10South Miami
To: The Honorable Mayor Stoddard and Members of the City Commission
Via: Hector Mirabile, Ph.D., City Manager J(
From: Lourdes Cabrera, Acting Planning Director
all
Date: May 3, 2011
ITEM NO.
PB -11 -014
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South Miami,
Florida, amending the text of the South Miami Comprehensive Plan, by amending
the Comprehensive Plan Future Land Use Element in order to amend the future
land use map category entitled "Public /Institutional (Two - Story)," removing schools
(educational) and churches from the category; which could be applied to
development projects and properties providing governmental facilities, utilities and
could also permit other ancillary uses implemented by the category, with building
heights and intensities compatible with surrounding districts; providing for
severability, providing for ordinances in conflict; and providing an effective date.
SUMMARY OF REQUEST
The subject application is a Comprehensive Plan Future Land Use Element amendment
that was initiated at a workshop held by the City Commission on April 12, 2011. At the
workshop, it was decided that the new future land use map category entitled "Public/
Institutional (Two - Story)" be amended so that schools (educational), churches, temples
and synagogues are removed from the category.
COMPREHENSIVE PLAN AMENDMENT: GENERAL INFORMATION
A change in the Comprehensive Plan Future Land Use Element can be initiated by a
property owner, the Local Planning Agency and the City Commission. An amendment to
the City's Comprehensive Plan document or the future land use map category requires
the adoption of an ordinance by the city commission after receiving advise from the
City's Local Planning Agency Following adoption of the application by the City
Commission, the application package is then submitted to other agencies and the Florida
Department of Community Affairs (DCA) for review and approval.
ANALYSIS
NATURE OF THE PROPOSED USE
As per the Zoning Use District, Section 20- 3.1(B) of the Land Development Code, the
purpose of the Public /Institutional District is as follows:
(28) "PI" Public llnstitutional District: The purpose of this district is to provide for schools,
governmental facilities, utilities and churches and similar uses, with building heights
and intensities compatible with surrounding districts. This district is appropriate in
areas designated "Public and Semi- Public" on the city's adopted Comprehensive Plan.
CURRENT LAND USE CATEGORY
The land use category that is currently in the Comprehensive Plan reads as follows:
Public and Semi'Publii Institutional Uses (Four - Story)
The public and semi- publie institutional land use category is intended to provide for
public schools, municipal facilities, utilities, and churches, temples synagogues and
similar uses. Areas designated public and semi- publie institutional should not be used for
other purposes without an amendment to this plan. Zoning regulations could permit
public and institutional semi publie uses on sites not so designated by this plan. Schools
general be institatiens of b
b
riA � 1di a f, stories. (97 -lER)
b
PROPOSED FUTURE LAND USE CATEGORY
Public / Institutional Uses (Four - Story Two - Story)
The public and institutional land use category will be applied to development projects
and properties providin is k4ended to preN,ide `er publie seheers, governmental
tntmieipal facilities, utilities, ehufehes, temples, synagogues and could also permit other
ancillary uses implemented by the category with building heights and intensities
compatible with surrounding districts misaga = use s. Areas designated public and
institutional should not be used for other purposes without an amendment to this plan.
Zoning regulations could permit public and institutional uses on sites not so designated
by this plan. Building heights shall not exceed the average of the maximum permitted in
the surrounding districts but in no case shall a building exceed two stories.
NEW FUTURE LAND USE CATEGORY
In order to create an appropriate land use category and zoning district that would assist in
implementing the strategy, the Planning and Zoning Department, working with the City
Commission have prepared a new future land use element which could be applied to
areas that specifically require governmental and utility services and ancillary uses. The
following parameters were used to develop the category:
3
1. The new land use category cannot exceed the maximum of two (2) stories.
2. The maximum building height for the new land use category shall be as per the
following sub - parameters:
a. Compatible with the surrounding and abutting properties and the immediate
neighborhood;
b. Consistent with the zoning district that the site is located in;
c. Consistent with the Dimensional Requirements for Non - Residential Districts,
Section 20- 3.5(G) of the Land Development Code;
3. The maximum density for the new land use category shall be as per the following
sub - parameters:
a. Compatible with the surrounding and abutting properties and immediate
neighborhood;
b. Consistent with the zoning district that the site is located in;
c. Consistent with the Dimensional Requirements for Non - Residential Districts,
Section 20- 3.5(G) of the Land Development Code;
4. Impact of the proposed use on the city's infrastructure; and
5. Is the amendment compatible with and does it advance the city's objectives and
policies contained in the comprehensive plan.
If the "Public / Institutional (Two-Story)" category is approved and adopted by the City
Commission, the City can then proceed to change the Future Land Use Map by applying
this category over designated properties.
4
EXCERPT FROM LAND DEVELOPMENT CODE, SECTION 20- 3.5(G)
Section 20 -3.5G
DIMENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
REQUIREMENT
RO
LO
MO
NR
SR
GR
I
Min. Lot Size
Net Area (sq. ft.)
7,500
7,500
.10,000
7,500
5,000
10,000
5,000
Frontage (ft)
75
75
100
75
500
100
50
Min. Setbacks (ft.)
Front
25
20
15"
25
10t'
20
20
Rear
20
15
10
15
10
15
"
Side (Interior)
10
10
0
—
—
—
Side (Street)
20
15
10
15
10b
15
15
Adj. Res, Dist.
25
25
25
25
25
25
25
Side(w /driveway)
20
20
20
20
20
20
20
Between Buildings
20
20
20
—
—
—
—
Max. Building Height
Stories
2
2
4
2
4
2
2
Feet
25
30
50
25
50
30
30
Max. Building
Coverage (%)
30
—
—
—
—
—
—
Max. Impervious
Coverage (%)
75
80
85
75
90
85
85
Max. Floor Area
Ratio (FAR)
0.30
.70
1.60
.25
1.60
.80
.80
" 5' setback with wall
opening adjacent to
rear property line;
no setback if no openings in
wall
Applies to ground floor only; columns are permitted within the setback. Columns shall not
be greater than 24 inches in diameter; columns on the property line shall not be closer
to each other than 10 feet.
The frontage requirement does not apply to uses in the SR District,
The Local Planning Agency at its meeting on April 26, 2011 after public hearing, adopted
a motion by a vote of 5 ayes 2 nay (Whitman and Vitalini) recommending approval as
presented of the proposed amendment.
RECOMMENDATION
It is recommended that the amendment set forth above be approved on first reading.
0
Attachments:
Draft Ordinances.
Planning Dept. Staff Report, dated April 26, 2011 (Local Planning Agency)
Local Planning Board Agency Meeting Minutes: April 26, 2011 (Will be provided
electronically before Tuesday's City Commission meeting).
Public Notices
LCH Y.•I Comm Items12011I5 -3 -111 PB -11 -0141 PB -11 -014 - FLU public Institutional Report CC..doc
I ORDINANCE NO.
2
3 An Ordinance of the Mayor and City Commission of the City of South Miami,
4 Florida, amending the text of the South Miami Comprehensive Plan, by amending
5 the Comprehensive Plan Future Land Use Element in order to amend the future
6 land use map category entitled "Public/Institutional (Two- Story)," removing schools
7 (educational) and churches from the category; which could be applied to.
8 development projects and properties providing governmental facilities, utilities and
9 could also permit other ancillary uses implemented by the category, with building
10 heights and intensities compatible with surrounding districts; providing for
11 severability, providing for ordinances in conflict; and providing an effective date.
12
13 WHEREAS, the Florida Legislature intends that local planning be a continuous
14 and ongoing process; and
15
16 WHEREAS, Section 163.3191, Florida Statues, directs local governments to
17 adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
18 policy guidance for growth and development; and
19
20 WHEREAS, On April 12, 2011, the City Commission held an advertised
21 workshop that initiated various text amendments to the South Miami Comprehensive
22 Plan; and
23
24 WHEREAS, the Local Planning Agency at its meeting on April 26, 2011 after
25 public hearing, adopted a motion by a vote of 5 ayes 2 nay recommending approval as
26 presented of the proposed amendment; and
27
28 WHEREAS, the City Commission desires to accept the recommendation of the
29 Local Planning Agency and enact the aforesaid amendment.
30
31 NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
32 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
33
34 Section 1. The City Commission hereby approves amending the Comprehensive
35 Plan Future Land Use Element by adopting a new future land use map category entitled
36 "Public/Institutional (Two - Story)," which shall be included in Chapter 1 Future Land
37 Use Element and shall read as follows:
38
39 Public / Institutional Uses (Fauf Sterty Two - Story)
40
41 The public and institutional land use category will be applied to development projects
42 and properties providing , governmental
�• hes temples �s and could also permit other
43 rrrunieipal facilities, utilities, ., , synagogues p
44 ancillary uses implemented by the category, with building heights and intensities
45 compatible with surrounding districts Filar uses. Areas designated public and
46 institutional should not be used for other, purposes without an amendment to this plan.
47 Zoning regulations could permit public and institutional uses on sites not so designated
48 by this plan. Building heights shall not exceed the average of the maximum permitted in
49 the surrounding districts but in no case shall a building exceed two stories. E�
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2
Permitted heights.. densities and intensities shall be set forth as part of a corresponding
zonin2 use district in the Land Development Code subject to the following maximum
levels of development maximum building height of two stories.
Section 2. 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 3: 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. The
sections of this ordinance may be renumbered or re- lettered to accomplish such intention;
and the word "ordinance" may be changed to "section" or other appropriate word.
Section 4: Ordinances in Conflict. All ordinances or parts of ordinances and all
section 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. Therefore, only that portion that needs to be repealed to
harmonize the two ordinances shall be repealed.
Section 5: Effective Date. This ordinance shall become effective at the
expiration of ten days after adoption.
PASSED AND ADOPTED this _ day of 2011
ATTEST: APPROVED:
CITY CLERK
READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
MAYOR
Commission Vote:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
LCH \Y: \Comm Items \2011 \5 -3 -11 \Ordinance - WORKHOP 3 -12 -11 - PB- I1- 014.doc
CITY OF SOUTH MIAMI
To: Honorable Chair & Date: April 26, 2411
Local Planning Agency Members
From: Lourdes Cabrera, Acting Director Ile: New Future Land Use
Planning and Zoning Department Category - Public and Institutional
(Two- Story)
PB -11 -014
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South Miami,
Florida, amending the test of the South Miami Comprehensive Plan, by amending
the Comprehensive Plan Future Land Use Element in order to amend the future
land use map category entitled "Public/Institutional (Two - Story)," removing schools
(educational) and churches from the category; which could be applied to
development projects and properties providing governmental facilities, utilities and
could also permit other ancillary uses implemented by the category, with building
heights and intensities compatible with surrounding districts; providing for
severabiiity, providing for ordinances in conflict; and providing an effective date.
SUMMARY OF RE' EQUEST
The subject application is a Comprehensive Plan Future Land Use Element amendment
that was initiated at a workshop held by the City Commission on April 12, 2011. At the
workshop, it was decided that the new future land use map category entitled "Public/
Institutional (Two- Story)" be amended so that schools (educational) and churches are
removed from the category.
A change in the Comprehensive Plan Future Land Use Element can be initiated by a
property owner, the Local Planning Agency and the City Commission. An amendment to
the City's Comprehensive Plan document or the fixture land use map requires the
adoption of an ordinance by the city commission after receiving a recommendation from
the City's Local Planning Agency (Planning Board). Following adoption of the
application by the City Commission, the application package is then submitted to the
Florida Department of Community Affairs (DCA) for review and approval. For
additional information on the process, please refer to line item #3 of the attached
Comprehensive Plan 2010 Cycle 2 Chart.
ANALYSIS
NATURE OF THE PROPOSED USE
As per the Zoning Use District, Section 20- 3,1(B) of the Land Development Code, the
purpose of the Public /Institutional District is as follows:
(28) "PI" Publicllnstitutional District: The purpose of this district is to provide for schools,
governmental facilities, utilities and churches and similar uses, with building heights
and intensities compatible with surrounding districts. This district is appropriate in
areas designated "Public and Semi- Public" on the city's adopted Comprehensive Plan.
CURRENT LAND USE CATEGORY
The land use category that is currently in the Comprehensive Plan reads as follows:
Public and - Semi- Pitblie Institutional Uses (Four- Story)
e institutional l and use category is intended to provide for
The public and etniabli
un blie schools, municipal facilities, utilities, and churches, temples synagogues and
similar uses. Areas designated public and semi- publie institutional should not be used for
other purposes without an amendment to this plan. Zoning regulations could permit
public and institutional semi - public uses on sites not so designated by this plan. Selreels
but in
n b, t a tea- (97 -IER) o
PROPOSED FUTURE LAND USE CATEGORY
Public / Institutional Uses (Fear•- Story Two -story)
The public and institutional land use category will be applied to development proiects
and properties providin �s, overnmental
njunk4pal facilities, utilities, churches; teni}71e , o b es and could also permit other
ancillary uses implemented by the category, which building heights and intensities
compatible wi #h surrounding districts sr Areas designated public and
institutional should not be used for other purposes without an amendment to this plan.
