2008-3593 OrdinanceAdministration version
HD Hospital District Amendment
ORDINANCE NO. 2008-3593
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, BY
AMENDING SECTION 114-1, "DEFINITIONS;" AMENDING CHAPTER 142,
"ZONING DISTRICTS AND REGULATIONS," ARTICLE II, "DISTRICT
REGULATIONS," DIVISION 10, "HD HOSPITAL DISTRICT," BY ADDING
NEW SECTION 142-455 "SPECIAL USE REGULATIONS," PROVIDING
CRITERIA FOR PERMITTING CERTAIN HOSPITAL ACCESSORY USES
INDEPENDENT OF THE MAIN HOSPITAL USE AND REGULATIONS
FOLLOWING DEMOLITION OF HOSPITAL STRUCTURES; AMENDING
CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS," ARTICLE II,
DISTRICT REGULATIONS," DIVISION 10, "HD HOSPITAL DISTRICT,"
BY ADDING NEW SECTION 142-456, "REZONING OF HD DISTRICT,"
PROVIDING PROCEDURES AND STANDARDS FOR REZONING;
PROVIDING FOR REPEALER, CODIFICATION, SEVERABILITY AND AN
EFFECTIVE DATE.
WHEREAS, the City of Miami Beach (City) has observed that the hospitals in Miami
Beach have experienced major changes over the past decade, with hospitals closing and
changes in use contemplated for properties with hospital structures on them being
considered and proposed; and
WHEREAS, examples of this are the St. Francis Hospital site, which was
redeveloped into the multiple family and townhouse residential project known as Aqua; the
South Beach Community Hospital, which was closed for several years and is now seeking
modification of its uses to permit congregate living and other residential uses on the
property; and the former Miami Heart Institute site, which is exploring alternatives to
maintaining its main hospital use at that location; and
WHEREAS, hospital districts are permitted an enhanced floor area ratio ("FAR") of
3.0 due to the unique public purpose and service that hospitals provide to the public, but
such intense FAR is not an entitlement that should automatically continue if the hospital use
is discontinued; and
WHEREAS, it is appropriate in advance of the changes that such hospital districts
may experience to provide parameters in the event the main permitted hospital use in a
district is abandoned; and
WHEREAS, the City Commission has expressed a desire for the adaptive re-use of
existing buildings in HD, Hospital Districts; and
WHEREAS, allowing certain accessory hospital uses independent from the main
hospital use is deemed to be desirable as an alternative to total demolition and
redevelopment of a hospital property; and
WHEREAS, the amendments set forth below are necessary to accomplish all of the
above objectives.
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA.
SECTION 1. That Chapter 114, "General Provisions," Section 114-1, "Definitions," is
hereby amended as follows:
Hospital means an institution licensed by the State of Florida as a hospital, having facilities
for in-patients, providing medical or surgical care for humans requiring such treatment, and
which may include accessory use related facilities such as nursing homes, convalescent
homes, home health agencies, hospice facilities and other accessory hospital facilities as
described in subsection 142-452(2).
SECTION 2. That Chapter 142, "Zoning Districts and Regulations," Article II, "District
Regulations," .Division 10, "HD HOSPITAL DISTRICT," of the Land Development
Regulations of the Code of the City of Miami Beach, Florida is hereby amended by adding
section 142-455, "Special Use Regulations," as follows:
DIVISION 10. HD HOSPITAL DISTRICT
Sec. 142-455. Special Use Regulations.
The following accessory uses may exist independent of the main hospital use after
the main hospital use is discontinued subject to approval by the Planning Board
pursuant to the provisions of Section 118 Article IV, and provided such uses comply
with the provisions contained in (2) - (4) below:
a. nursing home or skilled nursing facility.
b. assisted living facilities or adult congregate living facilities
c. housing that provides different levels of services for older persons;
d. medical educational, research and diagnostic facilities;
e. outpatient care facilities;
f. similar uses, as determined by the Planning Director.
Such uses shall only occupy buildings and or structures that existed as of (the
effective date of this ordinance).
There shall be no new construction or replacement of demolished structures on the
site unless the main permitted hospital use is reinstated by the appropriate agencies.
