Ord. No. 35-83-1193. .;."
.' ....
ORDINANCE NO. 35-83-1193
AN ORDINANCE OF THE CITY OF SOUTH MIAMI, FLORIDA,
AMENDING ARTICLE XVI PLANNED DEVELOPMENT OF
SECTION 1 OF ORDINANCE NO. 20-71-724, HERETOFORE
ADOPTED AS THE OFFICIAL ZONING ORDINANCE OF THE
CITY OF SOUTH MIAMI, FLORIDA, BY: ADDING NEW
SECTIONS 16-46 THROUGH 16-51-3 ENTITLED "PLANNED
DEVELOPMENT -HOSPITAL DISTRICT (PD-HD), CONTAINING
PURPOSES, USES PERMITTED, SPECIAL USES PERMITTED,
AND DISTRICT REGULATIONS FOR SAID NEW DISTRICT;
REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN
CONFLICT HEREWITH AND PROVIDING AN EFFECTIVE DATE.
...
WHEREAS, the Planning Bdard of the City of South'Miami,
Florida, has considered a proposed new District entitled: uPlanned·!Deve1opment -
Hospital District (PD-HD), and have made their recommendations thereon.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. That Article XVI Planned Development of Section 1
of Ordinance No. 20-71-724, heretofore adopted as the Official Zoning Ordinance
of the City of South Miami, Florida, be, and the same is hereby amended by adding,
immediately after Section 16-45-3 Walkways, the following new Sections, to-wit:
PLANNED DEVELOPMENT -HOSPITAL DISTRICT
16-46 Definition: Intent:
(PD -HD)
In addition to the procedures, standards, and require-
ments of Sections 16-1 through 16-8 of these planned development
regulations, the following standards, regulations and ,requirements
apply to Planned Development-Hospital District (PD-HD) develop-
ments, defined for the purpose of these regulations as planned
development for the establishment of complementary and compatible
combinations of hospitals, medical offices, laboratories and
related educational facilities and other support ,services.
Hospitals, particularly large ones, are unique in their
characteristics and needs. They are strong land use generators.
They tend to cause land use changes, particularly office develop-'
ment, around them. They also tend to generate exceptionally large
amounts of traffic. Likewise, hospitals need the flexibility to
be able to respond to the evolutionary nature of medical tech-
nology and federal and state health care regulations. As <;uch,
large hospitals are not easily or properly regulated undprl~nd
use control regulations which apply to general office development.
,.
/
· ,
Therefore, in establishing this particular type of
planned development, it is the intent to provide a mechanism to
properly regulate and control the growth of hospitals within the
City and to protect the public interest,while providing sufficient
flexibility to allow hospitals to respond to changing circumstances;
concentrate hospital development in certain geographic locations
to the end that the existing neighborhoods of South Miami may be
maintained, preserved, and enhanced; to enable economical and
efficient use of lands in those locations; to encourage economies
of scale in the provision of hospital and governmental services;
to establish a stable land use pattern in the hospital areas upon
which the local residents, the hospitals themselves and other
property owners can rely; and to ensure that such development
complements and is compatible with presently existing and contem-
plated development in the adjacent areas.
16-47 PD-HD Developments: Where Permitted.
PD-HD developments may herafter be established in
accordance with the general procedures~ standards, and requirements
of Sections 16-1 through 16-8 and the particular standards and
requirements of Sections 16-46 through 16-51 of these planned
development regulations, within any zoning district permitting
hospitals and related useso Intensity of development in PD-HD
districts shall be governed by those densities and intensities
established for the zoning district or districts involved, the
adopted South Miami Comprehensive Plan, and any "adopted Neighbor-
hood Plan or Plans.
16-48 PD-HD Development: Permitted Principal and
Accessory Uses and Structures.
The following principal and accessory uses and
structures may be permitted in PD-HD developmen~s9 subject to
the limitations and requirements herein set out, when such
uses form complementary and compatible groupings contributing
to the efficiency, safety, and convenience of the particular
PD-HD development and its surrounding area, and as appropriate
to the general area by its nature, location, and design.
