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R5E-Hotel Parking RequirementsCOMMISSION ITEM SUMMARY Condensed Title: An Ordinance Amendment proposing to modify the off street parking requirements for hotel development in the Cit . Key Intended Outcome Supported: Neighborhood satisfaction and Maintain strong growth management policies. Supporting Data (Surveys, Environmental Scan, etc More than half of all residential respondents, 55%, suggested the effort put forth by the City to regulate development is "about the right amount" Issue: Should the City Commission approve an Ordinance at First Reading modifying the off street parking re uirements for hotel develo ment? FIRST READING 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 recommends 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 would recommend that the City Commission approve either the Administration Recommendation alternative or the Planning Staffs recommendation upon First Reading and set a Second Readin Public Hearin for Februar 6, 2013. On October 30, 2012, the Planning Board (PB File No. 2078) recommended that the City 1 Commission approve the Planning Board version of the proposed Ordinance by a vote of 5-2. Financial Information: Source of Amount Account Funds: 1 D 2 3 OBPJ Total Financial Impact Summary: 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, 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. 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. City Clerk's Office Legislative Tracking: [Richard Lorber or Thomas Mooney Si n-Offs: Department Director T:\AGENDA\2013\January 16\Hotel Parki ! MIAMI BEACH 378 - AGENDA ITEM _R_S_£ __ DATE /-Jb-f3 (9 MIAMI BEACH City of Miami Beoch, 1700 Convention Center Dr~ve, Miaml Beach, florida 33139, V<WW.miamibeochfl.gov TO: FROM: DATE: COMMISSION MEMORANDUM Mayor Matti Herrera Bower and Members ~~~~ ~. c, Cro · ·mrission Kathie G. Brooks, Interim City Manager Jf::/ ~ ~ January 16, 2013 / .. FIRST READING 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 II, "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 Approve the Planning Department version of the Ordinance on First Reading and set a Second Reading Public Hearing for February 6, 2013. 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. 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 hotel is another important variable in determining hotel parking demand. Other factors 379 Commission Memorandum Hotel Parking Requirements January 16, 2013 Page 2 of 6 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. 1:2 None re uired I 1:3 1:4 1:2 0.7:1 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. 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. 380 ' ' Commission Memorandum Hotel Parking Requirements January 16, 2013 Pro·ect 1 Crt db M 'tt ou yar y arno ' 3925 Collins Ave. Historic district Page 3of 6 Descri tion Ordinance im act N t f f10 t ew cons rue ton o s ory p f assage o 1 addition to existing hotel, and ordinance prior to adding a basement garage, final C.O. would includes 93 hotel units. result in return of the I Providing 68 new parking amount above, as the I spaces on-site; still a 26 68 spaces being space deficit. constructed would then cover all parking I $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 21st Street hotel bldg addition with 43 ordinance prior to I 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; % has been paid to already paid City · the City and % is currently in would remain with escrow account. 'City. 3 Wyndham Gardens Proposed one~story rooftop Parking impact fee 11 1h and Washington 1 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 I 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 l parking requirement. I The Planning Department version of the ordinance (. 75) would require a reduction of the number of units ! proposed or the 1 addition of more parking spaces. The amounts mvolved m satisfying parkmg reqUirements for new construction w1th 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 23rd 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. 381 ' ' l Commission Memorandum Hotel Parking Requirements January 16, 2013 Page 4 of 6 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~fami!y Residential (RM~2 or RM-3), were the most compatible for increased hotel development: • 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 382 Commission Memorandum Hotel Parking Requirements January 16, 2013 Page 5 of 6 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. 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 383 Commission Memorandum Hotel Parking Requirements January 16, 2013 Page 6 of 6 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. CONCLUSION Attached are two versions of the ordinance, the Planning Board's recommendation which reduces parking to .5 spaces per hotel room citywide, and the Planning Department staffs 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. Both versions exclude the West Avenue residential corridor and south of Fifth Street. As there has been increased concern voiced by residents about the appropriateness of hotel development in traditionally residential areas, the Administration would not agree with the Planning Board's recommendation. In addition given that the Land Use and Development Committee did not specifically recommend either ordinance, if the Commission wishes to proceed more conservatively, the Administration recommends the Planning Staff's recommendations, however only applicable to additions and redevelopment, but not to new construction. The Administration would recommend that the City Commission approve either the Administration Recommendation alternative or the Planning Staff's recommendation upon First Reading and set a Second Reading Public Hearing for February 6, 2013. KGB/JGG/RGL:trm T:\AGENDA\2013\January 16\Hotel Parking MEM 1stdocx 384 Attachment 1 MIAMI BEACH EXISTING PARKING REQUIREMENTS Hotel, suites hotel, motel or motor lodge: 1 space per unit; however, 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. 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. b. Auditorium, ballroom, convention hall, gymnasium, meeting rooms or other similar places of assembly--Required parking shaH 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. Convention Hotel: (defined as: a newly constructed or substantially rehabilitated hotel located within 2, 500 feet of the City Convention Center) For structures of less than 250 units, 1 space per unit; for structures with 250--499 units, 0. 75 space per unit; for structures with 500 units or more, 0.50 space per unit. Required parking for convention hotel accessory uses shall be as follows: a. Retail: Required parking shall be computed at 1 space per 500 square feet, minus 7.5 square feet per unit. b. Auditorium, ballroom, convention hall, gymnasium, meeting rooms or other similar places of assembly: Required parking shall be 1 space per 7 seats or 1 space per 105 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 7 seats or 1 space per 105 square feet of ftoor area where there is no seating, minus 1 seat or 15 square feet per 2 units. d. Required parking for all other uses shall be as set forth in this section. 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 ten percent. 385 Attachment 2 Miami Beach Hotel Guests with Cars -Survey by GMCVB and GMBHA Annual Percentage of Address Hotel Parking Hotel Guests who Check In Availability with a Car Cam bean Hospitality Collins Av/Ocean None (Carlton, Clifton, Majestic, 10% Dr./6 -14 St. Valet lords hotels) 1757 Collins Ave. Valet Parking $35/day) with Richmond Hotel 15% unlimited access n our own lot Dream South Beach 1111 Collins Ave. None 20% Valet $34/day Mondrlan South Beach 20% 1100 West Av. 103 spaces South Beach Marriott 25% 161 Ocean Dr. Valet $34/day Shelborne 30% 1801 CoHins Ave. Miami Beach Resort and 30% 4833 Collins Ave. Spa Eden Roc 35% 4525 Collins Av. Valet 2201 Collins Av. 175 guest+ 75 W South Beach 25%-40% employee The Palms Hotel and Spa 3025 Colflns Av. 120 spaces 45% Valet 4835 Collins Ave. Valet parking on- Grand Beach Hotel 50°/o site ($29/day); in and out privileges T:IAGENDA\2013\January 16\Hotel Parking ATTACHMENTS 1st.docx 386 HOTEL PARKING REQUIREMENTS PLANNING BOARD RECOMMENDED VERSION ORDINANCE NO. _____ _ 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. That Section 130-32, "Off Street parking requirements for Parking District No. 1 ," is 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 ffoor area as follows: * * * (26) Hotel, suites hotel, motel or motor lodge: For properties located south of Fifth Street and properties zoned residential and located south of 17th Street, west of Alton Court. east of Biscayne Bay and north of 6th Street: 1 space per unit. For properties located within a local historic district or a national register historic district, and properties bounded by 62nd Street on the south, 73rd Street on the north, Indian Creek on the west and the Atlantic Ocean on the east: .5 spaces per unit, up to a maximum of 1 00 units and 1 space per unit for all units in excess 387 of 100 units. However, for a building or structure that is classified as 'Contributing', and is located within a National Register Historic District, those portions of the building identified in Section 118-395(b)(2)d. 1 of these Land Development Regulations must remain substantially intact. retained, preserved and restored in order to qualify for the aforementioned parking space requirement in the event such building or structure is substantially demolished, the parking requirement shall be 1 space per hotel unit. For properties not located within a local historic district or a national register historic district .5 spaces per unit, up to a maximum of 1 00 units and 1 space per unit for all units in excess of 100 units. J:tHowever, 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: * * * Section 130-33 -Off·street parking requirements for parking districts nos. 2, 3 and4 Except as otherwise provided in these land development regulations, when any building or structure is erected or altered in parking districts nos. 2, 3 and 4 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.· For structures 'Nith less than 250 units, one space per two (2) unit§; for structures with-250 to 499 units, 0.75 space per unit; for structures witt+ 500 units ·OF more, 0.50 space per unit. Required parking for convention hotel accessory uses shall be as follows: * * * (4) Hotel, suites hotel, motel or motor lodge: For properties located south of Fifth Street and properties zoned residential and located south of 17tn Street, west of Alton Court, east of Biscayne Bay and north of 6111 Street: 1 space per unit. For properties located within a local historic district or a national register historic district, and properties bounded by 62nd Street on the south, 73rd Street on the north. Indian Creek on the west and the Atlantic Ocean on the east: .5 spaces per unit, up to a maximum of 1 00 units and 1 space per unit for all units in excess of 1 00 units. However, in the event a building or structure, which is classified as 