Zoning regulations could permit public and institutional uses on sites not so designated
by this plan. Building heights shall not exceed the average of the maximum permitted in
the surrounding districts but in no case shall a building exceed rivo stories. (9- 74Z-R)
NEW FUTURE LAND USE CATEGORY
In order to create an appropriate land use category and zoning district that would assist in
implementing the strategy, the Planning and Zoning Department, working with the City
Commission have prepared a new future land use element which could be applied to
areas that specifically require medical services. The following parameters were used to
develop the category:
LCH/NIWL
Y; \PB \PB Agendas Staff Reports \2011 Agendas Staff Reports \4- 26- 1I \PB- 11.014 - FLU - Public InstitutionaIT13.I I-
014 -FLU Public Institutional Report.doc
3
1. The new land use category cannot exceed the maximum of two (2) stories.
2. The maximum building height for the new land use category shall be as per the
following sub - parameters:
a. Compatible with the surrounding and abutting properties and the immediate
neighborhood;
b. Consistent with the zoning district that the site is located in;
c. Consistent with the Dimensional Requirements for Non - Residential Districts,
Section 20- 3.5(G) of the Land Development Code;
3. The maximum density for the new land use category shall be as per the following
sub - parameters;
a. Compatible with the surrounding and abutting properties and immediate
neighborhood;
b. Consistent with the zoning district that the site is located in;
c. Consistent with the Dimensional Requirements for Non - Residential Districts,
Section 20- 3.5(G) of the Land Development Code;
4. Impact of the proposed use on the city's infrastructure; and
5. Is the amendment compatible with and does it advance the city's objectives and
policies contained in the comprehensive plan.
The attached "Public / Institutional (Two- St orv)" (Exhibit A) category is the proposed
future land use map amendment. If the attached land use category is approved and
adopted by the City Commission, the City can then proceed to change the Future Land
Use Map by applying this category over designated properties.
LCH /NIWL
Y:\PB\PB Agendas Staff Reports \tot 1 Agendas Staff Reports\4 -26 -1 I \PB-t 1 -014 - FLU -Public InstitutionaRP6-11-
014 - FLU Public Institutional Report.doc
4
EXCERPT FROM LAND DEVELOPMENT CODE SECTION 20- 3.5(G}
Section 20 -3.5G
DIMENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
REQUIREMENT
RO
LO
MO NR SR
GR
1
Min. Lot Size,
Not Area (sq. ft.)
7,500
7,500
10,000 7,500 5,000
10,000
5,000
Frontage (ft)
75
75
100 75 50°
100
50
Min. Setbacks (ft.) .,
Front
25
20
16" 25 lot'
20
20
Rear
20
15
10 15 10
15
Side (Interior)
10
10
0 — —
—
Side (Street)
20
15
10 15 10t'
15
15
Adj. Res. Dist.
25
25
25 25 25
25
26
Side(w /driveway)
20
20
20 20 20
20
20
Between Buildings
20
20
20 — —
—
—
Max. Building Height
Stories
2
2
4 2 4
2
2
Peet
25
30
50 25 50
30
30
Max. Building
.Coverage W
—
Max. Impervious
Coverage (%)
75
80
85 75 90
85
85
Max. Floor Area
Ratio (FAR)
0.30
.70
1.60 .25 1.60
.SO
.80
" 5' setback with wall
opening adjacent
to rear property line; no setback if no openings in
wall.
b Applies to ground floor only; columns are permitted within the setback.
Columns shall not
be greater than 24 inches in diameter; columns on the property line shall not be closer
to each other than 10 feet.
` The frontage requirement does not apply
to uses in the SR District.
RECOMMENDATION
It is recommended that the text of the Comprehensive Plan Future Land Use Element be
amended by approving the new Future Land Use Map Category entitled "Public
Institutional (Two- Story)."
Attachments: Exhibit ".I ". Contprelrensive Plan 2OIO Cvcle 2 Ch<n•t, and Prtblie Notices.
LCH/MWL
Y:\PB \PB Agendas Staff Reports \2011 Agendas Staff Reports\4.16 -1 I \PB -I 1 -014 - FLU - Public btstitutionni\PB -11- 014 - FLU Public Institutional Report.doc ,
EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter 1 Future Land Use Element
FUTURE LAND USE MAP CATEGOILY
Public I Institutional Uses (Two Storv)
Public / Institutional Uses tour —&4ff Two -Sto
The public and institutional land use category will be applied to development proiects
a a , aovetmnental
and properties providing and could also Permit other
munie-ipal facilities, utilities, a
ancillary uses implemented by the cate or• which building heights and intensities
compatible with surrounding districts ',nnk,�.,es. Areas designated public and
institutional should not be used for other put-poses without an amendment to this plan.
Zoning regulations could permit public and institutional uses on sites not so designated
by this plan. Building heights shall not exceed the average of the maximum permitted in
the surrounding districts but in no case shall a building exceed two stories.
Permitted heights, densities, and intensities shall be set forth as part of a corresponding
zoning use district in the Land Development Code subject to the following maximum
levels of development: maximum building height of two stories.
-Z: \PB\PB Agendas Staff RepoM\2011 Agendas Stag' Reports,+- 26.11 \PB -11 -014 - FLU - Public Instittnionarl?B -11 -014 Exhibit A
FLU Public- Institutionat.doc
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NOTiCE OF PUBLIC HEARING
CITY OF SOUTH MIAMI
`r ynere
�` Lr
,pro %ill
PLANNING ANDZONING DEPARTMENT
6130 SUNSET DRIVE;
SOUTH MIAMI, FLORIDA 33143
PHONE: (305) 663.6326;
FAX tl: (305) 6667356
On Tuesday, Apd126, 201l at 7:80 P.M., theCity of South Miami's Local
Planning Agency (Planning Board) will conduct public hearings in the City
Commission Chambers at the above address on me following hems:
ES31ia1tS
Applicant: City Of South Miami
An Ordinance of the Mayor and City Commission of the City of South
Miami, Florida, amending the text of the South Miami
Comprehensive Plan, by amending the Comprehensive Plan Future
Land Use Element in order to adopt a now tenure land use map
category entitled "Low Density Multiple-Family Residentlal (Two•
Story)," which in the future could be applied to development
projects and properties providing multiple- family units or town,
house units in transitions[ residential areas; providing for
severability, providing for ordinances in conflict: and providing an
offectivadate.
Applicant: Ordinance City f South Miami
An Ordinance of the Mayor and City Commission of the City of South
Miami, Florida, amending the text of the South Miami
Comprehensive Plan, by amending the Comprehensive Plan Future
Land Use Efoment in order to amend the future land use map
category entitled `Pubilcdnstltutional (Two- Story),' removing
schools (educational) and churches from the category; which could
be applied to development projects and properties providing
governmental facilities, utilities and could also permit other ancil.
lary uses Implemented by the category, with building heights and frn
tensities compatible with surrounding districts; providing for
severability, providing for ordinances In conflict; and providing an
effective date.
Pe_j }_ U
Applicant: City of South Miami
An Ordinance of the Mayorand City Commission of the City of South
Miami, Florida, amending the text of the South Miami
Comprehensive Plan, by amending the Comprehensive Plan Future
Land Use Element In order to adopt a new future land use map
category entitled "Religlous (Two - Story)(' which could be applied to
development projects and properties providing religious facilities
and could also permit other ancillary uses Implemented by the
category, with building heights and Inteasitles compatible with
surrounding districts; providing for severability, providing for
ordinances In conflict; and providing an effective date,
8.11
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South
Miami, Florida, amending the text of the South Miami
Comprehensive Plan, by amending the Comprehensiva Plan Future
Land Use Element in order to adopt a new future land use map
category entitled "Educational (Two-Story)," which could be applied
to development protects and properties providing educational
facilities and could also permit other ancillary uses implomented by
the category, with building heights and Intensities compatible with
surrounding districts; providing for severability, providing for
ordinances In conflict; and providing an effective data.
X11 -017
Applicant: City of South Miami
An Odmance of the Mayor and City Commission of the City of South
Miami, Florida, amending the text at the South Miami
Comprehensive Plan, by amending the Comprehensive Plan Future
Land Use Element In order to adopt a new future land use map
category entitled 'HospiteUCilnlc (Two - Story)," which could be
applied to development projects and properties providing hospnalf
clinic facilities and could also permit other ancillary uses
Implementod by the category, with building heights and Intensities
compatible with surrounding, districts; providing for severablitty,
providing for ordinances in conflict; and providing an effective date.
All interested parties are urged to attend. Objections or expressions of
approval maybe made in person at the hearing oriiled (n writing priortoor
at the heading. The Planning Board reserves the tight to recommend to
the City Commission whatever the board considers In the best interest for
the area involved. Interested parties requesting infomtallon are asked 10
contact the Planning and Zoning Department by calling 305663-
6326orwri ing to the address Indicated above.
You are hereby advised that if any person desires to appeal any decision
made with respect to any matter considered at this meeting or heating,
such person wig need a record of the proceedings, and for such purpose
may need to ensure that a verbatim record of the proceedings is made, .
which record includes the testimony and evidence upon which the appeal
is to be based (F.S. 206.0105). Refer to hearing number when making
any mqufry.
4115 tb3- 159/1684129M
M
Customer: CITY OF SOUTH MIAMI Contact: MARCUS W. LIGHTFOOT Phone: 3056636327
Ad Number: 1684124
Insert Dates: 04/15/2011
Price: 202.10
Section: PUH Class: 701; HEARINGS Size: 2 x 12.35
Printed By: - DBRIvtML Date: 04/2112011
Signature of Approval: Date:
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