BIE - Conform Fines for Commercial Use of Single-Family Homes (07/05/2024)M IA M I BEACH
City of Miami Beach, 1700 Convention Center Drive. Miami Beach, Florida 33139. www.miomibeachfl.gov
TO:
FROM:
Mayor Steven Meiner and Members of the City Commission
Rickelle Williams, Interim City Managerj?l{}
MEETING DATE: July 24, 2024
SUBJECT: BUSINESS IMPACT ESTIMATE FOR:
CONFORM FINES FOR COMMERCIAL USE OF SINGLE-FAMILY
HOMES AN ORDINANCE OF THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING CHAPTER
7 OF THE MIAMI BEACH RESILIENCY CODE, ENTITLED "ZONING
DISTRICTS AND REGULATIONS," BY AMENDING ARTICLE II,
ENTITLED "DISTRICT REGULATIONS," BY AMENDING SECTION
7.2.2, ENTITLED "RS1, RS-2, RS-3, RS-4 SINGLE-FAMILY
RESIDENTIAL DISTRICTS" BY AMENDING SUBSECTION 7.2.2.2,
ENTITLED "USES (RS)" TO CONFORM THE FINE SCHEDULE FOR
VIOLATIONS OF SUBSECTION 7.2.2.2 TO STATUTORILY
PRESCRIBED LIMITS IN CHAPTER 162 OF THE FLORIDA
STATUTES; AND, PROVIDING FOR REPEALER, SEVERABILITY,
CODIFICATION, AND AN EFFECTIVE DATE.
Is a Business Impact Estimate Required?
Y es N o (If no, please check one of the boxes below)
If one or more boxes are checked below, this means the City of Miami Beach has determined that
a Business Impact Estimate for the above-referenced Ordinance is not required by State law.
□The proposed Ordinance is required for compliance with Federal or State law or
regulation;
□The proposed Ordinance relates to the issuance or refinancing of debt;
□The proposed Ordinance relates to the adoption of budgets or budget amendments,
including revenue sources necessary to fund the budget;
□The proposed Ordinance is required to implement a contract or an agreement, including,
but not limited to, any Federal, State, local, or private grant or other financial assistance
accepted by the City;
□The proposed Ordinance is an emergency ordinance;
□The Ordinance relates to procurement; or
□The proposed Ordinance is enacted to implement the following:
a. Part II of Chapter 163, Florida Statutes, relating to growth policy, county and municipal
planning, and land development regulation, including zoning, development orders,
development agreements and development permits;
b. Sections 190.005 and 190.046, Florida Statutes, regarding community development
districts;
c. Section 553. 73, Florida Statutes, relating to the Florida Building Code; or
d. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code.
Business Impact Estimate
Page2
If none of the above exceptions apply, this Business Impact Estimate is hereby provided
in accordance with Section 166.041(4), Florida Statutes.
1. A summary of the proposed Ordinance and its purpose is more fully set forth in the
Commission Memorandum accompanying the Ordinance, as well as in the recitals to the
Ordinance itself, which are attached hereto.
2. The City of Miami Beach estimates that the proposed Ordinance will have no direct
economic impact on private, for-profit businesses in the City of Miami Beach, that the
proposed Ordinance will have no direct compliance costs that businesses may
reasonably incur; that the proposed Ordinance will not impose any new charge or fee for
which businesses will be financially responsible, and that the proposed Ordinance will not
impact the City of Miami Beach's regulatory costs and will not generate any revenue from
new charges or fees.
3. Good faith estimate of the number of businesses likely to be impacted by the proposed
Ordinance:
The City of Miami Beach estimates that no businesses are likely to be impacted by the
proposed Ordinance.
14. Additional comments: None.
O rdinances - RS E
MIAMI BEACH
COMMISSION MEMORANDUM
0: H onorable M ayor and M em bers of the C ity C om m ission
FR O M : Interim C ity M anager R ickelle W illiam s
D A T E :
T IT LE :
Ju n e 26, 2024 Firs t R eading
C O N F O R M FIN E S FO R C O M M E R C IA L U S E O F S IN G LE -FA M ILY H O M ES
A N O R D IN A N C E O F T H E M A Y O R A N D C ITY C O M M IS S IO N O F THE CIT Y O F
M IA M I B E A C H , FLO R ID A , A M E N D IN G C H A P TE R 7 O F TH E M IAM I BEAC H
R E S ILI E N C Y C O D E , E N T ITLE D "Z O N IN G DIS T R IC T S A ND RE G U LAT IO NS," BY
A M E N D IN G A R T IC LE 11 , EN T ITLE D "D IS T R IC T RE G U LA T IO NS ," BY AM END IN G
S E C T IO N 7.2.2 , ENTITLED "R S -1, R S -2, R S -3, R S -4 SIN G LE-FAM ILY
R E S ID E N T IA L DI S TR IC T S " BY A M E ND ING SU B S E C TIO N 7.2.2.2, ENTITLED
"U S E S (RS ) T O C O N FO R M T H E FIN E SC H E D U LE FO R VIO LAT IO NS O F
S UB S E C TI ON 7.2.2.2 T O ST A T U TO R ILY PR E S C R IB E D LI M IT S IN CHAPTER 162
O F T H E FLO R ID A STA TU TE S ; A ND , P R O V ID IN G FO R REPEALER,
S E V E RA B ILI T Y , C O D IF IC A TIO N , A ND A N EFFE C TIV E D A TE .
