HomeMy WebLinkAboutR-03-0962I
J-03-803
9/11/03
RESOLUTION NO. 93- 962
A RESOLUTION OF THE MIAMI CITY COMMISSION
DIRECTING THE CITY MANAGER TO TAKE ALL
NECESSARY ACTION TO ENSURE COMPLIANCE WITH
THE CITY CODE APPLICABLE TO COMMUNITY
RESIDENTIAL HOMES, COMMUNITY BASED
RESIDENTIAL FACILITIES, AND ASSISTED LIVING
FACILITIES ("FACILITIES") LOCATED THROUGHOUT
THE CITY OF MIAMI, WITH IMMEDIATE FOCUS
DIRECTED AT THE FACILITIES IN THE SHENANDOAH
TARGET AREA, AND TO (1) NOTIFY THE STATE OF
FLORIDA OF CITY CODE AND STATE VIOLATIONS,
(2) ESTABLISH A PROCEDURE TO ADEQUATELY
MONITOR ALL FACILITIES THROUGHOUT THE CITY,
AND (3) PROCEED WITH CODE CITATIONS AND CODE
ENFORCEMENT PROCEEDINGS; AND DIRECTING THE
CITY ATTORNEY TO PURSUE ANY INJUNCTIVE
RELIEF, OR ANY OTHER ACTIONS IN LAW OR IN
EQUITY TO ENSURE COMPLIANCE WITH THE CITY
CODE, INCLUDING FORECLOSURE ACTION.
WHEREAS, on July 24, 2003, the City Commission created a
Task Force to investigate and analyze Community Residential
Homes, Community Based Residential Facilities, and Assisted
Living Facilities ("Facilities") in the Shenandoah area as a
pilot program; and
WHEREAS, the Task Force identified 19 Facilities in the
Shenandoah area; and
WHEREAS, the Facility located at 2166 Southwest 14 Terrace,
Miami, Florida, is located in a R-3 Zoning District, is State
;CITY COMMISSION
MEETING QF
SEP 1 1 2003
Resolution No.
93- 962
licensed for 111 residents, and upon Fire and Code Enforcement
inspection 117 beds were revealed to be available for residents;
and
WHEREAS, the Facilities located at 1800 Southwest
11 Terrace, 1895 Southwest 11 Terrace, 1144 Southwest 19 Avenue,
1024, and 1026 Southwest 19 Avenue, Miami, Florida, are located
in a R-1 Zoning District and have residents ranging in number
from 7 to 14 and 15 and above; and
WHEREAS, Facilities with such capacities were not allowed
in a R-1 Zoning District, and in 1984 all of these Facilities
had a change in ownership thereby requiring them to obtain a
Class B permit, pursuant to Zoning Ordinance No. 9500; and
WHEREAS, no such records have been identified either by the
City Clerk's Office or the Office of Hearing Boards; and
WHEREAS, in 2000, the Facility located at 1147 Southwest 13
Avenue, Miami, Florida, had a change in ownership which required
it, pursuant to Zoning Ordinance No. 11000, to obtain a special
exception with City Commission approval; and
WHEREAS, no such records have been identified by either the
City Clerk's Office or the Office of Hearing Boards; and
WHEREAS, the Facilities located at 1832 Southwest
17 Terrace and 2381 Southwest 21 Terrace, Miami, Florida, are
both State licensed for 6 residents, and upon a Fire and Code
Page 2 of 5
t33- 962
Enforcement inspection, 9 and 11 beds, respectively, were
revealed to be available for residents; and
WHEREAS, the Facility located at 1679 Southwest 14 Terrace
is closed; and
WHEREAS, the Facilities located at 1800 Southwest
11 Terrace, 1895 Southwest 11 Terrace, 1895 Southwest
11 Terrace, 1144 Southwest 19 Avenue, 1024 and 1026 Southwest 19
Avenue, 820 Southwest 20 Avenue and 1795 Southwest 12 Street,
Miami, Florida, may be violating State and City distance
requirements; and
WHEREAS, a Fire and Code Enforcement inspection revealed
violations in each of the 19 Facilities including, but not
limited to, failure to install sprinkler systems, failure to
maintain smoke detectors and fire extinguishers, inadequate
handrails, failure to maintain and/or post evacuation plans,
work completed without permit, failure to provide required off-
street parking, failure to maintain the fagade and illegal
units; and
WHEREAS, the Task Force Report of the Shenandoah Target
Area, Zoning Administrator's Presentation Summary and minutes of
the September 11, 2003, City Commission Meeting are
incorporated by reference; and
WHEREAS, the City Commission seeks to ensure that all such
Facilities located throughout the City of Miami comply with all
Page 3 of 5
applicable law, do not over -saturate the residential areas, and
are compatible with the surrounding areas or neighborhood;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are adopted by reference and
incorporated as if fully set forth in this Section.