2 of 4
Anv building existing on the property may be adaptively reused consistent with
subsection (1) above, while retaining existing nonconforminc.~height, setbacks, floor
area ratio and off-street parking, regardless whether the rehabilitation exceeds 50%
of the value determination, provided that the repaired or rehabilitated building shall
be subiect to the regulations in subsection 118-395 (b) (1) a.-d.
SECTION 3. That Chapter 142, "Zoning Districts and Regulations," Article II, "District
Regulations," Division 10, "HD HOSPITAL DISTRICT," of the Land Development
Regulations of the Code of the City of Miami Beach, Florida is hereby amended by adding
section 142-456, "Rezoning of HD District," as follows:
DIVISION 10. HD HOSPITAL DISTRICT
Sec. 142-456. Rezoning of HD District.
~ If an application is filed pursuant to section 118-162 to rezone all or part of an HD
district, the rezoning shall be to a district or combination of districts with a floor
area ratio no greater than the abutting land (sharing lot line).
Properties rezoned under this section that exceed 15 acres may be rezoned to allow
for a mix of districts, uses and intensities compatible with zoning districts of abutting
properties, and may exceed the limitation provided for in (a) above, if adequate
buffers are provided to protect less intense abutting and nearby uses, as submitted
to and approved by the planning board and city commission.
~ Anv building existing on the property may be adaptively reused consistent with the
underlying zoning regulations retaining existing nonconforming height, setbacks,
floor area ratio and off-street parking, regardless whether the rehabilitation exceeds
50% of the value determination, provided that the repaired or rehabilitated building
shall be subiect to the regulations in subsection 118-395 (b) (1) a.-d.
Secs. 142-4~ 457 --142-480. Reserved.
SECTION 4. CODIFICATION.
It is the intention of the Mayor and City Commission of the City of Miami Beach, and it
is hereby ordained that the provisions of this Ordinance shall become and be made part of
the Code of the City of Miami Beach, Florida. The sections of this ordinance may be
renumbered or relettered to accomplish such intention, and the word "ordinance" may be
changed to "section", "article", or other appropriate word.
SECTION 5. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby
repealed.
3 of 4
SECTION 6. NONSEVERABILITY.
This Ordinance is not severable, and if any provision hereof is declared invalid, the
Ordinance shall be returned to the City Commission for reconsideration.
SECTION 7. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED AND ADOPTED this 16th day of January , 2008.
G
Matti H. Bower MAYOR
TTEST:
CITY CLERK Robert Parcher
PPROVED AS TO
~/~ A F2M & LANGUAGE
,/ & F~`EXECWTION
vw
-ty o ey ate
(~
First Reading: December 12, 2007
Second Reading: Ja~uary 16, 20(},
Verified by:
Director
CP
Underscore denotes new language
S~e~t~ denotes deleted language
F:\PLAN\$PLB\draft ordinances\1852 - HD -Special Use Regulations\RezoningSpecial Use ord 10-23-07 2nd rdg 01-16-08.doc
4 of 4
COMMISSION ITEM SUMMARY
rnn~loncarl Ti+Ip•
An•Ordinance amending the Land Development Regulations of the City Code Chapter 142, by adding to
HD, Hospital District "Special Use Regulations "and New Section 142-456, "Rezoning Of HD District,"
rcey intenaea outcome aupportea:
Increase satisfaction with development and growth management across the City.
Increase satisfaction with neighborhood character.
Supporting Data (Surveys, Environmental Scan, etc.): Development construction was ranked No. 5 by
residents as one of the changes that will make Miami Beach a better place; 66% of residents and 63% of
businesses rated the amount done by the City for historic preservation as the right amount.
Issue:
Should the City Commission adopt the proposed ordinance regarding the Special Uses independent of a
main hospital use and rezoning of HD District when a request is made.
Item Summary/Recommendatiion:
SECOND READING PUBLIC HEARING
This ordinance includes an expanded definition of "Hospital," and focuses on the scale and massing, and
the compatibility of new development with the surrounding neighborhood through the limitation on intensity
of allowable development. It also contains an exemption for large properties over 15 acres, which may be
rezoned to allow for a mix of districts, uses and intensities compatible with zoning districts of abutting
properties and can provide adequate buffers from nearby residential neighborhoods.
In addition, the proposed ordinance includes Special Use Regulations in HD Districts that would permit
accessory uses such as a nursing home or skilled nursing facilities to exist independent of the main
hospital use after the main hospital use is discontinued, with the adaptive reuse of existing structures. No
new construction or replacement of demolished structures on the site would be permitted unless the main
hospital use is reinstated.
The Administration recommends that the City Commission adopt the proposed ordinance as amended by
the City Commission at the December 12, 2007 meeting.
Advisory Board Recommendation:
At the October 23, 2007 meeting, the Planning Board voted 4-2 (2 members opposed; one absent) to
recommend to the City Commission adoption of two proposed ordinances and for them to travel as
separate ordinances.
Financial Information:
Source of Amount Account
Funds: ~
2
3
OBPI Total
Financial Impact Summary:
The ro osed Ordinance is not ex ected to have an fiscal im act u on the resources of the Cit .
Ci Clerk's Office Le islative Trackin
Jorge Gomez or Mercy Lamazares
Sian
~ pepartmeyrfiJbirector ~ `Ass4st~rfit City Manager ~ City Manager ~
nuaryh6\R~gular\1852 - HD Disty~ts memo sum.doc
E M I AM I B EAC H AGENDA ITEM ~s
~ DATE )~~b_v
m MIAMIBEACH
City of Miami Beath, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Matti H. Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager
DATE: January 16, 2008
SECOND READING PUBLIC HEARING
SUBJECT: HD, Hospital Districts
Special Use Regulations and Rezoning
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, BY
AMENDING SECTION 114-1, "DEFINITIONS;" AMENDING CHAPTER 142,
"ZONING DISTRICTS AND REGULATIONS," ARTICLE II, "DISTRICT
REGULATIONS," DIVISION 10, "HD HOSPITAL DISTRICT," BY ADDING NEW
SECTION 142-455 "SPECIAL USE REGULATIONS," PROVIDING CRITERIA
FOR PERMITTING CERTAIN HOSPITAL ACCESSORY USES INDEPENDENT
OF THE MAIN HOSPITAL USE AND REGULATIONS FOLLOWING
DEMOLITION OF HOSPITAL STRUCTURES; AMENDING CHAPTER 142,
"ZONING DISTRICTS AND REGULATIONS," ARTICLE II, "DISTRICT
REGULATIONS," DIVISION 10, "HD HOSPITAL DISTRICT," BY ADDING NEW
SECTION 142-456, "REZONING OF HD DISTRICT," PROVIDING
PROCEDURES AND STANDARDS FOR REZONING; PROVIDING FOR
REPEALER, CODIFICATION, SEVERABILITY AND AN EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission adopt the proposed ordinance.
BACKGROUND
Mav 16, 2007: The City Commission held a discussion on the future of the Miami
Heart Institute (MHI) Site. This item had been placed on the agenda after published
reports indicated that Mount Sinai Hospital (the owner of the MHI) was exploring the
possibility of selling its Miami Heart Institute asset.
Mav 30, 2007: A meeting between representatives of Mount Sinai Hospital and the
Nautilus Area Homeowners Association and other nearby homeowner associations
was held at MHI. Approximately 120 persons attended, including several members
of the Commission as well as City staff. The neighbors spoke of their concerns for
the future of the MHI site if it were to be sold and developed. The concerns centered
around the scale and type of development that could occur on the site, the amount of
traffic that might be generated by possible future uses, and the impact that such
City Commission Memorandum
HD, Hospital Districts
January 16, 2008 Page 2
uses may have upon the surrounding neighborhood. Representatives of Mount
Sinai indicated that since the purchase of MHI by Mount Sinai in 2000, much of the
operations at MHI have been transferred or consolidated with the operations at the
main Mount Sinai campus. The MHI Emergency Room was closed in 2004. While
some services still remain, it is anticipated that all functions will eventually move to
the Mount Sinai campus. Mount Sinai is now engaged in a preliminary study of how
to divest the MHI asset or find alternative uses for the site, which may be related to a
hospital use such as an Assisted Living Facility or research institution.
• July 11, 2007: The City Commission further discussed the future plans for the Miami
Heart Institute site and referred a proposed ordinance amendment to the Planning
Board, which would provide for rezoning of any HD Hospital District that no longer
operates as a hospital to a zoning district no more intense than the immediately
abutting properties.
• August 28, 2007: Subsequent to the Planning Board meeting, there was further
discussion of the concept at the Commission level. The Alternate version (09-14-07)
is a much simpler version that includes an expanded definition of "Hospital," and
focuses on the scale and massing, and the compatibility of new development with the
surrounding neighborhood through the limitation on intensity of allowable
development. The alternate ordinance also contains the exemption for large
properties over 15 acres, which can provide adequate buffers from nearby residential
neighborhoods.
• September 17, 2007: By a vote of 7-0, the City Commission referred to the Planning
Board the issue of amending the hospital district main permitted uses category to
allow for the adaptive reuse of existing buildings for nursing homes, ACLF, and other
uses, with no new construction, no increase in FAR as it exists presently on various
sites.
ANALYSIS
There are four (4) sites currently zoned HD, Hospital District:
Mount Sinai Hospital (4300 Alton Road)
South Shore Hospital (630 Alton Road)
Miami Heart Institute (4701 N. Meridian Ave.)
Oceanside Extended Care Center (550 9th Street) (non-conforming non-hospital use)
The only main permitted use in the HD Hospital District is hospital use. All accessory uses,
structures and parking facilities within these districts must be subordinate to the main use
and incidental to and customarily associated with a hospital, including accessory hospital
facilities such as, but not limited to, educational, research and diagnostic facilities, out-patient
care facilities and offices. The maximum floor area ratio (FAR), as described in the
Comprehensive Plan, is 3.0. The maximum building height for the HD district is 150 feet;
however, for any building within 500 feet of a residential district, the maximum height is 100
feet. (Within a historic district the maximum building height is 50 feet.)
These regulations, including the permitted building height and FAR, are intended to
accommodate a wide range of hospital development, which typically may involve fairly dense
concentrations of buildings and facilities.
City Commission Memorandum
HD, Hospital Districts
January 16, 2008 Page 3
Hospitals in Miami Beach have experienced major changes over the past decade, with
facilities closing and changes in use contemplated for properties with hospital structures on
them being considered and proposed. An example of this is the former St. Francis Hospital
site, which was redeveloped into the multiple family and townhouse residential project known
as Aqua, through the public hearing process of rezoning and comprehensive plan
amendments. The former Miami Heart Institute site, as discussed above, could be viewed as
a similar case, as they are exploring alternatives to maintaining its main hospital use at that
location.
Similarly, South Beach Community Hospital (formerly South Shore Hospital), has been
closed for several years, and questions about the continuance of the hospital use at that site
have been raised. At this time, an adult congregate living facility is proposed for the site as
an accessory use to a re-instated hospital; however, the ability for this type of accessory use
to remain on the site in the case of the discontinuance of a main hospital use is of concern to
the property owners and nursing home operator. The future use and development
regulations of the site on any of these properties are questions of concern to the City and
surrounding neighborhood residents.
The high level of development intensity that is permitted in HD districts may not be
appropriate for these properties should the hospital use be discontinued and replaced with a
different, non-hospital use. Notwithstanding, accessory uses such as nursing homes,
convalescent homes, etc. that may be allowed to exist independent of the main hospital use
after the main hospital use is discontinued would permit the adaptive reuse of structures
existing in these HD districts without much disruption to the neighborhoods. These accessory
uses are more passive in nature and when properly regulated, can be an enhancement to
the community.
Several ordinances related to HD Hospital Districts have been drafted. The original was
prepared by the City Attorney's Office, in consultation with the Planning Department, which
mandates that at a future date, upon the permanent discontinuance of hospital operations,
forced the automatic rezoning of the applicable HD zoning district, according to specified
procedures to a zoning district no more intense than the immediately abutting properties.
This proposal was referred to the Planning Board at the July 11, 2007 Commission meeting;
the Board reviewed this ordinance at the August 28, 2007 meeting but continued it to a
subsequent meeting.
