HomeMy Public PortalAbout2022-06 - Moorish Revival Style Design HandbookSponsored by: City Manager
ORDINANCE NO. 2022-06
AN ORDINANCE OF THE CITY COMMISSION OF THE
CITY OF OPA-LOCKA, FLORIDA, AMENDING
ORDINANCE 15-31 LAND DEVELOPMENT
REGULATIONS PURSUANT TO INCLUDE THE
MOORISH REVIVAL STYLE DESIGN HANDBOOK;
PROVIDING FOR DEFINITIONS, PERMIT AND
SEVERABILITY; CODIFICATION; AND AN EFFECTIVE
DATE.
WHEREAS, the City of Opa-Locka ("City") was founded by aviation pioneer
Glenn Curtiss in 1926 who developed the City with a Moorish architecture theme. Based
on a One Thousand and One Nights theme, Opa-Locka has the largest collection of
Moorish Revival architecture in the Western Hemisphere, and streets with such names
as Sabur Lane, Sultan Avenue, Ali Baba Avenue, Perviz Avenue, and Sesame Street; and
WHEREAS, Curtiss commissioned New York -based architect Bernhardt Emil
Muller to design Opa-Locka's unique blend of Arabic, Persian and Moorish themes; and
WHEREAS, since its inception, Opa-Locka's Moorish Architecture has been the
central theme in the development of the City, so much so that the City has chosen to
embrace the design aesthetics in all new development in the City; and
WHEREAS, the Planning and Community Development Department has crafted
a Moorish Revival Style Design Handbook, attached hereto as Exhibit "A", for inclusion
within the City's Land Development Regulations as Article V, Section 22-142 for
developers looking to build in the City to provide guidelines and concepts.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF OPA-LOCKA, FLORIDA, AS FOLLOWS:
SECTION 1. RECITALS.
The above recitals are true and correct and are incorporated into this Ordinance
by reference.
SECTION 2. APPROVAL,/DENIAL.
Approval of Adoption of Moorish Style Design Handbook. The City Commission
of the City of Opa-Locka hereby amends the City's Land Development
Regulations, Article V, Section 22-142 to include the Moorish Style Design
Handbook, attached hereto as Exhibit "A" and state as follows:
Ordinance No. 2022-06
Sec. 22-142 Moorish Revival Style Design Standards
The Moorish Revival Style Design Handbook shall serve as guidelines to
provide certain minimum standards, provisions and requirements for the
appropriate and acceptable design and minimum required criteria for
tenants or owners implementing renovations additions and or new
construction within the City of Opa-Locka.
New building and structures hereafter erected within the City shall
embrace the concepts and requirements of these guidelines.
Additions, alterations, repairs and changes of use in all buildings and
structures within the City shall conform to the requirements of these
guidelines.
SECTION 3. This Ordinance shall become effective upon passage, approval and
publication or as otherwise provided by law.
SECTION 4. CONFLICT & REPEALER.
All ordinances, parts of ordinances or code provisions in conflict herewith
ordinance are hereby repealed.
SECTION 5. SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or
circumstance is held invalid, such invalidity shall not affect other provisions of the Code
or applications of this Ordinance that can be given effect without the invalid provision or
application, and to this end the provisions of this Ordinance are declared to be severable.
SECTION 6. INCLUSION IN CODE.
It is the intention of the City Commission of the City of Opa-Locka that the
provisions of this Ordinance shall at some time in the future become and be made a part
of the Code of Ordinances of the City of Opa-Locka and that the sections of this Ordinance
may be renumbered or re -lettered and the word "Ordinance" may be changed to
"Chapter," "Section," "Article" or such other appropriate word or phrase, the use of which
shall accomplish the intentions herein expressed; provided, however, that Section 1
hereof or the provisions contemplated thereby shall not be codified.
2
Ordinance No. 2022-06
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect upon the adoption of this Ordinance by the
Commission of the City of Opa-Locka is subject to the approval of the Governor or
Governor's Designee.
PASSED FIRST READING this 8th day of December 2021.
PASSED SECOND READING this 12th day of January 2022.
ATTEST:
nna Flores, City Clerk
Moved by: Vice Mayor Taylor
Seconded by: Commissioner Dominguez
VOTE:
5-0
Commissioner Bass YES
Commissioner Davis YES
Commissioner Dominguez YES
Vice Mayor Taylor YES
Mayor Williams YES
Veronica J. Williams, ' ayor
APPROVED AS TO FORM AND
LEGAL SUFFICIENCY:
Burna Norris-Weeks, P.A.
City Attorney
3
12NW 1
NEIGHBORS I
I SUNDAY JANUARY 2 2022
CITY OF OPA-LOCKA, FLORIDA
NOTICE TO THE PUBLIC
NOTICE IS HEREBY GIVEN that the City Commission of the City of Opa-locka, Florida will hold public hearings at the Regular Commission Meeting on Wednesday, January 12, 2022 at 7:00 p.m., at
Sherbondy Village Auditorium, 215 Perviz Avenue, Opa-locka, Florida, to consider the following items for final adoption:
SECOND READING ORDINANCES/PUBLIC HEARING:
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AMENDING THE ANNUAL ADOPTED GENERAL, PROPRIETARY AND SPECIAL REVENUE FUNDS BUDGETS
FOR THE FISCAL YEAR COMMENCING OCTOBER 1, 2021 AND ENDING SEPTEMBER 30, 2022, ADJUSTING REVENUES AND EXPENDITURES AS REFLECTED IN EXHIBIT "A"; PROVIDING FOR
THE EXPENDITURE OF FUNDS ESTABLISHED BY THE BUDGET; AUTHORIZING THE CITY MANAGER TO TAKE CERTAIN ACTIONS; PROVIDING FOR APPROPRIATION OF ALL BUDGETS AND
EXPENDITURES; PROVIDING FOR FEES CONSISTENT WITH APPROPRIATIONS AND AMENDMENT; PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING FOR CONFLICT AND REPEALER;
PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE (first reading / public hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA AMENDING CHAPTER 2, ARTICLE XI, DIVISION 13 OF THE CITY'S CODE OF ORDINANCES ENTITLED
"HISTORIC ENVIRONMENTAL PRESERVATION BOARD" TO ESTABLISH MINIMUM STANDARDS FOR MUNICIPAL HISTORIC PRESERVATION PROGRAMS AS SET FORTH IN THE MIAMI-DADE COUNTY
HISTORIC PRESERVATION ORDINANCE SECTION 16A-3.1; PROVIDING FOR BOARD ORGANIZATION AND QUALIFICATIONS; BOARD DUTIES AND RESPONSIBILITIES; SCOPE OF REGULATIONS;
DEFINITIONS; ADMINISTRATION AND ENFORCEMENT RULES AND REGULATIONS; SITE/DISTRICT/ZONE DESIGNATION PROCESS AND PROCEDURES; DEMOLITION PROCESS AND PROCEDURES;
PROCEDURES FOR MAINTENANCE OF DESIGNATED PROPERTIES; CERTIFICATE TO DIG PROCEDURES; AN APPEALS PROCESS; PENALTIES AND INCENTIVES; PROVIDING FOR SEVERABILITY;
PROVIDING FOR CONFLICT AND REPEALER; RESCINDING ALL RESOLUTIONS IN CONFLICT; PROVIDING FOR AN EFFECTIVE DATE (first reading / public hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AUTHORIZING THE DISSOLUTION OF A SAFE NEIGHBORHOOD IMPROVEMENT DISTRICT (SPECIAL
DISTRICT) IN ACCORDANCE WITH CHAPTER 189.071 FLORIDA STATUTES, AND REPEALING ORDINANCE 88-03 AND ORDINANCE 88-04, FOR THE ALI-BABA NEIGHBORHOOD IMPROVEMENT
DISTRICT WITHIN AN AREA CONTAINING APPROXIMATELY 45 ACRES, BOUNDED ON THE EAST BY N.W. 17"' AVENUE, ON THE WEST BY N.W. 22M° AVENUE, ON THE NORTH BY N.W.
