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City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 8.
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Alina T. Hudak, City Manager
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| DATE: June 20, 2023
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| | | | | | | | | TITLE: | DISCUSS A DETAILED ANALYSIS OF CURRENT MINIMUM PARKING REQUIREMENTS AND THE IDENTIFICATION OF SPECIFIC AREAS OF THE CITY THAT EITHER NO LONGER NEED MINIMUM PARKING REQUIREMENTS OR NEED REDUCED MINIMUM PARKING REQUIREMENTS |
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| | | | | | | | HISTORY:
| On September 14, 2022, at the request of Commissioner Ricky Arriola, the City Commission referred the subject discussion (R5 E) to the Land Use and Sustainability Committee (LUSC).
BACKGROUND
The new Resiliency Code and comprehensive updates to the Land Development Regulations of the City Code (LDRs) were adopted by the City Commission on February 1, 2023 and became effective on June 1, 2023. As part of this update, the previous parking districts, 1 – 9, have been reorganized into parking tiers 1-3, based upon the minimum parking requirements of the code. Additionally, parking subdistricts were created to maintain the existing boundaries and requirements associated with previous parking districts 1 - 9.
Within all tiers, parking requirements were consolidated for some uses but no substantial changes were made to the minimum parking requirements. The following is a summary of parking tiers 1 – 3:
• Tier 1 (highest parking requirements) is composed of former parking district 1 and applies to all areas outside of all other parking subdistricts and tiers.
• Tier 2 (intermediate parking requirements) is composed of former parking districts 5, 6 and 9, which have been maintained as parking subdistricts. Additionally, the minimum parking requirements of Tier 1 apply for uses in Tier 2 for which no parking requirements are specified.
• Tier 3 (lowest parking requirements) is composed of former parking districts 2, 3, 4, 7 and 8, which have been maintained as parking subdistricts. |
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| | | | | | | | ANALYSIS:
| When the Resiliency Code and Comprehensive LDR updates were approved at First Reading on September 22, 2022, a separate referral was made to the LUSC regarding an analysis of current minimum parking requirements and the identification of specific areas of the city that may no longer need minimum parking requirements or could be eligible for reduced minimum parking requirements. The purpose of this referral was to begin a comprehensive effort to better align off-street parking requirements in the LDRs with transit corridors and hubs, as identified by the City’s Comprehensive Plan and Transportation Master Plan. Additionally, a Parking Master Plan is anticipated to be completed by winter 2023/2024, and will assess and inform parking infrastructure needs and opportunities citywide.
It is important to point out that the minimum parking requirements contained in the LDRs are specific to off-street parking contained within private property and are separate and apart from public parking inventory and on-street parking, including public and private main-use parking facilities. The current minimum off-street parking requirements in the LDRs were originally established in 1989 and based on suburban off-street parking formulas.
Over the decades, new parking districts have been established, in recognition of the increased availability of general parking facilities, as well as the realization that most existing structures in the City have no feasible way to meet current minimum off-street parking requirements. In those districts where minimum off-street parking requirements exist, any change in use typically requires a tenant to enter into an annual fee in lieu of parking account with the City. Additionally, small additions and new construction on small lots is exceedingly challenging as there is often no space available to provide parking on site. For properties eligible to pay a one-time impact fee in lieu of providing parking, the current fee of $40,000.00 per required parking space is often cost prohibitive.
To better align the minimum off-street parking requirements of the LDRs with actual parking storage needs, it is recommended that parking tier 1 be re-evaluated in terms of the minimum parking requirements for all uses. Additionally, for all parking tiers, it is recommended that adjustments to minimum off-street parking requirements should be studied, based on property location in relation to the following:
1. Areas of the City within 1500 feet of transit corridors.
2. Areas of the City within 1500 feet of public and private parking facilities.
3. Developments meeting the definition of transit-oriented development (TOD).
4. Developments that include affordable and workforce housing.
It is important to note that the discussion herein pertains to parking minimums that are required by the LDRs. At this time the Administration is not recommending a prohibition on providing off-street parking in certain areas of the City. To the extent a property owner has space for off-street parking, and desires to provide parking, the minimum parking requirements would not impede the ability to do so.
The Administration recommends moving forward with evaluating the current minimum parking requirements set forth in the LDRs and developing a more current standard for off-street parking requirements, particularly in parking tier 1. Additionally, if funds are available, it is recommended that the City engage the code consultant for additional support. A cost estimate for these services is not yet available.
If there is consensus on evaluating the current off-street parking requirements in the LDRs, as more specifically described herein, it is recommended that a draft ordinance be developed for further discussion by the LUSC or sent to the City Commission for referral to the Planning Board.
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| | | | | | | | CONCLUSION:
| | The Administration recommends that the Land Use and Sustainability Committee discuss the current off-street parking requirements in the LDRs, as more specifically described herein. It is further recommended that a draft ordinance be developed for further discussion by the LUSC or referred to the Planning Board by the City Commission. |
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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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| | | | | | | | Strategic Connection
| | Mobility - Increase multi-modal mobility citywide and connectivity regionally. |
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