2013-3795 Ordinance HOTEL PARKING REQUIREMENTS
ORDINANCE NO. 2013-3795
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," BY AMENDING THE OFF-STREET PARKING
REQUIREMENTS FOR HOTELS IN ALL DISTRICTS; PROVIDING FOR
REPEALER, SEVERABILITY,. CODIFICATION AND AN EFFECTIVE
DATE.
WHEREAS, current parking requirements for hotels, and for convention hotels
contain a requirement for parking spaces based upon the number of rooms within the
hotel and additional parking requirements for accessory uses within hotels; and
WHEREAS, a review of parking requirements for hotels in other Florida cities
and in other tourist destination cities throughout the country show that most of them
have a lower parking requirement for the dense, walkable, urban districts than our
current requirement of one parking space per hotel room (1:1); and
WHEREAS, parking requirements for accessory uses within hotels, such as
retail, restaurants, clubs, etc., actually draw a large percentage of patrons from outside
of the hotel, and would rationally need more parking than those that were primarily used
by hotel guests and, therefore, such parking is necessary for the operation of a hotels,
such requirements are not being amended; and
WHEREAS, the proposed changes are necessary in order to promote good hotel
development.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA.
Section 1. Sections 130-32, "Off Street parking requirements for Parking District No. 1,"
and 130-33, "Off-street parking requirements for parking districts nos. 2, 3, 4 and 5," are
hereby amended as follows:
Section 130-32 - Off-street parking requirements for parking district no. 1.
Except as otherwise provided in these land development regulations, when any building
or structure is erected or altered in parking district no. 1, accessory off-street parking
spaces shall be provided for the building, structure or additional floor area as follows:
(26) Hotel, suites hotel, motel or motor lodge: 1 space per unit, except as follows:
Properties located within a local historic
district or National Register Historic District
New floor area for hotel .5 spaces per unit, up to a maximum of
rooms, associated with 100 units and 1 space per unit for all units
retaining, preserving and in excess of 100 units.
restoring a building or
structure that is classified as
`Contributing' as of March
13, 2013, as defined below.
Other (e.g., new construction or 1 space per unit.
substantial demolition of
contributing building)
Properties bounded by 62nd Street on the .5 spaces per unit, up to a maximum of
south, 73rd Street on the north, Indian 100 units and 1 space per unit for all units
Creek on the west and the Atlantic Ocean in excess of 100 units.
on the east
Properties located south of Fifth Street and 1 space per unit.
properties zoned residential and located
south of 17th Street, west of Alton Court,
east of Biscayne Bay and north of 6th Street
Pro erties not listed above
Hotels, limited by covenant to no .5 spaces per unit, up to a maximum of
restaurants or pools open to the 100 units and 1 space per unit for all units
public, no outdoor bar counters, in excess of 100 units, up to a maximum
entertainment or special events , cap of 150 rooms total.
and located in a commercial zoning
district within 1,000 feet of the
boundary of an area that is (1)
zoned CD-3 and (2) part of an
historic district
Within 150 feet of a single-family 1 space per unit.
district or RM-1 district,
notwithstanding the above
Other 1 space per unit.
For purposes of this section, "retaining, preserving and restoring a building or structure
that is classified as 'Contributing"' means that the following portions of such building or
structure must remain substantially intact:
i. At least 75 percent of the front and street side facades;
ii. At least 75 percent of the original first floor slab:
iii. For structures that are set back two or more feet from interior side
property lines, at least 66 percent of the remaining interior side walls: and
iv. All architecturally significant public interiors:
or if approved by the Historic Preservation Board, pursuant to Section 118-395 (b)(2)d.2.
In addition to the above, in order for any hotel to receive the reduced rate of .5 spaces
per unit, a hotel quest shuttle service shall be provided and maintained, and a hotel
employee parking plan is required, which shall be subject to the review and approval of
the Planning Department. Such hotel 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.
hHowever, suites hotel units as defined in section 142-1104 that are greater than 550
square feet and that contain full cooking facilities on lots that are greater than 50 feet in
width, shall have the same parking requirement as apartment buildings in (6) b. and c.
above. Required parking for hotel accessory uses shall be as follows:
a. Retail—Required parking shall be computed at 1 space per 400 square feet,
minus 7.5 square feet per unit.
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b. Auditorium, ballroom, convention hall, gymnasium, meeting rooms or other
similar places of assembly—Required parking shall be 1 space per 4 seats or 1
space per 60 square feet of floor area where there is no seating, minus 1 seat or
15 square feet per unit.
c. Restaurant or other establishment for consumption of food or beverages on the
premises—Required parking shall be 1 space per 4 seats minus 1 seat for every
2 units.
d. Required parking for all other uses shall be as set forth in this section.