RECOMMENDATION
T his item w a s requested by the O ffi ce of the C ity A ttorn ey.
T he A dm in istration recom m ends that the C ity C om m ission approve the subject ordinance at First
R eadin g an d schedule a Second R eading Public Hearing .
BACKGROUND/HISTORY
O n Jan u a ry 31, 2024, at the request of M ayor Steven M einer, the M ayor and City Com m ission
referred the pro posed ordinance (Item C4 8 ) to the Planning Board.
ANALYSIS
T he purpo se of the attached ordinance am endm ent is to confo rm the penalties in the R esiliency
C o de to statutorily prescribed lim its, in order to ensure that the City's prohibition on the
com m ercia l use of single-fa m ily hom es is fully enfo rced w ith the m axim um penalties allowed
un der Florid a la w .
In 2010 , the C ity enacted M iam i Beach C ode Section 142-1111 (th e "Ordinance"), proh ibiting
sho rt -term rentals of apart m ent units or tow nhom es in specified zoning districts located w ithin its
boun d a ries. Pro pert y ow ners fo und in vio lation have been subject to m andatory fines,
ad m in iste red by special m asters/m agistrates, under the City's "altern ate code enfo rcem ent
system ," w hich w as expressly adopted pursuant to the authority of Part I of C hapt er 162, Flor ida
Statutes, also know n as the "Local G overn m ent C ode Enfo rcem ent Boards A ct" (th e "Act ").
In 2018, a pro p ert y ow ner fil ed a law suit in C ircuit C ourt , challenging the City's O rdinance by
alle g in g that th e O rdinance confli cted w ith the A ct by im posing fines in excess of the fines
authorized by the A ct. Follow ing extensive litigation, the Third Di strict C ourt of Appeal held that
the C ity cou ld not lawf ully im pose fines in excess of the fines author ized under the Act, and
therefo re the C ity w as bound to im pose fines w ithin statutorily prescribed lim its.
A n a m e n d m e n t to th e fi n e s s e t fo rt h in S e ctio n 7.2.2.2 (d ) o f th e C ity's R e silie n cy C o d e is
n e c e s s a ry to b rin g th e O rd in a n c e in to fu ll co m p lia n ce w ith sta tu to rily p re sc rib e d lim its, to en sure
th a t th e C ity 's p ro h ib itio n o n th e co m m e rci a l u se of sin g le -fa m ily h o m e s is fu lly e n fo rce d w ith th e
m a x im u m p e n a ltie s a llo w e d u n d e r F lo rid a la w .
P L A N N IN G B O A R D R E V IE W
O n M ar ch 2 6 , 2 0 2 4, th e P la n n in g B o a rd he ld a p u b lic h e a rin g a n d tra n sm itt e d the pro p o se d
o rd in a n c e to th e C ity C o m m is sio n w ith a fa v o ra b le re com m en d a tio n (6 -0 ).
A P P LI C A T IO N F E E W A IV E R
T h e su b je c t a m e n d m e n t is p ro p o se d o n a co m p re h e n siv e , ci tyw id e b a sis, a n d no t on be h a lf o f a
p riv a te a p p lic a n t o r th ird p a rt y . P u rsu a n t to s e ctio n 2 .4 .1 .c o f th e L a n d D e v e lo p m e n t R e g u la tio ns
o f th e C ity C o d e , a m e n d m e n ts to th e C ity C o d e re q u ire th e p a ym e n t o f th e a p p lica b le fee s in
s e c tio n 2 .2 .3 .5 , 2 .2 .3 .6 , a n d a p p e n d ix A to th e C ity C o d e . T h e se fe e s m a y b e w a ive d b y a five -
s e v e n th s (5 /7 th s ) vo te o f th e C ity C o m m is sio n , b a se d up o n o n e o r m o re o f the fo llo w in g
ci rc u m s ta n c e s :
1. T h e C ity C o m m iss io n de te rm in e s th a t th e p ro p o se d a m e n d m e n t is n e ce ssa ry d u e to a ch a n g e
in fe d e ra l o r s ta te la w , o r to im p le m e n t b e st p ra ctic e s in urb a n p la n n in g , or ba se d on
circu m s ta n c e s u n iq u e to th e p ro p o s e d a m e n d m e n t.
