Ordinance 99-3227 ORDINANCE NO. 99-3227
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE FUTURE LAND
USE MAP OF THE CITY OF MIAMI BEACH COMPREHENSIVE PLAN
FOR THE PROPERTY AT 250 W. 63RD STREET (A/K/A ST. FRANCIS
HOSPITAL SITE) FROM THE CURRENT FUTURE LAND USE
CATEGORY PF-RHO PUBLIC FACILITY (RELIGIOUS, HOSPITAL,
OTHER),TO THE PROPOSED FUTURE LAND USE CATEGORY RM-PRD
MULTI-FAMILY, PLANNED RESIDENTIAL DEVELOPMENT;
DIRECTING TRANSMITTALS OF THIS ORDINANCE AND ALL
APPLICABLE DOCUMENTS TO AFFECTED AGENCIES; PROVIDING
FOR REPEALER, SEVERABILITY, INCLUSION IN THE
COMPREHENSIVE PLAN AND AN EFFECTIVE DATE.
WHEREAS,the applicant, 63rd Street Associates,Ltd.,has made application to the City of
Miami Beach to change the future land use designation for the property located at 250 W. 63rd street
(a/k/a the St. Francis Hospital site) from PF-RHO Public Facility (Religious, Hospital, Other), to
RM-PRD Multi-Family,Planned Residential Development,in order to redevelop the former hospital
site; and
WHEREAS, amending the land use designation of the property listed below as provided
herein is necessary to insure that development of that property will be compatible with development
in adjacent and surrounding areas, and will contribute to the health and general welfare of the City;
NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. AMENDMENT OF FUTURE LAND USE MAP OF CITY OF MIAMI BEACH
COMPREHENSIVE PLAN.
That the Mayor and City Commission hereby amend the Future Land Use Map of the City
of Miami Beach Comprehensive Plan,by changing the land use designations of the property located
at 250 W. 63rd street (a/k/a the St. Francis Hospital site), from the existing Future Land Use
Category PF-RHO Public Facility (Religious, Hospital, Other), to the Proposed Future Land Use
Category RM-PRD Multi-Family, Planned Residential Development.
SECTION 2. REPEALER.
That all Ordinances or parts of Ordinances in conflict herewith be and the same are hereby repealed.
SECTION 3. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not be
affected by such invalidity.
SECTION 4. INCLUSION IN COMPREHENSIVE PLAN.
It is the intention of the City Commission,and it is hereby ordained that the amendment provided for in Section
1 is made part of the Future Land Use Map of the City of Miami Beach Comprehensive Plan, as amended;that
the sections of this Ordinance may be renumbered or relettered to accomplish such intention; and that the word
"ordinance"may be changed to "section" or other appropriate word.
SECTION 5. EFFECTIVE DATE.
This Ordinance shall take effect on the 25th day of December , 199 9 , however, the effective date
of any plan amendment shall be in accordance with Section 163.3184, Florida Statutes.
PASSED and ADOPTED this 15th day of December , 199 9.
ATTEST:
MAYOR
CITY CLERK
F:\PLANWLB\MAY\HOSP1391\1391B.ORD
APPROVED AS TO
1st reading 7/20/99 FORM& LANGUAGE
2nd reading 12/15/99 & FOR EXECUTION
itv Attorn Dds
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH,FLORIDA 33139
http:\\ci.miami-beach.fl.us
COMMISSION MEMORANDUM NO. 97._ 1
TO: Mayor Neisen O.Kasdin and DATE: December 15,1999
Members of the City mmission
FROM: Sergio Rodriguez /
City Manager /
i
/
SUBJECT: 1) St. Fran' s ' o pital Site - Future Land Use Map Amendment
Second Reading - An Ordinance of the Mayor and City Commission of the
City of Miami Beach,Florida,Amending the Future Land Use Map of the City
of Miami Beach Comprehensive Plan for the Property at 250 W. 63rd Street
(A/k/a St.Francis Hospital Site) from the Current Future Land Use Category
PF-RHO Public Facility (Religious,Hospital, Other),to the Proposed Future
Land Use Category RM-PRD Multi-family,Planned Residential Development;
Directing Transmittals of this Ordinance and All Applicable Documents to
Affected Agencies; Providing for Repealer, Severability, Inclusion in the
Comprehensive Plan and an Effective Date.
2) St.Francis Hospital Site - Comp Plan Text Amendment
Second Reading - An Ordinance of the Mayor and City Commission of the
City of Miami Beach, Florida, Amending Part II: Goals, Objectives and
Policies of the City of Miami Beach Comprehensive Plan, by Modifying the
Category Entitled "Low Density Planned Residential" (RM-PRD)of Policy 1.2
of Objective 1: Land Development Regulations of the Future Land Use
Element; And, Directing Transmittals of this Ordinance and All Applicable
Documents to Affected Agencies; Providing for Repealer, Severability,
Inclusion in the Comprehensive"Plan and an Effective Date.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission upon second reading, adopt the
proposed Future Land Use Map amendment and Comprehensive Plan text amendment.
ANALYSIS
The applicant, 63rd Street Associates, Ltd., has made application to the City of Miami Beach to
change future land use map designation for the property located at 250 W. 63rd Street, also known
as the St. Francis Hospital Site, from PF-RHO Public Facility(Religious,Hospital, Other)to RM-
PRD Residential Multi-family Planned Residential Development. The applicant has also applied
for an amendment to the text of the City of Miami Beach Comprehensive Plan which would allow
limited accessory commercial development in the RM-PRD Residential Multi Family Planned
Residential Development future land use category.
Agenda Item R 5 T
Date /Q-1S-99
Commission Memorandum
December 15, 1999
St. Francis Hospital Site -Future Land Use Map Amendment
Page 2 •
ANALYSIS (Continued)
As a part of this request,the applicant has also applied for an amendment to the Land Development
Regulations which would create a new RM-PRD2 Residential Multi-Family Planned Residential
Development zoning district classification, and to change the zoning map classification for the
property to that new zoning district classification; these related applications are discussed below.
History of the Site
St. Francis Hospital was constructed in 1925 and was the first hospital on Miami Beach. It has
served as a hospital facility since that time. The site contains approximately 8.5 acres. The site
currently consists of the hospital buildings, the majority of which have ceased functioning as an
operating hospital facility. However, a portion of the facility is still in operation as a 20 bed
psychiatric facility.
The applicant's proposal
The applicant has purchased the site and now proposes a mixed-use residential development,which
would utilize some of the existing buildings for multi-family residential apartment units, while
demolishing other portions of the existing hospital buildings,and building new low rise townhouse
units and mid-rise apartments on the balance of the site. Accordingly, the applicant is now
requesting a change in the zoning and land use for the property.
Regarding the future land use designation, the property is currently designated PF(RHO) Public
Facility(Religious,Hospital,Other),and the applicant has requested to change it to the RM-PRD
Residential Multi Family Planned Residential Development land use category. This category is
intended to provide development opportunities for and to enhance the desirability and quality of
existing and/or new low density single family and multiple family residential areas in large scale
developments which are carried out in accordance with an overall development master plan and
which have a greater variety of height, setback and similar configurations than would be
appropriate in lot-by-lot development.
Regarding the zoning district classification, the property is currently zoned HD Hospital District.
The applicant has requested that it not be rezoned to the existing RM-PRD zoning district, but to
a new RM-PRD2 Residential Multi-Family Planned Residential Development zoning district
classification that would be created by the City. The new RM-PRD2 district would be similar to
the existing RM-PRD district in terms of providing for multi-family residential uses in large scale
developments, but would contain development regulations specifically tailored to the applicants
plans for the development of"new urbanism" style townhouse parcels, designed by Elizabeth
Plater-Zyberk. The proposed regulations would also allow the re-use of some of the existing
hospital buildings for conversion into multi-family apartment structures.
Commission Memorandum
December 15, 1999
St. Francis Hospital Site-Future Land Use Map Amendment
Page 3
ANALYSIS (Continued)
The only other example of the RM-PRD category within the City is located on Fisher Island.
However, the applicant wishes to be able to develop the property in a somewhat different fashion
than the existing development regulations for the RM-PRD district would permit, and has
developed a proposal for a new RM-PRD2 zoning district classification that would more accurately
address the development plans. Additionally, as the applicant wishes to include a very limited
commercial component as part of the development(no more than 1,000 s.f.), limited to the first
floor of the proposed multi-family apartment buildings, the portion of the text of the
Comprehensive Plan related to the RM-PRD future land use category must be modified to allow
limited commercial development within the envisioned planned residential developments.
On June 2, 1999 the Planning Board voted 6-0 to recommend that the City Commission approve
the application with substantial revisions. On July 20, 1999, the Commission voted 4-2 to approve
the Comprehensive Plan amendments on first reading, so they could be transmitted to the
Department of Community Affairs (DCA) as required. The zoning and development regulations
ordinances were continued,however for further negotiations between the applicant and concerned
neighborhood groups. At several subsequent City Commission meetings, testimony was heard
from both the applicant and from neighborhood groups concerned about the size and scale of the
proposed development, and the applicant has significantly revised his proposal to address
community concerns. The Commission approved the revised development regulations and zoning
map change ordinances on first reading on November 17, 1999,with the instruction to the applicant
to continue to meet with the neighborhood groups to work out a finalized compromise solution
addressing the concerns of the neighbors. Second reading of the finalized development regulations
and zoning map change will come before the Commission in January 2000.
The Comprehensive Plan amendments were reviewed by DCA and an Objection,Recommendation
and Comments report(ORC Report)was issued. The State's comments were of a minor nature and
easily addressed; the language of the ordinance has been slightly modified to address DCA's
concerns and a response sheet has been included (see Attachment"A").
Due to State restrictions on amending the City's Comprehensive Plan only twice per year, this
Comprehensive Plan Future Land Use Map and the accompanying Comprehensive Plan Text
Amendment must be adopted by the end of 1999, or face a delay of up to five or six months until
the next possible adoption date. Therefore, these amendments are before the Commission today,
with the understanding that a finalized set of development regulations, at or below the allowable
development thresholds approved at first reading,will be presented to the Commission in January
for final adoption, thereby completing the entire process.
Commission Memorandum
December 15, 1999
St. Francis Hospital Site-Future Land Use Map Amendment
Page 4
ANALYSIS (Continued)
The revised development regulations ordinance restricts development to a total of 180 dwelling
units to be constructed. This restriction will help to ensure that the development is limited in its
impacts upon the surrounding neighborhoods and the surrounding roadway network. Additionally,
a restriction is included in the ordinance that ensures that the entire western portion of the island
could only be developed with low intensity residential townhouse units, limiting the bulk of the
apartment units to the east side of the site. The revised ordinance limits the allowable floor area
ratio (FAR) for the development as a whole to 1.45, and limits the proposed commercial •
component of the development to 1,000 s.f.
In reviewing a request for an amendment to the land development regulations, the Board shall
consider the following when applicable:
1. Whether the proposed change is consistent and compatible with the comprehensive plan
and any applicable neighborhood or redevelopment plans.
Consistent - The amendment requires an amendment to the text of the Comprehensive
Plan. No neighborhood plans exist for the immediate area; however, it is
contemplated that this site will be included as part of the proposed North
Beach Strategic Plan.
2. Whether the proposed change would create an isolated district unrelated to adjacent or
nearby districts.
Consistent - The property is currently an isolated district unrelated to adjacent or nearby
districts; the property is zoned HD Hospital District and is surrounded by
the RS Single Family districts to the west and north and the RM-2 and RM-
3 districts to the east and south. The proposed amendment would reduce
the isolated nature of the zoning.
3. Whether the change suggested is out of scale with the needs of the neighborhood or the
city.
Consistent- The planned residential development proposed for the site has the potential
to integrate well with the surrounding neighborhood. The Administration
believes that the ordinance as revised by the applicant addresses the
concerns of density and intensity, and ensures that the development is more
compatible with the character and scale of the surrounding single family
neighborhoods to the west and north of the site.
Commission Memorandum
December 15, 1999
St. Francis Hospital Site-Future Land Use Map Amendment
Page 5 •
ANALYSIS (Continued)
4. Whether the proposed change would tax the existing load on public facilities and
infrastructure.
Partially Consistent- The proposed change as requested will tax the existing load on
public facilities and infrastructure, although probably no greater
than the prior hospital use.
5. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
Consistent- The district boundaries follow the outline of the site, which is isolated as a
single development parcel on the southern portion of Allison Island.
6. Whether changed or changing conditions make the passage of the proposed change
necessary.
Consistent- The subject property has remained underutilized as a hospital, and
conversion of the site should be encouraged. The applicant has agreed to
modifications of the original development proposal, limiting the total
number of permitted dwelling units to 180 units, which address the
Administration's concerns regarding the suitability of a substantial number
of high-intensity multi-family apartment units located on this sensitive site.
7. Whether the proposed change will adversely influence living conditions in the
neighborhood.
Consistent- The proposed amendment, as modified to restrict planned intensities and
densities, should not adversely influence living conditions in the
neighborhood. The applicant has made modifications recommended by the
Planning Board, the Administration, and neighborhood groups limiting
additions in height to the existing hospital buildings, and restricting new
apartment construction. The ordinance also specifically limits the number
of residential units that are permitted to a total of 180 dwelling units.
8. Whether the proposed change will create or excessively increase traffic congestion beyond
the levels of service as set forth in the comprehensive plan or otherwise affect public safety.
Consistent- The impact of the proposed amending ordinance on LOS for the area traffic
circulation will not be greater than the prior hospital use.
Commission Memorandum
December 15, 1999
St. Francis Hospital Site-Future Land Use Map Amendment
Page 6
ANALYSIS (Continued)
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Consistent- The proposed change will not seriously reduce access to light and air; the
proposal is no greater in intensity than the pre-existing hospital use.
10. Whether the proposed change will adversely affect property values in the adjacent area.
Consistent- The Administration is of the opinion that property values in the adjacent
areas will not be adversely affected by the proposed amendment.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
Consistent- The proposed amendments should not affect the ability for an adjacent
property to be developed in accordance with said regulations, as revisions
have been incorporated addressing the concerns of the surrounding
neighborhood. The proposed ordinance, as revised, will result in less of a
negative impact on possible future development on adjacent sites than the
applicant's original proposal, which was of a higher density and intensity.
12. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
Consistent- Development of the property into a hospital facility has not proven to be
economically viable in this time of health care consolidation.
13. Whether it is impossible to find other adequate sites in the city for the proposed use in a
district already permitting such use.
Consistent- The subject site is unique in being one of the last relatively undeveloped
parcels of this size in the entire city;no other nearby site proves as desirable
for the development of a mixed use residential development.
Based on the foregoing analysis,the Administration recommends that the Commission adopt,upon
second reading public hearing,the proposed amendment to the Future Land Use Map of the City's
Comprehensive Plan, as it will enable the development of an appropriately scaled mixed use
developm- t on the subject site.
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T:\AGENDA\1999\DEC 1599\REGULAR\1391 CMM2.RE V
ATTACHMENT "A"
RESPONSE TO
THE DEPARTMENT OF COMMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
(ORC) REPORT
•
Text Amendment Policy 1.2
Objection: No adequate standards to determine the allowable intensity for Commercial use.
Response: The amendment has been revised to limit the allowable accessory commercial use
to one percent (1%) of total land area of the subject site. Additionally, the
references to bonus density allowances has been deleted, in order to better reflect
the densities allowed. The allowable density will now be 25 units per acre only.
Map Amendment: St. Francis Hospital
Response: The proposed FLUM amendment will not increase evacuation times and is
consistent with Future Land Use Element Objective 4 and Policies 4.1-4.2 and
Conservation/Coastal Zone Management Objective 4.The redevelopment of the site
will produce significant reductions in traffic from the traffic associated with the
existing hospital complex. The redevelopment of the site will produce 5,606 less
vehicle trips in the daily and 357 less PM peak hour trips than the existing hospital
floor area. When considering the traffic solely associated with the medical office
uses of the Morris Tower, the redevelopment of the site will produce 46 less daily
vehicle trips and 13 less PM peak hour trips. Moreover,the recent down-zoning in
the City of Miami Beach has resulted in a 6400 unit reduction for the City, As a
result of generating substantially fewer vehicle trips than currently exists for the
hospital site, evacuation times would not increase, and the FLUM amendment is
therefore consistent with Future Land Use Element Objective 4 and Policies 4.1-4.2
and Conservation/Coastal Zone Management Objective 4.
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