14South Miami
NIAmericaCity
CITY OF SOUTH MIAMI
• Ifi COIiPOrtnTEO ,.
, OFFICE OF THE CITY MANAGER
t o 2io INTER- OFFICE MEMORANDUM 2001
To: The Honorable Mayor Stoddard and Members of the City Commission
Via: Hector Mirabile, Ph.D., City Manager
From: Lourdes Cabrera, Acting Director '
Planning and Zoning Department
Date: April 4, 2011 ITEM NO.
Subject:
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South Miami, Florida,
amending the Land Development Code Section 20 -2.3 entitled "Definitions" in order to modify
the definition of "Story" to clearly indicate that the use of any floor of a building as a parking
level or partially for parking shall be included in the definition of a single story for the purpose
of determining of the number of stories in a building; providing for severability; providing for
ordinances in conflict; and providing an effective date.
The Land Development Code provides height limits for buildings in terms of number of stories and a
specific height number. The maximum height of buildings are different depending on what zoning
district a building is located in. A recent proposal for a new building has re- surfaced a continuing
definition issue as to what is included in a "story ".
It has been debated that a story does not include parking spaces inside a building which can be defined
as a parking level and are not counted as stories or as part of the floor area of a building. This issue is
important to potential developers because if a parking level is not counted as a story then what appears
to be additional stories beyond the maximum limit can be placed as long as maximum height in feet is
not exceeded.
LEGAL OPINION
In 2006 the City Attorney, at that time, ruled that since the definition of floor area does not count
parking garage space then this area is not counted as a story. It is considered a parking level. Attached
is a legal opinion dated July 11, 2006 which indicates in the third paragraph that parking levels are
separate from floors. The attorney felt that if the City has consistently determined that "parking levels"
are different from "stories" then that interpretation must continue to be applied. This interpretation has
continued in the absence of an amendment to the Code.
RECENT EXAMPLE
As mentioned before a recent proposal for a new building in the TODD area that allows up to eight
stories (100 feet) was before the Planning Board. The rendering clearly demonstrates the result of not
counting parking levels as a story. The attached graphic from the site plan shows a building with eight
stories with usable square footage. In addition there are two floors of parking that are considered
parking levels and not counted as stories. Together there appears to be ten stories in the building,
however by reducing the internal height of each story to 9 feet, the total height of the building remains
at the maximum 100 feet. This is an open invitation to construct floors of buildings with substandard
ceiling heights.
CURRENT LAND DEVELOPMENT CODE DEFINITIONS
Attached are copies of certain definitions which regulate stories and height of buildings. These
include:
• Story Sec. 20 -2.3 (General definitions)
• Building height Sec. 20 -2.3 (General definitions)
• Floor Area, gross Sec. 20 -2.3 (General defmitions)
• Story Sec. 20 -7.6 (Hometown District)
The definitions above do not distinguish between different types of stories and therefore the "parking
level" issue is not addressed leaving it to a reliance on the 2006 legal opinion.
LAND DEVELOPMENT CODE AMENDMENT
It is important that height limits and number of stories permitted should be clear and that there is a
consistent interpretation of a story. The following amendment to the definition of story in Section 20-
2.3 is proposed:
"Story. Shall mean that portion of a building, other than a basement er and other than a
mezzanine ineluded that is constructed, between the surface of any floor and the surface of
the floor next above it; or, if there be is no floor next above it, then the space between such
floor and the ceiling next above it. For the purpose of determining the number of stories in
a building, a sip le story shall consist of occupied and/or useable floor area. The term
"usable floor area" shall include floor area that is used for parking. Each parking level
or floor used for parking shall be defined as a Story when calculating_ the number. of
Stories in a building."
PLANNING BOARD RECOMMENDATION
The Planning Board at its meeting on February 22, 2011 conducted a public hearing and adopted a
motion by a vote of 6 ayes 1 nays recommending approval of the proposed text amendment with the
amendment that Section 20 -7.6 entitled Definitions in the Hometown District be consistent.
RECOMMENDATION
It is recommended that the amendment as set forth above be approved on first reading.
Backup Documentation:
Planning Dept. Staff Report 2 -22 -11 (PB -11 -009)
Planning Board Meeting Minutes Excerpt of02 -22 -11
Public Notices
Draft Ordinances
LCHY.-(Comm Itemsi20111MON 4 -4 -111 PB -11- 009- STORYIPB -11 -009 LDC Amend Definitioie Story - REPORT. doc
I ORDINANCE NO.
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3 An Ordinance of the Mayor and City Commission of the City of South Miami,
4 Florida, amending the Land Development Code Section 20 -2.3 entitled "Definitions"
5 in order to modify the definition of "Story" to clearly indicate that the Ilse of any
6 floor of a building as a parking level or partially for parking shall be included in the
7 definition of a single story for the purpose of determining of the number of stories
8 ina building; providing for severability; providing for ordinances in conflict; and
9 providing an effective date.
