15South Miami
All- AmericaNy
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: Hector Mirabile, Ph.D., City Manager
From: Christopher Brimo, AICP, Planning Director ///
Date: June 14, 2011 ITEM NO.
LPA -11 -021
Applicant: City of South Miami
An Ordinance of the City of South Miami, Florida, amending the City of the South
Miami Comprehensive Plan to adopt a new future land use map category titled
"Clinic (Two - Story)."
SUMMARY OF REQUEST
A Comprehensive Plan Future Land Use text amendment was initiated at a workshop
held by the City Commission on April 12, 2011. At the workshop, it was decided to
adopt a new future land use map category titled "Hospital / Clinic (Two- Story)."
On April 26, 2011 the Local Planning Agency (LPA) after public hearing, adopted a
motion recommending denial of the category titled "Hospital / Clinic (Two - Story)." The
LPA provided the following reasons for their denial: some clinics are not open 24 hours a
day as are hospitals; and that 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.
On May 3, 2011 the City Commission after public hearing, adopted a motion to withdraw
the new future land use map category titled "Hospital / Clinic (Two - Story)." One of the
problems is having hospitals and clinics within the same category. The Planning and
Zoning Department was instructed to draft a new future land use map category entitled
"Clinic (Two - Story)."
The subject application, LPA -11 -021, is a Comprehensive Plan Future Land Use text
amendment to adopt a new future land use map category titled "Clinic (Two - Story)," be
created so that the building heights and intensities be compatible with similar uses.
On May 24, 2011 the Local Planning Agency (LPA) after public hearing, adopted a
motion recommending approval of the new future land use map category titled "Clinic
(Two- Story)."
2
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 requires the
adoption of an ordinance by the city commission after receiving a recommendation from
the City's Local Planning Agency. 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 Phe
process, please refer to line item 413 of the attached Comprehensive Plan 2010 Cycle 2
Chart.
ANALYSIS
As per the Section 20 -3.3 (D), Permitted Use Schedule, of the Land Development Code, a
Chiropractic Office or Clinic is permitted as a special use within the "Hospital" zoning
district as follows:
(27) -T' Hospital District: The purpose of this district is to permit, as a special use,
areas that will accommodate various hospital needs in a manner compatible with
nearby residential areas. The district also permits office uses at appropriate intensities
in the event that hospital uses are terminated and is appropriate in areas
designated "Hospital/ Office" on the city's adopted Comprehensive Plan. The unique
nature of hospital usage and its quickly changing needs and characteristics makes their
proper regulation under ordinary zoning regulations difficult. Hospitals located near
residential areas are both an asset in terms of jobs and services provided and a
liability in terms of traffic generated and their propensity to expand. It is the intent of
this district to establish stable land use patterns in hospital areas upon which local
residents and hospitals can both rely.
20 -3.4 SPECIAL USE CONDITIONS.
"(14) HOSPITAL. The construction of new or the expansion or conversion of existing
hospital facilities and accessory uses shall be subject to the following:
(a) Such construction, expansion, conversion shall:
i. Not create additional traffic on adjacent residential streets;
ii. Not overburden any other public facility, except that the hospital may
agree to provide or expand need facilities at no added public cost;
iii. Be compatible with the surrounding area and conform to the city's
adopted Comprehensive Plan.
(b) The city commission may attach such conditions and safeguards to an approval of a
special use as are reasonably necessary and required to protect public interest in:
i. Completion of the development according to approved plans;
ii. Provision for continuing operation and maintenance of such areas,
facilities and functions as are not to be provided, operated or maintained
at public expense; and
iii Provision for such dedications, contributions or guarantees are required
3
for provision of needed public facilities and services.
(c) The preceding paragraph shall not deny the city commission the authority to set other
conditions and safeguards at the time of special use approval, but where such conditions
and safeguards are attached the city commission shall determine that they are reasonably
necessary and required to protect the public interest and to carry out the intent and
purposes of the `Fi' District and the city's adopted Comprehensive Plan.
(d) The provisions of this section shall not apply in the event that a 'Planned Unit
Development - Hospital' (PUD -H) District has been enacted by the city commission for a
subject property. In such event, the provisions of the PUD -H District, as approved by the city
commission, shall apply. In the event that a PUD -H District is applied to a property
subsequent to the adoption of this Code, then the provisions of said PUD -H District
shall supersede the provisions of this section.
(18) ACCESSORY MEDICAL SERVICES
(a) Facilities may be permitted only in conjunction with an approved hospital use
and located on hospital premises.
(b) Facilities may be provided in the form of a trailer unit which is periodically
located for a specified length of time as determined by the city commission on an
approved site and conforms to all applicable codes.
(c) Only one trailer unit may be permitted per each approved, specially permitted
hospital use.
(d) Only those services that are not already provided by the hospital facility and
which is for the sole use of the hospital staff and patients may be permitted.
