2016-4007 Ordinance Minimum Unit Sizes for Historic Hotels
ORDINANCE NO. 2016-4007
AN ORDINANCE AMENDING THE LAND DEVELOPMENT REGULATIONS OF
THE CODE OF THE CITY OF MIAMI BEACH, BY AMENDING CHAPTER 142,
"ZONING DISTRICTS AND REGULATIONS," BY AMENDING ARTICLE II,
"DISTRICT REGULATIONS," BY AMENDING DIVISION 3, "RESIDENTIAL
MULTIFAMILY DISTRICTS," BY AMENDING SECTION 142-155 TO MODIFY
THE REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE AND MAXIMUM
HOTEL ROOM OCCUPANCY FOR HISTORIC HOTELS WITHIN THE RM-1
DISTRICT; BY AMENDING SECTION 142-217 TO MODIFY THE
REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE AND MAXIMUM HOTEL
ROOM OCCUPANCY FOR HISTORIC HOTELS WITHIN THE RM-2 DISTRICT;
BY AMENDING SECTION 142-246 TO MODIFY THE REQUIREMENTS FOR
MINIMUM HOTEL ROOM SIZE AND MAXIMUM HOTEL ROOM OCCUPANCY
FOR HISTORIC HOTELS WITHIN THE RM-3 DISTRICT; BY AMENDING
CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS", ARTICLE II,
"DISTRICT REGULATIONS", SECTION 142-306, "DEVELOPMENT
REGULATIONS" TO MODIFY THE REQUIREMENTS FOR MINIMUM HOTEL
ROOM SIZE AND MAXIMUM HOTEL ROOM OCCUPANCY FOR HISTORIC
HOTELS WITHIN THE CD-2 DISTRICT; AND BY AMENDING SECTION
142-337, "DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS" TO
MODIFY THE REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE AND
MAXIMUM HOTEL ROOM OCCUPANCY FOR HISTORIC HOTELS WITHIN
THE CD-3 DISTRICT; PROVIDING FOR CODIFICATION; REPEALER;
SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach endeavors to recall and promote its unique social
and architectural history, as well as further the dynamic character and attraction of hotels within
historic sites; and
WHEREAS, the City of Miami Beach seeks to encourage and incentivize the retention,
preservation and restoration of contributing hotel structures located within historic sites; and
WHEREAS, the City of Miami Beach desires to amend existing minimum unit size
requirements for existing contributing hotels within historic sites; 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. City Code Chapter 142, Article II, "District Regulations," Division 3, "Residential
Multifamily Districts," Subdivision II, "RM-1 Residential Multifamily Low Intensity," is hereby
amended as follows:
1
Sec. 142-155. - Development regulations and area requirements
* *
(b)The lot area, lot width, unit size and building height requirements for the RM-1 residential
multifamily, low density district are as follows:
Minimum Minimum Minimum
Lot Area Lot Unit Size
(Square Width (Square Feet)
Feet) (Feet)
5,600 50 New construction-550
Non-elderly and elderly
low and moderate
income housing: See
section 142-1183
Rehabilitated
buildings-400
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located
within an individual
historic site, a local
historic district or a
national register district,
which are renovated in
accordance with the
Secretary of the Interior
Standards and
Guidelines for the
Rehabilitation of
Historic Structures as
amended, retaining the
existing room
configuration and sizes
of at least 200 square
feet shall be permitted.
Additionally, existing
room configurations for
the above described
hotel structures may be
modified to address
applicable life-safety
and accessibility
regulations, provided
the 200 square feet
2
minimum unit size is
maintained, and
provided the maximum
occupancy per hotel
room does not exceed 4
persons.
SECTION 2. City Code Chapter 142, Article II, "District Regulations", Division 3, "Residential
Multifamily Districts", Subdivision IV, "RM-2 Residential Multifamily Medium Intensity", is hereby
amended as follows:
Sec. 142-217. -Area requirements.
The area requirements in the RM-2 residential multifamily, medium intensity district are as
follows:
Minimum Minimum Minimum
Lot Area Lot Unit Size
(Square Width (Square Feet)
Feet) (Feet)
7,000 50 New construction-550
Non-elderly and elderly low
and moderate income
housing: See section
142-1183
Rehabilitated buildings-400
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located within an
individual historic site, a local
historic district or a national
register district, which are
renovated in accordance with
the Secretary of the Interior
Standards and Guidelines for
the Rehabilitation of Historic
Structures as amended,
retaining the existing room
configuration and sizes of at
least 200 square feet shall be
permitted. Additionally, the
existing room configurations
for the above described hotel
structures may be modified to
address applicable life-safety
and accessibility regulations,
provided the 200 square
3
feet minimum unit size is
maintained, and provided the
maximum occupancy per
hotel room does not exceed 4
persons.
SECTION 3. City Code Chapter 142, Article II, "District Regulations", Division 3, "Residential
Multifamily Districts", Subdivision v, "RM-3 Residential Multifamily High Intensity", is hereby
amended as follows:
Sec. 142-246. - Development regulations and area requirements.