These parking requirements for hotel accessory uses are only applicable to structures
that are being newly constructed or substantially rehabilitated as hotels.
The zoning board of adjustment may grant a variance for the total amount of parking
required for a hotel and related accessory uses by up to 20 percent.
Section 130-33 - Off-street parking requirements for parking districts nos. 2, 3,
4 and 5.
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:
(3) Hotel, convention: POF 6+r61G Free with leas than 250 ,,ni+c one space per two 2
fn r +ri Gt iron+ .iii+h 250 to 499 � RU 0 7-5 mane ner unit; fGF c+rL in+�gyres with
units; ro,–�-�-----�-- -- -� --- -- -- - -- - � - - -- -- , -, .,..._, .... ..,..,......�.. ......
unit. Required parking for convention hotel
accessory uses shall be as follows:
(4) Hotel, suites hotel, motel or motor lodge: One space per unit, except as follows:
Properties located within a local historic
district or National Register Historic District
north of 63`d Street
New floor area for hotel .5 spaces per unit, up to a maximum of
rooms, associated with 100 units and 1 space per unit for all units
retaining, preserving and in excess of 100 units.
restoring a building or
structure that is classified as
`Contributing' as of March
13, 2013, as defined below.
Other (e.g., new construction or 1 space per unit.
substantial demolition of
contributing building)
Properties bounded by 62nd Street on the .5 spaces per unit, up to a maximum of
south 73rd Street on the north Indian 100 units and 1 s ace per unit for all units
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Creek on the west and the Atlantic Ocean in excess of 100 units.
on the east
Properties located south of Fifth Street, and 1 space per unit.
properties zoned residential and located
south of 17th Street, west of Alton Court,
east of Biscayne Bay and north of 6th Street
Properties not listed above
Hotels, limited by covenant to no .5 spaces per unit, up to a maximum of
restaurants or pools open to the 100 units and 1 space per unit for all units
public, no outdoor bar counters, in excess of 100 units, up to a maximum
entertainment or special events, cap of 150 rooms total.
and located in a commercial zoning
district within 1,000 feet of the
boundary of an area that is (1)
zoned CD-3 and (2) part of an
historic district
Within 150 feet of a single-family 1 space per unit.
district or RM-1 district,
notwithstanding the above
Other 1 space per unit.
For purposes of this section, "retaining, preserving and restoring a building or structure
that is classified as 'Contributing"' means that the following portions of such building or
structure must remain substantially intact:
i. At least 75 percent of the front and street side facades;
ii. At least 75 percent of the original first floor slab;
iii. For structures that are set back two or more feet from interior side
property lines, at least 66 percent of the remaining interior side walls; and
iv. All architecturally significant public interiors;
or if approved by the Historic Preservation Board, pursuant to Section 118-395 (b)(2)d.2.
In addition to the above, in order for any hotel to receive the reduced rate of .5 spaces
per unit, a hotel quest shuttle service shall be provided and maintained, and a hotel
employee parking plan is required, which shall be subject to the review and approval of
the Planning Department. Such hotel 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.
#However, suites hotel units as defined in section 142-1105 that are greater than 550
square feet and that contain full cooking facilities in buildings on lots that are greater
than 50 feet in width shall have the same parking requirement as apartment buildings in
(1)b. and c. above. Required parking for hotel accessory uses shall be as follows:
a. Retail: Required parking shall be computed at one space per 400 square feet of
floor area, minus seven and one-half square feet per unit.
b. Auditorium, ballroom, convention hall, gymnasium, meeting rooms or other
similar places of assembly: Required parking shall be one space per four seats
or one space per 60 square feet of floor area where there is no seating, minus
one seat or 15 square feet per unit.
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c. Restaurant or other establishment for consumption of food or beverages on the
remises: Required parking shall be ones ace per four seats minus one seat for
P q P 9
P P
every two units.
d. Required parking for all other uses shall be as set forth in this section.
These parking requirements for hotel accessory uses are only applicable to structures
that are being newly constructed or substantially rehabilitated as hotels. The zoning
board of adjustment may grant a variance for the total amount of parking required for a
hotel, suites hotel, motel or motor lodge and related accessory uses of up to 20 percent.
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 13th day of March , 2013.
ATTEST: �-
M� Bra
\� M OR
CITY CLERK INCORP ORATED:
APPROVED AS TO
2�.. FORM AND LANGUAGE
OR EXECUTION
cH 2.6
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City—A&rney Date
First Reading: February 6, 2013
Second Readi Marc 13, 2013
Verified by:
I '
✓ Rich rd b Lorber, AICP, LEED AP
Acting Planning Director
Underscore denotes new language
TAAGENDA\2013\March 13\Hotel Parking revised admin ORD Final Adopted.docx
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COMMISSION ITEM SUMMARY
Condensed Title:
An Ordinance Amendment proposing to .modify the off street parking requirements for hotel
development in the City.
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 Summary/Recommendation:
SECOND READING PUBLIC HEARING
The proposed Ordinance would amend the parking requirements for hotel development within the City
by reducing the off street parking requirement from 1 space per hotel unit to .5 spaces per hotel unit,
for the first 100 units. There are 2 versions of the Ordinance. The Planning Board has recommended
that the .5 ratio be applicable city wide. The Planning Department version had recommended that the
.5 ratio be applicable in certain, defined areas of the City, including historic and national register
districts, as well as areas of North Beach, and .75 spaces per hotel room outside of local historic
Districts. Both versions exclude the West Avenue residential corridor and south of Fifth Street.
The Administration supports a third version of the ordinance, as revised by the Planning Department
based upon the direction from the Commission in February, as this formulation represents the best
synthesis of the various proposals put forward to date, as well as the general consensus expressed by
the City Commission at first reading in February.
Advisory Board Recommendation:
On October 30, 2012, the Planning Board (PB File No. 2078) recommended that the City
Commission approve the Planning Board version of the proposed Ordinance by a vote of 5-2.
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
This ordinance, by reducing required parking for hotels in historic districts, will reduce the receipts for fees in-
lieu of parking,as many hotel projects in these districts must resort to paying these fees when parking on site or
nearby cannot be provided. Although the amount of the reduction in impact fees to the City cannot accurately
be pinpointed as this involves estimating future development levels, some hotel projects already underway
would be affected,and the resulting impact to the City of forgoing these payments would be about$2.5 million.
Balanced against the potential loss of parking impact fee revenue is the potential for additional revenue from
increased hotel development, which might be expected to include an increase in resort tax receipts, and a
general improvement in the property tax base and income from permits and fees that may be associated with an
increased level of new proposed development. Increased hotel room construction within appropriate areas of the
City would be expected to have a positive effect on the overall economic health of the City, as estimates indicate
that spending by visitors to hotels in Miami Beach is approximately $621 per room/night, including room rate,
transportation, entertainment, meals and shopping. At an occupancy rate of 75.3%, this would translate into
$170,000 in additional economic activity per year, and approximately $2,600 in additional resort tax collections
per year, for each additional hotel room added. Staff estimates that properties in historic districts have on
balance only a relatively small amount of additional development rights (FAR) still remaining. Although the
reduction in parking requirements would reduce the potential for future parking impact fee revenue,this cannot be
directly estimated, as some portion of future development may only occur because of the reduced parking
requirements,and would not be proposed if significant impact fees remained as a requirement.
City Clerk's Office Legislative Tracking:
Richard Lorber or Thomas Mooney
Sign-Offs:
Department Director Assistant City nager C' y Manager
T:\AGENDA\2013\March 13\Hotel Parking D.docx
AGENDA ITEM 5
MIAMBEACH DATE
® MIANAMEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
To: Mayor Matti Herrera Bower and Members of the City Commission
FROM: Kathie G. Brooks, Interim City Manager
DATE: March 13, 2013
SECOND READING PUBLIC HEARING
SUBJECT: Hotel Parking Requirements
A 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 11, "DISTRICTS; REQUIREMENTS," BY AMENDING
THE OFF-STREET PARKING REQUIREMENTS FOR HOTELS IN ALL
DISTRICTS; PROVIDING FOR REPEALER, SEVERABILITY,
CODIFICATION AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the Commission adopt upon Second Reading
Public Hearing the ordinance as revised by the Planning Department based upon the
direction from the Commission in February.
UPDATE
A revised ordinance has been prepared by the Planning Department based upon the
Commission's discussion at first reading in February. This version of the ordinance
contains the following features:
• The parking requirement for hotel rooms in Historic Districts would be 0.5
spaces per room, as originally proposed, but caps this reduction at no more
than 100 units; only applicable to retention of historic buildings.
• This would also apply in specified areas in North Beach, including the National
Register Historic District, but only if existing historic buildings are substantially
retained;
• Staff has added a requirement for an employee parking plan, which will be
required of any hotel seeking the reduced parking rate of.5 spaces per unit.
• For properties that are commercially zoned and are within 1,000 feet of the
boundary of an area that is (1) zoned CD-3 and (2) part of a historic district (i.e.
the Finvarb hotel project site at 17th Street and West Avenue), the parking
requirement would be reduced to 0.5 spaces per unit, if the hotel agrees to limit
its accessory uses by (a) not permitting a restaurant open to the public, (b) not
seeking an entertainment or dancehall license, (c) not holding any special
events (d) not seeking an outdoor bar counter and (e) not opening any pool(s)
to the public.
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 2 of 9
o This provision is recommended to apply only to hotels of no more than
100 units; (the proponent has proposed that it apply up to a maximum
of 100 units and 1 space for all units in excess of 100 units);
• Notwithstanding the foregoing, if a property is located outside of a historic
district and within 150 feet of a single-family district or RM-1 district, the parking
requirement for hotels shall remain at 1 space per unit.
The Administration believes that this formulation represents the best synthesis of the various
proposals put forward to date, as well as the general consensus expressed by the City
Commission at first reading in February. See the attached chart for a simplified explanation.
BACKGROUND
A discussion regarding parking requirements for hotels and how the City can incentivize
good hotel development was referred to the Land Use and Development Committee by
the City Commission on February 9, 2011. On May 16, 2012, the LUDC referred the
matter to the Planning Board and recommended that the Board review a proposed
ordinance amending hotel parking requirements for hotel units only, but not the parking
requirements for accessory uses. On October 30, 2012, the Planning Board considered
the version of the Ordinance being recommended by the Planning Department, and
recommended approval of a slightly different version of the proposed Ordinance.
On December 19, 2012, the Land Use and Development Committee discussed the
Planning Board version of the Ordinance, as well as the Planning Department version,
but could not reach consensus on either. Both Ordinances were transmitted to the City
Commission without a formal recommendation. On January 16, 2013, the City
Commission considered both versions of the Ordinance at First Reading, and referred
the matter back to the Land Use Committee for additional input and discussion.
On January 23, 2013 the Land Use and Development Committee discussed both
versions of the Ordinance again and referred the Ordinances back to the Full City
Commission, with a recommendation for the Planning Department version of the
Ordinance.
ANALYSIS
As noted in Attachment 1, the current parking requirements for hotels, and for
convention hotels are based upon the number of rooms within the hotel. There are also
additional parking requirements for accessory uses within hotels, such as retail,
restaurants, auditoriums, ballrooms, convention halls, gyms, and meeting rooms,
although they are less than those requirements for stand-alone uses, since the
assumption is that many of those patrons using the accessory uses will be hotel guests.
The mix of such uses found in various hotel developments means that there could be a
wide differential of the amount of parking actually needed, based upon the different
combination of uses. Many restaurants and clubs located within hotels actually draw a
large percentage of patrons from outside of the hotel, and would rationally need more
parking than those that were primarily used by hotel guests.
According to the Greater Miami Convention and Visitor's Bureau, 98 percent of overnight
visitors to Miami Beach arrive by airplane. The visitors' decision about whether to rent a
car will be influenced by many factors including walking distance to restaurants,
shopping, entertainment, and/or convention/meeting space; therefore, location of the
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 3 of 9
hotel is another important variable in determining hotel parking demand. Other factors
that influence the rental car choice are purpose of trip, length of stay, cost of parking and
visitor profile. These factors are more difficult to analyze than location, but there are
certain hotels that cater to a particular market segment that could arguably predict
parking demand based upon its typical guest profile.
The Planning Department contacted the Greater Miami Convention & Visitors Bureau
(GMCVB) and the Greater Miami & Beaches Hotel Association (GMBHA) to request their
assistance with surveying existing hotels to determine the percentage of hotel guests
that drive automobiles. The GMCVB and GMBHA obtained responses to this question
from 14 hotels. The responses ranged from 10% to 30% guests with cars in South
Beach hotels and 30% to 50% guests with cars in mid-beach hotels (see attachment 2).
A review of parking requirements for hotels in other Florida cities and in other tourist
destination cities throughout the country show that most of them have a lower parking
requirement for the dense, walkable, urban districts than our current requirement of one
parking space per hotel room (1:1). While the ITE Institute of Transportation Engineering
parking manual reflects a similar level of required parking as our existing code, this may
reflect a more suburban, auto oriented type of hotel and may be less appropriate for
Miami Beach. This theory is consistent with the other cities surveyed, which generally
have a 1:1 parking requirement for suburban areas and a lower parking requirement for
urban districts. The following table lists the minimum parking requirements for hotel
guest rooms in the walkable urban districts of each city surveyed.
Urban center Minimum parking spaces per Other requirements
guest room
Orlando 1:2 1:1 maximum
Miami 1:2 lus visitor parking 1:15
Ft. Lauderdale None required
Tama 1:3
St. Petersburg 1:4
Ft. Myers 1:2
Delray Beach 0.7:1
Charleston, SC 1:1.5
Philadelphia, PA None required
New Orleans, LA 1:3
Savannah, GA None required
Based upon the research conducted so far, the Planning Department is supportive of
reducing the hotel parking requirement to 1 space per 2 rooms as an incentive for good
hotel development. Staff does not recommend changing the current parking
requirements for ancillary facilities within hotels such as retail, restaurants, bars,
nightclubs, meeting rooms and ballrooms. Parking requirements for such uses have
already been discounted for a certain percentage of users being guests in the same
hotel.
