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City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 7
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Alina T. Hudak, City Manager
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| DATE: June 10, 2024
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| | | | | | | | | TITLE: | REVIEW AND CONSIDER REPEALING THE 0.5 FAR INCENTIVE FOR HOTEL DEVELOPMENT IN THE CD-2, COMMERCIAL MEDIUM INTENSITY DISTRICT |
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| | | | | | | | HISTORY:
| On December 13, 2023, at the request of Commissioner Alex Fernandez, the City Commission referred the subject discussion item (C4 N) to the Land Use and Sustainability Committee (LUSC). Commissioners Tanya K. Bhatt, Joseph Magazine and David Suarez are co-sponsors of the proposal. On March 5, 2024, the LUSC discussed the item and recommended the following:
1. The City Commission refer an ordinance amendment to the Planning Board to repeal the 0.5 FAR bonus for hotels in the CD-2 district along Alton Road, as well as in the North Beach CD-2 districts on Normandy Isle and along Collins Avenue. On April 3, 2024, the City Commission referred the ordinance to the Planning Board. The Planning Board is scheduled to review the Ordinance Amendment on May 28, 2024.
2. Continue the discussion pertaining to the 0.5 FAR bonus for hotels located in the CD-2 district along Washington Avenue to June 10, 2024 for the following information to be provided:
a. A summary of all current hotel uses incentives, in all zoning districts.
b. Input from the Washington Avenue BID.
c. Input from the Planning Board.
Pursuant to Section 7.2.11.3 of the Land Development Regulations of the City Code (LDRs), the maximum floor area ratio (FAR) in the CD-2, commercial medium intensity, zoning district is 1.5. However, "when more than 25 percent (25%) of the total area of a building is used for residential or hotel units," the maximum FAR is 2.0.
As noted in the attached referral memo, the item sponsor has requested that the LUSC review and consider whether to repeal the 0.5 FAR incentive for hotels in the CD-2 district, to limit the proliferation of hotels and incentivize more residential development (by retaining the 0.5 FAR incentive for residential projects). The sponsor has also indicated that the intent of this referral is to focus on the CD-2 zoning district along Alton Road. |
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| | | | | | | | ANALYSIS:
| At the direction of the LUSC on March 5, 2024, the Administration made presentations to the Planning Board and Washington Avenue Business Improvement District (BID), to obtain feedback on the proposed elimination of the 0.5 FAR bonus for hotel uses in the CD-2 district. The following is a summary of the feedback received from these bodies:
Planning Board
On March 26, 2024, city staff presented the proposal to the Planning Board. The Board discussed the proposal and requested additional information, such as input from the Washington Avenue BID. Some members of the Board indicated support for the proposal, and there was no opposition, but the Planning Board concluded more information would be needed before a recommendation could be provided.
Washington Avenue BID
On April 11, 2024, city staff presented the proposal to the Washington Avenue Business BID. The members of the BID were not supportive of a roll back of the 0.5 FAR bonus for hotels in the CD-2 district along Washington Avenue. However, the members were all supportive of incentives for increasing and promoting residential development along Washington Avenue.
The following is a summary of hotel use incentives in all zoning districts:
Hotel Parking Requirements:
Citywide, the minimum off-street parking requirement is one (1) parking space per hotel unit. The following are exceptions to this requirement:
• Existing structures in historic districts: No parking requirement; this does not apply to additions or new construction.
• Convention Center Hotel: For structures of less than 250 units, one space per unit; for structures with 250—499 units, 0.75 space per unit; for structures with 500 units or more, 0.50 space per unit.
• Hotels Located in the Civic and Convention Center District: 0.4 space per hotel unit.
• Oceanfront lots zoned RM-3 in the architectural district, between 15th Street and 23rd Street, containing a contributing structure, where the main or primary use is a hotel: There shall be no parking requirement for new construction containing hotel units where the total number of hotel units is not increased from the existing business tax receipt (BTR).
