2004-3458
ORDINANCE NO. 2004-3458
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 III,
"OVERLAY DISTRICTS," DIVISION 5, "WEST AVENUE
BAY FRONT OVERLAY," SECTION 142-842, "LOCATION
AND PURPOSE," AND SECTION 142-843, "COMPLIANCE
WITH REGULATIONS," TO INCLUDE MINIMUM AND
MAXIMUM DEVELOPABLE LOT REGULATIONS WITHIN
THE UNDERLYlNGRM-l RESIDENTIAL MULTI-FAMILY
LOW INTENSITY ZONING DISTRICT OF THE SUBJECT
OVERLAY AREA PROVIDING FOR CODIFICATION;
REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach is a vibrant urban paradise wherein a collective civic
experience has produced the pedestrian life of South Beach; and
WHEREAS, the Biscayne Bay Front of South Beach forms the beautiful western edge to this
pedestrian experience; and
WHEREAS, the character and quality oflife in the neighborhoods of South Beach fronting
along West A venue are diminishing through development that does not reflect the inherent attributes
of their cohesive low scale character; and
WHEREAS, the City Commission has deemed it appropriate for the public health, safety and
welfare ofthe City through the Future Land Use Section of the Comprehensive Plan to preserve and
enhance these enclaves of the City's urbane pedestrian experience; and
WHEREAS, the City of Miami Beach Planning Department continues to identify urban
planning strategies toward a Master Plan for the Bay Front neighborhoods which will maintain their
low scale character; and
WHEREAS, the current strategies of the "W est Avenue Bay Front District", will continue to
be further refined to be recognized in the City Code through the creation of land-use overlay
regulations, incentive programs and revised development review procedures ultimately to become
the West Avenue Bay Front Neighborhood Conservation District; and
WHEREAS, these immediate amendments as set forth below are necessary to accomplish
the most fundamental ofthe above objectives.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA.
SECTION 1. That Chapter 142, "Zoning Districts and Regulations," Article ill, "Overlay Districts,"
Division 5, "West Avenue Bay Front Overlay" ofthe Land Development Regulations of the Code of
the City of Miami Beach is hereby amended as follows:
DIVISION 5. WEST AVENUE BAY FRONT OVERLAY
Sec. 142-842. Location and purpose.
The oT/erlay regulations of this di';ision shall apply to existing low scale properties, which
were desigaed lllld constructed to be FlO more thllll three (3) stories in height, and are located in the
sl:lbject district betv:een the Collins CaRal and the south side of 11 th Street, aRd between .\1ton Court
to the east aRd BiscaYfle Bay to the 'Nest.
The parpose in ideffiifyiBg this sabj ect oT/erlay district is to provide laBd use iFlcentives to
property mvners aFld dovelopers who retain mdstiBg structures and maintain the 1m\' seale, as built
character predomiNate in the existing low imensity (RM: 1) aRd medium iffiensity (RM 2) l:1Hderlying
residential zoning oHhe sl:lbj ect district.
The subj ect overlav district shall be bounded by the south bulkhead line of the Collins Canal
on the north. the south side of 11 th Street inclusive of Lot 8. Block 84 on the south. and between the
centerline of Alton Court on the east and the Biscavne Bay bulkhead line on the west.
The purpose in identifYing this subject overlay district is to provide district specific land
development regulations and land-use incentives to property owners and developers who retain
existing structures and! or provide new infill structures that maintain the low-scale. as-built character
predominate in the existing low intensity (RM-l) and medium intensity (RM-2) underlYing
residential zoning district of the subject overlay area.
The intent of the overlay regulations of this division relating to minimum and maximum
developable lots within the underlYing RM-l zoning district shall be to bring into conformance
existing undersized lot configurations that currently do not meet Code and to further regulate new
infill development upon aggregated lots to an incremental lot configuration of generally one or two
contiguous parcels aggregated along existing side property lines.
The overlay regulations of this division relating to residential offices. suites hotel or bed and
breakfast inns shall only apply to existing low scale properties. which were designed and constructed
to be no more than three (3) stories in height. and are located in the subject overlay district.
