R5C-Alton Road Historic District Buffer Overlay -City Commission-COMMISSION ITEM SUMMARY
Condensed Title:
First Reading to consider an Ordinance Amendment creating an Historic District Overlay Buffer for the
east side of the Alton Road corridor between 6th and 11th Streets, 14th and 15th Streets and 1 ylh Street
to the Collins Canal.
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 Summary/Recommendation:
FIRST READING PUBLIC HEARING
The proposed Ordinance would create an historic district overlay buffer for those portions of the Alton
Road corridor between 6th and 11th Streets, 141h and 151
h Streets and 1 ylh Street to the Collins Canal.
The Administration recommends that the City Commission approve the Ordinance at First Reading
and schedule a Second Reading Public Hearing for March 5, 2014.
Advisory Board Recommendation:
On August 24, 2010, the Planning Board transmitted the subject Ordinance to the City Commission
by a vote of 3-2.
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. By nature, a zoning district amendment does not have direct costs to the City, but it may
affect long term revenue from property tax, sales tax and other revenue streams. Although some
property owners have argued that the proposed overlay zoning will diminish their property values,
the Administration believes that this is claim is highly speculative, especially if the Administration's
alternate ordinance is adopted. The Administration's proposal would preserve all of the most
valuable development rights on each parcel, with the exception of removing the .5 bonus FAR for
residential use mixed with commercial uses. Since this is a bonus and not as-of-right floor area, it is
difficult to say whether any real development would be sacrificed. There are no existing buildings in
the district that have used this bonus. Counterbalancing any potential loss of development rights on
private property is the companion ordinance creating Parking District #6, which will reduce minimum
parking requirements thereby creating significant savings to private property owners in the cost of
providing parking spaces. This ordinance is also expected to generally enhance property values
throughout the neighborhood by permitting appropriately scaled
encouraging the development of smaller, locally oriented businesses.
City Clerk's Office Legislative Tracking:
j Thomas Mooney
Sign-Offs:
Department Director
T:IAGENDA\2014\February\Alton Road Bu
MIAMI BEACH
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infill development and by
AGENDA ITEM _fi_S"_L __
DATE .,:;-/~-l<j
C9 MIAMI BEACH
City of Micimi Becich, 1700 Convention Center Drive, Miami Beach, Florida 33139, www. miamibeachfl.gav
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members
FROM: Jimmy L. Morales, City Manager
DATE: February 12, 2014
FIRST READING PUBLIC HEARING
SUBJECT: Alton Road Historic District Buffe Overlay
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," ARTICLE Ill, "OVERLAY DISTRICTS,"
CREATING DIVISION 8 "ALTON ROAD -HISTORIC DISTRICT BUFFER
OVERLAY," BY INCLUDING SECTION 142-858 "LOCATION AND
PURPOSE," AND SECTION 142-859 "DEVELOPMENT REGULATIONS,"
INCLUDING AMONG OTHER PROVISIONS REGULATIONS ON MAXIMUM
FLOOR AREA RATIO; MAXIMUM BUILDING HEIGHT; MINIMUM
SETBACKS; BUILDING SEPARATION;_DEMOLITION OR ADDITIONS TO
CONTRIBUTING BUILDINGS IN AN HISTORIC DISTRICT; AND LAND USE
REGULATIONS FOR LOCATION OF RETAIL USES, RESTAURANTS,
BARS, ENTERTAINMENT ESTABLISHMENTS, ALCOHOLIC BEVERAGE
ESTABLISHMENTS AND SIMILAR USES; REQUIRING CONDITIONAL USE
APPROVAL OF SUCH USES IN EXCESS OF 10,000 SQ. FT.; AND
PROHIBITING ALCOHOLIC BEVERAGE AND ENTERTAINMENT
ESTABLISHMENTS IN OPEN AREAS WITH EXCEPTIONS AS
PRESCRIBED IN THE ORDINANCE; 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 March 5, 2014.
BACKGROUND
In the Summer of 2006 the Historic Preservation Board initiated the westward expansion
of the Flamingo Park Local Historic District to the east right-of-way line of Alton Road
between 61h Street and 14th Street in order to protect the character of the adjacent
National Register Historic District as well as the historically significant but yet
unprotected properties along this stretch of Alton Road. It was noted by the board that
recent commercial development trends along Alton Road could significantly adversely
impact the quality of life and historic integrity of the National Register Historic District
thereby undermining the cultural tourism appeal and quality of life of the city.
At the same time the Historic Preservation Board requested the Planning Department to
initiate a major planning study of the Alton Road Corridor, including both sides of the
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Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page 2 of 8
road between 5th Street and Michigan Avenue, which should include an analysis and
evaluation of existing uses and conditions, historically significant properties, permitted
building heights, allowable FAR, parking conditions and requirements, the efficacy of
current zoning, and the character of the public right-of-way with regard to pedestrian
amenities, convenient means of transit, and quality of landscape.
The board further requested that the Planning Department organize and advertise a
series of community planning workshops, inviting members of the Historic Preservation
Board and the Planning Board, in order to gain public input and insight from local
business owners and residents so that the Department might develop a comprehensive
set of planning and zoning recommendations for future development and preservation
along the corridor that would enable healthy future growth and development without
overwhelming or adversely impacting the historic character of the area.
On January 16, 2008, the Mayor and City Commission approved Ordinance No. 2008-
3592, expanding the boundaries of the Flamingo Park Historic District westward
expansion to Alton Road between 8 Street and 14 Street; and on January 28, 2009, the
Mayor and City Commission approved Ordinance No. 2008-3592, expanding the
boundaries of the Flamingo Park Historic District westward expansion to Alton Road
between 6 Street and 8 Street
The Planning Department conducted an analysis of existing conditions, issues and
opportunities in the Alton Road corridor and held a community planning workshop on
August 20, 2008 to receive community input on land use, zoning, business development,
parking, transit and pedestrian/bicycle amenities. On January 27, 2009, the Planning
Department presented preliminary findings and recommendations for the Alton Road
Neighborhood Planning Study to the Planning Board. On February 26, 2009, the
Planning Department and the Planning Board held a second community planning
workshop on the Alton Road Neighborhood Planning Study to receive community input.
Both community planning workshops were advertised by mailed notice to property
owners, newspaper notice, and City email newsletters.
On March 2, 2009, the Land Use and Development Committee adopted a motion
directing the Planning Department to prepare an ordinance that would rezone the east
side of Alton Road between 6 Street and 16 Street from the CD-2 district to the CD-1
district, and to review the uses and to the extent that there is a floor area incentive for
mixed-use buildings, require that the additional FAR be set aside for affordable or
workforce housing, and to refer the item to the Planning Board. On March 18, 2009, the
Mayor and City Commission discussed the motion from the Land Use and Development
Committee and clarified their intent to consider other options, including an overlay district
that would remove the floor area ratio incentive for mixed-use projects.
During the Planning Board meetings on April 21, 2009, May 26, 2009 and August 25,
2009, the Planning Department staff held additional detailed discussions with the Board
on the proposed zoning modifications for the east side of Alton Road in the Flamingo
Park Historic District. The proposed Alton Road-Historic District Buffer Overlay is the
result of those discussions.
On October 27, 2009, the Planning Board held a public hearing on the proposed overlay
district and heard testimony from residents who were unhappy with some aspects of the
draft ordinance. The Planning Board continued the hearing to the November 17 meeting
and asked staff to meet with the concerned residents to try to resolve their issues. The
Planning Department held two meetings with the residents on October 30 and November
9, 2009. The public hearing at the Planning Board meeting on November 17, 2009
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Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page 3 of B
resulted in several additional amendments to the proposed ordinance. The Planning
Board recommended approval of the amended overlay district by a vote of 5 to 0.
Subsequently, the Administration made a determination that the amendments added to
the ordinance during the November 1 ih public hearing, specifically amendments dealing
with land use restrictions, may require a different type of notice to property owners than
was provided for the previous public hearings. To avoid any legal challenges, the overlay
district was brought back to the Planning Board in the same form as it was approved in
November, 2009, with 30-day notice mailed to all property owners in and within 375 feet
of the proposed overlay district.
On February 25, 2010, the Land Use and Development Committee discussed the
proposed Alton Road Historic District Buffer Overlay. The Committee recommended that
the ordinance be approved, and indicated that it does not need to come back to them
unless there is a major material change made by the Planning Board.
On April 27, 2010, the Planning Board held a second public hearing on the proposed
Alton Road Historic District Buffer Overlay district after the required 30-day mailed
notice. The Planning Board voted 5 -0 to recommend approval of the ordinance with
an amendment that deleted the "no variances" provision. Subsequently, at their meeting
on May 25, 2010, the Board voted 3 -2 to reconsider their recommendation and to
schedule the item for rehearing.
On August 24, 2010, the Planning Board held a third public hearing on the proposed
Alton Road Historic District Buffer Overlay district after the required 30-day mailed
notice. Based on objections from commercial property owners who were not present
during the first two hearings, the Board voted separately on each of several
amendments to the ordinance. Individual amendments that were approved by the
Planning Board have been incorporated into the ordinance. However, a final vote to
recommend approval of the entire ordinance, as amended, failed by a vote of 3-2 (four
affirmative votes are required to approve a request that requires City Commission
approval).
On November 1, 2010, the Administration hosted a meeting between attorneys
representing certain property owners who objected to the ordinance and representatives
from the neighborhoods in an attempt to forge a compromise on several limited points of
disagreement. As a result of that meeting, the Administration is proposing an alternate
version of the ordinance that we believe satisfies the most critical objections from both
sides; while at the same time it represents sound planning principles and the interests of
the city-at-large. A summary chart of the disputed issues and proposed changes to the
ordinance is enclosed as Attachment A, and each issue is discussed in the analysis
below.
On November 17, 2010, the ordinance was scheduled for first reading. The Mayor and
City Commission continued the first reading to the January 19, 2011 meeting and
referred the item to the Land Use and Development Committee for discussion. The
LUDC deferred the item on January 31, 2011, February 23, 2011, and April 21, 2011.
On May 18, 2011 the LUDC moved the ordinance to pending items based upon failure of
various stakeholders to agree on details of the proposed Alton Road Historic District
Buffer Overlay district.
On January 23, 2013, the Ordinance was transmitted by the Land Use Committee to the
full City Commission with a favorable recommendation. On June 5, 2013, the City
Commission discussed the proposed Ordinance at First Reading, and continued the item
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Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page 4 of 8
to a date certain of October 16, 2013. On October 16, 2013, the item was continued to
the December 11, 2013 City Commission meeting. On December 11, 2013, the item was
continued to a date certain of January 15, 2014.
ANALYSIS
The purpose of the Alton Road -Historic District Buffer Overlay District is to minimize
the impacts of development along Alton Road on residential properties located in the
Flamingo Park Historic District and the Palm View Historic District. Specifically the
overlay district is intended to apply to properties zoned CD-2 Commercial Medium
Intensity that are adjacent to lower intensity RS-4 and RM-1 residential buildings in
designated local historic districts. The overlay district regulations are intended to achieve
a more compatible relationship of scale and massing between the Alton Road corridor
and the adjoining residential neighborhoods.
The locations of the proposed overlay district are as follows:
Area 1 includes those properties fronting on the east side of Alton Road from 6 Street to
11 Street. Existing zoning is CD-2 adjacent to RM-1 in the Flamingo Park Historic
District.
Area 2 includes those properties fronting on the east side of Alton Road from 14 Street to
15 Street. Existing zoning is CD-2 adjacent to RS-4 in the Flamingo Park Historic
District.
Area 3 includes those properties fronting on the east side of Alton Road from 17 Street to
the Collins Canal, except for the corner property adjacent to 17 Street. Existing
zoning is CD-2 adjacent to RS-4 in the Palm View Historic District.
The proposed ordinance limits the floor area ratio (FAR) to a maximum of 1.5 by
removing the existing bonus of .5 FAR for mixed-use buildings. This will make new
construction along Alton Road more compatible in scale and intensity with the adjoining
historic neighborhood zoned RM-1, which has existing buildings that range from 0.5 to
1.25 FAR with a few scattered sites over 1.25 FAR. During the planning process,
various alternatives were considered, including down-zoning from CD-2 to CD-1, which
has a maximum FAR of 1.0 with a mixed-use bonus of .25 FAR. After much discussion
and analysis, it was ultimately decided that 1.5 FAR is suitable for Alton Road
development. This is based on many factors, including the importance of Alton Road as
a commercial corridor and the existing bus and potential future transit linkages (e.g. Bus
Rapid Transit). From an urban design viewpoint, the proposed overlay district forms a
gradual stepping up of the intensity from RM-1 on the residential neighborhood to the
east, to a maximum of 1.5 FAR on the east side of Alton Road, to a maximum of 2.0
FAR on the west side of Alton Road, to a maximum of 2.25 FAR (2.75 for large lots) on
the Bayfront in RM-3. However, it must be noted that FAR alone does not define the
building envelop that is necessary to assure compatibility with the historic district. The
height and setback regulations described below are also necessary to achieve this goal.
Another alternative that was discussed during the planning process was to keep a FAR
bonus for residential uses in a mixed-use building, but to make the bonus an incentive to
provide affordable or workforce housing. The Planning Board did not support this
recommendation due to their consensus to 11mit FAR to a maximum of 1.5.
The maximum building height in the Planning Board recommended ordinance is 43 feet
along Alton Road and a maximum of 23 feet in the rear portion of the lots within 50 feet
from the rear property line for lots abutting an alley (Lenox Court) and within 60 feet from
the RM-1 district for blocks with no alley between 8 Street and 11 Street. The 23 feet
height limit in the rear of the lots is based upon maintaining consistency with the
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Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page 5of 8
predominant 2-story height of existing buildings in the RM-1 district. For lots adjoining
single family districts, the 23 feet height limit will also ensure a compatible transition in
the rear portion of the commercial property. The administration has an alternative
recommendation for maximum building height of 50 feet along the front portion of the
lots fronting Alton Road and 28 feet in the rear portion of the lots. This change is based
upon information supplied by property owners concerning industry standards for
minimum ceiling heights in new retail, restaurant and office buildings. However, this
recommendation is subject to building separation requirements for larger site
development (see below) to prevent monolithic buildings at 50 feet height.
The building height limitations in the proposed overlay district are coupled with rear yard
setbacks to achieve the appropriate buffer between the RM-1 /RS-4 districts and the CD-
2 district. Proposed minimum building setbacks in the rear yard are 25 feet for lots with
no alley and 5 feet for lots with an alley. The existing CD-2 and CD-1 zoning districts
have a 5 feet minimum rear setback irrespective of whether there is an alley (20 feet
width) to provide adequate separation between the buildings.
The overlay district proposes a minimum 5 feet setback on the front and side facing a
street. This is necessary to provide adequate pedestrian circulation space to support
alternative modes of transportation and sustain a vibrant commercial district.
The overlay district as amended by the Planning Board has no minimum interior side
yard setback, nor does it have provisions for building separation, lot aggregation or view
corridors on larger lot assemblages. Instead, the Planning Board version of the
ordinance contains language requiring architectural treatments on the fa9ades of
buildings to be reflective of the 50 feet wide lot development pattern that is predominant
in the historic district. This could be accomplished by such things as small variations in
setbacks, window placement, or vertical and horizontal design elements on the fa9ade,
subject to design review. This was the recommendation of the Planning Board in
November 2009 following extensive workshop discussions wherein the Planning
Department staff had recommended various formulas for requiring a complete physical
separation between adjacent buildings on the upper stories above ground level retail.
The intent was to prevent a continuous wall of 40-50 feet tall buildings that would be
inconsistent with the small lot development pattern of the historic residential
neighborhoods. The current recommendation from the Administration is retain the
language developed by the Planning Board with the clarification of "east and west"
facades, and to add a paragraph requiring building separation under limited
circumstances as follows: "Any development greater than 43 feet in height on a lot with
more than 150 linear feet of frontage along Alton Road shall have a separation between
all portions of the structure above a height of 28 feet, so that there is a minimum 15 feet
wide view corridor running from east to west at least every 150 linear feet along the
Alton Road corridor".
The overlay district contains 9 contributing buildings in the Flamingo Park Historic
District. Those contributing buildings are proposed to be subject to two of the same
conditions applied to historic buildings in the adjoining RM-1 zoning district. Those
include a prohibition on demolition of architecturally significant portions of the building
and prohibition of building within a historic courtyard.
Residents of the Flamingo Park neighborhood were concerned about impacts of noise
and traffic from intensive commercial uses. Therefore, the proposed overlay district
modifies the underlying CD-2 land uses in several ways. One of them is by prohibiting
retail uses, restaurants, bars, entertainment establishments and similar uses at any level
above the ground floor. An exception is provided for loft or mezzanine within the interior
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Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page 6 of 8
of a ground floor commercial space, provided that the loft or mezzanine does not exceed
one third of the floor area of the store. Based upon objections from property owners, the
current Administration recommended ordinance deletes the language limiting the loft or
mezzanine to one third of the floor area, and replaces it with language permitting "a
second floor within a ground floor commercial space, if it functions as one single
contiguous establishment and is only accessible to the public through the contiguous
ground floor commercial space." This would allow two full floors inside any given retail
store, similar to CB2 or Borders book stores, but it would not allow multilevel shopping
centers.
No alcoholic beverage establishment, entertainment establishment or restaurant may be
licensed as a main permitted or accessory use in any open area above the ground floor
(any area that is not included in the FAR calculations) or at ground level in any open
area within 125 feet of a residential district, except that residents of a multifamily
(apartment or condominium) building or hotel guests may use these areas, which may
include a pool or other recreational amenities, for their individual, personal use with
appropriate buffering as determined by the Planning Department or applicable land use
board with jurisdiction. No variance to this provision would be permitted.
In accord with the objective of encouraging locally oriented retail and service uses that
are compatible in scale and character with the historic districts, the overlay district
requires conditional use approval for any individual retail, restaurant, bar, entertainment
establishment or similar establishment in excess of a certain size threshold. The
Planning Dept. conducted a detailed survey of businesses in the Alton Road corridor and
determined that a threshold of 5,000 sq. ft. generally separates businesses that primarily
serve the neighborhood population from businesses that primarily serve the entire city
and beyond. To provide a generous margin of error, staff doubled the recommended
threshold to 10,000 sq. ft. for conditional use approval. The Planning Board changed the
conditional use threshold from 10,000 sq. ft. to 20,000 sq. ft. by a 4-2 vote at their
meeting on August 24, 2010, based upon objections from property owners. The
Administration's recommendation is to keep the original threshold of 10,000 sq. ft. per
establishment for conditional use approval based upon the analysis conducted by the
Planning Department.
A majority of the discussions during the community workshops and Planning Board
meetings centered upon the blocks between 6th and 11th Streets. However, it was
noted that there is an incompatible scale relationship between the CD-2 zoning district
and adjoining RS-4 single family zoning districts located in the 1400 block and the 1700
block. Down-zoning to CD-1 was considered for these two blocks, but the Planning
Department recommends that the proposed overlay district will provide a more effective
buffer than CD-1 due to the height and setback regulations in the overlay district. At their
August 24, 2010 meeting, the Planning Board voted 5-1 to remove lots 15 and 16 from
the overlay district (northeast corner of 17 Street and Alton Road).
PLANNING BOARD REVIEW
The Planning Board reviewed the proposed Ordinance on 3 separate occasions, as
noted hereto:
1. On November 17, 2009 the Board recommended approval by a vote of 5 to 0.
2. On April 27, 2010, the Board recommended approval by a vote of 5 to 0.
3. August 24, 2010, the Board transmitted the Ordinance by a vote of 3 to 2.
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
536
Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page 7of 8
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. By nature, a zoning district
amendment does not have direct costs to the City, but it may affect long term revenue
from property tax, sales tax and other revenue streams. Although some property owners
have argued that the proposed overlay zoning will diminish their property values, the
Administration believes that this is claim is highly speculative, especially if the
Administration's alternate ordinance is adopted. The Administration's proposal would
preserve all of the most valuable development rights on each parcel, with the exception
of removing the .5 bonus FAR for residential use mixed with commercial uses. Since this
is a bonus and not as-of-right floor area, it is difficult to say whether any real
development would be sacrificed. There are no existing buildings in the district that have
used this bonus. Counterbalancing any potential loss of development rights on private
property is the companion ordinance creating Parking District #6, which will reduce
minimum parking requirements thereby creating significant savings to private property
owners in the cost of providing parking spaces. This ordinance is also expected to
generally enhance property values throughout the neighborhood by permitting
appropriately scaled infill development and by encouraging the development of smaller,
locally oriented businesses.
SUMMARY/UPDATE
The proposed ordinance was originally a companion item to the Alton Road Parking
District No. 6 Ordinance, which was adopted by the City Commission on September 11,
2013. The proposed Ordinance, which was discussed by the Commission on June 5,
2013, and continued to October 16, 2013, has been fully re-noticed for First Reading, as
it has been determined that it requires two (2) full readings, and not just one. On October
16, 2013, the subject Ordinance was continued to the December 11, 2013 Commission
meeting. On December 11, 2013 the item was continued to a date certain of January 15,
2014.
On January 15, 2014, the City Commission approved the subject Ordinance at First
Reading and scheduled a Second Reading Public Hearing for February 12, 2014. The
approval at First Reading included the deletion of the previous proposal to remove the
maximum floor area ratio (FAR) bonus for mixed-use projects in the CD-2 districts; this
change has been incorporated into the Ordinance.
However, subsequent to the initial action by the Commission on January 15, 2014, it was
discovered that the item was not considered as a 'Public Hearing', as required by Code.
Therefore, the Administration has re-noticed the matter and placed the item back on the
agenda for a new First Reading Public Hearing.
In order to address concerns by affected property owners on Alton Road, the
Administration put together potential modifications to the Ordinance. These suggestions
represent a compromise from the original draft, but still allow the substance of the
Ordinance to be retained. The following is a summary of the additional recommended
modifications to the Ordinance:
1. The maximum number of stories would be increased from 4 to 5. Because the overall
height limit of 50' remains the same, staff did not see an issue with giving a property
owner the flexibility of incorporating 5 floors. Additionally, the distance separation
from an alley for the 28' height limit at the rear of a development site has been
corrected to be 40', not 50'.
2. The provision for no setback variances would be removed. Staff believes that there
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Commission Memorandum
Ordinance: Alton Road Historic Buffer Overlay
February 12, 2014 Page Bot 8
should be some flexibility afforded property owners to address unique
circumstances.
3. The minimum building separation provisions for larger, aggregated lots, would not be
applicable to those properties south of sth Street. Staff believes that because of the
close proximity of the Alton Road flyover to the 600 and 700 blocks of Alton Road,
more flexibility for a development project was needed. Additionally, any new
construction project will require approval from the Historic Preservation Board, where
a very detailed analysis of the scale, massing and distribution of volume compatibility
of a proposed new project longer
4. Retail uses would be removed from the proposed use threshold provisions of the
Ordinance. The proposed thresholds pertaining to restaurants, bars, and
entertainment establishments would remain.
The Administration believes that these changes are minor in scope, and would still have
a positive impact and benefit to the existing, low scale properties to the immediate east
of the overlay, along Lenox Avenue.
CONCLUSION
The Administration recommends that the City Commission approve the Ordinance at
First Reading, inclusive of the modifications proposed above, and schedule a Second
Reading Public Hearing for March 5, 2014.
JLM/JMJ!TRM
T:\AGENDA\2014\February\Alton Road Buffer Overlay -MEM 1st Read PH.docx
538
Alton Road Historic District Buffer Overlay
ORDINANCE NO. -----
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," ARTICLE Ill, "OVERLAY DISTRICTS,"
CREATING DIVISION 8 "ALTON ROAD· HISTORIC DISTRICT BUFFER
OVERLAY," BY INCLUDING SECTION 142-858 "LOCATION AND
PURPOSE," AND SECTION 142-859 "DEVELOPMENT REGULATIONS,"
INCLUDING AMONG OTHER REGULATIONS ON MAXIMUM FLOOR
AREA RATIO; MAXIMUM BUILDING HEIGHT; MINIMUM SETBACKS;
BUILDING SEPARATION; DEMOLITION OR ADDITIONS TO
CONTRIBUTING BUILDINGS IN AN HISTORIC DISTRICT; AND LAND
USE REGULATIONS FOR LOCATION OF RETAIL USES,
RESTAURANTS, BARS, ENTERTAINMENT ESTABLISHMENTS,
ALCOHOLIC BEVERAGE ESTABLISHMENTS AND SIMILAR USES;
REQUIRING CONDITIONAL USE APPROVAL OF SUCH USES IN
EXCESS OF 10,000 SQ. FT.; AND PROHIBITING ALCOHOLIC
BEVERAGE AND ENTERTAINMENT ESTABLISHMENTS IN OPEN
AREAS WITH EXCEPTIONS AS PRESCRIBED IN THE ORDINANCE;
PROVIDING FOR CODIFICATION; REPEALER; SEVERABILITY; AND AN
EFFECTIVE DATE.
WHEREAS, in the summer of 2006, the Historic Preservation Board initiated the
westward expansion of the Flamingo Park Local Historic District to the east right-of-way line
of Alton Road between 6 Street and 14 Street, and requested the Planning Department to
initiate a major planning study of the Alton Road corridor, including both sides of the road
between 5 Street and Michigan Avenue, to include an analysis and evaluation of existing
uses and conditions, historically significant properties, permitted building heights, allowable
FAR, parking conditions and requirements, the efficacy of current zoning, and the character
of the public right-of-way with regard to pedestrian amenities, convenient means of transit,
and quality of landscape; and
WHEREAS, on January 1, 2008, the Mayor and City Commission approved
Ordinance No. 2008-3592, expanding the boundaries of the Flamingo Park Historic District
westward expansion to Alton Road between 8 Street and 14 Street; and
WHEREAS, the Planning Department conducted an analysis of existing conditions,
issues and opportunities in the Alton Road corridor and held a community planning
workshop on August 20, 2008 to receive community input on land use, zoning, business
development, parking, transit and pedestrian/bicycle amenities; and
WHEREAS, on January 27, 2009, the Planning Department presented preliminary
findings and recommendations for the Alton Road Neighborhood Planning Study to the
Planning Board; and
WHEREAS, on January 28, 2009, the Mayor and City Commission approved
Ordinance No. 2008-3592, expanding the boundaries of the Flamingo Park Historic District
westward expansion to Alton Road between 6 Street and 8 Street; and
539
WHEREAS, on February 26, 2009, the Planning Department and the Planning Board
held a second community planning workshop on the Alton Road Neighborhood Planning
Study to receive community input; and
WHEREAS, on March 2, 2009, the Land Use and Development Committee adopted
a motion directing the Planning Department to prepare an ordinance that would rezone the
east side of Alton Road between 6 Street and 16 Street from the CD-2 district to the CD-1
district, and to review the uses and to the extent that there is a floor area incentive for
mixed-use buildings, require that the additional FAR be set aside for affordable or workforce
housing, and to refer the item to the Planning Board; and
WHEREAS, on March 18, 2009, the Mayor and City Commission discussed the
motion from the Land Use and Development Committee and clarified their intent to consider
other options, including an overlay district that would remove the floor area ratio incentive for
mixed-use projects; and
WHEREAS, on April 21, 2009, May 26, 2009 and August 25, 2009, the Planning
Board held additional detailed discussions on the proposed zoning modifications for the east
side of Alton Road in the Flamingo Park Historic District; and
WHEREAS, the proposed "Alton Road -Historic District Buffer Overlay" district
responds to concerns expressed by the Planning Board, the Land Use and Development
Committee and local residents by requiring among other things, a more compatible
relationship of scale and massing between new development along the east side of the
Alton Road corridor and the adjoining residential neighborhoods, by promoting mixed-use
development that makes efficient use of parking, by minimizing the concentration of impacts
from intense retail and restaurant development and by encouraging smaller neighborhood-
oriented uses.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA:
Section 1. Chapter 142 of the City Code, entitled "Zoning Districts and Regulations," Article
Ill, "Overlay Districts," Division 8 "Alton Road -Historic District Buffer Overlay" ls hereby
created as follows:
DIVISION 8. ALTON ROAD -HISTORIC DISTRICT BUFFER OVERLAY
Sec. 142-858. Location and purpose.
(a) The regulations of this division shall apply to properties within the following
boundaries. which shall be known as the Alton Road -Historic District Buffer
Overlay.
(1} Area 1 shall be those properties fronting on the east side of Alton Road from
61h Street to 11 !h Street.
(2) Area 2 shall be those properties fronting on the east side of Alton Road from
14th Street to 15th Street.
(3) Area 3 shall be those properties fronting on the east side of Alton Road from
17th Street to the Collins Canal.
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(b) The purpose of this overlay district is to minimize the impacts of development along
Alton Road on residential properties located in the Flamingo Park Historic District
and the Palm View Historic District. Specifically the overlay district is intended to
apply to properties zoned CD-2 Commercial Medium Intensity that are adjacent to
lower intensity RS-4 and RM-1 residential buildings in designated local historic
districts. The overlay district regulations are intended to achieve a more compatible
relationship of scale and massing between the Alton Road corridor and the adjoining
residential neighborhoods. to promote mixed-use development that makes efficient
use of parking, to minimize the concentration of impacts from intense retail and
restaurant development and to encourage smaller neighborhood-oriented uses.
Sec. 142-859. Development regulations.
The following overlay regulations shall apply within the Alton Road -Historic District Buffer
Overlay District. All development regulations applicable to and/or in the underlying zoning
district shall apply, except as follows:
(a) Maximum building height. The maximum building height in this district shall be 50
feet and a maximum of 4 stories. except that building height shall be limited to 28
feet within iO 40 feet from the rear property line for lots abutting an alley (Lenox
Court) and within 60 feet from the RM-1 district for blocks with no alley between 8
Street and 11 Street. There shall be no variances for building height.
(b) Minimum setbacks.
(1) Front - 5 feet.
(2) Side facing a street - 5 feet.
(3) Interior side -0 feet.
(4) Rear -for lats with a rear property line abutting an RM-1 or an RS-4 district
the rear yard setback shall be a minimum of 25 feet; for lots with a rear
property line abutting an alley (Lenox Court) the rear setback shall be a
minimum of 5 feet; otherwise the rear setback shall be a minimum of 7 .5 feet.
(5) There shall be no variances for building setbacks. except for triangular lats.
(c) Building separation:
(1) The east and west facades of any building constructed an more than 50
linear feet of frontage along Alton Road shall be divided into segments with
building massing and architectural treatments intended to be reflective of the
50 feet wide lot development pattern that is predominant in the historic
district.
(2) Any building greater than 43 feet in height with a footprint that occupies more
than 150 linear feet of frontage along Alton Road shall have a separation
between all portions of the building above a height of 28 feet, so that there is
a minimum 15 feet wide view corridor running from east to west at least every
150 linear feet along the Alton Road corridor.
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541
(d) The following regulations shall apply to lots containing contributing buildings in the
Flamingo Park Historic District within the Alton Road -Historic District Buffer
Overlay.
(1) Only those portions of a contributing building that were not part of the original
structure on site, or that have not acquired any type of architectural
significance. as determined by staff or the historic preservation board, may be
issued a Certificate of Appropriateness for demolition.
{2) For contributing buildings or properties, no building or structure shall be
permitted within an existing historic courtyard. For purposes of this
subsection. an historic courtyard shall be defined as a grade level space,
open to the sky, which is enclosed on at least two sides by an existing
building or structure on the same property and is an established architectural
or historic component of the site or building design by virtue of significant
features and/or finishes, including, but not limited to. paving patterns.
fountains, terraces, walkways or landscaping.
{e) Land Use: Main permitted uses, conditional uses and accessorv uses shall be
permissible as set forth in the CD-2 district regulations, with the following exceptions:
{1) Retail uses, Restaurants. bars. entertainment establishments and similar
uses shall not be permitted at any level above the ground floor. except that a
loft or mezzanine containing these uses may be permitted within the interior
of a ground floor commercial space. This subsection shall not apply to
existing and proposed retail uses in buildings existing in this district as of the
effective date of this ordinance.
(2) Any individual retail. restaurant, bar. entertainment establishment or similar
establishment in excess of 10,000 square feet, inclusive of outdoor seating
areas. shall require conditional use approval. The regulations in Chapter
142. Article V. Division 6, Entertainment Establishments, shall continue to
apply to uses in this overlay district.
(3) No alcoholic beverage establishment, entertainment establishment or
restaurant may be licensed as a main permitted or accessory use in any open
area above the ground floor (any area that is not included in the FAR
calculations) or at ground level in any open area within 125 feet of a
residential district, except that residents of a multifamily (apartment or
condominium) building or hotel guests may use these areas. which may
include a pool or other recreational amenities, for their individual, personal
use with appropriate buffering as determined by the Planning Department or
applicable land use board with jurisdiction.
SECTION 2. 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 renumbered or relettered to
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542
accomplish such intention; and that the word "ordinance" may be changed to "section" or
other appropriate word.
SECTION 3. REPEALER.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 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.
ATTEST:
CITY CLERK
First Reading:
Second Reading:
Verified by:---------
Thomas R. Mooney, AICP
Acting Planning Director
Underscore denotes new language
Strikethrnblgh denotes deleted language
T:\AGENDA\2014\February\Alton Road Buffer Overlay -ORD 1st Read PH_docx
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MAYOR
APPROVED AS TO
FORM AND LANGUAGE
& FOR X CUTION
2
Date
16NE I THURSDAY, JANUARY 30, 2014 NE
MIAMI BEACH
CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARINGS
MiamiHerald.com I MIAMI HERALD
NOTICE IS HEREBY given that tile following public hearings will be heard by the Mayor and City CommissiM of the City of Miami Beach, Florida, in the Commission Chambers, 3rd Floor, City Hall, 1700 Convention Center
Drive. Miami Beach, Florida, on Wednesday, February 12, 2014:
10:10 a.rn. -Single Family Devolopment Regulations I An Ordinance Amending The L!md Development Regulations Of The Code Of The City 01 Miami Beach, Florida, By Amending Chapter 142, "Zoning Dislricts And
Regulations," Division 2, "RS· 1, RS-2, RS-3. RS-4 Single-Family Residential Districts," By Amending The Criteria And Procedures For The R011iew And Approval 01 Single-Family Residential Construction, By Replacing The
· • Single·Family Residential Review Panel, By Clarifying And Amending The Standards And Procures For Reviev1ing New Construction And Additions In Single Family Districts, Including Modifications To Lot Coverage, Unit Size
·And Overall Height, By Clarifying The Below flood Level ConstnuctiOn Requirements For Affected .Properties In High Flood Zones, And By Clarifying Setback And Lot Coverage Requirements. Inquiries may be directed to the
Planning Department at 305-673-7550.
10:25 a.m. -Architecturally Significant Single Family Home Retention Incentives I An Ordinance Amending The Land Development Regulations Of The Code Of The City Of Miami Beach, By Amending Chapter 142, "Zoning
I ~~s And Regulations." Aroclc II, "D1slr1ct Regulations," Divi~on 2, "Single-.Family Residential Districts,' By Revising The Standards And Review Requirements For New ConstructiDn, Addit<ons And Mod1licalions :o
l,Y"perries That Contain An Architecturally Significant Single Family Home Not Located Wtthin A Designated Historic Oislrict. Inquiries may be directed to the Planning D~partment at 305-673-7550
"' 10:40 a.m. -Alton Road Historic District Buffer Overlay I Ordinance Amending The Code OfThs City O! Miami Beach, Florida, By Amending Chapter 142, "Zoning Districts And Regt1lations," Article Ill, "Overlay Districts," Creating
Division 8 "Alton ROM· Historic District Buffer Overlay," By Including Section 142·858 "Locatio11And Purpose," And Section 142-859 "Development Regulations," Including Among Other Provisions Regulations On Maximum
Floor Area Ratio: Maxim1Jm Building Height; Minimum Setbacks; Building Separa!ian; Demolition Dr Additions To Contributing Buildings In An Historic District And Land Use Regulations For Location DI Retail Uses, Restaurants,
Bars, Entertainment Establishments, Alcoholic Beverage Establishments And Similar Uses; Requiring Condi1ional Use Approval Ot Such Uses In Excess Of 10,000 Sq. Ft; And Prohibiting Alcoholic Beverage And Errtertainmert
Establishments In Open Areas With Exceptions As Prescribad In The Ordinance. Inquiries may be direct~ to the Planning Deparlment at 305·613-7550.
10:55 a.m. -Mechanical Parking Systems I Ordinance Amending The l:md Development Regulations Of The City Code By Amending Chapter 130 "Off·Street ParKiog," Article II "Districts, Requirements," Section 130-38,
"Mechanical And Robotic Parking Systems," By Modifying The Requirements For Mechanical Parking Devices And Robotic Parking Systems. Inquiries may be direcled to the Plaaning Department at 305-673-7550
11:05 a.rn. -Talmudic University-RM-2 Heights I Ordinance Amendi~g The Land Development Regulations Of The Cooe O!The City Of Miami Beach, By Amending Chapter 142, "Zoning Districts And Regulations," Artir.ie 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 OI Stori~>
Within The RM-2 Dislrict Along Alton Road Between Arthur Godfrey Road And West 34th Street Inquiries may be directed to the Planning Department at 305-673-7550.
11:15 a.m. -Ordinance Amending The Code Of The City Of Miami Beach, By Amending Chapter 54, Entitled "Floods," By Amending Article II, EntiUed "Floodplain Management,"' By Amending Division 1. Entitled "Generally,·• By
Amending Section 54·35. Entitled "Definitions'' By Amending The Definition Of "Sub.stanttal Improvement" To Apply To Improvements Taking Place During A One Year Period Instead Of During A Five Year Penoo. lnqwnes iTTay
be directed to the Building Department at 305-673-7610.
11:25 a.m. -Ordinance Amending Chapter 2 OfThe City Code, Entitled "Administration," By Amending Article Ill, Entitled "Agencies, Boards And Committees" To Streamline The City's Boards By Expanding The Powers, Duties
And/O! Membership Of Certain Agencies. Boards Mo Committees And Abolishing Those That Arn Superseded By The En~anced Agencies, Boards, And Committees. Inquiries may /J8 directed to the City Attorney's otf,ce at
305-673-7470.
11:35 a.m. -No WQke Zone Ordinance/Ordinance Arr.ending The Cede Of The Cil'J Of Miami Bear.h, By Amending Chapter 66, Enti!led "Marine structures, Faci~ities And VehiCles." By Amending Miele II, Entitled 'Restricted
Wake Zones," By Ame.Ming Section 66·43, Entitled ''R~stricted Areas," By Amending Subsection C Thereof Regarding The Slow Speed, Minimum Wake Zone By Amending The Boundaries Thereof And Amending Area C On
The Appendix Thereto. Inquiries may be directed to the City Attorney's Office a~ 305-673-7470
11:45 a.m. -Ordinance Amending Chapter 2 Of Tha Miami Beach Cily Code Entttled "Administration," By Amending Article IV Entitled "Officers And Employees." By Amending Section 2·191 Entitled "Enumeration -Of
Organizational Unrts." By Creating TJ1e Ottice Of Communications. Ottice Of Budget Ana Pertarmance Improvement, Information Technology Department, Procuremen1 Department, Tourism, Culture And Economic Deve:opment
Department, Planning Department, Office Of Housing And Community Development, And Office Of Ga~ital Improvement Projects; Eliminating The Divisions Under Offices And Departments; And Further Providin~ Amendments
To The Names Of Certain Departments And Offices. Inquiries mily IJe directed to Che Human Resources Deparlment at 305-673-7524.
11:55 a.m. -MBER~ Fer GSAf ! OrJinance lmplement:ng Provisions Of The 2012-2015 Collective Bargaining Agreement Eiet>Neen The City And The Government Supervisors Association Of Florida, OPEIU, Local 1 UO iGSAf!:
Ainend1ng The Miami Beacn Emplo;ecs' Ret.rement Plan Created By Ordinance 200fj-3504 Amend111g Section 2.26 Of The Pian Bv Extending The Deferred Retirement Option Plan !DROP) Progrnm From Three 131 To Five
(5) Years For Eligible Members; Amending Section 5.13 To Reflect Amended Eligibility And Participation Requirements And Arr:ended DROP Plan Features: A'.llendlng Section 4.03 By Eliminating The Purchaoe 01 Additional
Creditable Sef'lice For Cer1E1n Members; Amending Section 5.03 Reqwing The City To Contribute At Least The Normal Cost To Pension Each Year, ReqUiring An Experience Study Al Least Every Three (3) Years And Requiring
five [5), Ten (10) An~ Twenty r2·J: Year Pro:octions Of Required Pension Cnntribu1'0~o /\s Port Of The Annual Actuanal Valuation. Inquiries may be directed to the Human Resources Deparlment at 305-673-7524
Or. Stanley Sutnick Citi~en's Forum -Pursu2nt t? Resolutio1 No. 2013-28440, the f'mes for the Dr. Stanley Sutn1ck C1bzen's Forum have been changed to 8:30 a.m. and 1 :00 p.m., or as soon as possible tie-eaft&•
Appmximalely ch1rt,· c.inu:cs ·a::i t•e allc.ca:ed to ea~h session, w'tr. individuals being i1mited to rm more than thr",e minutes or for a period established by the Mayor. No appointment or advance not1ficat:on is nccdrd 1n crder
to speak to the Cnmmi$Sion during this ForJm.
INTERESTED PARTlES ?.ra im1t8d tG aopsar at this moHing, or be represented by 8.n agent, or to express their views 1n writing addressed !o the Ctty Commission, cfo the City Clerk, 1700 Convention Center Drive, 1" Floe:.
Cit'/ Hall, Miam: Bfac\ Fo·Jrida 33139. Copies DI thesA items ~re ava·lat•le for pcol1c 1m~ec!1on during normal bus:ness rours in the Citj Clerk's O'fice, 1700 Convention Center Ori'le, 1' Flco1. Cit; Hall. M1:rn•i 8eocf1
Fior .. Ja 33139. Th·s m,;e,tmn, or any .tern here1r, may be cor.tir.ued, ond under such circL,rr.stances additioncl legal notice need not bP. provided.
Rafael E. Granado. Cil•1 Clerk
City of Miami Beacl1
Pursu~nt to Sect: or: 286.01 Jo. Fla. Siat., the Cit; hereb) ~'.lv!ses the. public th21: if a persor. decideo to appeal any decision ntada t>y the City Commission with respect to any matter considered at its meet1"g or its t.cacin~.
such person nust ens1,·e that a verbJlim reccrd of ~llB proceecings "made, which rncord includes m~ testimony and e•11dence upon which the appeal 1s to be based This notice does not consMute consent by the Ci~/ for
the introduct,on er ad111isoion of o1herNise inadmissible or irrelevant evidence, nor does it authorize ch;illenges or appeals not otlleiwise allowed by law.
To request this material in accessi!Jle format, sign language interpreters, 1nformat1or. on access !or persons with disabilities and/or any accommodation tll review any document or participate in any City-sponsored proceeding.
please contact us five days in ad'•ancc at 305-673-741 Hvoice) orm users m;;y also coll the fi.lridu Relay Service at 711.
l\d #855
544
U'I ~ U'I ._ j SUNDAY. ffBR'UARY 1, 20W NE Miamilit!rald.com I NIA* ffO.W) CITY OF MIAMI BEACH NOTICE OF AMENDMENT TO THE LAND DEVELOPMENT REGULATIONS OF THE CITY OF MIAMI BEACH CODE OF ORDINANCES NOTICE TO THE PUBLIC NOTICE IS HEREBY GIVEN tlla1 the City o1 Miami Beach prpposes to adopt the fotlowlng ordinance; a first reading/public hearing will be held by tlie Mayor and City Commissioners of 1he City of Miami Beach, Florida, in the Commission Chamber$, 3n:1 Floor, City Hall, 1700 Convention Center Drive, Miami Beach, Florida 33139, on Wednesday, February 12. 2014 at 10!40 a.m. to conSlder: Alton Road Htatoric Dlstrk:t Buffer Overlay. An Ordinance An't$nding TM Code Of The City Of Miami Beach, Florida. By Amending Chapter 142, •zoning Dlstrlcts And Regulations," Artk:le Ill, "Overiay Districts," O"eating Division 8 "Alton Road -Historic District Buffer Overlay,"BylncfudingSection142-858•Locat1onAndPurpose,•AndSectlon142-859•DevelopmentRegulatlons,"lncludingAmongOther ProvisiOM Regulations On Maximum Aoor Area Ratio; Maximum Building Height; Minimum Setbacks; BtKldff'lg Separation; Demolition Or AdditlOflS To Contributing Buildings In An Historic District: And land Use Regtdations For loeatlon Of Retail Uses, Restaurants, Bats. Entertainment Establishments, Alcoholic Beverage Establishments And Simitar Uses; Requiring Conditional Use Approval Of Such Uses In Excess Of 10,000 Sq. Ft; And ProhlblUng AJcohoHc BeVerage And Entertainment Establishments In Open "'9as With Exceptions Aa Pniscribed In The Otdinance; Providing For Codlfieation; Repealer; ~ And An Effectlw Date. b:fqult1e$ may be dlmcffld to the Planning Det:xft1?111nt at 305-6~ 755C. --Ad860 The popertMs 1hat may be Impacted by the proposed Ordinance are stiown on the Map. , Al lntaested parties are Invited to appear at this meeting or be repftlSa'lted by an agent, C!!-~·or to express their views in wrltlng address«I to the City ComrnlMlon. c/o City Clerk. -~· ~~i:o;a:c·• 1700 Convention Center Drive, Ctty Hall, Miami Beach, Florida 33139. Copies of the ~ --· · · ·_ "' .. proposed amendments are available in the Planning Department This meeting or this item may be continued, and under such cltaJrnstances. additional legal notice need not b8 provided. ~ Pur$UEl'lt to Florida Statutes §286.0f 05, 1he City hereby advises the public lhal If a person "1:-1 decidM to appeal any dec1$1on made by the City CommiS:&ion with respect to any matter 'considered at its meeting or its hearing, such person mU$1. ensure that a verbatim l'9COl'd of the praceedings is made, which record mu5t Include the testimony and ~ upon which the appeal is to be based. This notice does not constitute consent by the City for the Introduction or-admission of otherwise inadmlsslble or-in9levant 9Yidence, oor does it authott%& chaHGnges or app$8Js not otMrwiSe allowed by law. To request this material In accessible format, mgn language lntefl)Rlters. lnfonnation on 8cc::a&8 for persons with disablfitie:S and/or 8tJY accommodatkJn to nM8w tll'rf dOcument or participate in any City·spoosored proceeding, please contact us ftVe days in advance at 305-673--7 411 (voice) or TIY users may also-call the Florm REMy Service at 111. Rafael E. Granado, City Cterk MIAMIBEAC·H _________ .,..._._. ..... _________ . .,,..,. __ . ___ ""'~ .. -----' ,,,.....,"" .... "" '"'"-.... -.,,-..,·,..,-,,, ____________________ _,