| | | | | | | |  | Ordinances - R5 I
COMMISSION MEMORANDUM |
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| | | | | | | | | TO: | Honorable Mayor and Members of the City Commission | | | FROM: | Jimmy L. Morales, City Manager | | | DATE: | July 29, 2020 | | | | 2:35 p.m. First Reading Public Hearing
| | SUBJECT: | RM-1 HOTELS ABUTTING LINCOLN LANE SOUTH - LDR AMENDMENTS
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 142, ENTITLED "ZONING DISTRICTS AND REGULATIONS," ARTICLE II, ENTITLED "DISTRICT REGULATIONS," DIVISION 3, ENTITLED “RESIDENTIAL MULTIFAMILY DISTRICTS,” SUBDIVISION II, ENTITLED "RM-1 RESIDENTIAL MULTIFAMILY LOW INTENSITY,” SECTION 142-152, ENTITLED "MAIN PERMITTED AND PROHIBITED USES," TO AMEND THE PERMITTED USES FOR PROPERTIES ABUTTING LINCOLN LANE SOUTH, BETWEEN DREXEL AVENUE AND LENOX AVENUE; AND 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 HOTEL UNITS ABUTTING LINCOLN LANE SOUTH BETWEEN DREXEL AVENUE AND LENOX AVENUE; AND PROVIDING FOR REPEALER, SEVERABILITY, CODIFICATION AND AN EFFECTIVE DATE. |
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| | | | | | | | RECOMMENDATION
| | The administration recommends that the City Commission approve the subject ordinance at first reading and set a second reading/public hearing for September 16, 2020. |
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| | | | | | | | BACKGROUND/HISTORY
| | On January 15, 2020, at the request of Commissioner Ricky Arriola, the City Commission referred the item to the Land Use and Sustainability Committee. On February 18, 2020 the Land Use and Sustainability Committee discussed the item and recommended that the City Commission refer the Comprehensive Plan and Land Development Regulations (LDR) amendments to the Planning Board. On March 18, 2020 the City Commission referred the ordinances to the Planning Board (Item C4 T). |
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| | | | | | | | ANALYSIS
| PLANNING ANALYSIS
The attached LDR amendment was prepared by representatives of the Lincoln Center building at Euclid Avenue and Lincoln Road, and would allow for hotel uses in the RM-1 district under limited circumstances. A companion amendment to the comprehensive plan is also being proposed, under separate cover. The owner of the Lincoln Center is seeking to redevelop a parcel of land to the immediate south of Lincoln Lane South, with hotel units. All operational aspects of the hotel, including accessory uses and check in, would occur within the Lincoln Center site fronting Lincoln Road.
The amendments do not propose to increase any usable area or to vary any setback or height regulations. Instead, the proposed regulations require compliance with the development regulations, but permit hotel uses for properties which are operationally connected the Lincoln Road property directly across Lincoln Lane South from the RM-1 property. Under the proposed legislation, apartment hotels, hotels, and suite hotels may be permitted for RM-1 properties abutting Lincoln Lane South, from Drexel Avenue to Lennox Avenue, in accordance with the following:
• The RM-1 property shall not exceed 100 feet in width;
• Lobby access to the property is located within a property fronting on Lincoln Road and directly across Lincoln Lane South from the RM-1 property;
• The hotel shall be operated by a single operator; and
• No accessory uses shall be located within the RM-1 district.
The parking requirements in Chapter 130 are proposed to be modified by removing the minimum off-street parking requirement for the subject hotels.
Lincoln Lane South currently operates as an alley for those properties located along the south side of Lincoln Road. Minimal improvements exist along Lincoln Lane South and over the last few years the City has sought to improve the conditions along Lincoln Lane South. In part, the City has required property owners on the south side of Lincoln Road provide improvements to activate Lincoln Lane South. These improvements have included, but have not been limited to, the creation of sidewalks and access points to ground level businesses.
Staff is supportive of the proposed text amendments as they are not expected to have any negative visual impacts on the character of this portion of the Flamingo Park Local Historic District, nor Lincoln Road. The proposed amendments create a mechanism for improvements in the area without allowing an increased footprint for the proposed use. Due to the limited area and strict requirements, it is not expected that the proposed amendments will create negative impacts to the surrounding community, and the proposed limitations provide safeguards against any potential negative impacts that may come about as a result of the use. Also, the allowance of hotel uses in the RM-1 district would be limited to locations abutting Lincoln Lane South, and no accessory uses would be permitted in the RM-1 property. Additionally, the same entity must own both the Lincoln Road and RM-1 properties, which provides a higher level of control.
Finally, given the limited size of the properties, as well as the availability of parking with existing garages just to the north of Lincoln Road, the staff is supportive of the proposed amendment to the off-street parking requirements. In this regard, the typical hotel guest is more likely to take advantage of ride share services in lieu of valet parking. Also, this area of the City is within walking distance of the recently renovated convention center, shops, restaurants, and the beach.
PLANNING BOARD REVIEW
On June 23, 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.
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| | | | | | | | CONCLUSION
| | The administration recommends that the City Commission approve the subject ordinance at first reading and set a second reading/public hearing for September 16, 2020. |
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| | | | | | | | Applicable Area
| | South Beach |
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| | | | | | | | | Is this a "Residents Right to Know" item, pursuant to City Code Section 2-14? | | Does this item utilize G.O. Bond Funds? | | | Yes | | No | |
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| | | | | | | | Legislative Tracking
Planning |
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| | | | | | | | Sponsor
Commissioner Ricky Arriola |
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