PARKING REDUCTIONS - HARDING TOWNSITE AND MXE

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, ENTITLED "OFF-STREET PARKING," ARTICLE II, "DISTRICTS; REQUIREMENTS," AT SECTION 130-31, ENTITLED "PARKING DISTRICTS ESTABLISHED," TO MODIFY PARKING REQUIREMENTS FOR NEW CONSTRUCTION WITHIN CD-2 OR MXE DISTRICTS LOCATED IN THE OCEAN DRIVE/COLLINS AVENUE OR HARDING TOWNSITE LOCAL HISTORIC DISTRICTS; AND PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.

PLANNING ANALYSIS
The attached maps show the MXE and North Beach areas of the City that parking reductions are intended to apply. Overlaid into these maps are locations of existing parking facilities, as well as dedicated transit stops and ridership information for these stops. These maps illustrate how transit stops and parking facilities are well within the established industry standard walking distance of ¼ mile, or 1,500 feet. Of note are the publicly accessible parking structures have been built in and abutting the MXE district in South Beach since 1991.

A Map of the Harding Townsite area is also attached. The commercial areas of the Harding Townsite historic district are much more limited, as the properties zoned CD-2 and MXE are bounded by 73rd Street on the south, 75th Street on the north, Ocean Terrace to the east and Harding Avenue to the west.

The attached draft ordinance would apply to the MXE and Harding Townsite areas and would remove the minimum off-street parking requirements for new construction that meets certain minimum benchmarks, including the following:

1. Lots with a width of 100 feet or less.

2. Development sites of 6 units (hotel or residential) or fewer.

3. New buildings on development sites with existing buildings for which off-street parking is not currently provided, where the total number of new residential and/or hotel units does not exceed the number of existing residential and/or hotel units.

4. Properties located within 1,500 feet of a public transit stop, or within 1,500 feet of any public or private parking garage.

The proposal to modify parking requirements in the MXE and Harding Townsite (commercial only) areas would only apply to new construction (existing buildings do not have a parking requirement). As such, the number of actual spaces required is limited to the square footage of new construction, which is typically in the form of a ground level or roof-top addition. Attached are illustrations of recent projects, approved or contemplated, within the MXE area south of 16th Street; the impact of these projects, from a size standpoint is minimal.

The elimination of minimum parking requirements in local historic districts is good policy and will be an incentive for existing buildings to be renovated and restored, as additions will be more economically feasible. All addition and renovation proposals within the MXE and Harding Townsite districts are subject to the review and approval of the Historic Preservation Board. This will ensure that any proposed additions are limited, as well as sensitive and contextually compatible with both the structure on site and the surrounding area.

Finally, with the recent adoption of the City-wide mobility fee, which replaced the concurrency management fee for traffic, a broader measurement for mobility, as opposed to solely vehicular traffic, has been put in place. The mobility fee considers all mobility aspects of a project and is not limited solely to vehicular congestion and off-site vehicular storage.

PLANNING BOARD REVIEW
On November 17, 2020 the Planning Board held a public hearing and transmitted the ordinance to the City Commission with a favorable recommendation by a vote of 6-0.

APPLICATION FEE WAIVER
The subject amendment was referred on a comprehensive, citywide basis, and not on behalf of a private applicant or third party. Pursuant to section 118-162(c) of the Land Development Regulations of the City Code, amendments to the City Code require the payment of the applicable fees in section 118-7 and Appendix A. These fees may be waived by a five-sevenths (5/7ths) vote of the City Commission, based upon one or more of the following circumstances:

1. The City Manager determines, in writing, that the proposed amendment is necessary due to a change in federal or state law, and/or to implement best practices in urban planning;

2. Upon written recommendation of the city manager acknowledging a documented financial hardship of a property owner(s) or developer(s); and/or

3. If requested, in writing, by a non-profit organization, neighborhood association, or homeowner's association for property owned by any such organization or association, so long as the request demonstrates that a public purpose is achieved by enacting the applicable amendment.

The City Manager has determined that the proposed amendment is necessary to implement best practices in urban planning.

UPDATE

On December 9, 2020 first reading of the proposed ordinance was deferred to January 13, 2021.