151.T STREET, AND ON THE SOUTH BY N.W. ALI BABA AVENUE; PROVIDING FOR CONFLICT AND REPEALER; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE (first reading
/ public hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AUTHORIZING THE DISSOLUTION OF A SAFE NEIGHBORHOOD IMPROVEMENT DISTRICT (SPECIAL DISTRICT)
IN ACCORDANCE WITH CHAPTER 189.071 FLORIDA STATUTES, AND REPEALING ORDINANCE 88-03 AND ORDINANCE 88-11, FOR THE EAST -WEST SAFE NEIGHBORHOOD DISTRICT WITHIN AN
AREA CONTAINING APPROXIMATELY 100 ACRES, BOUNDED ON THE EAST BY N.W. 17T" AVENUE, ON THE WEST BY N.W. 22X° AVENUE, ON THE NORTH BY N.W. 141.7 STREET, AND ON THE SOUTH
BY N.W. 135^' STREET; PROVIDING FOR CONFLICT AND REPEALER; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE (first reading / public hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AUTHORIZING THE DISSOLUTION OF A SAFE NEIGHBORHOOD IMPROVEMENT DISTRICT (SPECIAL
DISTRICT) IN ACCORDANCE WITH CHAPTER 189.071 FLORIDA STATUTES, AND REPEALING ORDINANCE 88-03 AND ORDINANCE 88-05, FOR THE NILE GARDENS NEIGHBORHOOD IMPROVEMENT
DISTRICT WITHIN AN AREA CONTAINING APPROXIMATELY 320 ACRES, BOUNDED ON THE EAST BY N.W. 27TH AVENUE, ON THE WEST BY ALEXANDRIA DRIVE, ON THE NORTH BY N.W. 135TH
STREET, AND ON THE SOUTH BY N.W. 128TH STREET; PROVIDING FOR CONFLICT AND REPEALER; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE (first reading /
public hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AMENDING ORDINANCE 15-31 LAND DEVELOPMENT REGULATIONS TO INCLUDE THE MOORISH REVIVAL
STYLE DESIGN HANDBOOK; PROVIDING FOR DEFINITIONS, PERMIT AND SEVERABILITY; CODIFICATION; AND AN EFFECTIVE DATE (first reading / public hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AMENDING ORDINANCE 15-31 LAND DEVELOPMENT REGULATIONS TO INCLUDE ARTICLE IV, SECTION
22-101, CREATING THE HISTORIC DOWNTOWN OPA-LOCKA DISTRICT PROVIDING FOR DEFINITIONS, PROVIDING FOR PERMITTED AND PROHIBITED USES; PROVIDING FOR DEVELOPMENT
CRITERIA; PROVIDING FOR SPECIAL PERMIT REQUIREMENTS; PROVIDING FOR CODIFICATION; PROVIDING FOR SEVERABILITY AND PROVIDING AN EFFECTIVE DATE (first reading / public
hearing held on December 8, 2021).
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AMENDING ORDINANCE 15-31 LAND DEVELOPMENT REGULATIONS TO INCLUDE ARTICLE IV, SECTION
22-102, CREATING THE OPA-LOCKA INNOVATION DISTRICT, PROVIDING FOR DEFINITIONS, PROVIDING FOR PERMITTED AND PROHIBITED USES, PROVIDING FOR DEVELOPMENT REGULATIONS
AND INCENTIVES; PROVIDING FOR SEVERABILITY; PROVIDING FOR CODIFICATION; AND PROVIDING AN EFFECTIVE DATE (first reading / public hearing held on December 8, 2021).
RESOLUTIONS/PUBLIC HEARINGS:
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA APPROVING THE VARIANCE REQUEST FOR THE CONSTRUCTION AND OPERATION OF AN INDUSTRIAL
WAREHOUSE / DISTRIBUTION & OFFICE SPACE DEVELOPMENT BUILDING LOCATED AT 12805 LE JEUNE ROAD AND IDENTIFIED BY FOLIO 08-2129-000-0061 IN THE 1-3 ZONING DISTRICT;
PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE.
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA APPROVING THE FINAL SITE PLAN REVIEW REQUEST FOR THE CONSTRUCTION AND OPERATION OF AN
INDUSTRIAL WAREHOUSE / DISTRIBUTION & OFFICE SPACE DEVELOPMENT BUILDING LOCATED AT 12805 LE JEUNE ROAD AND IDENTIFIED BY FOLIO 08.2129-000-0061 IN THE 1-3 ZONING
DISTRICT; PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE.
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA APPROVING THE DEVELOPMENT AGREEMENT REVIEW FOR THE CONSTRUCTION AND OPERATION OF AN
INDUSTRIAL WAREHOUSE / DISTRIBUTION & OFFICE SPACE DEVELOPMENT BUILDING LOCATED AT 12805 LE JEUNE ROAD AND IDENTIFIED BY FOLIO 08-2129-000-0061 IN THE 1-3 ZONING
DISTRICT; PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE.
All interested persons are encouraged to participate and will be heard with respect to the public hearings.
Additional information on the above item may be obtained by contacting the Office of the City Clerk by telephone 305-953-2800 or email L(oresRopelockafigoy. To participate or provide comments virtually,
please register on the City of Opa-locka website at www.opalockafl.gov no later than 7:00 p.m. on Wednesday, January 12, 2022.
In accordance with the Americans with Disabilities Act of 1990, persons needing special accommodations to participate in the proceeding should contact the Office of the City Clerk at (305) 953-2800 for
assistance not later than five (5) days prior to the proceeding. If hearing impaired, you may telephone the Florida Relay Service at (800) 955-8771 (TTY), (800) 955-8770 (Voice), (877) 955-8773 (Spanish) or
(877) 955-8707 (Creole).
PURSUANT TO FS 286.0105: Anyone who desires to appeal any decision made by any board, agency, or commission with respect to any matter considered at such meeting or hearing will need a record of the proceedings, and for that reason, may
need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal may be based.
Joanna Flores, CMC
City Clerk
City of Opa-locka
City of Opa-Locka
Agenda Cover Memo
Department Director:
Gregory Gay
Department Director
Signature:
__
Finance Director:
FD Signature:
Department
City Manager:
John E. Pate
CM Signature:
Commission Meeting
Date:
12-8-21
Item Type:
(Enter X in box)
Resolution
0 ance
Other
X
Fiscal Impact:
(Enter X in box)
Yes
No
Ordinance Reading:
(Enter X in box)
In Reading
2nd
Reading
X
X
Public Hearing:
(Enter X in box)
Yes
No
Yes
No
X
Funding Source:
Account#:
(Enter Fund
& Dept)
Ex:
PTP
Advertising Requirement:
(Enter X in box)
Yes
No
X
Contract/P.O. Required:
(Enter X in box)
Yes
No
RFP/RFQ/Bi#: N/A
X
Strategic Plan Related
(Enter X in box)
Yes
No
Strategic Plan
Enhance Organizational
Bus. & Economic
Public Safety
Quality of Education
Qual. of Life &
Communcation
Priority Area:
m
Strategic Plan
Obj./Strategy: (list the specific
objective/strategy this item will
address)
X
Dev
•
0
City Image 0
M
Sponsor Name
City
Manager
Department: Planning & Community
Development
City Manager
Short Title:
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AMENDING
ORDINANCE 15-31 LAND DEVELOPMENT REGULATIONS PURUSANT TO ARTICLE V — MOORISH
REVIVAL STYLE DESIGN HANDBOOK PROVIDING FOR DEFINITIONS, PERMIT AND EVERABILITY;
CODIFICATION; AND AN EFFECTIVE DATE..
Staff Summary:
The City of Opa-locka was founded by aviation pioneer Glenn Curtiss in 1926 who developed the city with
a Moorish architecture theme. Curtiss commissioned New York -based architect Bernhardt Emil Muller to
design Opa-Locka's unique blend of Arabic, Persian and Moorish themes based on a One Thousand and
One Nights theme, as a result, Opa-Iocka has the largest collection of Moorish Revival architecture in the
Western Hemisphere.Since its inception, Opa-locka's Moorish Architecture has been the central theme in
the development of the City, so much so that the City has chosen to embrace the design aesthetics in all
new development in the City. With that being said, the Planning and Community Development Department
has crafted a Moorish Revival Style Design Handbook for developers looking to build in the City to provide
guidelines and concepts
Proposed Action:
Staff has recommended approval of this legislation.
