7THE CITY or PLEASM·;T LlV1NC
To:
FROM:
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
The Honorable Mayor & Members of the City Commission
Steven Alexander, City Manager
~hristoPher Brimo AICP, Planning Director ,.., Thru:
DATE: August 19,2014 Agenda Item No.:L
SUBJECT:
An Ordinance amending Section 20-7.12 of the City of South Miami land
Development Code concerning parking requirements for restaurants within the
Hometown District Overlay (HD-OV) Zone.
BACKGROUND:
Following several recent applications for special use review for restaurants in the
Hometown District Overlay, the City Manager requested that the department look at a
possible amendment of the parking ratio calculation for restaurants within the district.
In calculating parking requirements, generic standards that apply to individual land-use
categories, such as residences, offices, shopping and dining are typically applied. The
most commonly used guidelines, issued by the Institute of Transportation Engineers in
the Parking Generation Handbook (ITE, 2004), are based on observations of peak
demand for parking at single-use developments in relatively low-density settings with
little transit (Shoup, 2005). In these locations that are used as models for determining
standard parking ratios, the destinations are widely separated, parking is typically free,
and walking, biking, and transit are generally not an option.
As a result, this methodology tends to assume that everyone has a car, everyone has to
drive to work, and everyone visiting a restaurant arrives by car. Under these conditions,
parking can take up more than 50 percent of the land used in a development. For more
compact, mixed-use, walkable places like South Miami's downtown district, these
standards can end up calling for far more parking than is needed.
Because these types of parking ratios are often borrowed from one jurisdiction to
another, they tend to be remarkably consistent across different cities. However, these
standards do not take into account the many highly local variables that influence
parking, such as density, demographics, availability of public transit, potential for biking
and walking, or the availability of other parking nearby. As a result, many communities
are evaluating parking issues as part of a broader process of reevaluating their overall
development patterns.
Proposed Parking Amendment
Hometown District Overlay
August 19, 2014
Page 2 of 3
The City's parking ratio for restaurants currently requires 1 parking space per 100 gross
square feet of space. In the past staff has suggested that the ratio should be based on
numbers of seats, or net patron area, given that the goal of the district in part, is to:
Reduce commuter traffic demand on streets within the Hometown District to permit wider
sidewalks and reduced traffic noise/ velocit~ and air pollution.
Use buildings/ arcades/ tree~ and modifications to street width~ curbs and sidewalks to create
a shadecf, interesting and safe environment that works for pedestrians as well as for cars.
Emphasize the use of incentives such as reduced parking requirements and expedited permit
processing to achieve a balance of retail service/ office/ and residential uses characteristic of
healthy town centers.
Implement a parking code that treats parking as an element of public infrastructure in an urban
center (instead of a private matter in a strip center) and that recognizes the shared parking
benefits of vertically mixed development and the opportunities of an enhanced Metrorail
connection.
[South Miami LDC Section 20-7.2(A)(2)-(5)]
The proposed amendment would simply provide a variable parking requirement. One
based on patron use area [seating area], and a lesser parking requirement based on
non-patron use area. The proposed changes are as follows:
20-7.12 Permitted uses.
USE TYPE Unadjusted Parking Requirements:
1 parking space required per:
A. Storefront Uses
***
Restaurant, General or Walk Up* 100 SF devoted to patron use
300 SF devoted to non-patron use
***
As an example, under the current regulations of 1 space/100 GSF, a 4,000 square foot
restaurant with 1,500 square feet of patron seating area would require the provision of
40 total off-street parking spaces.
[~OOO GSF -;-100 = 40}
Under the proposed revision, the same restaurant would need to provide 15 parking
spaces for patron use and 8 parking spaces for non-patron use, for a total of 23 parking
off-street parking spaces.
Patron Use (seating) area: [1/500 -;-100 = IS} Non-Patron Use Area: [~500 -;-300 = B}
CB Z:\Commission Items\2014\08-19-14\Proposed Parking Amendment HD-OV\Proposed Parking AmendmenCCM report.docx
Proposed Parking Amendment
Hometown District Overlay
August 19, 2014
Page 3 of 3
CONClUSION:
It is felt that in the context of a compact, mixed-use downtown environment with
access to alternate modes of transportation, and in keeping with the overall spirit of the
Hometown District Overlay, it is prudent to consider a more flexible calculation when
reviewing parking as a function of development. It is recommended that the City
Commission consider the adoption of the proposed parking revision.
Should the Commission vote in the affirmative for the proposed change, those
businesses that currently pay into the Hometown parking fund for their parking
deficiencies, will be reevaluated prior to the issuance of their annual business
occupational license (BTR) for FY2015. There are currently 4 existing businesses and 2
that have not yet received their certificate of occupancy that fall into this category.
CB Z:\Commission Items\2014\08-19-14\Proposed Parking Amendment HD-OV\Proposed Parking AmendmenCCM report.docx
1 ORDINANCE __________ __
2
3 An Ordinance amending Section 20-7.12 of the City of South Miami
4 Land Development Code concerning parking requirements for
5 restaurants within the Hometown District Overlay (HD-OV) Zone.
6
7 WHEREAS, the City of South Miami (the "City") adopted the Hometown District
8 Overlay (HD-OV) in order "to invigorate the economic and social vitality of South Miami's
9 "main street" business center;" and
10
11 WHEREAS, one of the guiding principles of the HD-OV is to implement a parking code
12 that recognizes the shared parking benefits of vertically mixed use development and the
13 opportunities of an enhanced Metrorail connection; and
14
15 WHEREAS, consistent with the intent and purpose of the HD-OV, the City desires to
16 modify the parking requirements within the HD-OV to better reflect parking demands for the
17 non-patron areas of restaurants; and
18
19 WHEREAS, the City Administration has recommended approval of the Ordinance to
20 more equitably address the parking requirements for restaurant uses in the HD-OV; and
21
22 WHEREAS, the City Commission desires to accept the recommendation of the City
23 Administration.
24
25 NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
26 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
27
28 Section 1. Section 20-7.12 of the City of South Miami Land Development Code is
29 hereby amended to read as follows:
30 20-7.12 Permitted uses.
31 The uses below are applicable to both new and existing buildings in the
32 Hometown District:
USE TYPE Unadjusted Parking Requirements:
1 parking space required per:
A. Storefront Uses
***
Restaurant, General or Walk Up* 100 SF devoted to patron use
300 SF devoted to non-patron use
***
33
34 ***
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* Uses marked with an asterisk require a special use permit with city commission approval. All
other uses are permitted of right. Outdoor dining is permitted of right in special pre-approved
areas (see Regulating Plan).
In addition to the uses above, monumental civic building uses are encouraged in the Hometown
District and in particular for certain strategically located sites. Civic building uses shall include,
for example: City, county, state, or federal buildings, including library, post office, meeting hall,
administrative offices, performance place, police substation, and similar uses.
***
Section 2. Codification. The provisions of this ordinance shall become and be made
part of the Code of Ordinances of the City of South Miami as amended; that the sections of this
ordinance may be renumbered or re-Iettered to accomplish such intention; and that the word
"ordinance" may be changed to "section" or other appropriate word.
Section 3. Severability. If any section, clause, sentence, or phrase of this ordinance is
for any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
shall not affect the validity of the remaining portions of this ordinance.
Section 4. Ordinances in Conflict. All ordinances or parts of ordinances and all
sections and parts of sections of ordinances in direct conflict herewith are hereby repealed.
However, it is not the intent of this section to repeal entire ordinances, or parts of ordinances,
that give the appearance of being in conflict when the two ordinances can be harmonized or
when only a portion of the ordinance in conflict needs to be repealed to harmonize the
ordinances. If the ordinance in conflict can be harmonized by amending its terms, it is hereby
amended to harmonize the two ordinances. Therefore, only that portion that needs to be repealed
to harmonize the two ordinances shall be repealed.
PASSED AND ENACTED this ___ day of __________ , 2014.
ATTEST:
CITY CLERK
1 sl Reading
2nd Reading
APPROVED:
MAYOR
READ AND APPROVED AS TO FORM: COMMISSION VOTE:
LANGUAGE, LEGALITY AND Mayor Stoddard:
EXECUTION THEREOF Vice Mayor Harris:
Commissioner Liebman:
Commissioner Welsh:
Commissioner Edmond:
CITY ATTORNEY