Item Coversheet

Committee Assignments - C4  D




COMMISSION MEMORANDUM

TO:Honorable Mayor and Members of the City Commission 
FROM:Raul J. Aguila, Interim City Manager 
DATE:February  10, 2021
 



SUBJECT:REFERRAL TO THE PLANNING BOARD AND HISTORIC PRESERVATION BOARD - LDR AMENDMENT PERTAINING TO BUILDING HEIGHT FOR OCEANFRONT PROPERTIES IN THE ARCHITECTURAL DISTRICT.

RECOMMENDATION

The Administration recommends that the City Commission refer the attached draft Ordinance to the Historic Preservation Board and Planning Board.

BACKGROUND/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.

ANALYSIS

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.

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.

PLANNING ANALYSIS
The following is a summary of the issues pertaining to the proposal:

LDR Amendments:
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.

Vacation of 21st Street:
The proposed vacation of the southern half of the 21st Street ROW, along the front of the Seagull hotel property, has been reviewed and recommended for approval by the Finance and Economic Resiliency Committee (FERC). The vacation is scheduled for First Reading by the City Commission on February 10, 2021.

SUMMARY
The Applicant has worked closely with staff in developing the attached Ordinance, which the Administration is supportive of. The Administration recommends that the proposed Ordinance be referred to the Planning Board. Since the development application will ultimately be reviewed by the Historic Preservation Board, the Administration also recommends that the Ordinance be referred to the Historic Preservation Board.

SUPPORTING SURVEY DATA

Improved Development Process

CONCLUSION

The Administration recommends that the City Commission refer the attached draft Ordinance to the Planning Board and Historic Preservation Board for review and recommendation.

Applicable Area

South Beach
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 
Legislative Tracking
Planning
Sponsor
Commissioner Ricky Arriola

ATTACHMENTS:
Description
DRAFT REF ORD