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2015-3949 Ordinance Bed and Breakfast Prohibition in Palm View Historic District ORDINANCE NO. 2015-3949 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, BY AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, "DISTRICT REGULATIONS", DIVISION 3, "RESIDENTIAL MULTI-FAMILY DISTRICTS", SUBDIVISION II, "RM-1 RESIDENTIAL MULTIFAMILY LOW INTENSITY", TO PROHIBIT BED AND BREAKFAST INNS WITHIN THE PALM VIEW LOCAL HISTORIC DISTRICT; BY AMENDING ARTICLE V, "SPECIALIZED USE REGULATIONS", DIVISION 7, "BED AND BREAKFAST INNS", TO PROHIBIT BED AND BREAKFAST INNS WITHIN THE PALM VIEW LOCAL HISTORIC DISTRICT; PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. WHEREAS, Chapter 142, "Zoning Districts and Regulations," Article II, "District Regulations", Division 3, "Residential Multi-family Districts", Subdivision II, "RM-1 Residential Multifamily Low Intensity", describes the uses permitted in the RM-1 district; and WHEREAS, Article V, "Specialized Use Regulations", Division 7, "Bed and Breakfast Inns", describes the regulations for the establishment of Bed and Breakfast Inns; and WHEREAS, Section 509.242, Florida Statutes, defines seven distinct categories of "public lodging establishments": hotel, motel, vacation rental, non-transient apartment, transient apartment, bed and breakfast inn, and timeshare projects, and it is clear from the statute that bed and breakfast is treated differently from "vacation rentals"; and WHEREAS, Pursuant to Section 509.032(7)(b), Florida Statutes, "[a] local law, ordinance, or regulation may not prohibit vacation rentals or regulate the duration or frequency of vacation rentals;" and WHEREAS, this Section 509.032(7)(b) does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011; and WHEREAS, the state has precluded new regulation, or new prohibitions relating to "vacation rentals" but has not preempted regulating the entire field of "public lodging establishments"; and WHEREAS, the plain language of Section 509.032(7)(b), Florida Statutes, indicates that only the regulation of"vacation rentals" is preempted. If the Legislature intended to preempt the local regulation of any other category of public lodging establishments, the Legislature would not have limited the scope of Section 509.032(7)(b) to vacation rentals; and 1 of 4 WHEREAS, under the canon of statutory construction expressio unius est exclusio alterius, the mention of one thing implies the exclusion of another;" and WHEREAS, the Legislature, by limiting the scope of Section 509.032(7)(b) to "vacation rentals," excluded from the scope of the preemption clause other public lodging establishments like hotels, motels, non-transient apartments, transient apartments, bed and breakfast inns, and timeshare projects; and WHEREAS, Bed and Breakfast Inns are presently permissible in `contributing' structures in locally designated historic districts; and WHEREAS, the Palm View Historic District is a stable predominantly residential neighborhood; and WHEREAS, currently there are no authorized, legally existing permitted bed & breakfast establishments within the Palm View Historic District; and WHEREAS, the residential district has expressed concerns with the possible deterioration of their residential character and neighborhood dynamic by allowing this commercial use to be established in the district; and WHEREAS, it is in the interest of the health, safety, welfare and neighborhood compatibility of the area to preclude the use in this residential Palm View Historic District; and WHEREAS, it is desirable to encourage uses that are compatible with the residential character of the neighborhood; and WHEREAS, Bed and Breakfast Inns are incompatible with the character of the Palm View Historic District; and WHEREAS, the amendment set forth below is necessary to accomplish the objectives identified above. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA . SECTION 1. Chapter 142, "Zoning Districts and Regulations," Article II, "District Regulations," is hereby amended as follows: DIVISION 3. - RESIDENTIAL MULTIFAMILY DISTRICTS * * * Subdivision II. - RM-1 Residential Multifamily Low Intensity * * * 2 of 4 Sec. 142-152. - Main permitted uses. The main permitted uses in the RM-1 residential multifamily, low density district are single-family detached dwelling; townhomes; apartments; hotels, for properties fronting Harding Avenue or Collins Avenue, from the City Line on the north, to 73rd Street on the south; and bed and breakfast inn (pursuant to article V, division 7 of this chapter). Despite the foregoing, bed and breakfast inns shall be prohibited within the boundaries of the Palm View Local Historic District. SECTION 2. Chapter 142, "Zoning Districts and Regulations," Article V, "Specialized Use Regulations," is hereby amended as follows: DIVISION 7. - BED AND BREAKFAST INNS Sec. 142-1401. - Conditions for bed and breakfast inns. Bed and breakfast inns are prohibited within the Palm View Local Historic District. Bed and breakfast inns are permitted in other applicable districts, with the following conditions: (1) The use shall be situated in a contributing building and located in a locally designated historic preservation district. The use may also be situated in a noncontributing building if it is restored to its original historic appearance and re-categorized as "contributing." * * * SECTION 3. CODIFICATION. It is the intention of the Mayor and City Commission of the City of Miami Beach, 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, Florida. The sections of this ordinance may be renumbered or relettered to accomplish such intention, and the word "ordinance" may be changed to "section", "article", or other appropriate word. SECTION 4. REPEALER. All ordinances or part of ordinances in conflict herewith be and the same are hereby repealed. SECTION 5. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not be affected by such invalidity. • 3 of 4 SECTION 6. EFFECTIVE DATE. This Ordinance shall take effect ten days following adoption. PASSED and ADOPTED this p day of Jul , 2015 ATTEST. ""'•••• •� 4i tooer Raf..el E. Gra ado, ' ity lerk ! =, `•� °I1* ....\ \C°\* °Rp,TE APPROVED AS TO ; ,� FORM & LANGUAGE �_ &FOR EXECUTION First Reading: June10, 2015 �i '••..• .• �4 Second Reading: July 8, 2015 . ��i `I wr � � 1,....... 5trJIt 41pP Dote City Attorney Verified by: Th as R. ooney, Planning Director Underscore denotes new language g#denotes deleted language [Sponsored by Commissioner Malakoff] T:\AGENDA\2015\June\Palm View BB Prohibition-ORD First Reading.docx 4 of 4 COMMISSION ITEM SUMMARY Condensed Title: An Ordinance to prohibit Bed & Breakfast uses within the Palm View Local Historic District. Key Intended Outcome Supported: Increase satisfaction with neighborhood character. Increase satisfaction with development and growth management across the City. 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 remove Bed & Breakfast Inn's as a permitted use in RM-1 zoned properties located within the Palm View Local Historic District. On April 8, 2015 the Land Use and Development Committee recommended approval of the Ordinance. On June 10, 2015, the City Commission: 1) accepted the recommendation of the Land Use and Development Committee via separate motion; and 2) approved the proposed Ordinance at First Reading and scheduled a Second Reading Public Hearing for July 8, 2015. The Administration recommends that the City Commission adopt the Ordinance. Advisory Board Recommendation: On April 28, 2015, the Planning Board (vote of 6-0), transmitted the attached proposal to the City Commission with a favorable recommendation. (Planning Board File No. 2251). Financial Information: Source of Amount Account Funds: 1 2 3 OBPI Total Financial Impact Summary: In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm that the City Administration evaluated the long-term economic impact (at least 5 years) of this proposed legislative action, and determined that there will be no measurable impact on the City's budget. City Clerk's Office Legislative Tracking: Thomas Mooney Sign-Offs: `epartme Dire 1r•r Assistant City Manager \ City Manager. I 4.■ T:\AGENDA\2015\July\PLA■NING\Palm View B&B-SUM Second Reading.docx AGENDA ITEM Rs- DATE AM� -8 -1 S 7 MIAMI BEACH City of Miami Beach, 1700 Convention Center Drive,Miami Beach,Florida 33139,www.miamibeachfl.gov MEMO# COMMISSION MEMORANDUM TO: Mayor Philip Levine and Members of he City Com .sion FROM: Jimmy L. Morales, City Manager DATE: July 8, 2015 ECON READING — PUBLIC HEARING SUBJECT: Bed & Breakfast Prohibition in Pal View Historic District AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CITY CODE, BY AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, "DISTRICT REGULATIONS", DIVISION 3, "RESIDENTIAL MULTI-FAMILY DISTRICTS", SUBDIVISION II, "RM-1 RESIDENTIAL MULTIFAMILY LOW INTENSITY", TO PROHIBIT BED AND BREAKFAST INNS WITHIN THE PALM VIEW LOCAL HISTORIC DISTRICT; BY AMENDING ARTICLE V, "SPECIALIZED USE REGULATIONS", DIVISION 7, "BED AND BREAKFAST INNS", TO PROHIBIT BED AND BREAKFAST INNS WITHIN THE PALM VIEW LOCAL HISTORIC DISTRICT; PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. ADMINISTRATION RECOMMENDATION The Administration recommends that the City Commission adopt the Ordinance. BACKGROUND On March 11, 2015, at the request of Commissioner Joy Malakoff, the City Commission referred an Ordinance Amendment to the Planning Board and to the Land Use and Development Committee (Item C4D), pertaining to the prohibition of Bed and Breakfast Inns in the Palm View Historic District. On April 8, 2015, the Land Use and Development Committee discussed the item and recommended that the Planning Board transmit the proposed Ordinance to the City Commission with a favorable recommendation. ANALYSIS The "Specialized Use Regulations" in Article V, Division 7, of Chapter 142 of the Land Development Regulations allow for Bed and Breakfast Inns in `contributing' historic structures in locally designated historic districts, which are also zoned RM-1. This particular use is only permitted within structures originally constructed, and currently used as single family residences. Additionally, a number of requirements must be satisfied in order to obtain a B & B Commission Memorandum Bed&Breakfast Prohibition in Palm View Historic District July 8, 2015 Page 2 of 2 license. These regulations were initially adopted in 1992 for the Flamingo Park Local Historic District, which contains mostly RM-1 properties. More specifically, although there are some single family homes located within the RM-1 zoning district in Flamingo Park, the vast majority of RM-1 structures in Flamingo Park are apartments. As such, the allowance of Bed and Breakfast Inns within eligible single family homes pursuant to the "Specialized Use Regulations" was, and still is, an appropriate use in the Flamingo Park Historic District. The Palm View Historic District was designated by the City Commission in 1999 and includes properties zoned RS (Single Family), RM-1 and RM-2. The RM-1 zoned portion of the Palm View District is limited to the southern perimeter of the district, along 17th Street. This District, unlike the Flamingo Park District, is predominantly made up of one and two story single-family homes. Some low-rise and mid-rise apartment buildings exist within the district, as well as a small number of religious and educational institutions along the southern perimeter of the district. However, because of the predominance of single family residential uses, the transient nature of Bed and Breakfast Inns makes them incompatible with the character of the Palm View Historic District. In order to protect the existing single family character of the Palm View District, the attached Ordinance would amend the permitted uses in the RM-1 district, as well as the criteria of the Specialized Use Regulations, to prohibit Bed and Breakfast Inns from being established within the Palm View Historic District. PLANNING BOARD REVIEW On April 28, 2015, the Planning Board (by a 6-0 vote) transmitted the proposed Ordinance 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 City Administration evaluated the long term economic impact (at least 5 years) of this proposed legislative action. The proposed Ordinance is not expected to have a negative fiscal impact upon the City. SUMMARY On June 10, 2015, the City Commission approved the subject Ordinance at First Reading. CONCLUSION The Administration recommends that the City Commission adopt the Ordinance. 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