10
11 WHEREAS, the Land Development Code, regulates the height limits for
12 buildings in terms of number of stories and a specific height number; and
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WHEREAS, the Land Development Code, regulates the maximum height of
buildings are different depending what zoning district a building is located in; and
WHEREAS, a recent proposal for a new building has , ed a continuing
definition issue as to what is included in a "story" to re- surface; and
WHEREAS, for years it has been debated that a story does not include parking
spaces inside a building which has been defined as a parking level and is not counted as a
story or as a part of a floor area of a building; and
WHEREAS, in 2006 the City Attorney ruled that, since the definition of floor
area does not include parking garage space, this area in not counted as a story and it is
considered a parking level; and
WHEREAS, the Planning and Zoning Department has prepared an amendment to
the Land Development Code in order to modify the definition of "Story" or "Single
Story" to clearly indicate that the word "Story" includes any occupied or useable square
footage including any space used for parking for the purpose of determining the number
of stories in a building; and
WHEREAS, the Planning Board at its February 22, 2011 meeting adopted a
motion by a vote of 6 ayes 1 nay recommending approval of the proposed amendment
with the amendment that Section 20 -7.6 entitled Definitions in the hometown District be
consistent; and
WHEREAS, the City Commission desires to accept the recommendation of the
Planning Board and enact the aforesaid amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
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2 Section 1. That Section 20 -2.3 entitled "Definitions" is hereby amended as listed
3 below:
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5 "Story. Shall mean that portion of a building, other than a basement Of and other
6 than a mezzanine irteluded that is constructed, between the surface of any floor
7 and the surface of the floor next above it; or, if there be is no floor next above it,
8 then the space between such floor and the ceiling next above it. For the purpose
9 of determining the number of stories in a building a single story shall consist
10 of occupied and /or useable floor area. The term "usable floor area" shall
11 include floor area that is used for parking Each parkins level or floor used
12 for parking shall be defined as a Story when calculating the number of
13 Stories in a building"
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15 Section 2. That Section 20 -7.5 entitled "Definitions" is hereby amended to be
16 consistent with Section 20 -2.3 as listed below:
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20 feet b� -R"° fie r
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24 "Story. Shall mean that portion of a building, other than a basement and other
25 than a mezzanine that is constructed, between the surface of any floor and the
26 surface of the floor next above it; or, if there is no floor next above it, then the
27 space between such floor and the ceiling next above it. For the purpose of
28 determining the number of stories in a building, single story shall consist of
29 occupied and /or useable floor area. The term "usable or area" shall
30 include floor area that is used for parldng Each parking level or floor used
31 for parking shall be defined as a Story when calculating the number of
32 Stories in a building "
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34 Section 3. If any section, clause, sentence, or phrase of this ordinance is for any
35 reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
36 shall not affect the validity of the remaining portions of this ordinance.
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38 Section 4: This ordinance shall become effective at the expiration of ten days
39 after adoption.
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42 PASSED AND ADOPTED this J day of 2011
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ATTEST:
CITY CLERIC
READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
APPROVED:
MAYOR
Commission Vote:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
LCHT 1Comm ItemsQ011WON 4- 4- 111PB -11- 009- STORDStogy - Ordinance. doe
To: honorable Chair and'
Planning Board Members
From: Thomas L Vageline, Director 6)
Planning and Zoning Department
South Miami
bAd
AII•Amerla011Y
Q.'
2001
Date: February 22, 2011
Re: LDC Amendment — Definition of Story
PB -11 -009
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South Miami, Florida, amending
the Land Development Code Section 20 -2.3 entitled "Definitions" in order to modify the definition
of "Story" to clearly indicate that a story occupied of useable square footage and/or parking spaces
is considered a single story for the purpose of determining height of a building; providing for
severability; providing for ordinances in conflict; and providing an effective date.
BACKGROUND
The Land Development Code provides height limits for buildings in terms of number of stories and a
specific height number. The maximum height of buildings are different depending on what zoning district
a building is located in. A recent proposal for a new building has re- surfaced a continuing definition issue
as to what is included in a "story".
It has been debated that a story does not include parking spaces inside a building which can be defined as a
parking level and are not counted as stories or as part of the floor area of a building. This issue is important
to potential developers because if a parking Level is not counted as a story then what appears to be
additional stories beyond the maximum limit can be placed as long as maximum height in feet is not
exceeded.
LEGAL OPINION
In 2006 the City Attorney, at that time, ruled that since the definition of floor area does not count parking
garage space then this area is not counted as a story. It is considered a parking level. Attached is a legal
opinion dated July 11, 2006 which indicates in the third paragraph that parking levels are separate from
floors. The attorney felt that if the City has consistently determined that "parking levels "are different from
"stories" then that interpretation must continue to be applied. This interpretation has continued in the
absence of an amendment to the Code.