• Properties located within a local historic district or National Register Historic District where there is new floor area for hotel rooms that is associated with retaining, preserving and restoring a building or structure that is classified as "contributing" as of March 13, 2013: 5 spaces per unit, up to a maximum of 100 units and 1 space per unit for all units in excess of 100 units.
• Properties abutting Lincoln Lane South, between Drexel Avenue and Lenox Avenue: No off-street parking requirement for hotel units.
• Properties bounded by 62nd Street on the south, 73rd Street on the north, Indian Creek on the west and the Atlantic Ocean on the east: 0.5 spaces per unit, up to a maximum of 100 units and 1 space per unit for all units in excess of 100 units.
• CD-2 and MXE Properties in the Harding Townsite Historic District in North Beach: 0.5 spaces per hotel unit and no parking requirement if the hotel use is located within 1,500 feet of a parking garage or transit stop.
• Properties located north of Normandy Drive having a lot area greater than 30,000 square feet, which are individually designated as an historic site (International Inn Site): 0.5 spaces per unit.
• Properties located in a commercial zoning district within 1,000 feet of the boundary of an area that is (1) zoned CD-3 and (2) part of an historic district, and which are limited by covenant to no restaurants or pools open to the public, no outdoor bar counters, and no entertainment or special events: 0.5 spaces per unit, up to a maximum of 100 units and 1 space per unit for all units in excess of 100 units, up to a maximum cap of 150 rooms total.
• Alton Road (CD-1, CD-2 and CD-3) from 5th Street to Dade Boulevard: 1 space per two hotel units.
• Washington Avenue from 5th Street to 17th Street: No parking requirement.
• Museum Park / Collins Park (17th Street to 23rd Street, between Washington and Collins): No parking requirement.
• TC-C District: No parking requirement.
Hotel Unit Size Requirements
Citywide, the following apply to the minimum unit size for hotel units:
• 15% of hotel units within a site can be between 300 and 335 square feet. 85% of hotel units must be a minimum of 335 square feet.
• For contributing hotel structures, located within an individual historic site, a local historic district or a national register district, which are renovated in accordance with the Secretary of the Interior Standards and Guidelines for the Rehabilitation of Historic Structures as amended, retaining the existing room configuration and sizes of at least 200 square feet shall be permitted. Additionally, the existing room configurations for these hotel structures may be modified to address applicable life-safety and accessibility regulations, provided the 200 square feet minimum unit size is maintained, and provided the maximum occupancy per hotel room does not exceed 4 persons.
• Hotel units within rooftop additions to contributing structures in a historic district and individually designated historic buildings: 200 square feet.
The following are exceptions to these requirements:
RM-2 District:
• For hotel structures located within the Collins Park District generally bounded by the erosion control line on the east, the east side of Washington Avenue on the west, 23rd Street on the north, and 17th Street on the south: 200 square feet.
RM-3 District:
• Oceanfront lots with a lot area greater than 100,000 square feet have a maximum FAR of 3.0 and additional FAR is permitted for the sole purpose of providing hotel amenities as follows: the lesser of 0.15 FAR or 20,000 square feet.
CD-2 District:
• For hotel structures located within the Collins Park District generally bounded by the erosion control line on the east, the east side of Washington Avenue on the west, 23rd Street on the north, and 17th Street on the south: 200 square feet.
• For a property formerly zoned HD the minimum hotel unit size is 250 square feet, provided that the property does not exceed 25,000 square feet as of March 23, 2019.
• For properties on Washington Avenue from 5th Street to 16th Street for new hotel construction or conversion to hotel use, the minimum hotel room unit size may be 175 square feet, provided that:
1. A minimum of 20 percent (20%) of the gross floor area of the hotel consists of hotel amenity space that is physically connected to and directly accessed from the hotel. Hotel amenity space includes the following types of uses, whether indoor or outdoor, including roof decks: restaurants; bars; cafes; hotel business center; hotel retail; screening rooms; fitness center; spas; gyms; pools; pool decks; and other similar uses customarily associated with a hotel. Bars and restaurants shall count no more than 50 percent (50%) of the total hotel amenity space requirements.
2. Windows shall be required in all hotel rooms and shall be of dimensions that allow adequate natural lighting, as determined by the historic preservation board.
CD-3 District:
• For hotel structures located within the Collins Park District generally bounded by the erosion control line on the east, the east side of Washington Avenue on the west, 23rd Street on the north, and 17th Street on the south: 200 square feet.
• For new hotel units within attached or detached additions to contributing buildings on the north side of Lincoln Road, between Pennsylvania Avenue and Lenox Avenue, with at least 5 percent (5%) of the total floor area dedicated to amenity space: 200 square feet.
TC-C District:
• Hotel units: 300 square feet.
• Micro-hotel units: 175 square feet, provided that a minimum of 20% of the gross floor area of the building consists of amenity space that is physically connected to and directly accessed from the micro-hotel units without the need to exit the parcel.
Other Hotel Use Incentives
• In the RM-3 district, south of 53rd Street, oceanfront hotels with at least 100 hotel units may operate and utilize an accessory outdoor bar counter until 5:00 a.m., if such hours do not conflict with specific outdoor sales cut off times provided elsewhere, including a CUP, and provided the accessory outdoor bar counter is (i) located in the rear yard, and (ii) set back 20 percent (20%) of the lot width (50 feet minimum) from any property line adjacent to a property with an apartment unit thereon.
• In the RM-3 district, oceanfront lots with a lot area greater than 100,000 square feet have a maximum FAR of 3.0 and additional FAR is permitted for the sole purpose of providing hotel amenities as follows: the lesser of 0.15 FAR or 20,000 square feet.
• In the CD-3 district, lots on the north side of Lincoln Road between Pennsylvania Avenue and Lenox Avenue, with a minimum lot area of 30,000 square feet, and which contain a contributing building and an attached addition providing a minimum of 100 hotel units, where the addition is set back at least 75 feet from the Lincoln Road property line and has a street side setback of no less than 25 feet, the maximum building height is 75 feet.
• In the C-PS1 district, the maximum building height is 40 feet; however, hotels may have a maximum building height of 75 feet.
• In the C-PS2 district, the maximum building height is 50 feet; however, hotels may have a maximum building height of 75 feet.
• In the CCC district, the maximum building height is 100 feet; however, hotels may have a maximum building height of 150 feet.
• In the convention hotel overlay (east side of Collins Avenue from approximately 15th Street to 16th Street), convention hotel development located in the MXE district shall have a maximum floor area ratio of 3.50. For the remainder of the overlay, the FAR is determined by lot size, with a maximum FAR of 4.25 for lots greater than 75,000 square feet.
• In the Ocean Terrace overlay, for main use hotel buildings on greater than 20,000 square feet and having frontage on both Collins Avenue and Ocean Terrace, the maximum building height is 125 feet.
• For lots fronting Lincoln Road, multistory rooftop addition, for hotel uses only, may be permitted for properties on Lincoln Road, located between Pennsylvania Avenue and Lenox Avenue, in accordance with the following provisions:
1. For properties on the north side of Lincoln Road, a multistory rooftop addition shall be set back at least 75 feet from Lincoln Road and at least 25 feet from any adjacent side street. Additionally, the multistory addition may be cantilevered over a contributing building.
2. For properties located on the south side of Lincoln Road, a multistory rooftop addition shall be set back at least 65 feet from Lincoln Road.
3. The portion of Lincoln Lane abutting the subject property, as well as the remaining portion of Lincoln Lane from block-end to block-end, shall be fully improved subject to the review and approval of the public works department.
4. Participation in the public benefits program, pursuant to section 7.2.12.4.a, shall be required in order for a hotel project to avail itself of a multistory rooftop addition.
5. There shall be a limit of 500 hotel units for hotel projects including a multistory rooftop addition that are constructed between Pennsylvania Avenue and Lenox Avenue.
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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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| | | | | | | | 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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