R5N-Mechanical Parking SystemsCOMMISSION ITEM SUMMARY
Condensed Title:
First Reading to consider an Ordinance Amendment to modify the requirements for Mechanical
Parking Systems.
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 effortput forth by the City to regulate development is "about the right amount."
Item Summa /Recommendation:
FIRST READING
The proposed Ordinance would modify existing requirements for the use of Mechanical Parkign
Systems.
The Administration recommends: 1) accepting the recommendation of the Land Use and Development
Committee via separate motion; and 2) approve the Ordinance at First Reading and schedule a
Second Reading Public Hearing for February_, 2014.
Advisory Board Recommendation:
On September 24, 2013, the Planning Board transmitted the subject Ordinance to the City
Commission with a favorable recommendation by a vote of 6-0.
Financial Information:
Source of Amount Account
Funds: 1
D 2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budget.
City Clerk's Off1ce Legislative Trackin
Richard Lorber or Thomas Mooney
Department Director
T:\AGENDA\2014\.January\Mechanical Parking-SUM 1st Read.docx
MIAMI BEACH 565
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ttl MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Flori do 33139, www.miamibeachfl.gov
COMMISS ON MEMORANDUM
TO Mayor Philip Levine and Members
FROM: Jimmy L. Morales, City Manager
DATE: January 15, 2014 FIRST READING
SUBJECT: Mechanical Parking Systems
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CITY CODE BY AMENDING CHAPTER 130 "OFF-
STREET PARKING," ARTICLE II "DISTRICTS, REQUIREMENTS,"
SECTION 130-38, "MECHANICAL AND ROBOTIC PARKING SYSTEMS,"
BY MODIFYING THE REQUIREMENTS FOR MECHANICAL PARKING
DEVICES AND ROBOTIC PARKING SYSTEMS; PROVIDING FOR
REPEALER; CODIFICATION; SEVERABILITY AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends: 1) accepting the recommendation of the Land Use and
Development Committee via separate motion; and 2) approve the Ordinance at First
Reading and schedule a Second Reading Public Hearing for February_, 2014.
HISTORY
At the January 18, 2012 Land Use Committee Meeting, staff was directed to prepare an
Ordinance regarding the intensity of mechanical parking systems. The proposed
Ordinance was referred to the Planning Board by the Land Use Committee on
December 19, 2012 and by the City Commission on February 6, 2013.
BACKGROUND
In 2008, the City Commission adopted an Ordinance creating regulations, standards and
procedures for the use of 'Mechanical Parking Systems'. Over the years, with the
availability of land for conventional parking structures becoming less prevalent, more
interest has been shown in the use of mechanical parking lifts or robotic type parking
systems within parking garages in Miami Beach.
Prior to the approval of this Ordiannce, a number of parking workshops were held. One
of the chief concerns during these workshops, was the potential of overdevelopment that
could result from the use of such mechanical parking systems. The Planning
Department has had an ongoing concern regarding the increased density and intensity
of development that could occur when parking lifts are used to satisfy the parking
requirements for new developments, as the use of lifts can double or triple the amount of
dwelling units or commercial floor area of a new development.
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Commission Memorandum
Mechanical Parking Systems
January 15, 2014 Page 2of 4
Often, it is the parking requirement that is the limiting factor on new development, where
a certain FAR or maximum building height could not be reached without the ability to
provide the requisite number of parking spaces. The Department's concern has been
that through the use of parking lifts to satisfy parking requirements for new construction,
great increases in density and intensity could result.
ANALYSIS
The proposed revisions to Section 130-38, pertaining to mechanical and robotic parking
systems, address two specific issues that have arisen since the original adoption of the
Ordinance in 2008. The first issue deals with the use of subterranean parking in
conventional, schematic parking diagrams. The second deals with the amount of
accessory commercial space required for stand alone mechanical garages.
The existing mechanical parking systems Ordinance permits the use of mechanical
parking to satisfy off street parking requirements if it does not increase the density
and/or intensity of a development project over and above what could have been realized
through conventional parking. In order to address this, the existing Ordinance requires
that any proposed use of mechanical parking systems to satisfy off-street parking
requirements must include two (2) separate schematic floor plans as part of the site plan
review process by the applicable land use board. The first set of schematic plans must
meet the minimum requirements and design standards of the city code for off street
parking, with the total number of parking spaces shown on the plans. The second set of
schematic plans must show how the proposed development project would utilize a
mechanical parking system to satisfy accessory off-street parking requirements.
Attached are illustrations of the parking plans for recently approved development
projects at 120 Ocean Drive and 321 Ocean Drive, which have proposed mechanical
parking systems and used above grade conventional plans. Both of these projects
demonstrate tangible reductions in massing with the use of mechanical parking systems.
The purpose of requiring these 2 schematic drawings is to ensure that a property is not
over developed by substantiating that required parking can be provided in a conventional
manner. Under current code, there are no restrictions or limitations on the use of below
grade parking spaces in the first set of schematic plans noted above. However, the use
of below grade parking has the potential to artificially inflate the actual ability to provide
required off street parking in a conventional manner, as required by the first set of
schematic plans. The reason for this is that the practicality of providing one or more sub
grade parking levels is highly questionable from a cost feasibility stand point.
Attached are illustrations of the parking plans for the Palau Project at 1201-1237 20 1h
Street and the Extended Stay Hotel at 1231 17th Street. Both of these projects have
proposed mechanical parking systems that use below grade parking levels as part of
their conventional parking schematics. The actual bulk and mass of the parking
pedestals has not increased with the use of mechanical parking systems, but only
because the projects propose to relocate parking that would otherwise have to be
located below grade. If some of this parking proposed to be located below grade was
required to remain below grade, the bulk of the parking pedestal could have been
reduced.
In order to address this issue, the proposed Ordinance would allow the first set of
schematic plans to include one level of below grade parking spaces, provided such
below grade spaces are within the confines of the subject development site, and are not
located below City property, adjacent private property that is not part of the development
site or any rights-of-way. Additionally, if the first set of schematic plans includes one
567
Commission Memorandum
Mechanical Parking Systems
January 15, 2014 Page 3 of 4
level of below grade parking spaces, at least 50% of the proposed mechanical system
parking spaces must be located below grade.
As it pertains to the issue of accessory uses, currently, parking spaces within
commercial main use parking garages utilizing mechanical parking may be used to
satisfy off street parking requirements for residential or commercial uses required by the
Code for activating the first floor and for the cladding of the garage. In order to ensure
that the main use of these structures remains a 'main use parking garage', the proposed
Ordinance would place limitations on the intensity of these ancillary uses. Specifically,
any accessory use within commercial main use parking garages utilizing mechanical
parking would not be able to generate an off-street parking requirement in excess of
25% of the total number of spaces in the garage.
Staff has also proposed minor text changes pertaining to the review and applicability of
mechanical parking systems. These text changes are non-susbstantive and simply
clarify that all proposals for a mechanical parking system are subject to the review and
approval of the Planning Board.
In addition to the proposed revisions drafted by Planning Department Staff, the Planning
Board recommended the following modifications, which have been incorporated into the
draft Ordinance:
• Section 130-38 (5)(h) of the proposed Ordinance was updated by specifying that
the findings of the required yearly inspection be summarized in a report signed
by a licensed mechanical engineer and that such report be furnished to the
Planning Director and the Building Official. The Building Official, via all applicable
disciplines (eg, mechanical and electrical) will be able to substantiate the findings
of the reports.
• Further refinements to Section 130-38 {5)(h) of the proposed Ordinance
regarding the inspection process, as well as a requirement for 'load bearing' lift
platforms, have been incorporated.
Collectively, staff believes that the proposed modifications are fully consistent with the
original intent of the ordinance, and are needed in order to ensure that the use of
mechanical parking systems is not abused, and does not result in the artificial
intensification of a development site.
PLANNING BOARD REVIEW
The subject Ordinance was first scheduled to be considered by the Planning Board on
February 26, 2013, but was continued to a date certain of April 3, 2013, due to the length
of the Board agenda. On April 3, 2013 the Board discussed the Ordinance and
continued the matter to May 28, 2013, in order for the Ordinance to be revised.
On May 28, 2013, the matter was continued to a date certain of September 24, 2013, in
order to incorporate further refinements to the Ordinance, as well as provide additional
documentation demonstrating reductions in massing with mechanical parking systems.
The Planning Board reviewed the proposed Ordinance on September 24, 2013, and
recommended approval by a vote of 6 to 0.
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
568
Commission Memorandum
Mechanical Parking Systems
January 15, 2014 Page 4 of 4
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 is
not expected to have any tangible fiscal impact.
CONCLUSION
The Administration recommends that the City Commission: 1) Accept the
recommendation of the Land Use and Development Committee via separate motion; and
2) Approve the Ordinance at First Reading and schedule a Second Reading Public
Hearing for February_, 2014.
JLMIJGG/RGLJTRM
T\AGENDA\2014\January\Mechanical Parking -MEM 1st Read.docx
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MECHANICAL PARKING SYSTEMS
(As Transmitted by the Planning Board on 9/24/2013)
ORDINANCE NO., ___ _
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CITY CODE BY
AMENDING CHAPTER 130 "OFF-STREET PARKING," ARTICLE II
"DISTRICTS, REQUIREMENTS," SECTION 130-38, "MECHANICAL
AND ROBOTIC PARKING SYSTEMS," BY MODIFYING THE
REQUIREMENTS FOR MECHANICAL PARKING DEVICES AND
ROBOTIC PARKING SYSTEMS; PROVIDING FOR REPEALER;
CODIFICATION; SEVERABILITY AND AN EFFECTIVE DATE.
WHEREAS, the regulations governing off-street parking spaces contained in Chapter
130 of the City Code, Sections 130-61 through 130-65 of Article II "Design Standards"
delineate the requirements for parking space dimensions and layout; and
WHEREAS, mechanical and robotic parking systems are intended to be used within
parking garages in order to increase parking capacity in Miami Beach and to provide a more
suitable method of providing required parking without increasing the intensity of a
development project; and
WHEREAS, the City Commission is concerned that the current requirements of the
City's mechanical parking systems Ordinance have increased the density and intensity of
certain types of development within the City; and
WHEREAS, The City seeks to modify the requirements for mechanical and robotic
parking systems so that off-street parking requirements may be satisfied in a more
appropriate manner as they pertain to the scale, mass, bulk and design of the parking
structure, without increasing the intensity of a development project.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. That Chapter 130, Off-Street Parking, Article II, "Districts, Requirements,"
Section 130-38 entitled "Mechanical And Robotic Parking Systems" is hereby amended as
follows:
Sec. 130-38. Mechanical and Robotic Parking Systems.
* * "
(3) Exceptions to the mechanical parking prohibition may be permitted considered by the
planning board, pursuant to the conditional use process in chapter 118. article IV of the
City Code, if the proposed project meets the following conditions:
a) Commercial main use parking garages on a separate lot.
i) Commercial main use parking garages, open to the public, may utilize
mechanical parking devices, robotic parking systems and/or vehicle elevators,
subject to all other provisions of Section 130-68.
584
ii) Parking spaces within commercial main use parking garages utilizing mechanical
parking may be used to satisfy off street parking requirements for residential or
commercial uses required within the building by Section 130-68 for the cladding
of such garages, as may be required by the design review procedures.
Notwithstanding the foregoing. any accessory commercial use within commercial
main use parking garages utilizing mechanical parking shall not generate an off-
street parking requirement in excess of 25% of the total number of spaces in the
garage.
* * *
c) Projects proposing to use mechanical parking devices, robotic parking systems and/or
vehicle elevators to satisfy accessory and main use off-street parking requirements.
i. Projects proposing to use mechanical parking devices, robotic parking systems
and/or vehicle elevators to satisfy accessory and main use off-street parking
requirements shall prepare schematic floor plans prior to site plan review by the
applicable land use board. Two sets of schematic floor plans shall be required:
1. One set of schematic plans sufficient to show the proposed development
project with accessory and main use off-street parking requirements satisfied
by traditional, non-mechanical means, meeting all aspects of the design
standards for parking spaces required in Article Ill of Chapter 130, and other
provisions of these land development regulations, and requiring no variances
from these provisions; and,
2. A second set of schematic plans, sufficient to show the same proposed
development project, utilizing mechanical parking devices, robotic parking
systems and/or vehicle elevators to satisfy accessory and main use off-street
parking requirements.
