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City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 3.
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Alina T. Hudak, City Manager
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| DATE: March 5, 2024
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| | | | | | | | | TITLE: | REVIEW ZONING DISTRICT REGULATIONS WHERE HOTEL DEVELOPMENT IS PERMITTED (INCLUDING ANY DISTRICTS WHERE HOTELS ARE INCENTIVIZED) AND DISCUSS WHETHER AMENDMENTS TO THE LAND DEVELOPMENT REGULATIONS ARE APPROPRIATE TO LIMIT FUTURE HOTEL OR TRANSIENT DEVELOPMENT AND INCENTIVIZE LONG-TERM RESIDENTIAL DEVELOPMENT |
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| | | | | | | | HISTORY:
| On December 13, 2023, at the request of Commissioner Joseph Magazine, the City Commission referred the subject discussion item (C4 S) to the Land Use and Sustainability Committee (LUSC). Commissioners Tanya K. Bhatt, Alex Fernandez and David Suarez are co-sponsors of the item.
BACKGROUND
As noted in the attached referral memo, the item sponsor has requested that the LUSC review the zoning districts where hotels are currently permitted or incentivized and discuss whether amendments to the Land Development Regulations of the City Code (LDRs) are appropriate. These amendments could include incentives for residential or mixed-use development, as well as limits on new hotel development.
Additionally, as part of this discussion, the sponsor has requested that the Administration present an overview of current regulations and recommend possible changes where appropriate, with a view toward incentivizing more long-term residential, and less transient development. |
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| | | | | | | | ANALYSIS:
| The following are the zoning districts in the City where hotel uses are currently permitted:
• CD-2 and CD-3 (Commercial).
• TC-C (North Beach, Town Center Central Core).
• TC-1 and TC-2 (North Beach Town Center).
• TC-3 (North Beach Town Center) – As a conditional use only.
• MXE (Mixed Use Entertainment).
• RM-3 and RM-2 (Residential Multifamily) – Hotels are prohibited in the RM-2 and RM-3 districts located in the West Avenue and Palm View Neighborhoods.
• RM-1 (Residential Low Intensity) – Only for properties fronting Harding Avenue from 73rd to 87th Streets.
• R-PS3 and R-PS4 (Residential Performance Standard).
• C-PS1, C-PS2, C-PS3 and C-PS4 (Commercial Performance Standard).
• CCC (Civic and Convention Center District).
Hotel uses are primarily confined to commercial districts, as well as medium to high density residential districts. In 2013, the City Commission adopted amendments to the Palm View and West Avenue areas of the City to prohibit future hotel development.
If there is a desire to limit hotel and transient uses in specified multi-family districts, the RM-2, RM-3, R-PS3 and R-PS4 districts would be a good starting point, as they are more residential in nature. An incentive-based approach would likely make the most sense, so that the exclusion of short-term rentals could be incentivized. In this regard, even if hotel uses were prohibited in these multi-family districts, State law preempts the City from prohibiting the short-term rental of apartment units.
Amendments to the current regulations pertaining to hotel use, including incentives for residential uses, would require a separate referral to the Planning Board, by the City Commission, to amend the LDRs. |
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| | | | | | | | CONCLUSION:
| | The Administration recommends that the Land Use and Sustainability Committee discuss 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 C4S | Memo |
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