RECENT EXAMPLE
As mentioned before a recent proposal for a new building in the TODD area that allows up to eight stories
(100 feet) was before the Planning Board. The rendering clearly demonstrates the result of not counting
parking levels as a story. The attached graphic from the site plan shows a building with eight stories with
usable square footage. In addition there are two floors of parking that are considered parking levels and not
counted as stories. Together there, appears to be ten stories in the building, however by reducing the
internal height of each story to 9 feet, the total height of the building remains at the maximum 100 feet.
This is an open invitation to construct floors of buildings with substandard ceiling heights.
T
copies of certain definitions which regulate stories and height of buildings. These include:
• Story See. 20 -2.3 (General definitions)
• Building height Sec. 20 -2.3 (General definitions)
• Floor Area, gross See. 20 -2.3 (General definitions)
• Story See. 20-7.6 (Hometown District)
The definitions above do not distinguish between different types of stories and therefore the "parking
level" issue is not addressed leaving it to a reliance on the 2006 legal opinion.
LAND DEVELOPMENT CODE AMENDiVLENT
It is important that height limits and number of stories permitted should be clear and that there is a
consistent interpretation of a story. The following amendment to the definition of story in Section 20 -2.3 is
proposed:
"Story. Shall mean that portion of a building, other than a basement or mezzanine, included
between the surface of any floor and the surface of the floor next above it; or, if there be no floor
next above it, then the space between such floor and the ceiling next above it; for the Purpose of
determining the height of a building a single story shall consist of useable and occupied floor
area and /or a parking level."
RE COTMIME, NDATION
It is recommended that the amendment as set forth above be approved.
Backup Documentation',
Legal Opinion 2006
Site Plait rendering
LDC definitions
Public Notices
ki'F61YR:Igetrdos Staff Reports''0011: tgendris StnjjReportss2 -21 -11 iPB -! I -009 LlJC.hnend Dennitiou Stary.doc
2
CITY OF SOUTH MIAMI
INTER- OF'F'ICE MEMORANDUM
To: Don O'Donniley Date: July 11, 2006
From: Luis R. Figueredo Re: Project to be Office of City Attorney
located at 5966 South Dixie Highway
In response to your memorandum dated June 22, 2006 requesting a ruling from my office,
please be advised that both of the questions in your memorandum have been addressed by our office
on prior occasions. Accordingly, any interpretation to the questions raised must be consistent with
those prior interpretations and actions previously taken by the City of South Miami. Absent a
modification to the ordinances in question, it is incumbent upon the Planning Department to interpret
and apply the zoning regulations in a consistent manner.
Pursuant to the Hometown District Overly Ordinance, Section 20 -7.5 defines the term "story"
and provides in pertinent part that for the purpose of these regulations (Hometown regulations), a
story shall be interpreted as each vertical unit of 14 feet maximum. As alluded to in your
memorandum, subsection 20- 7.2(b) .specifically provides that the Hometown Overly Ordinance
controls any conflict between the requirements ofthe City of South Miami Land Development Code
and the provisions of the Hometown District Overlay Ordinance. Notwithstanding any height
limitation contained elsewhere in the Land Development Code, the Hometown Ordinance allows for
a maximum height of fourteen (14) feet per floor. Consequently, a four (4) story building could
reach a height of fifty six (56) feet. As previously stated, this interpretation of maximum height
permitted under the Hometown District Overlay Ordinance is consistent with the City's positron and
interpretation of this Ordinance on prior occasions.
Your second question addresses a distinction between floors and levels. As you correctly.::
noted in your memorandum, the then City Attorney Mr. Earl Gallop addressed this question an d
provided the Planning Director Subrata Basu with his opinion. City Attorney Gallop essentially
opined that the specific exclusion of parking garages from the Section 20 -2.3 of the Land
Development Code, which section defines gross floor area evinced a clear intent to distinguish
parking garage levels from floors. It is my understanding the Planning Department has abided by
and consistently applied Mr. Gallop's opinion to projects in South Miami. As such, the Planning,
Department has an obligation and a responsibility to continue to interpret and apply the
aforereferenced sections of the Code as outlined in this memorandum..
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DEFINITIONS 20 -2.3
Site plan. Shall mean a drawing illustrating a proposed development and prepared in
accordance with the specifications of this Code.
Story. Shall mean that portion of a building, other than a basement or mezzanine, included
between the surface of any floor and the surface of the floor next above it; or, if there be no floor
next above it, then the space between such floor and the ceiling next above it.
Street. Shall mean a public roadway which affords the principal means of access to abutting
properties.