The first set of schematic plans shall be reviewed by Planning Department
staff for zoning compliance prior to the site plan review hearing by the
applicable land use board. This first set of schematic plans may include one
level of below grade parking spaces. provided such below grade spaces are
within the confines of the subject development site and are not located below
City property, adjacent private property that is not part of the development
site or any rights-of-way. If it is determined that these schematic plans meet
the requirements of the design standards of the city code, then the total
number of parking spaces shown on the plans shall be noted. Henceforth,
the project may proceed to site plan approval based on the second set of
plans, using mechanical parking. However, if the first set of schematic plans
includes below grade parking spaces, at least 50% of the number of below
grade parking spaces shown in the first set of plans must be located below
grade in the second set of plans utilizing mechanical parking. Further. the
allowable residential density, and the intensity of the uses permitted for the
proposed project, shall not exceed that which would have been permitted
using the number of parking spaces noted on the first set of plans using
traditional parking. No variances to these provisions shall be permitted.
* *
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*
(4) As part of the conditional use review process for the uYse of mechanical parking
devices, robotic parking systems and/or vehicle elevators under any of the provisions of this
section, shall reqblire csnditienal~;~se approval from the planning eeard. T!he planning board
shall consider the following review criteria when considering each application for the use of
mechanical parking systems:
* * *
(b) Whether the proposed use of mechanical parking results in an improvement of design
characteristics and compatibility with the surrounding neighborhood and has demonstrated
to the Planning Board how the scale. mass. volume and height of the building are reduced
by the use of mechanical parking;
* * *
(5) Mechanical parking systems devices. robotic parking systems and/or vehicle elevators
must also satisfy the following conditions:
(a) The noise or vibration from the operation of mechanical parking lifts, car elevators, or
robotic parking systems shall not be plainly audible to or felt by any individual standing
outside an apartment or hotel unit at any adjacent or nearby property. In addition, noise and
vibration barriers shall be utilized to ensure that surrounding walls decrease sound and
vibration emissions outside of the parking garage;
(b) For mechanical lifts, the parking lift platform must be fully load bearing. and must be
sealed and of a sufficient width and length (minimum of eight feet by 16 feet) to completely
cover the bottom of the vehicle on the platform to prevent dripping liquids or debris onto the
vehicle below;
(c) All free-standing mechanical parking lifts must be designed so that power is required to
lift the car, but that no power is required to lower the car, in order to ensure that the lift can
be lowered and the top vehicle can be accessed in the event of a power outage; robotic
garages and vehicle elevators must have backup generators sufficient to power the system;
(d) All mechanical lifts must be designed to prevent lowering of the lift when a vehicle is
parked below the lift;
(e) The ceiling heights of any parking level with parking lifts within the parking garage shall
be a minimum of 11 feet by six inches;
(f) All parking lifts shall only be operated using a spring loaded underwriters laboratories
(UL) approved key switch control. No push button is allowed;
(g) All electrical components of the lifts shall be underwriters laboratories (UL) approved;
(h) All mechanical parking systems, including lifts, elevators and robotic systems, must be
inspected and serviced certified as safe and in good working order by a licensed mechanical
engineer at least once per year with an annblal safety and the findings of the inspection shall
be summarized in a report signed by a the same licensed mechanical engineer or firm. Such
report shall be furnished to the Planning Director and the Building Official; and
(i) All parking lifts shall be maintained and kept in good working order.
(6) The proposed use of mechanical parking systems. including mechanical parking lifts.
robotic parking systems or vehicular elevators. for any type of development or improvement.
including. but not limited to vehicle storage, whether proposed under the provisions of
section 130-38, or any other section of the City Code, shall require compliance with the
provisions of sections 130-38(4) and 130-38(5). and shall require the review and approval of
the planning board, pursuant to the conditional use process in chapter 118. article IV of the
Code.
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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 _______ , 2014.
ATTEST:
CITY CLERK
First Reading:
Second Reading:
First Reading: January15, 2014
Second Reading: February_, 2014
Verified by: =-----=-------:-----==---......-
Richard G. Lorber, AICP, LEED AP
Acting Planning Director
Underscore denotes new language
Strikethro~sh denotes deleted language
T:IAGENDA\2014'January\Mechallical Parking-ORD 1st Read.docx
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MAYOR
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
1-3-(4-
Date
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