Attachment:
PCD Staff Report — Moorish revivial Style Handbook
Moorish Design Ordinance 11-19-2020
City of Opa-Iocka Moorish Design Guidelines handbook
5. APPLICANT NAME:
PROPERTY OWNER:
PROPERTY ADDRESS:
CITY OF OPA-LOCKA
CITY OF OPA-LOCKA
THE CITY OF OPA-LOCKA. FL 33054
REQU EST:
AN ORDINANCE OF THE PLANNING & ZONING BOARD OF THE CITY OF
OPA-LOCKA. FLORIDA. RECOMMENDING APPROVAL OF THE OPA-
LOCKA MOORISH REVIVAL STYLE DESIGN HANDBOOK WITHIN
CHAPTER IV OF THE LAND DEVELOPMENT REGULATIONS: PROVIDING
FOR AN EFFECTIVE DATE.
PLANNING September 8th
COUNCIL 2020
Land Development Regulations: MOORISH REVIVAL
STYLE DESIGN HANDBOOK
STAFF'S REQUEST: To amend the land development regulations with updated standards
applicable to the future development of the city.
Staff Report
L 111- ul Op; -lncka I Plannin4 aid DcNcl(pnie i Ucl.uuucw
Background
• The City of Opa-Locka's Land Development Regulations. updated in 2015. was crafted in partnership
with the Corradino Group and City staff to add substantial changes and improvements to the
development standards. The LDR comprises of eleven articles which give standards and regulations to
the development of the City.
• The City of Opa-locka was founded by aviation pioneer Glenn Curtiss in 1926 who developed the city
with a Moorish architecture theme. Based on a One Thousand and One Nights theme, Opa-locka has
the largest collection of Moorish Revival architecture in the Western Hemisphere.
• The Moorish Revival Style Design Standards is intended to serve as guidelines which insures our rich
architectural heritage is maintained in all future development in the GREAT City of Opa-locka. The
intent of the "Opa-locka Moorish Revival Architecture" design handbook is to continue the support of
our City's founder, Glenn Curtiss's vision consistent with the established historic building fabric of the
City and enhance the image of the City by providing a visual linkage between contemporary
development and the City's unique historic thematic appearance.
II. Details
• Staff's intent
Staff proposes to update the following articles to reflect the current momentum towards
improving our cities appearance and functionality for a cleaner and more presentable community
for our citizens and visitors. With this in mind. the Planning and Community Development
Department has crafted a Moorish Revival Style Design Handbook for developers looking to
build in the City to provide guidelines and concepts.
[11. Overall Analysis
• The current LDR lacks the strength to address many of these issues directly and many times
leaves staff to interpret the code which can lead to misrepresentation of city goals and
objectives.
• Drafted in 2015. standards have been updated county wide to address many of the
aforementioned changes. the updates are a reflection of more progressive municipalities in the
county in upgrading our city standards and creating a new narrative for the city moving
forward.
The LDR does not address design aesthetics to address the Moorish theme of architecture we
would like to see preserved in our city. With the passing of this item. it will provide a roadmap
and a dialogue to creating an image the citizens can be proud of and to guide future
development while maintaining the city's icon imagery.
Staff R.ecom nendation:
Staff recommends approval of the LDR amendments pending the following:
CH) (11 ( )pa-locka I Pawning and (uwwunin flevelopnicw I)cp,inrociu
Page 3 of 5
• Review of the Moorish Revival Style Handbook
V Attachments:
■ City of Opa-locka Moorish Revival Style Design Handbook
Plannin• and Communi r Develo ment De artment
Project Planner
Corion J. DeLaine. City Planner
Zoning
Gerald J. Lee, Zoning Official
Approved by
Gregory D. Gay, Director
Plannin: and Community Development
V1. Staff Report Updated After the Planning Council Meeting on September 8,
2020. Reflected Actions:
I. Planning Council Decision: (PLEASE SEE MEETING MINUTES FOR DETAIL DISCUSSIONS)
Resolution No.
RESOLUTION OF THE PLANNING COUNCR., OF THE CITY OF OPA-LOCKA, RELATING TO THE
APPLICATION OF:
WHEREAS, Staff has appeared before this Board for the request in the application, and all evidence, documents
and exhibits have been received and marked pursuant to the Code of Ordinance of the City of Opa-locka.
NOW, THEREFORE. IT IS RESOLVED AS FOLLOWS:
1) That the request in the application by the applicant be and the same is hereby
a. APPROVED
b. DENIED
u
c. NOT DETERMINE until additional consideration at the regular meeting to be held on_ /
2) That the following special condition be and they are hereby imposed, conditioning the determination
aforementioned:
a.
b.
*** The Planning Council Approval of this request was approved by a - vote***
I HEREBY CERTIFY that the resolution containing the determination of this Board is a true and correct cope
as is reflected upon the public records of the City of Opa-locks this day of
(:it( ul Opa-Iocka1Planning and Con nnnnil Doelopniein Depanna•ni
Page 4 of 5
Chairperson or Designee
CH) OI O1 a-Iocka I Plannint antl ('.niittlimHA I)r'elc,pnicnn 1)cpatuucin
The Following changeslrecommendations are updates based on the Planning Council Meeting
discussions in regards to the proposed LDR Amendments
CIl) or Opa-Iuckal PLnuuii ull '.minuunm I)e,cl,rpmcw I)cp,uin,cni
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The Moorish Revival Style Design Standards is intended to serve as guidelines which insures our
rich architectual heritigae is maintained in all future development in the GREAT City of Opa-
locka. The intent of the "Opa-locka Moorish Revival Architecture" design handbook is to
continue the support of our City's founder, Glenn Curtiss's vision consistent with the
established historic building fabric of the City and enhance the image of the City by providing a
visual linkage between contemporary development and the City's unique historic thematic
appearance.
The character of the built environment established by the founder of Opa-locka's inspiration of
crafting a unique destination for visitors and potential residents to enjoy. The boundaries
included encompass a large area of the downtown and surrounding area in which has a large
amount of historically registered properites in which were developed during early 20th century
and the style of architecture for new buildings should reflect the native building traditions and
legacy of the original developers.This handbook contains necessary information to guide and
assist individuals in:
• Understanding Moorish Revival Architecture
• Preparing design and construction plans to meet the design requirements of the
guidelines and pertinent governing authorites.
• Treatment of facades of their building in the Moorish/Arabian Architectural Design Style
so they may take advantage of special development bonuses and allowances provided
by the City of Opa-locka.
• Specific existing buildings within the City of Opa-locka have been selceted as they
exemplify Moorish Architectural Design Styles. The Moorish design is sometimes
referred to as the Arabian design and goes to suggest the specific origin of the theme for
the design of the City.
The Moorish Revival Style Design Standards are provided as an incentive to property owners to
encourage and expand the creative use of the various architectural styles in association with
promoting public realm improvements in exchange for development bonuses that provide
amenities and features typically provided in Moorish Revival style buildings.
The Architectural Regulations specify the materials and configurations encouraged for walls,
roofs, openings, and other elements. The guidelines contained herein may be modified by
process of Waiver should the Director of Planning and Community Development find that the
proposed design results in a project that is consistent with the intent of this section, is
compatible with the neighborhood, and enhances the projects context with the neighborhood.
Exemptions to individual elements may be granted through a public hearing and process of
Exemption.
The Design Standards provide a strong emphasis on aesthetics and architectural design with
regulations that encourage the planned mixing of uses to establish identity, diversity and focus
to promote a pedestrian friendly environment. This is accomplished through the utilization of a
variety of architectural attributes and street level amenities that create a sense of place,
including the spatial relationship of buildings and the characteristics which ensure attractive
and functional areas through the integration of street level plazas, courtyards, open space and
public gathering areas including the creation and preservation of corridors, vistas and landmark
features.
The purpose of these guidelines is to provide certain minimum standards, provisons and
requirements for the appropriate and acceptable design and minimum required criteria for
tenants or owners implementing renovations additions and or new construction within the City
of Opa-locka.
New building and structures hereafter erected within the City shall embrace the concepts and
requirements of these guidlelines.
Additions, alterations, repairs and changes of use in all buidlings and structures shall conform to
the requirements of these guidelines.
OA:61(psiiiivomanAv > �i�Jtjl�J �r►�� ��In��J J������� +.�► �
Buildings:
All buildings and/or structures and all parts thereof shall be maintained during their lifetime in a
safe condition and as per the local requirement of the South Florida Building Code and any
other local requirements.
Property:
No construstion debris or trash of any kind shall remain on any lot, or on sidewalk or street
contriguous thereto; no excess building materials, storage shed or trash shall remain on such a
lot, sidewalk or street. It is hereby made the duty of the Owner or his agent to remove or cause
to be removed any and all of the above construction debris within 72 hours of project
completion.
Owner with intentions to remodel the exterior facade of a building or structure or portion of
such must prepare and submit to the Building Department Remodeling plans reflecting changes
to be made on all phases of work for revie and appproval. A set of plans of the existing building
faced must also be made part of the remodeling plans for proper coordination. In the event the
remodeling work is only limited to painting, decorating, and general cleaning, the Building
Department must be formally notified in writing with the pertinent information, a rendering
which shows the scope of work and proposed colors. Remodeling Plans must included all
applicable item outlined in this handbook.
All applicable locla building codes, approvals and requried permits will fully apply to any
remodeling work.
Owner will examine the enclosed material for items required for review on submitted plans and
specifications.
Submit Preliminary Plans to the Planning and Community Development Department in
accordance to the preliminary plan submission requirements (Refer to Preliminary Plan
Submittal Requirements)
After receipt of preliminary plan approval, prepare and submit complete plans nd specifications
to the Building Department
A. Note: When submitting preliminary site plans, owner must send ten (10) sets of plans.
When submitted construction plans, submit two (2) sets of plans
B. Note: Approval of Preliminary Plans shall not constitue guaranteed final approval. At this
time, comments will be made, which in turn shall be incorporated by the owner into the
plans in pursuit of final approval.
C. Note: Approval of all plans can be easily obtained by applying all requirements of these
Guidelines to the plans and specifications.
The Planning and Community Development Department will release the plans submitted by the
owner for building permit after full plan review and approval is accomplished.
Note: Approval of Owner's plan and specifications by Planning and Community Development
Department does not release the owner from fully complying with all applicable building codes
and requirements. The Planning and Community development Department review process is
for compliance with the Moorish Revival Architectural design parameters as dictated in this
Handbook.
Send all revisions to the plans and specifications to the Planning and Community Development
Department for approval in accordance with the above outlined procedure. Sould deviations
from approved final plans become apparent during or after construction, without having been
approved previously, these shall be subject to removal at Owner's expense and at the
discretion of Planning and Community Development/Building Department.
Allow two (2) weeks time for processing and plan review.
The owner may start construction proceedings upon written proceed approval of the
construction plans by the Planning and Community Development Department/Building
Department, and receipt of all required permits from municipal or other authories having
jurisdiction over the project.
Preliminary Plan Submittal Requirements
The Preliminary Plans must include but not be limited to the following:
A. Site Plan (1"-20' min. scale).
1. Setbacks, building location/foorprint.
2. Materials.
3. Signage.
4. Locations of all exterior mechanical equipment and screening.
B. Elevations (facade) (1/8" or''/," =1'-0" min. scale).
1. Four (4) Elevations. Front, Rear, and Side views.
2. Materials/Finishes.
3. Colors. (optional)
4. Building Signage.
5. Locations of all exterior mechanical equipment and screening.
6. Color rendering of proposed improvements.
C. General
1. All plans and elevations with major dimensions.
2. Sections if necessary to expalin the design.
3. Sketchy or incomplete plans will not be reviewed.
Final Construction Plans Submittal Requirement
After receiving preliminary plan approval from the Planning and Community Development
Department, the Owner can prepare and submit comprehensive construction plans and
specifications which shall include but not limited to the items listed:
1. Architectural and Engineering Construction Plans.
a. Location Plan.
b. Floor Plans. If they apply to the facade.
c. Elevations with finish notations.
d. Finish schedules.
2. Landscaping irrigation plans, if they apply to facade plus site and building signage.
i. Owner pick-up and review requirements of design guidelines from Planning and
Community Development Department office.
ii. Owner submit remodeling plans/preliminary to Planning and Community Development
Department. (10) sets of proposed plans rendering.
iii. Review and approval of owner submitted plans by Planning and Community
Development Department.
iv. Owner correct andfinalize plans as required by local building code and Planning and
Community Development Guidelines and comments.
v. Submittal of final plans to the Planning and Community Development
Department/Building Department.
vi. Review and approval of Owner submitted plans by Planning and Community
Development Department.
vii. Owner submit plans to Building and Planning and Community Development
Department.
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a. Style
To protect and reinforce Opa-locka's unique visual character, new construction and
major additions should be compatible with Moorish Revival style, and traditional
building forms associated with the existing architectural style of the City.
b. Openings
1. Materials
(a) Windows that have frames that are made of vinyl clad wood,
aluminum, or other weather resistant materials may be used provided
that they are kept painted or have an acceptable integral color. All
windows shall be kept in good repair and should be glazed with clear
glass.
(b) Windows may be a Miami -Dade County rated impact -resistant type
but include faux mullions so that the traditional appearance of a sash
window with multiple lights, is maintained.
(c) Non -transparent portions of doors should be painted wood, flush steel
or fiberglass with wood veneer.
(d) Window sills and stucco trims shall be preserved, replaced or
restored.
2. Window Configuration
(a) Windows should be rectangular single, double, triple -hung, operable
sash types. Typically windows contained multiple panes (or lights) that
were divided into equal units by muntins. Windows should be of a
vertical or square proportion with multiple lights, except that transoms
may be oriented horizontally.
(b) Window muntins may be simulated or true divided lights.
(c) Shutters should be sized and shaped to match the associated
openings. Shutters may be operable with all associated hardware.
Bahamian style shutters are encouraged.
(d) Colors of windows, doors and shutters should be of a combined color
palette that conforms to the Morrish Revival Style and shall be approved
by Planning and Community Development Department.
c. Walls
The following requirements apply to all exterior walls for all front facades. All elements
of all building elevations shall complete a total and continuous design. The following
requirements apply to the front exterior walls of all buildings located in the City and
used for commercial or business purposes. All elements of the facade elevations shall be
harmonious and of integral design. Damaged details and materials shall be replaced so
as to be undetectable as a replacement.
1. Material/ Configuration
(a) Walls should be finished to be compatable in color, texture,
composition and character with the Moorish Architecture of the City. All
exterior finishes will be subject to review and approval by the Planning
and Community Development Department.
(b) Walls should be built using no more than two materials, with the
heavier material below the lighter.
(c) Wood is not recommended as a major element of the exterior facade.
In the event where wood is existing or wood details or features being
added; all wood or wood siding will be pressure treated, finished painted,
stained or otherwise protected from the elements of nature. All exterior
wood will be fully maintained in new construction.
(d) Trim should be of highest -grade lumber.
(e) Arches and Piers of masonry should be no less than twelve (12) inches
square.
(f) Posts of wood or metal should be no less than six (6) inches x six (6)
inches.
(g) Colors shall be of a light color palette that conforms to the Caribbean
Style and should be approved by the Department of Planning.
d. Porches
1. Material
(a) Porches and railings should have their columns, posts, spindles and
balusters made of wood, stucco on masonry or metal.
(b) Awnings should have a metal armature covered with canvas or
synthetic canvas.
(c) Equipment including HVAC, utility meters and satellite dishes should
not face streets.
(d) Paving for front walks should be brick or concrete.
2. Configuration
(a) Porches should have vertically proportioned openings.
(b) Railings should have horizontal top and bottom rails centered on the
spindles or balusters. The openings between balusters and spindles
should not exceed four (4) inches or the minimum the building code
requires. Bottom rails should be above the level of the porch floor. (c)
Balconies, which cantilever, should be visibly supported by structural
brackets.
e. Roofs
1. Material
(a) Finished materials for pitched roofs must be compatible with the
design theme for the city. Materials not permitted are wood shakes, or
pitched gravel roofs; materials not recommended are asphalt shingles.
Other matrials not specifically mentioned are subject to review and
approval by the Planning and Community Development Department.
(b) Mansard roofs and Ganbrel roofs characterized by steep lower slope
and flatter upper portion shall not be permitted. The Planning and
Community Development Department will review individual projects for
specific conditions of roof requirements for approval.
(c) For pitched roofs visible from the public right of way either in front of,
or to a side elevation of a building the following roof requirements shall
apply:
• The finished roofing material shall be clean and in good state or
condition.
• The finished roofing material shall have a color compatible with
the building color scheme.
(d) Roof overhangs are permissible and encouraged for pedestrian
protection and to provide protection to the storefront in a functional and
decorative manner.
(e) Roof top mechanical equipment must be located to reduce or
elimniate its visibility from the public right-of-way. All equipment will be
decoratively shielded if it cannot be hidden from view. Decorative
shielding must be composed of materials and colors compatible with the
total materials, colors and design of the building.
(f) Roof top signage shall not be permitted. Sponsored advertisement on
roofs or exterior walls shall not be permitted.
(g) Gutters and rainwater leaders shall be exposed only if detailed
properly to add character to he design. They must be painted to match
fascia, wall or column. Drainage from these rainwater leaders must be
primarily directed into catch basins. Drainage into pedestrian paths and
secondarily into catch basins shall not be permitted.
(h) Flashing visible from the public right-of-way must be neat and
adequately installed. Visible flashing shall be painted to match the
surface of an adjacent wall or adjacent trim.
(i) If there is sufficient evidence to suspect structural instability or termite
presense, a County or City roof inspection will be required prior to the
beginning of the project. Roof repairs or termite treatment may be
required.
2. Configuration
(a) Principal Roofs should have a symmetrical gable or hip with a slope
between 4:12 and 12:12, or if flat, should have a parapet wall no less
than 24" in height.
(b) Ancillary Roofs (attached to walls of the principal Building) may be flat
with parapet or may be sheds sloped no less than 2:12.
(c) Eaves should be continuous. Eaves which overhang less than eight (8)
inches should have a closed soffit. Eaves which overhang more than
sixteen (16) inches should have exposed rafters. Eaves which overhang
between eight (8) inches and sixteen (16) inches may have either a closed
soffit or exposed rafter and rafter tails.
(d) Roof penetrations, including vent stacks, should not be placed on the
slope of the roof facing the street. Roof penetrations should be finished
to match the color of the roof.
(e) Skylights should be flat and mounted only to the rear slope of the
roof.
f. Exterior Walls
(a) The following requirements apply to all exterior walls for all front
facades. All elements of all building elevations shall complete a total and
continuous design. The following requirements apply to the front
exterior walls of all buildings located in the City and used for commercial
or business purposes. All elements of the facade elevations shall be
harmonious and of intergral design. Damaged details and materials shall
b eplced so as to be undetectable as a replacement
(b) All new materials, colors and design must be in compliance with the
South Florida Building Code, and must be compatible with existing
materials.
(c) Exterior wall finishes will be compatible in color, texture,
compostition and character with the Moorish Revival Architecture theme
of the City. All exterior finishes will be subject to review and approval by
the Planning and Community Development.
(d) Wood is not recommended as a major element of the exterior
facade. In theevent where wood is existing or wood details or features
being added; all wood or wood siding will be pressure treated, finished,
painted, stained or otherwise protecteddddd from the elements of
nature. All exterior wood will be fully maintained in new condition.
(e) All stucco surfaces shall be cleaned and repaired. All stucco surfaces
shall be in a color compatible with the local environment.
(f) Exisiting material in sound condition, and to remain, shall be cleaned,
stripped, and finished accordingly. All existing facade materials or
ornamentation which are in good condition and add to th character of
the building should be refurbished and remain as part of the facade.
(i) Existing metal siding may remain. No new metal siding shall be
installed. All other metal siding shall be removed and replaced with an
acceptable material. All exisitin metal siding that remains shall be kept
clean and in a good state of repair.
(j) All miscellaneous and unused elements on the exterior walls of the
structures such as empty electrical boxes, conduits, pipes, unused sign
bracets, signage, etc. shall be removed. All broken, rotten or damaged
elements shall be removed and replaced with elments that are
harmonious with the design of the facade and the building.
Doors, Windows, and Storefronts
Building design should promote self shading, natural ventilation, outdoor
circulation, and reduced independence on artificial lighting and air
conditioning.
(a) The following items apply to all aspects of windows, entryways and
display areas in the facade.
(b) Screen doors shall not be permitted.
(c) Entrance doors shall be compatible with the facade design.
(d) All hardware visible from the exterior, closers, hasps, hinges, locks,
shall be mounted on the interior side of the door.
(e) All of the windows in a single facade shall be of matching design. The
followng additonal requirements shall apply for all windows.
Exisitng Windows
(a) Windows that have frames that are vinyl clad wood or metal or other
weather resistant materials may be used provided that they are kept
painted or have an acceptable intergral color. All windows shall be
kept in good repair and with proper finish.
(b) Ornamental windows grills and balconies may be incorporated as a
decorative or security device on windows only.
(c) Window sills and stucco trims shall be preserved, replaced or
restored.
Enclosure of Windows
(a) Windows facing alleys, yards, or side streets may be enclosed.
(b) Solid or permanetly enclosed or covered storefronts shall not be
permitted, except where specific existing conditions require it and
approved by Planning and Community Development Department.
(c) In the situation of a facade without opening, the wall(s) facing the
street shall not remain without decoration o reduce the impact of
solid wall on the pedestrian environment. Such items as graphics,
wall sculptures or decorative patterns shall be incorporated into the
facade design.
Security
(a) Grates, Bars and Grills shall be designed to be as inconspicuous as
possible when not in use. They shall be kept open and not visible
during normal business hours. Enclosures for security grills and
screens shall be as inconspicuous as possible and shall be compatible
with the design of the storefront.
(b) Overhead metal doors and horizontal metal folding doors can be
designed to be recessed and unobtrusive during business hours and
be closed for security. These types of security measures are
recommendeed over bars or storefront due to the negative
appearance of bars.
(c) Interior and exterior hardware secuirty systems may be included
under the scope of Facade Treatment Program objectives;
• Interior alarm systems.
• Grates/Bars/Grills.
• Site lighting.
• Secuirty Locks.
• Overhead Metal Doors.
(d) Chainlink or Barbed Wire Fencing shall not be permissible if visible
from the public right-of-way. In specific cases where chain link
fencing is required for security purposes of stored material or other,
the specific conditions and proposed solutions shall be submitted to
the Planning and Community Development Department for review,
comment and final approval. All of the Cases shall be processed on
an individual basis.
Landscaping, Signage, Paint
The following items can be located withing the Land Development Regulations
• Landscaping and Tree Preservation - Section VII
• Sign Regulations — Section X
• Paint — Refer to the Opa-locka Paint Chart included in this document
PLANNING
& ZONING
ADVISORY
BOARD
September 8th
2020
Land Development Regulations: MOORISH REVIVAL
STYLE DESIGN HANDBOOK
STAFF'S REQUEST: AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA,
FLORIDA, AMENDING ORDINANCE 15-31 LAND DEVELOPMENT
REGULATIONS PURUSANT TO ARTICLE V — MOORISH REVIVAL STYLE
DESIGN HANDBOOK PROVIDING FOR DEFINITIONS, PERMIT AND
EVERABILITY; CODIFICATION; AND AN EFFECTIVE DATE.
Staff Report
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City of Opa-locka 1 Planning and Community Development Department
I. Background
• The City of Opa-Locka's Land Development Regulations, updated in 2015, was crafted in partnership
with the Corradino Group and City staff to add substantial changes and improvements to the
development standards. The LDR comprises of eleven articles which give standards and regulations to
the development of the City.
