Ordinance 2000-3229-A ORDINANCE NO. 2000-3229-A
AN ORDINANCE OF THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH,FLORIDA,
AMENDING THE OFFICIAL ZONING DISTRICT MAP,
REFERENCED IN SECTION 142-72 OF THE CODE OF THE
CITY OF MIAMI BEACH, FLORIDA, BY CHANGING THE
ZONING DISTRICT CLASSIFICATION FOR THE
PROPERTY AT 250 W. 63RD STREET (A/K/A ST. FRANCIS
HOSPITAL SITE) FROM THE CURRENT ZONING
DISTRICT CLASSIFICATION HD HOSPITAL DISTRICT,TO
THE PROPOSED ZONING DISTRICT CATEGORY RM-PRD2
MULTIPLE FAMILY, PLANNED RESIDENTIAL
DEVELOPMENT; AMENDING THE AFFECTED PORTION
OF THE CITY'S OFFICIAL ZONING DISTRICT MAP TO
CORRESPOND WITH THIS CHANGE AS ADOPTED BY THE
CITY COMMISSION; PROVIDING FOR REPEALER,
SEVERABILITY,AND AN EFFECTIVE DATE.
WHEREAS,the applicant, 63rd Street Associates,Ltd.,has made application to the City of
Miami Beach to rezone the property located at 250 W. 63rd street(a/k/a the St.Francis Hospital site)
from HD Hospital District to RM-PRD2 Multi-family Planned Residential Development in order
to redevelop the former hospital site; and
WHEREAS, amending the zoning 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. AMENDMENTS OF ZONING DISTRICTS AND ZONING MAP OF MIAMI
BEACH CITY CODE.
That the Mayor and City Commission hereby amend the Zoning Districts and Zoning District
Map of City of Miami Beach referenced in Section 142-72 of the Code of the City of Miami Beach,
Florida, by changing the zoning district classifications of the property at 250 W. 63rd street(a/k/a
St. Francis Hospital site)from the existing zoning district classification HD Hospital District,to the
proposed zoning district category RM-PRD2 Multiple 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repealed.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. EFFECTIVE DATE.
This Ordinance shall take effect on the 5th day of February , 2000.
PASSED and ADOPTED this 26th day of January , 2000.
ATTEST:
MAYOR
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CITY CLERK
F:\PLAN\$PLB\MAY\HOSP 1391\ZON 1391 A\1391 A.ORD
1st reading 11/17/99
2nd reading 1/26/2000
APPROVED AS TO
FORM& LANGUAGE
& FOR EXECUTION
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CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH,FLORIDA 33139
http:\\ci.miam i-beach.fl.us
COMMISSION MEMORANDUM NO. SO"'(DO
TO: Mayor Nelsen O.Kasdin and DATE: January 26,2000
Members of the City Commission
FROM: Lawrence A. Levy 45---
City Manager
Second Reading-Public Hearing
SUBJECT: St. Francis Hospital Site -Rezoning
An Ordinance of the Mayor and City Commission of the City of Miami Beach,
Florida, Amending the Official Zoning District Map, Referenced in Section
142-72 of the Code of the City of Miami Beach, Florida, by Changing the
Zoning District Classification for the Property at 250 W. 63rd Street (A/K/A
St. Francis Hospital Site)from the Current Zoning District Classification HD
Hospital District, to the Proposed Zoning District Category RM-PRD2
Multiple Family, Planned Residential Development; Amending the Affected
Portion of the City's Official Zoning District Map to Correspond with this
Change as Adopted by the City Commission; Providing for Repealer,
Severability and an Effective Date.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission upon second reading and a public
hearing, adopt the proposed zoning map change.
ANALYSIS
The applicant, 63rd Street Associates, Ltd., has made application to the City of Miami Beach 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 for
an amendment to the text of the City of Miami Beach Comprehensive Plan which would allow
commercial development in the RM-PRD Residential Multi Family Planned Residential
Development future land use category.
As a part of this request, the applicant has also applied to create a new RM-PRD2 zoning
classification, containing all the applicable development regulations,and to change the future land
use map designation for the subject property located at 250 W. 63rd Street, also known as the St.
Francis Hospital Site. The proposed RM-PRD2 development regulations are discussed under
separate cover;the future land use map change was adopted by the Commission on December 15,
1999.
AGENDA ITEM 5 b
DATE 1-24,-00
Commission Memorandum
January 26, 2000
St. Francis Hospital Site -Zoning Map Change
Page 2
ANALYSIS (Continued)
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 low-rise townhouse
units on the balance of the site. In order to go forward with this proposed development,the subject
site must be rezoned to a zoning district classification that would allow for this type of mixed-use
residential development project. The applicant believes that the most appropriate type of zoning
and land use designation for the site is something akin to the City's RM-PRD Planned Residential
Development category. The RM-PRD category envisions creative multi-family development on
a unique integral building site. The former hospital site can be characterized as a unique
development site of this nature, and the Planned Residential Development concept could have
application here.
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 limited
commercial component as part of the development, 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 to recommend that the City Commission approve the
application with substantial revisions. At its July 20, 1999 meeting,the City Commission heard
testimony from both the applicant and from neighborhood groups concerned about the size and
scale of the proposed development. The Commission continued the public hearing several times,
allowing the applicant to meet with the neighborhood groups to work out a compromise solution
addressing the concerns of the neighbors, and at the November 17, 1999 Commission meeting,the
Commission voted to approve the development regulations upon first reading.
Commission Memorandum
January 26, 2000
St. Francis Hospital Site-Zoning Map Change
Page 3
ANALYSIS (Continued)
The applicant has met with various neighborhood groups, and they have made significant progress
in identifying the concerns that were expressed and proposing possible modifications to the
development proposed for the St. Francis Hospital site. The results of these meetings have been
finalized into a the final proposal for appropriate development regulations.
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
Commission Memorandum
January 26, 2000
St. Francis Hospital Site-Zoning Map Change
Page 4
ANALYSIS (Continued)
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.
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.
Commission Memorandum
January 26, 2000
St. Francis Hospital Site-Zoning Map Change
Page 5
ANALYSIS (Continued)
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.
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.
Commission Memorandum
January 26, 2000
St. Francis Hospital Site-Zoning Map Change
Page 6
ANALYSIS (Continued)
To address the concerns of the Planning Board,the Administration, and the various neighborhood
groups regarding the issues of the increased height of existing buildings, the permitted height of
new buildings,the maximum allowable FAR for the site, and the specific densities associated with
the development, the applicant's original proposal has been modified in order to restrict the
densities and intensities associated with the development proposal for the subject site. The
rezoning of the property to RM-PRD2 will enable the development of an appropriately scaled
mixed use development on the subject site, without allowing the prospect of a much more intense
development than has been proposed.
Based on the foregoing analysis,the Administration recommends that the Commission adopt,upon
second reading public hearing,the proposed zoning map change. This will enable the development
of an appropriately scaled mixed use development on the subject site.
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