| | | | | | | |  | Ordinances - R5 G
COMMISSION MEMORANDUM |
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| | | | | | | | | TO: | Honorable Mayor and Members of the City Commission | | | FROM: | Jimmy L. Morales, City Manager | | | DATE: | September 16, 2020 | | | | 2:10 p.m. First Reading Public Hearing
| | SUBJECT: | RM1 HOTEL USES AT DESIGNATED HISTORIC SITES IN NORTH BEACH - LDR REGULATIONS
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, “DISTRICT REGULATIONS,” DIVISION 3, “RESIDENTIAL MULTI-FAMILY DISTRICTS," SUBDIVISION II, “RM-1 RESIDENTIAL MULTIFAMILY LOW INTENSITY," BY AMENDING SECTION 142-152, “MAIN PERMITTED AND PROHIBITED USES,” SECTION 142-153, “CONDITIONAL USES,” SECTION 142-154, “ACCESSORY USES,” AND SECTION 142-155, “DEVELOPMENT REGULATIONS AND AREA REQUIREMENTS,” TO MODIFY THE DEVELOPMENT REGULATIONS AND USE REQUIREMENTS FOR DESIGNATED HISTORIC SITES IN NORTH BEACH; BY AMENDING CHAPTER 130, ENTITLED “OFF-STREET PARKING,” ARTICLE II, “DISTRICTS; REQUIREMENTS,” SECTION 130-32, “OFF-STREET PARKING REQUIREMENTS FOR PARKING DISTRICT NO. 1,” AND 130-36, “OFF-SITE PARKING FACILITIES,” AND ARTICLE V, “FEE IN LIEU OF PARKING PROGRAM,” SECTION 130-132, “FEE CALCULATION,” TO AMEND THE REQUIREMENTS FOR OFF SITE PARKING FACILITIES AND THE REMOVAL OF EXISTING PARKING SPACES, WITHIN DESIGNATED HISTORIC SITES IN NORTH BEACH; AND BY AMENDING CHAPTER 6, ENTITLED “ALCOHOLIC BEVERAGES,” SECTION 6-4, ENTITLED “LOCATION AND USE RESTRICTIONS,” TO PROVIDE FOR AN EXEMPTION FROM DISTANCE SEPARATION REQUIREMENTS FOR DESIGNATED HISTORIC SITES IN NORTH BEACH; 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 November 18, 2020. |
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| | | | | | | | BACKGROUND/HISTORY
| On July 25, 2018, at the request of Commissioner Ricky Arriola, the City Commission referred a discussion item to the Land Use and Development Committee (LUDC) pertaining to the proposed designation of the International Inn at 2301 Normandy Drive (item C4K). On September 28, 2018, the LUDC deferred the item to October 31, 2018; the item was then deferred to February 20, 2019. At the February 20, 2019 meeting, the item was deferred to the April 3, 2019 meeting. At the April 3, 2019 meeting, the Committee deferred the discussion to the May 22, 2019 meeting. At the May 22, 2019 meeting, the item was deferred to the June 12, 2019 meeting.
On June 12, 2019, the LUDC discussed the item and continued it to a date certain of July 24, 2019. Additionally, the LUDC reviewed drafts of a proposed development agreement and City Code, Comprehensive Plan, and LDR amendments. The LUDC also heard testimony from representatives of the Police Department regarding public safety issues and related activity at the Property and calls for service. The LUDC requested that the Owner meet with the Police Department to address ongoing issues at the Property. Additionally, the LUDC recommended that the proposed amendments to the LDRs be further studied, particularly as it pertained to required parking, as well as outdoor entertainment and outdoor bars.
Following a discussion on July 24, 2019, the LUDC recommended that the subject City Code, Comprehensive Plan, and LDR Amendments be referred to the Planning Board, with the following modifications:
1. Create a mechanism to permit outdoor ambient entertainment.
2. In lieu of waiving minimum parking requirements increase the maximum distance for off-site storage of vehicles.
On September 11, 2019, the City Commission considered the proposed Development Agreement at First Reading (item R7D). After a lengthy discussion and based upon concerns pertaining to the operation of the existing hotel, the City Commission deferred action on the Development Agreement for six months.
On May 13, 2020, the owner of the International Inn made a presentation to the City Commission, including an update on the operational and public safety issues associated with the existing hotel. Following the presentation, the City Commission directed the administration to schedule first reading of the proposed Development Agreement on June 24, 2020.
On June 24, 2020, the City Commission approved the Development Agreement at first reading and referred the proposed ordinances to the Planning Board for review and recommendation (Item R7 D). On July 29, 2020 the Development Agreement was adopted by the City Commission. |
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| | | | | | | | ANALYSIS
| PLANNING ANALYSIS
As noted above, the HPB has recommended in favor of the designation of the Property as an historic site. The Development Agreement contemplates certain amendments to the City Code (specifically, at Chapter 6, entitled “Alcoholic Beverages”), the Comprehensive Plan, and the Land Development Regulations (LDR).
The following is a brief summary of the proposed LDR and City Code amendments proposed herein:
1. Allow for a hotel as a main permitted use with accessory uses, on properties within the RM-1 zoning district located north of Normandy Drive that have a lot area greater than 30,000 square feet and are designated as a local historic site. Currently, hotels are a prohibited use in the RM-1 zoning district.
2. Increase allowable building height from 55’-0” to 80’-0”.
3. Relax the maximum distance requirement for providing required parking off-site to 2,500 feet within the City limits or within one (1) mile for any off-site parking provided outside City limits;
4. Allow restaurants serving alcoholic beverages as an accessory use to a hotel.
5. Subject to conditional use approval, allow for a neighborhood impact establishment, ambient outdoor entertainment performances, and an outdoor bar counter (as accessory uses to a hotel).
6. The lobby bar, and any other bar on the property, shall only be permitted as an accessory use to a restaurant.
7. Outdoor and open-air ambient entertainment shall be subject to conditional use approval from the Planning Board.
8. The hours for outdoor ambient entertainment shall be limited from 10:00 a.m. to 10:00 p.m, unless modified by the Planning Board through the conditional use process.
9. Conditional use approval shall be required for an accessory outdoor bar counter.
10. Create an exemption from distance separation requirements for establishments selling or offering alcoholic beverages for consumption on-premises.
Pursuant to the Development Agreement, if the proposed amendments are adopted, the owner would agree to voluntarily consent to and support the designation of the International Inn as an individual local historic site. From a sequencing standpoint, as requested by the owner, the Development Agreement provides that the proposed amendments would be presented to the City Commission for adoption prior to the adoption of the Designation Ordinance.
In conclusion, the proposed amendment will allow a balanced approach to ensure the long term economic and cultural viability of a desired historic asset. The International Inn represents an outstanding example of post-war modern architecture and is a gateway icon into North Beach.
In order to accommodate the 30-day review period required for the companion comprehensive plan amendment, second reading and adoption of the ordinance is recommended to be set for November 18, 2020.
PLANNING BOARD REVIEW
On July 27, 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 November 18, 2020. |
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| | | | | | | | Applicable Area
| | North 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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