2013-3812 Ord Alton Road Parking District No. 6
ORDINANCE NO. 2013-3812
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE
CITY OF MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 130
OFF-STREET PARKING, ARTICLE II "DISTRICTS; REQUIREMENTS,"
SECTION 130-31 "PARKING DISTRICTS ESTABLISHED," CREATING
A NEW PARKING DISTRICT NO. 6, AND SECTION 130-33 "OFF-
STREET PARKING REQUIREMENTS FOR PARKING DISTRICTS NOS.
2, 39 4 AND 5," BY ADDING NEW PARKING REGULATIONS FOR
PARKING DISTRICT NO. 61 FOR PROPERTIES WITH A LOT LINE ON
ALTON ROAD FROM 5TH STREET TO DADE BOULEVARD,
INCLUDING A REDUCTION IN OFF-STREET PARKING
REQUIREMENTS FOR CERTAIN LAND USES AND BICYCLE
PARKING REQUIREMENTS; PROVIDING FOR CODIFICATION;
REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, in the summer of 2006, the Historic Preservation Board initiated the
westward expansion of the Flamingo Park Local Historic District to the east right-of-way line of
Alton Road between 6 Street and 14 Street, and requested the Planning Department to initiate a
major planning study of the Alton Road corridor, including both sides of the road between 5
Street and Michigan Avenue, to include an analysis and evaluation of existing uses and
conditions, historically significant properties, permitted building heights, allowable FAR, parking
conditions and requirements, the efficacy of current zoning, and the character of the public right-
of-way with regard to pedestrian amenities, convenient means of transit, and quality of
landscape; and
WHEREAS, on January 16, 2008, the Mayor and City Commission approved Ordinance
No. 2008-3592, expanding the boundaries of the Flamingo Park Historic District westward
expansion to Alton Road between 8 Street and 14 Street; and on January 28, 2009, the Mayor
and City.Commission approved Ordinance No. 2008-3592, expanding the boundaries of the
Flamingo Park Historic District westward expansion to Alton Road between 6 Street and 8
Street; and
WHEREAS, the Planning Department conducted an analysis of existing conditions,
issues and opportunities in the Alton Road corridor and held a community planning workshop on
August 20, 2008 to receive community input on land use, zoning, business development,
parking, transit and pedestrian/bicycle amenities; and
WHEREAS, on January 27, 2009, the Planning Department presented preliminary
findings and recommendations for the Alton Road Neighborhood Planning Study to the Planning
Board; and
WHEREAS, on February 26, 2009, the Planning Department and the Planning Board
held a second community planning workshop on the Alton Road Neighborhood Planning Study
to receive community input; and
WHEREAS, on April 21, 2009, May 26, 2009, August 25, 2009, and September 22,
2009, the Planning Board held additional detailed discussions on the proposed zoning
modifications and parking regulations for the Alton Road corridor, and
WHEREAS, on November 17, 2009 and April 27, 2010, the Planning Board
recommended approval of the proposed "Alton Road — Historic District Buffer Overlay" district
which is intended to achieve a more compatible relationship of scale and massing between new
development along the east side of the Alton Road corridor and the adjoining residential
neighborhoods, by promoting mixed-use development that makes efficient use of parking, by
minimizing the concentration of impacts from intense retail and restaurant development and by
encouraging smaller neighborhood-oriented uses; and
WHEREAS, the Alton Road corridor and its adjoining neighborhoods have one of the
lowest rates of automobile ownership in the city and one of the highest rates of walking,
bicycling and transit modes of transportation in the city; and
WHEREAS, the Transportation Element of the City of Miami Beach Comprehensive Plan
states that the City shall examine the economic, transportation and recreational impact of
strategically limiting parking in certain areas, as a means to reinforce alternative modes of
transportation; and the City shall continuously monitor and update the parking requirements in
the Land Development Regulations to result in a better ratio of supply to demand which
implements innovative parking strategies in commercial areas to promote multimodalism; and
WHEREAS, the Transportation Element of the City of Miami Beach Comprehensive Plan
states that the City shall require all new developments to provide secure short term and long
term bicycle parking in the form of bicycle racks, bicycle lockers, locked rooms or other
appropriate enclosures as a way of reducing the demand for automobile parking; and
WHEREAS, the City desires to reduce parking requirements with certain conditions in
the Alton Road corridor between 5th Street and Dade Blvd. in order to encourage continuing
high percentages of walking, bicycling and transit modes of transportation, to minimize
increases in traffic congestion, and to reduce the scale and massing of new development to be
more compatible with adjacent residential neighborhoods.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
Section 1. That Chapter 130 of the City Code, entitled "Off-Street Parking," Article II, "Districts;
Requirements," is hereby amended as follows:
Sec. 130-31. Parking districts established.
(a) For the purposes of establishing off-street parking requirements, the city shall be divided
into five six parking districts.
(1) Parking district no. 1. Parking district no. 1 is that area not included in parking
districts nos. 2, 3, 4, aPA-5 and 6.
