RM-2 HOTEL ACCESSORY USES - BALLROOM AND MEETING ROOM STRUCTURES

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," SECTION 130-32, “OFF-STREET PARKING REQUIREMENTS FOR PARKING DISTRICT NO. 1,” TO AMEND THE OFF-STREET PARKING REQUIREMENTS FOR BALLROOMS AND MEETING ROOMS FOR BUILDINGS ASSOCIATED WITH HOTELS; AND AMENDING CHAPTER 142 ENTITLED “ZONING DISTRICTS AND REGULATIONS,” ARTICLE II, ENTITLED “DISTRICT REGULATIONS,” DIVISION 3, “RESIDENTIAL MULTIFAMILY DISTRICTS,” SUBDIVISION IV, “RM-2 RESIDENTIAL MULTIFAMILY, MEDIUM INTENSITY,” SECTION 142-213, “CONDITIONAL USES,” TO AMEND THE ALLOWABLE CONDITIONAL USES IN THE RM-2 ZONING DISTRICT; PROVIDING FOR REPEALER, SEVERABILITY, CODIFICATION AND AN EFFECTIVE DATE.

PLANNING ANALYSIS

Attached is an ordinance proposed by the Fontainebleau Hotel, which would allow for ballrooms and meeting space as a conditional use in the RM-2 district. Additionally, modifications to the minimum required parking for such uses are proposed. This proposal is concurrent with a separate item that will be considered by the City Commission pertaining to a bridge structure that would connect the new ballroom building to the main hotel campus.

The following are the specific text amendments proposed in the attached draft ordinance;

Sec. 130-32. - Off-street parking requirements for parking district no. 1.

(7)       Auditorium, ballroom, convention hall, gymnasium, meeting rooms or other similar places of assembly: One space per every four seats or one space per every 60 square feet of floor area available for seats. For ballrooms and meeting rooms in buildings associated with a hotel located in the RM-3 district (subject to the requirement that such hotel property be located within 100 feet of the ballroom and meeting room property), one space per every eight seats or one space per every 120 square feet of floor area available for seats.

Section 142-213. Conditional Uses.

(a)        The conditional uses in the RM2 residential multifamily, medium intensity district are as follows: (1) Day care facility; (2) Stand-alone religious institutions; (3) Private and public institutions; (4) Schools; (5) Commercial or noncommercial parking lots and garages; (6) Stand-alone ballrooms and meeting rooms when associated with a hotel located in the RM-3 district (subject to the requirement that such hotel property be located within 100 feet of the ballroom and meeting room property); and (7) accessory neighborhood impact establishment; as set forth in article V, division 6 of this chapter.

Because the proposed ordinance requires conditional use approval from Planning Board for the ballrooms and meeting rooms, any potential impacts from such a development can be minimized or mitigated as part of the conditional use process.  Staff is supportive of the proposed text amendments. In this regard, the allowance of non-residential uses in the RM-2 district would be limited to locations such as the site on the southeast corner of 44^th Street and Indian Creek Drive, which is buffered by a standalone parking structure.

Additionally, the proposed reduction in the minimum parking requirements for ballroom and meeting space, as proposed, would be limited to sites such as the above example, which have full access to a larger parking structure on an adjacent RM-3 site.  It is also expected that most patrons accessing any meeting and ballroom spaces will be guests of the nearby hotel, further minimizing the need for additional parking.   

PLANNING BOARD REVIEW

The March 24, 2020 and April 21, 2020 Planning Board meetings were cancelled.  On May 19, 2020, the Planning Board held a public hearing and transmitted the ordinance to the City Commission with a favorable recommendation by a vote of 7-0 with no changes.

UPDATE
The subject ordinance was approved at first reading on June 24, 2020, with no changes.