13South ktiami
To: The Honorable Mayor Stoddard and Members of the City Commission
Via: Hector Mirabile, Ph.D., City Manager
From: Lourdes Cabrera, Acting Planning Director
Date: May 3, 2011 ITEM NO.
PB -11 -017
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 new future
land use map category entitled "Hospital /Clinic (Two - Story)," which could be
applied to development projects and properties providing hospital /clinic facilities
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
"Hospital /Clinic (Two - Story)" be created so that the building heights and intensities be
compatible with similar districts.
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 Definitions, Section 20 -2.3 of the Land Development Code, a hospital is
defined as follows:
Hospital. Shall mean a building, or group of buildings, having room facilities for one (1) or
more overnight patients, used for providing services for the in- patient medical or surgical care
of sick or injured humans, and which may include related facilities such as laboratories,
out - patient departments, training facilities, central service facilities, and staff offices; pro-
vided, however, that such related facility must be incidental and subordinate to the main use
and must be an integral part of the hospital operations.
Also, both the Webster's Seventh New Collegiate Dictionary as well as the website for
Merriam - Webster Dictionary defines hospital as follows:
Hospital. An institution inhere the sick or injured are given medical or surgical
care.
The Webster's Seventh New Collegiate Dictionary as well as the website for Merriam -
Webster Dictionary define clinic as follows:
Clinic. A facility (as of a hospital), for diagnosis and treatment of outpatients
CURRENT LAND USE CATEGORY
Currently noted in the Comprehensive Plan, the land use category entitled
"Hospital /Office (Pour Story)" was removed in 1997. The language that was removed
reads as follows:
• araen�
PROPOSED FUTURE LAND USE CATEGORY
Due to the fact that the language was removed from the Comprehensive Plan, new
language will be added to define the new future land use map category entitled
"Hospital /Clinic (Two- Story)."
properties providing hospital /clinic facilities and could also permit other ancillary uses
implemented by the category, with building heights and intensities compatible with
surrounding districts. Zoning regulations could permit hospital /clinic uses on sites not so
designated by this plan Building heights shall in no case exceed two stories in height.
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.
3
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 need medical services. The following parameters were used to develop the
category:
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;
e. 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(0) 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 "Hospital /Clinic (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
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
1.00
75
500
100
50
Min. Setbacks (ft.)
Front
25
20
1.52'
25
10s
20
20
Rear
20
15
1.0
15
10
15
"
Side (Interior)
10
10
0
—
—
—
Side (Street)
20
15
10
15
1.0['
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
30
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.
LOCAL PLANNING AGENCY RECOMMENDATION
The Local Planning Agency at its meeting on April 26, 2011 after public hearing, adopted
a motion by a vote of 4 ayes 2 nay (Yanoshik and Dundorf) recommending denial of the
proposed amendment. The Agency provided the following reasons for their denial: some
clinics are not open 24 hours a day as are hospitals; and there is no category to take into
consideration the existing two hospitals in the City of South Miami that have in excess of
four stories.
RECOMMENDATION
It is recommended that the amendment set forth above be approved on first reading.
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
LCI L Y: \Comm I1ems \2011 \5 -3 -1 I\P13-11- 017 \PB -11 -017 - FLU Hospital - Clinic CC -doc
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ORDINANCE NO.
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 new future
land use map category entitled ",Hospital /Clinic (Two - Story)," which could be
applied to development projects and properties providing hospital /clinic facilities
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.
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statues, directs local governments to
adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
policy guidance for growth and development; and
WHEREAS, On April 12, 2011, the City Commission held an advertised
workshop that initiated various text amendments of the South Miami Comprehensive
Plan; and
WHEREAS, the Local Planning Agency at its meeting on April 26, 2011 after
public hearing, adopted a motion by a vote of 4 ayes 2 nay recommending denial of the
proposed amendment; and
WHEREAS, the City Commission desires to reject the recommendation of the
Local Planning Agency and enact the aforesaid amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby approves amending the Comprehensive
Plan Future Land Use Element by adopting a new future land use map category entitled
"Hospital /Clinic (Two - Story)," which shall be included in Chapter 1 Future Land Use
Element and shall read as follows:
Hospital / Clinic (Two Story)
The "hospital /clinic" land use category will be applied to development projects and
properties providing hospital /clinic facilities and could also permit other ancillary
implemented by the category, with building heights and intensities compatible with
surrounding districts Zoning regulations could permit hospital /clinic uses on sites not so
designated by this plan Building heights shall,in no case exceed two stories in height
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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.
Section 2: 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 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
ATTEST:
CITY CLERK
day of 2011
READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
APPROVED:
MAYOR
Commission Vote:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
LCH \Y:AComm Items \2011 \5 -3 -11 \Ordinance - WORKHOP 3 -12 -11 - PB- 11- 017.doe
CITY OF SOUTH MIAMI
To: Honorable Chair & - Date: April 26, 2011
Local Planning Agency Members
From: Lourdes Cabrera, Acting Director Re: New Future Land Use
Planning and Zoning Department Category- Hospital/Clinic
(Two- Story)
PB -11 -017
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 new future
land use map category entitled "Hospital/Clinic (Two - Story)," which could be
applied to development projects and properties providing hospital /clinic facilities
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
"Hospital/Clinic (Two - Story)" be created so that the building heights and intensities be
compatible with the surrounding districts.
The Future Land Use Element outlines the type of land uses (e.g., residential,
commercial, office, industrial) and amount of development that may be built in the
community over the planning horizon. 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 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
2
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
#6 of the attached Comprehensive Plan 2010 Cycle 2 Chart.
ANALYSIS
NATURE OF THE PROPOSED USE
As per the Definitions, Section 20 -2.3 of the Land Development Code, a hospital is
defined as follows:
Hospital. Shall mean a building, or group of buildings, having room facilities for one (1) or
more overnight patients, used for providing services for the in- patient medical or surgical care
of sick or injured humans, and which may include related facilities such as laboratories,
out - patient departments, training facilities, central service facilities, and staff offices; pro-
vided, however, that such related facility must be incidental and subordinate to the main use
and must be an integral part of the hospital operations.
Also, both the Webster's Seventh New Collegiate Dictionary as well as the website for
Merriam - Webster Dictionary defines hospital as follows:
Hospital. An institution where the sick or injured are given medical or surgical
care.
The Webster's Seventh New Collegiate Dictionary as well as the website for Merriam -
Webster Dictionary define clinic as follows:
Clinic. A facility (as of a hospital) for diagnosis and treatment of outpatients
CURRENT LAND USE CATEGORY
Currently noted in the Comprehensive Plan, the land use category entitled
"Hospital /Office (Four Story)" has been removed. The language that was removed reads
as follows:
..
i ON
_
PROPOSED FUTURE LAND USE CATEGORY
Due to the fact that the language was removed from the Comprehensive Plan, new
language will be added to define the new future land use map category entitled
"Hospital /Clinic (Two - Story)."
properties providing hospital/clirric facilities and could also permit other ancillary uses
implemented by the category, with building heiaghts and intensities compatible with
LCH /NI W L
Y: \PB \PB Agendas Staff Reports \2011 Agendas Staff ReportsW -26 -1 I\PB - t 1 -017 - FLU - Hospital- Clinic \PB - I I -017 -
FLU Hospital- Clinic.doc
surrounding districts. Zoning regulations could permit hospital/clinic uses on sites not so
designated by this plan Building heights shall in no case exceed two stories in height.
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:
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
Is the amendment compatible with and does it advance the city's objectives and
policies contained in the comprehensive plan.
The attached " Hospital /Clinic (Two - Story)" (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/M V4L
Y: \PB \PB Agendas StaffReports\2011 Agendas Staff Reports \4 -26 -1 t\PB- 11.017 - FLU - Hospital- ChnicTB -11 -017 -
FLU Hospital- Clinic.doe
4
EXCERPT FROM LAND DEVELOPMENT CODE, SECTION 20- 3.5(G)
Section 20 -3.5G
DINIENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
REQUIREMENT RO
LO
NIO 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" 25 106
20
20
Rear 20
15
10 15 10
15
"
Side (Interior) 10
10
0 — —
—
Side(Street) 20
15
10 15 too
15
15
Adj. Rea. 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 (010 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.
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 "Hospital/Clinic
(Two- Story)."
Attachments:
Erhibil ',I"
Comprehensive Plan 2010 Cycle 2 Chart
Public Notices
LCH /M W I.
Y: \PB\PB Agendas Staff Reports\201 I Agendas Staff Reports \4 -26.1 I \PB -I1 -017 - FLU - Hospital- C1inicTB -11 -017 -
FLU Hospital- Clinic.doc
EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter 1 Future Land Use Element
FUTURE LAND USE MAP CATEGORi
Hospital l Clinic (Two Story)
surrounding districts Zoning regulations could permit hospital /clinic uses on sites not so
designated by this plan Building heights shall in no case exceed two stories in height.
Permitted heights, densities, and intensities shall be set forth as pail: 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.
Y:\PBTB Agendas Stiff Reports\2011 Agendas Staff ReportsW -26 -1 1\1`13- 11-013 FLU -Loan Density Multiple Family Residemtinl
(two- stonRB.11 -013 Exhibit A FLUM Low Den MF (2010).doc
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NOTICE OF PUBLIC HEARING
CITY OF SOUTH MIAMI
x
PLANNING AND
ZONING DEPARTMENT
6130 SUNSET DRIVE!
SOUTH MIAMI, FLORIDA 33143
PHONE: (306) 663.63261
FAX #- (306) 666.7366
On Tuesday, April 26, 2011 at7:30 P.M., the City of South Miami s Lacal
Planning Agency (Planning Board) will conduct public hearings In the City
Commission Chambers at the above address on the following items:
PR -11 -013
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 new future land use map
category shifted 'Low Density Muftipte- Famliy Residential (WO-
Story),' which in the future could be applied to development
projects and propertlea providing muitipie- family units or town-
house units In lranshtonat residential areas; providing for
severability, providing for ordinances in conflict; and providing an
effective date.
PS-11,014
Applicant: City of South Miami
An Ordinance of the Mayor and City Commission of the City of South
Miami, Florida, amending the tent 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 `PublicAnstitutional (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 In-
tenelties compatible with surrounding districts; providing for
sevembliity, providing for ordinances in conflict; and providing an
effective date.
B -1 -09
Applicant; City of South Miami
An Ordinance of the Mayor and Cl ly 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 "Reilgloua( 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 Intensities compatible with
surrounding districts; providing for severablifty, providing for
ordinances In conflict; and providing an effective date.
P &11 -016
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 new future land use map
category entitled "Educational (Two-Story)," which couid be applied
to development projects and properties providing educational
facilities and could also permit other ancillary uses imptemented by
the Category, with building helghla and Intensities compatible with
surrounding districts; providing for severablilty, providing for
ordinances In conflict; and providing an effective date.
PO-1"17
Applicant; Cityof South Miami
An Ordinance of the Mayor and City Commission of tha City of SOulb
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 future land use map
category antiged "HospitaUCllnic (I'wo-Story),. which Could be
applied to development projects and properties providing hospital/
Clinic facilities and could also permit other ancillary uses
Implemented by the category, with building heights and Intensities
Compatible with surrounding districts; providing for soverablllty,
providing for ordinances in conflict; and providing an effective date.
All Interested parries are urged to attend. Objections or expressions of
aMoval maybe made in personal the hewing or Hied in writing prior toor
at the hearing. The Planning Board reserves the dgtd to recommend to
the City Commission whatever the board considers in the best interest for
the area Involved. interested parties requesting information are asked to
contact me Planning and Zoning Department by calling 305063^
6326 or writing 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 hearing.
such person win need a record of the precowings, 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. 266.0105). Refer to hearing number when mating
any Inquiry.
4/15 11.3.159/1664129M
h • , t
Customer:
CITY OF SOUTH NIL4MII
Ad Number:
1684129
Insert Dates:
0411512011
Price:
202.10
Section:
PUB Class: 70L HEARINGS
Printed By:
DBRMML Date: 04 /2 1/20 1 1
Signature of Approval:
Contact: MARCUS W. LIGHTFOOT Phone: 3056636327
Size: 2 x 12.35
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