• The City of Opa-locka was founded by aviation pioneer Glenn Curtiss in 1926 who developed the city
with a Moorish architecture theme. Based on a One Thousand and One Nights theme, Opa-locka has
the largest collection of Moorish Revival architecture in the Western Hemisphere.
• The Moorish Revival Style Design Standards is intended to serve as guidelines which insures our rich
architectural heritage is maintained in all future development in the GREAT City of Opa-locka. The
intent of the "Opa-locka Moorish Revival Architecture" design handbook is to continue the support of
our City's founder, Glenn Curtiss's vision consistent with the established historic building fabric of the
City and enhance the image of the City by providing a visual linkage between contemporary
development and the City's unique historic thematic appearance.
II. Details
• Staff's intent
Staff proposes to update the following articles to reflect the current momentum towards
improving our cities appearance and functionality for a cleaner and more presentable community
for our citizens and visitors. With this in mind, the Planning and Community Development
Department has crafted a Moorish Revival Style Design Handbook for developers looking to
build in the City to provide guidelines and concepts.
III. Overall Analysis
• The current LDR lacks the strength to address many of these issues directly and many times
leaves staff to interpret the code which can lead to misrepresentation of city goals and
objectives.
• Drafted in 2015, standards have been updated county wide to address many of the
aforementioned changes, the updates are a reflection of more progressive municipalities in the
county in upgrading our city standards and creating a new narrative for the city moving
forward.
• The LDR does not address design aesthetics to address the Moorish theme of architecture we
would like to see preserved in our city. With the passing of this item, it will provide a roadmap
and a dialogue to creating an image the citizens can be proud of and to guide future
development while maintaining the city's icon imagery.
IV. Staff Recommendation:
Staff recommends approval of the LDR amendments pending the following:
City of Opa-loCka 1 Planning and Community Development Department
Page 3 of 5
• Review of the Moorish Revival Style Handbook
V Attachments:
■ City of Opa-locka Moorish Revival Style Design Handbook
Planning and Community Development Department
Project Planner
Name and Title
Initials
Corion J. DeLaine, City Planner
zoning
Gerald J. Lee, Zoning Official
Approved by
Gregory D. Gay, Director
Planning and Community Development
VI. Staff Report Updated After the Planning Council Meeting on September 8th,
2020. Reflected Actions:
I. Planning Council Decision: (PLEASE SEE MEETING MINUTES FOR DETAIL DISCUSSIONS)
Resolution No.
RESOLUTION OF THE PLANNING COUNCIL, OF THE CITY OF OPA-LOCKA, RELATING TO THE
APPLICATION OF:
WHEREAS, Staff has appeared before this Board for the request in the application, and all evidence, documents
and exhibits have been received and marked pursuant to the Code of Ordinance of the City of Opa-locka.
NOW, THEREFORE, IT IS RESOLVED AS FOLLOWS:
1) That the request in the application by the applicant be and the same is hereby
a. APPROVED
b. DENIED
c. NOT DETERMINE ❑ until additional consideration at the regular meeting to be held on / /
2) That the following special condition be and they are hereby imposed, conditioning the determination
aforementioned:
a.
b.
*** The Planning Council Approval of this request was approved by a - vote***
I HEREBY CERTIFY that the resolution containing the determination of this Board is a true and correct copy
as is reflected upon the public records of the City of Opa-locka this day of
City of Opa-locka 1 Planning and Community Development Department
Page 4 of 5
Chairperson or Designee
City of Opa-locka 1 Planning and Community Development Department
The Following changeslrecommendations are updates based on the Planning Council Meeting
discussions in regards to the proposed LDR Amendments
City of Opa-locka 1 Planning and Community Development Department
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The Moorish Revival Style Design Standards is intended to serve as guidelines which insures our
rich architectural heritigae is maintained in all future development in the GREAT City of Opa-
Iocka. The intent of the "Opa-Iocka Moorish Revival Architecture" design handbook is to
continue the support of our City's founder, Glenn Curtiss's vision consistent with the
established historic building fabric of the City and enhance the image of the City by providing a
visual linkage between contemporary development and the City's unique historic thematic
appearance.
The character of the built environment established by the founder of Opa-Iocka's inspiration of
crafting a unique destination for visitors and potential residents to enjoy. The boundaries
included encompass a large area of the downtown and surrounding area in which has a large
amount of historically registered properites in which were developed during early 20th century
and the style of architecture for new buildings should reflect the native building traditions and
legacy of the original developers.This handbook contains necessary information to guide and
assist individuals in:
• Understanding Moorish Revival Architecture
• Preparing design and construction plans to meet the design requirements of the
guidelines and pertinent governing authorites.
• Treatment of facades of their building in the Moorish/Arabian Architectural Design Style
so they may take advantage of special development bonuses and allowances provided
by the City of Opa-Iocka.
• Specific existing buildings within the City of Opa-Iocka have been selceted as they
exemplify Moorish Architectural Design Styles. The Moorish design is sometimes
referred to as the Arabian design and goes to suggest the specific origin of the theme for
the design of the City.
The Moorish Revival Style Design Standards are provided as an incentive to property owners to
encourage and expand the creative use of the various architectural styles in association with
promoting public realm improvements in exchange for development bonuses that provide
amenities and features typically provided in Moorish Revival style buildings.
The Architectural Regulations specify the materials and configurations encouraged for walls,
roofs, openings, and other elements. The guidelines contained herein may be modified by
process of Waiver should the Director of Planning and Community Development find that the
proposed design results in a project that is consistent with the intent of this section, is
compatible with the neighborhood, and enhances the projects context with the neighborhood.
Exemptions to individual elements may be granted through a public hearing and process of
Exemption.
The Design Standards provide a strong emphasis on aesthetics and architectural design with
regulations that encourage the planned mixing of uses to establish identity, diversity and focus
to promote a pedestrian friendly environment. This is accomplished through the utilization of a
variety of architectural attributes and street level amenities that create a sense of place,
including the spatial relationship of buildings and the characteristics which ensure attractive
and functional areas through the integration of street level plazas, courtyards, open space and
public gathering areas including the creation and preservation of corridors, vistas and landmark
features.
The purpose of these guidelines is to provide certain minimum standards, provisons and
requirements for the appropriate and acceptable design and minimum required criteria for
tenants or owners implementing renovations additions and or new construction within the City
of Opa-Iocka.
New building and structures hereafter erected within the City shall embrace the concepts and
requirements of these guidlelines.
Additions, alterations, repairs and changes of use in all buidlings and structures shall conform to
the requirements of these guidelines.
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Buildings:
All buildings and/or structures and all parts thereof shall be maintained during their lifetime in a
safe condition and as per the local requirement of the South Florida Building Code and any
other local requirements.
Property:
No construstion debris or trash of any kind shall remain on any lot, or on sidewalk or street
contriguous thereto; no excess building materials, storage shed or trash shall remain on such a
lot, sidewalk or street. It is hereby made the duty of the Owner or his agent to remove or cause
to be removed any and all of the above construction debris within 72 hours of project
completion.
Owner with intentions to remodel the exterior facade of a building or structure or portion of
such must prepare and submit to the Building Department Remodeling plans reflecting changes
to be made on all phases of work for revie and appproval. A set of plans of the existing building
faced must also be made part of the remodeling plans for proper coordination. In the event the
remodeling work is only limited to painting, decorating, and general cleaning, the Building
Department must be formally notified in writing with the pertinent information, a rendering
which shows the scope of work and proposed colors. Remodeling Plans must included all
applicable item outlined in this handbook.
All applicable local building codes, approvals and requried permits will fully apply to any
remodeling work.
Owner will examine the enclosed material for items required for review on submitted plans and
specifications.
Submit Preliminary Plans to the Planning and Community Development Department in
accordance to the preliminary plan submission requirements (Refer to Preliminary Plan
Submittal Requirements)
After receipt of preliminary plan approval, prepare and submit complete plans and
specifications to the Building Department
A. Note: When submitting preliminary site plans, owner must send ten (10) sets of plans.
When submitted construction plans, submit two (2) sets of plans
B. Note: Approval of Preliminary Plans shall not constitue guaranteed final approval. At this
time, comments will be made, which in turn shall be incorporated by the owner into the
plans in pursuit of final approval.