Street, arterial. Shall mean a public roadway with signals at important intersections and
stop signs on side streets, and which collects and distributes traffic to and from collector
streets. Arterial streets shall be as designated on the city's adopted Comprehensive Plan.
Street, collector. Shall mean a public roadway which collects traffic from local streets and
comiects with arterial streets.
Street line. Shall mean a dividing line between a lot and contiguous street.
Structural alterations. Shall mean any change, except those required by law or ordinance,
which would prolong the life or change the shape or size of any portion of a building or
structure or of the supporting members of a building or structure, such as bearing walls,
columns, beams, arches, floor or roof joists, or girders, including openings in bearing walls.
Structures. Shall mean anything constructed or erected, the use of which requires
permanent location on the ground or attached to something having a permanent location on
the ground; including, but not limited to: signs, backstops for tennis courts., fences, screen
enclosures and pergolas.
Subdivision. Shall mean the subdivision of land into two (2) or more lots or other division
of land into parcels of five (5) acres or less for the purpose, whether immediate or future, of
transfer of ownership or building development. Also see definition in Chapter 28 of County
Code.
Swimming pool. Shall mean any portable pool or permanent structure containing a body of
water eighteen (18) inches or more in depth and two hundred fifty (250) square feet or more
of water surface area, intended for recreational purposes, including a wading pool, but not
including an ornamental reflecting pool or fish pond, unless it is located and designed so as to
be used for swimming or wading.
Tea -room. Shall mean a room or shop where tea, refreshments and food are served to
customers; however, there shall be no cooking on the premises. (Ord. No. 1 -94 -1550, § 1, 2 -1 -94)
Temporary housing. Shall mean any tent, trailer or other structure used for human shelter
which is designed to be transportable and which is not attached to the ground, to another
structure, or to any utility system for more than thirty (30) consecutive calendar days.
Tent. Shall mean a canvas or cloth shelter from sun or weather and supported by a frame,
poles, stakes or ropes and not attached to any building.
Supt'. No. 13 19
DEFINITIONS 20 -2.3
Area, gross. Shall mean the total horizontal surface area of a lot, site, tract or parcel,
including any required dedicated or zoned rights -of -way.
Area, lot. Shall mean the total horizontal area within the lot lines of the lot.
Area, net. Shall mean the total horizontal surface area of a lot, site, tract or parcel, excluding
any required dedicated or zoned rights -of -way.
Bakery. Shall mean an establishment engaged in the retail sales of baked products for
consumption off site. The baked products may be prepared either on or off site. A bakery is a
place for preparing, cooking, baking and selling of products on the premises. A bakery shall be
considered a retail use.
Bar (See 'Drinking place ").
Basement. Shall mean that portion of a building between the floor and ceiling, which has at
least one -half of its height below grade, and the ceiling of which is not more than four (4) feet,
six (6) inches above grade.
Bed and breakfast. Shall mean a private property, where an individual or family resides, not
more than four (4) rooms of which may be used for overnight guests whose paid accommoda-
tions include breakfast. (Ord. No. 1 -94 -1550, § 1, 2 -1 -94)
Boardinghouse (rooming - house). Shall mean a building other than a hotel or motel where
lodging is provided for compensation with or without meals for three (3) or more persons not
of the immediate family.
Building. Shall mean any structure having a roof supported by columns or walls and
intended for the shelter, housing or enclosure of any individual, animal, process, equipment,
goods or materials of any kind or nature.
Building, principal or main. Shall mean a building in which is conducted the principal use
of the lot on which it is located.
Building height. Shall mean the vertical distance from grade to the highest point of a flat
roof or parapet, or the highest point of a mansard roof, or the average height between the high
and low points of a pitched roof. (Ord. No. 12 -90 -1452, 7- 24 -90)
Building line. Shall mean that line which denotes the perimeter line within which a
building may be built or located.
Building official. Shall mean the authorized city official responsible for building and zoning
inspection and the issuance of building permits.
Bulk. Shall mean the size and shape of a building and its relationship to other buildings,
yard areas and open spaces.
Canopy carport. Shall mean a detachable, roof -like cloth or metal cover, supported from
grade or the floor of a building and from the walls of a building for the protection of vehicles
from sun or weather.
Supp. No. 12 7
20 -2.3 SOUTH MIAMI LAND DEVELOPMENT CODE
Dwelling, two family. Shall mean a residential structure designed for or occupied by two (2)
families.
Dwelling unit. Shall mean one (1) or more rooms, designed, occupied or intended to be
occupied as separate living quarters by a single- family or other group of persons living
together as a household, or by a person living alone.
Emergency access road. Shall mean those roadways, public or private, linking directly to
emergency entrances and exits.
Exterior. Shall mean all outside surfaces of a building or structure.
Extermination. Shall mean the control and elimination of insects, rodents, and vermin by
eliminating their harborage places; by removing, or making inaccessible, materials that may
serve as their food; by poisoning, spraying, fumigating, trapping; or by any other approved
means of pest elimination.
Family. Shall mean an individual or two (2) or more persons related by blood, adoption or
marriage, or a group of not more than three (3) persons who need not be related living together
as a single housekeeping unit in a dwelling. It can also mean one (1) or more persons
permanently occupying a dwelling unit and Iiving together as a single, nonprofit household
unit. Family does not include any society, club, fraternity, sorority, association, or like
organization. This definition does not include any group of individuals whose association is
temporary or seasonal or similar to a tourist dwelling, resort, boardinghouse, motel or hotel.
This definition shall be construed to include those individuals protected as a family unit by the
Fair Housing Act or other applicable laws that do not result in a fundamental alteration of the
city's local land use (zoning) scheme.
Fence. (Ord. No. 6 -93 -1535 deleted definition of "Fence ")
Floor area, gross. Shall mean the total horizontal area of the several floors of a building,
measured from the exterior faces of exterior walls or from the centerline of walls separating
two attached buildings. In particular, gross floor area shall include all spaces designed or
intended for:
a. Any permitted use or activity.
b. Elevator shafts or stairwells at each floor.
C. Mechanical equipment rooms and penthouses.
d. Interior halls, balconies or mezzanines.
e. Enclosed terraces, breezeways or porches.
f. Accessory buildings or structures.
g. Attics or basements (with headroom of seven (7) feet or mole)
i
However, gross floor area shall not include space used for:
a. Enclosed off-street parking spaces
Supp. No. 13 10
HOMETOWN DI,STRICT OVERLAP ORDINANCE 20 -7.6
Story: The horizontal division of a building between the surface of a floor and the surface of"
the next floor above, or the next ceiling if there is no floor above. For the purposes of these °.
regulations a story shall be interpreted as each vertical unit of fourteen (14) feet maximum,
e.g. a one -floor cinema twenty -two (22) feet tall shall be considered a two -story building.
(Ord. No. 19 -93 -1545, § 1, 10- 19 -93; Ord. No. 12 -96 -1612, §§ 8, 9, 7- 30 -96)
20 -7.6 Parking.
(A) Hometown District Parking. Parking in the Hometown District must be developed and
managed primarily as an element of infrastructure critical to enhancing South Miami's tax
base through economic success of the district. Hometown District parking shall be subject to
the review of the Parking Board as established by Section 2 of the Code of the City of South
Miami.. The Board shall report to the city commission no less than annually on the state of
parking in the Hometown District and shall from time to time make recommendations to the
city commission for changes in the parking system for the fees paid into the Hometown District
Improvement Trust Fund, and for the allocation of trust fund monies.
(B) Required Parking. Within the Hometown District, the following adjustments to the
number of parking spaces required by Section 20 -4.4 (B) of the Code are provided:
(1) On- street spaces adjacent to a lot shall count toward the parking requirements for that
lot; a partial space longer than eleven (11) feet shall count as a full space.
(2) The following parking reduction shall apply to mixed use buildings with two (2) or
more of the three (3) use categories (retail, office, residential) uses provided that no one
use constitutes more than seventy -five (75) percent of the gross floor area: the total
required parking spaces for a mixed use building shall be reduced by twenty (20)
percent.
(C) Procedure.
(1) The required number of spaces shall first be calculated pursuant to Section 20 -7.12 for
each permitted use. The appropriate reduction in parking spaces shall then be
calculated as provided in Section 20 -7.613 above. If the reduction calculated includes a
fraction less than a whole number, the reduction calculated shall be rounded up and
subtracted from the required (unadjusted) number of spaces to determine the adjusted
parking requirement.
(2) The difference between the number of spaces provided, including on street parking,
and the number of spaces required shall then be determined.
(a) New Buildings and the addition of floor area to existing buildings: If there are
fewer spaces provided than required the applicant must apply for and receive a
special exception as per Section 20 -7.51 of this chapter and pay into the
Hometown District Improvement Trust Fund a fee as set forth below for each
space required but not provided.
(b) Existing Buildings: If there are fewer spaces provided than required for existing
buildings, the applies:' .nay: obtain a special exception waiving the number of
Supp. No. 13 149
(AMP 13ML Y BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Mlami-Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
V. PEREZ, who on oath says that he or she is the
LEGAL CLERK, Legal Notices of the Miami Daily Business
Review Vida Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami in Miami -Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI - PUBLIC HEARING - FEB. 22, 2011
ITEM: PS-1 1-008, ETC.
in the XXXX Court,
was published in said newspaper in the Issues of
02/11/2011
Affant further says that th 'said Miami Daily Business
Review is a newspaper published at Miami in said Mfaml -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office In Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, commission or refund for the purpose
of securing this advertisement for publication in the said
newspaper..