2 . U p o n th e w ritt e n re c o m m e n d a tio n o f th e C ity M a n a g e r a c kn o w le d g in g a d o cu m e n te d fin a n ci a l
h a rd s h ip o f a p ro p e rt y o w n e r(s) o r d e v e lo p e r(s).
3 . If re q u e s te d , in w ritin g , b y a n o n -p ro fi t o rg a n iz a tio n , n e ig h b o rh o o d a sso cia tio n , o r h o m e o w n e r's
a s s o ci a tio n fo r p ro p e rt y o w n e d b y a n y su c h o rg a n iz a tio n o r a sso ci a tio n , so lo n g a s the re q u e st
d e m o n s tra te s th a t a p u b lic p u rp o s e is a c h ie v e d by e n a ctin g th e a p p lica b le a m e n d m e n t.
T h e A d m in is tra tio n re c o m m e n d s th a t th e C ity C o m m issio n w a ive th e a p p lica b le fee s b a se d o n
circ u m s ta n c e s u n iq u e to th e pro p o se d a m e n d m e n t.
B U S IN E S S IM P A C T E S T IM A T E
In a c c o rd a n c e w ith S e ctio n 16 6 .0 4 1 (4 ), Fl or i d a S ta tu te s, th e C ity o f M ia m i B e a ch is re q u ire d to
a s s e s s w h e th e r a B u s in e ss Im p a c t E s tim a te is re q u ire d fo r th e su b je ct o rd in a n ce . A B u sin e ss
Im p a c t E s tim a te is n o t re q u ire d fo r th e su b je c t o rd in a n ce a s it im p le m e n ts a n a m e nd m e nt to the
L a n d D e v e lo p m e n t R e g u la tio n s .
FISCAL IMPACT STATEMENT
N/A
Does this Ordinance require a Business Impact Estimate? No
(FOR ORDINANCES ONLY)
The Business Impact Estimate (BIE) was published on . See BIE at:
https://www.miamibeachfl.gov/city-hall/city-clerk/meeting-notices/
FINANCIAL INFORMATION
CONCLUSION
T h e A dm inistration recom m ends the fo llow ing:
1. The C ity C om m ission approve the subject ordinance at First R eading and schedule a Second
R ead in g Public H earing.
2. In accordance w ith section 2.4 .1.c.1 of the Land D eve lopm ent R egulations of the City C ode,
the C ity C o m m ission w aive the applicable fees based on circum stances unique to the pro posed
am e nd m e nt.
Applicable Area
C ityw id e
Is this a "Residents Right to Know" item,
pursuant to City Code Section 2-17?
Is this item related to a G.O. Bond
Project?
Y e s N o
Was this Agenda Item initially requested by a lobbyist which, as defined in Code Sec. 2-481,
includes a principal engaged in lobbying? N o
If so , sp ecify the nam e of lobbyist(s) and principal(s):
Department
P la nn ing
Sponsor(s)
M a yo r Steve n M einer
Co-sponsor(s)
Conform Fines for Commercial Use of Single-Family Homes
ORDINANCE NO. _
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEA CH, FLORIDA, AMENDING CHAPTER 7 OF THE
MIAMI BEACH RESILIENCY CODE, ENTITLED "ZONING DISTRICTS
AND REGULA TIONS," BY AMENDING ARTICLE 11, ENTITLED
"DISTRICT REGULATIONS," BY AMENDING SE CTION 7.2.2,
ENTITLED "RS-1, RS-2, RS-3, RS-4 SINGLE -FA MILY RE SIDENTIAL
DISTRICTS" BY AMENDING SUBSECTION 7.2.2.2, ENTI TLED "USES
(RS )" TO CONFORM THE FINE SCHEDULE FOR VIOLATIONS OF
SUBSECTION 7.2.2.2 TO STATUTORILY PRESCRIBED LIMITS IN
CHAPTER 162 OF THE FLORIDA STATUTES; AND, PROVIDING FOR
REPEALER, SEVERABILITY, CODIFICATION, AND AN EFFECTIVE
DATE.