Section 2. The City Manager is directed to take all
necessary legal action to ensure compliance with the City Code
applicable to Community Residential Homes, Community Based
Residential Facilities, and Assisted Living Facilities located
throughout the City of Miami, with immediate focus directed at
the facilities in the Shenandoah Target area, and to:
(1) notify the State of Florida of City Code and
State violations;
(2) establish a procedure to adequately monitor all
Facilities throughout the City; and
(3) proceed with Code citations and Code Enforcement
proceedings.
Section 3. The City Attorney is directed to pursue any
injunctive relief, or any other actions in law or in equity to
ensure compliance with the City Code, including foreclosure
action(s).
Section 4. The City Manager is directed to bring this
matter to the City Commission at the conclusion of the pilot
Page 4 of 5
iJ3- 962
program with a plan addressing all the Facilities within the
City of Miami.
Section 5. This Resolution shall become effective
immediately upon its adoption and signature of the Mayor.'/
PASSED AND ADOPTED this 11th day of September 2003.
EL A. DIAZ, MAY
ATTEST:
PRISCILLA A. THOMPSON
CITY CLERK
AND CORRECTNESS
ITY ATTORNEY
W7516:EIJ:IVE:RCG:BSS
lj If the Mayor does not sign this Resolution, it shall become effective at
the end of ten calendar days from the date it was passed and adopted. If
the Mayor vetoes this Resolution, it shall become effective immediately
upon override of the veto by the City Commission.
Page 5 of 5
;j3= 962
• SHENANDOAH PILOT PROGRAM •
ADULT LIVING FACILITIES (ALFs),
COMMUNITY BASED RESIDENTIAL FACILITIES (CBRFs)
AND COMMUNITY RESIDENTIAL HOMES (CRHs)
PRESENTATION SUMMARY
SUMMARY
Introduction - Shenandoah Pilot Program
a. Pilot Program Area Location
b. Existing Facilities Survey
• Facilities Compliance Data
• Facilities Zoning Data
• Census Tract Information
(Image 1)
(Table A)
(Table B)
(Image 2) & (Table C)
1. Applicable Regulations
a. City Regulations - Present Attachment A & (Table D)
b. City Regulations - Historical (Please see Task Force Report)
c. State Regulations (Please see Task Force Report)
2. Compliance Plan
a. Enforcement
Schedule of Code Enforcement Process
b. Administrative Policy Attachment B
c. Proposed Legislation (Please see Task Force Report)& (Table E)
(Present and future — changes to make stricter)
d. Creation of publication (brochure) containing City of Miami regulations applicable to facilities for
distribution to new applicants.
Citywide Implementation - Timeline
a. Implementation of Administrative Procedure effective immediately.
b. Legislation proposing stricter controls to be head by Planning Advisory Board on first available
hearing. (October, 2003)
c. Upon completion of pilot program, Administrative Manual for implementation of Citywide program
will be created and additional compliance efforts set in motion.