Sworn to and subscribed before me this
11 day of FEBRUARY , A.D. 2011
(SEAL)
V. PEREZ personally known to me
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SOUTH f6FCa &MR, FLOP6DA =44
PHONE. 6808) 882 "6326g
FAX #t G305D 6618.73ES
On Tuesday, February 22, 2011 at 7:30 P.M., the City of South Miami
Planning Board will conduct public hearings in the City Commission
Chambers at the above address on the following Items:
PB- 11.008
Applicant: 62 Avenue Plaza LLC
Location: 7150 -7160 SW 62 Avenue .
A Resolution of the Mayor and City Commission of the City of South
Miami, relating to a request pursuant to Section 20- 4.4(J) of the
Land Development Code for Special Use Approval to locate an
Interim Parking lot at 7150.7160 SW 62 Avenue within the "TODD
(Mu -5)" Transit Oriented Development District (Mbted Use 6)
Zoning District; providing an effective date.
PB- 1 -00
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of
South Miami, Florida, amending the Land Development Code
Section 20 -2 -3 entitled "Definitions" .in order to modify the
definition of "Story" to clearly Indicate that a story occupied by.
useable square footage and/or parking spaces is considered a
single story for the purpose of determining height of a building;
providing for severability; providing for ordinances in conflict; and
providing an effective date.
PB- 11.010
Applicant: City of South Miami
An Ordinance of the.Mayor and City Commission of the City of.
South Miami, Florida, amending the Land Development Code in
order-to update certain references and terminology including the
deletion of references to the South Florida. Building Code;
clarifying references to Miami -Dade County; deleting references to
the Florida Health, and, Rehabilitative Services;, and .clarifying
references to the Environmental Review and Preservation Board;
providing for severability; providing for ordinances In conflict; and
providing an effective date.
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of
South Miami,'Florida, amending the Land Development Code in
order to set forth standards and requirements for off - street loading
by creating section 20.4.4 (N) entitled "Off- Street Loading
Requirements" providing for severability; providing for ordinances
yin conflict; and providing an effective date.
All interested parties are urged, to attend. Objections or expressions of
approval may be made in person at the hearing or filed in writing prior to
or at the hearing. The Planning Board reserves the right to recommend to
the City Commission whatever the board considers in the best interest
for the area involved. Interested parties requesting information are asked
to contact the Planning and Zoning Department by calling 305 - 663 -6326
orwriting to the address indicated above.
You are hereby advised.that if any person desires to appeal any decision
media with respect to, any matter considered at this meeting or hearing,
such person will need a record of the proceedings, and for such purpose
may need to ensure that a verbatim record of the proceedings Is made,
which record includes the testimony and evidence upon which the appeal
is to be based (F.S. 286.0105). Refer to hearing number when making
any Inquiry.'
X 11 11- 3- 119/1649524M
72,xNai I I HURSDAY, FEBRUAR`(17, 2011 SE
a >Jb 0IM GE � J ��AP
C9T€ OF SOUTH fir WAIAJi'11
Planning and Zoning Department' .
6130 Sunset Drive; South Miami, Florida 33143
Phone: (305) 663 -6326; Fag N: (305) 668 -7356
On Fuasda' February 2P, ?O71 at 7 :SO RM., the City of South Miami Planning Board will conduct public
hearings in the City Cofnmission Chambers at the above address on the following items: '
PS -11 -808 .. .._
Applicant: 62 Avenue Plaza LEG.'
Location, 7150- 71605W 62 Avenue
A Resolution or the Mayor and City' Commission of the City of South Miami, relating to a request pursuant
io Section 20- 4.4(d) of the Land-Development Code for Special Use Apprwai to locate an interim Parking
lot at7150 -7160 SW 62 Avenue with)n the " YODD (MU- 5) ",31rans'it Oriented Development District (Mixed
Use 5) Zooing- District; providing an effective date:
Applicant: City of South Miami ..
An Ordinance of the Mayor and City Commission of She City of South Miami, Florida,- amending the.Land
Development Code Section 20 -2 -3 entitled "Definitions" in order to modlhj the definition of. "Story" to
clearly irdiflaute that a story accepted by useable square footage and /or parking spaces is considered a
single story for the purpose of determining height of a building; providing !fly severabilihj; providing for
ordinances in conflict; and providing an effective date.
Applicant: City of South Miami .
An Ordinance of the Mayor and City Commission Of the City of South Miami, Florida, amandiall the
Land Development Code in order to update certain references and terminology. including the deletion`
of references to the Soutb Florida Building Cvde; clarifying rerferencas to Miami -Dade County,,
deleting references in the Florida Health and Rehabilitative Services; and clarifying references to the
Environmental' Review and Preservation Board; providing for severabiiay; providing for ordinances in
conflict; and providing an effective date:
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of Hie Cifyof South Miami, Florida, amending the Lend
Development Code In order 10 set forth standards and requirements for off -shaet loading by creating
Section 20 -4.4 (M) pntUled "Off- Slreei Leading Requirements" providing far severabiiity; providing for
ordinances In conflict; and providing an affective date.
