R5I-Minimum Unit Sizes For Historic Hotels In Commercial DistrictsCOMMISSION ITEM SUMMARY
Condensed Title:
First Reading to consider an Ordinance Amendment to modify the minimum unit size requirements for
historic hotels within commercial zoning districts.
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 modify minimum unit size requirements for existing hotels that are
historic and located in commercial zoning districts.
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 April 23, 2014.
Advisory Board Recommendation:
On January 28, 2014, the Planning Board transmitted the subject Ordinance to the City Commission
with a favorable recommendation by a vote of 6 to 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. . C1ty Clerk's Off1ce Legislative Trackmg: I Thomas Mooney
Si n-Offs:
Department Director Assistant City Manager
T:IAGENDA\2014\March\Historic Hotel Unit Sizes Commercial-SUM 1st Read.docx
MIAMI BEACH 391
AGENDA IT EM ---:::R----:S=--:-I_-.-:--
DATE '3-'5"-l'f
MIAMI BEACH
City of Miomi Beoch, 1700 Convention Center Drive, Miami Beoch, Florida 33139, www.miamibeachll.gov
COMMISSION MEMORANDUM
FROM:
Mayor Philip Levine and Members a the City ~
Jimmy L. Morales, City Manager .
TO:
DATE: March 5, 2014 FIRST READING
SUBJECT: Historic Hotel Unit Sizes
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, BY
AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS",
ARTICLE II, "DISTRICT REGULATIONS", SECTION 142-306,
"DEVELOPMENT REGULATIONS" TO MODIFY THE REQUIREMENTS FOR
MINIMUM HOTEL ROOM SIZE FOR HISTORIC HOTELS WITHIN THE CD-2
DISTRICT; AND BY AMENDING SECTION 142-337, "DEVELOPMENT
REGULATIONS AND AREA REQUIREMENTS" TO MODIFY THE
REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE FOR HISTORIC
HOTELS WITHIN THE CD-3 DISTRICT; PROVIDING FOR CODIFICATION;
REPEALER; 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 April 23, 2014.
BACKGROUND
On September 11, 2013, the City Commission adopted an Ordinance that modified the
minimum unit size requirements for existing, historic hotels, located in multi-family
residential zoning districts. Additionally, the City Commission referred a discussion item
to the Land Use and Development Committee, pertaining to an Amendment to the Land
Development Regulations that would modify the same regulations pertaining to minimum
hotel unit size requirements, but within the City's commercial zoning districts.
Specifically, historic hotels located in commercial districts, which are substantially
renovated, could retain non-conforming unit sizes without the need for additional
variances.
On October 23, 2013, the Land Use and Development Committee recommended that
the Proposed Ordinance be referred to the Planning Board. On December 11, 2013, the
City Commission referred the Ordinance Amendment to the Planning Board for formal
action.
392
Commission Memorandum
Ordinance: Historic Hotel Unit Sizes in Commercial Districts
March 5, 2014
ANALYSIS
Page 2of 2
Several unit size variances have recently been granted for historic hotels, which have
undergone extensive renovation. These hotels have been located in both commercial
and multi-family residential districts. When an existing building is significantly renovated
as a hotel, the Code requires that the minimum hotel unit size be met (315/330 sq. ft.).
However, the existing room configuration in historic hotel buildings is often under this
minimum required room size. Variances are consistently granted for these projects, as it
is considered a true hardship, since the floor plates of historic hotel buildings often
cannot be easily reconfigured.
Additionally, the existing pattern of windows in historic buildings typically matches the
room configuration, and the exterior of the historic building cannot be altered by
removing or rearranging window ~lacement. In the MXE district (Ocean Drive and
Collins Avenue between 5th and 15t l, a smaller minimum room size of 200 square feet is
permitted. The historic hotels outside the MXE district are often similar in nature to those
in the MXE.
In order to address this, the Ordinance adopted by the Commission on September 11,
2013 allowed for the renovation of existing historic hotels without the need for room size
variances, as long as a minimum unit size of 200 square feet is met. However, this
relaxation of minimum hotel unit size requirements only applies to historic structures
located in multi-family districts. After this ordinance had made its way through the
approval process, it was determined that a number of hotels located in commercial
districts were not able to take advantage of it. The attached Ordinance extends the same
unit size requirements for historic hotels located in commercial districts.
PLANNING BOARD REVIEW
The Planning Board reviewed the proposed Ordinance on January 28, 2014, 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
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
H~for April23, 2014.