s°,ji)f+ed into the pubfliC
City Geri
13- 962
Shenandoah Neighborhood
ALF, CBRF & CRH Report
September 11, 2003
INTRODUCTION
Pursuant to the Miami City Commission's directive to research, document and report on the status of the
various community based residential facilities existing in the Shenandoah Neighborhood, this presentation sets
forth they following:
1. The present condition and compliance status of the facilities
2. The number of facilities in the Shenandoah Neighborhood
3. A summary of applicable regulations; State and Municipal
4. A report on the code enforcement activity conducted and scheduled for the future
5. A plan to pursue compliance of facilities first in Shenandoah and then Citywide
6. A proposed timeline for the implementation of new measures and regulations for these uses.
The intent of this report is both to present the information gathered through the coordinated efforts of the City
Attorney's Office, Planning and Zoning Department, Fire Prevention Bureau and Neighborhood Enhancement
Team and to propose a series of measures that will correct past violations and prevent future transgressions in
order to curb the adverse impact caused by the excessive proliferation of these facilities.
PILOT PROGRAM AREA LOCATION
City of Miami
Shenandoah Neighborhood
Shenandoah Neighborhood Boundary
COMMISSION DISTRICTS
I Angel Gonzalez
2 Johnny L. Winton
$ Joe Sanchez
4 Tomas Regalado
$ Arthur E. Teele, Jr.
Honorable Mayor Manuel A. Diaz - Citywide
h
ar as r.
)IKMN
BOUNDARIES
North: SW 8th Street
South: SW 22nd Street (Coral Way)
East: SW 12th Avenue
West: SW 27th Avenue
r
r
,s r
L !
S o the public
regio"_ , r orinection with
on ct- 11-0
�r Priscilla A. Thompson
City Clerk
Page 2 of 7
93- b62
Shenandoah Neighborhood
ALF, CBRF & CRH Report
September 11, 2003
EXISTING FACILITIES SURVEY
COMPLIANCE DATA
c
D
Illegal Construction
.........._..__................................................_..................__............
Insufficient Parking
....... ................................ .... __._.._._.......................................
_._..
Deficient Maintenance of
................. .... ................................................. I..----.............
Illegal Units
Established in zoning district where not permitt
........ ........... ............... _... .._.........................................._.................. .................................................. .......................................
Change of ownership without required Class B
................._.....................................__..
.............................................................................._.........................._...._.............
Change of ownership without required permit
...........I................................--..........................................................._........................I.......................
Established without required Special Exception
... ............................................................... ........ ................
Facilities exceeding cap
.__...... ................. ................... ..._..... ----................................
.
Facilities not under mun
.................................... ..__..__........................................---.
Facilities in violation of c
3ermit (ZO 9500 — YR 1984)
.............................................. ............... ...... ..... ---.............................
...---- ..
3ecial Exception (ZO 11000 — YR
...................................... _....... _.................................
(ZO 11000 - YRs 1992 to 19961
and
still
Table A
Submitted Into the public
record in connection with
item mon -,►-03
Priscilla A. Thompson
City Clerk
Page 3 of 7
;j3-- 962
Shenandoah Neighborhood
ALF, CBRF & CRH Report
September 11, 2003
EXISTING FACILITIES SURVEY
FACILITIES ZONING DATA
EST
;CAP
;ADDRESS NAME
LIC
DATE
ZONING
-...........................................
1990 1982 1979
ZN / PG ZN / PG ZN / PG
GOV
1966 ORD
ZN / PG
_ --1
111
2166 SW 141" Terrace Pioneer
............... ......... .......__........ _...�.........................._......................... ..............................._._..................._.
4/79
R-3 / 39 R-3 / 39
R-3 / 39
R-3 / 39 6871
2
............. _._......._.._._.
12
_._....__.�
1800 SW 11 Terrace :Pines
4/79 I
R-1/39 R-1 / 39
R-1 / 39
... _.._.................................
R-1 / 39 6871
_._._3
16
-------.
....................... .._............_--..... ....._..._.......... ................ _---- ..... _........__....._..................................
' 1895 SW 11m Terrace i Family Boarding_...._...._......
_....................................._...._..._. ....
4/79 f.......R-1
.............-- .... __._......._.__....................,..
/ 39 R-1 / 39
-----...__._..................._..-------
R-1 / 39 t
..........._._._._..............._
R-1 ! 39 6871
4
12
1144 SW 19 Avenue Arcadia South
-------...._...._._..........._}----._....._.........-_
11/79 I
---...._...._
R-1 / 39 !!! R-1 / 39
---._.�._...._._...-.......
