| | | | | | | |  | Ordinances - R5 M
COMMISSION MEMORANDUM |
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| | | | | | | | | TO: | Honorable Mayor and Members of the City Commission | | | FROM: | Alina T. Hudak, City Manager | | | DATE: | May 12, 2021 | | | | First Reading
| | SUBJECT: | RM3 OCEANFRONT GROUND FLOOR AND ROOFTOP ADDITIONS IN THE ARCHITECTURAL DISTRICT
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," DIVISION 3, "RESIDENTIAL MULTIFAMILY DISTRICTS," SUBDIVISION V, "RM-3 RESIDENTIAL MULTIFAMILY, HIGH INTENSITY," SECTION 142-246, "DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS," TO CREATE ADDITIONAL REGULATIONS REGARDING GROUND FLOOR ADDITIONS; AND BY AMENDING ARTICLE IV, "SUPPLEMENTARY DISTRICT REGULATIONS," DIVISION 5, "HEIGHT REGULATIONS," SECTION 142-1161, "HEIGHT REGULATION EXCEPTIONS," TO CREATE ADDITIONAL REGULATIONS REGARDING ROOFTOP ADDITIONS FOR PROPERTIES LOCATED IN THE ARCHITECTURAL DISTRICT; PROVIDING FOR REPEALER, CODIFICATION, SEVERABILITY AND AN EFFECTIVE DATE. |
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| | | | | | | | RECOMMENDATION
| | The Administration recommends that the City Commission approve the subject Ordinance at First Reading and schedule Second Reading/Adoption for June 23, 2021. |
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| | | | | | | | BACKGROUND/HISTORY
| HISTORY
On November 18, 2020, at the request of Commissioner Ricky Arriola, a discussion regarding the renovation of the Seagull hotel, located at 100 21st Street, was referred to the Land Use and Sustainability Committee (LUSC) and the Finance and Economic Resiliency Committee (FERC) by the City Commission (item C4J). On December 15, 2020, the LUSC discussed the proposal and continued the item to the January 2021 LUSC meeting.
On January 20, 2021 the LUSC reviewed and discussed the attached draft Ordinance prepared by representatives of the Seagull hotel and recommended that the City Commission refer the item to the Planning Board. Separately, on January 22, 2021 the FERC considered the proposed vacation of a portion of the 21st Street right-of-way immediately abutting the Seagull Hotel and recommended that that it be approved in accordance with the proffers of the owners of the Seagull hotel.
On February 10, 2021, at the request of Commissioner Ricky Arriola, the City Commission referred the item to the Planning Board (Item C4 D).
BACKGROUND
Representatives of the Seagull hotel (the “Applicant”), located at 100 21st Street, on the south side of 21st Street and along the oceanfront, are proposing a major renovation of the existing, contributing building, in order to accommodate a new hotel operator. As part of this renovation effort, the Applicant has proposed the following:
1. The vacation of the southern half of the 21st Street right-of-way (ROW) along the front of the Seagull hotel property. The effect of the vacation would be to enlarge the overall size of the development site by creating a unified development site, and therefore permit the aggregation of additional floor area (FAR) consistent with Section 1.03(c) of the City Charter and Section 118-5 of the City Code. As a condition of the proposed vacation, the Applicant would grant a perpetual, non-revocable easement in favor of the City, for the City’s continued use of the ROW, so that roadway access and circulation would not be affected. The proposed vacation is pending before the City Commission.
2. Amendments to the Land Development Regulations (LDRs) pertaining to the development of the site, including height requirements for roof-top and ground level additions.
The ROW vacation was approved at First Reading on February 10, 2021 (R7B) and is a companion item to the proposed LDR Amendments. |
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| | | | | | | | ANALYSIS
| PLANNING ANALYSIS
The Administration has met with the Applicant regarding the attached draft Ordinance, which would amend the applicable sections of the LDRs that apply to the proposed development on the site. The following summarizes current regulations, as well as the amendments proposed:
Section 142-246(d)
Oceanfront lots located within the Architectural District are currently permitted to construct ground level additions that exceed 50 feet in height, provided the addition does not exceed the height of the existing building and is not attached to the front, street side or oceanfront elevations. The proposed amendment will allow properties with no frontage on Collins Avenue to construct ground level additions at a height not to exceed the height of the existing contributing building, plus the height of any rooftop addition approved by the Historic Preservation Board, not to exceed 120 feet. Additionally, the addition can be attached to the oceanfront elevation, subject to the review and approval of the HPB.
The remainder of the amendments to this subsection are non-substantive, including clean-up edits to delete obsolete provisions specific to previous projects that never materialized. These include regulations that would have applied to the previous Seagull project and the previous South Seas project (which is now part of the Raleigh/Richmond/South Seas project).
Section 142-1161(d)
Rooftop additions are currently prohibited on oceanfront properties located within the Architectural District. The proposed amendment will allow for the construction of rooftop additions on oceanfront properties located within the Architectural District, with no frontage on Collins Avenue, in a manner that is consistent with allowable rooftop additions within the Collins Waterfront and Morris Lapidus/Mid-20th Century historic districts, subject to the review and approval by the HPB.
Since the proposed amendments would allow for the rehabilitation of the Seagull Hotel, without increasing the height limits for the area, the Administration is supportive of the proposal.
PLANNING BOARD REVIEW
On April 27, 2021, the Planning Board held a public hearing and transmitted the Ordinance to the City Commission with a favorable recommendation by a vote of 6-0.
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| | | | | | | | SUPPORTING SURVEY DATA
| | Improved Development Process |
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| | | | | | | | CONCLUSION
| | The Administration recommends that the City Commission approve the subject Ordinance at First Reading and schedule Second Reading/Adoption for June 23, 2021. |
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| | | | | | | | Applicable Area
| | South Beach |
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| | | | | | | | | Is this a "Residents Right to Know" item, pursuant to City Code Section 2-14? | | Does this item utilize G.O. Bond Funds? | | | Yes | | No | |
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| | | | | | | | Legislative Tracking
Planning |
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| | | | | | | | Sponsor
Commissioner Ricky Arriola |
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