At the October 17, 2007 meeting, the City Commission passed a resolution calling for a
January 29, 2008 Special Election, asking the electorate whether the City Charter should be
amended to provide that when a "Hospital District" is rezoned, such property shall be
rezoned to a district or combination of districts with a Floor Area Ratio (FAR) no greater than
the abutting land (sharing lot line), except that "Hospital District" Property exceeding 15 acres
may exceed this limitation if adequate buffers are provided to protect abutting uses.
The ballot question is significantly different than the original ordinance referred to the
Planning Board. The original ordinance mandated an automatic rezoning of the HD, Hospital
District property once the hospital use is abandoned. The ballot question refers to a rezoning
when the request for rezoning comes forth and does not require rezoning at any particular
point in time.
After the Charter ballot was crafted by the City Commission, an alternative version of the
original ordinance was drafted and labeled "HD District Rezoning," This alternate version is a
simpler one that includes an expanded definition of "Hospital," and focuses on the scale and
City Commission Memorandum
HD, Hospital Districts
January 16, 2008 Page 4
massing, and the compatibility of new development with the surrounding neighborhood
through the limitation on intensity of allowable development. The alternate ordinance also
contains an exemption for large properties over 15 acres, which may be rezoned to allow for
a mix of districts, uses and intensities compatible with zoning districts of abutting properties
and can provide adequate buffers from nearby residential neighborhoods.
The third ordinance, Special Use Regulations in HD Districts would permit accessory uses
such as a nursing home or skilled nursing facilities in HD Districts to exist independent of the
main hospital use after the main hospital use is discontinued, with the adaptive reuse of
existing structures without regard to the nonconforming status of a building relative to height,
setbacks, floor area ratio and off-street parking requirements. No new construction or
replacement of demolished structures on the site would be permitted unless the main
hospital use is reinstated. The intent of the City Commission in referring this ordinance was
to enable existing structures in HD district sites to be adaptively reused for uses that are
closely related and accessory to hospital uses.
PLANNING BOARD ACTION
At the October 23, 2007 meeting, the Planning Board reviewed and discussed the
ordinances, and made some modifications to the "Special Use Regulations" version adding
other hospital-related accessory uses that may be permitted to exist independent of a
Hospital use, such as medical or nursing school; educational research and diagnostic
facilities; and community health service center.
Some of the additional uses added by the Planning Board, while also hospital-related, have a
higher traffic impact than those originally referred by the City Commission. For instance, one
of the special uses referred by the City Commission is an assisted living facility (ALF).
According to the ITE Manual, these facilities generate 2.15 vehicle trips per unit, per day.
The average size of an ALF in Miami Beach is about 60 units, which would generate about
130 trips per day or 15 trips during the peak hour, with a parking requirement of 1 parking
space per every 2 beds.
Nursing homes, also one of the special uses originally referred by the Commission, because
of their greater intensity of use by doctors, nurses and health care providers, generate 2.61
trips per day. The average Miami Beach nursing home is about 200 beds, which would
generate about 520 vehicle trips per day or 55 trips during the peak hour, and a parking
requirement also of 1 space per every 2 beds.
By comparison, a community health service center, which is one of the additional uses added
by the Planning Board, has a higher traffic impact. According to the ITE Manual, medical
offices and health clinics generate in the range of 40 trips per 1,000 gross square feet of floor
area. Atypical 25,000 square foot multi-doctor medical clinic would generate about 1,000
vehicle trips per day or 110 trips during the peak hour, and a parking requirement of 1
parking space per every 300 square feet of floor area.
The Board also modified the ordinance to permit new construction that would not exceed the
greater of the existing floor area or a maximum of 2.25 FAR and that any building remaining
may be adaptively reused notwithstanding existing nonconformities.
Planning Department staff requested that the Board consider combining the two ordinances;
however the Board voted 4-2 (2 members opposed; one absent) to recommend to the City
City Commission Memorandum
HD, Hospital Districts
January 16, 2008 Page 5
Commission adoption of the two proposed ordinances and for them to travel as separate
ordinances.
FISCAL IMPACT
The proposed Ordinance is not expected to have any fiscal impact upon the resources of the
City.
CITY COMMISSION ACTION
At the December 12, 2007 meeting, the City Commission approved and first reading public
hearing the Administration version of the proposed ordinance with minor modifications.
These have been included in the ordinance.
CONCLUSION
The Administration recommends that the City Commission adopt the proposed ordinance.
