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City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 2.
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Jimmy L. Morales, City Manager
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| DATE: December 15, 2020
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| | | | | | | | | TITLE: | DISCUSSION PERTAINING TO LOT SIZE, LOT AGGREGATION AND PARKING REQUIREMENTS IN THE SUNSET HARBOR NEIGHBORHOOD.
ACTION REQUESTED:
Discuss the item and provide policy direction.
ADMINISTRATION RECOMMENDATION:
If there is consensus on some or all of the proposals herein, it is recommended that the item be continued to the January 2021 LUSC with direction to prepare a draft ordinance.
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| | | | | | | | HISTORY:
| | On September 16, 2020, at the request of Commissioner Ricky Arriola, the City Commission referred a discussion item pertaining to lot aggregation, lot size and parking requirements in the Sunset Harbor area to the Land Use and Sustainability Committee (item C4K). On October 14, 2020 the item was discussed by the LUSC and continued to December 15, 2020. |
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| | | | | | | | ANALYSIS:
| Recently, the City Commission approved a neighborhood identity overlay district for the Sunset Harbor area. In furtherance of this overlay, staff recommended that the outer portion of the Sunset Harbor area, generally including those lots fronting on Dade Boulevard and Alton Road, be further studied regarding the potential proliferation of oversized uses.
In this regard, given the overall size of the lots facing these thoroughfares, and the ability to provide an excessive amount of onsite vehicular storage, additional regulations to ensure the unique character of the Sunset Harbor area should be considered. In this regard, with the availability of parking in the Sunset Harbor parking garage, the need for excessive vehicle storage within private sites becomes less critical. Also, the aggregation of multiple lots for the express purpose of creating oversized development would be contrary to the established scale, character and context of the Sunset Harbor area.
In order to address these issues, staff has identified the following potential development regulations for the Sunset Harbor area:
Required Off-Street Vehicle Parking
The Sunset Harbor parking garage, which is centrally located and under capacity, provides a tangible option for the operational parking needs of retail, restaurant and other commercial uses in the area. As such, a reduction or elimination of parking requirements for all commercial uses is recommended. Within larger development sites, this regulation would significantly control the oversized scale, massing and volumes of larger developments by removing the need for large parking pedestals.
Lot Aggregation
Limits on the number of lots that can be aggregated for retail, personal service or restaurant uses is recommended, to avoid out of scale developments.
Lot Size
Like the lot aggregation proposal, a limit on overall lot size for development would foster a more cohesive, context sensitive type of infill development pattern, particularly along the outer edges of Sunset Harbor.
Conditional Use Permit (CUP) for Large Establishments
Currently a CUP is required for developments that exceed 50,000 square feet in the CD-2 and I-1 districts. In order to further limit the potential concentration of larger developments, the requirement for a CUP for establishments over 25,000 square feet should be considered. A similar requirement exists in the North Beach Town Center (TC-C district). The TC-C district also limits the number of establishments over 25,000 square feet to two establishments. Similar limitations could be considered for the Sunset Harbor neighborhood.
UPDATE
On October 14, 2020 the LUSC discussed the proposal and the item was continued to December 15, 2020. The item sponsor convened a community meeting on December 1, 2020 involving affected residents of the Sunset Harbor area was held. Topics of discussion included the mix of uses that make Sunset Harbor unique, as well as the need to maintain the unique character and identity of the neighborhood.
Additionally, the concept of a Neighborhood Vision Plan was discussed. The concepts proposed in this plan include modifications to the height regulations in the larger Sunset Harbor area, as well as minimum setbacks for higher floors. If the LUSC is supportive of the overall direction of this item, including the concepts identified in the Neighborhood Vision Plan, it is recommended that the matter be continued to the January 2021 LUSC so that the administration can draft an ordinance.
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| | | | | | | | CONCLUSION:
| | The administration recommends that the Land Use and Sustainability Committee discuss the item and provide policy direction. If there is consensus on some or all the proposals herein, it is further recommended that the item be continued to the January 2021 LUSC with direction to prepare a draft ordinance. |
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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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