(2) Parking district no. 2. Parking district no. 2 includes those properties with a lot
line on Lincoln Road from the west side of Washington Avenue to the east side of
Alton Road and those properties north of Lincoln Road and south of 17th Street
from the west side of Washington Avenue to the east side of Lenox Court.
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(3) Parking district no. 3. Parking district no. 3 includes those properties with a lot
line on Arthur Godfrey Road from the east side of Alton Road to west side of
Indian Creek Waterway.
(4) Parking district no. 4. Parking district no. 4 includes those properties within the
CD-2 and CD-3 commercial districts with a lot line on 71st Street from the west
side of Collins Avenue to the east side of Rue Notre Dame, and those properties
with a lot line on Normandy Drive from the west side of the Indian Creek
Waterway to the east side of Rue Notre Dame.
(6) Parking district no. 6. Parking district no. 6 includes those properties with a lot
line on Alton Road from 5 Street on the south to Dade Boulevard on the north,
with the exception of properties included in parking district no. 2.
(b) There shall be no off-street parking requirement for main or accessory uses associated
with buildings that existed prior to October 1, 1993, which are (i) located within the
architectural district, (ii) a contributing building within a local historic district, or (iii)
individually designated historic building. This provision shall not apply to renovations and
new additions to existing buildings which create or add floor area to new construction
which has a parking requirement.
Sec. 130-33. Off-street parking requirements for parking districts nos. 2, 31 4, a-nd 5, and
6.
(a) Except as otherwise provided in these land development regulations, when any building
or structure is erected or altered in parking districts nos. 2, 3, 4 and 5 accessory off-street
parking spaces shall be provided for the building, structure or additional floor area as follows.
There shall be no off-street parking requirement for uses in this parking district except for those
listed below:
(c) Except as otherwise provided in these land development regulations, when any building
or structure is erected or altered in parking district no. 6, off-street automobile parking spaces
shall be provided for the building, structure or additional floor area as follows. For uses not listed
below, the off-street parking requirement shall be the same as for parking district no. 1 in
section 130-32.
(1) Apartment buildinq and apartment-hotel:
a. 1.0 spaces per unit for units between 550 and 799 square feet;
b. 1.25 spaces per unit for units between 800 and 999 square feet;
c. 1.5 spaces per unit for units between 1000 and 1199 square feet;
d. 1.75 spaces per unit for units between 1200 and 1399 square feet:
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e. 2.0 spaces per unit for units between 1400 and 1599 square feet:
f. 2.25 spaces per unit for units above 1600 square feet.
g. Designated Guest parking: Developments of 20 units or less shall have no
designated quest parking requirements. Multi-family buildings and suites-hotels with
more than 20 units shall be required to provide supplemental designated quest
pang equal to ten percent of the required residential parking spaces.
h. Car Sharing: The minimum parking requirements listed in a — g above may be
reduced by 4 parking spaces for every 1 parking space reserved for a vehicle owned
and operated by an official car-share program sanctioned by the City of Miami
Beach, not to exceed a total of 4 car-share parking spaces or 20% of the total
number of required residential parking spaces, whichever is less
(2) Retail stores, food stores, personal service establishments: There shall be no
parking requirement for individual establishments of 2,500 square feet or less up to a
total aggregate square footage of 10,000 square feet per development site. For
individual establishments over 2,500 square feet or for development sites with a total
aggregate square footage of more than 10,000 square feet of these uses, there shall be
one space for every 300 square feet of floor area. A covenant running with the land,
approved by the City Attorney, shall be recorded to ensure that individual stores will not
be reconfigured internally in a way that would increase the minimum parking requirement
without conditional use approval and payment of a one-time parking impact fee for each
required parking space.
(3) Restaurant, outdoor cafe or bar. There shall be no parking requirement for individual
establishments of 60 seats or less or 1,500 square feet or less, whichever is -greater, up
to a total aggregate square footage of 5,000 square feet per development site. For
individual establishments over 60 seats or 1500 square feet, whichever is greater, or for
development sites with a total aggre-gate square footage of more than 5,000 square feet
of these uses, there shall be one space per four seats or one space per 60 square feet
of space not used for seating. A covenant running with the land, approved by the City
Attorney, shall be recorded to ensure that individual stores will not be reconfigured
internally in a way that would increase the minimum parking requirement without
conditional use approval and payment of a one-time parking impact fee for each required
parking space.
(4) Hotel, suites hotel, motel or motor lodge: One space per 2 units, however, suites
hotel units as defined in section 142-1105 that are greater than 550 square feet and that
contain full cooking facilities shall have the same parking requirement as apartment
buildings in (1) above. Required parking for hotel accessory uses shall be the same as
for(2) and (3) above:
(5) Offices: 1 space per 400 square feet of floor area. However, medical offices and
clinics or offices located on the ground floor shall provide one space per 300 square feet
of floor area. The minimum parking requirements for office uses may be reduced by up
to 20 percent in cases where the developer voluntarily proffers a restrictive covenant
running with the land, form approved by the City Attorney, ensuring that the required
office parking spaces shall be shared by all users in the building and shall not be
reserved for individual persons or tenants.
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(6) All non-residential uses: The minimum parking requirement may be reduced as
follows:
a. Centralized parking: The minimum parking requirement may be reduced for
properties located near a publicly accessible off-street parking facility according
to the following formulas: up to 30 percent within 500 feet, up to 20 percent within
1000 feet, up to 10 percent within 1200 feet. Such reduction shall be subiect to a
finding by the Planninq Director based upon a parking study provided by the
applicant that documents the availability of parking spaces within the publicly
accessible parking facility to serve the residual demand resulting from the
reduced number of on-site parking spaces, and the availability of safe and
convenient pedestrian access routes to the off-site parking supply. Distances
shall be measured along the pedestrian pathway between the pedestrian access
points for the subject uses and the parking facility. Additionally, in order for any
use to receive the above reduced rates a shuttle service shall be provided and
maintained, and an employee narking plan required, which shall be subject to the
review and approval of the Planning Department. Such employee parking plan
shall include mandatory measures to address employee parking, including but
not limited to provision of transit passes, carpool or vanpool programs, off-site
parking when available. monthly City parking passes, and/or other measures
intended to limit the impact of employee parking on surrounding neighborhoods.
b. Shared parking: Mixed use development is encouraged to utilize the Shared
Parking calculations in Section 130-221. Parking for residential uses may be
included in the Shared Parking calculation at a rate of 50% for daytime
weekdays, 70% for daytime weekends and 100% for all other times. Shared
Parkinq shall be designated by appropriate signage and markings. The Shared
Parkinq facility may be located off-site within 600 feet of the uses served, subject
to section 130-36.
C. CarpoolNanpool parking: The minimum parking requirement may be reduced by
3 parking spaces for every 1 parking space reserved for carpool or vanpool
vehicles registered with South Florida Commuter Services, not to exceed a
reduction of more than 10% of the off-street parking spaces that would otherwise
be required. The property manager must submit an annual report to the Planning
Director documenting the carpool/vanpool registration and ongoing participation
by registered users.
(7) Bicycle Parkinq. Short term and long term bicycle parking shall be provided for new
construction or substantial rehabilitation over 1,000 sq. ft. according to the minimum
standards in the table below and the "Guidelines for the Desiqn and Management of
Bicycle Parkinq Facilities" available from the Planning Department.
a. Short Term bicycle parkin_g(bicycle racks) serves people who leave their bicycles
for relatively short periods of time, typically for shopping, recreation, eating or
errands. Bicycle racks should be located in a highly visible location near the main
entrance to the use.
b. Low Term bicycle parking includes facilities that provide a high level of security
such as bicycle lockers, bicycle capes and bicycle stations. These facilities serve
people who frequently leave their bicycles at the same location for the day or
overnight.
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TABLE INSET
Land use Minimum short term bicycle Minimum long term bicycle
pang spaces (whichever parking spaces (whichever
is greater) is greater)
Commercial non-retail 4 per project or 1 per 1 per 10% of employees
10,000 sq. ft. 2 for 5,000 sq ft and under
3 for 5,001-20,000 sq. ft
6 for 20,001 —50,000 sq. ft.
10 for 50,000 sq. ft. and
over
Retail 1 per business, 4 per 1 per 10% of employees or
project or 1 per 5,000 sq. ft. 2 for 5,000 sq ft and under
3 for 5,001-20,000 sq. ft
6 for 20,001 —50,000 sq. ft.
10 for 50,000 sq. ft. and
over
Restaurants, bars, 1 per 10 seats or occupants 1 per 10% of employees
nightclubs
Hotel 2 per hotel or 1 per 10 1 per 10% of employees
rooms
Multifamily residential 4 per project or 1 per 10 1 per unit
units
C. Developers are encouraged to provide more than the minimum requirement as
appropriate for the particular uses in a building. The minimum required vehicular
parking shall be reduced by: 1 space for every 5 long term bicycle parking
spaces and 1 space for every 10 short term bicycle parking spaces, not to
exceed a total of 30 vehicular parking spaces or 15 percent of the required
vehicle parking spaces, whichever is less.
d. Nonresidential uses that provide showers and changing facilities for bicyclists
shall be exempted from vehicle parking requirements at a rate of 2 vehicle
parking spaces for each separate shower facility up to a maximum of 8 parking
spaces.
e. Short term bicycle parking spaces may be provided in the public right-of-way,
subject to design review, in situations where suitable space near the entrance to
the building or storefront is not available on private property. Bicycle parking in
the public right-of-way shall be subject to review and approval by the Public
Works Department and shall not encroach on the pedestrian throughway zone.
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SECTION 2. Repealer.
All ordinances or parts of ordinances and all section and parts of sections in conflict
herewith be and the same are hereby repealed.
SECTION 3. Codification.
It is the intention of the City Commission, and it is hereby ordained that the provisions of
this ordinance shall become and be made part of the Code of the City of Miami Beach as
amended; that the sections of this ordinance may be renumbered or relettered to accomplish
such intention; and that the word "ordinance" may be changed to "section" or other appropriate
word.
SECTION 4. Severability.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 5. Effective Date.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this 11th day of September , 2013.
a
MAYOR
ATTEST:
CITY CL RK
APPROVED AS TO
INCORP
ORATED: AND LANGUAGE
�N & FOR EXECUTION
City Attorney. Date
First Reading: May 8, 2013
Second Readin : Septembe 11, 2013
1
Verified by:
R chard 6 Lor ,er, AICP, LEED AP
Acting Planning Director
Underscore denotes new language
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COMMISSION ITEM SUMMARY
Condensed Title:
F ond Reading to consider an Ordinance Amendment creating Parking District No. 6 in the Alton
d corridor from 5th Street to Dade Boulevard.
Key Intended Outcome Supported:
Maintain strong growth management policies.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is"about the right amount."
Item Summa /Recommendation:
SECOND READING—Open and Continue
The proposed ordinance would amend the parking requirements by reducing or eliminating required
off-street parking for certain types of residential, office and commercial uses within the Alton Road
corridor from 5th Street to Dade Boulevard.
The subject Ordinance was approved at First Reading on May 8, 2013.
The Administration recommends that the City Commission open and continue the Ordinance to a date
certain of December 11, 2013.
Advisory Board Recommendation:
On September 28, 2010, the Planning Board transmitted the subject Ordinance to the City
Commission with a favorable recommendation by a vote of 5-0.
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least 5 years) of this
proposed legislative action, and estimated that the proposed Alton Road Parking District No. 5
ordinance will have a direct fiscal impact on parking impact fee revenue of approximately -$37,000
annually for existing retail and restaurant businesses that would no longer be required to pay the
annual fee-in-lieu of providing parking. In the future, there will be new businesses that qualify for the
parking exemption, thereby reducing potential future revenue to the parking impact fee fund.
However, this is expected to be more than offset by the incentive that this ordinance provides for
development of new businesses in the Alton Road corridor. New construction and rehabilitation is
expected to increase property tax and sales tax revenue to the City. Reduced parking requirements
in this ordinance are also expected to increase parking revenue, especially in the 5th and Alton
garage. Therefore, the long term net fiscal impact is expected to be positive.
City Clerk's Office Legislative Tracking:
Richard Lorber or Thomas Mooney
Sign-Offs:
Dep rtment Director Assistant City Manager City Manager
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MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Matti Herrera Bower and Mem lers of the y Commission
FROM: Jimmy L. Morales, City Manager
DATE: September 11, 2013
SECOND READING
SUBJECT: Alton Road Parking District No. 6
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE CODE OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 130 OFF-STREET
PARKING, ARTICLE II "DISTRICTS; REQUIREMENTS," SECTION 130-31
"PARKING DISTRICTS ESTABLISHED," CREATING A NEW PARKING
DISTRICT NO. 6, AND SECTION 130-33 "OFF-STREET PARKING
REQUIREMENTS FOR PARKING DISTRICTS NOS. 2, 39 4 AND 5," BY
ADDING NEW PARKING REGULATIONS FOR PARKING DISTRICT NO. 69
FOR PROPERTIES WITH A LOT LINE ON ALTON ROAD FROM 5TH
STREET TO DADE BOULEVARD, INCLUDING A REDUCTION IN OFF-
STREET PARKING REQUIREMENTS FOR CERTAIN LAND USES AND
BICYCLE PARKING REQUIREMENTS; PROVIDING FOR CODIFICATION;
REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
Open and Continue the Ordinance to a date certain of December 11, 2013.
BACKGROUND
In the Summer of 2006 the Historic Preservation Board initiated the westward expansion
of the Flamingo Park Local Historic District to the east right-of-way line of Alton Road
between 6th Street and 14th Street in order to protect the character of the adjacent
National Register Historic District as well as the historically significant but yet
unprotected properties along this stretch of Alton Road. It was noted by the board that
recent commercial development trends along Alton Road could significantly adversely
impact the quality of life and historic integrity of the National Register Historic District
thereby undermining the cultural tourism appeal and quality of life of the city.
At the same time the Historic Preservation Board requested the Planning Department to
initiate a major planning study of the Alton Road Corridor, including both sides of the
road between 5th Street and Michigan Avenue, which should include an analysis and
evaluation of existing uses and conditions, historically significant properties, permitted
building heights, allowable FAR, parking conditions and requirements, the efficacy of
current zoning, and the character of the public right-of-way with regard to pedestrian
amenities, convenient means of transit, and quality of landscape.
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 2 of 9
The board further requested that the Planning Department organize and advertise a
series of community planning workshops, inviting members of the Historic Preservation
Board and the Planning Board, in order to gain public input and insight from local
business owners and residents so that the Department might develop a comprehensive
set of planning and zoning recommendations for future development and preservation
along the corridor that would enable healthy future growth and development without
overwhelming or adversely impacting the historic character of the area.
On January 16, 2008, the Mayor and City Commission approved Ordinance No. 2008-
3592, expanding the boundaries of the Flamingo Park Historic District westward
expansion to Alton Road between 8 Street and 14 Street; and on January 28, 2009, the
Mayor and City Commission approved Ordinance No. 2008-3592, expanding the
boundaries of the Flamingo Park Historic District westward expansion to Alton Road
between 6 Street and 8 Street
The Planning Department conducted an analysis of existing conditions, issues and
opportunities in the Alton Road corridor and held a community planning workshop on
August 20, 2008 to receive community input on land use, zoning, business development,
parking, transit and pedestrian/bicycle amenities. On January 27, 2009, the Planning
Department presented preliminary findings and recommendations for the Alton Road
Neighborhood Planning Study to the Planning Board. On February 26, 2009, the
Planning Department and the Planning Board held a second community planning
workshop on the Alton Road Neighborhood Planning Study to receive community input.
During the Planning Board meetings on April 21, 2009, May 26, 2009 and August 25,
2009, the Planning Department staff held additional detailed discussions with the Board
on the proposed zoning modifications for the east side of Alton Road in the Flamingo
Park Historic District, known as the Alton Road Historic District Buffer Overlay District.
The analysis provided by staff included recommendations for increased building
setbacks and reduced building height, all of which depended upon reduced on-site
parking requirements to achieve the maximum Floor Area Ratio of 1.5. During the
September 22, 2009 Planning Board discussion item, staff presented specific
recommendations for reducing the parking requirements. Those recommendations have
been incorporated into the proposed Alton Road Parking District ordinance.
On September 28, 2010, the Planning Board voted 5-0 to recommend approval of the
ordinance creating Parking District #6 (formerly known as Parking District #5) for the
Alton Road corridor.
On November 17, 2010, the ordinance was scheduled for first reading. The Mayor and
City Commission continued the first reading to the January 19, 2011 meeting and
referred the item to the Land Use and Development Committee for discussion. The
LUDC deferred the item on January 31, 2011, February 23, 2011, and April 21, 2011.
On May 18, 2011 the LUDC moved the Parking District #6 ordinance to pending items
based upon failure of various stakeholders to agree on details of the proposed Alton
Road Historic District Buffer Overlay district. The proposed parking district was not
discussed.
On September 19, 2012, the LUDC discussed the parking district and directed staff to
reschedule the item for the November meeting along with its original companion item,
the Alton Road Historic Buffer Overlay District. The matter was continued in November
and on January 23, 2013; the Ordinance was transmitted by the Land Use Committee to
the full City Commission with a favorable recommendation.
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 3 of 9
ANALYSIS
The proposed Alton Road Parking District, entitled Parking District #6, can be classified
as "context-specific parking standards" also known as "flexible parking standards", which
are modeled after a national movement to set parking standards to fit the characteristics
of specific neighborhoods. Citywide parking standards may not always fit the conditions
in a particular neighborhood or the long term vision of how that neighborhood should
develop. Context sensitive or flexible parking requirements are based on certain
considerations such as access to transit, presence of nearby complementary
destinations with walking/biking distance, potential for shared parking, auto-ownership
rates in the neighborhood, expected demographics of future residents, implementation of
programs to reduce demand for parking and availability of public parking.
The Alton Road corridor scores high marks in all of the considerations listed above.
Parking District #6 has been tailored to meet the following neighborhood-specific
objectives, as identified during the neighborhood planning process:
1. To minimize the height and bulk of new buildings where required vehicle parking
would be located inside the building.
2. To encourage development of commercial uses that are oriented to local
neighborhood customers and employees who could walk or ride bicycles, rather
than those uses that would attract a large number of vehicle trips.
3. To promote the development of smaller, more affordable housing units.
4. To enable automobile drivers to park once at a convenient location and to access
a variety of commercial enterprises in pedestrian friendly environments by
encouraging shared parking and off-site parking.
5. To reduce diffused, inefficient, single-purpose reserved parking.
6. To provide secure bicycle parking for employees, customers and residents.
Parking District #6 would also support the draft Transportation Element of the City of
Miami Beach Comprehensive Plan, which contains the following policies:
Policy 8.5: Maximum Parking Standards
The City shall examine the economic, transportation and recreational impact of
strategically limiting parking in certain areas, as a means to reinforce alternative
modes of transportation.
Policy 8.7: Bicycle Parking
The City shall require all new developments to provide secure short term and long
term bicycle parking in the form of bicycle racks, bicycle lockers, locked rooms or
other appropriate enclosures as a way of reducing the demand for automobile
parking.
Policy 8.9: Monitoring Supply and Demand
The City shall continuously monitor and update the parking requirements in the
Land Development Regulations to result in a better ratio of supply to demand which
implements innovative parking strategies in commercial areas to promote multi-
modalism.
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 4 of 9
Policy 6.1: Transportation Systems Management
The City shall encourage appropriate TSM strategies to improve the mobility systems
efficiency, effectiveness and safety. These may include but are not limited to:
• Traffic management and traffic monitoring programs
• Incident management
• Congestion management
• Access management
• Parking policies which discourage single-occupancy vehicles
• The encouragement of carpools, vanpools or ridesharing
• Programs or projects that improve traffic flow, including projects to improve
signalization
• On road bicycle lanes, bicycle parking, and bicycle amenities at commercial
and residential uses
• Improve intersections, and implement Intelligent Transportation Systems
(ITS) strategies, including Pedestrian oriented intersection design strategies
• Pedestrian countdown signals
Policy 6.2: Transportation Demand Management
The City shall encourage appropriate TDM strategies to improve the mobility
systems efficiency, effectiveness and safety. These may include but are not limited
to efforts to reduce the dependence on single-occupant vehicle trips, and the
encouragement of the use of bicycle, pedestrian and transit modes as a means of
commuting and recreational mobility. These may include, but are not limited to:
• carpools,
• van pools,
• demand response service,
• paratransit services (for special needs population),
• public/private provision of transit service,
• bike sharing, or shared car initiatives,
• provision of bicycle racks
• provision of parking for carpools
• alternative hours of travel, including flexible work hours, staggered work shifts,
compressed work weeks and telecommuting options,
• subsidy of transit fares,
• used of long term parking to be developed at City's entry points,
• shared vehicular and pedestrian access for compatible land uses, where
possible,
• shared parking agreements for compatible land uses, where possible,
• provision of transit amenities,
• car share vehicle parking.
The following is an explanation of each section of the proposed ordinance.
Boundaries: The proposed parking district No. 5 includes those properties with a lot line
on Alton Road from 5 Street on the south to Dade Boulevard on the north with the
exception of properties included in parking district No. 2 (Lincoln Road). Analysis shows
that all properties in this corridor segment share common characteristics with respect to
parking needs and future development objectives.
Residential parking: The proposed ordinance would to reduce parking requirements for
new residential construction or for increasing the number of units in an existing building.
The proposed parking ratios are based on the size of the units with small incremental
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 5 of 9
increases in the required number of parking spaces as the unit sizes get larger. These
ratios will more closely mirror the actual size of existing apartment units and the rate of
vehicle ownership within the neighborhood. Data from the 2000 Census shows that over
36% of the households in the study area had no car at all and another 51% owned only
1 car. The reduced parking requirement for smaller apartments will help to reduce the
cost of those units, which supports an important objective for housing affordability.
The Planning Department recently reevaluated the residential parking ratios
recommended in the November 17, 2010 ordinance and determined that they should be
adjusted to a slightly higher requirement to account for the parking needs of any
potential large scale residential development. The revised residential parking ratios are
also similar to the adopted parking ratios for the North Beach Town Center TC zoning
district.
Following is a comparison of the minimum required parking spaces per dwelling unit for
the existing zoning code, the 2010 proposed ordinance and the 2013 revised
recommendation.
Unit Size (sq. ft.) 550-799 800-999 1000-1199 1200-1399 1400-1599 1600 +
Existing Code 1.5 1.5 1.75 2.0 2.0 2.0
2010 .75 1.0 1.25 1.5 1.75 2.0
2013 1.0 1.25 1.5 1.75 2.0 2.25
Further reductions in the minimum residential parking requirements are available on a
voluntary basis for parking spaces dedicated to an official car sharing program. The
recommended reduction would be 4 parking spaces for every 1 parking space reserved
for a vehicle owned and operated by an official car-share program sanctioned by the City
of Miami Beach, not to exceed a total of 4 car-share parking spaces or 20% of the total
number of required residential parking spaces, whichever is lower.
Retail stores, food stores and personal service establishments: The first 2,500 square
feet for each individual establishment is proposed to be exempted from any parking
requirement up to a total aggregate square footage of 10,000 square feet per
development site. The theory behind this is that generally, smaller businesses will be
catering to the local residential market, where many of the customers currently access
the businesses by walking, bicycling or the South Beach Local. Attracting locally-
oriented businesses is an objective identified during the Alton Road neighborhood
planning process. This is a more targeted parking exemption than that which is used in
parking districts 2, 3, and 4, where all retail/service uses are exempted from parking
requirements. Any portion of an establishment over 2,500 sq. ft. or over a total
aggregate square footage of 10,000 sq. ft. will be subject to the existing parking
requirement of 1:300.
At the request of Mayor Bower, the Administration prepared alternate language for
consideration by the LUDC that would require a minimum of 2 parking spaces for each
establishment of 2,500 square feet or less. This would translate to 1 - 3 parking spaces
for each store under 2,500 square feet, depending upon the size of each store. See
attached summary.
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 6 of 9
Examples of ro osed Retail parking reduction
Total retail Number of Number of Proposed Mayor's Existing
-sq. ft. in stores stores @ Parking Dist Alternate parking
building total 2,500 sq.ft. #6 required proposal (min space
s aces 2 per store) requirement
10,000 6 6 0 12 34
10,000 4 4 0 8 34
10,000 3 2 9 13 34
10,000 2 1 17 19 34
10,000 1 0 25 25 34
20,000* 8 8 34 42 67
20,000* 5 4 34 42 67
20,000* 5 2 43 47 67
20,000* 2 1 51 53 67
* Note that only the first 10,000 sq. ft. are eligible for parking reduction
Subsequent to the September 19, 2012 LUDC meeting, the Administration reevaluated
the recommendation for parking reductions for retail stores, food stores and personal
service establishments and determined that it should be revised to apply only to
development sites with a total of 10,000 square feet or less of these uses. In addition,
the revised recommendation would remove the incremental reduction for individual
stores that are over 2,500 sq. ft. but less than 10,000 sq. ft. Therefore, the revised
tables of example retail development sites would look like this:
REVISED Exam les of proposed Retail p rking reduction
Total retail Number of Number of Proposed Mayor's Existing
sq. ft. in stores stores @ Parking Dist Alternate parking
building total 2,500 sq.ft. #6 required proposal (min space
or less spaces 2 per store) requirement
10,000 6 6 0 12 34
10,000 4 4 0 8 34
10,000 3 2 17 21 34
10,000 2 1 25 27 34
10,000 1 0 34 34 34
10,001* 7 6 34 34 34
10,001* 4 2 34 34 34
10,001* 2 1 34 34 34
20,000* 12 12 67 67 67
20,000* 12 1 67 67 67
* Note that only development sites with a maximum of 10,000 sq. ft. are eligible for
parking reduction
Restaurant, outdoor cafe or bar: The first 1,500 square feet or 60 seats (up to a total
aggregate square footage of 5,000 square feet per development site) are proposed to be
exempted from any parking requirement. The logic is the same as for retail/service uses
except that the occupancy is much higher per square foot in food and drink
establishments. Any portion of an establishment over 1,500 square feet or 60 seats (or
over a total aggregate square footage of 5,000 sq. ft.) will be subject to the existing
parking requirement of 1 space per 4 seats or 1 space per 60 square feet of space not
used for seating.
At the request of Mayor Bower, the Administration prepared alternate language for
consideration by the LUDC that would require a minimum of 1 space per 12 seats and 1
Commission Memorandum
Alton Road Parking District 6
September 11, 2093 Page 7 of 9
space per 180 square feet of standing area in a bar not utilized for seating for the first 60
seats or 1,500 square feet of floor area in each establishment. See attached summary.
Hotel, suites hotel, motel or motor lodge: The proposed ordinance would require a
minimum of 1 space per 2 units, which is half of the existing requirement of 1 space per
unit. This is based on the assumption that hotel guests generally do not need a car in
this neighborhood, and that most of the employees will access the site by walking,
bicycling or transit.
Offices: The proposed minimum parking requirement for office space is the same as the
existing requirement (1:400 and medical 1:300). However, a reduction of 20% is
available in exchange for a voluntary covenant ensuring that there will be no reserved
parking for individual tenants.
Centralized parking: This option is available to non-residential development located
near a publicly accessible parking facility (public or private-owned), provided that a
parking study demonstrates that there are a sufficient number of parking spaces
available to serve the subject development. The proposed reduction in the minimum
parking requirement is based upon distance from the off-site facility: 30% for sites within
500 feet, 20% for sites within 1000 feet and 10% for sites within 1200 feet. This policy
supports the efficient use of centralized parking facilities and encourages customers to
park their car once and walk to a variety of destinations in the commercial district, rather
than driving to multiple private parking lots. The Administration recommends a
clarification to this paragraph stating that distances shall be measured along the
pedestrian pathway between the pedestrian access points for the subject uses and the
parking facility.
Shared parking: Section 130-221 of the City code currently provides a parking reduction
for mixed-use developments based upon the day and time of peak parking demand for
each type of land use. However, it does not include residential uses and does not allow
off-site parking. Parking district No. 5 would add residential uses to the shared parking
calculation at a rate of 50% utilization for daytime weekdays, 70% utilization for daytime
weekends, and 100% utilization for nighttime. The proposed ordinance would also allow
the shared parking spaces to be located off-site within 600 feet.
Carpool and vanpool parking: The proposed ordinance would reduce the minimum
parking requirement by 3 parking spaces for every 1 parking space reserved for carpool
or vanpool vehicles registered with South Florida Commuter Services, not to exceed a
reduction of more than 10% of the off-street parking spaces that would otherwise be
required. The property manager must submit an annual report to the Planning Director
documenting the carpool/vanpool registration and ongoing participation by registered
users. This option is limited to non-residential uses, whereas the residential uses have
the car-sharing option described above.
Bicycle parking: The proposed ordinance would introduce minimum parking
requirements for bicycles, including short term spaces (bicycle racks) for customers and
long term spaces for employees and residents. The long term spaces would require
more security such as being located in a fenced area or inside the building. The bicycle
parking requirements are based on the LEED (Leadership in Energy and Environmental
Design) standards for neighborhood development. They are an important complement to
the reduced vehicle parking requirements in parking district No. 5. The Administration
envisions these bicycle parking standards to be a model for the entire city.
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 8 of 9
The minimum required vehicular parking would be reduced by: 1 space for every 5 long
term bicycle parking spaces and 1 space for every 10 short term bicycle parking spaces,
not to exceed a total of 30 vehicular parking spaces or 15 percent of the required vehicle
parking spaces, whichever is less.
Historic Buildings: A change of use or alteration to contributing buildings in historic
districts does not require parking, unless additional floor area is added to the building.
This is an important principle that has existed in the City Code for many years to
promote historic preservation. The proposed Parking District #6 would not affect that
provision of the Code.
The Alton Road Parking District No. 6 ordinance is designed to fit the context-specific
conditions in the Alton Road corridor such as convenient access to transit, walking/biking
distance to multiple destinations, low auto-ownership rates in the neighborhood, and
availability of public parking. It is also based on neighborhood-specific planning
objectives listed at the top of page-3 in this memo such as to encourage smaller, more
affordable housing units and the growth and development of small, neighborhood
serving business.
PLANNING BOARD REVIEW
On September 28, 2010, the Planning Board held a public hearing on the proposed
ordinance and recommended approval, as amended, by a 5-0 vote. It should be noted
that the revisions requested by Mayor Bower were not reviewed by the Planning Board.
FISCAL IMPACT
In accordance with Charter section 5.02, which requires that the "City of Miami Beach
shall consider the long-term economic impact (at least 5 years) of proposed legislative
actions," this shall confirm that the City Administration evaluated the long-term economic
impact (at least 5 years) of this proposed legislative action, and estimated that the
proposed Alton Road Parking District No. 5 ordinance will have a direct fiscal impact on
parking impact fee revenue of approximately -$37,000 annually for existing retail and
restaurant businesses that would no longer be required to pay the annual fee-in-lieu of
providing parking. In the future, there will be new businesses that qualify for the parking
exemption, thereby reducing potential future revenue to the parking impact fee fund.
However, this is expected to be more than offset by the incentive that this ordinance
provides for development of new businesses in the Alton Road corridor. New
construction and rehabilitation is expected to increase property tax and sales tax
revenue to the City. Reduced parking requirements in this ordinance are also expected
to increase parking revenue, especially in the 5th and Alton garage. Therefore, the long
term net fiscal impact is expected to be positive.
UPDATE &SUMMARY
The revisions that have been suggested herein to the original 2010 version of the Alton
Road Parking District No. 6 ordinance include:
(1) an increase in the residential parking ratios;
(2) a limitation on the total number of parking spaces that can be reduced in exchange
for car-share parking and bicycle parking and;
(3) a limitation on the retail parking reductions to small stores within aggregations of
10,000 sq. ft. or less and to small restaurants within aggregations of 5,000 sq. ft. or less.
These changes resulted from a more detailed analysis of the potential parking
requirements for large-scale development in the Alton Road corridor, which was thought
to be limited to small sites when the original studies were conducted.
Commission Memorandum
Alton Road Parking District 6
September 11, 2013 Page 9 of 9
Also, as indicated previously, as part of the review process by the land Use Committee for
the proposed Ordinance, Mayor Bower suggested that some of the parking requirements for
specific uses be adjusted, as noted in the attached summary.
The subject Ordinance was approved a First Reading on May 8, 2013. Prior to Second
Reading, the Commission requested that additional requirements be imposed for the
proposed reduced parking rates, inclusive of a shuttle service and a detailed employee
paring plan. Staff has incorporated these changes into the revised Ordinance. The employee
parking plan must include mandatory measures to address employee parking, including but
not limited to provision of transit passes, carpool or vanpool programs, off-site parking when
available, monthly City parking passes, and/or other measures intended to limit the impact of
employee parking on surrounding neighborhoods.
The proposed parking ordinance was a companion item to the Alton Road Historic
District Buffer Overlay district. As such, it is specifically designed to offset the extra
requirements and restrictions of the Overlay district designed to protect the adjacent
Flamingo Park Historic District. Ideally these two ordinances should be adopted together
because they support one another. However, the Administration believes that the Alton
Road Parking District No. 6 ordinance is valid as a standalone ordinance because it is
based on the planning principles described in this memo.
The subject Ordinance was considered at second reading on June 5, 2013 and
continued to September 11, 2013. The Commission requested that a parking analysis of
the area be performed, in order to better gauge the impact of the proposed ordinance.
The City received a proposal from Walker Parking to perform a parking study, in a
phased approach, related to the Commission's request. At the July 17th, 2013 City
Commission meeting, the Walker Parking proposal was referred to the Finance and City
Wide Projects Committee (FCWPC) for discussion and direction. The next non-budget
related FCWPC meeting will be held on September 19th, 2013. Assuming that the Walker
Parking item is on this agenda, the study results should be ready several months later,
or sometime in late November or early December.
In light of the schedule for the proposed parking study, it is not likely that the results
would be available before the December City Commission meeting. Therefore it is
recommended that the item be continued to the December 11, 2013 Commission
meeting.
CONCLUSION
The Administration recommends that the City Commission Open and Continue the
subject Ordinance to a date certain of December 11, 2013.
(`L
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T:\AGENDA\2013\September 11\Alton Road Parking Dist 6-MEM 2nd Read OC.docx
Proposed options for amending the ordinance responding to comments by
Mayor Bower:
Retail stores, food stores, personal service establishments: There shall be a minimum of 2
parking spaces for each individual establishment of 2,500 square feet or less.
Restaurant, outdoor cafe or bar.- For individual establishments of 60 seats or less or 1,500
square feet or less, whichever is greater, there shall be a minimum of 1 space per 12 seats and
1 space per 180 square feet of standing area in a bar not utilized for seating. (Note: For small
neighborhood restaurants and bars, this would require approximately one third of the parking
spaces required in the current code.)