Planning Board Staff Report

 


 

 

PLANNING BOARD HEARING

Miami Shores Village Town Hall  Council Chambers  10050 NE 2nd Avenue  Miami Shores

Hearing Date

March 24, 2011

 

Subject

Amendment of Section 523.2 Hybrid roofs.

Action Required

Recommendation to the Village Council

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

March 7, 2011

           

 

Background

 

At a public meeting on February 15, 2011, the Village Council passed a motion to refer to the Planning Board an amendment of Appendix A Zoning contained in the Miami Shores Village Code of Ordinances:

  

3)           VILLAGE COUNCIL

 

A)   DISCUSSION AND POSSIBLE ACTION REGARDING RE-ENACTING THE ACCEPTABLE ROOFING MATERIALS ORDINANCE.                                  Mayor Davis

 

Mayor Davis offered background information as to why the referenced ordinance had been tabled and moved to take the item off the table and consider for adoption.  Mrs. Holly seconded the motion and the vote was three to two with Councilman Davis and Mr. Herrera voting against the motion.  Individual Council Members expressed their views on metal roofs, with Councilman Davis raising the issue of what he referred to as hybrid roofs.  Councilman Davis proceeded to explain the construction of a hybrid roof, providing photos of a hybrid roof in a nearby municipality.   In response to a question regarding how the Council could proceed, Mr. Sarafan outlined the various options available to the Council and under what circumstances the Planning Board would need to be involved.  After a lengthy discussion regarding the conceived pros and cons of metal roofs and hybrid roofs, Mayor Davis moved to re-enact the acceptable roofing materials ordinance (Ordinance No. 672-09) as it was previously adopted.  Mr. Loffredo seconded the motion.  The resulting vote was three to two in favor of the motion with Mr. Herrera and Councilman Davis voting against the motion.  Additionally, Mayor Davis resolved to propose an amendment to the code of ordinances to allow for hybrid roof installations, referring such matter to the Planning Board for review and recommendation to the Council in a timely manner.  Mr. Loffredo seconded the motion and the vote was unanimous in favor of the motion. 

 

Amendments to the Appendix A Zoning contained in the Miami Shores Village Code of Ordinances may be referred to the Planning Board by the Village Council for consideration and recommendation.  The Board will conduct a first reading of the proposed amendment at a public hearing March 24, 2011.  The Board will then hold a second reading of the proposed amendment at a public hearing tentatively scheduled for April 28, 2011 The public will have an opportunity to comment on the proposed amendment, a staff report will be presented including proposed language, and after consideration of the information provided, the Planning Board will make a recommendation on the amendment to be forwarded to the Village Council.

 

 

Analysis

 

The Village Council has asked that the Planning Board consider amendment of the zoning code to allow a hybrid roof system as an option to the existing approved materials for roof construction.

 

The Miami Shores Building Official has reviewed one hybrid roof system incorporating a metal pan tile with clay cap tile and found that it is approved by Miami-Dade County and that it meets the requirements of the Florida Building Code when properly installed.

 

The metal pan tile clay cap tile system gives the general appearance of a clay tile roof from the street.  The look of the roof is affected by the placement of tiles.  The metal pan tiles are attached to the roof and the clay cap tiles are glued in a row atop the metal pan tiles.  The clay cap tiles must be carefully placed or the row of clay cap tiles running up the roof will have a wave in it or will curve as it goes up.  The other factor affecting the look of the roof is the distance between clay cap tiles.  As the space between the clay cap tiles increases, more of the metal pan tile is visible and the less the roof looks like a standard clay tile roof.  The look of the roof is also affected by the inconsistent spacing of the clay cap tile rows.  Clay tile roofs have a consistent spacing between the rows of clay cap tiles while the spacing between clay cap tile rows can vary greatly across a hybrid roof .

 

Should the Planning Board consider amendment of the code of ordinances, the following language is provided as an addition to the language contained within the Zoning Appendix Contained in the Village Code of Ordinances:

 

Sec. 523.2.  Hybrid roofs. is a new section and is an addition to the code, no existing language is modified or deleted:

 

Sec. 523.2.  Hybrid roofs.

 

In addition to the roofing materials permitted under Sec. 523.1. Construction.  the following hybrid roofing systems and materials may be permitted:

 

(a)   A metal pan tile with clay cap tile roofing system may be utilized for residences subject to Planning Board review and approval and in accordance with the following criteria:

 

(1)   Clay cap tiles are to be located not more than four (4) inches apart at the base.

 

(2)   The clay cap tile shall be impregnated with the same color intensity throughout.

 

(3)   The metal pan tiles and clay cap tiles shall be of natural clay colors and shall match each other in color to the greatest extent possible.

 

(4)   The details, color, and manner of installation shall be consistent with the architectural design, style, and composition of the residential structure, the neighborhood and community.

 

(5)   Except for the metal pan tile, no material of any kind is to be placed between the clay cap tiles on slopes facing front or side streets.

 

(6)   The placement of material on roof slopes facing interior side lot lines and rear lot lines shall require the approval of the Planning Board.

 

 

Recommendation

 

Should the Planning Board determine that it is in the best interests of the community to amend the Miami Shores Village, Code of Ordinances, Appendix A ZONING, the Planning Board may make a motion recommending to the Village Council APPROVAL of the amendment to Article V, SUPPLEMENTARY REGULATIONS; DIVISION 7. QUALITY OF BUILDINGS; Sec. 523.2 Hybrid roofs. Providing for the regulation of roofing material, Providing for Conflicts, Providing for Severability; and, Providing for an Effective Date.  If the Board votes to recommend APPROVAL of the amendment, staff recommends that the amendment include the following language:

 

Sec. 523.2.  Hybrid roofs. is a new section and is an addition to the code, no existing language is modified or deleted:

 

Sec. 523.2.  Hybrid roofs.

 

In addition to the roofing materials permitted under Sec. 523.1. Construction.  the following hybrid roofing systems and materials may be permitted:

 

(b)   A metal pan tile with clay cap tile roofing system may be utilized for residences subject to Planning Board review and approval and in accordance with the following criteria:

 

(1)   Clay cap tiles are to be located not more than four (4) inches apart at the base.

 

(2)   The clay cap tile shall be impregnated with the same color intensity throughout.

 

(3)   The metal pan tiles and clay cap tiles shall be of natural clay colors and shall match each other in color to the greatest extent possible.

 

(4)   The details, color, and manner of installation shall be consistent with the architectural design, style, and composition of the residential structure, the neighborhood and community.

 

(5)   Except for the metal pan tile, no material of any kind is to be placed between the clay cap tiles on slopes facing front or side streets.

 

(6)   The placement of material on roof slopes facing interior side lot lines and rear lot lines shall require the approval of the Planning Board.

 


Supplemental Information