(e) No vehicular ingress nor egress shall be permitted along streets or rights -of -way
bordering residential zoning districts in the City of South Miami.
(t) The city commission shall review and recommend approval, disapproval or
modification of all site plans and project specifications, including but not
limited to, traffic circulation, landscaping, facility placement, access and facility
arrangement for this special use permit.
(21) ANIMAL HOSPITAL /VETERINARIAN
(a) All such uses shall be located within a fully enclosed, air- conditioned, soundproof
structure.
(b) There shall be no overnight boarding of animals.except for medical
purposes.
(c) The hours of operation for visits and treatment will be 7:00 a.m. to 9:00 p.m.
Monday through Saturday; hours of operation shall not prevent emergency
medical treatment.
Also, as per the Section 20 -3.3 (D), Permitted Use Schedule, of the Land Development
Code, a Chiropractic Office or Clinic is permitted by right within the RO, LO, MO, NR,
SR, TODD MU -4, TODD MU- 5, and TODD LI -4 zoning districts.
M
20 -3.1 ZONING USE DISTRICTS AND PURPOSES.
"(A) Zoning Districts Established. In order to implement the intent of this Code and the
city's adopted Comprehensive Plan, the City is hereby divided into twenty -nine (29) zoning use
districts with the symbol designations and general purposes listed below and permitted
uses set forth in Section 20- 3.3(D) Standards shall be uniform throughout each zoning use
district. District symbols and names shall be known as:
Symbol Name
RS-1
Estate Residential
RS -2
Semi - Estate Residential
RS -3
Low Density Single - Family
RS -4
Single- Family
RS -5
Single- Family (50' lots)
RT -6
Townhouse Residential
RT -9
Two -Family /Townhouse Residential
RM -18
Low Density Multi - Family Residential
RM -24
Medium Density Multi - Family Residential
RO
Residential Office
LO
Low- Intensity Office
MO
Medium- Intensity Office
NR
Neighborhood Retail
SR
Specialty Retail
GR
General Retail
TODD (MU -4)
Transit - Oriented Development District
(Mixed Use -4)
TODD (MU -5)
Transit - Oriented Development District
(Mixed Use -5)
TODD (LI-4)
Transit - Oriented Development District
(Light Industrial -4)
TODD (PI)
Transit - Oriented Development District (Pub-
lic /Institutional)
TODD (PR)
Transit - Oriented Development District
(Parks & Recreation)
PUD -R
Planned Unit Development - Residential
PUD -M
Planned Unit Development -Mixed Use
PUD -H
Planned Unit Development - Hospital
HP -OV
Historic Preservation Overlay
HD -OV
Hometown District Overlay
CS -OV
Community Service Overlay
H
Hospital
Symbol Name
PI Public/ Institutional
PR Parks and Recreation
DEFINITIONS:
Ancillary
1. City of South Miami Land Development Code
None Listed in Land Development Code.
2. City of South Miami Code of Ordinances
None Listed in Code of Ordinances
3. Webster's Seventh New Collegiate Dictionary
a. Subordinate, Subsidiary
b. Auxiliary, Supplementary
4. Merriam- Webster's Learner's Dictionary
a. Providing something additional to amain part or function.
Clinic
1. City of South Miami Land Development Code
None Listed in Land Development Code.
2. CSM Code of Ordinances: Section 19 -1 Definitions
Health care, facility means any hospital, convalescent facility, walk -in clinic, doctor's
office, mental health care facility and any other short- or long -term health care
facility located within the City of South Miami.
Webster's Seventh New Collegiate Dictionary
a. A class of medical instruction in which patients are examined and discussed
b. A class meeting devoted to the analysis and treatment of cases in some special
field.
c. A facility (as of a hospital) for diagnosis and treatment of outpatients
d. A group practice in which several physicians work cooperatively.
PROPOSED FUTURE LAND USE CATEGORY
Clinic (Two - Story)
The clinic land use category shall be applied to development projects and properties
providing medical care at a facility that could be open 24 hours a day, 7 days a week and
could also permit other ancillary uses implemented by the category. Properties may be
with building heights and intensities compatible with surrounding districts. 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 proposal, the Planning and Zoning Department, working with the City
Commission have prepared a new future land use element, which could be applied to
areas to accommodate medical services 24 hours a day, 7 days a week. 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
5. Is the amendment compatible with and does it advance the city's objectives and
policies contained in the comprehensive plan.
The attached "Clinic (Two - Story)" (Exhibit A) category is the proposed future land use
map category 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.
N
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
15b 25 10b
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 W 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.
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.
LOCAL PLANNING AGENCY RECOMMENDATION
The Local Planning Agency at its meeting on May 24, 2011 after public hearing, adopted
a motion by a vote of 6 ayes 0 nay recommending approval as presented of the proposed
amendment.
RECOMMENDATION
It is recommended that the amendment set forth above be approved on first reading.
