Item Coversheet

Committee Assignments - C4  W




COMMISSION MEMORANDUM

TO:Honorable Mayor and Members of the City Commission 
FROM:Commissioner Mark Samuelian 
DATE:April  6, 2022
 



SUBJECT:REFERRAL TO THE LAND USE AND SUSTAINABILITY COMMITTEE AND THE PLANNING BOARD REGARDING R-PS4 ZONING DISTRICT - FAR INCENTIVE FOR CONVERTING TRANSIENT USES TO NON-TRANSIENT USES.

RECOMMENDATION

The purpose of the attached draft legislation is to incentivize the redevelopment of hotels within the RPS4 zoning district, such as the Marriott Stanton, into residential properties. The replacement of hotel with residential would reduce the impact of transient hotel guests in the South of Fifth community. The proposed amendment to the Land Development Regulations and the Comprehensive Plan would allow properties in the RPS4 district to maintain existing non-conforming Floor Area Ratio ("FAR") if it is redeveloped as a residential property. The South of Fifth Neighborhood includes RPS4 south of fifth street, east of Ocean Drive, and on the Continuum property (which does not contain a hotel). 


Further, the proposed legislation would effectively reduce density as the redevelopment of a hotel would trigger the need to come into compliance with the underlying residential density limits. The City of Miami Beach (the "City") does not regulate the amount of hotel rooms that may be provided within a hotel structure. However, a residential building that replaces an existing hotel in the RPS4 district would be limited to 60 units an acre.[2] In the case of the Marriott Stanton, the redevelopment of the site would transform the 226 room hotel to a residential structure of no more than 93 units. This equates to a 58% decrease in the amount of units provided on that site.

 

Given the FAR change, voters would need to approve this ordinance by referendum necessitating a timely legislative process (e.g. dual referral).

 



[1] The Savoy Hotel would not qualify as their existing FAR already conforms to the City's current FAR standards. Further, any new development would be limited to 2.0 FAR per City law.

[2] Generally, the City's Comprehensive Plan allows up to 102 residential units an acre within the RPS4 zoning district. However, hotels that would qualify for the incentive are located within the Ocean Beach Historic District, which limits the applicable development potential to 60 residential units an acre.

SUPPORTING SURVEY DATA

N/A

FINANCIAL INFORMATION

N/A

Applicable Area

Citywide
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 

Strategic Connection

Non-Applicable
Legislative Tracking
Commissioner Mark Samuelian

ATTACHMENTS:
Description
INCENTIVE FOR REPLACING TRANSIENT USE WITH RESIDENTIAL
DRAFT REF LUSC and PB - R-PS-4 Comprehensive Plan FAR Incentive for residential redevelopment of hotels
DRAFT REF LUSC and PB - R-PS4 Zoning FAR Incentive for residential redevelopment of hotels
SOFNA Resolution