R5H-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:
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 Summa /Recommendation:
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 supports the LUDC's recommendation to adopt the Planning Department staff's
recommendation at First Readin and set a Second Reading Public Hearing for March 13, 2013.
On October 30, 2012, the Planning Board (PB File No. 2078) recommended that the City
Commission ap rove the Plannin Board version of the roposed Ordinance by a vote of 5-2.
Financial Information:
Source of Amount Account
Funds: 1
I
I
2
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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:
j Richard Lorber or Thomas Mooney
T:\AG
MIAMI BEACH 293
anager
AGENDA ITEM ---'-R.......,S~H_
DATE 2.-b ~(3
& MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
TO:
FROM:
DATE:
COMMISSION MEMORANDUM
Mayor Matti Herrera Bower and Members of the City Commission
Kathie G. Brooks, Interim City Manager /A /-
February 6, 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
The Administration supports the LUDC's recommendation to adopt the Planning
Department staff's recommendation at First Reading and set a Second Reading Public
Hearing for March 13, 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.
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.
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Hotel Parking Requirements
February 6, 2013
ANALYSIS
Page 2 of 7
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
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 lTE 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 .
Llrban. center •.. Minimum. parking ·Space~ per Other requirements.·····.···. • ' '', /•. ·., ,,,,, ·:,,
.. .. guest room .. · · •···. · ····· . .·. .. . .
Orlando 1:2 1:1 maximum
Miami 1:2 plus visitor parking 1:15
Ft. Lauderdale None required
Tampa 1:3
St. Petersburg 1:4
Ft. Myers 1:2
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Urban center
.'.
Delray Beach
Charleston, sc
Philadelphia, PA
Page 3of 7
Minjmur:n par!(ing ~payes · per . · .. Olher<tequi~m~nt~· .. < ( •
•••
guestroom . . .. · .. ' · · · .· •.. > ' '·: . . . ·'· .....
0.7:1
1:1.5
None required
I 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.
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 21 51 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; Y2 has been paid to already paid City
the City and Y2 is currently in would remain with
I escrow account. City_.
3 WYtndham Gardens Proposed one-story rooftop Parking impact fee
11 hand 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.
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Hotel Parking Requirements
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4 Residence Inn
1231 17th Street (at West Avenue)
Not Historic District
I
Proposed extended stay
hotel on irregularly shaped
vacant parcel. Going to
Planning Board. 116 units
and minimal accessory
commercial.
66 parking spaces proposed
to be on-site (using lifts).
-
Page 4 of 7
Passage of the
Planning Board
version of the
ordinance (.5) would
mean that the
proposed 66 on-site
spaces with
mechanical 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.
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 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.
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,
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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:
• 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 1 00 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.
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Commission Memorandum
Hotel Parking Requirements
Februaty 6, 2013 Page 6 of 7
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.
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-!ieu 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
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Commission Memorandum
Hotel Parking Requirements
February 6, 2013 Page 7 of 7
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 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.
SUMMARY
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 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. Both versions exclude
the West Avenue residential corridor and the area south of Fifth Street.
As there has been increased concern voiced by residents regarding the appropriateness
of hotel development in traditionally residential areas, the Administration does not agree
with the Planning Board's recommendation. In addition, the Land Use and Development
Committee has now endorsed the Planning Department's version of the ordinance.
CONCLUSION
The Administration supports the LUDC's recommendation to adopt the Planning
Department staff's recommendation at First Reading and set a Second Reading Public
Hearing for March 13, 2013.
Q:.L
KGB/JGG!KGUrm
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300
Funds generated by the fee-in-lieu program pursuant to subsection130-132(a) and (b), collected
after March 20, 2010, shall be deposited in a city account (divided into three districts, for north,
middle and south) specifically established to provide parking, transportation and mobility related
improvements and programs in the vicinity (within the north, middle and south district, as
applicable) of the subject property. Expenditures from these funds shall require city commission
approval.
(c) Such parking, transportation and mobility related improvements and programs may include:
(1) Parking garages and related facilities.
(2) Transit capital funding:
a. Purchase of buses for circulator routes.
b. Bus shelters.
c. Transit infrastructure.
(3) Traffic improvements:
a. Traffic signals.
b. Signal timing operations.
c. Lane modifications.
(4) Bicycle facilities:
a. Bicycle lanes and paths.
b. Bicycle racks and storage.
(5) Intelligent transportation systems:
a. Electronic message boards.
(6) Pedestrian improvements:
a. Crosswalks.
b. Traffic signals.
(7) Pedestrian facilities:
a. Beachwalk.
b. Baywalk.
(8) Other parking, transportation and mobility related capital projects as may be
specifically approved by the city commission.
(9) In addition, transit operational funding for newly introduced transportation
enhancements and program expansions (limited to operational, nonadministrative
costs only, i.e., drivers, fuel, maintenance and insurance) may be included if
expressly approved by the city commission.
301
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 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 ih Street. west of
Alton Court, east of Biscayne Bay and north of 61h 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, for a building or structure that is classified as
'Contributing', and is located within a National Register Historic District north of
302
63rd Street, the following portions of such building or structure must remain
substantially intact, and are retained, preserved and restored in order to qualify
for this reduced parking space requirement:
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 the event such building or structure does not satisfy all of the above
requirements, 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 100 units and 1 space per unit for
all units in excess of 100 units. f!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 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: For structures viith less than 250 units, one space per two (2)
unit§; for structures with 250 to 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:
* * *
(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 61h 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 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 north of
63rd Street. the following portions of such building or structure must remain
substantially intact, and are retained. preserved and restored in order to qualify
for this reduced parking space requirement:
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.
2 of 3
303
In the event such building or structure does not satisfy all of the above
requirements, 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 100 units and 1 space per unit for
all units in excess of 100 units. l=l-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:
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: February 6, 2013
Second Reading: March 13, 2013
Verified by: ----=-------=-
Richard G Lorber, AICP, LEED AP
Acting Planning Director
Underscore denotes new language
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MAYOR
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 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: 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
of 100 units. However, for a building or structure that is classified as
'Contributing', and is located within a National Register Historic District north of
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63rct Street. the following portions of such building or structure must remain
substantially intact, and are retained, preserved and restored in order to qualify
for this reduced parking space requirement:
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 the event such building or structure does not satisfy all of the above
requirements, 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 all units in excess of 1 00 units. AHowever, suites hotel units as defined in
Section 142-11 04 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: For structures with less than 250 units, one space per two (2)
unit§; for structures with 250 to 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:
(4)
* * *
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 100 units and 1 space per unit for all units in excess
of 100 units. However, for a building or structure that is classified as
'Contributing', and is located within a National Register Historic District north of
63rct Street, the following portions of such building or structure must remain
substantially intact. and are retained, preserved and restored in order to qualify
for this reduced parking space requirement:
v. At least 75 percent of the front and street side facades;
vi. At least 75 percent of the original first floor slab;
vii. 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
viii. All architecturally significant public interiors.
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In the event such building or structure does not satisfy all of the above
requirements, 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 100 units and 1 space per unit for
all units in excess of 100 units. f!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:
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: February 6, 2013
Second Reading: March 13, 2013
Verified by:---------
Richard G Lorber, AICP, LEED AP
Acting Planning Director
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MAYOR
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