Ordinance 2019-4304Accessory Dwelling Units (ADU) -Comprehensive Plan Amendment
ORDINANCE NO. 2019-4304.
AN ORDINANCE AMENDING THE CITY OF MIAMI BEACH YEAR 2025
COMPREHENSIVE PLAN, BY AMENDING CHAPTER 1, ENTITLED "FUTURE
LAND USE ELEMENT;" OBJECTIVE 1, ENTITLED "LAND DEVELOPMENT
REGULATIONS," AT POLICY 1.2, "SINGLE FAMILY RESIDENTIAL
CATEGORY(RS)," TO ALLOW FOR ACCESSORY AND CONDITIONAL USES
AS PROVIDED FOR IN THE LAND DEVELOPMENT REGULATIONS AND TO
PROVIDE THAT ACCESSORY DWELLING UNITS DO NOT COUNT TOWARDS
MAXIMUM DENSITY LIMITS; AND AMENDING CHAPTER 3, ENTITLED
HOUSING ELEMENT," OBJECTIVE 1, ENTITLED "CREATION AND/OR
PRESERVATION OF AFFORDABLE HOUSING" AND "OBJECTIVE 3,"
ENTITLED "ADEQUATE SITES AND DISTRIBUTION OF HOUSING FOR VERY
LOW TO MODERATE-INCOME HOUSEHOLDS; AND ADEQUATE SITES FOR
MOBILE AND MANUFACTURED HOMES," TO PROVIDE FOR THE
DEVELOPMENT OF ACCESSORY DWELLING UNITS IN ORDER TO
ENCOURAGE THE DEVELOPMENT OF HOUSING AT AN ATTAINABLE
RATE; AND PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN,
TRANSMITTAL, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, the Land Use and Housing Elements of the Miami Beach Comprehensive
Plan include policies to incentivize the development and retention of workforce and affordable
housing; and
WHEREAS, the City of Miami Beach (the"City")finds that there is a shortage of affordable
rentals within the City limits; and
WHEREAS, an "accessory dwelling unit" is an independent living quarter that is accessory
to a single-family detached dwelling; and
WHEREAS, the City finds that allowing accessory dwelling units in single-family
residential areas, subject to certain specified conditions, provides additional housing
opportunities, including workforce and affordable housing, while providing an extra source of
income to homeowners; and
WHEREAS, the amendments set forth below are necessary to accomplish all of the above
objectives.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. The following amendments to the City's 2025 Comprehensive Plan Future Land
Use Element are hereby adopted:
CHAPTER 1
FUTURE LAND USE ELEMENT
OBJECTIVE 1: LAND DEVELOPMENT REGULATIONS
Policy 1.2
The land development regulations which implement this Comprehensive Plan shall, at a minimum,
be based on and be consistent with s. 163.3202, F.S., and shall further be based on the following
standards for land use category, land use intensity and land use:
Single Family.Residential Category(RS)
Purpose: To provide development opportunities for and to enhance the desirability and quality of
existing and new single family residential development.
Uses which may be permitted: Single family detached dwellings.
Other uses which may be permitted are accessory uses specifically authorized in this land use
category, as described in the Land Development Regulations, including Accessory Dwelling Units,
which are required to be subordinate to the main use; and conditional uses specifically authorized
in this land use category, as described in the Land Development Regulations, which are required
to go through a public hearing process as prescribed in the Land Development Regulations of the
Code of the City of Miami Beach.
Density Limits: 7 residential units per acre. Accessory Dwelling Units shall not count towards the
maximum density limit.
Intensity Limits: Intensity may be limited by such set back, height, floor area ratio and/or other
restrictions as the City Commission acting in a legislative capacity determines can effectuate the
purpose of this land use category and otherwise implement complementary public policy.
SECTION 2. The following amendments to the City's 2025 Comprehensive Plan Housing
Element are hereby adopted:
CHAPTER 3
HOUSING ELEMENT
OBJECTIVE 1: CREATION AND/OR PRESERVATION OF AFFORDABLE HOUSING
Policy 1.9
The City shall provide for the development of Accessory Dwelling Units in the "Single Family
Residential Category" future land use designation in order to encourage the development of
housing that is affordable to the workforce, and very low to moderate-income persons, subject to
the restriction in the Land Development Regulations.
OBJECTIVE 3: ADEQUATE SITES AND DISTRIBUTION OF HOUSING FOR VERY LOW TO
MODERATE-INCOME HOUSEHOLDS; AND ADEQUATE SITES FOR MOBILE AND
MANUFACTURED HOMES.
Policy 3.6
The City shall provide for the development of Accessory Dwelling Units in the "Single Family
Residential Category" future land use designation in order to encourage the development of
housing that is affordable to the workforce, and very low to moderate-income persons that is
distributed throughout the City, subject to the restriction in the Land Development Regulations.
II
SECTION 2. REPEALER.
All Ordinances or parts of Ordinances in conflict herewith be and the same are hereby repealed.
SECTION 3. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall
not be affected by such invalidity.
SECTION 4. CODIFICATION.
It is the intention of the City Commission that this Ordinance be entered into the Comprehensive
Plan, and it is hereby ordained that the sections of this Ordinance may be renumbered or re-
lettered to accomplish such intention; and that the word "ordinance" may be changed to "section"
or other appropriate word. The Exhibits to this Ordinance shall not be codified, but shall be kept
on file with this Ordinance in the City Clerk's Office.
SECTION 5. TRANSMITTAL.
The Planning Director is hereby directed to transmit this ordinance to the appropriate state,
regional and county agencies as required by applicable law.
SECTION 6. EFFECTIVE DATE.
This ordinance shall take effect 31 days after the state land planning agency notifies the City that
the plan amendment package is complete pursuant to Section 163.3184(3), Florida Statutes.
PASSED AND ADOPTED this day of OG 6/er 2019.