Sec. 142-843. Compliance with regulations
***
(e) All development regulations and setback requirements in the underlYing (RM-l)
zoning district shall remain except that the following regulations regarding minimum
2
and maximum developable lot shall apply:
(1) The maximum developable lot area shall be limited to no more than two
contiguous lots ioined along the side propertv lines.
(2) The maximum developable lot area shall not be achieved through the assemblv of
two contiguous lots assembled along the rear property line.
(3) Minimum and maximum lot dimensions shall be as follows:
WEST A VENUE OVERLAY
DEVELOPABLE LOT REGULATIONS WITHIN THE EXISTING RM-1
Existinl! Platted Minimum Maximum Minimum Maximum
Lot Depth Developable Developable Developable Developable
Lot Width Lot Width Lot Area Lot Area
100ft. (aj Interior 50ft. 100ft. 5000sa. ft. 10 000 sa. ft.
Blocks 125ft. (ajBIk.67-A 12.500 sa. ft. (ajBlk.67-A
67-A.67-B .
79-A. 79-B. 79- C Corner 60ft. 11 Oft. 6000sa. ft. 11 000 sa. ft.
135ft. (ajBlk.67-A 13.500 sa. ft. (ajBIk.67-A
105ft. lal Interior 50ft. 100ft. 5250 sa. ft. 15.000 sa. ft.
Block 81
Corner 65ft. 115ft. 6825 sa. ft. 17,250 sa. ft.
112ft. lal Iuterior 50ft. 100ft. 5600 sa. ft. 11,200 sa. ft.
Block 79-A .
Corner 60ft. 11 Oft. 6720 sa. ft. 12,320 sa. ft.
115ft. (aj Corner 45ft. 150ft 5175 sa. ft. 17.250 sa. ft.
Block 81
150ft. (aj Interior 50ft. 100ft. 7500 sa. ft. 15.000 sa. ft.
Blocks 45. 66.
66-A. 67-B. 78.
78-A, 81 Corner 50ft. 100ft. 7500 sa. ft. 15.000 sa. ft.
55ft. lalBIk.78 105ft. 8250 sa. ft. 15. 750 sa. ft. lalBlk. 78
57ft. (a)BIk.78-A 107ft. 8550 sa. ft. 16,050 sa.ft.lalBIk. 78-A
60ft.(a)BIk.67-B 110ft. 9000 sa. ft. 16,500 sa.ft. (a)B1k. 67-B
65ft. lalBIk. 81 115ft. 9750 sa. ft. 17.250 sa. ft.lalBlk. 81
160ft. lal Interior 50ft. 100ft. 8000 sa. ft. 16, 000 sa. ft.
Block 44 Corner
3
...--'
SECTION 2. CODIFICATION.
It is the intention ofthe Mayor and City Commission ofthe City of Miami Beach, and it is
hereby ordained that the provisions ofthis ordinance shall become and be made part ofthe Code of
the City of Miami Beach, Florida. The sections ofthis 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 ofthis 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 ado
PASSED AND ADOPTED this 13th day of
ATTEST:
likt fOvt~-
CITY CLERK
APPROVED AS TO
FORM & LANGUAGE
& FOR EXECUTION
ilKJJJf<IL
CI A TORNEY.fJt'
1-').-0,/
DATE
F:\PLAN\$ALL\WestAve_Bay _Front\Code Amendments\City CommissionlWeslAveMinMaxDevLotRegsAmend.doc
4
CITY OF MiAMI BEACH
COMMISSION ITEM SUMMARY
m
Condensed Title:
An ordinance of the Mayor and City Commission of the City of Miami Beach, Florida, to consider including
minimum and maximum developable lot regulations within the underlying RM-1 zoning district of the
existing West Avenue Overlay Area.
Issue:
Should the City Commission amend the West Avenue Overlay area to include minimum and maximum
developable lot regulations within the RM-1 zoning district?
Item SummarY/Recommendation:
At its April 14m, 2004 meeting, the City Commission requested that the City Administration study and
prepare zoning amendments to the West Avenue Overlay in order to achieve a greater compatibility
between new construction and the existing low scale residential neighborhood.
In response, the City Administration has researched and developed minimum and maximum developable
lot standards for the RM-1 zoning district within the existing overlay area.
The amendments have been designed to accommodate single lot redevelopment projects which would not
otherwise conform to the current RM-1 zoning, while limiting the maximum redevelopment envelope to the
FAR and setback requirements of not more than two contiguous existing lots. Lot ownership and assembly
through unity of title would not be affected by these changes.
The City Commission heard this item on first reading, September 8, 2004 and voted 6-1 to
recommend the amendments for second reading public hearing on October 13, 2004.
The Administration recommends that the City Commission adopt the amendments on second reading
public hearing.
Advisorv Board Recommendation:
The Planning Board heard this matter at its July 27,2004 meeting and voted 6-0 (1 absent) to recommend
to the City Commission adoption of the amendments.
Financial Information:
Source of Amount Account Approved
Funds: 1
I I 2
Finance Dept. Total
Cit Clerk's Office Le islative Trackin :
Jorge G. Gomez! Reuben N. Caldwell, Planning Department
Assistant City Manager
City Manager
c
AGENDA ITEM
DATE
~.5A
10-\ 3-0L
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
www.mlamibeachfl.gov
To:
From:
Subject:
COMMISSION MEMORANDUM
Date: October 13, 2004
Mayor David Dermer and
Members of the City Commission
Jorge M. Gonzalez ~ - ~
City Manager 0 Y" D
Second Readina Public Hearina
WEST AVENUE OVERLAY - MINIMUM! MAXIMUM DEVELOPABLE LOT
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, BY AMENDING CHAPTER 142,
"ZONING DISTRICTS AND REGULATIONS," ARTICLE III, "OVERLAY
DISTRICTS," DIVISION 5, "WEST AVENUE BAY FRONT OVERLAY,"
SECTION 142-842, "LOCATION AND PURPOSE," AND SECTION 142-
843, "COMPLIANCE WITH REGULATIONS," TO INCLUDE MINIMUM
AND MAXIMUM DEVELOPABLE LOT REGULATIONS WITHIN THE
UNDERLYING RM-1 RESIDENTIAL MULTI-FAMILY LOW INTENSITY
ZONING DISTRICT OF THE SUBJECT OVERLAY AREA PROVIDING
FOR CODIFICATION; REPEALER; SEVERABILITY; AND AN
EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The City Administration recommends that the City Commission adopt the proposed West
Avenue Overlay amendments regarding minimum and maximum developable lot
regulations on second reading public hearing.
BACKGROUND:
At its April 14tn, 2004 meeting, the City Commission
discussed the area between 1 ih Street and 1 ih
Street to the west of Alton Road with regard to the
impact of new residential redevelopment on traffic
congestion and the as-built character of the existing
neighborhood. As a result of this discussion, the
City Commission requested that the City
Administration study and prepare zoning
amendments to the existing West Avenue Bay
Front Overlay which would further refine the zoning
parameters for new projects to be more compatible
with the existing low scale, single-family and multi-
family buildings primarily located in the low intensity
RM-1 zoning district (see map) of the overlay area.
City Commission Memorandum
West A venue Overlay - Minimum! Maximum Developable Lot Regulations - Second Readina Public Hearina
October 13, 2004
Page 2 of 4
ANALYSIS:
In responding diligently to the Commission's concerns with regard to the pace and
character of redevelopment in the West Avenue area, the City Administration has
researched and developed minimum and maximum developable lot standards for the RM-1
district of the existing overlay area as an immediate remedy to the increasingly incongruent
scale relationship between recent infill development and the existing architectural fabric.
Furthermore, the Administration has developed these initial amendments with
consideration for the potential legal impact this and other land development overlay
regulations may entail and believes this route to best address the Commission's concerns
with regard to overdevelopment in an equitable manner.