(b)The lot area, lot width, unit size and building height requirements for the RM-3 residential
multifamily, high intensity district are as follows:
Minimum Minimum Minimum
Lot Area Lot Unit Size
(Square Width (Square Feet)
Feet) (Feet)
7,000 50 New construction-550
Non-elderly and elderly low
and moderate income
housing: See section
142-1183
Rehabilitated buildings-400
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located within an
individual historic site, a local
historic district or a national
register district, which are
renovated in accordance with
the Secretary of the Interior
Standards and Guidelines for
the Rehabilitation of Historic
Structures as amended,
retaining the existing room
configuration and sizes of at
least 200 square feet shall be
permitted. Additionally, the
existing room configurations
for the above described hotel
structures may be modified to
4
address applicable life-safety
and accessibility regulations,
provided the 200 square
feet minimum unit size is
maintained, and provided the
maximum occupancy per
hotel room does not exceed 4
persons.
SECTION 4. That Chapter 142, Article II, entitled "District Regulations", of the Land
Development Regulations of the Code of the City of Miami Beach, Florida is hereby amended as
follows:
Sec. 142-306. Development regulations.
The development regulations in the CD-2 commercial, medium intensity district are as follows:
Minimum Average
Apartment Apartment
Unit Size Unit Size
(Square Feet) (Square Feet)
Commercial—N/A Commercial—N/A
New construction-550 New construction-800
Rehabilitated Rehabilitated buildings-550
buildings-400 Non-elderly and elderly low
Non-elderly and elderly low and moderate income
and moderate income housing: See section
housing: See section 142-1183
142-1183 Hotel units—N/A
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located within an
•
individual historic site, a
local historic district or a
national register district,
which are being renovated
in accordance with the
Secretary of the Interior
Standards and Guidelines
for the Rehabilitation of
Historic Structures as
amended, retaining the
existing room configuration
shall be permitted, provided
all rooms are a minimum of
200 square feet.
5
Additionally, existing room
configurations for the above
described hotel structures
may be modified to address
applicable life-safety and
accessibility regulations,
provided the 200 square
feet minimum unit size is
maintained, and provided
the maximum occupancy
per hotel room does not
exceed 4 persons.
SECTION 5. That Chapter 142, Article II, entitled "District Regulations", of the Land
Development Regulations of the Code of the City of Miami Beach, Florida is hereby amended as
follows:
Sec. 142-337. Development regulations and area requirements.
(c) The lot area, lot width, unit size and building height requirements for the CD-3 commercial,
high intensity district are as follows:
Minimum Average
Unit Size Unit Size
(Square Feet) (Square Feet)
Commercial—N/A Commercial—N/A
New construction-550 New construction-800
Rehabilitated Rehabilitated buildings-550
buildings-400 Non-elderly and elderly low
Non-elderly and elderly low and moderate income
and moderate income housing: See section
housing: See section 142-1183
142-1183 Hotel units—N/A
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located within
an individual historic site, a
local historic district or a
national register district,
which are being renovated
in accordance with the
Secretary of the Interior
6
Standards and Guidelines
for the Rehabilitation of
Historic Structures as
amended, retaining the
existing room configuration
shall be permitted, provided
all rooms are a minimum of
200 square feet.
Additionally, existing room
configurations for the above
described hotel structures
may be modified to address
applicable life-safety and
accessibility regulations,
provided the 200 square
feet minimum unit size is
maintained, and provided
the maximum occupancy
per hotel room does not
exceed 4 persons.
SECTION 6. 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 7. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 8. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
7
SECTION 9. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED AND ADOPTED this 13 day of Apr;/ , 2016.
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First Reading: March 9, 2016 �' ( ii,
Second Readi ii. April 1 2016 ���� `� .'� � Dam
` ,---�,— City Attorney
Verified by: NI , A k r Vi
Tho' as R. Mooney, A
Planning Director
Underscore denotes new language
Strike-through denotes deleted language
T:\AGENDA\2016\March\Planning\Historic Hotel Unit Sizes-First Reading ORD.docx
8
COMMISSION ITEM SUMMARY
Condensed Title:
An ordinance amending Chapter 142 of the Land Development Regulations of the City Code in order
to modify the requirements for minimum hotel room size and maximum hotel room occupancy for
historic hotels
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 subject ordinance would permit contributing hotels located within a designated historic 'site' to
have a minimum unit size of 200 square feet.
On October 7, 2015, the Land Use Committee recommended that the City Commission transmit the
proposed ordinance to the Planning Board. On December 9, 2015, at the request of Commissioner
Grieco, the City Commission referred the item to the Planning Board (Item C4B).
On March 9, 2016, the City Commission: 1) accepted the recommendation of the Land Use and
Development Committee via separate motion; and 2) approved the attached Ordinance at First
Reading and seta Second Reading Public Hearing for April 13, 2016.
The Administration recommends that the City Commission adopt the ordinance.
Advisory Board Recommendation:
On January 26, 2016, the Planning Board transmitted the proposed ordinance to the City Commission
with a favorable recommendation (vote 7 to 0).
