R5A-RM-3 Accessory Uses -Malakoff-COMMISSION ITEM SUMMARY
Condensed Title:
Second Reading to consider an Ordinance Amendment modifying allowable Accessory Uses for
Buildinqs located within the RM-3 zoninq district.
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AGENDA ITEM P'A
lncrease satisfaction with neighborhood character. lncrease satisfaction with development and
Suppo(ing Data (Surveys, Environmental Scan, etc 48o/o of residential respondents and 55% of
businesses rate the effort put forth by the City to
TheprndfloorofficespaceaSanAccessoryUsewithinexisting
apartments located in the RM-3 district, provided such office space was original to the building.
On July 23,2014, the City Commission: 1) accepted the recommendation of the Land Use and
Development Committee via separate motion; and 2) approved the Ordinance at First Reading and
scheduled a Second Reading Public Hearing for September 10,2014.
The Administration recommends that the City Commission adopt the Ordinance.
On June 24,2014, the Planning Board recommended approval of the subject Ordinance by a vote of
5to0.
Board Recommendation:
Financial lnformation :
Source of
Funds:
Amount Account
1
2
3
OBPI Total
Financial lmpact Summary:
ln accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the longterm economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long{erm economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budoet.
Thomas Mooney
MIAMIBEACH ome ?-10-lcl469
g MIAMIBEACH
Ciiy of Miomi Beoch, ,1700 Convention Cenier Drive, Miomi Beoch, Florido 33,1 39, www.miomibeochfl.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Members
FRoM: Jimmy L. Morales, City Manager
DATE: September10,2014
SUB.JECT: RM-3 AGGESORY OFFICE USES
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAM! BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CITY GODE BY AMENDING CHAPTER 142,..ZONING DISTRICTS AND REGULATIONS," ARTIGLE IV..SUPPLEMENTARY DISTRIGT REGULATIONS," DIVISION 2,
,.ACCESSORY USES," SECTION 142.902, "PERMITTED ACGESSORY
USES," AMENDING CRITERIA FOR ACCESSORY USES IN APARTMENT
BUILDINGS; PROVIDING FOR REPEALER; GODIFICATION;
SEVERABILITY AND AN EFFECTIVE DATE.
ADMI NISTRATION REGOMMENDATION
The Administration recommends that the City Commission adopt the Ordinance.
BACKGROUND
On February 12, 2014, at the request of Commissioner Jonah Wolfson, the City
Commission referred an ordinance to the Land Use and Development Committee
(LUDC) pertaining to accessory uses in RM-3 districts.
On March 19, 2014, the LUDC referred the proposed ordinance amendment to the
Planning Board for consideration.
ANALYSIS
Presently, Section 142-902 of the Land Development Regulations of the City Code the
Land Development Regulations of the City Code restrict accessory uses in apartment
buildings to the ground floor, subterranean level, or the highest floor of the building in
RM-3 districts. The proposed ordinance amendment would permit office space, as an
accessory use on the second floor of apartment buildings located in the RM-3 zoning
districts, provided that the office space was part of the original construction.
ln the RM-3 district, there are several apartment buildings such as the Mirador, the
Roney Palace, and the Decoplage, which were originally built with office space on the
second floor. When either the zoning district was changed from CD-3 to RM-3, or the
building converted to an apartment building from a hotel, the offices on the second floor
became legal non-conforming uses due to the restriction on accessory uses in
READING. PUBLIC HEARING
470
Commission Memorandum
Ordinance - RM3 Accessory Uses
September 10, 2014 Page 2 of 2
apartment buildings to the ground floor, subterranean level, or the highest floor in RM-3
districts. Specifically, section 1 18-394 of the City Code, pertaining to the
"Discontinuance of Nonconforming Uses" states the following:
"No building, structure, equipment, fixtures or land, or portion thereof, used in
whole or in part for a nonconforming use which remains idle or unused for a
continuous period of six months, orfor 18 months during any three-year period
whether or not the equipment or fixtures are removed, shall again be used,
except in conformity with the regulations of the district in which such building or
land is located."
The effect of this language is that if the business licenses for legal non-conforming office
uses on the second floor of any of these buildings should expire for more than six
months, the office uses lose their status as a legal non-conforming use. Consequently,
the space would have to remain unused, convert into residential units, or convert into a
non-commercial accessory use that is allowed in the RM-3 district.
PLANNING BOARD REVIEW
On June 24, 2014, the Planning Board transmitted the proposed Ordinance to the City
Commission with a favorable recommendation by a vote of 5 to 0 (PB File No. 2178).
FISCAL IMPACT
ln 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.
SUMMARY / UPDATE
Most offices that exist on the second floors of apartment buildings in the RM-3 districts
are typically low scale, low traffic, neighborhood service office uses, and are frequented
by residents in the buildings and the surrounding neighborhoods. As such, the
Administration is supportive of the proposed Ordinance, which would allow office uses
on the second floor of apartment buildings, where offices were the intended use on the
original building construction plans.
On July 23, 2014, the subject Ordinance was approved at First Reading. When
reviewing the Ordinance for Second Reading, Planning staff and the City Attorney's
office noticed that the inclusion of original 2^o floor office space did not specify that it
could be re-introduced, as was originally intended. The text of the Ordinance
Amendment for 2nd Reading has been modified slightly to address this.
CONGLUSION
jflJistration
recommends that the city commission adopt the ordinance.
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471
RM.3 ACCESSORY USES
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CIry COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CIry GODE BY
AMEND!NG CHAPTER 142, "ZONING DISTRICTS AND
REGULATIONS,'' ARTICLE IV "SUPPLEMENTARY DISTRICT
REGULATIONS," DIVISION 2, "ACCESSORY USES," SEGTION
142-902, "PERMITTED ACCESSORY USES," AMENDING
CRITERIA FOR ACCESSORY USES !N APARTMENT BUILDINGS;
PROVIDING FOR REPEALER; CODIFICATION; SEVERABILIry
AND AN EFFECTIVE DATE.
WHEREAS, the City of Miami Beach Land Development regulations contain an
article for accessory uses; and
WHEREAS, the apartment buildings in the RM-3 district are currently not permitted
to have commercial offices on the second floor; and
WHEREAS, many apartment buildings in the RM-3 district were built with
commercial offices on the second floor; and
WHEREAS, the City seeks to modify the criteria for accessory uses in apartment
buildings; and
WHEREAS, this proposed amendment does not increase the intensity of existing
apartment buildings.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CIry COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. Chapter 142, "Zoning Districts and Regulations," Article lV,
"Supplementary District Regulations," Division 2, "Accessory Uses," Section 142-902,
"Permitted Accessory Uses," of the Land Development Regulations, is hereby amended to
read as follows:
Article lV. Supplementary District Regulations.
Division 2. Accessory Uses.
***
Sec. 142-902. Permitted accessory uses.
(2) Apartment buildings may have the accessory uses based upon the below criteria:
472
a.
b.
Mechanical support equipment and administrative offices and uses that maintain the
operatlon of the building.
Washers and dryers shall be located inside a structure or not visible from a right-of-
way.
A dining room which is operated solely for the residents in the building shall be
located inside the building and shall not be visible from the street with no exterior
signs, entrances or exits except for those required by the South Florida Building
Code. However, a dining room shall not be allowed in the RM-1 district except for
those dining rooms associated with adult congregate living facilities.
Public telephones and vending machines shall only be permitted to be located inside
buildings; however, one public telephone may also be permitted outside, as long as it
is not located in a required front yard, required slde yard facing a street, or on a
facade facing a street; the exact location and manner of placement of all public
telephones shall be subject to design review approval. One automatic teller machine
shall be permitted on the exterior walls of buildings, when associated with an
accessory commercial use allowed under subsection 142-902(2)e., except in historic
districts. The exact location and manner of placement for automatic teller machines
shall be subject to design review approval.
Buildings in the RM-3 and R-PS4 districts may have commercial, office, eating or
drinking uses with access from the main lobbv or from te the street if they are either
located on in the ground floor spaee, subterranean level, or on in the highest floor of
a building@.-Qffice space, when orioinallv constructed on the second level
of an existinq buildinq mav be retained or re-introduced. When located on the
ground floor, office space shall be at least 50 feet from the front property line.
f. Solarium, sauna, exercise studio, health club or massage service for
residents or open to the public by an individual licensed by the state
appropriate agencies.
g. Any accessory commercial use as permitted herein shall be located on the lobby
level or first floor if no apartment units on such levels. This provision shall not apply
to home based business offices as provided for in section 142-1411
h. Family day care centers as defined in subsection 142-905(bX1).
i. One property management office for the purpose of managlng residential units within
the building as well as residential units located in other buildings under common
beneficial ownership, as long as the total number of units does not exceed a
maximum of 100 units.
d.
A
use by
or other
2
473
Buildings in the RM-2 district in the area bounded by lndian Creek Drive, Collins
Avenue, 41't Street and 44 th Street that face the RM-3 district may have
restaurant, coffee house, sundry shops, or food market uses located in ground
floor space not to exceed 70o/o of the ground floor. These uses may have direct
access to the street. Dance halls, entertainment establishments, neighborhood
impact establishments, outdoor entertainment establishments, or open air
entertainment establishments are not permitted. Outdoor music (including
background music) is prohibited. Any outdoor uses on lndian Creek Drive shall be
limited to no later than 11:00 p.m. Parking requirements for accessory commercial
uses in newly constructed buildings must be satisfied by providing the required
parking spaces, and may not be satisfied by paying a fee in lieu of providing
parking. There shall be no variances from these provisions.
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. SEVERAB!L!ry.
lf any section, subsection, clause or provislon 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:
3
CITY CLERK
MAYOR
474
APPROVED AS TO
FORM AND LANGUAGE
& FOR EXECUTION
1-*\ Q*\^
# city Attorney
First Reading:
Second Reading:
July 23,2014
Verified by:
Planning Director
Underscore denotes new language
S+i*eth+eugh denotes deleted lang uage
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