WHEREAS, In 2010 , th e C ity enacted M iam i Beach C ode section 142-1111 (th e
O rdi na n ce"), proh ibi tin g short-term rentals of apart m ent units or tow nhom es in specified zoning
districts loca ted w ithin its boundaries; and
WHEREAS, pro pert y ow ners found in violation were subject to m andatory fines,
adm iniste red by special m asters, under the C ity's "altern ate code enforc em en t system ," which
w as expressly adopted pursuant to the authority of C hapter 16 2, Florida Statutes; and
W HEREAS, in 2018, th e C ity's O rdinance was challenged in the court of law , with
allegations tha t the O rdinance confli cted w ith the Local G overn m ent Code E nforcem ent Boards
A Ct ("Act") by le vying fines in excess of those authorized by the A ct; and
WHEREAS, follow ing vigorous litigation, the Third D istrict C ourt of A ppeal held that the
C ity could no t lawf ully levy fines in excess of those authorized under A ct, and therefo re City w as
bo und to im pose fines w ithin statutorily prescribed lim its; and
WHEREAS, an am endm ent to the fines set fo rth in S ection 7.2.2.2 of the M iam i Beach
R esilie ncy C o de is nece ssary to bring the M iam i Beach R esiliency C ode provision into full
co m plia nce w ith statutorily prescribed lim its.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. Th at Section 7.22 2 of Chapter 7 th e Miami Beach R esilien c y Code, entitled
"Z o ning D istricts and R egulation s ," is hereby am ended as fo llow s:
MIAMI BEACH RESILIENCY CODE
CHAPTER 7 ZONING DISTRICTS AND REGULATIONS
k k
ARTICLE II. DISTRICT REGULA TIONS
# # *
Page 1 of 3
SECTION 7.2.2 RS-1, RS-2, RS-3, RS-4 SINGLE-FAMILY RESIDENTIAL DISTRICTS
* *
Subsection 7.2.2.2. Uses (RS)
• * •
(d) Supplemental Prohibited uses Regulations (RS)
# w
(1) Commercial use of single-family homes prohibited (RS)
tr * #
(C) Regulations: Determination of commercial use.
* s w
(VII) Enforcement.
(1 ). Violations of this section shall be subject to the following fines. The special
magistrate shall not waive or reduce fines set by this section.
i. If the violation is the first violation, $25,00000 $1_QQQ per day, per violation
ii. If the violation is the second or greater violation, within the preceding 18
months $50,000.00 $5,000 per day per violation
iii. However, if the special magistrate finds the violation to be irreparable or
irreversible in nature, the special magistrate may impose a fine not to
exceed $15,000.00 per violation.
c, 4f the violation is the third viola tion wit hin the prec edin g 18
month s.. $75 ,000.00
d. If the violati on is tne fourth or greater viol ation wit hi n the preceding 18
mont hs .$100 ,00 0.00
Fines for repeat violat ions shall incr eas e regar dless of locati on The
director of the code compliance department must remit a letter to the
Miami-Dade Property Appraiser and Miami-Dade Tax Collector, with a
copy of the special magistrate order adjudicating the violation, that
notifies these governmental agencies that the single-family residential
property was used for the purpose of holding a commercial party, event,
assembly or gathering at the premises.
* •
(IX) Enhanced penalties. The following enhanced penalties must be imposed, in
addition to any mandatory fines set forth in subsection 142-1094d)
7.2.2.2(d)(1)(C)(VII) above, for violations of section 142-109 7.2.2
( 1) Enhanced penalties for this section:
i. The commercial use must be immediately terminated, upon confirming a
violation has occurred, by the Miami Beach Police Department and the
code compliance department.
ii. lf the offens e is a se cond offen se within the prece ding 18month peri od of
time, and the total square footage of all building(s), acces sor y building(s)
Page 2 of 3
d wel li ng(s }, or str ucture(s ) e xc eed 5,OGG to tal s q uare feet, then the special
magistrate must impose an additional fine of $5,000.
ii ii. A certified copy of an order imposing the civil fines and penalties must be
recorded in the public records, and thereafter shall constitute a lien upon
any other real or personal property owned by the violator and it may be
enforced in the same manner as a court judgment by the sheriffs of this
state, including levy against the personal property, but shall not be deemed
to be a court judgment except for enforcement purposes. The certified copy
of an order must be immediately recorded in the public records, and the
city may foreclose or otherwise execute upon the lien.
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 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 Miami Beach
Resiliency Code. 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 5. EFFECTIVE DATE.
This Ordinance shall take effect on the day of2024.
PASSED and ADOPTED this day Of,2024
ATTEST:
Steven Meiner, Mayor
Rafael E. Granado, City Clerk
First Reading: May 15. 2024
Second Reading: July 24, 2024
Verified By:
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXEPTION
N2..
City Attorney I)K
8/2/}
Date
Thomas R. Mooney, AICP
Planning Director
T.\Agenda\2024\5 May 2024Planning'Controm Fines tor Commercial Use of Singe Family Homes - First Reading ORD.docx
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