Res No 071-17-14872RESOLUTION NO. 071-17-14872
A Resolution relating to a Special Use application to permit the expansion of an
Animal Hospital/ Veterinarian at 6394-6396 S. Dixie Highway.
WHEREAS, pursuant to Section 20-3.4(B)(21) of the Land Development Code (LDC), the
applicant, South East Veterinary Referral Center, submitted Application No. PB-17-006 to the
Planning Board requesting a Special Use Approval to operate an animal hospital/veterinary 6394-
6396 S. Dixie Highway, within the General Retail "GR" zoning district; and
WHEREAS, the applicant proposes to expand the existing animal hospital/veterinarian use
by adding 800 square feet on the ground floor, 947 square feet on the second floor, and a 181 square
foot second floor open terrace to the existing 3,361 square foot building; and
,
WHEREAS, the animal hospital/veterinarian use is listed in the Permitted Use Schedule
(Section 20-3.3D) as a special use within the General Retail "GR" and is subject to meeting the
general conditions specified in LDC Section 20-5.8 and subject to meeting the special use
requirements set forth in LDC Section 20-3.4(B)(21) for an animal hospital/veterinarian; and
WHEREAS, the applicant's animal hospital/veterinarian use meets the special use
requirements set forth in LDC Section 20-3.4(B)(21) which are:
i. All such uses shall be located within a fully enclosed, air-conditioned, soundproof
structure.
n. There shall be no overnight boarding of animals except for medical purposes.
lll. 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; and
WHEREAS, the Planning and Zoning Department has determined that the applicant's
animal hospital/veterinarian special use meets the parking requirements for the General Retail "GR"
zoning district; and
WHEREAS, the approval of a special use requires a recommendation from the Planning
Board and the approval of the City Commission after a public hearing; and
WHEREAS, at the March 14,2017 Planning Board meeting, and following a public hearing,
the Board reviewed application PB-17-006 and voted seven (7) ayes, zero (0) nays to recommend
approval of the request for a special use to operate an animal hospital/veterinarian with conditions;
and
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1: Special Use Application (PB-17 -006) submitted by applicant South East
Veterinary Referral Center to operate an animal hospital/veterinarian at 6394-6396 S. Dixie
Pg. 2 of Res. No. 071-17-14872
Highway, within the General Retail "GR" zoning district is hereby approved. This approval is
subject to the following terms and conditions as well as all applicable City ordinances, codes, rules
and regulations:
1. Adhere to the Special Conditions applicable in Section 20-3.4(B)(21) Animal
HospitallVeterinarian and Section 20-5.8 Special Use Approval of the Land Development
Code;
2. The approved special use shall lapse after six (6) months if no master building permit which
implements the special use or certificate of occupancy has been issued for such use and if the
City Commission has not specified a longer approval period for good cause;
3. If required by the Code, any and all exterior renovations or modifications for the expansion
are subject to approval by the ERPB; and
4. If the subject animal hospital/veterinarian 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.
Section 2. Severability. If any section clause, sentence, or phrase of this resolution is for any
reason held invalid or unconstitutional by a court of competent jurisdiction, the holding shall not
affect the validity of the remaining portions of this resolution.
Section 3. Effective Date. This resolution shall become effective immediately upon adoption
by vote of the City Commission.
PASSED AND ADOPTED this 4 th day of, _Ap ...... r_i_l ____ " 2017.
APPROVED:
1':/#f-k42
MAY
COMMISSION VOTE: 5-0
Mayor Stoddard: Yea
Vice Mayor Welsh: Yea
Commissioner Edmond: Yea
Commissioner Harris: Yea
Commissioner Liebman: Yea
(i',
South'Miami
THE CITY OF PLEAsANT UVING
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
To: The Honorable Mayor & Members of the City Commission
VIA: Jane K. Tompkins, AICP, Planning Director
FROM: Steven Alexander, City Manager
DATE: April 4, 2017
SUBJECT:
Agenda Item No.: _8' __ _
A Resolution relating to a Special Use application to permit the expansion of an Animal
Hospitall Veterinarian at 6394-6396 S. Dixie Highway.
BACKGROUND:
Located in the General Retail "GR" zoning district, the applicant is proposing to expand the
existing animal hospital in the commercial building located at ·6394-6396 S. Dixie Highway.