Attachments:
Draft Ordinances; Exhibit "A "; Comprehensive Plan 2010 Cycle 2 Chart; Planning Dept.
Staff Report, May 24, 2011 (Local Planning Agency); Public Notices; Local Planning
Board Agency Meeting Minutes: May 24, 2011.
CB /LCHYY: \Comm Items\2011 \6 -14 -11 \LPA -11- 021 \LPA -11 -021 5 -24 -11 Flu CLINIC.doc
1
2
3
4
5
6
7
8
9
10
it
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
ORDINANCE NO.
An Ordinance amending the City of the South Miami Comprehensive Plan to adopt
a new future land use map category titled "Clinic (Two- Story)."
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 to the South Miami Comprehensive
Plan; and
WHEREAS, On April 26, 2011 the Local Planning Agency (LPA) after public
hearing, adopted a motion recommending denial of the category titled "Hospital / Clinic
(Two - Story)." The LPA provided the following reasons for their denial: some clinics are
not open 24 hours a day as are hospitals; and that 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.
WHEREAS, On May 3, 2011 the City Commission after public hearing, adopted
a motion to withdraw the new future land use map category titled "Hospital / Clinic
(Two - Story)." One of the problems is having hospitals and clinics within the same
category. The Planning and Zoning Department was instructed to draft a new future land
use map category titled "Clinic (Two- Story)."
WHEREAS, the Local Planning Agency at its meeting on May 24, 2011 after
public hearing, adopted a motion by a vote of 6 ayes 0 nay recommending approval of the
proposed amendment; and
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 titled
"Clinic (Two - Story)," which shall be included in Chapter 1 Future Land Use Element
and shall read as follows:
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
2
Clinic (TWO -Story)
The clinic land use category shall be applied to development projects and properties
providing medical care at a facility that could be open 24 hours a day, 7 days a week and
could also permit other ancillary uses implemented by the category. Properties may be
with building heights and intensities compatible with surrounding districts. 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.
Section 2: 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:
CB /LCH Y: \Comm Items\ 2011 \6 -14 -I1 \LPA -11- 021 \Ordinance - Whereas LPA- 11 -21-
CLINIC.doc
EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter I Future Land Use Element
FUTURE LAND USE MAP CATEGORY
Clinic (Two - Story)
The clinic land use category shall be applied to development roiects and properties
providing medical care at a facility that could be open 24 hours a day, 7 days a week and
could also permit other ancillary uses implemented by the category. Properties may be
with building heights and intensities compatible with surrounding districts. 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.
YAComm Items\ 2011 V6- 14- 11VL,PA- 11- 021ALPA- 11 -02I Exhibit FLU ChnicAoc
V.
cc
m
N
_d
V
U
0
0
N
c
m
0.
a)
N
C
d
L
G.
0
U
rNM V to tot, 00 W O r NM st
r r r r r
a1aldwo0
O
o_
X
c
N
E
E
O
U
CCU
T)
c
leaddy
<_
Q
w
E
O
E c
U E E
N
O
0 O °
v
v
�QU
o 0) oo� c
D
W.--
E £ o
ION - H00
E a o
c
3
O
v
ai N
Z" o OZ
O
.-.
WU Jam'
U' Q U —
o.
Q ,
Q
w 0
a U 0
J U J 0 O z Q
N
6ulpeaa Zoo
U)
OHO - VoG
0
a.
Bumme 00
4
44k:x
X
X
x
x
U66/4Z/9
Hdl
0
4
4
w
6 6 /9Z /4 Hd-I
X
x
x
X
X
doys�joM
00 'Pa0 MGN
M
r
Lo
M
Nt
to
,_
I`
00
0
01
r
0
N
r
N
N
N
O
000000
�
9999
Z
,
O
r
r
r
r
r
r
r
a
anm.aaaa
a
aaaa
J
J
J
J
J
=
m
N
�
O
o
a
O
N
p 0
V)
O r
dc"on
°- 3
—
O
i+
o =
VI
O
G
M=
G
N
A
O
'O
O
U)
to
V N
d
"6
O
O
U.
O
n
R
E
d
3
E
z K
U
_7
O
cu
n
ayi
>
a
p
N
c"
O
O
o
m
N E
a
U
c
o
a
m
E•YU3
O
O
O
�'�
.0
o
U
c
3
H
o
c
U
x
=Ea'ES�Oc
U
m
'�
r
0
O
m
2
V
cm-o
—
~cVa
am�c
O
N
r
.+
0
d0Dm
°mMa=
a°o
�qH
o
3a9O-ma�
a
0
w
m�wU)
o
Q�u
c
c
U
o
x
�aawx
Q
0
f�c
a
s
3
axUU
0.
0
.
y
�
-
W
W
3:
c.°�
c
c
c
JJJJ
V
J_1
J
J
Q
QQ
:i
LLwLL
LL
LL
LL
�
U-
QV.
wLL
U.W
N
N
N
N
N
N
N
N
d
N
N
"
J
J
J
J
L
Z
Z
Z
Z
Z
Z
LL
w Z
LL
LL
Z
Z
Z
Z
Ri
J
rNM V to tot, 00 W O r NM st
r r r r r
O
o_
c
N
E
E
O
U
CCU
T)
c
0
<_
Q
w
E
O
E c
U E E
N
O
0 O °
v
v
�QU
o 0) oo� c
D
W.--
E £ o
E a o
c
3
O
v
ai N
Z" o OZ
O
.-.
WU Jam'
U' Q U —
o.
Q ,
Q
w 0
a U 0
J U J 0 O z Q
To: Honorable Chair &
Local Planning Agency Members
From: Lourdes Cabrera, LEER AP
Acting Director
Planning and Zoning Department
Date: May 24, 2011
Re: Future Land Use Category
Clinic (Two- Story)
LPA -11 -021
Applicant: City of South Miami
An Ordinance of the City of South Miami, Florida, amending the City of the South
Miami Comprehensive Plan to adopt a new future land use map category entitled
"Clinic (Two - Story)."
SUMMARY OF REQUEST
A Comprehensive Plan. Future Land Use text amendment was initiated at a workshop
held by the City Commission on April 12, 2011. At the workshop, it was decided to
adopt a new future land use map category entitled "Hospital / Clinic (Two - Story)."
On April 26, 2011 the Local Planning Agency (LPA) after public hearing, adopted a
motion recommending denial of the category entitled "Hospital / Clinic (Two - Story)."
The LPA provided the following reasons for their denial: some clinics are not open 24
hours a day as are hospitals; and that 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.
On May 3, 2011 the City Commission after public hearing, adopted a motion to withdraw
the new future land use map category entitled "Hospital / Clinic (Two - Story)," One of the
problems is having hospitals and clinics within the same category. The Planning and
Zoning Department was instructed to draft a new future land use map category entitled
"Clinic (Two - Story)."
The subject application, LPA -11 -021, is a Comprehensive Plan Future Land Use text
amendment to adopt a new future land use map category entitled "Clinic (Two- Story),"
be created so that the building heights and intensities be compatible with similar uses.
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. 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 413 of the attached Comprehensive Plan 2010 Cycle 2
Chart.
ANALYSIS
As per the Section 20 -3.3 (D), Permitted Use Schedule, of the Land Development Code, a
Chiropractic Office or Clinic is permitted as a special use within the "Hospital" zoning
district as follows:
(27) 'M' Hospital District. The purpose of this district is to permit, as a special use,
areas that will accommodate various hospital needs in a manner compatible with
nearby residential areas. The district also permits office uses at appropriate intensities
in the event that hospital uses are terminated and is appropriate in areas
designated "Hospital/ Office" on the city's adopted Comprehensive Plan. The unique
nature of hospital usage and its quickly changing needs and characteristics makes their
proper regulation under ordinary zoning regulations difficult. Hospitals located near
residential areas are both an asset in terms of jobs and services provided and a
liability in terms of traffic generated and their propensity to expand. It is the intent of
this district to establish stable land use patterns in hospital areas upon which local
residents and hospitals can both rely.
20 -3.4 SPECIAL USE CONDITIONS.
"(14) HOSPITAL. The construction of new or the expansion or conversion of existing
hospital facilities and accessory uses shall be subject to the following:
(a) Such construction, expansion, conversion shall:
L Not create additional traffic on adjacent residential streets;
ii. Not overburden any other public facility, except that the hospital may
agree to provide or expand need facilities at no added public cost;
iii. Be compatible with the surrounding area and conform to the city's
adopted Comprehensive Plan.
(b) The city commission may attach such conditions and safeguards to an approval of a
special use as are reasonably necessary and required to protect public interest in:
i. Completion of the development according to approved plans;
B. Provision for continuing operation and maintenance of such areas,
facilities and functions as are not to be provided, operated or maintained
at public expense; and
Page 2 of 7
iii Provision for such dedications, contributions or guarantees are required
for provision of needed public facilities and services.
(c) The preceding paragraph shall not deny the city commission the authority to set other
conditions and safeguards at the time of special use approval, but where such conditions
and safeguards are attached the city commission shall determine that they are reasonably
necessary and required to protect the public interest and to carry out the intent and
purposes of the `H' District and the city's adopted Comprehensive Plan.
(d) The provisions of this section shall not apply in the event that a "Planned Unit
Development - Hospital" (PUD -H) District has been enacted by the city commission for a
subject property. In such event, the provisions of the PUD -H District, as approved by the city
commission, shall apply. In the event that a PUD -H District is applied to a property
subsequent to the adoption of this Code, then the provisions of said PUD -H District
shall supersede the provisions of this section.
(18) ACCESSORY MEDICAL SERVICES
(a) Facilities may be permitted only in conjunction with an approved hospital use
and located on hospital premises.