C. Note: Approval of all plans can be easily obtained by applying all requirements of these
Guidelines to the plans and specifications.
The Planning and Community Development Department will release the plans submitted by the
owner for building permit after full plan review and approval is accomplished.
Note: Approval of Owner's plan and specifications by Planning and Community Development
Department does not release the owner from fully complying with all applicable building codes
and requirements. The Planning and Community development Department review process is
for compliance with the Moorish Revival Architectural design parameters as dictated in this
Handbook.
Send all revisions to the plans and specifications to the Planning and Community Development
Department for approval in accordance with the above outlined procedure. Should deviations
from approved final plans become apparent during or after construction, without having been
approved previously, these shall be subject to removal at Owner's expense and at the
discretion of Planning and Community Development/Building Department.
Allow two (2) weeks time for processing and plan review.
The owner may start construction proceedings upon written proceed approval of the
construction plans by the Planning and Community Development Department/Building
Department, and receipt of all required permits from municipal or other authories having
jurisdiction over the project.
Preliminary Plan Submittal Requirements
The Preliminary Plans must include but not be limited to the following:
A. Site Plan (1"-20' min. scale).
1. Setbacks, building location/floor plan.
2. Materials.
3. Signage.
4. Locations of all exterior mechanical equipment and screening.
B. Elevations (facade) (1/8" or %" =1'-0" min. scale).
1. Four (4) Elevations. Front, Rear, and Side views.
2. Materials/Finishes.
3. Colors. (optional)
4. Building Signage.
5. Locations of all exterior mechanical equipment and screening.
6. Color rendering of proposed improvements.
C. General
1. All plans and elevations with major dimensions.
2. Sections if necessary to expalin the design.
3. Sketchy or incomplete plans will not be reviewed.
Final Construction Plans Submittal Requirement
After receiving preliminary plan approval from the Planning and Community Development
Department, the Owner can prepare and submit comprehensive construction plans and
specifications which shall include but not limited to the items listed:
1. Architectural and Engineering Construction Plans.
a. Location Plan.
b. Floor Plans. If they apply to the facade.
c. Elevations with finish notations.
d. Finish schedules.
2. Landscaping irrigation plans, if they apply to facade plus site and building signage.
i. Owner pick-up and review requirements of design guidelines from Planning and
Community Development Department office.
a. Style
ii. Owner submit remodeling plans/preliminary to Planning and Community Development
Department. (10) sets of proposed plans rendering.
iii. Review and approval of owner submitted plans by Planning and Community
Development Department.
iv. Owner correct andfinalize plans as required by local building code and Planning and
Community Development Guidelines and comments.
v. Submittal of final plans to the Planning and Community Development
Department/Building Department.
vi. Review and approval of Owner submitted plans by Planning and Community
Development Department.
vii. Owner submit plans to Building and Planning and Community Development
Department.
1
To protect and reinforce Opa-locka's unique visual character, new construction and
major additions should be compatible with Moorish Revival style, and traditional
building forms associated with the existing architectural style of the City.
b. Openings
1. Materials
(a) Windows that have frames that are made of vinyl clad wood,
aluminum, or other weather resistant materials may be used provided
that they are kept painted or have an acceptable integral color. All
windows shall be kept in good repair and should be glazed with clear
glass.
(b) Windows may be a Miami -Dade County rated impact -resistant type
but include faux mullions so that the traditional appearance of a sash
window with multiple lights, is maintained.
(c) Non -transparent portions of doors should be painted wood, flush steel
or fiberglass with wood veneer.
(d) Window sills and stucco trims shall be preserved, replaced or
restored.
2. Window Configuration
(a) Windows should be rectangular single, double, triple -hung, operable
sash types. Typically windows contained multiple panes (or lights) that
were divided into equal units by muntins. Windows should be of a
vertical or square proportion with multiple lights, except that transoms
may be oriented horizontally.
(b) Window muntins may be simulated or true divided lights.
(c) Shutters should be sized and shaped to match the associated
openings. Shutters may be operable with all associated hardware.
Bahamian style shutters are encouraged.
(d) Colors of windows, doors and shutters should be of a combined color
palette that conforms to the Morrish Revival Style and shall be approved
by Planning and Community Development Department.
c. Walls
The following requirements apply to all exterior walls for all front facades. All elements
of all building elevations shall complete a total and continuous design. The following
requirements apply to the front exterior walls of all buildings located in the City and
used for commercial or business purposes. All elements of the facade elevations shall be
harmonious and of integral design. Damaged details and materials shall be replaced so
as to be undetectable as a replacement.
1. Material/ Configuration
(a) Walls should be finished to be compatable in color, texture,
composition and character with the Moorish Architecture of the City. All
exterior finishes will be subject to review and approval by the Planning
and Community Development Department.
(b) Walls should be built using no more than two materials, with the
heavier material below the lighter.
(c) Wood is not recommended as a major element of the exterior facade.
In the event where wood is existing or wood details or features being
added; all wood or wood siding will be pressure treated, finished painted,
stained or otherwise protected from the elements of nature. All exterior
wood will be fully maintained in new construction.
(d) Trim should be of highest -grade lumber.
(e) Arches and Piers of masonry should be no less than twelve (12) inches
square.
(f) Posts of wood or metal should be no less than six (6) inches x six (6)
inches.
(g) Colors shall be of a light color palette that conforms to the Caribbean
Style and should be approved by the Department of Planning.
d. Porches
1. Material
(a) Porches and railings should have their columns, posts, spindles and
balusters made of wood, stucco on masonry or metal.
(b) Awnings should have a metal armature covered with canvas or
synthetic canvas.
(c) Equipment including HVAC, utility meters and satellite dishes should
not face streets.
(d) Paving for front walks should be brick or concrete.
2. Configuration
(a) Porches should have vertically proportioned openings.
(b) Railings should have horizontal top and bottom rails centered on the
spindles or balusters. The openings between balusters and spindles
should not exceed four (4) inches or the minimum the building code
requires. Bottom rails should be above the level of the porch floor. (c)
Balconies, which cantilever, should be visibly supported by structural
brackets.
e. Roofs
1. Material
(a) Finished materials for pitched roofs must be compatible with the
design theme for the city. Materials not permitted are wood shakes, or
pitched gravel roofs; materials not recommended are asphalt shingles.
Other matrials not specifically mentioned are subject to review and
approval by the Planning and Community Development Department.
(b) Mansard roofs and Ganbrel roofs characterized by steep lower slope
and flatter upper portion shall not be permitted. The Planning and
Community Development Department will review individual projects for
specific conditions of roof requirements for approval.
(c) For pitched roofs visible from the public right of way either in front of,
or to a side elevation of a building the following roof requirements shall
apply:
• The finished roofing material shall be clean and in good state or
condition.
• The finished roofing material shall have a color compatible with
the building color scheme.
(d) Roof overhangs are permissible and encouraged for pedestrian
protection and to provide protection to the storefront in a functional and
decorative manner.
(e) Roof top mechanical equipment must be located to reduce or
elimniate its visibility from the public right-of-way. All equipment will be
decoratively shielded if it cannot be hidden from view. Decorative
shielding must be composed of materials and colors compatible with the
total materials, colors and design of the building.
(f) Roof top signage shall not be permitted. Sponsored advertisement on
roofs or exterior walls shall not be permitted.
(g) Gutters and rainwater leaders shall be exposed only if detailed
properly to add character to he design. They must be painted to match
fascia, wall or column. Drainage from these rainwater leaders must be
primarily directed into catch basins. Drainage into pedestrian paths and
secondarily into catch basins shall not be permitted.
(h) Flashing visible from the public right-of-way must be neat and
adequately installed. Visible flashing shall be painted to match the
surface of an adjacent wall or adjacent trim.
(i) If there is sufficient evidence to suspect structural instability or termite
presense, a County or City roof inspection will be required prior to the
beginning of the project. Roof repairs or termite treatment may be
required.
2. Configuration
(a) Principal Roofs should have a symmetrical gable or hip with a slope
between 4:12 and 12:12, or if flat, should have a parapet wall no less
than 24" in height.
(b) Ancillary Roofs (attached to walls of the principal Building) may be flat
with parapet or may be sheds sloped no less than 2:12.
(c) Eaves should be continuous. Eaves which overhang less than eight (8)
inches should have a closed soffit. Eaves which overhang more than
sixteen (16) inches should have exposed rafters. Eaves which overhang
between eight (8) inches and sixteen (16) inches may have either a closed
soffit or exposed rafter and rafter tails.
(d) Roof penetrations, including vent stacks, should not be placed on the
slope of the roof facing the street. Roof penetrations should be finished
to match the color of the roof.
(e) Skylights should be flat and mounted only to the rear slope of the
roof.
f. Exterior Walls
(a) The following requirements apply to all exterior walls for all front
facades. All elements of all building elevations shall complete a total and
continuous design. The following requirements apply to the front
exterior walls of all buildings located in the City and used for commercial
or business purposes. All elements of the facade elevations shall be
harmonious and of intergral design. Damaged details and materials shall
be placed so as to be undetectable as a replacement
(b) All new materials, colors and design must be in compliance with the
South Florida Building Code, and must be compatible with existing
materials.
(c) Exterior wall finishes will be compatible in color, texture,
compostition and character with the Moorish Revival Architecture theme
of the City. All exterior finishes will be subject to review and approval by
the Planning and Community Development.
(d) Wood is not recommended as a major element of the exterior
facade. In the event where wood is existing or wood details or features
being added; all wood or wood siding will be pressure treated, finished,
painted, stained or otherwise protected from the elements of nature. All
exterior wood will be fully maintained in new condition.
(e) All stucco surfaces shall be cleaned and repaired. All stucco surfaces
shall be in a color compatible with the local environment.
(f) Exisiting material in sound condition, and to remain, shall be cleaned,
stripped, and finished accordingly. All existing facade materials or
ornamentation which are in good condition and add to th character of
the building should be refurbished and remain as part of the facade.
(1) Existing metal siding may remain. No new metal siding shall be
installed. All other metal siding shall be removed and replaced with an
acceptable material. All exisiting metal siding that remains shall be kept
clean and in a good state of repair.
(j) All miscellaneous and unused elements on the exterior walls of the
structures such as empty electrical boxes, conduits, pipes, unused sign
bracets, signage, etc. shall be removed. All broken, rotten or damaged
elements shall be removed and replaced with elments that are
harmonious with the design of the facade and the building.
Doors, Windows, and Storefronts
Building design should promote self shading, natural ventilation, outdoor
circulation, and reduced independence on artificial lighting and air
conditioning.
(a) The following items apply to all aspects of windows, entryways and
display areas in the facade.
(b) Screen doors shall not be permitted.
(c) Entrance doors shall be compatible with the facade design.
(d) All hardware visible from the exterior, closers, hasps, hinges, locks,
shall be mounted on the interior side of the door.
(e) All of the windows in a single facade shall be of matching design. The
followng additonal requirements shall apply for all windows.
Exisitng Windows
(a) Windows that have frames that are vinyl clad wood or metal or other
weather resistant materials may be used provided that they are kept
painted or have an acceptable intergral color. All windows shall be
kept in good repair and with proper finish.
(b) Ornamental windows grills and balconies may be incorporated as a
decorative or security device on windows only.
(c) Window sills and stucco trims shall be preserved, replaced or
restored.
Enclosure of Windows
(a) Windows facing alleys, yards, or side streets may be enclosed.
(b) Solid or permanetly enclosed or covered storefronts shall not be
permitted, except where specific existing conditions require it and
approved by Planning and Community Development Department.
(c) In the situation of a facade without opening, the wall(s) facing the
street shall not remain without decoration to reduce the impact of
solid wall on the pedestrian environment. Such items as graphics,
wall sculptures or decorative patterns shall be incorporated into the
facade design.
Security
(a) Grates, Bars and Grills shall be designed to be as inconspicuous as
possible when not in use. They shall be kept open and not visible
during normal business hours. Enclosures for security grills and
screens shall be as inconspicuous as possible and shall be compatible
with the design of the storefront.
(b) Overhead metal doors and horizontal metal folding doors can be
designed to be recessed and unobtrusive during business hours and
be closed for security. These types of security measures are
recommendeed over bars or storefront due to the negative
appearance of bars.
(c) Interior and exterior hardware secuirty systems may be included
under the scope of Facade Treatment Program objectives;
• Interior alarm systems.
• Grates/Bars/Grills.
• Site lighting.
• Secuirty Locks.
• Overhead Metal Doors.
(d) Chainlink or Barbed Wire Fencing shall not be permissible if visible
from the public right-of-way. In specific cases where chain link
fencing is required for security purposes of stored material or other,
the specific conditions and proposed solutions shall be submitted to
the Planning and Community Development Department for review,
comment and final approval. All of the Cases shall be processed on
an individual basis.
Landscaping, Signage, Paint
The following items can be located withing the Land Development Regulations
• Landscaping and Tree Preservation - Section VII
• Sign Regulations — Section X
• Paint — Refer to the Opa-locka Paint Chart included in this document
1
(.4( (cm. ' _In)MttiLiI(s;
�1 ) 1J
Certain charachteristics are associated with the Moorish Design that have general application
inclusive of these are the following:
1. The horseshoe arch
2. Crenellated parapets
3. Domes
4. Flat Roof
5. Minaret
6. Textured Stucco Exterieors
7. Courtyards
8. Bas -Relief
9. Geometric Interlacement of Motifs
10. Tile Roof
11. Casement Windows
12. Ceramic Tile Accents
DESIGN EXAMPLES
NUNARET
DOME
CRENELLATED
PARAPET
SCUPPER
d..i ?.il ddl
fill [Al eU!
'iui, t=' iil
HORSESHOE (PO
ARCH
J v Cdhart
Sweetheart
Chatam Tan
City of Opa-Locka
Building Structure Color Code
Approved Colors for All City Structures
Kink's Canyon Grey
Surrey Beige
TRIM
Woodrose
Enchantment
Serengeti Plain Spinnaker Black
Mayflower Blue
Cancun Blue
White
Forum Green
Before Purchasing Paint For Any Structure Please
Provide Our Office With A Sample Of The Desired
Color. Once The Color Is Approved Only Then Can You
Obtain A Permit
Sun Kiss
•
City of Opa-Locka
Building Structure Color Code
Approved Colors for All City Structures
BASE
Stone White Champagne Sparkle Blue Silk
'
Stonington Beige Welsh Green Honey Moon
Pinky Toasty Grey Sea Swell
Wispy Peach
Storytime
Rose Mallow Sand White
Pastorale Jade
Apricot
italianate Villa Cherry Blossom
Lemon Ice Pink Bauble
Siesta Key Sassafras Tea
Blue Bow Quiet Nest
Fresh Cut Empress Mauve
Fairytale Pink Bone White
Pastel Sage Colorado Dawn Peach Puff
Before Purchasing Paint For Any Structure Please
Provide Our Office With A Sample Of The Desired
Color. Once The Color is Approved Only Then Can You
Obtain A Permit
Burmee Beige
City of Opa-Locka
Building Structure Color Code
Approved Colors for All City Structures
BASE
Spirea Simply Taupe
Limoges Blue
Prickly Pear
Pale Orange Pink Parfait Indian Painting Boudoir Naughty Neutral
Inheritance Pink Tiger Seashell Pink Autumn Haze Newborn
L Eternity
Billowing Clouds Jonquil Yellow Touch of Nectar Cotton Blossom
First Light Fountain Mist Costa Mesa
Coconut Milk Citron Ice Coral Flower
Peach Medley Summer Haze
White
Before Purchasing Paint For Any Structure Please
Provide Our Office With A Sample Of The Desired
Color. Once The Color Is Approved Only Then Can You
Obtain A Permit