Previously; the applicant applied for and was granted special use approval via Resolution #016-
16-14571 to operate an animal hospital at 6396 S. Dixie Highway which was previously occupied
by a car rental agency. This special use approval was extended on January 17, 2017 via
Resolution #005-17-14806. At this time, the applicant is requesting special use approval for a
second expansion that would increase the size of the hospital. Pursuant to the regulations listed
in the Permitted Uses, Section 20-3.3(0) of the Land Development Code (LDC), a special use
. permit is required for the operation of an animal hospital/veterinarian in the GR zoning district.
REQUEST:
South Veterinary Referral Center, the applicant, is requesting approval to expand an existing
animal hospital/veterinarian use at 6394-6396 S. Dixie Highway.
ANALYSIS:
Pursuant to the Special Use Conditions, Section 20-3.4 of the LDC, a special use may be
approved and permitted by the City Commission at a public hearing, after a recommendation
by the Planning Board, provided that such use complies with the general requirements, special
requirements,' and any other conditions that the City Commission may consider appropriate
and necessary.
When reviewing the project, the following items are noted:
• Resolution #04-07-12389 originally granted approval of the animal hospital/veterinarian at
6394 S. Dixie Highway .
• The uses surrounding the property are as follows:
o North -Banking Institution
o South -Banking Institution/Retail
o East -Multi-Family Residential
o West (Across US-1) -Single Family Residential
Spedal Use -Animal Hospital 6394-6396 S. Dixie Highway
April 4, 2017
Page 2 0/5
• Resolution #016-16-14571 approved the expansion of the animal hospital into the tenant
space located at 6396 S. Dixie Highway.
• Pursuant to the attached plans, the proposed expansion consists of the extension of the
ground floor space at the rear of the property as well as a second floor addition. The sizes of
the different spaces are as follows:
o Existing Ground Floor Space: 3,361 S.F.
o Proposed Ground Floor Addition: 800 S.F.
o Proposed Second Floor Addition: 947.S.F.
o Proposed 2nd Floor Open Terrace: 181 S.F.
The table below provides the detailed zoning information for the project:
6394-6396 5 Dixie Highway Zoning Table
Required/Allowed
Setbacks
20' -0" 21
After review of the dimensional requirements for the property, it was found that the property
does not meet the minimum frontage requirement for the GR zoning district. Because the
building was constructed in 1953, it is considered to be a legal-nonconforming structure.
Pursuant to Section 20-4.8{B} of the LOC,
Special Use -Animal Hasp1to16394-6396 S. Dixie Highway
April 4, 2017
Page30jS
1. A structure which was erected in conformance with the applicable
dimensional requirements in effect at the time of erection but which at a
subsequent date fails to conform to applicable dimensional requirements
due to a change in the zoning map, in the dimensional requirements table or
in the text of this Code, may continue to be used for any use permitted in the
district in which it is located, subject to the requirements of this section.
2. The following requirements shall apply to such structures:
a. Use of such structures shall be consistent with parking standards applicable on
the first date of such use; and
b. In the event of any remodeling or rebuilding, the remodeling or rebuilding shall
not increase the extent of nonconformity with any dimensional requirement.
Because the proposed addition does not increase the extent of the nonconformity, it is
considered acceptable and does not prevent the expansion or require any further zoning
action.
As shown on the attached Ground Floor Plan, sheet A-2, the applicant is proposing to expand
from the rear of the building so that new procedure rooms can be created. All administrative
offices will be relocated to the second floor area, thereby making room for additional
procedures. last, a new open terrace at the second floor will be constructed. This terrace is
partly due to requirements from Miami-Dade County Fire Department.
PARKING SPACE ANAL YSIS
Pursuant to Section 20-3.3(D} and Section 20-4.4(B}(12} of the lDC, the parking condition for an
animal hospital/veterinarian is as follows:
• One (1) space per four h..,ndred (400) square feet of gross floor area.
Animal Hospital/Veterinarian Use Parking Space Requirement
5,108 S-i-P-: 1 Parking Space
1 x = 12.77 Parking Spaces ~ 13 Parking Spaces 400 £..p-..
Based on the calculations listed above, thirteen (13) parking spaces will be required for both
the existing animal hospital and its proposed addition. As shown on the attached site plan,
sheet A-1, twenty-four (24) parking spaces are available for the exclusive use of the animal
hospital. Therefore, the parking requirement for the animal hospital will be satisfied.
Special Use -Animal Hospita/6394-6396 S. Dixie Highway
ApriJ4,2017
Page 4 0/5
SPECIAL USE ApPROVAL
After review of the project, the proposed animal hospital use complies with both the general
and special requirements listed in both Section 20-3.4(A) and Section 20-3.4(B)(21) of the LOC,
respectively, in that the use:
• Is compatible and complementary to the existing uses within the surrounding areas;
• All such uses shall be located within a fully enclosed, air-conditioned, soundproof
structure.
• There shall be no overnight boarding of animals except for medical purposes.
• 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_
Furthermore, the requested special use does not conflict with the Comprehensive Plan and
complies with the LDC requirements set forth in Section 20-5.8(B)(1) ofthe LDC in that the use:
a. Will not adversely affect the health or safety of persons residing or working in the vicinity
of the proposed use,
b. Will not be detrimental t,o the public welfare or property or improvements in the
neighborhood; and,
c. Complies with all other applicable Code provisions.
last, if the 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.
STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit application by the City Commission. This
approval should be subject to the following terms and conditions as well as all applicable City
ordinances, codes, rules and regulations:
1. Adhere to the Special Conditions applicable in Section ·20-3.4(B)(21) Animal
Hospital/Veterinarian and Section 20-5.8 Special Use Approval of the Land Development
Code;
2. The approved special use shall lapse after six (6) months if no master building permit
which implements the special use or certificate of occupancy has been issued for such
use and if the City Commission has not specified a longer approval period for good
cause.
3. If required by the Code, any and all exterior renovations or modifications for the new
establishment are subject to approval by the ERPB.
Spec/al Use -Animal Hospital 6394.6396 S. Dixie Highway
ApriJ4,2017
Page50J5
4. If the subject animal hospital/veterinarian 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 pubiic 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.
PLANNING BOARD ACTION:
After the public hearing held at the Planning Board's March 14, 2017 meeting, the Board
unanimously recommended approval ofthe application, subject to Staffs terms and conditions.
ATTACHMENTS:
• Draft resolution
• Application, dated February 10, 2017
• Letter of Intent, dated February 8, 2017
• Letter of Approval from Property Owner, dated February 8, 2017
.• Resolution #04-07-12389
• Resolution #016-16-14571
• Resolution #005-17-14806
• Mailing Label Affidavi~ w/Location Map, dated February 8, 2017
• City Notice of Public Hearing
• Notice of Applicant Mailout Affidavit, dated February 7,2017
• Applicant Mailout Letter Package, dated January 26,2017
• Legal Ad
• Boundary Survey (On File)
• Southeast Veterinary Referral Center Plans, prepared by Larry Candela, AlA
o Ground Floor Life Safety Plan, sheet LS-1 .
o Second Floor Life Safety Plan, sheet LS-2
o Demolition Plan, sheet 0-1
o Site Plan, sheet A-l
o Area Calculations, sheet A-lA
o Proposed Ground Floor Plan, sheet A-2
o Ground Floor Reflected Ceiling Plan, sheet A-3
o Proposed Second Floor Plan, sheet A-4
o' Elevations, sheet A-S -A-6
o Windows & Door Schedule, sheet A-7
o Wall Sections, sheet A-8
• Draft excerpt of Planning Board meeting minutes
5UHDAY MARCH 16 1017
MIAMIHERAlD.cOM . NEIGHBORS I 25SE
TAKE YOUR SAVINGS
FROM ORDINARY ...
. TO EXTRAORDINARY!
OPEN YOUR CD ACCOUNT TODAY!
STOP BY YOUR LOCAL BRANCH OR VISIT
POPULARCOMMUNITYBANK.COM/CD-SAVINGS.
FROM PAGE Z4SE
BRIEFS
(if applicable).
MIAMI-DADE: MIAMI
COLLEGIUM CONCERTS
Miami Collegium Mu-
slcum presents three pex-
fonnances of "Ein deutsch-
es Requiem" (A Gemlan
Requiem) by Johannes
Brahnu: in April throughout
Miami-Dade County.
The choral music will be
performed Friday, April 7,
at St Stephen Episcopal
Church, 2750 McFarlane
Rd., Coconut Grove; Sat-
urday, April 8, at Riviera
Presbyterian Church, 5275
Sunset Dr., South Miami;
and Friday, April 28, at St.
Patrick Catholic Church,
3716 Garden Ave., Miami
Beach.
All perfomlances are
tree and begin at 7:30 p.m.
Miami Collegiwn Mu-
sicum is a chamber choir of
up to 30 singers.
For further information,
contact Laura Calzolari at
Icalzolari916@gmail.com
or 305-401-5987.