R-1 / 39
----.................................
R-1 / 39 r 6871
5
321
�......---._.........
-- -............._........................................_.t-....._...................................................._...................................................................................__.......__
1024 SW 19. Avenue I Arcadia Manor
.
..................................... r
1/80 t
._...._.__... -- ._.......:
R-1 / 39 R-1 / 39 r
-----�._1_..-----...._......._._
R-1 / 39
R-1 ! 39 t 6871
6
+:. 32
i._...._._......._.................................................................................................-
1026 SW 19`" Avenue Arcadia manor
...._.................................................._......._.................;................................._....................................---�-.._......._.......---...._.............._-
1/80
R-1 / 39 R-1 / 39
R-1 / 39
--- ..._..=--------..............._...__.........................
R-1 / 39- 6871
7
34
, 820 SW 20"' Avenue La Covadonga
_.__............................................................................_...__....._.................................._..._.......---------
6/80
.._......................... ---
C-1 / 39 ' C-1 / 39 !
-----........._. ......... -----.---------------- ---
C-4 / 39
----._._._............._...
C� / 39 ' 6871
8
9
6
14
i 1795 SW 12`" Street Charlie Shenandoah 6/83
................_......_.......__._.................................... _.......... _....................................._._........._._...._._._._......._.__.............................;_._._...............................�---------------....__..._
1147 SW 13" Avenue
R-1 / 39 R-1 / 39 ! R-1 / 39 1
h._._.........._._... -- -t--.._............_......._...
R-1 / 39 ! 9500
_...................._........
....
__.........._............................................._..._._.} Remanso
2/88
R-2 / 38 R-2 / 38 1
R-2 / 38
R-2 / 38 9500
10
14
_._._.._....._..................._._......_.._....__...._............._;..................................._,.._..................................__.I._..........._..
th
1675-77 SW 25 Ave. ;New Millennium
2192 i
-- ............ �..._....
R-2 / 39 R-2 / 39
__R-2../.39_.
--- ...._..._...................
R-2 / 39
---...........,................................
R-2 / 39 11000
11
-i....._._.._..
14
..........................................................................................._...
1997 SW 17'" Court Companion
7/92
R-2 /.39......} ...
I
_R-2 / 39
R-2 / 39 11000
12...F......._...14
_......_.................... ........................... _......................_....
1820 SW 14" Avenue La Milagrosa
_...._.............................;....................._..._..----
t 11/92 i
R-1 / 38.....R-1 / 38......'......R-1
/ 38 .j....
-R-1 / 38...........11000....
13
14
6
4
-
2620 SW 10"' Street Love & Tenderness
................................_._...._ ..... .......................................... .._.__............................................................................._.
--
12/96
_.........._...............................
R-3 / 39 R-3 / 39 ' R-4139 i
...._...._......._....__
t
_R-4/39 ' 11000
_
.28 12178
............
SW 15"' Street Sweet Residence
10/98
R-3 / 39 R-3 / 39
R-3 / 39 '
R-3 / 39 11000
15
....... .------
6 1
-------------._
f
2308 SW 10`" Street Lesende
.................... .
11/99
__.._..---._._
R-1 / 39 .:.......R-1 /..39........
.................._..-_-..._._._......._...__....F......R-1
R-1 / 39
-
R-1 / 39 11000
----16....
17
..._...._-6
2170 SW .... 20`" Street ; Mercedita's
_._._._..................._._._.__._..._._.__...........................
7/00
_._............................... I..._...._._...........
R-1 / 39 R-1 / 39
-------
/ 39
R-1 / 39- '11000
.....
................. 61__
1832 S.W 17'" Terrace Denica
.._....__._._De.n.i.c.a.
11/00 '
R-1 / 39 i R-1 / 39
R-1 / 39
R-1 / 39 11000
186
19
6
2381 SW 21" Terrace Denica 2
.............................