ATTEST:
Dan -I•er Mayor
Rafael . Gran do, C y Jerk rfr
INCORP ORATD
0.0
APPROVED AS TO
l E FORM & LANGUAGE
O ' &FO EXECUTION
Verified By: i,;? orf
Thomas R. Mooney, AICP , 11 26 <=/ p
Planning Director T^ City Attorney
Sponsor: Commissioner Ricky Arriola]
T:\Agenda\2019\10 October 16\Planning\Accessory Dwelling Units COMP PLAN-Second Reading ORD.docx
Ordinances-R5 G
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Jimmy L. Morales, City Manager
DATE: October 16, 2019
11:10 a.m. Second Reading Public Hearing
SUBJECT:ACCESSORY DWELLING UNITS (ADU) - COMPREHENSIVE PLAN
AMENDMENT
AN ORDINANCE AMENDING THE CITY OF MIAMI BEACH YEAR 2025
COMPREHENSIVE PLAN, BY AMENDING CHAPTER 1, ENTITLED
"FUTURE LAND USE ELEMENT;" OBJECTIVE 1, ENTITLED "LAND
DEVELOPMENT REGULATIONS," AT POLICY 1.2, "SINGLE FAMILY
RESIDENTIAL CATEGORY (RS)," TO ALLOW FOR ACCESSORY AND
CONDITIONAL USES AS PROVIDED FOR IN THE LAND DEVELOPMENT
REGULATIONS AND TO PROVIDE THAT ACCESSORY DWELLING UNITS
DO NOT COUNT TOWARDS MAXIMUM DENSITY LIMITS;AND AMENDING
CHAPTER 3, ENTITLED "HOUSING ELEMENT," OBJECTIVE 1, ENTITLED
"CREATION AND/OR PRESERVATION OF AFFORDABLE HOUSING" AND
"OBJECTIVE 3," ENTITLED "ADEQUATE SITES AND DISTRIBUTION OF
HOUSING FOR VERY LOW TO MODERATE-INCOME HOUSEHOLDS; AND
ADEQUATE SITES FOR MOBILE AND MANUFACTURED HOMES," TO
PROVIDE FOR THE DEVELOPMENT OF ACCESSORY DWELLING UNITS
IN ORDER TO ENCOURAGE THE DEVELOPMENT OF HOUSING AT AN
ATTAINABLE RATE; AND PROVIDING FOR INCLUSION IN THE
COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER, SEVERABILITY,
AND AN EFFECTIVE DATE.
RECOMMENDATION
The administration recommends that the City Commission adopt the subject ordinance.
ANALYSIS
HISTORY
On November 14, 2018, at the request of Commissioner Ricky Ardola, the City Commission
referred a discussion item pertaining to accessory dwelling units (ADU's) in single family
districts to the Land Use and Development Committee (Item C4 0). On February 20, 2019, the
Land Use and Development Committee (LUDC) discussed the proposal and recommended
that the administration draft an ordinance. The LUDC continued the item to the April 3, 2019
meeting.
On April 3, 2019, the LUDC discussed the proposed ordinances and recommended that the
Page 1301 of 2557
City Commission refer the ordinances to the planning board. On April 10, 2019 the City
Commission referred the subject ordinances to the Planning Board (Item C4 AC).
PLANNING ANALYSIS
Accessory Dwelling Units (ADU's) are small living units that have their own kitchen and
bathroom facilities and are on the same property as a single-family home. They are often rented
out to provide a family with extra income or made available to a relative looking for additional
privacy. Such units can either be attached or detached from the home. They may also be known
as granny flats, cottage houses, or secondary dwelling units. It was popular to include such units
as part of single-family homes in the early 20th century, including within Miami Beach. However,
such units fell into disfavor after World War II when development patterns shifted to a more
suburban style, and many cities began to prohibit them.
With rising housing costs in urban areas, many cities are reintroducing the ability to build AD U's
in single family areas. This is intended to provide housing that is more attainable to the
workforce and to provide homeowners an extra source of income which can help them maintain
their homes. Some of the cities that currently allow ADU's include: Austin, TX; Boulder, CO;
Miami, FL (certain neighborhoods — ex. Buena Vista); Minneapolis, MN; Portland, OR; and
Seattle, WA. In addition, all cities in California are required to allow for the construction of
ADU's.
City of Miami Beach
Section 142-905 of the Miami Beach Land Development Regulations (LDR's) permits
"Guest/servants quarters" as an accessory use in Single Family Districts. "Guest/servants
quarters" are defined as:
living quartets within a detached or semi-detached accessory building located on the same
lot with the main building for use by temporary guests or servants of the occupants of the _
premises. Such quarters shall not have separate utility meters, shall not be rented or
otherwise used as a separate dwelling or have cooking facilities except as set forth in
section 142-905.
A separate cooking facility is only allowed when the residence contains at least 3,600 square
feet of floor area.
Many single-family homes in Miami Beach already contain guest/servant quarters, which are
similar in scale and location to ADU's.The difference between the two is that guest/servant
quarters cannot be rented out, and as such they do not provide income for homeowners, nor
housing that more attainable to the City's workforce.
Currently, the City's Comprehensive Plan includes several incentives to develop workforce and
affordable housing in multifamily areas, such as increased density, reduced unit sizes, and
parking reductions. Allowing AD U's would be consistent and follow the same path as the
previously approved incentives.
California Government Code
The State of California has gone further than the State of Florida in this regard and mandated
that all local governments in the State allow ADUs to be built in all zoning districts that allow
single-family uses. It provides for administrative approval of such units and allows local
Page 1302 of 2557
governments to establish setbacks, lot coverage, minimum and maximum unit sizes, and other
requirements. However, it provides that parking requirements not exceed one space per unit or
one bedroom, whichever is less, and no parking if the unit is within one-half mile of public transit,
or in an historic district. It also allows for such units to be detached from the primary home or
converted from an existing garage. Additionally, the code allows a city the option of requiring
owner occupancy of either the primary home or the accessory dwelling unit.
City of Miami Zoning Ordinance(Miami 21 Code)
The City of Miami underwent a process of creating and adopting a new zoning code, known as
the Miami 21 Code, between 2005 and 2009. As part of the process, homeowners'
associations in the City were consulted to determine if they had an interest in allowing ADU's.