The following is a list of proposed or potential hotel projects that Planning Department
staff has been working on or has been made aware of, along with comments describing
at what phase of the development process the project is at, and what is staff's
understanding of the impact of the passage of the proposed reduction of hotel parking
requirements might be on each project.
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 4 of 9
Please note that the City does not currently require pro forma business calculations as
part of the development review process, so the request for this information cannot be
provided.
Project Description Ordinance impact
1 Courtyard by Marriott New construction of 10 story Passage of
3925 Collins Ave. addition to existing hotel, and ordinance prior to
Historic district adding a basement garage, final C.O. would
includes 93 hotel units. result in return of the
Providing 68 new parking amount above, as the
spaces on-site; still a 26 68 spaces being
space deficit. constructed would
then cover all parking
$910,000 paid in parking requirement for the
impact fees for 26 space new construction.
deficit currently in escrow
account.
2 Riviera Lofts Hotel New construction of 4 story Passage of
318 215`Street hotel bldg addition with 43 ordinance prior to
Historic district rooms. No place for parking. final C.O. would
result in the return of
Parking impact fee of the amount currently
$1,505.000 paid for 43 space in escrow. $770,000
deficit; '/z has been paid to already paid City
the City and '/z is currently in would remain with
escrow account. City.
3 Wyndham Gardens Proposed one-story rooftop Parking impact fee
11h and Washington additions to several existing would be reduced by
Historic district historic buildings. 51 new half, from $1,785,000
units proposed. No place for to$ 892,500.
added parking.
4 Residence Inn Proposed extended stay Passage of the
1231 17th Street(at West Avenue) hotel on irregularly shaped Planning Board
Not Historic District vacant parcel. Going to version of the
Planning Board. 116 units ordinance (.5) would
and minimal accessory mean that the
commercial. proposed 66 on-site
spaces with
66 parking spaces proposed mechanical lifts
to be on-site (using lifts). would satisfy the
parking requirement.
The Planning
Department version
of the ordinance (.75)
would require a
reduction of the
number of units
proposed or the
addition of more
parking spaces.
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 5 of 9
The amounts involved in satisfying parking requirements for new construction with the
fee in-lieu of parking can be quite high, with fees of over $1 million not uncommon. This
money goes into a special fund, used to finance parking garage construction by the City.
It can also be used for transportation related projects. The construction of new parking
garages in the South Beach area has already proceeded somewhat vigorously, with a
new garage becoming operational in Sunset Harbour and another garage being
proposed in the Collins Park area on 23`d Street. There may be little opportunity for
additional parking garage construction in South Beach in the near future; more parking
fee funds could, however, be directed towards alternative transportation projects.
Staff believes that incentivizing additional hotel room construction within appropriate
areas of the City would have a greater positive effect on the overall economic health of
the City than maintaining the status quo simply to retain maximum contributions to the
parking impact fee funds. Information from the Greater Miami Convention and Visitor's
Bureau (GMCVB) indicates that spending by visitors to hotels in Miami Beach is
approximately $621 per room/night, including room rate, transportation, entertainment,
meals and shopping. At an occupancy rate of 75.3%, this would translate into $170,000
in additional economic activity per year, and approximately $2,600 in additional resort
tax collections per year, for each additional hotel room added.
Quantifying the number of new hotel rooms that would result from passage of the
ordinance is difficult. While some of the projects listed above might go forward
regardless of the level of impact fees or parking requirements, others are more
speculative and might only be expected to proceed through to construction if the
reduction was approved. It should be noted that while some of the projects listed are
providing as much parking as possible on site, most sites located within historic districts
are unable to provide much, if any, on-site parking. In general, the nature of these
proposals are additions to existing hotels in historic districts, or development of new
hotels on problematic parcels of land that could not accommodate large numbers of
parked cars, and staff has been generally supportive of these types of developments,
especially when the focus is on hotel rooms rather than accessory commercial
restaurants and entertainment establishments.
The purpose of the proposed ordinance is to foster new hotel development. During the
course of discussion, it has become clear that this hotel development should occur
within areas of the City that are compatible with hotel development. It is not the intention
of the ordinance to incentivize hotel development in those areas where hotels are not
compatible. As such, the West Avenue Corridor and the South of Fifth Street areas
have been removed from the area of applicability. This would address the concerns of
residents and stakeholders who do not want to encourage additional tourism and hotel
development within established residential areas, while allowing such encouragement in
most of the rest of the City.
In response to concerns raised regarding the appropriateness of hotel uses in certain
zoning districts, staff has examined the proposed ratio of required spaces for hotels, as
well as different areas of the City that would realize the greatest benefit from the
proposed revised Ordinance. After removing the South of Fifth Street and West Avenue
neighborhoods from the reduced parking areas, staff concluded that the following areas
of the City, which are zoned Commercial, or Multi-family Residential (RM-2 or RM-3),
were the most compatible for increased hotel development:
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 6 of 9
• Local Historic Districts
• National Register Historic Districts
• The North Beach resort area, generally bounded by 62nd Street and 73rd Street,
from Indian Creek to the Atlantic Ocean
Because these areas are the most compatible for expanded hotel development, staff
believes that the proposed ratio of .5 spaces per hotel unit would be appropriate.
However, for larger structures in excess of 100 hotel units, the ratio should be adjusted
upward, as the likelihood for increased vehicular trips rises with larger hotel
developments.
This revised proposal also takes into account the issue of hotel employee parking. Staff
has concluded that additions to existing hotel facilities should not result in the same
magnitude of new employees requiring parking as would a new hotel project on a vacant
lot. Incremental addition of rooms should be more easily absorbed by existing labor
corps, without the same reliance on hiring large numbers of new employees that new
construction of brand new hotels would.
As it pertains to the remaining multi-family and commercial areas of the City, staff
believes that these areas do not have the same compact, walkable attributes that the
above noted areas do, nor are they as oriented toward tourists/visitors. As such, staff
believes that hotel guests in the remaining multi-family and commercial areas of the City
would be more reliant on automobile transportation and that the parking space ratio
should be adjusted to .75 spaces per unit, for the first 100 units. Planning Department
staff believes that a difference should be made between the compact historic areas
closely tied to tourism, and those areas that are more automobile oriented or more
oriented towards permanent residents.
The majority of the Planning Board did not reach the same conclusion as staff regarding
the different areas of the City, and recommended approval of a version of the proposed
that has the .5 ratio used City Wide (excluding the West Avenue and South of Fisth
Neighborhoods). The Planning Department has proposed an alternate version of the
Ordinance transmitted by the Planning Board, which includes the aforementioned .75
ratio.
On December 19, 2012, the Land Use and Development Committee considered the two
versions of the ordinance - the Planning Board recommended version and the Planning
Department recommended version. After a lengthy discussion, the Land Use Committee
could not reach a consensus on either version, and transmitted both versions to the full
City Commission for a final decision, without recommending either version.
On January 23, 2013, the Land Use Committee endorsed the planning Department version
of the Ordinance, and also requested that and request more information on employee
parking be provided. Information received from the hotel industry suggests that there is
an average ratio of 0.6 employees per hotel room. Taking this figure into account, and
estimating that the percentage of employees who arrive to work in their own private car,
rather than by public transit or other means is not extremely high, it suggests that the
suggested figures of 0.5 or 0.75 spaces per hotel room would be valid.
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 7 of 9
PLANNING BOARD REVIEW
The subject Ordinance came before the Planning Board on July 24, 2012 and was
continued to a date certain of August 28, 2012 in order for more data to be submitted.
On August 28, 2012, the Ordinance was discussed and continued to the September 24,
2012 meeting. On September 24, 2012, the item was discussed and continued to a date
certain of October 30, 2012, in order for staff to propose specific districts that would
benefit from lower parking requirements.
On October 30, 2012, the majority of the Planning Board did not reach the same
conclusion as staff regarding the different areas of the City, and recommended approval
of a version of the proposed that has the .5 ratio used City Wide (excluding the West
Avenue and South of Fifth Neighborhoods). The Planning Department has proposed an
alternate version of the Ordinance transmitted by the Planning Board, which includes the
aforementioned .75 ratio. The Planning Board (by a 5-2 vote) transmitted the Planning
Board version of the Ordinance Amendment to the City Commission with a favorable
recommendation.
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.
The proposed ordinance, by reducing required parking for hotels in historic districts, will
reduce the receipts for fees in-lieu of parking, as many hotel projects in these districts must
resort to paying these fees when parking on site or nearby cannot be provided. Although the
amount of the reduction in impact fees to the City cannot accurately be pinpointed as this
involves estimating future development levels, as the chart above indicates, some hotel
projects already underway would be affected, and the resulting impact to the City of forgoing
these payments would be approximately $2,5 million. For future projects, the impact cannot
be accurately assessed, as developers may or may not move forward projects depending on
all costs involved.
Balanced against the potential loss of parking impact fee revenue is the potential for
additional revenue from increased hotel development, which might be expected to include an
increase in resort tax receipts, and a general improvement in the property tax base and
income from permits and fees that may be associated with an increased level of new
proposed development.
As discussed above, increased hotel room construction within appropriate areas of the City
would be expected to have a positive effect on the overall economic health of the City, as
estimates indicate that spending by visitors to hotels in Miami Beach is approximately $621
per room/night, including room rate, transportation, entertainment, meals and shopping. At
an occupancy rate of 75.3%, this would translate into $170,000 in additional economic
activity per year, and approximately $2,600 in additional resort tax collections per year, for
each additional hotel room added.
Staff estimates that properties in historic districts have on balance only a relatively small
amount of additional development rights (FAR) still remaining. Although the reduction in
parking requirements reduces the potential for future parking impact fee revenue, this cannot
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 8 of 9
be directly estimated, as some future development may only occur because of the reduced
parking requirements, and would not be proposed if impact fees remained as a requirement.
EMPLOYEE PARKING PLANS
Staff is proposing an additional requirement to address employee parking issues. In order for
any hotel to receive the reduced rate of .5 spaces per unit, a hotel employee parking plan is
required, which shall be subject to the review and approval of the Planning Department.
Such hotel 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.
SUMMARY
Attached are three versions of the ordinance —two which were presented last month: the
Planning Board's recommendation, which reduces parking to .5 spaces per hotel room
citywide, and the Planning Department staff's recommendation, which applies the
reduction to .5 spaces only to historic districts and to North Beach areas targeted for
encouraging hotel development, and .75 spaces per hotel room outside of local historic
Districts; a third version which combines these concepts with some ability for projects
outside the historic district to be reduced to 0.5 spaces per room if certain conditions are
met and proffers are made limiting accessory commercial uses, and includes newly
developed requirements for employee parking plans. All versions exclude the West
Avenue residential corridor and the area south of Fifth Street.
CONCLUSION
The Administration recommends that the Commission adopt upon Second Reading
Public Hearing the ordinance as revised by the Planning Department based upon the
direction from the Commission in February, as this formulation represents the best
synthesis of the various proposals put forward to date, as well as the general consensus
expressed by the City Commission at first reading in February.
KGB/JGG/RGL:trm
T:WGENDA\2013\March 13\Hotel Parking MEM 2nd.docx
Commission Memorandum
Hotel Parking Requirements
March 13, 2013 Page 9 of 9
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Administration Recommendation
Properties located within a local historic district or
National Register Historic District
Retaining, preserving and restoring a .5 spaces per unit, up to a maximum of 100 units
building or structure that is classified as and 1 space per unit for all units in excess of 100
'Contributing' as of[date of ordinance], units.
as defined below.
Other(e.g. new construction or 1 space per hotel unit.
substantial demolition of contributing
building)
Properties bounded by 62nd Street on the south, .5 spaces per unit, up to a maximum of 100 units
73rd Street on the north, Indian Creek on the west and 1 space per unit for all units in excess of 100
and the Atlantic Ocean on the east units.
Properties located south of Fifth Street and 1 space per unit
properties zoned residential and located south of
17th Street, west of Alton Court, east of Biscayne
Bay and north of 6th Street
Properties not listed above
Hotels of 100 units or less, limited by .5 spaces per unit
covenant to no restaurants or pools open
to the public, no outdoor bar counters,
entertainment or special events, and
located in a commercial zoning district
within 1,000 feet of the boundary of an
area that is(1) zoned CD-3 and (2) part of
a historic district
Within 150 feet of a single-family district 1 space per unit
or RM-1 district, notwithstanding the
above
Other 1 space per unit
For purposes of this section, "retaining, preserving and restoring a building or structure that is classified as
'Contributing"' means that the following portions of such building or structure must remain substantially intact:
i. At least 75 percent of the front and street side facades;
ii. At least 75 percent of the original first floor slab;
iii. For structures that are set back two or more feet from interior side property lines, at least 66
percent of the remaining interior side walls; and
iv. All architecturally significant public interiors.
In addition to the above, in order for any hotel to receive the reduced rate of.5 spaces per unit, a hotel
employee parking plan is required, which shall be subject to the review and approval of the Planning
Department . Such hotel 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.
Michael Larkin preferred language for Finvarb project:
Properties located within a local historic district or
National Register Historic District
Retaining, preserving and restoring a .5 spaces per unit, up to a maximum of 100 units and
building or structure that is classified as 1 space per unit for all units in excess of 100 units.
'Contributing' as of[date of ordinance], as
defined below.
