_Add-on item a)MA-on a)
25 Jan.2015
To:South Miami City Commission
From:Philip Stoddard,Mayor
re:Parking for rental housing
Bymaintainingourtwo-spaceperunitrequirementacrosstheboard,doesSouthMiami
overbuildparkingorkeepit just right?FewsubjectsintheSouthMiami commission
chambers have ignited more controversy thanthe city's parking requirements.Part of
controversy has come from our unfamiliarity withthe differing parking needs of families in
multi-unit and detached housing.Rather than resorting to anecdote and opinion aswe have in
thepast,let's reopen the conversation thistimeby reviewing actual data from our own city,as
compiled by the U.S.Census Bureau.
TheU.S.Census data don't directly distinguish between car ownership among apartment
dwellers versus detached housing dwellers,butdo separate car ownership inrental housing
and owned housing.So,by focusing oncensus blocks where rental housing is dominated by
apartment buildings,wecangetanaccurate picture of parking needs for rental apartments in
our own city and among our own residents.
Onthe next page,I summarize some of the data fromthe recent 2010 U.S.Census of South
Miami.The areas to focus on are the two census blocks that contain most of our multi-unit
rental housing:the HometownDistrictto 80th St block that includes our main market-rate
rental apartment district,andthe TODD/lower CRA blockthat contains amix of market-rate,
moderate,andlow income rental apartments.Thetableshowsthese data in bold text.
Ourcensusdatashowthatthroughoutthecity,familiesresidinginownedhousingowntwo
carsonaverage,whilethoseinrentalhousingown0.66carsonaverage.Renting
households inthe downtown apartment district average 0.8 carsper rental unit,while
thosein the TODD/Lower CRA averageless than half acarper rental unit.
The data for our city show that:
(1)Ourtwo-carperunitparking requirements areaboutrightforowned housing;
(2)We require overtwicethe parking neededbyrental apartments inthe downtown;
(3)We require over four times the parking neededfor apartments in the TODD/CRA.
Unlesswefixourparkingcode,mixed-use projects withrental apartments,suchaswehave
planned for Madison Square andSouth Miami Gardens,will squander bothourlandand
construction costsonunused parking spaces instead of effectively allocating our limited
resources to housing.
Cities across the country andin South Florida have been adjusting their parking requirements
for multi-unit rental housing.The typical construction ratio isnowone space per unit.Even
at that ratio,affordable housing developers find they have built more parking spaces than the
occupants require.
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CENSUS BLOCK
Citywide
Hometown
to 80th St
TODD /
lower CRA
56th-64th,
62nd-Red
Cocoplum
Terrace
Manor Ln/
Mango Ter
Owned housing units
Rented housing units
Cars in owned housing
Cars in rented housing
Cars/unit owned housing
Cars/unit rented housing
mean cars per household
Data source:2010 U.S.Census
Vacant housing excluded
Search engine:itis.fiu.edu
2573 187 218 365 326 397
2126 459 863 264 179 215
5336 357 608 736 509 1163
1410 362 379 279 106 188
2.07 1.91 2.79 2.02 1.56 2.93
0.66 0.79 0.44 1.06 0.59 0.87
1.44 1.11 0.91 1.61 1.22 2.21
South Miami's census blocks.
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1 ORDINANCE NO.
2
3 An Ordinance amending Section 20-4.4(B),Section 20-8.8(C)and Section
4 20-7J2(C)of the City of South Miami's Land Development Codeto
5 delineate the types of usesbeing regulated andto modify parking
6 requirements in multi-unit residentialrentalproperties.
7
8 WHEREAS,excessive parking requirements wasteland,waste buildable space,
9 eliminate potential greenspace,reducetheearth's ability to recharge theaquiferwhen
10builtwith impervious materials,are typically constructed with non-biodegradable
11 products,anddriveupthecost of rentalhousingforthosewhocanleastaffordit;and
12
13 WHEREAS,the 2010 US Census found that occupants ofrental properties inthe
14City of SouthMiamiowned0.66vehicleson average;and
15
16 WHEREAS,the 2010 US Census found that occupants of rental properties inthe
17 census block bounded by Sunset Drive,SW 62nd Ave,SW 64th St,and Red Road owned
18 0.44vehiclesonaverage;and
19
20 WHEREAS,the 2010 US Census found that occupants of rental properties inthe
21 census block bounded by Sunset Drive,SW 62nd Ave,SW 80th St,and Red Road owned
220.79vehiclesonaverage;and
23
24 WHEREAS,mostrentalunitsinthesetwocensusblocksarein multi-unit
25apartments;and
26
27 WHEREAS,the South Miami Land Development Code requires residential
28 properties tohave2 parking spaces perunit irrespective of demonstrated need;and
29
30 WHEREAS,the City's existing parking regulations require 2to4 parking spaces
31 percar owned by rental apartment dwellers in South Miami,a significant waste of
32 resources;and
33 WHEREAS,Metrorail was recently extended to Miami International Airport,
34 which now allows visitors to reach the City quickly and easily using public transit instead
35 of a rental car.
36
37 NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND CITY
38 COMMISSION OFTHE CITY OFSOUTH MIAMI,FLORIDA:
39
40 Section 1.Section 20-4.4(B)4B of the City of South Miami's Land
41 DevelopmentCodeshallbeamendedtoreadasfollows:
42
43 (B)Space Requirements.The minimum number of off-street parking spaces
44 required for each permitted or special use shall beasset forth below and
45 referenced in Section 20-3.3D.Where fractional spaces result for a property,the
46 number of spaces required shall be the next highest whole number.
47 (1)Two (2)spaces per dwelling unitor one (1)space per dwelling unit for
48 multiunit rental properties.
1(2)Two(2)spaces per dwelling unit,provided thatatleastone(1)spaceperunit
2shallbe enclosed,orone(1)spaceperdwellingunitin multiunit rentalproperties
3 enclosed or not.
4(3)Oneandone-half(1.5)spacesper efficiency orstudiounitandtwo(2)spaces
5perunitwithone(1)ormorebedrooms,plusanadditionalvisitorspaceforevery
6ten (10)units,exceptthatnomorethanone(1)spaceperdwellingunitisrequired
7for multiunit rentalproperties.
8(4)One(1)spaceperguestroomor three-quarters (0.75)spacesperguestroom
9withinathird(0.33)mileoftheSouth Miami Metrorail Station,plustwo(2)
10 spacesforthereceptionoffice.
11 (5)Oneandthree-quarters (1.75)spacesperbed.
12(6)One(1)spaceperthree(3)seating spaces inthemain assembly room.
13 (7)One(1)spaceperone hundred (100)square feetofgrossfloorarea.
14 (8)One(1)spaceperonehundredfifty (150)squarefeetofgrossfloorarea.
15 (9)One(1)spacepertwo hundred (200)square feetofgrossfloorarea.
16 (10)One(1)spacepertwo hundred fifty (250)square feetofgrossfloor area.
17 (11)One(1)spaceperthree hundred (300)square feetofgrossfloor area.
18 (12)One(1)spaceperfour hundred (400)square feetofgrossfloor area.
19(13)One(1)spaceperfive hundred (500)square feetof gross floor area.
20 (14)One(1)space perone thousand (1,000)square feetof gross floor area.
21 (15)One(1)spaceperfour(4)seatsor seating places.
22 (16)Five(5)spaces peralleyor five hundred (500)square feetofrink area.
23
24 Section 2.Section 20-8.8(C)ofthe City of South Miami's Land Development
25 Code shall be amended to read as follows:
26
27 (C)RequiredParking Uses.
28 1.Residential:A minimum of two (2)cars per unit is required for
29 residential uses,orone(1)carper dwelling unitfor multiunit rental
30 properties.Conversion from rental to condominium requires compliance
31 withparkingcodesfornon-renteduses.
32 2.Commercial/Retail:One (1)space per 150 sq.ft.to 400 sq.ft.of gross
33 floor area(see schedule section 20-7.12A).
34 3.Office:One (1)space per 200 sq.ft.to 400 sq.ft.of gross floor area (see
35 schedule section 20-7.12B).
36 4.LightIndustrial:
37 (a)One space per 100 sq.ft.to 1,000 sq.ft.(See schedule section 20-3.3
38 and20-4.4).
39 (b)No parking of vehicles in driveway at any time.
40 (c)In any area with light industrial uses,any vehicle under repair must be
41 stored inside buildings atall times.
42 (d)For light industrial uses,any garage areas must be totally enclosed and
43 havegaragedoorsclosedwhennotin use.
44
45
46 Section 3.Section 20-7.12(C)of the City of South Miami's Land
47 Development Code,relating specifically to the Hometown District Overlay,shall be
48 amended to read as follows:
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C.Residential &Lodging
Uses
UnadjustedMinimum Parking Requirements:
Dwelling,Townhouse 2spacesper dwelling unit,or1space per dwelling unit
for rental properties**
Dwelling,Multi-Family
(Efficiency)
1.5spacesper dwelling unit,or1spaceper dwelling unit
forrental properties**
Dwelling,Multi-Family (1+
bedrooms)
2 spaces per dwelling unit,or1 space per dwelling unit
forrental properties**
Hotel 4-0.75 spaces per room +2 additional
Community Residential
Home
2spaces1spaceper dwelling unit
Adult Congreg.Living
Facility*
2 spaces 1 space per dwelling unit
Convalescent Home 1 space per 500SF
**plus1additionalparkingspacerequiredforevery 10 units,except if theentire
buildingisamulti-familyrentalproperty.
*Usesmarkedwithanasteriskrequireaspecialusepermitwithcitycommission
approval.Allotherusesarepermittedofright.Outdoordiningispermitted of right
inspecialpre-approvedareas(seeRegulatingPlan).
Section 4:Codification.The provisions of this ordinance shall become andbe
madepart of theCode of Ordinances of theCity of SouthMiamiasamended;thatthe
sections ofthisordinancemaybe renumbered or re-lettered to accomplish such intention;
andthattheword "ordinance"maybe changed to "section"orother appropriate word.
Section5.Severability.Ifany section,clause,sentence,orphraseofthis
ordinance isforany reason held invalid or unconstitutional bya court of competent
jurisdiction,this holding shall not affect the validity ofthe remaining portions ofthis
ordinance.
Section6.OrdinancesinConflict.All ordinances orpartsof ordinances andall
sections and parts of sections of ordinances in direct conflict herewith are hereby repealed.
However,itisnotthe intent ofthis section to repeal entire ordinances,or parts of
ordinances,thatgivetheappearance of beinginconflictwhenthetwoordinancescanbe
harmonized or when only a portion of the ordinance in conflict needs tobe repealed to
harmonize the ordinances.If the ordinance in conflict can be harmonized by amending its
terms,itis hereby amended to harmonize the two ordinances.Therefore,onlythat portion
that needs tobe repealed to harmonize the two ordinances shall be repealed.
Section 5.
enactment.
Effective Date.This ordinance shall become effective upon
Passed and adopted this th day of __,2015.
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1
2 ATTEST:APPROVED:
3
4
5
6 CITY CLERK MAYOR
71stReading
82ndReading
9 COMMISSION VOTE:
10 Mayor Stoddard:
11 ViceMayor Harris:
12 Commissioner Edmond:
13 Commissioner Liebman:
14 Commissioner Welsh:
15 READ AND APPROVED AS TO FORM
16 AND SUFFICIENCY:
17
18
19
20 CITY ATTORNEY
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