Several responded that they did want them, and those neighborhoods received a single-family
zoning designation that also allowed for ADU's.
The T3-L (Sub-Urban Transect — Limited) district is the single-family district that allows for
ADU's. The code provides that the ADU be a maximum size of 450 square feet, only be
ancillary to single-family residences, must be architecturally harmonious with the primary home,
that a minimum of one parking space be provided, and that any façade abutting another property
only utilize clerestory windows along that façade to ensure that a neighbor's privacy is not
impacted. Additionally, the Code requires that the principal dwelling be owner occupied in order
to be able to allow for rental of the ADU.
PLANNING BOARD REVIEW
On May 21, 2019, the Planning Board held a public hearing and transmitted the ordinance to the
City Commission with a favorable recommendation by a vote of 7-0.
•
SUMMARY
The Affordable Housing Advisory Committee recently passed a motion supporting the
legalization of accessory dwelling units within the City to encourage workforce/affordable
housing. Several cities are allowing ADUs in order to allow more housing options in light of
increasing housing costs. Staff believes that ADU's would be a worthwhile and practical tool for
addressing workforce and affordable housing in the City.
On February 20, 2019, the LUDC discussed the proposal and recommended that the
administration draft an ordinance, which provided for the following, all of which are included ;n
the attached amendment to the LDR's:
1. That ADU's be allowed in all single-family neighborhoods.
2. That the rental of ADU's be limited to homesteaded or owner-occupied properties.
3. That the rental of ADU's for over six months and one day.
Theproposed ordinance allows for accessorydwellingunits to be attached or detached from
the primary home, provided it does not affect the single-family appearance of the residence.
Additionally, it provides additional size limitations for ADU's that are consistent with the existing
requirements for accessory buildings, with a minimum size requirement of 200 square feet.
lid
Staff believes that the 200 square foot minimum proposed will be sufficient as the actual size of
the unit can be a percentage of the main home. This is the current regulation for accessory
structures and it makes sense as the main home needs to be a minimum size to have a
Page 1303 of 2557
functional ADU.
Because such structures will be habitable, the amendment provides that the height of accessory
buildings be measured from the base flood elevation (B FE) plus a freeboard of one (1)foot, to
ensure that they are resilient to sea level rise and that they can comply with life-safety
requirements of the Florida Building Code and the City Code.
There is also a provision in the proposed ordinance that would allow for the grandfathering of
existing accessory structures, built prior to January 1, 2019, provided the ADU is not expanded
in size. All applicable development regulations, including lot size and setbacks, are addressed
within the accessory structure's development regulations.
The subject comprehensive plan amendment authorizes ADU's as an accessory use in the
"Single Family Residential Category" within the Land Use Element and states that such units will
contribute to the City's efforts to encourage the development of workforce and affordable
housing within the Housing Element.
Finally, when the City Commission referred the ordinances on April 10, 2019, direction was
given to explore the feasibility of accommodating rental periods of less than six months for
ADU's. The City Attorney has researched this and determined that rental periods of less than
six months would not be permissible under the current City code.
UPDATE
On June 5, 2019, the City Commission approved the subject ordinance at first reading. Upon
approval, the administration transmitted the proposed comprehensive plan amendment to the
state review agencies, as required by section 163.3184, Florida Statutes.
On July 12, 2019, the following comments were received from the District 6 office of the Florida
Department of Transportation(F DOT):
Because of the proposed amendment's proximity to 1-195, which is a SIS facility, a
quantitative assessment of the amendment's maximum potential transportation impacts
upon the roadway is necessary. The District requests that the City provide transportation
analysis to document the maximum potential impact the proposed additional dwelling units
will have upon the transportation network. This should include the followi,g:
• The net new increase in potential daily and/or peak hour vehicular trips given the proposed
amendment must be assigned to the roadway network based on a reasonable trip
distribution.
• Based on the distributed net new potential trips, a peak hour capacity analysis of the
surrounding roadway network, including all SIS facilities, must be performed to ascertain if
the net new trips associated with the proposed amendment significantly impact the roadway
network.
• The findings from these analyses should be summarized and appropriately documented to
facilitate subsequent review.
• If roadway deficiencies are identified, the City will need to demonstrate the long term
Page 1304 of 2557
adequacy of transportation facilities to meet established acceptable levels of service, as
required by ss. 163.3177(3)(a)3., and 163.3177(6)(a)8., Florida Statutes. The City will also
need to include a plan for how it will correct existing facility deficiencies and meet the
identified needs of the projected transportation system based on data, analysis, and
associated principles and strategies as required by ss.163.3177(6)(b)1.e., Florida Statutes.
City staff has prepared the attached traffic analysis, which will be transmitted together with the
adoption package.The analysis shows that there is a minimal traffic impact.
Additionally, the Department of Economic Opportunity provided the following technical
assistance comment:
While the City's intent to encourage more affordable and workforce housing is laudable,
Department staff has identified that potential density increases in Coastal High Hazard Areas
(CHHAs) would not be directly excluded. As part of the final review of the proposed
amendment, the City should consider the amendment's internal consistency with the
Conservation/Coastal Zone Management Element.As with the previously adopted 17-04ESR
amendment, a public policy discussion regarding balancing the need for affordable units with the
need for safe evacuation will assist the City with making the public policy discussion regarding
balancing the need for affordable units with the need for safe evacuation will assist the City with
making the public policy decision in their residents and business owners best interest.
The administration has concluded that the proposed amendment is internally consistent with
Comprehensive Plan pursuant to Objective 9, of the Conservation/Coastal Zone Management
Element which states the following:
OBJECTIVE 9:DENSITY LIM ITS
Direct population concentrations away from city-wide coastal high hazard area by prohibiting
residential density increases, except to incentivize workforce or affordable housing.
Objective 9 prioritizes the development of workforce and affordable housing due to the shortage
of such units, which has resulted in the majority of the workforce having to commute into the City,
causing very heavy traffic congestion.Also,the City has adopted several ordinances to address
sea level rise and storm surges, including the freeboard ordinance and the minimum grade
ordinance, both of which ensure that all new residential units will be resilient.
On July 31, 2019, the City Commission discussed the item and continued it to the October 16,
2019 meeting in order provide additional public notice and seek public input.
On August 1, 2019, the Miami-Dade County Department of Regulatory and Economic
Resources provided a comment, urging the City to work with the Miami-Dade County Office of
Emergency Management to incorporate policies to address emergency preparedness and
response to mitigate the impacts of density increases associated with the proposed
amendment. Members of the City's Planning Department and Emergency Management
Department subsequently met with the County's Emergency Management Department to
discuss potential impacts. It was concluded that a major and rapid population increase was not
expected as a result of this amendment because ADU structures can already be built, however
they cannot be rented out. The City indicated that it would monitor the use and construction of
Page 1305 of 2557
AD U's to ensure that impacts are not excessive.
CONCLUSION
The administration recommends that the City Commission adopt the subject ordinance.
Legislative Tracking
Planning
Sponsor
Vice-Mayor Ricky Arriola
ATTACHMENTS:
Description
❑ City response to FDOT
D Ordinance
❑ Ad
Page 1306 of 2557
TFAi
City of Miami Beach,1100 Convention Center Drive,Miami Beach,Florida 33139. www.miamibeachff.gov
PLANNING DEPARTMENT
Tel: 305-673-7550, Fax:305-673-7559
October 16, 2019
Florida Department of Transportation, District 6
Planning and Environmental Mangement Office
Attn: Shereen Yee Fong
Adam Leigh Cann Building
Miami, FL 33172
Re: Response to FDOT Comments for Miami Beach Proposed Amendment for
Accessory Dwelling Units— FDEO#19-02ESR
Dear Ms. Yee Fong:
The City of Miami Beach is in receipt of District 6 of the Florida Department of Transportation's
comments regarding a proposed amendment to the City of Miami Beach Comprehensive Plan,
dated July 12, 2019, and pertaining to Accessory Dwelling Units. Accessory Dwelling Units is a
tool authorized by Section 163.31771, Florida Statutes, for single-family districts in municipalities
where there is a shortage of affordable rentals. Miami Beach has a shortage of units that are
affordable to the City's workforce, and as such, seeks to allow ADUs in order to assist in
addressing this shortage.
The City does not believe that the amendment will not have a significant impact on traffic, in
particular on the Florida Strategic Intermodal System (SIS). The proposed ordinance does not
increase the development capacity of single-family districts. The areas that can be utilized as
ADUs can currently be utilized as guest/servant quarters that are available for family, guests, and
staff of the residents of the primary home. As those areas can already be built and occupied, the
City does not expect the potential for traffic to be increased beyond what is already authorized.
The proposed ordinance simply allows those areas to be leased to people unrelated to the
resident of the primary home under specific conditions.
That being said, in an abui dance of caution, an analysis of single-family homes was performed
by the City of Miami Beach to determine the eligibility for properties to have an accessory dwelling
unit. Those that had existing grandfathered ADUs were removed from the calculations. The
square footages of homes, pursuant to the Miami-Dade County Property Appraiser, was utilized
to determine which homes have sufficient development capacity available to have an ADU. The
proposed regulations limit the rental of ADUs to a family unrelated to the family in the primary
dwelling only if the property has a homestead exemption, so only those homestead homes were
considered for the purpose of the analysis (see attached map indicating parcels utilized for the
analysis).
Since the concern of FDOT is related to the impact to the SIS Julia Tuttle Causeway, the analysis
looked primarily at homes in the mid-Beach area, which are more likely to use the Julia Tuttle
Causeway, as opposed to the other three causeways, to get to the mainland. There is no specific
ITE category for accessory dwelling units, as the impact for an accessory dwelling unit is typically
considered de minimis; as a result, the trip generation rate for "Residential
Condominium/Townhouse (ITE Code 230)"was utilized. The City's 2016 Transportation Master
Plan (TMP) indicates that 56% of trips in the City are made in single-occupancy vehicles, so it is
Page 1307 of 2557
Response: FDOT Comments for Proposed Amendment for Accessory Dwelling Units- FDEO#19-02ESR
October 16, 201.9 -__ Page 2 of 3
assumed that ADUs will continue this trend, and the potential for vehicle trips is reduced
accordingly.
Because this is not a specific development proposal, generalized work trip distribution statistics
were taken from the U.S. Census Bureau's, Center for Economic Studies Inflow/Outflow Analysis
for all jobs in Miami Beach (see attached reports from the United States Census Bureau). The
percentages indicate that 71%of residents are employed outside of the City and that 63%of trips
occur in a direction that is likely to use the Julia Tuttle Causeway, and the potential for trips is
reduced accordingly(see the table below).
Single Family Homes 4,647 Units
Single Family Homes with Grandfathered ADUs 91 Units
Single Family Homes without ADUs 4,556 Units
Single Family Homes without ADUs with available Unit Size for an ADU 4,163 Units
Homesteaded Single Family Homes without ADUs with available Unit
Size for an ADU - 3,021 Units
Mid-Beach Homesteaded Single Family Homes without ADUs with
available Unit Size for an ADU 1,733 Units
PM Peak Hour Trip Generation Rate for"Residential
Condominium/Townhouse" (ITE Code 230) 0.52 Trips/Unit
Potential PM Peak Hour Trips in Mid-Beach if ADUs are built-out 901 Trips
% of employment trips in Private Vehicles per 2016 Transportation
Master Plan 56
Potential PM Peak Hour Vehicle Trips in Mid-Beach if ADUs are built- Vehicle
out 505 Trips
% of residents employed outside of the City per U.S. Census 2015
Employment Statistics 71
Potential PM Peak Hour Vehicle Trips leaving the City in Mid-Beach if Vehicle
ADUs are built-out — 358 Trips
% of employment outside of the City that is to South, Southwest, West,
and to the North West over 10 miles 63
Potential PM Peak Hour Vehicle Trips using 1-195 if Mid-Beach ADUs Vehicle
are built-out , 226 Trips I
The traffic generated by ADUs that would impact the Julia Tuttle Causeway would occur in the
off-peak direction. The peak direction in the PM-peak hour is westbound, as commuters leave
the City of Miami Beach. The ADUs would generate traffic in the eastbound direction, which has
much less traffic in the PM-Peak Hour. In the unlikely scenario that all single-family homes in the
mid-beach neighborhood that have the ability to develop an ADU took advantage of this, the
maximum potential for peak-hour trips on the Julia Tuttle Causeway would be 226 utilizing existing
trends. This represents approximately 4.9% of the 4,532 off-peak direction, peak-hour trips. If
the traffic in the off-peak direction were to increase to 4,758 trips, that would remain significantly
lower than the peak direction traffic of 5,910 trips. The level of service on the Causeway should
remain acceptable (see the table below).
Potential PM Peak Hour Vehicle Trips using 1-195 if Mid-Beach ADUs I , Vehicle
are built-out _ 226 ' Tri.s
MDT on 1-195/Julia Tuttle Causeway 116,018 Vehicles
Direction Factor(D-Factor) 56.6
Page 1308 of 2557
Response: FOOT Comments for Proposed Amendment for Accessory Dwelling Units—FDEO#19-02ESR
October 16, 2019 Page 3 of 3
Peak Hour Factor(K-Factor) 9 %
Peak Hour Direction Trips on 1-195 65,666 Vehicles
Peak Direction Peak Hour Trips 5,910 Vehicles 1
Off-Peak Direction Trips (Affected direction) 50,352 Vehicles
Off-Peak Direction Peak Hour Trips (Affected direction) 4,532 Vehicles
Off-Peak Direction Peak Hour Trips with Additional Trips 4,758 Trips
Peak Hour, Off-Peak Direction Impact 4.9 %
In all likelihood, due to the lack of workforce housing within the City, such units would actually
reduce the peak-hour trips on the Julia Tuttle Causeway. Because of the high cost of housing in
the City, a majority of the City's workforce lives outside of the City on the mainland where housing
is more attainable. This is demonstrated by the U.S. Census statics which indicate that 46,319
people commute into the City for work and only 9,531 people live and work within the City limits.
ADUs are generally rented at lower rates than conventional units, and thus would allow for a
greater opportunity for the City's workforce to live within the City limits. Such workers would be
able to take advantage of the City's increasing alternatives for mobility pursuant to the City's 2016
TMP, such as trolleys, bike paths, bike-sharing, ride-hailing, pedestrian, and more.
Because such units would be built by single-family homeowners, the City does not expect that
there will be a great rush to build such units. Additionally, there may be property tax implications
which might inhibit their construction for some longtime homeowners. Since they would likely be
built over a long period of time, the City will be able to monitor their use and impacts. The
proposed regulations include an annual monitoring provision ensuring that this takes place.
Additionally, the City is moving away from a concurrency system to a mobility fee system, as
authorized by Section 163.3180. Under the current concurrency system, existing single-family
homes that increase in size are considered to have a de minimis impact and thus are exempt
from concurrency mitigation. With the proposed mobility fee, single-family homes that are
increasing in unit size (including the addition of an ADUs) between certain thresholds will be
subject to the payment of mobility fees which will be utilized to improve the City's transportation
network, consistent with the 2016 TMP. The mobility fee structure was incorporated into the
Evaluation and Appraisal Review Amendments (DEO Miami Beach 19-03ER), that was recently
reviewed by FDOT and expected to be adopted concurrent with this amendment.
The City Commission adopted this amendment at a public hearing on October 16, 2019. It is the '
hope of the City that this analysis addresses FDOT's concerns regarding the traffic impacts of
ADUs. If you have any questions, please direct them to Rogelio Madan at (305) 673-7000
extension 6131 or via email at rmadan@miamibeachfl.gov. Thank you for your assistance in this
matter.
Si0- ,erely,
Ir
T : as Mooney, A CP, Di for
City of Miami Beach Penni g Department
TRM/RAM
Page 1309 of 2557
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Page 1310 of 2557
FLORIDA DEPARTMENT OF TRANSPORTATION
TRANSPORTATION STATISTICS OFFICE
200 HIGHEST HOUR REPORT - REPORT TYPE: ALL
YEAR 2018
COUNTY: 87 - MIAMI-DADE VALID DATA
SITE: 0108 HOURS 7920
DESCRIPTION: SR-112/I-195, 1 MI E OF SR-5/US-1, DADE CO. DAYS 330
LOCATION: 87004000 MILEPOST 3.54 WEEKS 51
AADT: 116018 MONTHS 12
POSITION COUNTS COLLECTION "D" "K"
TOTAL LOW LOW HIGH HIGH DAY DATE HOUR FACTOR FACTOR
COUNT DIR COUNT DIR COUNT
45 = 3 =a
8458 E 4070 W 4388 FRI 05/11/18 15 51.88 7.29
50 8450 E 3719 W 4731 THU 04/05/18 17 55.99 7.28
55 8441 E 3662 W 4779 FRI 02/23/18 17 56. 62 7.28
60 8430 E 3659 W 4771 FRI 08/31/18 16 56.60 7.27
65 8416 E 3625 W 4791 WED 02/28/18 16 56.93 7.25
70 8395 E 3968 W 4427 FRI 10/05/18 18 52.73 7.24
75 8384 E 3615 W 4769 WED 05/09/18 16 56.88 7.23
80 8375 E 3620 w 4755 THU 04/12/18 16 56.78 7.22
85 8373 E 3610 W 4763 FRI 08/24/18 18 56.89 7.22
90 8365 E 3712 W 4653 WED 01/03/18 18 55.62 7.21
95 8354 E 3465 W 4889 TUE 02/13/18 16 58.52 7.20
100 8350 E 4108 W 4242 WED 02/14/18 19 50.80 7.20
105 8343 E 3738 W 4605 FRI 07/13/18 18 55.20 7.19
110 8340 E 3732 W 4608 FRI 12/28/18 17 55.25 7.19
115 8326 E 3521 W 4805 FRI 11/09/18 16 57.71 7.18
120 8319 E 3846 W 4473 WED 12/26/18 18 53.77 7.17
125 8313 E 3482 W 4831 TUE 08/07/18 18 58.11 7.17
130 8305 E 3564 W 4741 THU 03/08/18 17 57.09 7.16
135 8300 E 3611 W 4689 WED 03/28/18 16 56.49 7.15
140 8295 E 3501 W 4794 TUE 04/10/18 16 57.79 7.15
145 8289 E 3932 W 4357 WED 02/14/18 15 52.56 7.14
150 8279 E 3535 W 4744 WED 02/21/18 16 57.30 7.14
155 8275 E 3448 W 4827 TUE 11/13/18 16 58.33 7.13
160 8268 E 3539 W 4729 TUE 05/08/18 17 57.20 7.13
165 8265 E 3550 W 4715 TUE 02/27/18 18 57.05 7.12
170 8259 E 3662 W 4597 FRI 08/03/18 15 55.66 7.12
175 8255 E 3502 W 4753 TUE 02/27/18 17 57.58 7.12
180 8250 E 3982 W 4268 FRI 03/30/18 17 51.73 7.11
185 8245 E 3626 W 4619 TUE 04/03/18 18 56.02 7.11
190 8242 E 3486 W 4756 THU 11/15/18 16 57.70 7.10
195 8235 E 3578 W 4657 FRI 08/03/18 18 56.55 7.10
200 6228 E 3426 W 4802 TUE 02/06/18 16 58.36 7.09
DESIGN HOUR DATA
' I
MEDIAN "D" - 56.6% (MEDIAN D FACTOR OF ALL 200 HIGHEST HOURS)
STANDARD "K" = 9.0%
15-FEB-2019 15:38:25 PAGE 2 270UPD 6 870108 HI200.TXT
Page 1311 of 2557
T•yf+
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- '-
Inflow/Outflow Report
All Jobs for All Workers in 2015
Created by the U.S. C:ensus Bureaus OnThe\Iap hstpe://onthemap.ces.census.gov cm 07/16/2010
Inflow Outflow Counts of All Jobs for Selection Area in 2015
All Workers
-_ l j`? rl° A ' '."--%;.":•µBiarbor stand'D •Golden GladesNlorth
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Map Legend :x7. vi ,. .-
Selection Areas Inflow/OutflowY a'^� lAtF ri
Analysis Selection Employed and Live in Selection Arca rs i•aIpm s',
Employed in Selection Area.. Live::: caasc«+l '-.`5---'''''':
} <•. i~,.,* ;l
Outside _ ? +^ = x:
Live iu Selection Area. Eniplo}•ed r a.+ ,,r
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Dote: Overlay arro�rs du nut indicate ▪ t,� y'-....:4,.-4,..=.--,r4,_-:..„,::'
directionality of worker flow between
- �--*# ;:tr. S
home and employment locations. =r -<<_% '_b=Q F.; � e;`' :` '
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United States.
Page 1312 of 2557 Census
Inflow/Outflow Counts of All Jobs for Selection Area in 2015
All Workers
�"` ;L► Worker Flows
n 46.571 - Employed in Selection
Area, Live Outside
sf a }' 27,432- Live in Selection Area.
` • Employed Outside
10,676- Employed and Live in
Selection Area
•
•
1
Inflow/Outflow Counts of All Jobs for Selection Area in 2015
All Workers
2015
Worker Totals and Flows Count Share
Employed in the Selection Area 57,247 100.0
Employed in the Selection Area but Living Outside 46,571 81.4
Employed and Living in the Selection Area 10,676 18.6
Living in the Selection Area 38,105 100.0
Living in the Selection Area but Employed Outside 27.432 72.0
Living and Employed in the Selection Area 10,676 28.0
it
Ali
United States
Page 1313 of 2557 Census
Additional Information
Analysis Settings
Analysis Type Inflow/Outflow
Selection area as N/A
Year(s) 2015 • -
Job Type All Jobs
Selection Area Miami Beach city, FL from Places (Cities, CDPs. etc.)
Selected Census Blocks 973
Analysis Generation Date 07/16/2019 15:05- OnTheMap 6.6
Code Revision 862b6296f5ebf0d90047967d896f6536db69dfe7
LODES Data Version 20170818
Data Sources
Source: U.S. Census Bureau, OnTheM a Application
p
and LEND Origin-Destination Employment Statistics (Beginning of Quarter
Employment, 2nd Quarter of 2002-201.5).
Notes
1. Race, Ethnicity, Educational :Attainment, and Sex statistics are beta release results and are nut available before 2009.
2. Educational Attainment is only produced for workers aged 30 and over.
3. Firm Age and Finn Size statistics are beta release results for Al! Private jobs and are not available before 2011.
United States
Page 1314 of 2557 Census
Distance/Direction Report - Home Census Block to Work Census Block
Job Counts in Work Blocks by
Distance Only
2015
Count Share
I otal All Jobs 3008 100.0%
Less than 10 miles 22, 4 59.1%
10 to 24 miles 10,165 26.7%
25 to 50 miles 2,1121 5.6%
Greater than 50 miles 3;298 8.7%
Q Job Counts in Work Blocks to
the North of Home Blocks by
Distance
2015
Count Share
Total MI Jobs 8,8 7 100.0% m
Less than 10 miles 3,239 36.7%
10 to 24 miles 2.301 27.1%
25 to 50 miles 1,734 19.6%
Greater than 50 miles 1,463 16.6%
0 Job Counts in Work Blocks to
the Northeast of Home Blocks by
Distance
2015
Count Share
Total All Jobs 1,53~6 100.0%
Less than 10 miles 1, 4 99.9%
10to24miles
25 to 50 miles _
Greater than 50 miles �''.'.. 0.1%
Page: 1
Source: U.S.Census Bureau, OnTheMap Application, https://onthemap.ces.census.gov
Q Job Counts in Work Blocks to
the East of Home Blocks by
Distance
2015
Count Share
Total All Jobs 884 100.0%
Less than 10 miles 884 100.0%
10 to 24 miles
- _
25 to 50 miles
Greater than 50 miles
G Job Counts in Work Blocks to
the Southeast of Home Blocks by
Distance
2015 to
N
Count Share o
co
Total All Jobs 913 .100.0% M
Less than 10 miles 9.13' 100.0%
co
10 to 24 miles _?
25 to 50 miles ...
Greater than 50 miles
tlSouttof Home Blocbyks to
D stance
2015
Count Share
Total All Jobs 4;444 100.0%
Less than 10 miles 4.423 98.4%
10 to 24 miles 41 0.9%
25 to 50 miles '9: 0.2%
Greater than 50 miles 2t 0.5%
Page: 2
Source: U.S. Census Bureau,OnTheMap Application, https://onthemap.ces.census.gov
0 ob yip ome Mocks
ty
the?outbwest of Home oc bDisnce
2015
Count Share
Total All Jobs 849 100.0%
Less than 10 miles 5,049 63.9%
10 to 24 miles 2,67i2 32.5%
25 to 50 miles 143 1.7%
Greater than 50 miles 145 1.8%
th o Hoquis me Blocksloy
Distance
Wprli Blocks to
tiWe
ti
2015
Count Share
ti
T-tal Ali Jobs 8109 100.0%
Less than 10 miles 4,53 55.7% a)
cn
10 to 24 miles 3,305 40.8% d
25 to 50 miles 1 0.0%
Greater than 50 miles :296 . . 3.6%
Job Counts in Work Blocks to
the Northwest of Home Blocks by
Distance
2015
Count Share
Total All Jobs 5,1,36 .100.0%
Less than 10 miles i';79 : 34.4%
10 to 24 miles •
};?y66 34.2%
25 to 50 miles 23ft 4.6%
Greater than 50 miles 1,377' 26.8%
Page: 3
Source: U.S. Census Bureau,OnTheMap Application, httpsJ/onthemap.ces.census.gov
Report Settings
Analysis Type Distance/Direction -
Selection area as Home
Year(s) 2015
Job Type All Jobs
Selection Area Miami Beach city, FL from Places(Cities,CDPs,etc.)
Selected Census Blocks 973
Analysis Generation Date 07/18/2019 15:53-OnTheMap 6.6
Code Revision 862b6296f5ebf0d90047967d896f6536db69dfe7
LODES Data Version 20170818
Source:U.S.Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics(Beginning of Quarter Employment,2nd Quarter of t
2002-2015). in
Notes:
"5
co
1.Race, Ethnicity, Educational Attainment,and Sex statistics are beta release results and are not available before 2009. Z-7)
2.Educational Attainment is only produced for workers aged 30 and over. a�
3.Firm Age and Firm Size statistics are beta release results for All Private jobs and are not available before 2011.
Source: U.S. Census Bureau,OnTheMap Application, https://onthemap.ces.census.gov
= _
Distance/Direction Report - Home to Work
All Jobs for All Workers in 2015
Created by the C.S. Census Bureau's OuTheMap https://onthemap.ces.census.gov on 07/18/2019
Counts and Density of Work Locations for All Jobs in Horne Selection Area in 2015
All Workers
Golden Glades t ,' r ° ; ° >
oqa-loaca North t[ar�ii : Ha • • -•..1 '� a�
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apo
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West l ittle River i,. _.o ti;.�. J .
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: 'S r Ivo, 195 w ' 1 r s ?
• Brownsville•
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Map Legend �,,.` .- _
Job Density [Jobs/Sq. Mile) Job Count [Jobs/Census Block) 4, ry„pa
- 190 . 1 - 2
A
a 191 -718 3- 18 .. �'+ ••awe ,f
. 749- 1,678 . 19 91 •;€ '.; t
• 1,679 2,980 • 9? - 287 ` �. ,. . .
• 2.981 - 4,654 • 288 - 700 -t E 4
Selection Areas (x* �` =
I. Analysis Selection ' S.
- ig
United States
Page 1319 of 2557 Census
All Jobs for All Workers in 2015
Distance and Direction from Home Census Block to Work Census Block, Living in Selection Area
N
N4 ' Wilk E
71 . 1
- .` �-
;,• •Less than 10 Holes
`. — — E 510 to 24 miles
._- 25 to 50 miles
�:
2000
Greater than 50 miles
s¢,600,0
r
:r,.
SI !` E
-------------"-7S
A l l Jobs for All Workers in 2015
Distance from Home Census Block to Work Census Block, Living in Selection Area
2015
Distance Count Share
Total All Jobs 33.108 100.0
Less than 10 miles 22,524 59.1
10 to 24 miles 10,165 26.7
25 to 50 miles 2,121 5.6
Greater than 50 miles 3,298 8.7
United States
Page 1320 of 2557 Census
Dom•..•.. •7..! •7 o..___..
Additional Information
Analysis Settings
Analysis Type Distance/Direction
Selection area as Home
Year(s) 2015
Job Type All Jobs
Selection Area Miami Beach city, FL from Places (Cities, CDPs, etc.)
Selected Census Blocks 973
Analysis Generation Date 07/18/2019 15:47- OnTlieMap 6.6
Code Revision 862b6296f5ebt0d9004791j7d89616536d669dfe7
LODES Data Version 20170818
Data Sources
Source: U.S. Census Bureau, OnThe\1ap Application and LEHD Origin-Destination Employment Statistics (Beginning of Quarter
Employment. 2nd Quarter of 2002-2015).
Notes
1. Race, Ethnicity. Educational Attainment, and Sex statistics arc beta release results and are not available before 2009.
2. Educational Attainment is only produced for workers aged 30 and over.
3. Firm Age and Firm Size statistics are beta release results for All Private jobs and are not available before 2011.
•
II
United States
Page 1321 of 2557 Census
II
28NE NEIGHBORS I SUNDAY SEREA16FR792019
MIAMIHERALD.COf1
MIAMIBEACH
CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARINGS
ORDINANCES AMENDING THE COMPREHENSIVE PLAN AND THE LAND
DEVELOPMENT RELATIONS RELATING TO ACCESSORY DWELLING UNITS (ADU)
OCTOBER 16, 2019
NOTICE IS HEREBY given that the following Second Readings Public Hearings will be heard by the Mayor and City Commissioners of the City of Miami Beach,Florida,in the Commission
Chamber,Third Floor,City Hall,1700 Convention Center Drive,Miami Beach,Florida,on October 16,2019 at the times listed,or as soon thereafter as the matter can be heard:
11:10 a.m.Second Reeding Public Hearing
ACCESSORY DWELLING UNITS(ADU)-COMPREHENSIVE PLAN AMENDMENT
AN ORDINANCE AMENDING THE CITY OF MIAMI BEACH YEAR 2025 COMPREHENSIVE PLAN,BY AMENDING CHAPTER 1,ENTITLED'FUTURE LAND USE ELEMENT';
OBJECTIVE 1,ENTITLED"LAND DEVELOPMENT REGULATIONS,'AT POLICY 1.2,"SINGLE FAMILY RESIDENTIAL CATEGORY(RS),"TO ALLOW FOR ACCESSORY AND
CONDITIONAL USES AS PROVIDED FOR IN THE LAND DEVELOPMENT REGULATIONS AND TO PROVIDE THAT ACCESSORY DWELLING UNITS DO NOT COUNT TOWARDS
MAXIMUM DENSITY LIMITS;AND AMENDING CHAPTER 3,ENTITLED"HOUSING ELEMENT,"OBJECTIVE 1,ENTITLED"CREATION AND/OR PRESERVATION OF AFFORDABLE
HOUSING'AND"OBJECTIVE 3,"ENTITLED"ADEQUATE SITES AND DISTRIBUTION OF HOUSING FOR VERY LOW TO MODERATE-INCOME HOUSEHOLDS;AND ADEQUATE
SITES FOR MOBILE AND MANUFACTURED HOMES,"TO PROVIDE FOR THE DEVELOPMENT OF ACCESSORY DWELLING UNITS IN ORDER TO ENCOURAGE THE
DEVELOPMENT OF HOUSING AT AN ATTAINABLE RATE;AND PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN,TRANSMITTAL.REPEALER,SEVERABILITY,
AND AN EFFECTIVE DATE.This Ordinance is being heard pursuant to Section 118-166 of the City's Land Development Code.Inquiries may be directed to the Planning Department
at 305.673.7550.
11:15 a.m.Second Reading Public Hearing
ACCESSORY DWELLING UNITS(ADU)-LAND DEVELOPMENT REGULATIONS
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,FLORIDA,AMENDING THE CODE OF THE CITY OF MIAMI BEACH,SUBPART
B.ENTITLED"LAND DEVELOPMENT REGULATIONS,"BY AMENDING CHAPTER 114 OF THE CITY CODE,ENTITLED"GENERAL PROVISIONS,"SECTION 114-1,ENTITLED
"DEFINITIONS,"TO ESTABLISH A DEFINITION FOR"ACCESSORY DWELLING UNIT"AND REMOVE THE DEFINITION OF'GUEST/SERVANTS QUARTERS";AMENDING
CHAPTER 142, ENTITLED "ZONING DISTRICTS AND REGULATIONS; ARTICLE IV, ENTITLED "SUPPLEMENTARY DISTRICT REGULATIONS," DIVISION 2, ENTITLED
'ACCESSORY USES;SECTION 142-905,ENTITLED"PERMITTED ACCESSORY USES IN SINGLE-FAMILY DISTRICTS;TO REPLACE GUEST/SERVANTS QUARTERS WITH
ACCESSORY DWELLING UNIT AS AN ALLOWABLE ACCESSORY USE FOR SINGLE-FAMILY DISTRICTS,AND PROVIDE STANDARDS FOR THEIR DEVELOPMENT AND
LEASING;AND AMENDING CHAPTER 142,ENTITLED'ZONING DISTRICTS AND REGULATIONS,"ARTICLE IV,ENTITLED'SUPPLEMENTARY DISTRICT REGULATIONS."
DIVISION 4,ENTITLED'SUPPLEMENTARY YARD REGULATIONS,'SECTION 142-1132,ENTITLED'ALLOWABLE ENCROACHMENTS WITHIN REQUIRED YARDS,'TO ALLOW
FOR ACCESSORY DWELLING UNITS AS AN ALLOWABLE USE IN ACCESSORY BUILDINGS AND MODIFY THE MEASUREMENT OF HEIGHT FOR ACCESSORY BUILDINGS;
AND PROVIDING FOR CODIFICATION,REPEALER,SEVERABILITY,ANO AN EFFECTIVE DATE.This Ordinance is being heard pursuant to Section 116-164 of the City's Land
Development Code.Inquiries may be directed fo the Planning Department at 305.673.7550.
INTERESTED PARTIES are invited to appear at this meeting,or be represented by an agent,or to express their views in writing addressed to the City Commission,do the City Clerk,
1700 Convention Center Drive,1•Floor,City Hall,Miami Beach,Florida 33139.Copies of these items are available for public inspection during normal business hours in the Office of the
City Clerk,1700 Convention Center Drive,1"Floor,City Hall,Miami Beach,Florida 33139.This meeting,or any item herein,may be continued,and under such circumstances,additional
legal notice need not be provided.
Pursuant to Section 286.0105,Fla.Stat.,the City hereby advises the public that if a person decides to appeal any decision made by the City Commission with respect to any matter
considered at its meeting or its hearing,such person must ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which
the appeal Is to be based.This notice does not constitute consent by the City for the Introduction or admission of otherwise inadmissible or irrelevant evidence,nor does it authorize
challenges or appeals not otherwise allowed by law.
To request this material in alternate format,sign language Interpreter(five-day notice required),information on access for persons with disabilities,and/or any accommodation to review
any document or participate in any City-sponsored proceedings,call 305.604.2489 and select option 6;TTY users may call via 711(Florida Relay Service).
Rafael E.Granado,City Clerk
City of Miami Beach•
�.
Ad 101619-05
Page 1325 of 2557