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City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
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| | | | | | | | | | Item 6
COMMITTEE MEMORANDUM | | | |
| | | | | | | | TO: Land Use and Sustainability Committee
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| FROM: Rickelle Williams, Interim City Manager
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| DATE: June 10, 2024
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| | | | | | | | | TITLE: | REVIEW AMENDMENTS TO THE LAND DEVELOPMENT REGULATIONS TO AMEND THE HOTEL APPROVAL PROCESS |
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| | | | | | | | HISTORY:
| On December 13, 2023, at the request of Commissioner Joseph Magazine, the Mayor and City Commission referred a discussion regarding the hotel approval process, pursuant to item R9 G, to the Land Use and Sustainability Committee (LUSC). Commissioners Tanya K. Bhatt, Alex Fernandez and Kristen Rosen Gonzalez were co-sponsors of the item.
On March 5, 2024, the LUSC combined and discussed the item with other hotel related items referred by the City Commission on December 13, 2023 (C4 O and C4 S) and took the following actions:
1. Continue the discussion pertaining to the regulation of future hotels to May 1, 2024 for the Administration to explore different options for City Commission approval of future hotels, where permitted.
2. Recommend that the City Commission refer an ordinance amendment to the Planning Board to prohibit hotels in the R-PS3, R-PS4, C-PS2, CD-3 (41st Street only), TC-C, TC-1, TC-2 and TC-3 zoning districts. Prior to the City Commission considering a referral item, feedback on the proposal shall be obtained from 41st Street stakeholders, the North Beach Community Redevelopment Agency (Advisory Committee) and the Washington Avenue Business Improvement District (BID). This referral is anticipated to be discussed at the May 15, 2024 City Commission meeting.
3. Recommend that the City Commission refer a separate discussion item to the LUSC pertaining to amending the average unit size requirements for residential buildings. On April 3, 2024, the City Commission referred this discussion item to the LUSC.
The item was deferred at the May 1, 2024 LUSC meeting. |
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| | | | | | | | ANALYSIS:
| Currently, any new hotel development consisting of ground up construction or additions to existing structures, requires the review and approval of the Design Review Board (DRB) or Historic Preservation Board (HPB). In those instances where a separate conditional use permit (CUP) may be required, Planning Board approval would also be needed.
In accordance with the request of the LUSC at the March 5, 2024 meeting, the following are some potential options to amend the process for approving new hotel uses, including the conversion of existing residential and/or commercial uses to hotel use:
Option 1 - City Commission approval of all hotel projects.
Under this option, Chapter 2, Article VII of the Land Development Regulations of the City Code (LDRs) would need to be amended to add hotel to the Commission Warrant process. Specifically, section 2.7.1.2 would be created as follows:
2.7.1.2 HOTEL APPROVAL
All new hotel development, including, but not limited to, new construction and the conversion of existing commercial spaces and/or apartment units to hotel, suite hotel or hostel, where permitted as an allowable use, shall require a warrant from the city commission.
a. The warrant shall be granted by resolution of the city commission, and an affirmative vote of five-sevenths of all members of the city commission shall be necessary in order to approve such resolution. The procedure for granting a warrant shall require all of the following:
1. A public hearing approval by the design review board or historic preservation board, as applicable, as well as the planning board, if required, according to the applicable criteria and notice requirements set forth in the land development regulations, which approval shall be conditioned on the subsequent approval of the application by the city commission; and
2. A public hearing by the commission after the design review board or historic preservation board approval, as applicable, as well as the planning board, if required, and noticed in accordance with the notice requirements of the design review board or historic preservation board.
b. In reviewing an application for a commission warrant for hotel use, the commission shall consider the following criteria:
1. Whether the proposed warrant is consistent and compatible with the comprehensive plan and any applicable neighborhood or redevelopment plans.
2. Whether the proposed warrant would create an isolated development unrelated to the adjacent neighborhood.
3. Whether the proposed warrant is out of scale with the needs of the neighborhood or the city.
4. Whether the proposed warrant will adversely influence living conditions in the neighborhood.
5. Whether the proposed warrant will seriously reduce light and air to adjacent areas.
6. Whether the proposed warrant is consistent with the sea level rise and resiliency review criteria in chapter 7, article I, as applicable.
Option 2 - City Commission approval of threshold hotel projects.
This option would maintain the current review process of either DRB or HPB, as well as the Planning Board if a CUP is required. However, for hotel projects that exceed certain thresholds, final approval from the City Commission would be required, in accordance with the aforementioned warrant process. The following are some initial thresholds for consideration:
1. New hotel construction exceeding 20,000 square feet.
2. New hotel construction exceeding 50 hotel units.
3. The conversion of more than 25 existing residential apartments or more than 5,000 square feet of office or commercial space within a single development site to hotel, suite hotel or hostel.
4. Any new hotel development, including, but not limited to, the expansion of existing buildings and/or the conversion of existing commercial or office space, or residential apartments, to hotel, suite hotel or hostel, and located within a residential district.
If there is consensus on these, or other options, a separate referral to the Planning Board, by the City Commission, to amend the LDRs would be required. |
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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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