'Contributing' and is located within a National Register Historic District, those portions of the building identified in Section 118-395(b )(2)d.1 of these Land Development Regulations must remain substantially intact, retained, preserved and restored in order to qualify for the aforementioned parking space requirement; in the event such building or structure is substantially demolished, the parking requirement shall be 1 space per hotel unit For properties not located within a local historic district or a national register historic district: .5 spaces per unit, up to a maximum of 1 00 units and 1 space per unit for all units in excess of 100 units. J:tHowever, suites hotel units as defined in Section 142-1105 2 of3 388 that are greater than 550 square feet and that contain fuH cooking facHities 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: 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 __ day of _______ , 2013. ATTEST: CITY CLERK First Reading: January 16, 2013 Second Reading: February 6, 2013 Verified by:--------- Richard G Lorber, AICP, LEED AP Acting Planning Director Underscore denotes new language T:IAGENDA\2013\January 16\Hotel Parking Planning Board Ver ORD 1stdocx 3 of 3 389 MAYOR APPROVED AS TO FORM AND LANGUAGE & FOR EXECUTION City Attorney Date HOTEL PARKING REQUIREMENTS PLANNING DEPARTMENT STAFF RECOMMENDED VERSION ORDINANCE NO. _____ _ 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. That Section 130-32, "Off Street parking requirements for Parking District No. 1 ," is hereby amended as follows: Section 130-32 -Off-street parking requirements for parking district no. 1 Except as otherwise provided in these !and 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: For properties located south of Fifth Street and properties zoned residential and located south of 1 y!h Street, west of Alton Court, east of Biscayne Bay and north of 6th Street: 1 space per unit. For properties located within a local historic district or a national register historic district, and properties bounded by 62nd Street on the south, 73rd Street on the north. Indian Creek on the west and the Atlantic Ocean on the east: .5 spaces per unit, up to a maximum of 1 00 units and 1 space per unit for all units in excess 390 of 100 units. However. for a building or structure that is classified as 'Contributing', and is located within a National Register Historic District, those portions of the building identified in Section 118~395(b)(2}d.1 of these Land Development Regulations must remain substantially intact. retained, preserved and restored in order to qualify for the aforementioned parking space requirement; in the event such building or structure is substantially demolished, the parking requirement shall be 1 space per hotel unit For properties not located within a local historic district or a national register historic district: . 75 spaces per unit, up to a maximum of 100 units and 1 space per unit for atl units in excess of 100 units. RHowever, 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: * * * Section 130-33 -Off-street parking requirements for parking districts nos. 2, 3 and 4 Except as otherwise provided in these land development regulations, when any building or structure is erected or altered in parking districts nos. 2, 3 and 4 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: F-er structures with less-than 250 units, one space per two (2) unit~; for structures with 250 to 499 uffits.-Q;7~ace per unit; for structures 'Nith 500 units or more, 0.50 space per unit. Required parking for convention hotel accessory uses shalf be as follows: (4) * * Hotel, suites hotel, motel or motor lodge: For properties located south of Fifth Street and properties zoned residential and located south of 1 th Street, west of Alton Court, east of Biscayne Bay and north of 61n Street: 1 space per unit. For properties located within a local historic district or a national register historic district, and properties bounded by 62nd Street on the south, 73rd Street on the north, Indian Creek on the west and the Atlantic Ocean on the east: .5 spaces per unit, up to a maximum of 100 units and 1 space per unit for all units in excess of 100 units. However, in the event a building or structure, which is classified as 'Contributing' and is located within a National Register Historic District, those portions of the building identified in Section 118-395(b)(2)d.1 of these Land Development Regulations must remain substantially intact, retained, preserved and restored in order to qualify for the aforementioned parking space requirement: in the event such building or structure is substantially demolished. the parking requirement shall be 1 space per hotel unit For properties not located within a local historic district or a national register historic district: .5 spaces per unit, up to a maximum of 1 00 units and 1 space per unit for all units in excess of 100 units. hHowever, suites hotel units as defined in Section 142-1105 2 of 3 391 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: 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 adoptton. PASSED and ADOPTED this __ day of ________ ,, 2013. ATTEST: CITY CLERK First Reading: January 16, 2013 Second Reading: February 6. 2013 Verified by:-------~---:----::-::: Richard G Lorber, AICP, LEED AP Acting Planning Director Underscore denotes new language T:\A.GENDA\2013\January 16\Hotel Parking Planning Dept Ver ORO 1 stdocx 3 of3 392 MAYOR APPROVED AS TO FORM AND LANGUAGE & FOR EXECUTION City Attorney Date THIS PAGE INTENTIONALLY LEFT BLANK 393