1679 SW 141"
--._..................-------..................... ...... -----................ �---..._......._._._._.............
j 11/00 R-1 / 39 ± R-1 / 39
t ,
-----................................
R-1 / 3_9 f R-1 /39 11000
#
Terrace La Esperanza
5/01
R-1 / 38 R-1 / 38
R-1 / 38
R-1 / 38 11000
Change of Zoning
CENSUS TRACTS: Table 8
MW NINE& mama owns MEMO amr Room Oran Mono NUNN ROME a mama MEMO mono MUMMEM-E
3
■ 5 all11 1'
�04 �8■1111111
X1111111 1
CT 64.01 CT 64.02 Ir'CT 64. 0,
■
■
i 17
.-k - r.
mow
ti RIF'
w MOW
.
NOW:■ .
�■ ate■■ a��■ a■■■ sa■ ■anaaa�■ ■aa■ ■■a a ■■■a ■tea■ a■■■ a■■■ a .
t 10111
City C
Page 4 of 7
- 962
Shenandoah Neighborhood 0
ALF, CBRF & CRH Report
September 11, 2003
CENSUS TRACTS:
CT 64.01 CT 64.02 CT 64.03 CT 65
N 8 Street - S 16 Street
N 8 Street - S 16 Street
N 8 Street - S 16 Street N 16 Street - S 22 Street
E 22 Avenue - W 27 Avenue
............................. .....................
E 17 Avenue - W 22 Avenue E 12 Avenue - W 17 Avenue E 12 Avenue - W 27 Avenue
................ I...............
Tot. Population: 3,706
Tot. Population: 4,033
..............................................................................................................................._............................................._.....................................................................
+ Tot. Population: 3,792 Tot. Population: 8,259
Grp. Home Pop: 11
Grp. Home Pop: 174
Grp. Home Pop: 0 Grp. Home Pop: 12
Pct. Grp./Tot.: 0.4%
Pct. Grp./Tot.: 6.3%
Pct. Grp./Tot.: 0.4% Pct. Grp./Tot.: 0.6%
Below 2%° Saturation Point e- Zoning Ordinance 12009 - effective 01/14/01
___._...___...-.....__._; Over 2% Saturation Point- Zoning Ordinance 12009 - effective 01/14/01 ... ___..............
--�__._._._.__.-._.__............._...._.__.__.....................__._.......
Table C
1. APPLICABLE REGULATIONS
CITY REGULATIONS — PRESENT
ZON R1
R2
R3
R4
O
G/I
C1
CBD
1 C2
I
CAP.
----- ----
0-6 q 1000
.....
q 1000
...................................
q 1000
................................
q 1000
:.....................
I q 1000
...............................
q 1000
............. _..................
i q 1000
..................
q 1000
q 1000
............. .
q 1000
7-14Aim
q 1200
_....... _..........-
q 1200
............................. ........:............
q 1200
1 q 1200
........................................:........
q 1200
_ ..
q 1200
................I............
q 1200
q 1200
................... ..
g5OO
....................................:......................................._
*500
8500
8500
8500
8500
8500
8500
15-502%
2%
........_.........._..............._;................................._...................................i.............
12%
j2%
2%
.............................................................................................................
2%2%2%
82500
82500
*2500
i 82500
' 82500
82500
g25p0
82500
51....+_._...
2%
r....._. .......................__
12%
............... ................. ........................
2%
....................
' 2%
.} --
2%
2%
2X
82500
i 82500
82500
1 82500
1 82500
*2500
82500
....ClaosslaSpecia.....Permit._Req.................---------_- ---..__._...-----_....----....--..._........._.__..._...... ---
_.. .__.... red
....._.....-............... .................................... ._..... _._......... -q - -- -----.... _......_._._....------..........-_---._._........ -- ------ .............. _._.
Special Exception w/ Commi ion Approval Required
--._................................ .... _... _._.........................................................._........................................................... ........................................ ...... -------- .._.......... __--.......... - .... ---- ............
.._....-- -------
Not allowed as stand-alone f cilities
..................... _..-... ... ..................................... _....._----._............_.._...................... __----------------- —------- -------------- —---------- ......... ------- ..................