Other(e.g. new construction or substantial 1 space per hotel unit.
demolition of contributing building)
Properties bounded by 62nd Street on the south, .5 spaces per unit, up to a maximum of 100 units and
73rd Street on the north, Indian Creek on the west 1 space per unit for all units in excess of 100 units.
and the Atlantic Ocean on the east
Properties located south of Fifth Street and 1 space per unit
properties zoned residential and located south of
17th Street,west of Alton Court, east of Biscayne Bay
and north of 6th Street
Properties not listed above
Hotels^f'^^„^;+S 9F less, limited by .5 spaces per unit, up to a maximum of 100 units and
covenant to no restaurants or pools open 1 space per unit for all units in excess of 100 units.
to the public, no outdoor bar counters,
entertainment or special events, and
located in a commercial zoning district
within 1,000 feet of the boundary of an
area that is (1)zoned CD-3 and (2) part of a
historic district
Within 150 feet of a single-family district or 1 space per unit
RM-1 district, notwithstanding the above
Other 1 space per unit
For purposes of this section, "retaining, preserving and restoring a building or structure that is classified as
'Contributing"' means that the following portions of such building or structure must remain substantially intact:
i. At least 75 percent of the front and street side facades;
ii. At least 75 percent of the original first floor slab;
iii. For structures that are set back two or more feet from interior side property lines,at least 66
percent of the remaining interior side walls; and
iv. All architecturally significant public interiors.
14HE I THURSDAY,FEBRUARY28,2013 NE
MIAM BEACH
CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARING
NQTICE leHEREBY given that second readings and public hearings will be
held by the Mayor and City Commission of the City of Miami Beach.Florida,
In the Commission Chambers,3rd Floor,City Hail,1700 Convention Center
Drive,Miami Beach,Florida,on Wednesday,March 14 2013 to consider
the foVowing:
10:16 a.m.
Ordinance Amending The Miami Beach City Code By Amending Chapter 2,
Entitled"Administration,"By Amending Article III,Entitled"Agencies,Boards
And Committees,"By Creating Division 34,To Be Entitled"Bicycle-Pedestrian
Facilities Advisory Committee,."And Sections 2-190.149 Through 2-190.153
Therein To Provide Provisions.Estabiishing The Committee And Rs Purpose,
Powers And Duties,Composition,And Supporting Department.
Inquiries may be directed to the Public Works Department at
(305).673-7080.
10:36 am.
Ordinance Amending,Chapter 10 Of The Miami Beach City Code Entitled
"Mimals," By Amending Section 10-11, Entitled "Running At Large
Prohibited,, By Extending The Pilot Program Off-Leash Area For Dogs In
South Pointe Park Through And Including June 30,2013.,
Inquiries may be directed to the.Parks and Recreation Department at
(305)673-7730.
10:45 am.
CD-2 Self Storage:
Ordinance Amending The Code Of The City Of Miami Beach,Florida,Chapter
142, "Zoning Districts And Regulations," Article 11, "District Regulations,"
Division 5, CD-2 "Commercial, Medium Intensity District," By Permitting
"Self-Storage Warehouses"As A Conditional Use In This Zoning;District.
Inquiries may be directed to the Planning Department at(305)673-7550.
11-00 am.
Ordinance Amending The Miami Beach City Code.By Amending Chapter 2,
Entitled "Administration," By Amending Article III, Entitled "Agencies,
Boards And Committees," By Amending Division 29, Entitled"Debarment
Committee," By Amending The Purpose, Powers, And Duties Of The
Committee To Include Authority To Consider The Suspension Of Contractors
In Addition To Debarments.
Inquiries may be directed to the City Attorney's Office at(305)673-7470.
(�J\ 5:15 P.M.
Hotel Parking Requirements:
Ordinance Amending The Code Of The City Of Miami Beach, Florida,
By Amending Chapter 130 "Off-Street Parking," Article 11, "Districts;
Requirements," By Amending The Off-Street Parking Requirements For
Hotels In All Districts.
Inquiries may be directed to 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 thelr views in writing addressed to the
Clay Commission,c/o the City Clerk,1700 Convention Center Drivel st Floor,
City Hall,Miami Beach,Florida 33139.Copies of these items are available for
public Inspection during normal business hours in the City Cleik's Office,1700
Convention Center Drive, 1st Floor,City Hall, Miami Beach, Florida 33139.
This meeting may be continued,and under such circumstances additional
legal notice wili not be provided.
Rafael E.Granado,City Clerk
City of Miami Beach
Pursuant to Section 286.0105,Fla.Stat.,the City hereby advises the public
that:if aperson 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 averbatim record ofthe proceedings is made,which
record includes the testimony and evidence upon which the appeal is to be
based.This notice does hot constitute consent by the City for the introduction
or admission of otherwise inadmiss!ble or irrelevant evidence, nor does it
authorize challenges or appeals not otherwise allowed by law.
To request this material in accessible format, sign language
interpreters, information on access for persons with disabilities, and/
or any accommodation to review any document or participate in any
City-sponsored proceeding,please contact us five days in advance at(305)
673-7411(voice)or TTY users may also call the Florida Relay Service at 711.
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