(b) Facilities may be provided in the form of a trailer unit which is periodically
located for a specified length of time as determined by the city commission on an
approved site and conforms to all applicable codes.
(c) Only one trailer unit may be permitted per each approved, specially permitted
hospital use.
(d) Only those services that are not already provided by the hospital facility and
which is for the sole use of the hospital staff and patients may be permitted.
(e) No vehicular ingress nor egress shall be permitted along streets or rights -of -way
bordering residential zoning districts in the City of South Miami.
(f) The city commission shall review and recommend approval, disapproval or
modification of all site plans and project specifications, including but not
limited to, traffic circulation, landscaping, facility placement, access and facility
arrangement for this special use permit.
(21) ANIMAL HOSPITAL /VETERINARIAN
(a) All such uses shall be located within a fully enclosed, air- conditioned, soundproof
structure.
(b) There shall be no overnight boarding of animals except for medical
purposes.
(c) The hours of operation for visits and treatment will be 7:00 a.m. to 9:00 p.m.
Monday through Saturday; hours of operation shall not prevent emergency
medical treatment.
Also, as per the Section 20 -3.3 (D), Permitted Use Schedule, of the Land Development
Code, a Chiropractic Office or Clinic is permitted by right within the RO, LO, MO, NR,
SR, TODD MU -4, TODD MU- 5, and TODD LI -4 zoning districts.
Page 3 of 7
20 -3.1 ZONING USE DISTRICTS AND PURPOSES.
"(A) Zoning Districts Established. In order to implement the intent of this Code and the
city's adopted Comprehensive Plan, the City is hereby divided into twenty -nine (29) zoning use
districts with the symbol designations and general purposes listed below and permitted
uses set forth in Section 20- 3.3(D) Standards shall be uniform throughout each zoning use
district. District symbols and names shall be known as:
Symbol Name
RS-1
Estate Residential
RS -2
Semi - Estate Residential
RS -3
Low Density Single- Family
RS -4
Single - Family
RS -5
Single - Family (50' lots)
RT-6
Townhouse Residential
RT -9
Two - Family /Townhouse Residential
RM -18
Low Density Multi - Family Residential
RM -24
Medium Density Multi - Family Residential
RO
Residential Office
LO
Low- Intensity Office
MO
Medium - Intensity Office
NR
Neighborhood Retail
SR
Specialty Retail
GR
General Retail
TODD (MU -4)
Transit - Oriented Development District
(Mixed Use -4)
TODD (MU -5)
Transit - Oriented Development District
(Mixed Use -S)
TODD (LI -4)
Transit- Oriented Development District
(Light Industrial -4)
TODD (PI)
Transit - Oriented Development District (Pub-
lic /Institutional)
TODD (PR)
Transit - Oriented Development District
(Parks & Recreation)
PUD -R
Planned Unit Development - Residential
PUD -M
Planned Unit Development -Mixed Use
PUD -H
Planned Unit Development - Hospital
HP -OV
Historic Preservation Overlay
HD -OV
Hometown District Overlay
CS -OV
Community Service Overlay
H
Hospital
Symbol Name
PI Public /Institutional
PR Parks and Recreation
Page 4 of 7
DEFINITIONS:
Ancillary
1. City of South Miami Land Development Code
None Listed in Land Development Code.
2. City of South Miami Code of Ordinances
None Listed in Code of Ordinances
3. Webster's Seventh New Collegiate Dictionary
a. Subordinate, Subsidiary
b. Auxiliary, Supplementary
4. Merriam - Webster's Learner's Dictionary
a. Providing something additional to a main part or function.
Clinic
1. City of South Miami Land Development Code
None Listed in Land Development Code.
2. CSM Code of Ordinances: Section 19 -1 Definitions
Health care facility means any hospital, convalescent facility, walk -in clinic, doctor's
office, mental health care facility and any other short- or long -term health care
facility located within the City of South Miami.
Webster's Seventh New Collegiate Dictionary
a. A class of medical instruction in which patients are examined and discussed.
b. A class meeting devoted to the analysis and treatment of cases in some special
field
c. A facility (as of a hospital) for diagnosis and treatment of outpatients
d. A group practice in which several physicians work cooperatively.
PROPOSED FUTURE LAND USE CATEGORY
providing medical care at a facility that could be open 24 hours a day, 7 days a week and
could also permit other ancillary uses implemented by the category. Properties may be
with building heights and intensities compatible with surrounding districts. 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.
Page 5 of 7
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 24 hours a day, 7 days a week 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
5. Is the amendment compatible with and does it advance the city's objectives and
policies contained in the comprehensive plan.
The attached "Clinic (Two - Story)" (Exhibit A) category is the proposed future land use
map category 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.
Page 6 of 7
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 50`
100
50
Min. Setbacks (ft.)
Front 25
20
15b 25 106
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 W 30
—
— — —
—
—
Max. Impervious
Coverage (`7,) 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.
n 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 "Clinic (Two -
Story)."
Attachments: Exhibit "A ", Cornprehensive Plan 2010 Cycle 2 Chart, and Public Notices.
LCH Y: \PB\PB Agendas Staff Reports\2011 Agendas Staff Reports \5- 24- 11ULPA- 11- 021\LPA -11 -021 - FLU
Clinic.doc
Page 7 of 7
EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter 1 Future Land Use Element
FUTURE LAND USE MAP CATEGORY
providing medical care at a facility that could be open 24 hours a day 7 days a week and
could also permit other ancillary uses implemented by the category. Properties may be
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.
LCHY:\PB \PB Agendas Staff Reports\2011 Agendas Staff Reports \5 -24 -I MPA- 11- 021\LPA -11 -021 Exhibit A FLU Clinic.doc
v
0
r
J,
°o.
a
U
`o
w
U
0
E
m
r
a ;aldwoO
x
-
'
-
leaddy
ION - HO4
6ulpead Z OO
080 - HOO
6ulpead 6 OO
a
a
a3:
x
x
x
4 L /DZ /9 Nd'1
x
x
x
x
>C'
M
L 6l9Z /17 Hdl
x
x
x
x
x
6
doys�joM
_
OO PO M9N
C
Z
0o
O
O
0
0
0
99
O
CL
1
r
0
1
r
`t
m6CbC
6 C
aaaa
a
a.o_o.aa.o_'.
��0.
J
_.
d
U
rn
M
�
a5
N
I
�
d
I
i
N
i
I
I
I
I
d
v
;m
o
F
N
o
C6
a
R
c
0
6''
E
10
O
N
0.'
>.
o.
w
m
'o
0
LL
,b',
N
j 0
ro
m�
N
3Z=
O
O
J
cN
C
3
m
E
LL
....
co
R
d°
-o
o.
c
o
o
u}
o
o
E❑
g
o
b
o
2
I
7
O
_
0
(
E
a
°
c
t
0E
U
3
FGY
(�o
U
N°
�
E
d i
a
U
_
°>
EE
oI°
N
.2
03
Oar
C
m
a
o
a.
a
s
'�
CJU
�E
c
�a
c
�a�WM
c
cc0.
a)
0)
I E
o
c
tc
»
>»
a)
E
a=
E
E
�p
a
0—
U
o-
�q
m°
V]
a°
E
i
�.%
(n
J
LL
J
LL
J
U -LL
J
J
LL
J
LL
Q
�
E
QLL
J
<C
�
a
J
LL
J
LLLLLL
J
J..
:+.0
J
o-''^
(D
°IQ
.-.
Z
°'O
v
3
m
m
3
a)
3
a)
3
a)
3
N
J
J
3
N
>>
J.
J
3
elm
3
3
0
3
N
zl°
W
U
�
°-
°-
L
Z
Z
Z.
Z
Z
Z
LL
LLZ
LL
LL
2
Z
,Z
Z-
(�
<(
Q
U
`Y
J
50-
j'O!OZa
v
0
r
J,
°o.
a
U
`o
w
U
0
E
m
r
r
N
a0� ;a
a'`com�
z
amaEa -
'.: as m'8
° aA
gx3�«
Et;�9 C
na3 a
g N m o 3
I:I�m c`mm
a um �-3F-
A
aM Ri O9
r ry�juJ T=
LL 3 v a
E. g _�aa m ...
�f -ary N•
_Hno�t
O o:
m �
O �i1OO�w
6L Nm 0m NL m m ga b'9
�M Am ,2`a 2'm r M Sm3
° Um UE Um Um
3y m� «�
O c m e m y t�gpg7i
Z ca $2J °� a'E m Ea E Ss sd
6 m n o ._ 'o m •. a c_ a
S'�^ vE`• 2'm 'q5 � �' "' a o `o� o• � fr 55
US a"em vE 6„a„ u.�o
7= c��55a ytN 'Em° E,°c `� E'£ •Ev Em �.§'
�O o5p °E me3 g..� ae ge aes`i g
6N NN gam°: imt' �eLL �m gm �•' gig � �S
�y a ' a'o.m ny Lm•- La La o.
E 00 ° N o
WY WO 00 O N NO m
aE
0 0 m E m r ip W3p q Y e o a V SNc o y s5 O U m ' V>._ E m L5 O U 'm' 'mNN �L'5O U 'm'ya .ZO c ` �YaO 2m'. m >N_ .o+ , 5m =°m @ a°
Z .s 3
O
NC y`FE }EyE
va
m o a m«eE m «cc m «`�� u! «dZ m5wc 366'S3q 23my 6�Y_
T
�md coyicnV U�Ea �ca y�EmdEw S §$Ea
'(y' r Eli Jma Lm U a3 UO va
mam ,c,o °v �9o.a Aaci.c�avG �at�'c 8ks §�
fEm ap•gH °OE« aOmo a.0 m•. cnU m2 @a �I
'oao�yy�+�+ :5�m•� -d �xvE a °oae•dX d.oc d•4 $ oTEo
°""m'd'o A •� w ° a� P'c°+ T u o aJ c.� Z tE v u" a m S y �'C` o� L v o
E •a O: m w 0 `� O m- «. m'� m N w a E w a q m
' �m EP'.�m.°c � «go P.ovm� E of v ° qO
v co wok SEL °Ev �i'•'u`Z vEax m��,m,�d iav >co a
�O mL�mC .3 NUV'n �ae�'c J NA Cm"d w °'3 v',wy,'v
0JP' vas, •`va�
C EA oo o... ?; ."A..0 `� °E a 3'� ma-- m aim v•>:a Nc
$vi o "a o.'L'�ommm.n B' •oo a mA Can�dy�N w�va, =. mm F*.i
m ^" h�''E °•°o.E2 Y4'mvvi° >� n= aEom"v+N ^�'�«.EA,6o 3�HaPiE
aiq m0
vCvrrtiJ�7nm N"li N,ymi' yG m OO OW a9 L Om
um OvA&im v°{ u... -.NAu P, zY 1"F�.d P.... v.W 4LH �'B 44PUE�C
iv4E 6a�'sN. „�aa 0 °Y1.. aog' o Po Oao =` aa°
vEE.e :m.. Aoua -sym. °Bd Ev N`�ava ocavMUOUB °mouov
Em N:a i0vA0umiEwy ?'�'GO�mC�y•b Y�N wW ���OLN.'L..OL..�
O
J � C N mW �pj.G�N O$� Ov °..• a
R .0 C:•u a .m.. m a '� C' m O 3) mii -w' v 3Y G b p my •a'"2'' N O v: p •.^.
Q �.y v'� .n :-qi
A'B Z,um .S
w p $ m g a a c e. m. a a.., a'u d g•a u
r-1 kv_adv ma•a yy.QvOgega
o! w •i9l rd SG�vv'0= �,5�v °o d000:u'C Q5 mS d'bw c°, O=w
C.�
10 go5a "vm�o. ❑^cj ....a.G gGr;y may •a "''mmAamm mmym
'��' 'y/���i � m�E�U °N'«>aEm� "�m'�oawz •2a8��E��.S «U'E �.'�«uo•.S
'-°i '.V Iii m w='Pad •y E�''N ma `o{
E� � a�:'E,• OF mv� «'Q m$
-2z, ymua�A'° woM 0
tiN .'uS
vr/ •rl O�.mC i�mi Uu)a'N N'.q. :. �a�•d rm.nHOEq'�gm��^ NG'v �•J ivq��
oa Am g ^gosAO di�A �.3�p. _o 2'93 $E v�•d y, ao ^ °�
4V Yom{ qNO«' v'J q �u a.�aR1ON.�O �3.0 'h ?.`yOEum
a 3ccoo.c.ggk
Wr '�+.a . . U o N z a o'C m c'o^.'E k vMv d � '`gEAivA Sa�34H 2 mW u --s Et c0 w?o a 5m' �vo�= `q'a'ae 7 «�m'yJfmga"d C �vuo'� egaXii �•-'� S'. OC E' °d:•c q •a°moaiw 7°u a :c�" =mgraQ Pi.
`a
�
Ai'wyo mL S_ ammN C1A' «o. s''
a
mr
a
0
O
E
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Mlarm,Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
V. PEREZ, who on oath says that he or she is the
LEGAL CLERK, Legal Notices of the Miami Daily Business
Review f /k/a Miami Review, a dally (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 - NOTICE OF PUBLIC HEARING
LPA -11 -018, ETC. - MAY 24, 2011
in the XXXX Court,
was published in said newspaper in the issues of
05/13/2011
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, commission or refund for the purpose
of securing this adv�ftisementjor"�. ublication in the said
newspaper. t / j
Swom to and subscribed before me this
13 day of MAY , A.D. 2011
(SEAL)
V. PEREZ personally known to me
Is;] ik State of Fariner ission DD793I18t2012
City of South Miami Ordinance No. 08 -06 -1876 requires all lobbyists before engaging in any lobbying
activities to register with the City Clerk and pay an annual fee of $500 per Ordinance No. 44 -08 -1979. This
applies to all persons who are retained (whether paid or not) to represent a business entity or organization to
influence "City" action. "City" action is broadly described to include the ranking and selection of
professional consultants, and virtually all- legislative, quasi - judicial and administrative action.
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:40PM
Pledge of Allegiance was recited in unison
II. Roll Call
Action: Mr. Whitman requested a roll call.
Board Members present constituting a quorum:
Dr. Whitman (Chairman), Mr. Cruz (Vice - Chairman), Mrs. Yanoshik, Mr. Vitalini, Mrs.
Beckman, Mr. Dundor£
Board Member absent Dr. Philips
City staff present: Mrs. Lourdes Cabrera - Hernandez (Acting Planning Director), Mr. Marcus
Lightfoot (Permit Facilitator).
City Attorney: Mr. Thomas Pepe.
III. Administrative Matters
Mrs. Cabrera stated that Mr. Christopher Brimo, the new planning director will start working on
May 31, 2011. Therefore, he will be attending the next Planning Board / Local Planning Agency
meeting.
Dr. Whitman stated that Mr. Pepe sent an email to the Planning Board members regarding the
proposed bill that will close the Department of Community Affairs (DCA), as well as a summary
of it. Mr. Whitman suggested that once the Planning Director has begun, a joint workshop should
be held to discuss the changes and how they would affect the City.
Mrs. Beckman asked if DCA is removed, would the work that is being done tonight considered
futile. Dr. Whitman stated that it wouldn't be futile. He stated that if the bill is passed then a
level of oversight from DCA would be removed.
Mr. Pepe agreed with the chair and stated that the house bill has not gone into effect as of yet.
MWL Page 1 of 3
Z:\PB\PB Minutes\2011 Minutes \5- 24- 2011\LPA Regular Meeting Minutes Excerpt - 11- 021.doc
IV. Local Planning Agency Applications / Public Hearings
LPA -11 -021
Applicant: City of South Miami
An Ordinance of the City of South Miami, Florida, amending the City of South Miami
Comprehensive Plan to adopt a new future land use map category entitled "Clinic (Two - Story)."
Mr. Vitalini read the item into the record.
Mrs. Cabrera presented the item to the LPA.
Chairman opened the public hearing:
None
Chairman closed the public hearing:
Mr. Cruz asked that regardless of what is decided for the hospitals in the City, could they create a
PUD in order to bypass the height requirement listed in the Comprehensive Plan? Mr. Pepe
responded that the PUD should not exceed the limits of the Comprehensive Plan. The Land
Development Code regulates the Comprehensive Plan.
Mrs. Cabrera stated for the record that a PUD is a zoning district that has its own zoning
regulations.
Mr. Cruz then asked if the regulations for a PUD are in the Land Development Code, of which
Mrs. Cabrera agreed.
Mr. Pepe stated that even though there hasn't been a category for hospitals in the Comprehensive
Plan since 1997, the City has been regulating hospitals which should not have been done. The
category should have been added to the Comprehensive Plan so that the zoning districts could be
properly regulated.
Dr. Whitman stated that a PUD is essentially a "super" zoning category that effectively allows
the applicant to break all of the rules found in the Land Development Code.
Mr. Dundorf repeated a statement made earlier by Mr. Pepe regarding whether a PUD should
conform to the Comprehensive Plan. Mr. Pepe stated that when he said the word "should ", he
meant that the PUD should not exceed the density and intensity found in the Comprehensive
Plan. Mr. Dundorf then asked if it Mr. Pepe meant "should not" or "shall not." Mr. Pepe
corrected himself and stated that the PUD shall not exceed the density and intensity found in the
Comprehensive Plan.
Dr. Whitman asked if this new category is needed in the City. He then asked if clinics are
permitted in a medical office use which is already allowed in a large amount of zoning districts.
Mrs. Cabrera responded that medical offices may not be open for 24 -hours a day. Dr. Whitman
MWL Page 2 of 3
Z:\PB\PBMinutes\2011 Minutes \5- 24- 2011TPA Regular Meeting Minutes Excerpt - 11- 021.doc
then asked if there was a specific prohibition on the 24 hour use of medical offices. Mrs. Cabrera
responded no.
Dr. Whitman then stated that this is coming from the old Pubic and Institutional (PI) category.
He then stated that everything that used to be considered PI will have to be converted to a new
category. He then asked if this is what that is for. Mrs. Cabrera stated that this category branched
off from the Hospital /Clinic category. Now that Clinic has been separated, how are they going to
be treated?
Mr. Pepe stated that the Commission was thinking Hospital/Clinic and they were thinking of in
terms of clinics that were like hospitals that were open 24 hours a day. They then began to think
that hospitals are six -seven stories high, and that the City doesn't need clinics of the same height.
Mr. Dundorf asked what the logic was behind the category Clinic and Clinic/Veterinarian? Dr.
Whitman stated that one is for humans and the other is for animals.
Motion
Mr. Vitalini motioned to approve the application. Mr. Cruz seconded the motion.
Vote
Aye: 6; Nay: 0
V. Approval of Minutes: Tuesday, May 10, 2011
The LPA reviewed the minutes and gave comments for staff to address. Minutes were
then approved by the Board.
VI. Future Meeting Dates: Tuesday, June 21, 2011
VI. Adjournment
Dr. Whitman adjourned the Local Planning Agency meeting.
Mwl- Page 3 of 3
Z: \PB\PB Minutes\2011 Minutes \5 -24 -2011 \LPA Regular Meeting Minutes Excerpt - 11- 021.doc