NI interested parties ere urged to attend. Objections or expressions of approval maybe made In person at the hearing or llled In willing pdorm or
at the hearing. The Planning Board reserves the right to recommend to The City Commission whatever the board considers In the best inierexfor
The area involved. Interested padies re ptesling Information are asked lO contact the Planning and Zoning Department by calling 305.663.6326
or writing to We address indicated above.
'mU we hereby advised that if any person drama to appeal any decision mada wish respect to any matter considered at this melting ,;)eWMY, suet,
Berson hill need a record of the proceedings. end forsuch pampas may need to enawn that a verbatim Monte Of' he pmceedinos Is made, Patch record
Inrludas the hslinewm, and eAEensa upon tt'tdch Oro appasi is to behead (F.$, 23&ff ga). Rotor' .0 haertg 9umbar when mNdng any:MPVj..
1T
CITY OF SOUTH MIAMI
Planning Board
Regular Meeting Minutes
Tuesday, February 22, 2011
City Commission Chambers
7:30 P.M.
EXCERPT
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:36 P.M.
The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Mrs. Yates requested a roll call.
Board members present constituting a quorum: Mrs. Beckman, Mr. Cruz, Mrs. Young, Mrs.
Yates, Mr. Morton, Mr. Farfan and Mr. Whitman. Board members absent: None.
City staff present: Mrs. Lourdes Cabrera - Hernandez (Acting Planning Director), Sanford A.
Youkilis (Planning and Zoning Consultant), and Mr. Marcus Lightfoot (Permit Facilitator).
City Attorney: Mr. Laurence Feingold
III. Planning Board Applications /Public Hearings
PB -11 -009
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South Miami, Florida,
amending the Land Development Code Section 20 -2 -3 entitled "Definitions" in order to
modify the definition of "Story" to clearly indicate that a story occupied of useable square
footage and /or parking spaces is considered a single story for the purpose of determining
height of a building; providing for severability; providing for ordinances in conflict; and
providing an effective date.
Action: A proposal for an affordable housing project on a vehicle inspection station brought to
light the issue. On July 11`h 2006 it was ruled that a parking level should not be counted as a
Planning Board Meeting Minutes Excerpt
February 22, 2011
Page 2 of 3
story and was not included in the sq. footage. Different zoning districts have different standards.
The simple definition of a story is the space between the floor and the roof. The proposal is as
follows: to add to the definition "for the purpose of determining the height of a building a single
story shall consist of usable occupied floor area and all parking levels.
Public Hearing Open:
Carl Rosenbaum: He does not question that the city should have a definitive code but does not
agree that this definition is definitive enough. It was suggested the city should have a height
limitation requirement (ex. If there is 14ft of air space between the floor and the roof that is
considered a floor). He believes this ordinance should have a unanimous turndown and be sent
back to the city and planning department for a proper and concise definition to go along with
codes of major metropolitan areas.
Sharon McCain: She wanted clarification on whether or not parking levels will now be
considered floors, (Yes) She went on to state that she would like to see the neighborhood remain
as quaint as it presently is.
Rick Mattaway: He stated that he is in strong disagreement with this proposal. As a developer,
he considers it a very poor idea. His final comment was that it is "irrational, impractical, and
wrong ".
General Comments:
• There are currently no applications in process that will be affected.
• A story is to be considered no more than 14ft.
• It was argued that the code should be clear and easy to understand. People understand
stories versus imagining 56ft.
• These buildings can be economically viable under these requirements.
• The proposed change is to 20 -2.3 but we should add the same wording to 20 -7.6.
• The proposed building for the inspection station called attention to the incongruence of
what the public and developers thought. People began building upon the ambiguity of the
story definition to the city's detriment.
Motion: Mrs. Beckman moved to approve the item; Mr. Whitman seconded with the amendment
of 20-7.6.t'
Vote: 6 Ayes I Nays (Mr. Morton)
VII. Adjournment
Action: There being no further business before the Board, Mrs. Yates adjourned the Planning
Z:\PB\PBMinutes\2011 Minutes\2- 22- 2011 \PB Minutes Draft Excerpt - PB- 11- 009.doe
Planning Board Meeting Minutes Excerpt
February 22, 2011
Page 3 of 3
Board meeting at 10:54 p.m.