Pursuant to Section 118-164(2), when a request to amend the Land Development
Regulations changes the actual list of permitted, conditional or prohibited uses in a zoning
category, regardless of the acreage of the area affected, the City Commission shall hold two
advertised public hearings on the proposed ordinance. At least one hearing shall be held
after 5:00 p.m. The first public hearing shall be held at least seven days after the day
that the first advertisement is published. The second public hearing shall be held at least
ten days after the first hearing and shall be advertised at least five days prior to the
public hearing. Immediately following the public hearing at the second reading, the City
Commission may adopt the ordinance by an affirmative five-sevenths vote.
JMG/TH/JGG/ML
T:WGENDA\2008\January 16\Regular\1852 - HD Districts memo.doc
City Commission -�anuary 16, 2008
1
Aker-Action September 17, 2007
Previous City Commission Action
Aker-Action July 11, 2007
"Motion made by Commissioner Gross to refer the item to
the Planning Board Meeting of August 28, 2007 for
rezoning, so that if it's no longer operating as a hospital, it
would revert to the zoning no more intense than the
immediate zoning of adjacent properties, except if there is
a large buffer around the property; and additionally
include that the height be not more. than three stories and
create some type of waterfront park in the area; seconded
by Vice-Mayor Bower; Voice vote 7-0.'
"Motion by Commissioner Cruz; seconded by Vice
Mayor Bower, to refer to the Planning Board the issue of
amending the hospital district main permitted uses category
to allow for the adapted reuse of the existing buildings for
nursing homes, ACLF, and other uses, with no new
construction, no increase in FAR as it exists presently on
various sites, and if structures are demolished, then the FAR
will revert to the surrounding buildings; Voice-vote: 7-0."
Aker-Action October 17, 2007
'ACTION: Resolution No. 2007-26696 adopted. Motion made by Vice
Mayor Bower; seconded by Commissioner Gross; voice vote: 7-0."
"A resolution calling for a January 29, 2008 special election, for
the purpose of submitting to the electorate of the city of Miami
Beach a question asking whether the charter should be amended
to provide that when a "hospital district" is rezoned, such property
shall be rezoned to a district or combination of districts with a floor
area ratio no greater than the abutting land (sharing lot linel,
except that "hospital district" property exceeding 15 acres may
exceed this limitation if adequate buffers are provided to protect
abutting uses."
Aher-Action December 12, 2007
'ACTION: Public Hearing held. Administration's version of the Ordinonce
approved on First Reading as amended. Motion made by Commissioner
Steinberg; seconded by Commissioner Gross; Ballot vote: 7-0.."
"Amendments:
1. Revised ordinance distributed on the dais.
2. Add the same language in Section 142455141 to Section 142-456 as item ICI:
"Any building existing on the property may be adaptively reused consistent with
subsection I11 above, while retaining existing nonconforming height, setbacks, floor area
ration and off-street parking, regardless whether the rehabilitation exceed SOq of the
value determination, provided that the repaired or rehabilitated building shall be subject
to the regulations in subsection 1 18-395 Ibl I t I a.- d "
3. Amend Section 142-455 111 d. Medical educational, research and diagnostic
facilities."
Hospitals AHD districts, as a desirable community asset, were not the
subject of the citywide down zoning, should this still be the City
policy:
^ If an HD district is re-zoned, what procedures should be created in order to
evaluate such rezoning
^ Are there other desirable uses that may be allowed in the HD district
independent of a main hospital use
^ Should adaptive reuse of existing buildings aher a hospital no longer functions
on an HD site be encouraged
^ How much demolition and or new construction, if any, should occur if
accessory uses to a hospital continue to exist independent of a main hospital
use
~:
¢~ rE
Existing Conditions
2
� �
�� �
��.� �
E ' � �c€c' '.h� €
h ���a' �..€, �� E
" ��
3
p � �.�
, �,.�L���
_ _., � �� � �� �.."`��'s
��—� _
�—__� �
��—-- `�-
� � —� � -�
_ � : � � Go � � E;.�
-- � - --�� �� ���
_ �— �
� �� _ ��_
�
" � �� �� � � � � � � �
�E
�� � E � � 3�� �
i ���a =� �;
�� � x" �
,��, � �...
3
�..
�:;
�E > � �� ; � �.` a
� �' :e«.�. -���.
� {' x��
�� � �' �"��
,�� ` � ;k yi � .�i w"�It:
�
� � � _� — _ ' ,r
�����
€ �< � � „
,.
t, A �t * ff�. �,. t "+� �
� ��� ��-� �� �• �'
� �s"��'� � ,��� � `T� � � � � $ ....�u .
��� ��, � ��. 4�
` �.�a-^-•'""' --^ �y ` � �
"'� a g
ib °�;.
�� �
�� ] �
'��. � � � � �� � ���� �S�
!
„ � , � s ',ti, i.t'!f. �,
t. � � �
�'� ���� � x�� � � �a �� �g ��
< . . : � �.., . , o . �,
- ��r� � ; �
�� � ,�
�� �.- ����� � � � �. �: `
� � � � ��
� ��� E � E
� �� �_� �'����.a � ,��; . �` I,� �� . : .. :.
� �I �� 1!��
l'<_ �C������i� ��I��IJ'�
1 — � i��
_ �7'�l �� � � �LJJJJ
r`-� "��--L L1�; -1-� I_ ' �"' '
������ �`�-�, � s�
1-1�I ��!`t����� ��f�
0
5
As Referred by
the Cify
Commission As
Recommended
by the Planning
Board As
Recommended
by the
Administration
HD Rezoning When an application is Same referral.
i Soma as referral
filetl for rezoning. Plus: Bu
ldings on the
Rezoning only to a propeW an be r
dislrid or combination sad shout regard to
with an FAR that does conforming
not exceed abutting setbacks, FAR and off-
distnct. street parking
ExempCion for HD requirements.
properties with mare
than 15 acres, roan
rezoning may be to
uses and intensities
compatible with
abutting districts wiN
proper buffers.
As Referred by
the City
Commission As Recommended by
the Planning Board As Recommended
by the
Administration
Reuse of The special uses the special uses permined the speciol uses permined
existing permined could occupy could «cupy e.isling buildings could «cupy e.isring
buildings zisting butldmgs. 6 idings
Buildings on the property can
be reused wuhout regard to Buildings on the property
onlorming s tbacks, FAR
c n be reused wthow
offstreet parking
aod r fiord ro nonconlorming
requirements. setbacks, FAR and oHstreer
porking requiremen6.
As Referred by As Recommended by As Recommended
the City the Planning Board by the
Commission Administration
New No new construction or New construction is permined No new construction or
construction replacement of that does not exceed the replacement of demoPishad
demolahed structures greater of the exlsnng floor structures on site unless
n the unless hospual r_a or 225 FAR hospital use is reinstated
nstated
114-1 Definitions
Hospital means an institution licensed by the State of
Florida as a hospital, having facilities for in-patients,
providing medical or surgical care for humans requiring
such treatment, and which may include accessory use
related facilities such as nursing homes, convalescent
homes, home health agencies, hospice facilities and
other accessory hasppital facilities as described in
subsection 142-452~2~.
SEC. 142452. PERMITTED USES.
jlj HOSPITAL.
141 USE ACND INC DENTAL TO AND CUSTOMA LLY ASSIPCIATEDLWITHA ORSP TAL,EINCLUDINGIN
ACCESSORY HOSPITAL FACILITIES, CONSISTING OF:
LAUNDRY.
b. CENTRALIZED SERVICES.
EDUCATIONAL, RESEARCH AND DIAGNOSTIC FACILITIES.
d. RECREATIONAL FACILITIES.
DAY CARE FACILITIES.
f. PLACE OF WORSHIP.
g. OUi-PATIENT CARE FACILITIES INCLUDING HOSPITAL~BASED CLINICS AND AMBULATORY
SURGICAL CENTERS.
h. MEDICAL OFFICES (VARIOUS RESTRICTIONS]
OFFICES FOR HOSPITAL STAFF AND THEIR EMPLOYEES, ]NUMEROUS RESTRICTIONS]
j. PARKING STRUCTURES AND LOTS.
k RELATED. FACILITIES (EMPHASIS ADDED] WHICH ARE INCIDENTAL TO AND CUSTOMARILY
ASSOCIATED WITH A HOSPITAL.
