Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Affordable Housing topic
No spam. Unsubscribe anytime.
Board approves setback variance for Normandy Isles senior housing after FPL transformer issue
Summary
The Historic Preservation Board approved a variance and amendment to a prior order for a 70‑unit affordable senior housing project after staff and the applicant said an FPL transformer had been installed in the front yard for reasons tied to flood compliance and could not be feasibly relocated.
The Miami Beach Historic Preservation Board approved a requested setback variance and an amendment to a prior final order for a previously approved affordable senior housing project at 280–300 South Shore Drive, citing field‑level constraints related to a Florida Power & Light (FPL) transformer installed during permitting.
Staff told the board that the project received a certificate of appropriateness in June 2022 and obtained full building permits. During permitting, FPL relocated a transformer (described in staff materials as an FPL vault) to meet flood‑ and code‑related requirements. Staff said the transformer now sits 12 feet from the front property line where a 25‑foot setback normally applies, and that relocation would require demolition of substantial, recently constructed work.
The applicant’s design team said they worked with FPL through permitting and argued relocation late in construction was infeasible without delaying delivery of the affordable housing units. Architect Jeff Huber (speaker 12) described the project as a public‑private partnership that will provide 70 permanently affordable homes for elderly residents, with accessible units and shared spaces intended to support resident well‑being.
Staff recommended approval of a 13‑foot front‑setback variance (which would translate to a 12‑foot effective setback) and an amendment to the final order to allow the as‑built transformer to remain behind mitigation measures including a six‑foot wall and low‑scale plantings. The board moved and approved the modifications and variance by voice vote.
Board members asked about coordination with FPL and how to avoid similar post‑approval site changes; staff said they are working to develop clearer points of contact and guidance for applicants to reduce such last‑minute changes.