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact(at least five years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least five 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:
Department Director As uit•nt Ci Manager ity Manager
.lAVfir
A1\
T:WGENDA\2016\April\Planning\Historic Hotel Unit Sizes-SECOND Reading SUM.docx
MIAMIBEACH AGENDA:ITEM R DATE q-
�3
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members o the City Co mission
FROM: Jimmy L. Morales, City Manager
DATE: April 13, 2016 SE OND READING — PUBLIC HEARING
SUBJECT: AN ORDINANCE AMENDING TH LAND DEVELOPMENT REGULATIONS OF
THE CODE OF THE CITY OF MI • MI BEACH, BY AMENDING CHAPTER 142,
"ZONING DISTRICTS AND REGULATIONS," BY AMENDING ARTICLE II,
"DISTRICT REGULATIONS," BY AMENDING DIVISION 3, "RESIDENTIAL
MULTIFAMILY DISTRICTS," BY AMENDING SECTION 142-155 TO MODIFY THE
REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE AND MAXIMUM HOTEL
ROOM OCCUPANCY FOR HISTORIC HOTELS WITHIN THE RM-1 DISTRICT; BY
AMENDING SECTION 142-217 TO MODIFY THE REQUIREMENTS FOR
MINIMUM HOTEL ROOM SIZE AND MAXIMUM HOTEL ROOM OCCUPANCY
FOR HISTORIC HOTELS WITHIN THE RM-2 DISTRICT; BY AMENDING
SECTION 142-246 TO MODIFY THE REQUIREMENTS FOR MINIMUM HOTEL
ROOM SIZE AND MAXIMUM HOTEL ROOM OCCUPANCY FOR HISTORIC
HOTELS WITHIN THE RM-3 DISTRICT; BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS", ARTICLE II, "DISTRICT REGULATIONS",
SECTION 142-306, "DEVELOPMENT REGULATIONS" TO MODIFY THE
REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE AND MAXIMUM HOTEL
ROOM OCCUPANCY FOR HISTORIC HOTELS WITHIN THE CD-2 DISTRICT;
AND BY AMENDING SECTION 142-337, "DEVELOPMENT REGULATIONS AND
AREA REQUIREMENTS" TO MODIFY THE REQUIREMENTS FOR MINIMUM
HOTEL ROOM SIZE AND MAXIMUM HOTEL ROOM OCCUPANCY FOR
HISTORIC HOTELS WITHIN THE CD-3 DISTRICT; PROVIDING FOR
CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission adopt the ordinance.
BACKGROUND
On September 2, 2015, at the request of Commissioner Grieco, the City Commission referred
the item to the Land Use and Development Committee (Item C4J). On September 9, 2015, the
Land Use Committee continued the item to October 7, 2015. On October 7, 2015, the Land Use
Committee recommended that the City Commission transmit the proposed ordinance to the
Planning Board.
On December 9, 2015, at the request of Commissioner Grieco, the City Commission referred
the item to the Planning Board (Item C4B).
Commission Memorandum
Ordinance Amendment—Historic Hotel Unit Size
April 13, 2016 Page 2 of 2
ANALYSIS
In 2013 and 2014, the City Commission amended the RM-1, RM-2, RM-3, CD-2 and CD-3
sections of the City Code to allow for the renovation of contributing hotels in historic districts
without the need for room size variances, as long as a minimum unit size of 200 square feet is
met. This code change, however, did not include buildings designated as `individual historic
sites'.
When an existing building within an historic site (not located in an historic district) is significantly
renovated as a hotel, the Code requires that the minimum hotel unit size be met (315/335 sq ft).
However, the existing room configuration in these historic buildings is often under this minimum
required room size. Variances have been consistently granted for these projects, as it is
considered a true hardship, since the floor plates of historic hotel buildings often cannot be
easily reconfigured. Additionally, the existing pattern of windows in historic buildings typically
matches the room configuration, and the exterior of the historic building cannot be altered by
removing or rearranging window placement.
The attached draft Ordinance extends the allowable provision for smaller hotel unit sizes to
contributing buildings, located within an individually designated historic site.
PLANNING BOARD REVIEW
On January 26, 2016, the Planning Board transmitted the proposed ordinance to the City
Commission with a favorable recommendation.
FINANCIAL 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 five years) of proposed legislative actions," this
shall confirm that the City Administration City Administration evaluated the long term economic
impact (at least five years) of this proposed legislative action. The proposed Ordinance is not
expected to have a negative fiscal impact upon the City.
UPDATE
On February 10, 2016, the City Commission updated the ordinance referral (item R9T) by
including a provision for a maximum occupancy per hotel room of 4 persons. This revised text
has been incorporated into the attached ordinance.
On March 9, 2016, the subject ordinance was approved at First Reading.
RECOMMENDATION
The Administration recommends that the City Commission adopt the ordinance.
JLM/SMT/TRM/RAM
T:\AGENDA\20161April\Planning\Historic Hotel Unit Sizes-SECOND Reading MEM.Docx
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