessary for Permit
Approval.
(1) All structures shall be designed so as to minimize any expected adverse
impact on the beach-dune system, marine turtles, or adjacent properties and structures
and shall be designed consistent with Section 62B-33.005, Florida Administrative Code.
(2) Habitable major structures which extend wholly or partially seaward of the
coastal construction control line or 50-foot setback shall be designed to resist the
predicted forces associated with a one-hundred-year storm event.
(3) Major structures shall conform to the following requirements:
(a) Habitable major structures shall be designed in accordance with the
minimum building code adopted for the area pursuant to section 553.70 — 553.895,
Florida Statutes, the Florida Building Codes Act. In the event of conflict between the
requirements of this Chapter and the above building codes or other state or federal
laws, the requirements resulting in the more restrictive design for wind, wave,
hydrostatic and hydrodynamic loads and erosion conditions shall apply.
(b) All major structures shall be designed in accordance with Section 6,
American National Standards/American Society of Civil Engineering 7-88 "Minimum
Design Loads for Buildings and Other Structures", which is adopted herein by
reference; except that for major habitable structures the minimum basic wind speed
shall be 110 miles per hour (mph)(115 mph in the Florida Keys) unless building codes
adopted by the applicable county or municipality require a higher velocity, and all major
structures shall be designed so that the structure and its components do not become
airborne missiles. An engineer or an architect registered in the State of Florida shall
provide separate certifications that the main wind-force resisting system has been
designed in accordance with this standard, and that the components and cladding have
been selected and their use incorporated into the design and specifications to withstand
the wind loads determined in accordance with this standard.
(c) All habitable major structures shall be elevated on, and securely anchored
to, an adequate pile foundation in such a manner as to locate the building support
structure above the design breaking wave crests or wave approach as superimposed
on the storm surge with dynamic wave setup of a one-hundred-year storm. The storm
surge with dynamic wave setup of a one-hundred-year storm shall be the elevation
determined by the Department in studies published as a part of the coastal construction
control establishment process. The Bureau will evaluate the applicant's proposed
structural elevation based upon available scientific and coastal engineering data and
will advise the applicant of the specific elevation requirement for the site. The
Department will grant a waiver of the elevation or foundation requirements for additions,
repairs or modifications to existing nonconforming habitable major structures, provided
that the addition, repair or modification does not advance the seaward limits of
Effective 4-30-98
19
DEP 1998 RULES AND PROCEDURES FOR COASTAL CONSTRUCTION 62B-33
AND EXCAVATION
construction at the site and does not constitute rebuilding of the existing structure. Staff
evaluation in such cases will be based on engineering data, site elevations, any impact
on the beach and dune system, and design life of the structure.
(d) Pile foundations for habitable major structures shall be designed to
withstand all reasonable anticipated erosion, scour, and loads resulting from a one-
hundred-year storm including wind, wave, hydrostatic, and hydrodynamic forces acting
simultaneously with typical structural (live and dead) loads. All major habitable
structures should be anchored to their pile foundation in such a manner as to prevent
flotation, collapse or lateral displacement.
(e) The elevation of the soil surface to be used in the calculation of pile
reactions and bearing capacities for habitable major structures shall not be greater than
that which would result from erosion due to a one-hundred-year storm event.
Calculation of the design grade shall account for localized scour due to the presence of
structural components. Design ratio or pile spacing to pile diameter should not be less
than 8:1 for individual piles located above the design grade. Pile caps shall be set
below the design grade. Pile penetration shall take into consideration the anticipated
loss of soil above the design grade.
(f) No substantial walls or partitions shall be constructed below the level of
the first finished floor of habitable major structures and seaward of the coastal
construction control line or 50-foot setback. This does not preclude, subject to
Department permit and applicable federal, county, and municipal regulations, the
construction of:
1. Stairways;
2. Shearwalls perpendicular to the shoreline;
3. Shearwalls parallel to the shoreline, which are limited to a maximum of
twenty percent of the building length;
4. Wind or sand screens constructed of fiber or wire mesh;
5. Light, open lattice partitions with individual, wooden lattice strips not
greater than 3/4 inch thick and 3 inches wide;
6. Elevator shafts;
7. Small mechanical and electrical equipment rooms; or
8. Break-away or frangible walls.
(g) Structural design shall consider all design wave forces. Habitable major
structures shall be designed in consideration of a one-hundred-year storm event.
Breaking, broken, and nonbreaking waves shall be considered as applicable. Design
wave loading analysis shall consider vertical uplift pressures and all lateral pressures to
include impact, as well as, dynamic loading and the harmonic intensification resulting
from repetitive waves.
(h) Structural design shall consider all applicable hydrostatic loads. Habitable
major structures shall be designed in consideration of the hydrostatic loads which would
be expected under the conditions of maximum inundation associated with a one-
hundred-year storm event. Calculations for hydrostatic loads shall consider the
maximum water pressure resulting from a fully peaked, breaking wave superimposed
Effective 4-30-98
20
DEP 1998 RULES AND PROCEDURES FOR COASTAL CONSTRUCTION 62B-33
AND EXCAVATION
on the design storm surge with dynamic wave setup. Both free and confined hydrostatic
loads shall be considered. Hydrostatic loads which are confined shall be determined
using the maximum elevation to which the confined water would freely rise if
unconfined. Vertical hydrostatic loads shall be considered as forces acting both
vertically downward and upward on horizontal or inclined surfaces of major structures
(e.g., floors, slabs, roofs, walls). Lateral hydrostatic loads shall be considered as forces
acting horizontally above and below grade on vertical or inclined surfaces of major
structures and coastal or shore protection structures. Hydrostatic loads on irregular or
curving geometric surfaces may be determined in consideration of separate vertical and
horizontal components acting simultaneously under the distribution of the hydrostatic
pressures.
(i) Structural design shall consider all applicable hydrodynamic loads.
Habitable major structures shall be designed in consideration of the hydrodynamic
loads which would be expected under the conditions of a one-hundred-year storm
event. Calculations for hydrodynamic loads shall consider the maximum water
pressures resulting from the motion of the water mass associated with a one-hundred-
year storm event. Full intensity loading shall be applied on all structural surfaces above
the design grade which would affect the flow velocities.
(j) Fishing or ocean piers or the extension of existing fishing or ocean piers
shall be designed to withstand at a minimum the erosion, scour, and loads
accompanying a 20-year storm event. Pier decking and rails may be designed to be an
expendable structure. Major structures constructed on the pier shall be designed for
the wind loads as set forth in this Chapter. Pile foundations shall not obstruct the
longshore sediment transport and shall be designed to minimize any impact to the
shoreline or coastal processes.
(k) Pipelines and ocean outfalls crossing the beach and littoral zone or the
extension of existing pipelines or ocean outfalls shall be designed to withstand at a
minimum the erosion, scour, and loads accompanying a 20-year or greater storm event.
Pipelines or ocean outfalls shall be constructed below grade across the beach and
littoral zone.
(I) Swimming pools, wading pools, and water retention structures are
expendable structures and need not be designed for the erosion, scour, and loads
accompanying a one-hundred-year storm event and shall be sited so that their failure
does not adversely affect the beach dune system, any adjoining major structures, or
any coastal protection structures. If due to limited site availability the pool needs to be
located in close proximity to an existing major structure or coastal protection structure,
the pool shall be designed with an adequate pile foundation for the erosion and scour
conditions of a one-hundred-year storm event. All pools shall be designed to minimize
any permanent excavation seaward of the coastal construction control line. There shall
be no net loss of material from the immediate area of the pool and the pool shall be
elevated either partially or totally above original grade to minimize excavation.
Effective 4-30-98
21
CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY given that public hearings will be held by the Mayor and City Commission of
the City of Miami Beach, Florida, in the Commission Chambers, 3rd floor, City Hall, 1700
Convention Center Drive, Miami Beach, Florida, on Wednesday, March 14, 2001, at the times
listed below, to consider the adoption of the following ordinances:
at 10:30 a.m. :
AN ORDINANCE AMENDING CHAPTER 2 OF THE CODE OF THE CITY OF MIAMI BEACH ENTITLED
"ADMINISTRATION" , BY AMENDING ARTICLE VII THEREOF ENTITLED "STANDARDS OF CONDUCT", BY AMENDING
DIVISION 4 ENTITLED "PROCUREMENT, " BY AMENDING SECTION 2-486 ENTITLED "CONE OF SILENCE"; SAID
AMENDMENT EXTENDING THE PROHIBITIONS ON ORAL COMMUNICATIONS TO ALL CITY EVALUATION COMMITTEE
MEMBERS; PROVIDING FOR ADDITIONAL EXCEPTIONS RELATIVE TO ORAL COMMUNICATIONS; AND PROVIDING
FOR THE REQUIREMENT OF REPORTING VIOLATIONS TO THE CITY ATTORNEY'S OFFICE.
Inquiries may be directed to the Procurement Department at (305) 673-7490.
at 10:35 a.m. :
AN ORDINANCE AMENDING ORDINANCE NO. 99-3206, WHICH AMENDED DIVISION 24 OF CHAPTER 2, ARTICLE
III, OF THE MIAMI BEACH CITY CODE, ENTITLED "CAPITAL PROJECTS OVERSIGHT COMMITTEE" (SAID
COMMITTEE NOW KNOWN AS THE "CONVENTION CENTER CAPITAL PROJECTS OVERSIGHT COMMITTEE") ; HEREIN
AMENDING SECTION V OF ORDINANCE NO. 99-3206 BY DELETING THE SUNSET PROVISION; PROVIDING FOR
SEVERABILITY; CODIFICATION; REPEALER; AND AN EFFECTIVE DATE.
Inquiries may be directed to the Convention Center at (305) 673-7311.
at 10:40a.m. :
AN ORDINANCE AMENDING THE CODE OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING CHAPTER 142,
ENTITLED "ZONING DISTRICTS AND REGULATIONS, " DIVISION 2 ENTITLED "RS-1, RS-2, RS-3, RS-4
SINGLE-FAMILY RESIDENTIAL DISTRICTS" BY CREATING DEVELOPMENT REGULATIONS WITHIN THE RS-3 AND
RS-4 SINGLE FAMILY RESIDENTIAL ZONING DISTRICTS FOR THE ALTOS DEL MAR HISTORIC DISTRICT,
BOUNDED BY 79TH STREET ON THE NORTH, COLLINS AVENUE ON THE WEST, 77TH STREET ON THE SOUTH, AND
THE ATLANTIC OCEAN ON THE EAST, BY SPECIFYING LOT AREA, SETBACK, BUILDING HEIGHT, MAXIMUM
BUILDING SIZE AND VARIOUS OTHER ANCILLARY DEVELOPMENT REGULATIONS; PROVIDING FOR INCLUSION IN
THE CODE OF THE CITY OF MIAMI BEACH, FLORIDA; REPEALER; SEVERABILITY; AND EFFECTIVE DATE.
at 10:50 a.m. :
AN ORDINANCE AMENDING CHAPTER 142 OF THE MIAMI BEACH CITY CODE ENTITLED "ZONING DISTRICTS AND
REGULATIONS" BY AMENDING SECTION 142-875 THEREOF ENTITLED "ROOF REPLACEMENTS" BY ALLOWING
ALTERNATE ROOF MATERIALS; AMENDING CHAPTER 130 OF THE MIAMI BEACH CITY CODE ENTITLED
"OFF-STREET PARKING" BY AMENDING SECTION 130-64 THEREOF ENTITLED "DRIVES" BY MODIFYING MINIMUM
DRIVEWAYS WIDTHS; PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
at 2:00 p.m. :
AN ORDINANCE AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH,
BY AMENDING CHAPTER 118, ARTICLE X, DIVISION 4, ENTITLED "DESIGNATION" BY AMENDING SECTION
118-593 TO AMEND THE TIMEFRAMES FOR OBTAINING A DEMOLITION PERMIT PURSUANT TO HISTORIC
DESIGNATION; PROVIDING FOR INCLUSION IN THE CITY CODE; PROVIDING FOR REPEALER, SEVERABILITY
AND AN EFFECTIVE DATE.
Inquiries may be directed to the Planning Department at (305) 673-7550.
ALL INTERESTED PARTIES are invited to appear at this meeting, or be represented by an agent,
or to express their views in writing addressed to the City Commission, c/o the City Clerk,
1700 Convention Center Drive, 1st Floor, City Hall, Miami Beach, Florida 33139. Copies of
this ordinance are available for public inspection during normal business hours in the City
Clerk's Office, 1700 Convention Center Drive, 1st Floor, City Hall, Miami Beach, Florida
33139. This meeting may be continued and under such circumstances additional legal notice
would not be provided.
Robert E. Parcher, City Clerk
City of Miami Beach
Pursuant to Section 286.0105, Fla. Stat. , the City hereby advises the public that: if a person
decides to appeal any decision made by the City Commission with respect to any matter
considered at its meeting or its hearing, such person must ensure that a verbatim record of
the proceedings is made, which record includes the testimony and evidence upon which the
appeal is to be based. This notice does not constitute consent by the City for the
introduction or admission of otherwise inadmissible or irrelevant evidence, nor does it
authorize challenges or appeals not otherwise allowed by law.
In accordance with the Americans with Disabilities Act of 1990, persons needing special
accommodation to participate in this proceeding should contact the City Clerk's office no
later than four days prior to the proceeding, telephone (305) 673-7411 for assistance; if
hearing impaired, telephone the Florida Relay Service numbers, (800) 955-8771 (TDD) or (800)
955-8770 (VOICE) , for assistance.
CITY OF MIAMI BEACH
1700 Convention Center Drive, Miami Beach, Florida 33139
http:\\ci.miami-beach.fl.us
Office of the City Manager Telephone(305)673-7010 •
Facsimile(305)673-7782
COMMISSION MEMORANDUM NO. /4-o/
TO: Mayor Neisen O. Kasdin and Date: March 14, 2001
Members of the City Commission
FROM: Jorge M. Gonzalez ed ✓' SECOND READING
City Manager "C3
SUBJECT: Ordinance - Altos Del Mar Single Family Residential Development
Regulations
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,
amending Chapter 142, entitled "Zoning Districts and Regulations,"
Division 2 entitled "RS-1, RS-2, RS-3, RS-4 Single Family Residential
Zoning Districts" by creating development regulations within the RS-3
and RS-4 Single Family Residential zoning districts for the Altos Del Mar
Historic District, bounded by 79th Street on the north, Collins Avenue on
the west, 77th Street on the south, and the Atlantic Ocean on the east, by
specifying lot area, setback, building height, maximum building size and
various other ancillary development regulations; providing for inclusion
in the Code of the City of Miami Beach, Florida; Repealer; Severability;
and Effective Date. (File#1470)
ADMINISTRATION RECOMMENDATION
Adopt the Ordinance.
ANALYSIS
An amendment to the Land Development Regulations of the City Code to conform with the
adopted Design Guidelines for the Altos Del Mar Historic District was endorsed by the
Historic Preservation Board and referred to the Planning Board on August 10, 2000. The
Planning Board consequently recommended the proposed amending Ordinance to the City
Commission on November 28, 2000. The planning firm of Duany, Plater-Zyberk, who
developed the 1994 North Beach Development Plan, has also reviewed the regulations and
guidelines and is in concurrence with the staff recommendation. Finally, the City
Commission approved the proposed Ordinance on first reading at the meeting of January 31,
2001 and the item was continued at the meeting of February 21, 2001.
AGENDA ITEM /PCC—
DATE 3-10-0/
Commission Memorandum
March 14, 2001
Ordinance—Altos Del Mar Single Family Residential Development Regulations
Page 2
NEIGHBORHOOD DEVELOPMENT CONCEPT
The vision for the future of Altos Del Mar is that it will evolve into a thriving urban
neighborhood, through infill of new homes on the vacant lots and restoration of the existing
historic homes. This blending of new and old must respect the history and character of the
neighborhood, maintaining the casual beachfront atmosphere and modest scale of buildings,
while adapting to realities of modern times.
These "realities of modern times" create some great challenges. The environment has
changed dramatically from the time when Altos Del Mar was developed. It has been reduced
in size from a neighborhood that stretched from 75th Street to the City limits (and beyond).
Collins Avenue has become a high-volume one-way regional arterial highway. These factors,
combined with the social and economic conditions in the adjacent areas have generated
requests from the Altos Del Mar property owners to turn inward and insulate itself from its
surroundings with walls and security gates. A much greater challenge is presented by the
State of Florida's coastal flood protection laws that require new buildings on oceanfront lots
to be built above the level of the projected wave crest of a 100-year storm. That means that
the first habitable floor or "Habitable Major Structure" as defined by the Florida Department
of Environmental Protection (DEP) will be approximately 18 feet above sea level, or 7 to 11
feet above the first floor level of existing buildings.
The proposed development regulations and design guidelines (Exhibit 2) have been carefully
crafted to recognize the historic character of Altos Del Mar. The following principals are the
basis for these regulations and guidelines.
• Maintain the historic street grid, and restore the historic names of the streets.
• Follow the historic building pattern for setbacks, yard areas and open space.
• Ensure a similarity of scale (height, size, massing) between old and new buildings.
• Mitigate the incongruity that would be created between old and new buildings by the
coastal flood protection regulations, with limitations on building height, setbacks and
massing.
• Protect and enhance public pedestrian access to the beach.
• Maintain the appearance of the historic neighborhood from Collins Avenue.
• Preserve unobstructed views from beachfront homes toward the water.
Commission Memorandum
March 14, 2001
Ordinance—Altos Del Mar Single Family Residential Development Regulations
Page 3
• Preserve and enhance the informal character and lushness of the vegetation in public and
private spaces.
BACKGROUND
Altos Del Mar, or Highlands of the Sea,was a very early attempt at residential subdivision on
Miami Beach, and is particularly important for the role it played in opening up the City's
North Shore and its environs to development. The original Altos Del Mar subdivision ran
from 75th Street to 83rd Street and included both sides of Collins Avenue. The main focus
of the neighborhood, however, was the area between Collins Avenue and the beach, creating
250' deep oceanfront lots (east of Atlantic Way), and 125' lots between Atlantic Way and
Collins Avenue to the west. •
Platted in 1919 by the Tatum Brothers, the initial success of the subdivision was limited to
lot sales, as the neighborhood did not see construction of its first home until 1925.
Development of homes proceeded slowly throughout the next three decades. The
neighborhood finally reached its peak in the late 1940's and early 1950's, but at the same
time, the City of Miami Beach began acquiring the properties located north of 79th Street to
create North Shore Open Space Park. In 1983, the City initiated a partnership with the State
of Florida to purchase the remaining three blocks between 76th Street and 79th Street. The
acquisition program faltered after a failed bond referendum in 1986 to raise money for the
City's share of the land costs. The State continued to purchase land without City funding,
but abandoned further action in 1993 at the City's request.
HISTORIC DESIGNATION
On May 6, 1987, the City Commission adopted Ordinance No. 87-2565, which amended the
Zoning Ordinance by designating the Altos Del Mar Historic Preservation District. The
district was approved for the blocks between 77th Street and 79th Street east of Collins
Avenue. The blocks between 77th and 76th Streets were denied designation at that time, but
were designated nine years later as a part of the Harding Townsite/South Altos Del Mar
Historic District.
The designation report states: "The nominated district is most noteworthy as the last
remaining single-family oceanfront neighborhood in the City, and is an easily distinguishable
entity by virtue of its distinct boundaries, formed by municipally owned property to the
North (North Shore Open Space Park) and to the South (Miami Beach Library), the Atlantic
Ocean to the east and Collins Avenue to the west. Homes in the Atlantic Way District defer
to each other and to their oceanfront setting, an introspection resulting in a feeling of
harmony and seclusion. The combination of a clearly defined geographical area with a
common basic architectural style, set in an environment of mature plant materials and
narrow, unpaved rights-of-way contributes to a pervasive sense of privacy and coherence."
.
Commission Memorandum
March 14, 2001
Ordinance—Altos Del Mar Single Family Residential Development Regulations
Page 4
EXISTING CONDITIONS
The district contains 23 lots. Eleven of the lots are owned by the State of Florida and
managed by the City under a long-term lease. There are fourteen existing homes in the
District. Ten of these are in private ownership, and the remaining four are State-owned and
vacant. A site plan and ownership map is attached as Exhibit 1.
Description of existing homes:
Address Year Built Architect Style Ownership Status
7701 Collins 1994 Jorge Nuche Contemporary Donegan NC
7711 Collins 1948 Gerard Pitt Med. Revival Maxwell C
7729 Collins 1930 Geo. L. Pfeiffer Med. Revival Maxwell C
7735 Collins 1935 August Geiger Ranch State C
7801 Collins 1942 Albert Anis Vernacular Daley C
101 78th Street 1938 Harry O. Med. Revival Bona- C
Nelson Moline
7823 Collins 1927 Unknown Med. Revival / Eskin C
Mission
7737 Atlantic 1935 Alexander Med. Revival State C
Way Lewis
7747 Atlantic 1948 Alexander Colonial Revival Swedroe C
Way Lewis
7801 Atlantic 1935 Schoeppl & Med. Revival Chavez C
Way Southwell
7815 Atlantic 1936 L. Murray Art Deco State C
Way Dixon
7825 Atlantic 1932 Schoeppl Wood frame State C
Way vernacular
7827 Atlantic 1925 Unknown Med. Revival Bona C
Way
7845 Atlantic 1956 Don Reiff Post-War Modern Michel C
Way
DEVELOPMENT REGULATIONS
The proposed development regulations would limit development to single family homes on a
single 50-feet lot or (at most) an individual home on two adjoining 50-feet lots. It shall be
noted that no variance from this provision shall be granted. The size (square footage) and
height of the homes is limited to maintain compatibility with the existing historic homes.
Together with the setback regulations, these restrictions would result in a building envelope
that allows flexibility to the architect to design a variety of volumes and patterns with
intimate courtyards.
Commission Memorandum
March 14, 2001
Ordinance—Altos Del Mar Single Family Residential Development Regulations
Page 5
The setbacks for buildings up to 25' in height are 20' from Collins Ave; 5' from Atlantic
Way west side; 12' from Atlantic Way east side; and 130/190' on the ocean side. In each
case this follows the existing setbacks and maintains the existing views. Portions of
buildings permitted to exceed the 25' height limit must be set back an additional 75' from
Atlantic Way, so that the third story will not be visible from Atlantic Way. The third story
must also be set back an additional 10 feet from the ocean side in order to create a visual
break in the massing of the oceanfront facade.
The yard area adjacent to the ocean may be developed with swimming pools, patios and
decks no more than 30 inches above grade, and may not contain elements that will block the
views from neighboring lots. This includes fences, which are limited in height to 42 inches.
The oceanfront lots have a permissible 3rd story due to the required elevation of habitable
floor space at approximately 7 to 11 feet above existing grade. The third story is limited to
one-third of the total floor area, and requires a one to one ratio of ground floor courtyard or
garden space in order to break down the massing of the building.
On oceanfront lots, the ground level space below new structures may be designed as
unenclosed lanai or arcade space to function as a part of outdoor living space adjacent to
gardens, courtyards and patios. Additionally, ground level space below a habitable structure
may be used for parking, circulation or storage if the Historic Preservation Board approves
the design. Ground level space may be enclosed, if it meets the standards enforced by the
Florida Department of Environmental Protection for construction seaward of the Coastal
Construction Control Line. The "Understructure "or "Non-habitable Major Structure" must
be limited to "break-away" construction with restricted uses as defined by the DEP (see
Exhibit 3). In addition to the state requirements, this proposed zoning amendment would
limit useable enclosed space at the ground level to 1700 square feet on 50-feet lots and 3400
square feet on 100-feet lots.
JMG/JGG/JAM/rncor%
L:\CMGR\AGENDA\2001\mar1401\REGULAR\A1tos.cc memo2R2.doc
u '
Mo CI, GO
o �'0 ate •
0
U
N ) ao Q
.4 0
4- "O _:
z �, V 1 r
h..l W O dJ •� C/] S1"
V a) E E -d
O Q
W bn00 g 701
° NW
_ N
." d) .'. N
a W Q C/)