Item Coversheet


City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov

 Item 2.
COMMITTEE MEMORANDUM

TO: Land Use and Development Committee

FROM: Jimmy L. Morales, City Manager

DATE: July 24, 2019
TITLE:DISCUSSION: ORDINANCE AMENDMENT PERTAINING MINIMUM HOTEL UNIT SIZE REQUIREMENTS FOR GROUND FLOOR ADDITIONS TO CONTRIBUTING BUILDINGS WITHIN THE MXE DISTRICT
HISTORY:
On June 5, 2019, at the request of Commissioner John Elizabeth Aleman, the City Commission referred the subject item to the Land Use and Development Committee for discussion (item C4P).
Analysis

BACKGROUND
Currently, existing hotel buildings within the MXE district are permitted to have rooms with a minimum unit size of 200 square feet, which is consistent with the layout and interior partitions of historic buildings. However, new construction of hotel units, either as a roof-top addition (if permitted), or a ground level addition (whether attached or detached), must meet the minimum hotel unit size of 335 square feet.

PLANNING ANALYSIS
The minimum hotel unit size regulations for new construction within the MXE, which were adopted in 1989, mandate a larger unit size that appeals to a certain type of traveler. In today’s evolving travelling platforms, more diversity and flexibility in unit sizes is sought, due to the changing nature of leisure and business travel.

In order to provide more flexibility for infill hotel projects in the MXE district, the following is a potential amendment to Chapter 142, Article II, Divisions 13 of the LDR’s:

 

Sec. 142-545. - Development regulations.

The development regulations in the MXE mixed use entertainment district are as follows:

Maximum Floor
Area Ratio

Minimum
Lot Area
(Square Feet)

Minimum
Lot Width
(Feet)

Minimum
Apartment
Unit Size
(Square Feet)

Average
Apartment
Unit Size
(Square Feet)

Maximum
Building Height
(Feet)

All uses—2.0
Except convention hotel development (as set forth in section 142-841)—3.5

N/A

N/A

Existing structures:
Apartment units—400
Non-elderly and elderly low and moderate income housing—400
Workforce housing—400
Hotel units—in a local historic district/site—200
Otherwise:
15%: 300—335
85%: 335+
New construction:
Apartment units—550
Hotel units:
15%: 300—335
85%: 335+

Hotel units within ground level additions to existing structures, whether attached or detached - 200

Existing structures:
Apartment units—550
Hotel units—N/A
New construction:
Apartment units—800
Hotel units—N/A

Architectural district:
Oceanfront—150
Non-oceanfront—
50 (except as provided in section 142-1161)
All other areas—75 (except as provided in section 142-1161)
Notwithstanding the above, the design review board or historic preservation board, in accordance with the applicable review criteria, may allow up to an additional five feet of height, as measured from the base flood elevation plus maximum freeboard, to the top of the second floor slab. This provision shall not apply to existing historic districts or existing overlay districts (existing as of 7/26/2017), or commercial buildings immediately adjacent to residential district not separated by a street. However, an applicant may seek approval from the historic preservation board or design review board, as may be applicable, to increase height in accordance with the foregoing within any historic district or overlay district created after 7/26/2017

 

The aforementioned modification is consistent with what is currently permitted within existing structures in the MXE district, as well as a separate ordinance amendment pending before the planning board, which would permit 200 square foot units within allowable roof-top additions. Additionally, the proposal herein, while a reduction in the minimum hotel unit size permitted, would not prevent developments that propose larger hotel room sizes. In this regard, the proposed modification would allow property owners more flexibility with regard to the type of hotel unit being provided.

CONCLUSION:

The Administration recommends that the Land Use and Development Committee transmit the aforementioned ordinance amendment to the full City Commission for referral to the Planning Board.