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Approved
City of South Miami
Regular City Commission Minutes
April 4, 2011
(EXCERPT)
ORDINANCE (S) FIRST READING
21. An Ordinance of the Mayor and City Commission of the
City of South Miami, Florida, amending the Land
Development Code Section 20 -2.3 entitled "Definitions"
in order to modify the definition of "Story" to
clearly indicate that the use of any floor of a
building as a parking level or partially for parking
shall be included in the definition of a single story
for the purpose of determining of the number of
stories in a building; providing for severability;
providing for ordinances in conflict; and providing an
effective date. 3/5
(City Manager- Planning Dept.)
Moved by Commissioner Palmer, seconded by Commissioner
Harris to approve this item.
Mayor Stoddard said that after listening to the viewpoints
from various architects regarding the proposed ordinance, and
even though he asked for it, he is not convinced that he will
support it after all.
Commissioner Palmer said that she thinks that everybody
know what a story is.
Commissioner Harris said that this is going to define a
story in terms of parking, and that this could result in a
colorful debate.
Mr. Pepe said that one of the questions that he might have
is that, if there is a land use map that says two stories, and
you do not have a height requirement for two stories, then
somebody could have three stories by putting in a parking level.
Acting Planning and Zoning Director Cabrera explained that
we have height limitations for all commercial buildings, and
that would include the parking level.
CITY COMMISSION MINUTES (EXCERPT) 1
April 4, 2011
ApmMo
Vice Mayor Newman said that she is more concerned with the
height of the buildings, rather than defining the story, she
said that she does not believe that it is the place of
government to dictate what actually goes inside the building;
therefore, she said that she is not supporting this ordinance.
Dr. Mirabile explained that the proposed ordinance defines
what an actual story is, and what is being promulgated is called
the term of "usable floor area" which shall include both
occupation and the parking component. Therefore, the parking
level will be defined as a story when calculating the number of
stories in a building.
Vice Mayor Newman said that she realized that this will
require further consideration. Commissioner Palmer concurred.
With some further comments, the motion to approve this item
passed by a 3 -1 vote:
Commissioner Palmer:
Nay
Vice Mayor Newman:
Yea
Commissioner Beasley:
Absent
Commissioner Harris:
Yea
Mayor Stoddard:
Yea
CITY COMMISSION MINUTES (EXCERPT) 2
April 4, 2011
as
City of South Miami
Regular City Commission Minutes
April 19, 2011
(EXCERPT)
ORDINANCE (S) SECOND READING PUBLIC HEARING (S)
20. An Ordinance of the Mayor and City Commission of the
City of South Miami, Florida, amending the Land
Development Code Section 20 -2.3 entitled "Definitions"
in order to modify the definition of "Story" to
clearly indicate that the use of any floor of a
building as a parking level or partially for parking
shall be included in the definition of a single story
for the purpose of determining of the number of
stories in a building; providing for severability;
providing for ordinances in conflict; and providing an
effective date. 3/5
(City Manager - Planning Dept.)
Moved by Commissioner Beasley, seconded by Mayor Stoddard
to approve this item.
At this time the public hearing was opened.
Sharon McCain urged the Commission to vote on this
ordinance; she said that parking level is being considered as
story because that is what it really is.
With no further speakers the public hearing was closed.
Mayor Stoddard said that he has discovered that this is
intimately tied to our parking ordinance because we currently
require two parking units per resident, and to change the
definition of story to include all parking levels creates codes
which will make development unaffordable. He then suggested
waiting for our new Planning Director to come on board so that
he may advise the Commission on how to proceed on this one.
Commissioner Beasley concurred with the Mayor, saying that
the new director may have a better way of handling the concept
of the proposed ordinance.
CITY COMMISSION MINUTES (EXCERPT) 1
April 19, 2011
I P MPO
Mayor Stoddard reminded that it will take a five -fifth vote
to reverse this ordinance if it is approved tonight. He then
recommended deferring this item until such time that they have
the new Planning Director on board.
Vice Mayor Newman said that she would not agree to defer
this item until they agreed on a date certain.
With some further comments, the motion to place this item
for second reading on the June 7, 2011 agenda passed by a 4 -0
vote:
Commissioner Palmer:
Absent
Vice Mayor Newman:
Yea
Commissioner Beasley:
Yea
Commissioner Harris:
Yea
Mayor Stoddard:
Yea
CITY COMMISSION MINUTES (EXCERPT) 2
April 19, 2011
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
MARIA MESA, who on oath says that he or she is the
LEGAL CLERK, Legal Notices of the Miami Daily Business
Review f /k/a Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami in Miami -Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARING FOR JUNE 7, 2011
in the XXXX Court,
was published in said newspaper in the issues of
05/27/2011
All !ant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, Febate;'corrtrrrissien;r refund for the purpose
of Sao r' this aavemsemenr ror puarcm�o^ in the Said
subscribed before me this
27 day of
(SEAL)
MARIA MESA personally known to me
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;^ Zo "'dap, paraa
&AV Commiecion UD819771
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