WEST DADE: ELDER
ABUSE PRESENTATION
The Alliance for Aging
will be host a free public
educational outreach pre-
sentation about financial
exploitation and elder
abuse at 5:30 p.m. Mon-
day, April 24, at the West
Dade Regional Library,
9445 Coral Way, Miami.
The alliance is a non·
profit organization that
proJlides comprehensive
informatioll and access to
quality $ervices for older
adults, carigivers and
families in Miami·Dade
and Monroe Counties. For
Dlore information, contact
email Vanessa A. Tercero
at vterc002@fiu.edu, or
elder abuse prevention
coordiI)alor Alina Becker at
beckera@allianceforaging.
org.
HOMESTEAD: MILITARY
APPRECIAnON DAY
Downtown Homestead
wiU celebrate our serv-
iceanen and women during
Military Appreciation Day,
3 to 8 p.m. Saturday, April
29, at Losner Park 104
North Krome Ave.
The event aims to better
unify civilians with all
branches of our military,
introducing residents to
the people who put their
Ilves 011 the line.
There will be a flyover of
military aircraft, a K-9
demonstration by the
Homestead Police Depart·
ment, games and activities
inside a children's area,
food trucks and other ven·
dors. Call 305-224-4570
for more information.
CITY OF SOUTH MIAMI
COURTESY NOTICE
NanCE IS IIRRElIY ~i""Ib.' lhe City Commi,$ion "r lhe Ciay Dr Soulh Miami. Florida will cnlldun
Puilhc: Hearing{ll:) Oj1 jts Icg.u]ar Cily Cnmnll!;sinn Rlel:lilJe m:hcddled em Tuescby, Aptjl4. 2Dn, he,inqjn~
at 7:0(1 p.Ill., in Ih.:: City Cummissi(ln Chamhc:rs. 6130 Sl1ttSt't DII'\o"C. to consi~~thc fNlowinE. ik:m(s): )
I A RcsolllliCJn.l~JatiD~ IeJ R Sptcinl Usc applir:alinu it) IlCI'DUI the C'ApanrJOIl Dr &In Anim:d "OJIpi~ L Ve.l.t'rinlllian at 6394-6396 S. Dixie' Highway.
An O"linant;c amending fht! Land Dtwelnpmcnl Code, Article vn, IfHomt'uwn Djstdcr OVCrJiIIY
Orcnn."",". Secrions 20·7.2 aDd 2()·7.5 ond mlid. VID, "Tra1l,iI-Orirole" Dovc1opmenl District·,
SCClilIJl21)·8.2 iIDIl2(~,3 T~bl1ing lu thr dclinitNn (If ··~Ibf)"·· :'00 mwmum huilding might.
An OrdilJal1t"c au,horiT.ing IhC' fit)' Man~cr In eJ:eculc a Third Am~mcnll(l the ltlL'SC' agreement
wilh Mi ... I·D.d< Counry ror 'h,' u, •• r lb. Ciry of Soulh Mlllrni building lat· ... .1 ., fil21 SW 6~1h
Strrel .
An· OrcbnantC aD1Clldinp. db) Lund Dt''ttopmcnl CCMlc, Aniclr·lJ, "IJcGldUum", Scction 20-2,3,
·'Definilions'·. and Article m, "Zoning RcgulalitJIlS", Stc'Cions 2()"3.3(Dl "Pennitled Use Scht:dulr"
and 2()"3.4{Bl'·Sr:daJ Requirement .. " :ldding §uh~el1jfm (24) rrlaring. In Mcdk:lI Man.lURUJI. Centers
:md providing definitiuhS relaljog Iu and criteria Wid replaUC'JIw for Mtdi~d Marijuana Cenlen: in
Ihe Cil)' ,11 SWlh Mi;lmi.
ALL inlmsled parfil."lC 1Il\~ in"ittd In ancrul3.ntl will br beard.
Fur furlber infnrmrlliull, pleru;.c conlllCllhe Cdy Clerk's Oflit-e n1: 30S·66J-6340.
Manit M. Men~nde7.. CMC
City Cleric
Punu.mr 1(1 Florida Slatul~\ ltCu.oms, Ihr. Cit), hc.reh~ ikh·iJt'i dle. pubTlc thai II i\ prnun dccidos:.o appeal
ali)' decision mide by Ibis Board, A~l'JlCy or COJMtil~j"n with ros.J)l'\:t Iu 311Y nlalle-I t'PlasidctC'd al its
m.."Cllng IIr heftring. he tlr "he will need 0\ reclll'd ell Iht: pnlC.:cclin8~. iIonLilhll1 rt4' ~11Ch purptl'lc. :tITcl·ltd
pt'l$bD Iilit)' ll('('d lu t'1l!mJt' thill a YI."Jbnlim ICCOrd uf the-procrcdiJJgs is: JJ\i)dc which record includes
1ft: IC,Iimony IOUI evidence npnu which lhe Orl1CIt) iOlt If) he based.
