Res No 187-13-14005RESOLUTION NO. 187 —1 3 -1 4 0 0 5
A Resolution related to a request pursuant to Ordinance 06 -10 -2031 of the
City of South Miami to locate a professional office for counseling services
within a first floor unit of the Valencia Condominium located at 6001 SW 70
Street Unit 105 in the TODD MU -5 zoning district; provided the use is
approved via the Special Use Permit process set forth in Section 20 -5.8 of the
City's Land Development Code.
WHEREAS, although professional services is a use permitted by right in the TODD MU -5
zoning district, the restrictions adopted in the original development agreement for the Valencia
Condominium prohibited this and other non commercial /retail uses on the ground floor, which was to be
limited to retail uses set forth in the land development code permitted use schedule; and
WHEREAS, over the years since the development was built most of the commercial space on the
ground floor has remained vacant. In order to attract tenants and businesses to the building, the City
Commission in November 2009 adopted Resolution 196 -09- 13005, directing the Planning Board and the
Planning Department to initiate legislation to amend and expand the allowable uses within the building;
and
WHEREAS, on February 2, 2010 the City Commission adopted Ordinance 06 -10 -2031
amending the allowable uses on the ground floor of the Valencia Condominium to include professional
services as set forth in the land development code Permitted Use Schedule for the TODD MU -5, Transit
Oriented Development District (Mixed Use 5), provided that each office, business or professional service
use is approved by the special use permit process set forth in Section 20 -5.8 of the land development
code; and
WHEREAS, pursuant to Ordinance 06 -10 -2031, adopted February 2, 2010, the applicant is
requesting review and approval under the special use permit process pursuant to Section 20 -5.8 of the
City's Land Development Code (LDC), to locate a professional office for counseling services at 6001 SW
70th Street, Unit 105 - Valencia Condominium; and
WHEREAS, the special use review process requires a recommendation from the Planning Board
and the approval of the City Commission after a public hearing; and
WHEREAS, at the July 9, 2013 regular meeting, the Planning Board following a public hearing,
voted to recommend approval of the request by a vote of 5 ayes, 0 nays; and
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA THAT:
Section 1: Application PB -13 -021 submitted by applicant Larkin Community Hospital for
review and approval under the special use review process pursuant to Ordinance 06 -10 -2031, to locate
and operate a professional office for counseling services at 6001 SW 70th Street, Unit 105 - Valencia
Condominium is hereby approved
Res. No. 187 -13 -14005
Section 2: This resolution shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this3rd , day of Sept. , 2013.
ATTEST: APPROVED:
r�
CITY CLERK
P044zlej
MAYIOR
Commission Vote:
5 -0
Mayor Stoddard:
Yea
Vice Mayor Liebman:
Yea
Commissioner Newman:
Yea
Commissioner Harris:
Yea
Commissioner Welsh:
Yea
South Miami
r C
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER - OFFICE MEMORANDUM 2001
To: The Honorable Mayor Stoddard and Members of the City Commission
Via: Steven J. Alexander, City Manager
From: Christopher Brimo, AICP
Planning Director OOV
Date: September 3, 2013 ITEM No.___ _
A Resolution related to a request pursuant to Ordinance 06 -10 -2031 of the City of South
Miami to locate a professional office for counseling services within a first floor unit of the
Valencia Condominium located at 6001 SW 70 Street Unit 105 in the TODD MU -5 zoning
district; provided the use is approved via the Special Use Permit process set forth in
Section 20 -5.8 of the City's Land Development Code.
BACKGROUND
Pursuant to Ordinance 06 -10 -2031, adopted February 2, 2010, the applicant is requesting review
and approval under the special use permit process pursuant to Section 20 -5.8 of the City's Land
Development Code (LDC), to locate a professional office for counseling services at 6001 SW
70th Street, Unit 105 - Valencia Condominium. (Figure 1).
Figure 1.
A
Larkin Hospital special use review - Professional Services(Valencia)
Sept. 3, 2013
Page 2gf3
STAFF ANALYSIS
The City Commission on October 2, 2001 adopted Ordinance 24 -01 -1755 amending the official
zoning map from MO - Medium Intensity Office, to TODD MU -5 - Transit Oriented
Development District, for property located at 6001 SW 70th Street to permit the development of
a six -story residential building with ground floor commercial uses known as the Valencia
Building (Figure 2). In order to implement a policy of encouraging retail establishments, the
adopted site plan that was part of the Valencia approval specifically designated that all the
commercial space on the first floor of the building facing SW 59th Place was to be limited to
retail uses set forth in the land development code permitted use schedule.
Over the years since the development was built most of the commercial space on the ground
floor has remained vacant. In order to attract tenants and businesses to the building, the City
Commission in November 2009 adopted Resolution 196 -09- 13005, directing the Planning Board
and the Planning Department to initiate legislation to amend and expand the allowable uses
within the building.
Although professional services is a use permitted by right in the TODD MU -5 zoning district, the
restrictions adopted in the original development agreement prohibited this and other non
commercial /retail uses at the Valencia. On February 2, 2010 the City Commission adopted
Ordinance 06 -10 -2031 amending the allowable uses on the ground floor as follows: "...is hereby
amended to show that in addition to retail uses, office, business and professional services as set
forth in the LDC Permitted Use Schedule , for the TODD MU -5, Transit Oriented Development
District � w Aed We ✓j snail be per mucl' in the Cuiiimei'ciai 5puce of the pru%eci, provided into
each office, business or professional service use is approved by the special use permit process
set forth in section 20 -5.8. " The surrounding area is comprised multi- family residential, medical
rr..,... +.,..... '+ 1'...1..+ ' ..1...,4....1 ..� mi_ _
ollicc, t ansil, light industrial, inst11uti—onal and commercial office. 111116 proposed us'e is
compatible with the surrounding uses.
Figure 2.
Larkin Hospital Special use review - Professional Services(Valencia)
Sept. 3, 2013
Page 3 of 3
Special Use Approvals:
In addition, the overall purpose of going through the special use process is to determine the
compatibility of the proposed use with the surrounding neighborhood. A special use must
comply with the conditions set forth in Section 20-5.8(B) in that the use:
a) Will not adversely affect the health or safety of persons residing or working in the
vicinity of the proposed use;
b) Will not be detrimental to the public welfare or property or improvements in the
neighborhood; and,
c) Complies with all other applicable Code provisions.
Additional Conditions. The city commission may designate such additional conditions in
connection with a special use as will, in its opinion, assure that such use will conform to the
foregoing requirements,
Abandonment of Special Use. Failure to continuously operate a special use for a period of six (6)
months shall be considered an abandonment of the use and render the special use status null and
void
.Pursuant to the requirements of Ordinance 06 -10 -2031, application PB -13- 021 was reviewed by
the Planning Board at their July 9, 2013 regular meeting. Following a public hearing and public
comments, the Board voted to recommend approval of the request by a vote of 5 ayes, 0 nays
The proposed use meets the requirements of the special use conditions review and the provisions;
of Ordinance 06- 10- 2013.' Parking, for this use shall be accommodated within the on -site parking
structure of the Valencia.
Attachments:
Application /Payment
Letter of Intent
Property Owner Authorization
Affidavit of Public Notice
2001 site Plan
` City of Son't [ ' RECEIVED
Sri -,I � el ")qtr tr�ent ®�# { ryrye} r}�
ar��ri utrs, City1jally 6:130 aj €1 ott�dvt� ,cSoutl N- liarni Florida 7�i "lt [�!'''� � 1 L��J
tri phcre;( 3 { 5) 663-63'116; I t,3t1�)tfi= 73.:; Zoning.
1 ictrtio t fi r f'tIl?lic 11c, car rt ; 7 1 l'Ic�rzr�ilr, Ls'oard & C`i1y (:.A.)rrwakV10
ftt —s of ' it -,,Ptoperty 74) .��c � ��� ��(�� ., �!�c� �uhcilVisiG�n .
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tvl"A% & Bounds, Y
Ap p,ant,
R ro ntativo, 10- r9 f` iz atl e_
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Text Amendment to LDG _ \18rience l eit r" i lnt n ;
_ Zoning Map Arnendment Spaclia! Use t tt ti sr for challoo, '.
_ PUD Approval —.Special Exception � Statement of hardship
PUD lrtajor c;honge Other (Waiver of Plat) Prnof of otivlaetship or letter from owner
Power er of vuornoy
860fly explain application and ,cite speci-fic Cads scctlans, — Conlrelct to purchase
' dts air U S rdz rtuas �f t.c "To is uS t3 z. lfiusi t71t Ccc Aisc[tN; Current survey (1 original sealed and
,'�-St D e W c�}'�`'. iWIA ( �r j�C? ,c 0 ) U,• E s c 7 1 M X 7/tAfl signed1i reduced copy 11 "' x 17 ")
rAf -MOt- /4AY eccuty 1r ,cL og g VAU -,vr. fA GtP4G 171 4, AA/ Of )%,e
— 15 copies of Site Plan �nci Floor Puns
S "fit tdstKNir t C 3r��dJ r re w _: 24 x 36 1 reduced copy @ l ' x 17"
v 7i Sarta t r_�_�
. � f, d r r � �. �t � a 1 , A«-t" f�r�s F� €7i�at rt€celpts attesting to mail.
noices sent
r c tirafi Saat�se;c c ri ....._.._ Pzigea Atnond Kl Date:
ZMsOing k-jb€ lIs (3 Sias) anti mall
a Required Iee(s)
M
t;t•i 'r trl r i tas tit ta;asi tis con1PIC10 applicstidadf <rad rep- rcscnts that t1he information 'mld all tn<antrials are woo ,atacl
f T to the } cA of f -ie ,a ,p icalit's katowk , t,4 and bcl f.
A i�l.at1 'a"111 *s gd;, +Otakt9d[` tttrld 0 itt - Print f`tikfne ,.�.• Du)te
l.ljzat _ rcc tz ipt, al :lake;. taut... and :ill subtoilk -d m wri'01 ., will bo rcvie;wdd I'm complianco. -,vith the l..aod Coclo and tallier
tataia ivilblo rq, ltaltraw, Applicalicitas t lurid not in cel'alplianc:a will ho ic;jua t r! f "dt NO tfae A?,)) =lzd ,1tti,
i3 i �l C tl 101 A Y: � a
Date Ffl :e;t c",)f 11E:3 of i,t,i..iiEa �n
pefition Petition Accepted
Method c,! f'alfj4tit �}t
Q L_ARKIN'
H'OSPIT'AL
April 14, 2013.
City of South Miami planning Department
City Hall
6130 Sunset Drive
South Miami, FL 33143'
RE: Justification Letter
Special Use Permit
Larkin Community Hospital, Inc
Folio: Addresses:
09- 4025- 079 -2990 6001 SW 70 Street CU -105
As member of the South Miami community, Larkin Community Hospital,
Inc. has been serving the medical needs of its neighbors for over 35 years.
Commercial unit 105 within the Valencia mixed use building was purchased by
the hospital with the intention of using the space for its needs without the
knowledge that an ordinance had been passed restricting the use of the space to
retail. Through the special' use permit process, we would like you to allow the
space be used as a counseling office for the hospital.
The limitations of the Hospital campus have driven the need for additional
space to accommodate the hospitals ancillary needs. The limited space within
the hospital's existing campus must be reserved for the clinical needs of its
patients. This space will not be used for clinical treatment of patients.
Considering the difficulty experienced by Valencia property management
in filling most of the vacant commercial spaces on the ground floor of the
building, we believe the office use proposed for the space fulfills the intent of the
original ordinance, not only by inhabiting an otherwise unused space, but by
generating the desired pedestrian traffic in the transit oriented mixed use
neighborhood.
Sincerely,
':Jack J. Michel, M.D.
President
1
Larkin Hospital Justification Letter
I L A R K I N N
...........
H O S P I T A L
April 14, 2013
City of South Miami Planning Department
City Hall
6130 Sunset Drive
South Miami, FL 33143
RE: Letter of Intent
Special Use Permit
Larkin Community Hospital, Inc. properties
Folio: Addresses:
09-4025-079-2990 6001 SW 70 Street CU -105
.Larkin Community Hospital, Inc., as owner of the property listed above, is
requesting approval via a Special Use permit process to allow the space located.
at 6001 SW 70 Street, commercial unit 105, South Miami, F1 33143 (folio 09-
4025 -079 -2990) to be used as a counseling office for the Hospital.
Sincerely,
Ick"J. Michel, M.D,
President
CARLOS J. IVIARADIAGA
i EORGIN,a, CABRE(RA
Property Owners Data Research Services
3802 SW 79th Avenue, #117
Miami, Florida 33155
PHONE. (305) 262 - 8965! (305)207 -1412 • FAX: (305), 269 -3801
E -MAIL: DataResearchAssociates @gmaii.com
Date: February 19, °201,3
Number of Owners: 378 (including Subject)
migall
To: CITY OF SOUTH MIAMI
Planning & Zoning Department
61 *rl RI Incrzt r)rivP
South Miami, FL 33143
RI-: Property Owners within a 500' Foot Radius of
6100 f SW 170"' STREET / SOUTH MIAMI, FL 33143
VRLCNLIH UUNUU UNIT 1. U -'I U3 UNUIV
0.416428% INT IN COMMON ELEMENTS OFF
REr 23468_0001 COC 24864 -1195 08 2006 1
I hereby certify that I have prepared the attached ownership list, map, and mailing labels which are a
,complete and accurate representation of all real estate property and property owners who live (or own) real
estate property within a 500' foot radius of the external boundaries of the subject property listed above. All
of which reflects the latest ad- valorem tax records on file in the Miami -Dade County Tax Assessor's Office.
NOTE: Unless otherwise specified, all property owners are listed in numerical order by folio number,
Sincerely,
Goo rgina C; Iera, Data Rescar"��le w,
I. Call to Order and the Pledge of Allegiance to the Flag
Action.: The meeting was called to order at 7:3 1 PM
Pledge of Allegiance was recited in unison
II. Roll Call
Action: Mr. Brimo requested a roll call.
Board Members present constituting a quorum:,
Mr. Greiner (Chairman), Ms. Fischer, Mr. Carrieras, Dr. Philips, and Mrs. Beckman,
Board Member absent: Mr. Furhman.
City staff present: Mr. Christopher Brimo.(Planning Director) and Ms. Tiffany Hood (Board
Secretary).
City staff absent: Mr. Marcus Lightfoot (Permit 'Facilitator)
City Attorney-, Mr. Thomas Pepe.
Ill. Administrative Matters
There was the election of the Chair and the Vice-Chair.
Motion: Dr. Philips motioned for the nomination of TvIr, Greiner as the Chair ror the Board, Mrs.
Beckman seconded the motion.
Vote: Yes 5, No 0
.Mr. Greiner: Yes
Mr. Carreras: Yes
Mrs. Beckman: Yes
Dr. Philips: Yes
Ms. Fischer: Yes
Motion: Mrs. Beckman motioned for the nomination of Dr. Philips as the Vice-Chair for the
Board. Mr. Greiner seconded this motion,
Mr. Carreras: Yes
Mrs. Beckman; Yes
Dr. Philips: Yes
Ms. Fischer: Yes
2. PB-13-021
Applicant. Larkin Community Hospital
A Resolution related to a request pursuant to Ordinance 06-110-2031 of the City of South.
Miami to locate a professional office for counseling services within a first floor unit of the
Valencia Condominium located at 6001 SW 70 Street Unit 105 in the TODD MU-5 zoning
district; provided the use is approved via the Special Use Permit process set forth in
Spctinn 20-5.8 of the Citv's Lanni Dpvelanment Code,
Applicant: Simon Ferro/ Natasha Anderson/ Sandy Sousa (CEO of Larkin Hospital)
Mr. Greiner read, the item into the record,
Mr. Brimo presented the item to the Board.
Dr. Philips asked the applicant if this request is an extension of the counseling services across the
street from where this item is located. The applicant responded no, the location across the street
serve a more acute population with a dual diagnosis of mental and substance abuse issues. He
also stated that this request would serve a higher functioning population of geriatric care. Mrs.
Beckman stated that she understands that the patients will be seen by doctors from Larkin
Hospital at this site. Ms. Anderson stated, that the referrals will come from the community,
providers, and different hospitals for patients that need the service. Mrs. Beckman stated her
concern of the hospital becoming a non-profit organization. Ms. Sandy Sousa the CEO of Larkin
Hospital stated that they do own this building and that this is a for profit hospital with no plans of
changing that in the future.
The Chairman opened the public hearing.
Name
Lourdes Alvarez-Acosta (Unit owner)
Address
6001 SW 70 Street
Support/Opposed
Opposed
She stated her concern of the patients that will utilize this facility and if,' it will impact the
Valencia Condos negatively. She stated that she rents her unit to University of Miami students
who feel that the area is safe. Ms. Anderson responded to her concern and stated that the patients
would be geriatrics who suffer from depression, anxiety, who are having difficulty accepting
where they are in life, their age, loneliness and ending life. Ms. Sousa addressed the concerns of
Ms. Alvarez - Acosta as well in stating that Larkin Hospital awns units within the Valencia
Condos that are used for the residency program that they have. She also stated that the medical
students and residents use the units to rest /sleep after a long shift at the hospital before driving
hone; so safety is a concern for us as well. She then stated that the patients would be elderly
people with Alzheimer's. Mr. Ferro stated that these people are not any danger to anyone arid,
related that his mother has Alzheimer's and does not pose a threat to the building or anyone.
The Chairman closed the public hearing.
Mr. Greiner stated that this is a low intensity population and feels that there is not presently a.
concern. He then stated now should the population shift some time later there maybe need for
concern. Mr. Ferro stated that this use is permitted within the TODD and brought forth to Board
because the owners of the Valencia Condo only wanted retail on the first floor.
Motion: Ms. Fischer motioned for approval of the item as presented. Mrs. Beckman seconded.
the motion.
Vote: Yes 5, No 0
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal l' loridays'
Miami, Miarni -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADEt
Before the.undersigned authority personally appeared
MARIA MESA, who on oath says that he or she is the
LEGAL CLERK, Legal Notices of the Miami Daily Business
Review f /kla Miami Review, a daily (except Saturday; Sunday
and Legal Holidays) newspaper, published at Miami in Miami -Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARING - SEPT. 3, 2013'
in the XXXX Court,
was published in said newspaper in the issues of
08123/2013'
Affiant further says that the said Miami Daily business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday; Sunday and Legal Holidays).
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, c s missfo r refund for the purpose
of securing this a rtfsement for p blication in the said
ttev,sc
W
Sworn to ,and subscribed before me this
23 "O�AU T A.D. 2013
(SEAL)
MARIA MESA personally known to me
rill
B. THOMAS
,z Commission f# DD 937532
• . _ Expires November 2, 2013
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