J~RM
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393
Minimum Unit Sizes for Historic Hotels In Commercial Districts
ORDINANCE NO. __
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, BY
AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS",
ARTICLE II, "DISTRICT REGULATIONS", SECTION 142-306,
"DEVELOPMENT REGULATIONS" TO MODIFY THE REQUIREMENTS FOR
MINIMUM HOTEL ROOM SIZE FOR HISTORIC HOTELS WITHIN THE CD-2
DISTRICT; AND BY AMENDING SECTION 142-337, "DEVELOPMENT
REGULATIONS AND AREA REQUIREMENTS" TO MODIFY THE
REQUIREMENTS FOR MINIMUM HOTEL ROOM SIZE FOR HISTORIC
HOTELS WITHIN THE CD-3 DISTRICT; PROVIDING FOR CODIFICATION;
REPEALER; SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach endeavors to recall and promote its unique social
and architectural history, as well as further the dynamic character and attraction of hotels within
historic districts; and
WHEREAS, the City of Miami Beach seeks to encourage and incentivize the retention,
preservation and restoration of hotel structures located within historic districts; and
WHEREAS, the City of Miami Beach desires to amend existing minimum unit size
requirements for existing hotels within historic districts; and
WHEREAS, the amendments set forth below are necessary to accomplish all of the above
objectives.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. That Chapter 142, Article II, entitled "District Regulations", of the Land
Development Regulations of the Code of the City of Miami Beach, Florida is hereby amended as
follows:
Sec. 142-306. Development regulations.
The development regulations in the CD-2 commercial, medium intensity district are as follows:
Minimum Average
Apartment Apartment
Unit Size Unit Size
(Square Feet) (Square Feet)
Commerciai-N/A Commerciai-N/A
New construction-550 New construction-BOO
394
Rehabi I ita ted Rehabilitated buildings-550
buildings-400 Non-elderly and elderly low
Non-elderly and elderly low and moderate income
and moderate income housing: See section
housing: See section 142-1183
142-1183 Hotel units-N/A
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located within a
local historic district or a
national register district,
which are being renovated
in accordance with the
Secretary of the Interior
Standards and Guidelines
for the Rehabilitation of
Historic Structures as
amended, retaining the
existing room configuration
shall be ~ermitted, Qrovided
all rooms are a minimum of
200 sguare feet.
Additionall:t, existing room
configurations for the above
described hotel structures
may be modified to address
aQQiicable life-safet:t and
accessibilit:t regulations,
Qrovided the 200 sguare
feet minimum unit size is
maintained.
SECTION 2. That Chapter 142, Article II, entitled "District Regulations", of the Land
Development Regulations of the Code of the City of Miami Beach, Florida is hereby amended as
follows:
Sec. 142-337. Development regulations and area requirements.
* * *
(c) The lot area, lot width, unit size and building height requirements for the CD-3 commercial,
high intensity district are as follows:
Minimum Average
Unit Size Unit Size
(Square Feet) (Square Feet)
Com mercia I-N/ A Com merciai-N/ A
New construction-550 New construction-BOO
395
Rehabilitated Rehabilitated buildings-550
buildings-400 Non-elderly and elderly low
Non-elderly and elderly low and moderate income
and moderate income housing: See section
housing: See section 142-1183
142-1183 Hotel units-N/A
Hotel unit:
15%: 300-335
85%: 335+
For contributing hotel
structures, located within a
local historic district or a
national register district,
which are being renovated
in accordance with the
Secreta[Y of the Interior
Standards and Guidelines
for the Rehabilitation of
Historic Structures as
amended, retaining the
existing room configuration
shall be Qermitted, Qrovided
all rooms are a minimum of
200 sguare feet.
Additionally, existing room
configurations for the above
described hotel structures
may be modified to address
agglicable life-safety and
accessibility regulations,
grovided the 200 sguare
feet minimum unit size is
maintained.
SECTION 3. CODIFICATION.
It is the intention of the Mayor and City Commission of the City of Miami Beach, and it is
hereby ordained that the provisions of this ordinance shall become and be made part of the Code
of the City of Miami Beach, Florida. The sections of this ordinance may be renumbered or
relettered to accomplish such intention, and the word "ordinance" may be changed to "section",
"article", or other appropriate word.
SECTION 4. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 5. SEVERABILITY.
If any section, subsection, clause or prov1s1on of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 6. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
396
PASSED AND ADOPTED this __ day of _______ , 2014.
ATTEST:
CITY CLERK
First Reading: March 5, 2014
Second Reading: April 23, 2014
Verified by: =---=--:-:-----,-.,...,-,-----
Thomas R. Mooney, AICP
Acting Planning Director
Underscore denotes new language
Strike Thru denotes new language
2/24/20142/21/2014
MAYOR
(
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