Data and Research
Referring to the extruded aerial atlas and the analysis maps prepared by Planning
Department staff, the area west of Alton Road is sharply characterized by low density
commercial and residential development to the east and by high density residential
development along the Biscayne Bay front as well as the immediate area surrounding
Lincoln Road. Recent lot assembly and redevelopment has primarily occurred within the
existin~ one and two story nonconforming single-family neighborhood located between 14th
and 16 Streets and has generally involved the assembly of two or more existing lots. The
current data and analysis also suggests that the majority of these low scale dwellings
remain under individual ownership and have not been assembled for as of right
redevelopment.
Hypothesis
The Administration believes that while economically viable new construction should be
accommodated, the impact of expansive new infill construction within the existing
established pattern of 50 and 60 foot wide parcels should be minimized by limiting the
maximum developable lot width to no more than two contiguous lots assembled along
existing side property lines. Furthermore, staff believes that the existing minimum lot area
required under the RM-1 regulations should be reduced from 5600 sq. ft. to 5000 sq. ft. in
order to accommodate the prevailing but currently nonconforming existing 50 X 100 ft.
single-family and multi-family parcel dimensions. Lot ownership and assembly through
unity of title would not be affected by these changes.
Building Envelope Analysis Scenarios
In studying the implications of the above assertions, the Administration analyzed several
building envelope massing studies involving single, two, three and four or more lot
assembly development scenarios. Each has been set within a context model of the
surrounding neighborhood and has been designed to reflect the potential massing that the
allowed 1.25 FAR might produce as well as the maximum allowable height by Code.
Findings
While the single lot development scenario certainly achieves the most cohesiveness in
terms of relating to the existing development pattern, the viability of the structure in terms
of off-street parking and contextual height and design of side elevations may be
City Commission Memorandum
West A venue Overlay - Minimum! Maximum Developable Lot Regulations - Second Readina Public Hearina
October 13, 2004
Page 3 of 4
significantly impacted by the narrow building footprint. The two lot assembly begins to
create the opportunity for increased light and air between structures as well as significantly
improved contextual design opportunities at all elevations. Furthermore, although the two
lot configuration may not produce the most economically viable scenario because the
parking count will be kept low, this suggests that the density in terms of unit count will also
be kept low, therefore having a lesser impact on traffic congestion. The three lot assembly
represents the scenario currently preferred by developers because of its viability; however,
the three lot assembly clearly has a diminished contextual relationship with the established
50ft wide development pattern. Finally, the four and above lot assembly scenario bears
little contextual relationship with the as built pattern and produces a structure more similar
in character to the medium/ high density associated with the area surrounding Lincoln
Road and not that of the prevailing low density subject study area.
Options! Recommendations and Conclusions
In view of the foregoing analysis, the administration recommends that of the four scenarios
studied; the two lot maximum developable envelope should be viewed as the most
practical scenario toward balancing a desire to maintain the prevailing character of the
existing platting while allowing viable new residential development to occur as established
in the underlying RM-1 zoning. Furthermore, because the massing studies reflect the
maximum potential square footage allowed at an FAR of 1.25 and offer much flexibility in
terms of the location, height and configuration of massing on site, the administration
additionally recommends that this amendment be followed with further examination of the
regulations for the area in order to produce the optimum contextual relationship between
existing structures and new infill construction. The administration believes that this may be
best served through augmentation of the existing overlay to become a Neighborhood
Conservation District upon the adoption of the enabling legislation currently being
considered by the City Commission for second reading.
PLANNING BOARD ACTION
The Planning Board heard this matter at a public hearing on July 27, 2004, and the Board
voted 6-0 (1 absent) to recommend that the City Commission adopt the amendments to the
West Avenue Overlay area ordinance.
CITY COMMISSION ACTION
The City Commission heard this item on first reading, September 8,2004 and voted 6-1 to
recommend the ordinance for second reading public hearing on October 13, 2004.
FISCAL IMPACT
While no direct fiscal impact is contemplated, this ordinance may diminish the potential
number of residential units which could currently be constructed in this particular RM-1
zoning district thereby affecting the City's future potential tax revenue base.