-2-
Applica > ions for approval of special use permit for
PD-HD development may be denied if the proposed develop r.-~t rioes
not contain fa cili ties demonstrated to be co mplementary a.
compatible, or if a part i c ular u se or combination of use s proposed
would be inappropriate in th~ ~ucation proposed bec ause of the
character of surrounding development, the adopted South Miami
Comprehensive Plan, a ny ad opted Neighborhood Plan or Plan and/or
us es permitted in the zoning district.
Likewise, after approval of a PD-HD s pecial use pe rmit
the typ e or k ind of ownersh i p or method of provision of any
permitted pr i nciple or accessory use or service sha ll remain
flexible provided that the applicants and any of their successors ,
heirs , and/or assigns shall be bound by the requirements of Article
16, and any other applicable regulations and any condit ion s set as
part of the approval of any PD-HD s pecial use permit.
1 6-48-1
16 -4 8-2
Principal Uses and Structures .
1. Hospital.
Accessory Uses and Structures.
Us es and structures which are customarily accessory a nd
incidental to permitted uses and structures are permitted subject
to limitations and lawful regulat ion s pertaining thereto. For
purposes of this provision, only the fo llo wing uses s hall be
allowed as accessory uses:
1 .
2.
3 .
4.
5.
6 .
7.
8.
Intermediate care facility.
Extended care facility.
Medical clinic .
Medica l offices.
Laboratory and researc h fac ili ty.
Medical educat ion a l facilities.
Ho spita~ support facilities including: l aun dr y.
cafeter1a , d1eta ry serv i ces, ch ild ca re facilities
staf: and admi nistr ative off ice s, data process ing.'
and 1n house pr intin g .
Convenience facilities for ho sp i ta l staff
patient~ and visitors , includi n g c ha pels , 'snack
bars , glft shops, and florists.
9 . Any other uses determined, as pait of the PD-HD
appl1cat10n, to be compat ibl e with the exist ing and/or
prospect~ve characte r of the proposed development and surroundlng area.
Accessory uses, s u ch as convenience faci l ities, wh i c h
provide services to members of the public not associate d may
wit h
the hospital and/or to members f th bl o e pu ic not ha ving any
b u si ness at the hospital sha ll be so located and d es i gned tha t
ther e shall be no external features Whl'ch shall indicatp or
otherwise draw attention to the e Xl'stence of said uses.
-3-
Further
9
since said uses and services are intended'to
serve only ho~pita1 related persons, no advertising of any type or
kind, which will draw attention of non-hospital related persons
to the existence of said uses and services shall be allowed.
However, this shall not prohibit signs within the hospital from
providing directions to said facilities.
16-49 PD-HD Developments: Minimum Land Area.
Minimum land area for a PD-HD development shall be
three (3) acres. provided the provisions of Section 16-5 of these
regulations may be applied in particular cases, according to the
standards set out in that section.
16-50 __ ~ D -H D De vel 0 pm en t s : Ext ern a 1 R e 1 a t i 9~~.h iP_~._~
Scale in a PD-HD development will be such that careful
consideration shall be given to the relationship of the PD-HD
development to the uses and structures adjacent to and nearby it
and to the manner in which the development will impact the
neighborhood in which it is located and the City. Site planning
for a PD-HD development shall provide protection of surrounding
areas from potentially adverse impact and influences from the
development and provide protection of the development from
potentially adverse surrounding influences. In particular:
16-50-1 Principal Vehicular Access Points: General Vehicular
Traffic Flow.
The scale of PD-HD developments will be such that
particular consideration will need to be given to vehicul.ar
access points to and from the development. The general standards
and requirements of Sections l6-4-4~ 16~4-5~ and l6-4~6 shall
be applied in the matter of access~ traffic flow~ and the
relationship of traffic flow to offstreet parking~ offstreet
loading, and the location of refuse and service areas for PD-HD
developments.
Automotive traffic flow to and from the PD-HD develop-
ment shall be so designed and oriented that it will not intrude
on minor streets in residential neighborhoods. Arrangements
for traffic flow from and to the development shall be designed
to retain the major portion of such traffic on designated major
arterial, arterial, and collector streets.
Where improvements in existing street syste~s, inc1.uding
street widening, traffic dividers, signalization, and the like
are found by standard traffic engineering projections and methods
to be required in connection with a proposed PD-HD development.
-4-
· .
approval of a special permit for planned development shall be
conditioned on arrangements .satisfactory to the City and the'
applicant for the provision of such improvements 0
The result to be obtained shall be to maximize the
safety and convenience of automoti~e and pedestrian traffic, to
minimize potential automotive-automotive confli~ts9' and to
minimize potential automotive-pedestrian conflicts.
16-50-2 Emergency Access.
l6-50-2{1} Ambulance and Emergency Room Access.
Those roadways, public or private, linking directly to
emergency entrances shall' be considered emergency access roads~
Emergency Access roads shall: conform to standard engineering
requirements for emergency vehicle use; utilize proper and
sufficient signing and lighting; be designed to minimize inter-
ference with other access routes and pedestrian circulation; and,
wherever possible, a se~arat~, parallel pedestrian walkway
system to ~11 emergency entrances and exits sh~~l be ~rovided.
1~-50-2(2} Fire Vehicle Access.
Unobstructed access roadways, easements and other
facilities shall be provided in accordance with the requirements
of the Metropolitan Dade County Fire Department.
16-50-3 Public Transportation Facilities.
Provision shall be made for the loading and unloading
of passengers from buses and taxicabs. Such arrangements. shall
where possible, be offstreet, but in any event shall afford
maximum safety and convenience to persons utilizi.ng such forms
of transportation.
16-50-4 Offstreet Parking Facilities.
Proposed PO-HD developments shall demonstrate that
offstreet parking has been provided in such amounts and locations
within the development or at approved off~site locations that
patients, doctors, visitors, and employees arriving at the
development will not have to park on City streets or in parking
facilities not related to the planned development. In the
determination of this matter, standard traffic engineering
projections and methods shall be ut,·l,·zed. T ypical daily staff
population, typical daily visitor popu1at1'on, vehicl~ occupancy,
percentage of staff and visitor auto drivers, percentages of
persons arriving by mass transportation and other alternate modes
of transportation shall be considered· k 1n rna ing such determina-
itons.
-5-
Approval of a PO-HO district shall not be given until
arrangement for providing offstreet parking and offstreet loading
in specific amounts and locations are agreed upon by the City
and the applicant.
16-50-5 Loading and Service Areas.
Hospital service areas require special consideration
because many hazardous materials must be handled. A potentially
dangerous situation could arise if particular attention and careful
planning are not incorporated into the design and function of these
areas.
16-50-5(1) Waste Handling Facilities.
The unique and potentially toxic nature of certain
hospital waste is of primary concern. Therefore, the storage and
disposal of hazardous and non-hazardous waste shall be speci-
fically addressed in the preliminary development concept plan.
Provision shall be made and sufficient area must be provided to
ensure that all waste material will be stored and disposed of
safely and in a manner that will not detrimentally impact
surrounding areas.
16-50-5(2) Loading Facilities.
Loading areas for servicing the facilities shall be
located so as not to impede or interfere with a~y areas of
circulation --most particularly emergency and pedestrian access
or roadways. To the extent that is possible, loading areas shall be
within direct proximity of the facility to be serviced and shall
be designed to be compatible with the surrounding areas.
16-50-5(3) Liquid Oxygen and Other Chemical Handling Equipment:
The location and design of these areas and equipment
shall be addressed in the preliminary development concept plan
such that they will be compatible with the surrounding areas and
shall present no hazard to adjacent properties.
16-50-6 Signs and Lighting.
As a part of the application for special use approval of
PD-HD development, the applicant shall present a general plan
as to how signs and lighting visible from public ways outside the
development are to be treated. Such general sign and lighting
plan shall include: (a) provisions for the lighting of public
-6-
· . ways on the boundaries of th~ development and on public ways
which may run through the development --general types of lights~
standards, candlepower 9 and the like, (b) demonstration of the
adequacy and suitability of lighting utilized in critical areas
such as emergency entrances and main access dr;ves~ (c) special
consideration shall be given to lighting plans utilized throughout
designated on-site parking locations in order to diminish shadow
areas, dark spots or other potentially hazardous conditions,
(d) a proposed set of draft conditions for signing as to type
or character, size, limit~tions, and the like throughout the
development where such signs are to be visible from public ways.
In deciding upon whether or not to approve the general
lighting and sign plan or to approve it with modifications, the
standards of Section 16-4-7 shall be utilized and as additional
standards: (a) the relationship of proposed signs and lighting
to security and safety from crime of occupants and visitors to
the PD-HD development and of passersby on public ways, in order
to provide maximum security from crime, (b) roof signs shall not
be permitted, (c) low profile landscaped signs and flat signs
shall be encouraged, and, (d) signs and lighting shall be in
character with the nature of the development and the area
surrounding such development.
In the preparation of final plans, should the applica-
tions for special use approval for PD~HD development be given, the
applicant shall include listings, types, and locations for all
signs where such signs are visible from public ways. For the
purpose of this requirement, major accessways within the develop-
ment may be considered as public ways in addition to the adjacent
public rights~of~wayo
16-50-7 Height Limitations and Provisions of Streetfront
Pedestrian Amenities.
In determining heights of buildings, where a proposed
PD-HD development ;s bounded by one or more public streets, plans
for such development shall take account along such streetfront(s)
of the heights of existing structures outside the proposed
development, the nature and character of development desired
by the City along such streetfront(s), and the objectives of the
adopted South Miami Comprehensive Plan for such streetfront(s)o
-7~
In particular, the proposed PD-HD development shall make
every reasonable effort to maximize pedestrian amenities along such
streetfronts by provi di ng for rna tters such as covered wa 1 kways,
landscaping, and street furniture where appropri~te.
16-51 PD-HD Development: Site Planning: Internal
Relationships.
The site plan for a proposed PD-HD development shall
provide for safe, efficient, convenient, and harmonious groupings
of structures, uses and facilities; for appropriate relationship
of space inside and outside of buildings to intended uses and
structural and architectural features. In particular:
16-51-1 Arrangement of Uses.
It is intended that the compatible and complementary
uses required in PO-HO developments be so arranged horizontally
and vertica1,ly that: (a) the location of specific hospi,tal
services are easily identifiable for the conveni~nce and/or
emergency needs of the hospital user, (b) the amount of parking
determined to be necessary to service a particular hospital
function is located within a reasonable distance of said function
and appropriate pedestrian linkages are provided, (c) the
arrangement of uses does not additionally complicate access and
circulation routes for both vehicular and pedestrian traffic v
(d) loading zones and servicing areas shall be so located'and
arranged as to prevent significant interference with pedestrian,
automotive, or emergency vehicle movement within the development.
16-51-2 Streets, Drives, Service, and Parking Areas or
Facilities.
Streets, drives, and parking or service areas shall
provide safe and convenient access to the establishments and
activities proposed for the PD-HD development, and shall be designed
in relationship to the requirements of Section 16-51-1 of these
regulations. Particular attention shall be paid in designing the
internal relationships of the development, and particularly in
final plans, to accessibility to the various locations within the
p 1 ann e d de vel 0 pm e n tin the eve n t 0 f fir e, c rime" em erg e n c y, 0 'r
catastrophe.
··G-
;
I
.•
16-51-3 Walkways.
Walkways within and surrounding the PD-HD development
shall form a logical, safe, and conven;ent system for pedestrian
access to all general use and emergency service areas proposed,
and be designed with particular reference to the standards and
requirements of Section 16-51-1 of these regulations. In addition,
special consideration shall be given to the relationships of the
internal pedestrian ways to pedestrian ways outside the PO-HO, the
safety and convenience of persons arriving at or departing from
the development as pedestrians, and the creation of a pleasant
pedestrian environment through the use of appropriate ground
covers, landscaping. and street furniture.
Section 2. All ordinances or parts of ordinances in conflict herewith be,
and the same are hereby repealed.
Section 3. This ordinance shall take effect immediately at the time of
its passage.
PASSED AND ADOPTED this 15th day of
1'/ .. r 'CITY-CLERK tV" " .. JI(,// L
Passed on 1st Reading: 11/01/83
Passed on 2nd Readi ng: 11/15/83
-9-
November , 1983.
APPROVED: