Ord No 23-82-1146ORDINANCE NO.23*82-1146
ANORDINANCEOFTHE CITY OF SOUTH MIAMI,FLORIDA,AMENDING
SECTION 3(a)(3)OF ORDINANCE NO.13-81-1107,HERETOFORE
flBOPTED ASTHESOUTH MIAMI COMPREHENSIVE PLAN BY:CHANGING
ANISSUEAREA DESCRIPTION;CHANGINGTHE FUTURE LANDUSE
PLAN AND ASSOCIATED WRITTEN DESCRIPTIONS TO ALLOW OFFICE
USE,SUBJECT TO CERTAIN LIMITATIONS,INSTEAD OFTHE CURRENT
ALLOWANCEOF PUBLIC/SEMI-PUBLIC USE,ONCERTAINDESCRIBED
PROPERTYLOCATEDAT 6210 AND6230 SOUTHWEST 70THSTREET,
SOUTH MIAMI,FLORIDA;ESTABLISHING LANDUSE POLICIES;
ESTABLISHINGNEWBUILDINGHEIGHTLIMITATIONS;RECOMMENDING
THECLOSINGOFSOUTHWEST70THSTREETATACERTAINLOCATION,
SUBJECTTOFURTHER STUDY;ALLOWINGRENUMBERINGAND/OR
COMBINATION OFPARTSOFTHIS ORDINANCE WITH OTHER SECTIONS
ORPARTSOFSECTIONSOFTHESOUTH MIAMI COMPREHENSIVE PLAN;
REPEALINGALLORDINANCESORPARTSOFORDINANCESINCONFLICT
HEREWITH;AND PROVIDING WHEN THIS ORDINANCE SHALL TAKE
EFFECT.
WHEREAS,after Public Hearings the Planning Board has made
its recommendations in accordancewiththe annual amendment procedures under
Ordinance No.13-81-1107 ofthe City of South Miami,Florida,
NOW,THEREFORE,BEITORDAINEDBYTHEMAYORANDTHECITY
COMMISSION OFTHECITYOFSOUTHMIAMI,FLORIDA:
Section 1.That Section 3(a)(3)of Ordinance No.13-81-1107,
heretofore adopted as The South Miami Comprehensive Plan be,and the same is
herebyamendedas follows:
1)Amend the Issue Areas Map on page L-36 to include the
Children's Manor property andadjacentareason
S.W.70th Street as part of area IE (see attached map).
2)Amend the description of Parcel IE on page L-40 to read
as follows:"Parcel III -TheROandCO Districts on
S.W.62nd Avenue fromS.W.68th Street toS.W.70th Street
and the adjoining areas along S.W.70th Street and
S.W.62nd Court,particularly those areas near the
Plaza 7000 Building."
3)Amend the heading "Parcel 1 through IE..."on page L-65
to read,"Parcels 1 through ID..."and insert anew
Section immediately after that Section and before the
"Parcel 2,The Davis Nursery..."heading as follows:
PARCEL IE -the RQ/CO area along S.W.62nd Avenue and
adjacenttothe Plaza 7000 Building.
The Office Use/RO zoned area facing S.W.62nd Avenue from
S.W.68th Street south through Lot 2,Block 4,COCOPLUM
TERRACE,should remain as is andshouldnotbeallowedto
expand westward into the single family residential area.
However,in the areas immediately surrounding the Plaza
7000 Building a more complicated situation exists.In fact,
this area and the South Miami Hospital area are presently
the only two areas in the entire City where eight (8)
storyoffice zoning districts immediatelyabutlowand
mediumdensity residential areas.Therefore,asinthe
South Miami Hospital area,corrective actions are necessary
toensurethatthe residential area will be protected from
encroachmentof incompatible landusesand non-local and
non-residential traffic.
As explained below,a thorough examination of the conditions
surrounding the area and longthly discussions with the
property owners and residents has lead tothe conclusion
that the following specific policies should apply to the area:
1)Both sides of S.W.62nd Court should be preserved and
protected as a single family residential area.
2)The land use designation for the property described as:
The North 115 feet of the East h of the
Southeast \\of the Southeast k of the
Southwest !4 less the East 149.0 feet;
andtheEast137feetof theNorth 150
feet of the West '..of the Southeast >4
of.the Southeast '.»of the Southwest U»
all lying and being in Section 25,
Township 54 South,Range 40 East,
Dade County,Florida,A/K/A
6210 and 6230 S.W.70th Street;
should be changed from public semi-public use to office
use (as shown in Figure L-14)subject to the following
additional limitations:
a)The property should be rezoned to "R0",Residential
Office.
b)Vehicular access to non-residential uses on said
property should be limited to the streets,or
portions of the streets,already having non-residential
driveways (see figures L-15,16,17 for illustrative
examples)as provided in the R0 district regulations.
c)Every reasonable effort should be made to preserve
the existing trees on the site.
d)In consideration of the shape of the land area,the
fact that the Plaza 7U00 Building is built on the
property line,and the .location of several major
specimen oak trees on the lot,the City may need to
allow some design flexibility with regard to building
width and side and roar setbacks*(See figures L-16,17)
3)Building height limitations should be as shown on
Figure L-18.
4)Subject to further study,the City should take action
close to S.W.70th Street at a point approximately parallel
to the west line of Lot 6,Block 4,C0C0PLUM TERRACE (see
Figures L-15,16,17)if and when the school is closed or
the Metrorail station opens,whichever comes first.This will
reinforce the division between the residential and non-resi
dential areas and wil]help eliminate^the instusiQn of non
local and transit related traffic in the residential area.
Policy number one is an affirmation and clarification with
regard to this area of the primary goals of this Comprehensive
Plan to protect the existing residential areas from encroach
mentof incompatible land uses.
Policy number two,provides for the change of land use design
ation and the rezoning of the New Horizons Ministries,Inc.
property and the adjacent small single family house to
Office Use and R0 zoning.This policy is the result of
lengthly study and represents a compromise solution which
is acceptable to all parties.The R0 use on the entire
property will allow development of approximately 14,200
square feet of office space (see Figure L-16)as opposed to
the 11,550 square feet of space that could have been econ
omically built under the earlier "CO"3-Story alternative
on the eastern portion of the property .This proposal is
equitable to all parties because the additional square
footage allowed under the "R0"alternative more than offsets
the fact that this "RD"proposal utilizes more land than the
"CO"alternative,and yet.thn "R0"district regulations also
/
[_Jt0*DENSITV RESIDENTIAL
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RECOMMENDED LAND USE
FIGURE L-14
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BUILDING HEIGHT LIMITATIONS
(IN STORIES I
FIGURE L-18
ensure that any new construction will be compatible with
the residential areas acrossthe street.Inaddition,
the use of 2-Story RO zoning in this area is consistent
with actions taken in the South Miami Hospital area where
2-Story RO zoning also acts as a buffer between a 6-Story
building and adjacent residential areas.
Policy number three modifies the existing height limitation
on several properties in the area.The affect of this
modification is to reduce the current 8-Story height allowance
on the property in question,and the South Miami Medical
Arts Building to 2-Stories and 4-Stories respectively.
The modification would also reduce the height limitation
for the properties along thewastern boundary ofthe Sunset
Club Apartments from 8-Stories to 6-Stories.All ofthese
changes are consistent with and an extension of the Compre
hensive Plan policy to provide a logical step down in
building height adjacent to residential areas.The recom
mended building height limitations on the Children's Manor
property will be particularly important for the protection
oftheadjacentsinglefamily residential area.
Policy number four responds to the fact that the AM peak
hour traffic flowof128 vehicles on S.W.70thStreet directly
in front of the Children's Manor property is approximately
equal to the traffic glow over the Brewer Canal Bridge
in the South Miami Hospital neighborhood,which other
studies have shown is clearly unacceptable fora residential
areas.Further,between said property and S.W.62ndAvenue
there are 249 vehicles during the same period of time.
This traffic situation will undoubtedly be further aggravated
when S.W.70th Street becomes one of the primary access roads
to the South Miami Transit Station.Therefore,subjectto
further study and public hearings,it seems that the closure
of S.W.70th Street will be crucial to the long term
viability of the adjacent residential area.In fact,if
transit related traffic becomes a serious problem similiar
actionmaybeneededon S.W.69th Street.
In conclusion,it is the intent of all of these policies to
try to create a stable residential neighborhood in this
area by eliminating the threat of further office encroachment
into thearea.
Section 2.Any Sections or parts of Sections of this
Ordinance may be renumbered and/or combined with other Sections or parts of
Sections of the South Miami Comprehensive Plan and any amendments thereto,
as necessary,to ensure the continuity and consistency within and between the
various elements of said Comprehensive Plan.
Section 3.All Ordinances or parts of Ordinances in conflict
herewith be,and the same are hereby repealed to the extent necessary to
implementthis Ordinance.
Section 4.This Ordinance shall take effect immediately at the
time of its passage.
PASSED AND ADOPTED this 8th day of June ,1982.
APPROVED:
ATTEST:
Passed on 1st Reading;5/18/82
Passed on 2nd Reading:6/08/82
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