CONCLUSION
With regard to public notice, in addition to the required newspaper advertisement of this
item at the initial Planning Board public hearing on May 25, 2004, a courtesy notice of the
City Commission Memorandum
West A venue Overlay - Minimum/ Maximum Developable Lot Regulations - Second Readina Public Hearina
October 13, 2004
Page 4 of 4
meeting was sent to each property owner within the affected RM-1 zoning district.
Subsequently, additional courtesy notice has been sent regarding the September8lh,2004
City Commission first reading of this item as well as the current October, 13, 2004 second
reading public hearing of the item.
Finally, according to Sec. 118-164, when a request to amend the land development
regulations does not change the actual list of permitted, conditional or prohibited uses in a
zoning category, the proposed ordinance requires two readings, by title or in full on at least
two separate days and shall, at least ten days prior to adoption, be noticed once in a
newspaper of general circulation in the city. Following the second reading public hearing,
the Commiss,~an adopt the ordinance by a 5/7ths vote.
JMG/~~/rnc
F:IPLANI$ALLIWest_Ave_Bay]ronllCode AmendmentslCity CommissionlWestAveOverlayAmendCCMemo2nd.doc
;e~~~~\~ [[t [:
~ ~:abS- A'~" \ P ~ rr=-
t/"~, )017.';1-1 S - ~ Extent of Existing
<i..'~" l{~4\~___ ;
/'-./ /<1 ~. . f. ~"=/ ~~ \...----.r ~~:: West Ave n ue
r---'-.'''0/.'/,:}, ----~~Q <~\~ ~~ '111 l...oll F to I
[j='''ENE:M~\~CSWY. ....--~~~It ~ f----".r"'J ,....:... Bay ron ver ay
'z f----" 1.JIIt. """"1 '1' ~
" U~ -"r--'1 F - lTJ U I
- v?-) L I~,=- f [a UNC~ ~
~ \~ (v,,'~_:l) :L- ~r I -l:J l..d1lliU
11, \ <-/ ,/ : LJ \'-L ~ r:'u =-- ~ ~ ~ 0 ~ i"""'"r
!A / I mll='~nt= - ~ ~~
~~/...)..-' ~ ~- -=IJ. ?J
~~_/'-" ~nrJ.I~-~ n~ :::
/~ ~ ..........."J..t .~~ ~ ..c, 16TH ST~-
~ -16TH:S~ - l[ P8
>. ~'UJ Illl1JE5 ~ 1EL u ~ I-
~ ff [BJ)ID.~ ~~ t=~
UU.sr 1~THT~ 1:] ?
~ r<.\ ~~~ ~ l[ ~ ]l Q ~
~ (' >? ~i~fj). ~ 1;ST ,]]'
.- / I 1'1 rmm ~ --------1 r-:..
CO \'" -<'"v-/ / FL!AMINGOWAY ~ _ =:J I ~ ,^,
'\ c-----~ '\,G Rmi1 i~TH3 ( ~ </
\ \----'" ) ':1~TH iTE~ m: [l ~ r---- - ~olc
~\ \. j- E'~ ~ u t:=
\ v - I =i
\ ~
'<"~ ~4Tt:I!.ST ~ ~~~
\~ ~~~T~.~~~=-L,.- ~)> ~ ~1
, .---.-- 1 - \' 'I !::t h; I---- m I
· \ 1\11\ ~ ~r .---:~C-' T 0
Zoning Amendment \C-~ ~ p~ ~~~ t
- ~ryu
\~ ~~~~~~ - -'
\C, [ $~~h 12THST-
\ u gW'.:... r prl
\~....\ - L U
' \~ ~
) r:... .J1TH:ST- I -
/1 r;; =- ~ :::II
~ i [I ... U 1 ~.s k
I r lit-' I rr=--I.J[' r== ..!:, ...
!:::!.
__f-
~:=
o
West Avenue Bayfront Overlay
Parcel Ownership Analysis
Prepared by the City of Miami Beach Planning Department, May 2004
"
..~/.
-~...,..
~
CO
al
(l)
c
~
CO
()
CIJ
al
\
\
.J
./
/
/'
".
/
,
l
,.'
/
!
\
\
.'\
\,
Extent of Proposed
RM- 1 Amendment
Legend
D City Property
D Condominium
D Individual
D Recent Assembly
37000 8
III
--14TH'ST _,
t--==:-~- . ..-- l
\
'\
\
\, ~~Q.~BJ.~
\
\
\
\
\
I
I,
\
II
I
1
I
,
I
I
I
0\
II
i
I
West Avenue Bayfront Overlay
Lot Width/Depth Analysis
Prepered by the City of Miami Beach Planning Department, May 2004
lJl LJ ~[J DU L
\ ~()~ .' 1 17TH ST
~"~NETI"'N:C5wX 1: .;.." ,. DO I
--.\ ,; ~1
\ .~75 0
) '\\ ~~ r ) I
\" ~
LINCOLN MALL RD
./} CJ Q
,// ODD
Extent of Proposed
RM- 1 Amendment
>.
co
CO
(])
c
>.
co
u
en
CO
Legend
D 45' wide lots
D 50' wide lots
D 55' wide lots
---.J 57' wide lots
D 60' wide lots
D 65' wide lots
D 75' wide lots
)>
~
o
z
~
C
15TH ST
\
\.
\
.,
\\
\
\
\,
o
ID11ID
79C
o I .~-
'f 14TH.ST - -
....\
\ ~.Qtil'Q~J3.
\
\
\
\
\
\
I
\
.
II
I
.
I
\
\
1'1
\
r-
m
z
OOiOI
~D 12TH 5T
~D
ACl nc
o
2004
RECENT INFILL REDEVELOPMENT PROJECTS
Sails Condominium - 1401 Bay Road
(7) Lot Assembly (@ side and rear lot lines)
(52) Units
(5) Floors
~; .:- .Il~'i IitJ'~.."""" ,--.'
I' J:''': "', ~ .F. . " '(.. -. ' '. t
.:;~~~ ~;.. '~~rc_~'.. '1"
"'.~" 1" ~rt~ '. ';o:~+
, I ~~. ,1,'.l!"Wt ..1 'J ..J" l'
. II; l""4sJ"'"'Y _ I' _ _ ,",
I' .J:,f7;1jI" "~\
''W:' +, I.'.. ;\~11'1~' 1 '1 ~ , I
"I- .' ,""':;.,cl....'
~., -_._--_.:~ - ,"'
.. l l' .-.- a
. . ,;' ~ \ ..I!"'
f\., ~""~"...ll
. 'c, \_
_ _,_ _ ...Ji::~ t -".:. ..."1
.' ~. '.1.
. 'n.
, .
, . ~
., "
- .~j
Westside Lofts Condominium -1320 14th Terrace
(3) Lot Assembly (@ side lot lines)
(15) Townhouse Units
(5) Floors
lIIona Bay Condominium -1577 Bay Road
(2.5) Lot Assembly (@ side lot lines)
(9) Townhouse Units
(5) Floors
~..~,~ ~1
. ,I~IJII~~ -::;':-T'.
. t . f~4f' I ~ t~"
I 'i \.~ _ ':""~:' ,.. .>~ I .
A L -4.ol., 1 '". ...<" .1,
" .~,~' ~ ~ 11 ~.~ '. \~
.' \ ;,.! 'a.i.~.",. '::-',- _ l :/1;
.:. , . J !..' t..... 1 __ QC:!!
'.c" ';r, ~;' \ "rl J '." hl "
~. Ii " 4~- 2;':':Ba~~~~:"m ;;.
I, " nil 'j .l :l!i~:;t"U l~~~ f,.,
I " , '\: - '(51S<o<y"1 I. I'
'" ",' - .t+ ' It, l ,.. I .' ~
~-I .~~ t';" .. __ ~
.,.
..:t~
~~ 1,..
AIfj..
. ~D ... L
i "-'.. .r_~-,
!,.~ r=-- r
(<~"",,4J -' .. 1
L.t:~.~
'~'" 'r.
Alliage Condominium - 1428 West Avenue
(2) Lot Assembly (@ rear lot line)
(12) Townhouse Units
(5) Floors
~'L-i'-l
!:~
" , I., r,-s
..
. ,~ !
