C4G-Ref- Planning Board - Proposed Amendment To Permit Additional Height For GarE MIAMIBEACH
City of Miomi Beoch, I200 Convention Cenler Drive, Miomi Beqch, Florido 33139, www. m iomibeochfl.gov
CO ISSION MEMORANDUM
To: Mayor Philip Levine and Members
FRoM: Jimmy L. Morales, City Manager
DATE: May 21,2014
the City mtsston
SUBJECT: REFERRAL TO THE PLANNING
ADDITIONAL HEIGHT FOR GARAGESPROPOSED AMENDMENT TO
IN THE RM-2 DISTRICT, AND TO PERMIT CERTAIN GARAGES WITHOUT
COMMERCIAL OR RESIDENTIAL UNITS
ADMINISTRATION RECOMMENDATION
Refer an Ordinance Amendment to the Planning Board for consideration and recommendation.
HISTORY
On April 23,2014, the City Commission, at the request of Commissioner Jonah Wolfson, referred a
discussion item to the Land Use and Development Committee (ltem R9X), regarding an Ordinance
Amendment to permit additional height for garages in the RM-2 district, and to permit certain
garages without commercial or residential units. On May 7, 2014, the Land Use Committee
referred the item to the Planning Board as an Ordinance Amendment, with the recommendation
that retail or other active uses be required at the street level.
BACKGROUND / ANALYSIS
Within the Collins Waterfront Local Historic District, generally bounded by lndian Creek and the
Atlantic Ocean, from 26th to 44th Streets, parking garages are permitted within the RM-2 districts.
Section 130-68 of the City Code establishes the design standards for commercial and non-
commercial parking garages; specifically, as a main use on a separate lot these structures are
subject to the following regulations, when located within an RM-2 Zoning District:
r Residential or commercial uses, as applicable, at the first level along every facade facing a
street, sidewalk, waterway or the ocean.. Residential uses above the first level along every facade facing a watenivay or the ocean.r All facades above the first level, facing a street or sidewalk, shall include a substantial
portion of residential uses; the total amount of residential space shall be determined by the
Design Review or Historic Preservation Board, as applicable, based upon their respective
criteria.r When a parking garage is located on Collins Avenue from 25th to 44th Streets in an RM-2
district where the subject site is located adjacent to an RM-3 district, such garage may also
have first floor frontage with space occupied for commercial uses facing the subject RM-3
area. However, dance halls, entertainment establishments, neighborhood impact
establishments, outdoor entertainment establishments or open-air entertainment
establishments shall be prohibited uses in the garage structure.o The combined residential and/or commercial space cannot exceed 25 percent of the total
floor area of the structure, with the commercial space not exceeding ten percent of the total
floor area of the structure, nor shall any accessory commercial space exceed 40 feet in
depth. Additionally, in no instance shall the amount of floor area of the structure used for
parking, exclusive of the required parking for the above described residential or commercial
space, be less than 50 percent of the total floor area of the structure, so as to insure that
Agenda ltem C?G
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Commission Memorandum
Referral to Planning Board - Parking Garage Heights Ordinance
May 21 , 2014 Page 2 ot 2
the structure's main use is as a parking garage.
ln addition to these mandatory design standards, the height limit for a main use parking garage is
the lesser of 50 feet or the maximum height specified in the underlying zoning district. For RM-2
zoned properties within the Collins Waterfront Historic District, the maximum building height for a
main use residential project is 8 stories I 75 feel.
A proposal has been put forward by 2 major hotel groups within the Collins Waterfront District to
allow for main use garages to have a height limit of I stories 175 feel, which would be consistent
with the height limit for residential projects in the district. The rationale for this proposal is to be
able to provide additional parking within a confined area that is in need of more parking.
Additionally, given the very limited supply of vacant land and other land that could be used for
ve(ical parking structures, being able to maximize the number of spaces within a site would benefit
both residents and visitors alike.
A second proposal has also been put forward to reduce or limit the amount of required active uses
along the perimeter of the first level of the garage (facing a sidewalk), as well as the upper portions
of the structure facing a waterway. lt has been the long time consensus that activation along the
first level of all sides of a parking garage facing a sidewalk is a critical component for a healthy,
vibrant and pedestrian oriented street. Additionally, activating the first level of all sides of a parking
structure facing a sidewalk creates a much safer and aesthetically superior structure when
experienced at the pedestrian level.
SUMMARY
ln summary, the Administration believes that the proposal to increase the maximum allowable
height of main use parking garages has merit within the Collins Waterfront Local Historic District.
However, both the Land Use Committee and the Administration did not recommend the elimination
of required active spaces along street and sidewalk facing building elevations at the first level of
these structures. These types of liner units are a critical component in terms of ensuring that new
construction establishes a strong pedestrian connection, as well as walkability along adjacent
sidewalks.
CONCLUSION
The Administration recommends that the Mayor and the City Commission accept the
recommendation of the Land Use and Development Committee and refer an Ordinance
AneTfrtrnl to the Planning Board for consideration and recommendation.
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