__. ---- ....._... _
Prohibited
............................................. _.__._..... _._........................................... ..... ...................................... _......................... _.... ..... __........ ............. _.... _............................ _... ---......_......................__...................
c� 1000 Distancing requirement from another facility in linear feet. (Between nearest point of properties)
..... _
p500 ` Distancing requirement from R1 zoning. (From nearest point of.......... ..............................._
........... ........ ..............I ......... ..__................................................... property)
......................_........................._......._...._...................._............................................................................_._._._.........................---.........._......_..__._._....................
2% ;Not to be located in any census tract where residents of existing community based residential
facilities comprise two (2%) percent of more of that census tract's current total population as
estimated by the City of Miami Planning and Zoning Department.
Table D
2. FACILITIES IN VIOLATION
(Attachment D)
From Monday August 25th to Wednesday August 27th, 2003 Inspectors form the Fire Prevention Bureau
and Neighborhood Enhancement Team, Coral Way NET Service Center Inspected each of the 19
facilities in the Pilot Program area in an effort to ensure the safety of the facilities' residents and
determine their compliance status.
Their findings have been captioned in the following report. In brief however it can be noted that not one
facility was found to be in full compliance and all but one (18) showing signs of illegal construction; every
single one showing deficiencies in their parking arrangements and three (3) were found to contain illegal
units. In addition, nine (9) facilities were found to have been established without having obtained the
necessary permits or licenses.
Submitted Into the publiC�
record in connection with
item�on - t -03
Priscilla A. Thompson Page s o 7
City Clerk -3- 2
Shenandoah Neighborhood
ALF, CBRF & CRH Report
September 11, 2003
3. COMPLIANCE PLAN
A. ENFORCEMENT
CITY
I.
Notice of violation
2.
Summons
3.
Hearing
4.
Affidavit of non-compliance
5.
Liens
6.
Inunction
Sent by 09/11/03
15 Days (Due process)
Earliest available (lmonth)
CEB Decides
Per Board Ruling
Completion of file (CAO)
B. ADMINISTRATIVE POLICY
ZONING ADMINISTRATIVE POLICY 03-01:
Attachment B
STATE
Notification of proceedings to State
and coordination of efforts with State
Agencies.
C. LEGISLATION
PROPOSED AMENDMENTS TO EXISTING ORDINANCE:
a. 0-6 and 7-14 prohibited in C-2 and I.
b. 7-14 permitted by Special Exception.
c. 500 ft. distancing requirement from R-1 and R-2 required for larger facilities (15 +)
d. Required registration of all facilities with Planning and Zoning Department.
PRESENT REGULATIONS (Ordinance 12009 — 12/14/2000)
ZON.
R1 R2
R3
R4
O
G/I
C1
CBD
C2
I
CAP. t
...
0-6
..........
..... .......
a 1000 a 1000
f 000
.........
j a 1000
s..........
a 1000
* 1000
a 1000
a16100
* 1000
a 1000
-14
* 1200
* 1200
* 1200
.._._....................... .._..._..............
* 1200
! * 1200
s.__ ........................ ---..i.....................
* 1200
* 1200
* 1200
....................
* 1200
...................
*500
*500
*500
*500
*500
*500
*500
*500
*500
15-50
2%
i
2•h
2%
s ................._....__............:
12%
.................. .....................
2%
„.........................................
i 2%
......................
2.7°
zo/..................
- -----_
2500
; *2500
...._.......................... ........
*2500
:..................
*2500
1 *2500
*2500
p2500
*2500
51+
2y.
...................
2%
_.i. .............. ............. _..._._
i 2%
._.......... ...........................
2%
;.
2%
........................................._._..................
2%
2%
*2500
*2500
*2500
*2500
*2500
*2500
i *2500
Allowed
-- .._.__._............................................................................--
------—__-...... --._........... _.-.--.----._... .......... _._._._._._._
} Class II Special Permit Required
................................................ --......_...... - -- -- ................--------------------------..._..._...._.... --- ....-.-----------_-._._....-.- ---- .... _.... _.......