MIAMI DAILY BUSINESS REVIEW
Pubrrshed Daily except Salurday, Sunday and
legal Holidays
Miami, MiamI-Dade COUnly. Florida
STATE OF FLORIDA
COUNTY OF MIAMI-DADE:
B!1fore the undersigned aulhortty personally appeared
MARIA MESA, who on oath says that he or she is the LEGAL
CLERK, Legal Notices of the Ml8mi Daily Business Review
flk/a Miami Review, a daily (except Saturday. Sunday and
legal Holidays) newspaper, Published at Miami in Miami-Dade
County, Ftorida; that the attached copy of advertisement,
being a Legal Aqvertisement of Notice in the matter of
NOTICE OF PUBLIC HEARING
CITY OF SOUTH MIAMI -APR. 4, 2017
in the XXXX Court,
was published in said newspaper in the issues of
03124/2017'
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 advertisement for
publicalio~
(SEAL)
MARIA MESA personally known to me
~,\\\\lII"I11IIII" . 11.,,~: .. 1.l.1 HE~:I~ ~" ~~"::ooo.o ~
§-~.. SSION~:·. ~ ~ 0 :.-141» "'=-~ .. :,. :o.VAERof ~.. ~ ... .."'.0 ~.'\i>.-:: • ~.~ 0 ::.
-0 0 _ =*(1 ....... :.= ~ -z.: GQD2iIm : ,~, ~ o.~ h ~ oo~~ ~ ~ "·?o;;~l)d8d 'ln~~,-•••• ~ ~ ~ ""14°:· .'" 'nsut! •• • ....... ~~ ~ ,.""8.1 0000000 f~"-~ ~""I. ((IC, STA~ a '1\\"", 1'IIIIIJ"'I1I\"\'~
CITY OfF SOUTH MIAMI
NOTICE OF PUBLIC HEARING
NOTICE IS ,HEREBY given that the City Commission ofthe City of South
Miami, Florida will conduct Public Hearing(s) at its regular City Commission
meeting scheduled for Tuesday, April 4, 2017, beginning at 7:00 p.m., in the
. City Commission Chambers, 6130 Sunset Orive, to consider the following item(5): '
-"(A Resolution relating 'to'a S~ia.1 Use application to pe~it the ~xi>ansion )
of an Anlml;ll Hospi~aV Veterinarian at ~394-6396 S. Dixie Highway.
'An Ordinance amending the Land Development Code, Article VII,
"Hometown District Overlay Ordinance", Sections 20-7.2 and 20-7.5
and Article VIII, "Transit..priented Development O.istrict", Section 20-8,2
and 20:8.3 relating to the de1inition of "Story' and maximum building height.
An ,Ordinance authorJ~ng the' City ,Manager to execute a Third
Amendment to the lease agreement with Miami-Dade County for the
use of the City of South Miami builCling located at 6121 SW 68th Street.
M Ordinance ame,nding the Land D~velopment Coile, Articl~ II, 'Oefinition$",
Section 20-2.3, 'Definitions", and Article III, "Zoning Regulations",
Sections 20-3.3(D) ·Permitted Use Schedule" and 20-3.4{B) 'Special
Requirements" adding subsection (24) relating to Medical Marijuana
Centetl! and providing definHioils relating to and criteria and regulations
for Medical Marijuana Centers in the, C!ty of South Miami, '
ALL intereSted parties are invited to attend and will be heard,
For further infor,mation, please contact the City Clerk's DfflCe at: 305-663-6340.
MariaM. Menendez, CMC
City Clerk '
Pursuant to Florida Statutes 286.0105, the City hereby advises the public
that if a person oecides, to appeal any decision made by this Board,
Agency or Commission with respect to 'any matter considered at its meeting
or hearing, he or she will need a record of the proce~dings, and that for
such purpose, affected person 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,
3/24 i7-115/0000209727M
.:jfr
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REAR ADDITION TO:
SOUTHEAST VETERINARY REFERRAL CENTER
6394 SOUTH DIXIE HIGHWAY. SOUTH MIAMI. FLORIDA. 33143
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