R5Q-Talmudic University - RM-2 HeightsCOMMISSION ITEM SUMMARY
Condensed Title:
First Reading to consider an Ordinance Amendment to modify the maximum height requirements in
the RM-2 zoning district.
Key Intended Outcome Supported:
Maintain strong growth management policies.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is "about the right amount."
Item Summa /Recommendation:
FIRST READING
The proposed Ordinance would increase the maximum height limits for RM-2 properties located within
the Talmudic University campus.
The Administration recommends: 1) accepting the recommendation of the Land Use and Development
Committee via separate motion; and 2) approve the Ordinance at First Reading and schedule a
Second Reading Public Hearing for February_, 2014.
Advisory Board Recommendation:
On December 17, 2013, the Planning Board transmitted the subject Ordinance to the City
Commission with a favorable recommendation by a vote of 5-0.
Financial Information:
Source of Amount Account
Funds: 1
D 2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budget.
City Clerk's Office Legislative Tracking:
Richard Lorber or Thomas Mooney
S1 n-Offs:
Department Director
T:\AGENDA\2014\January\Talmudic Site RM2 Heights-SUM 1st Read.docx
MIAMI BEACH
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AGENDA ITEM
DATE
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~ MIAMI BEACH -=-
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members <Pf the City
FROM: Jimmy L. Morales, City Manager -!----, 1rL--..-:;"--
DATE: January 15, 2014
suBJECl 4000 Alton Road-Talmudic University
RM-2 Height Ordinance
FIRST READING
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, BY
AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS,"
ARTICLE II, "DISTRICT REGULATIONS," SUBDIVISION IV, "RM-2 -
RESIDENTIAL MULTIFAMILY, MEDIUM INTENSITY," SECTION 142-217,
"AREA REQUIREMENTS," TO MODIFY THE REQUIREMENTS FOR
MAXIMUM BUILDING HEIGHT AND MAXIMUM NUMBER OF STORIES
WITHIN THE RM-2 DISTRICT ALONG ALTON ROAD BETWEEN ARTHUR
GODFREY ROAD AND WEST 34 1
H STREET; PROVIDING FOR
CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends: 1) accepting the recommendation of the Land Use and
Development Committee via separate motion; and 2) approve the Ordinance at First
Reading and schedule a Second Reading Public Hearing for February_, 2014.
BACKGROUND
On April 17, 2013, at the request of Commissioner Libbin, the City Commission referred
a discussion item to the Land Use and Development Committee, regarding the
redevelopment of the Talmudic University property located at 4000 Alton Road. On
September 23, 2013, the Land Use Committee referred the proposed Ordinance to the
Planning Board for consideration.
The Talmudic University at 4000 Alton Road is seeking to expand its current facilities,
including the construction of new residential buildings, as well as the use of adjacent,
surplus FOOT parcels for additional development. The University is currently operating
under a Conditional Use Permit (PB File No. 1718, approved on June 5, 2008) for a
religious institution in an RM-2 district.
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Commission Memorandum
Talmudic Site-RM2 Heights
January 15, 2014
ANALYSIS
Page 2 of 3
The subject property at 4000 Alton Road is currently zoned RM-2, Multi-Family Medium
Intensity. The existing school and associated residential units are allowable uses within
the RM-2 district through the Conditional Use process. Pursuant to Section 142-217 of
the City Code, the maximum height limit for the property at 4000 Alton Road is 6 stories I
60 feet. The height of existing building on the site is 71'-9", according to the plans
submitted.
The University has partnered with a developer In order to accommodate a proposed
expansion of the existing University, as well as the construction of a new 8-storyl85 feet
high residential building on the southern portion of the property with a total of 72
residential units. The residential units will not be part of the existing Talmudic University,
and will be a separate, multifamily residential structure, which will be subject to the same
taxation requirements as any other multifamily property in the City, unlike the current
University site which is a tax exempt educational institution. A separate lot split
application has been submitted for the Planning Board for review and approval.
The proposed code amendment would increase the maximum allowable height on the
site from the current 6 stories I 60 feet to 8 stories I 85 feet. Specifically, the proposed
amendment would modify the height regulations for the RM-2 zoning district
classification by creating a new category for the area fronting the west side of Alton
Road between Arthur Godfrey Road and West 34 1h Street. This area comprises one of
only three (3) RM-2 zoning districts north of Dade Boulevard and west of Indian Creek.
The other RM-2 districts in this broader area are at the southeast corner of Normandy
Isle and on the north side of Dade Boulevard between Prairie Avenue and Meridian
Avenue.
The current building on the subject site is 71 '-9" height, and the proposal to increase the
height to 85 feet would be comparable to the height of the existing building and allow
more flexibility in designing a new residential project that addresses the needs and
concerns of the Talmudic University, as well as the dormitory residents. The City Code
requires an additional setback for tower portions of a building, which is considered the
portion of the building above 50 feet in height. As proposed, the new residential tower
complies with the front tower setback requirements of the City Code. However the
addition to the existing Talmudic University building fronting Alton Road would require a
front tower setback variance, as presently designed.
PLANNING BOARD REVIEW
On December 17, 2013, the Planning Board (by a 5-0 vote) transmitted the proposal to
the City Commission with a favorable recommendation.
FISCAL IMPACT
In accordance with Charter Section 5.02, which requires that the "City of Miami Beach
shall consider the long term economic impact (at least 5 years) of proposed legislative
actions," this shall confirm that the City Administration evaluated the long term economic
impact (at least 5 years) of this proposed legislative action. The proposed Ordinance is
not expected to have a negative fiscal impact upon the City, and should increase the
property's value, as additional apartment units will be added to the City's tax roll.
635
Commission Memorandum
Talmudic Site-RM2 Heights
January 15, 2014
CONCLUSION
Page 3 of 3
The Administration recommends that the City Commission: 1) Accept the
recommendation of the Land Use and Development Committee via separate motion; and
2) Approve the Ordinance at First Reading and schedule a Second Reading Public
Hearing for February_, 2014.
JLM/JMJ/RGL:TRM
T:IAGENDA\2014\January\Talmudic Site FLUM and Zoning-MEMO 1st Read.docx
636
TALMUDIC UNIVERSITY -RM-2 HEIGHTS
ORDINANCE NO. __ _
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, BY
AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS,"
ARTICLE II, "DISTRICT REGULATIONS," SUBDIVISION IV, "RM-2 -
RESIDENTIAL MULTIFAMILY, MEDIUM INTENSITY," SECTION 142-217,
"AREA REQUIREMENTS," TO MODIFY THE REQUIREMENTS FOR
MAXIMUM BUILDING HEIGHT AND MAXIMUM NUMBER OF STORIES
WITHIN THE RM-2 DISTRICT ALONG ALTON ROAD BETWEEN ARTHUR
GODFREY ROAD AND WEST 34TH STREET; PROVIDING FOR
CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach endeavors to recall and promote its unique social
and architectural history, as well as further the dynamic character and attraction of residential and
institutional structures within the City; and
WHEREAS, the City of Miami Beach seeks to encourage and incentivize the expansion of
residential and institutional uses in the City; and
WHEREAS, the City of Miami Beach desires to amend existing maximum building height
and number of stories for institutional projects located in the RM-2 district; and
WHEREAS, the amendments set forth below are necessary to accomplish all of the above
objectives.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. Chapter 142, "Zoning Districts And Regulations," Article II, "District Regulations,"
Subdivision IV, "RM-2 -Residential Multifamily, Medium Intensity," Section 142-217, "Area
Requirements," of the Land Development Regulations of the Code of the City of Miami Beach,
Florida 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 Minimum
Lot Area Lot Unit Size
(Square Width (Square Feet)
Feet) (Feet)
7,000 50 New
construction-550
Non-elderly and
elderly low and
moderate income
Average
Unit Size
(Square Feet)
New
construction-BOO
Non-elderly and
elderly low and
moderate income
1
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Maximum Maximum
Building Number
Height of Stories
(Feet)
Historic Historic
district-50 district-S
(except as (except as
provided in section provided in_
142·1161 section 142·1161
housing: See section housing: See section Area bounded by Area bounded by
142-1183 142-1183 Indian Creek Dr., Indian Creek Dr.,
Rehabilitated Rehabilitated Collins Ave., 26th Collins Ave., 26th
buildings-400 buildings-550 St., and 44th St., and 44th
Hotel unit: Hotel units-N/ A St.-75 St.-8
15%: 300-335 Area fronting west Area fronting
85%: 335+ side of Collins Ave. west side of
btwn. 76th St. and Collins Ave. btwn.
79th St.-75 76th St. and 79th
Area fronting west St.-8
side of Alton Rd. Area fronting
between Arthur west side of Alton
Godfrey: Rd. and W Rd. between
34th St. -85 Arthur Godfrey
Otherwise-60 Rd. and W 34th
Lots fronting St. -8
Biscayne Bay less Otherwise-6
than 45,000 sq. Lots fronting
ft.-100 Biscayne Bay less
Lots fronting than 45,000 sq.
Biscayne Bay over ft.-11
45,000 sq. ft.-140 Lots fronting
Lots fronting Biscayne Bay over
Atlantic Ocean 45,000 sq. ft.-15
over 100,000 sq. Lots fronting
ft.-140 Atlantic Ocean
over 100,000 sq.
ft.-15
SECTION 2. CODIFICATION.
It is the intention of the Mayor and City Commission of the City of Miami Beach, 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, Florida. The sections of this ordinance may be renumbered or
relettered to accomplish such intention, and the word "ordinance" may be changed to "section",
"article", or other appropriate word.
SECTION 3. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 4. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 5. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED AND ADOPTED this __ day of _______ , 2014.
2
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ATTEST:
CITY CLERK
MAYOR
APPROVED AS TO
FORM & LANGUAGE
& FOR EXECUTION
1?Jf1,;{-
First Reading: January 15, 2014
Second Reading: February_, 2014
rcity Attorne~~
Verified by:------------
Richard G. Lorber, AICP, LEED AP
Acting Planning Director
Underscore denotes new language
Strike Thru denotes new language
01/02/2014
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