"'.. i',"_''li' ,:r, :_;r 'j'~ d-"-;1' '
"'. f"'" >.?, 1,". r' ,Pp.1 . f
'. ~; . ,"',!' 1 ',\"'" '.,~ ,;, _ ---- __~\ ,.: ~,..;
I > ,'."':! II ..IitJ d~.h.~"
f" l,;.~.'t f ,,\~--
~i'~~~~~I::,..~,~ .,':~"
, i'l '''.: ,I ..1'&. - Ii
~'~~lf'llurn.J *'
Wltit ~~:~tth Terr.
'.( ..~:.,'j .~1'l~l,.. . ., ,1 .'1 l
."", ' 'f.. .. \ -,' . a
~. _WI, ,1 i'~
.:..'L~ .'<<'-".~!ll ~:J
J
f"
',;;
ii!P
...
~
I; I
RECENT INFILL REDEVELOPMENT PROJECTS
2004
Sails Condominium -1401 Bay Road
(7) Lot Assembly (@ side and rear lot lines)
(52) Units
(5) Floors
~'i!~ I'm
~JJ 'LL.......
<<~...!.. . "n t"
:1: " f
Westside Lofts Condominium -1320 14th Terrace
(3) Lot Assembly (@ side lot lines)
(15) Townhouse Units
(5) Floors
1II0na Bay Condominium - 1577 Bay Road
(2.5) Lot Assembly (@ side lot lines)
(9) Townhouse Units
(5) Floors
Alliage Condominium - 1428 West Avenue
(2) Lot Assembly (@ rear lot line)
(12) Townhouse Units
(5) Floors
":<::'~
~~ ~
;r;:~"i
l'~~ ~
..... ~ '>,;
~J~ ~
~q
~"
~ ~" VlW~TIAN
~lC~
.s~li:'S
;!l~\;!
;; ~.~
"'i'~~~
~~j ~
~~~
~~ ~ ~
~~\~
~.~~
. ~ ~ ~ !
, .~~_L~
1'1
~~
. .
'Q~
~~
,~
.~
~
~~~
~....;
~u
~c
~~
l~
~~
y~~
~~
\~~
1
~
I ~~ //!J-%~ 43\ ,,,..,
, ~ ~ ' Iii
~ ~t'\ I II
~r:l~l / /1 L-
~. ...... I ~ J I I
~~~ l,r~ ~-\
'",':lJ~11 II -~ "~
~~:
~~~
~,,<::;
~~ .
,,<3
ii ' 6
~ t:;()
~~<l
~."
't:. ~ ~
~~<'\~
I I ~.
{.pS\
h~
~~~
\."'~
~~"j
~
~~.~
~"
~ g
~~""
<<:)~I
~~ ~ ~
~~~
~~~
!{q~
"\ ~
'0\... ~ ~
~~ ~
c~~ :t::
~ ~,
~~
~H~
~~~
'CY :=.c:~~ =
~
~
:::,:
~
Q
'(
<j
'l.
<
1.
.}
~
<j
'l.
.,.~
"
.",
.,.~ ~
!l.. '" '-Ill III
~ AI' m,. ~I '-'19lIl '-
~~'~fAellI r'L;;.
~p-
':; : ~l!. r- I
. (.....;; ~ I
Iii ~,
, ~ r~gRACe. .
, \
~\" \ "'" ,--=
!!)IV ~A/ . '~ '@
~0':;j;' " ~l.t. IlioJ III
~~.~. ~.~ 'Gj~
...: 'l.. ~I lllitI
rtL f. ~ ~ ~
;,:- ~('*'. ~ ...... , J~ ~
<-...r ~ 2 ,_, "
, u,==._":';.. ~~. .. ~ _.
TJ.~ '~Ib ...- "."....
~ I
~ A~
l'n!r---e -'--.1:
~&"I" [ '_~
~' '. 0 ~...AI'
I' .,. -So
r . u-m--.
c=
~ _i ,
~.
~
'-'lI
.r~
.~.,,";.~. "'''7. ..
" i - ~
I ," It. .
o ;~ll..; .'
'~~I~"':NT':
, .! I 4
~ 'I: !
''''''.
,- J h "--1'
.....1".'.1."' .A. ,~)
. ~~, .,j '....".
h ~'~h
~r~.-r
.~
L' 1
I!!:. .
.
,', r!ii'i:";1~i~
~ lit I L.!41Lln
. r- fJh tJhl~
_(.l;2
" I.....r 0 ~
~ ~'M1l' e
,
II: l....oJ..J,..
~
,
"t,.. AM.. IWIY i~--EiJ ' (......
. i -"'____m r~'~.
1'"1'1 t:8!J .~~
:n fJ ctllr- ....,I,JtI I,. . tl .
'[? Il.' . n .r ~
. fIJI'~ .' '1 AI. ,.
, , , , , . .. .." . h.. .1.
~ . t-'~ I: " ,_~
. "'_" . ~ Q I'}' "m"lm~
,~;~
~,,~blrB~~1 ~ ~;lRli "
f~ ~ ~ : .. ~~ .ti.
~ .~ ..~ d~_.'
r;', rc!J_ l1], '. ',1 tJil1Jc.u
II >~ " ~ iM..~t'r Q:r-,,;
l1HII[[]j[[] DJj[]. lH!~' ~'~
>
City of Miami Beach
Applicable City Atlas Sheets
8i
,\ i
I
I
\
I
ta
--
I
II
r-
~ I-
~ t-
t-
~
-;
...
I
I
I
I
@I
I
r-
[ij
I;-.j-
l1
I-
I
. l f
I. m~ ,I t:=
12
".
0
0
N
6
'"
'"
UJ
D)
;;:
UJ
f-
e.
UJ
Vl
>'
<(
a
Vl
. '"
::J
:r
f-
a
-'
<(
'"
'eJ
w
:r
f-
~ 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, October 13, 21)04, at the
times listed below, to consider the following: '
at 11:00 a.m.:
TO CONSIDER THE PROPOSED USES OF THE LOCAL LAW
ENFORCEMENT BLOCK GRANT FUNDS.
Inquiries may be directed to the Grants Management at (305)
673-7000 extension 6183.
at 11:15 a.m,:
TO CONSIDER THE PLACEMENT OF A COMMEMORATIVE PLAQUE IN
rHI: CITY'S VICTORY GARDEN, LOCATED AT 226 COLLINS AVENUE,
MIAMI BEACH, FLORIDA, HONORING THE LATE JOSEPH J. VILLARI.
Inquiries may be directed to the Economic Development at (305)
73-7260.
at 5:01 p.m.:
AN ORDINANCE AMENDING THE CODE OF THE CITY OF MIAMI
BEACH, FLORIDA, BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," ARTICLE III, "OVERLAY
DISTRICTS," DIVISION 5, "WEST AVENUE BAY FRONT OVERLAY,"
SECTION 142-842, "LOCATION AND PURPOSE," AND SECTION 142-
843, "COMPLIANCE WITH REGULATIONS," TO INCLUDE MINIMUM
AND MAXIMUM DEVELOPABLE LOT REGULATIONS WITHIN THE
UNDERLYING RM-1 RESIDENTIAL MULTI-FAMILY LOW INTENSITY
ZONING DISTRICT OF THE SUBJECT OVERLAY AREA PROVIDING
FOR CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECnVE
DATE.
Inquiries may be directed to the Planning Department at (305)
673-7550.
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, clo the City Clerk, 1700 Convention
Center Drive, 1 st 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 n 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 recDrd of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to be based. This notice does not cDnstllute consent
by the City for the intrDductlon or .admlssion Df otherwise inadmissible or Irrelevant
evidence, nor does it authorize challenges or appeals not otherwise allowed by law.
To request this material in accessible format, sign language interpreters, infonnatlon on
access for persons with disabilities, and/Dr any accommodation tD review any document
or participate in any city-sponsored proceeding, please contact (305) 604-2489 (voice),
(305) 673-7218(TTY) five days in advance to Initiate your request. m users may a1Sll
call 711 (Florida Relay Service).
#0281
t
I