I. COMMERCIAL SERVICE FACILITIES: CAFETERIA OR RESTAURANT, FLORIST SHOP, GIFT
SHOP, AUTOMATIC TELLER MACHINE, CREDIT UNION, PHARMACY, NEWSPAPER AND
MAGAZINE STAND. ]SUBJECT TO SEVERAL RESTRICTIONS]
Sec. 142453. Minimum yards and maximum tbj Height restrictions.
height.
to Yards. Minimum yards In the HD There shall be a maximum buildln
ospiml district shall be as follows: height of 150 feet For any bui~ding
?ABLE INSET: I«ated In the HD district.
Hospital Franl Rear Side
IFe~tl iFeeq IFeen
Mt. Sinai 25 40 15
Sough Shore ZO 20 15
Henn zo 20 Is
Imlirole
However, any building within 500 feet
f o sinsle-family or mulrrfomily
disrrid shall hove a maximum
building height of 100 feet.
For th~torbuaditrer the ma• im~umin a
building height shall be 50 feet.
The enlargement of existing HD hospital districts
nd the establishment of new HD hospital
disrdcts with their respective yard setbacks shall
be subject to ciy commission approval.
m MIAMI BEACH
CITY OF MIAMI BEACH
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY given that a second reading and public hearings will be held by the Mayor and City Commission of
the City of Miami Beach, Florida, in the Commission Chambers, 3rd floor, City Ha11,1700 Convention Center Drive, Miami Beach,
Florida, on Wednesday, January 16, 2008, to consider the following:
10:15 a.m.
An Ordinance Amending Miami Beach Ciiy Code Chapter 86 Entitled "Sales," Article III Thereof Entitled "Non-Profft Vending And
Distribution" By Amending Section 86-146 Entitled "Hours Of Operation" So As To Increase The Allowable Hours Of Operation,
Amending Section 86-148 Regarding Penalties To Establish Applicable Penalty For Non-Permit Holders And Creating Code
tions 86-149 And 86-150 To Establish Penalties for Permit Holders.
Inquiries may be directed to the Neighborhood Services Department at (305) 673-7077.
5:15 p.m.
An Ordinance Amending The Land Development Regulations Of The Code Of The City Of Miami Beach, By Amending Section
114-1, "Definitions;" Amending Chapter 142, "Zoning Districts And Regulations," Article II, "District Regulations," Division 10,
"HD Hospital District," By Adding New Section 142-455 "Special Use Regulations," Providing Criteria For Permitting Certain
Hospital Accessory Uses Independent Of The Main Hospital Use And Regulations Following Demolition Of Hospital Structures;
Amending Chapter 142, "Zoning Districts And Regulations," Article II, "District Regulations," Division 10, "HD Hospital District,"
By Adding New Section 142-456, "Rezoning Of HD District," Providing Procedures And Standards For Rezoning.
Inquiries may be directed to the Planning Department at (3051673-7550.
IPJTERESTED PARTIES are invited to appear at this meeting, or be represented by an agent, or to express their views in writing
addressed to the City Commission, c/o the City Clerk, 1700 Convention Center Drive, 1st Floor, City Hall, Miami Beach, Florida
:iii 39. Copies of these ordinances are available for public inspection during normal business hours in the City Clerk's Office,
1700 Convention Center Drive, 1st Floor, City Hall, and Miami Beach, Florida 33139. This meeting may be continued and under
such circumstances additional legal notice would not be provided.
Robert E. Percher, City Clerk
City of Miami Beach
.Pursuant to Section 286.0105, Fla. Stet., the City hereby advises the public that: if a person decides to appeal any decision
made by the City Commission with respect to any matter considered at its meeting or its hearing, such person must 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. This notice does not constitute consent by the City for the introduction or admission of otherwise inadmissible or
irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law.
To request this material in accessible format, sign language interpreters, information on access for persons with disabilities,
and/or any accommodation to review any document or participate in any city-sponsored proceeding, please contact (305) 604-
2489 (voice), (305)673-7218(TTY) five days in advance to initiate your request. TTY users may also call 711 (Florida Relay
Service).
Ad #473
~E ~.~
Z
! ~
I ~.
I
I