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City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 5.
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Alina T. Hudak, City Manager
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| DATE: October 11, 2023
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| | | | | | | | | TITLE: | DISCUSS POTENTIAL INCENTIVES FOR RESIDENTIAL DEVELOPMENT, INCLUDING BOTH THE RETENTION OF EXISTING RESIDENTIAL USES AND CONVERSION OF TRANSIENT ESTABLISHMENTS (INCLUDING HOTELS, SUITE HOTELS, APARTMENT HOTELS, HOSTELS, AND SHORT-TERM RENTALS) TO LONG-TERM RESIDENTIAL USE. |
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| | | | | | | | HISTORY:
| On July 26, 2023, at the request of Commissioner Laura Dominguez, the City Commission referred the subject discussion item (C4 E) to the Land Use and Sustainability Committee (LUSC). On September 27, 2023 the LUSC discussed the item and continued it to the October 11, 2023 meeting.
As noted in the attached referral memo, the item sponsor has requested that the LUSC study whether the City Commission should adopt incentives for converting existing transient uses to residential in the City, Specifically, these would include zoning or other incentives to limit the conversion of residential buildings to transient uses and support the retention of long-term residential uses in the City. |
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| | | | | | | | ANALYSIS:
| Transient uses, which include hotel, suite hotel, apartment hotel, hostel, and the short-term rental of apartment units, are generally permitted in most commercial zoning districts, as well as in the RM-2, RM-3, R-PS3 and R-PS4 districts. In the West Avenue and Palm View areas of the City, hotel uses are prohibited in the RM-2 and RM-3 districts, but the short-term rental of apartment units is allowed.
Zoning incentives for developing new residential apartment uses and converting existing transient uses to residential apartment may include the following:
1. An increase in maximum allowable floor area ratio (FAR).
2. An increase in maximum allowable building height.
3. Modifications to minimum parking requirements.
4. Expansion of allowable accessory uses in medium intensity residential districts.
These, and other incentives, could be tailored to specific zoning districts, as well as different areas of the City.
UPDATE – October 11, 2023 LUSC
The item sponsor has requested that the LUSC discuss and consider recommending incentives for residential development in the following areas of the City:
1. The conversion of existing transient uses in the West Avenue overlay, which established a hotel prohibition in 2013.
2. The conversion to or development of residential (non-transient) uses on Collins Avenue from 47th Street to 63rd Street (RM-3 zoning), which consists primarily of residential uses. The area up to 71st Street can also be explored.
3. The conversion to or development of residential (non-transient) uses in the R-PS4 areas on Ocean Drive from First to Fifth Streets.
In order for development incentives to be effectuated within these areas, an amendment to the Land Development Regulations of the City Code (LDRs) will need to be referred to the Planning Board by the City Commission. |
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| | | | | | | | CONCLUSION:
| | In view of the foregoing, the Administration recommends that the Land Use and Sustainability Committee discuss and conclude the item and provide a recommendation to 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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| ATTACHMENTS: | | Description | Type |  | REF C4E | Memo |
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