_.------._....... ----
. Special Exception w/ Commission Approval Required
........................... ..... _.......... _........................................ _........... _......... ................ _.......................................... _._._....
Not allowed as stand-alone facilities
........... ..... .......................................... _...._........._.........._.__.......................................................... _....... _.... _._............................ -------
rohibited
.._.._...................................... ................... _.......--......
* 1000: Distancing requirement from another facility in linear feet. (Between nearest point of properties)
...
............. ......_;_...._..................... .._._..._._....... .............. ._........ ............... --... -... ........ .._._........._._.__..-----... ---............................... -.................. _._.......................... ---------... ---.............._-----.._..........---
-*500 Distancing requirem nt from R1 zoning. (From nearest point of property)
..................................................I..........................,._._............................................................................................................................ ......................................................................... -.................................................................. ---............................ _._..............
2% Not to be located in any census tract where residents of existing community based residential
facilities comprise two (2%) percent of more of that census tract's current total population as
estimated by the City of Miami Planning and Zoning Department.
Submitted Into the publol
record in connectionwit
itf;iY► 1
Priscilla A. 1,hompson
City Clerk
Page 6 of 7
;j3- 562
Shenandoah Neighborhood
ALF, CBRF & CRH Report
September 11, 2003
PROPOSED REGULATIONS
Table E
4. CITYWIDE IMPLEMENTATION
Implementation of Administrative Procedure effective immediately.
Legislation proposing stricter controls to be head by Planning Advisory Board on first available hearing.
(October 2003)
Upon completion of pilot program, Administrative Manual for implementation of Citywide program will be
created and additional compliance efforts set in motion.
Submitted Into the public
record in connection with
itemmon q - I -a
Priscilla A. Thompson
°City Clerk
Page 7 of 7
�33_ g62
ATTACHMENT A
SUMMARY OF PRESENT REGULATIONS
ORDINANCE 11000, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA
Article 4, Section 401 Schedule of District Regulations
Community Based Residential Facilities.
R-1 (Single -Family Residential)
Permitted principal uses:
Community based residential facilities, licensed by Florida Health and Rehabilitative Services
(FHRS), with a maximum of six (6) clients or less (but not including drug, alcohol or correctional
rehabilitation facilities and dangerous mentally ill persons) when located at least one thousand
(1,000) feet from any existing similar facility, measured from the nearest point of the site of the
existing facility to the nearest point of the site of the proposed facility, provided they are registered
with the planning, building and zoning department pursuant to section 934.2.1
Parking:
Community based residential facilities and adult congregate living facilities: See section 934
R-2 (Duplex Residential)
Permitted principal uses:
Community based residential facilities, licensed by FHRS, for six (6) or fewer clients (not
including drug, alcohol or correctional rehabilitation facilities and dangerous mentally ill persons)
when located at least one thousand (1,000) feet from any existing similar facility, measured
from the nearest point of the site of the existing facility to the nearest point of the site of the
proposed facility, provided they are registered with the planning, building and zoning department
pursuant to section 934.2.1.
Community based residential facilities, licensed by FHRS, with from seven (7) to a
maximum of fourteen (14) clients (not including drug, alcohol or correctional rehabilitation
facilities and dangerous mentally ill persons) when located at least one thousand two hundred
(1,200) feet from any existing similar facility, and at least five hundred (500) feet from any
R-1 district measured from the nearest point on the zoning district boundary or from the nearest
point of the site of the existing facility to the nearest point of the site of the proposed facility,
provided they are registered with the planning, building and zoning department pursuant to
section 934.2.1.
Parking:
Community based residential facilities: Same as for R-1 Single -Family Residential
R-3 (Multi -Family Medium Density Residential)
Permitted principal uses:
Community based residential facilities, licensed by FHRS, for six (6) or fewer clients (not
including drug, alcohol or correctional rehabilitation facilities and dangerous mentally ill persons)
when located at least one thousand (1,000) feet from any existing similar facility, measured
from the nearest point of the site of the existing facility to the nearest point of the site of the
proposed facility, provided they are registered with the planning, building and zoning department
pursuant to section 934.2.1
Into the public
record iq connection with
iter""" tj1A_C4� �L 1 --63
riv�,ill AoTl;err�las®n
City Clerk
w�;�- 962
SUMMARY OF PRESENT REGULATIONS
ORDINANCE 11000, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA
Community based residential facilities, licensed by FHRS, with from seven (7) to a
maximum of fourteen (14) clients (not including drug, alcohol or correctional rehabilitation
facilities and dangerous mentally ill persons) when located at least one thousand two hundred
(1,200) feet from any existing similar facility, or five hundred (500) feet from any single-
family district measured from the nearest point of the site of the existing facility to the nearest
point of the site of the proposed facility, provided they are registered with the planning, building
and zoning department pursuant to section 934.2.1.
Conditional principal uses:
Community based residential facilities, with more than fourteen (14) to a maximum of fifty
(50) clients, permitted only by Special Exception with City Commission approval, subject to
the requirements and limitations of section 934.
Parking:
Community based residential facility: Same as required in R-1 district.
R-4 (Multifamily High Density Residential)
Permitted principal uses:
Community based residential facilities, licensed by FHRS, for six (6) or fewer clients (not
including drug, alcohol or correctional rehabilitation facilities and dangerous mentally ill persons)
when located at least one thousand (1,000) feet from any existing similar facility, measured
from the nearest point of the site of the existing facility to the nearest point of the site of the
proposed facility, provided they are registered with the planning, building and zoning department
pursuant to section 934.2.1
Community based residential facilities, licensed by FHRS, with from seven (7) to a maximum
of fourteen (14) clients (not including drug, alcohol or correctional rehabilitation facilities and
dangerous mentally ill persons) when located at least one thousand two hundred (1,200) feet
from any existing similar facility, or five hundred (500) feet from any single-family district
measured from the nearest point of the site of the existing facility to the nearest point of the site of
the proposed facility, provided they are registered with the planning, building and zoning
department pursuant to section 934.2.1
Conditional principal uses:
Community based residential facilities, with more than fourteen (14) residents including staff
permitted only by Special Exception with City Commission approval, subject to the
requirements and limitations of section 934.
Parking:
Community based residential facility. Same as required in R-1 district.
o (office) Subrr►itted into the public
r,cordj� ccrane���tic Ff ith
Permitted principal uses: item
Same as for R-4. Priscilla•°
city Clerk
Conditional principal uses:
Same as for R-3 and...
Community based residential facilities pursuant to section 934 are permitted only by Special
Exception with city commission approval.
Page 2 of 5
93- 962
SUMMARY OF PRESENT REGULATIONS
ORDINANCE 11000, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA
G/I (Government and Institutional)
Permitted principal uses
Same as for 0...
Conditional Principal uses
Community based residential facilities only by Special Exception, subject to the requirements
and limitations of section 934.
C-1 (Restricted Commercial)
Permitted principal uses:
Same as for O
Conditional principal uses:
Same as for O and...
Community based residential facilities for more than fifty (50) clients, only by Special Exception
with city commission approval, subject to the requirements and limitations of section 934.
C-2 (Liberal Commercial)
Hotels, motels, rescue missions and residential facilities of a density equal to R-3 (65) units
per net acre or higher are the only residential uses allowed in this district.
Permitted principal uses:
Same as C-1.
Conditional principal uses:
Same as C-1.
CBD (Central Business District)
Permitted principal uses:
Same as C-1.
Conditional principal uses:
Same as C-1.
I (Industrial)
Permitted principal uses:
Same as C-2.
Conditional principal uses:
Same as C-2.
Submitted Into the public
��,.,6 d j/,, onnedion with
$
P---ri--7Yscille A. Thompson
City Clerk
Page 3 of 5
°)3- 962
SUMMARY OF PRESENT REGULATIONS
ORDINANCE 11000, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA
Section 934 - Community Based Residential Facilities
Community based residential facilities shall be subject to the following zoning requirements
and limitations
934.1. Community based residential facility, generally
A community based residential facility provides room (with or without board), resident
services, and twenty -four-hour supervision. