16South Miami
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CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
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To: The Honorable Mayor and Members of the City Commission
Via: Kelly Barket, Jr., Acting City Mana~
From: Christopher Brimo, AICP (!fI/ /
Planning Director /
ITEM No._I_b __ Date: January 8, 2013
SUBJECT:
An Ordinance amending the Future Land Use Map of the South Miami Comprehensive
Plan by changing the future land use map category from TODD (4+4 Story) to Hospital, for
an area identified as 7031 SW 62 Avenue (Larkin Community Hospital) -Folio #09-4025-
027-0010.
SUMMARY OF REQUEST
This item was previously heard and approved on first reading by the Commission on August 7,
2012. Prior to the second reading, the applicant requested that the item be tabled. Since there was
no date certain specified for the item to come back to the Commission, the following Section of
the Code of Ordinances requires that the item to be reheard as first reading.
Section 2-2.1. -Rules of procedure of city commission.
The following rules of procedure shall govern all meetings of the city commission, namely:
(C) " ... Any agenda item that has been tabled without a time certain shall automatically be
removed if not acted upon during the three (3) succeeding regular commission meetings
following the date of said tabling"
The subject application is a Comprehensive Plan Future Land Use Map amendment that was
originally initiated at a workshop held by the City Commission on April 12, 2011. At the
workshop, it was decided that the future land use map category entitled "Hospital" be re-created
so that the existing Hospital facilities would be made conforming; this category had been
removed from the Future Land Use Plan in 1997. On November 1,2011 the comprehensive plan
category "Hospital" was adopted by the City Commission on final reading [Ordinance 37-11-
2110] and transmitted to the State Department of Economic Opportunity (formerly the
Department of Community Affairs). Staff is now bringing this category to the Planning Board,
acting in its capacity as the Local Planning Agency (LPA), for application to specific properties
on the City's Future Land Use Map.
Current Land Use Plan & Map Category
Prior to 1997, this property had a land use category of Hospital/Office (4-Story). The
Hospital/Office (4-Story) category was removed from the City's Comprehensive Plan Category in
1997 during the evaluation and appraisal reporting period (97-1 ER). The land use plan category
of "Hospital" was reinstated on November, 1 2011(Ordinance 37-11-2110); the map category is
currently Transit Oriented Development District (TODD (4+4).
2001
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Site Analysis
PARCELS COMPREHENSIVE PLAN LAND DEVELOPMENT CODE ACTUAL USE
EXISTING LAND USE EXISTING ZONING DISTRICT
CATEGORY
NORTH MIXED USE H LARKIN HOSPITAL
COMMERCIAL/RESIDENTIAL
SOUTH TODD (4+4) TODD MU-5 MEDICAL OFFICES
EAST MIXED USE MO LARKIN HOSPITAL; MEDICAL
COMMERCIAL/RESIDENTIAL OFFICES; LARKIN PARKING
WEST TODD (4+4) TODD MU-5 MED OFFICE/COMMERCIAL
Land Use Plan Category [Ordinance 37-11-2110]:
Hospital -The hospital land use category shall be applied to development projects and
properties providing hospital facilities with building heights and intensities compatible
with existing and adjacent uses and special uses. Permitted heights, densities and
intensities shall be set forth as part of a corresponding zoning use district in the Land
Development Code.
Compatibility of Use: Larkin Hospital is a pre-existing Hospital facility that has been in
operation since the 1970's. The facility fronts SW 62nd Avenue with secondary access
for emergency vehicles on SW 70th Street, and is bounded by medical office and
commercial uses.
Compatibility of Density/Height: The Hospital category was removed from the city's
comprehensive plan in 1997, effectively making Larkin Community Hospital
nonconforming. The proposed future land use map category will reestablish a category
for this existing use. Heights and densities for "new" or expanded hospital facilities must
comply with the requirements of Section 20-3.4(14), and the MO zoning district in
Section 20-3.5 of the City's Land Development Code, enumerated below.
Impact on Public Facilities: An important element of a future land use map amendment
is to assess the impact of the change on the public infrastructure serving the site. Please
note that these facilities are preexisting; any expansion of the hospital facilities shall be in
compliance with the requirements of the comprehensive plan and land development code.
For purposes of this report, presented below is a summary of the projected impact of the
proposed land use map category on public facility capacity.
a) Park/Recreation Facilities
Level of Service (LOS): City Comprehensive Plan: 4 acres per 1000 pop.
No Impact
b) Schools
o students; No impact.
c) Solid Waste
o lbs /day; No impact.
d) Wastewater (Sewer)
o gallons/per day; No impact
e) Potable Water
o gallons/per day; No impact
f) Traffic/Streets
o trips added; No impact
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Excerpt from the Land Development Code
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-I 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 (Public/Institutional)
TODD (PR) Transit-Oriented Development District (Parks & Recreation)
PUD-R Planned Unit Developme,nt-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
Fl.:>'· ; HospitaJ'/ '>'.' '
... , ...... ···,;,;·'",1~:J .... >,;'.?' .•..• , ...
','
PI Public/Institutional
PR Parks and Recreation
(B) District Purpose Statements.
(27) "H" 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
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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.
20-3.3 (D) -Permitted use schedule.
20-3.4 -Special use conditions.
Any ofthe following special uses may be approved and permitted by the city commission
at a public hearing, after a recommendation by the planning board, provided that such use
is specifically listed as a permitted special use in the appropriate district column in the
Permitted Use Schedule (Section 20-3.3D), and that such use complies with the following
general and special requirements and any other conditions that the city commission may
consider appropriate and necessary:
(A) General Requirements.
(l) All such uses shall comply with all requirements established in the appropriate
zoning use district, unless additional or more restrictive requirements are set forth
below or by the city commission.
(2) All such uses shall be determined to be of a compatible and complementary
nature with any existing or planned surrounding uses.
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(3) A public hearing shall be held by the city commission to determine the overall
compatibility of the use with the surrounding neighborhood.
(4) If a special use is, in the future, determined by the Director of Planning, to be
adversely affecting the health or safety of persons residing or working in the
vicinity of the proposed use, to be detrimental to the public welfare or property or
improvements in the neighborhood, or to be not in compliance with other
applicable Code provisions, the special use approval may be modified or revoked
by the City Commission upon notification and public hearing.
(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 needed 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 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
purpose 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.
( e) Dimensional requirements shall be approved by the city commission but in no case
shall they be less restrictive than requirements applicable to the MO District.
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REQUIREMENT
Min. Lot Size
Net Area (sq. ft.)
Frontage (ft)
Min. Setbacks (ft.)
Front
Rear
Side (Interior)
Side (Street)
Between Buildings
. Building Height
Coverage (%)
Max. Impervious
Coverage (%)
Max. Floor Area
Ratio (FAR)
RO
Section 20-3.5
DIMENSIONAL REQUIREMENTS
NONRESIDENTIAL DISTRICTS
LO
7,500 7,500
75 75
25 20
20 15
10 10
20 15
25 25
20 20
20 20
2 2
25 30
30
75 80
0.30 .70
GR
10,000
100
20
15
15
25
20
2
30
85
.80
a 5' setback with wall opening adjacent to rear property line; no setback if no openings in wall.
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5,000
50
20
a
15
25
20
2
30
85
.80
b Applies to ground floor only; columns are permitted within the setback. Columns shall not be greater than twenty-
four (24) inches in diameter; columns on the property line shall not be closer to each other than ten (10) feet.
C The frontage requirement does not apply to uses in the SR District.
Staff Observations
1. The proposed amendment is consistent with the goals and policies of the City's
Comprehensive Plan.
2. The land use amendment will formally recognize the City's efforts and citizen
participation in assuring the continued compatibility of Hospital facilities with the
surrounding neighborhood.
3. This is a preexisting facility; impact of the proposed land use map category change
will have no change to public facilities including traffic, waste collection, water and
sewers.
4. Since this is a preexisting hospital facility with an incorrect land use designation, it is
recommended that Comprehensive Plan Future Land Use Map be amended by
approving the Future Land Use Map Category titled "Hospital" be applied to the
property located at 7031 SW 62 Avenue. If'the Commission wishes to proceed with
the proposed amendment, a rezoning of the property will also be required.
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Subject Property:
2010 Future Land Use Map:
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2010 Fut uee La rd Ij-,e Ma p
Attachments:
Draft Ordinance
Ordinance 37-11-2110
Planning Board Minutes
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ORDINANCE NO. ___ _
An Ordinance amending the Future Land Use Map of the South
Miami Comprehensive Plan by changing the future land use map
category from TODD (4+4 Story) to Hospital, for an area identified as
7031 SW 62 Avenue (Larkin Community Hospital) -Folio 09-4025-
027-0010.
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
policy guidance for growth and development; and
WHEREAS, the City Commission adopted a new future land use category titled
Hospital on November 1, 2011 (Ordinance 37-11-2110); and
WHEREAS, the Local Planning Agency (Planning Board) at its meeting on June
19,2012 after public hearing on application PB-12-018, adopted a motion by a vote of 4
ayes and 2 nays, thereby recommending that the above described Future Land Use Map
amendment should be approved; and
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby a Future Land Use
Map Amendment changing the future land use map category from the Transit Oriented
Development District (TODD 4+4) to Hospital for the property more specifically
described as 7031 SW 62 Avenue (Larkin Community Hospital) -Folio 09-4025-027-
0010.
Section 2. All ordinances or parts of ordinances in conflict with the provisions of
this ordinance are hereby repealed.
Section 3. 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 4. This ordinance shall be effective immediately after the enactment
hereof.
PASSED AND ENACTED this _ day of ____ , 2013
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ATTEST:
CITY CLERK
15t Reading:
2 nd Reading:
READ AND APPROVED AS TO FORM
LANGUAGE, LEGALITY AND
EXECUTION THEREOF:
CITY ATTORNEY
APPROVED:
MAYOR
Commission Vote:
Mayor Stoddard:
Vice Mayor Liebman:
Commissioner Newman:
Commissioner Harris:
Commissioner Welsh: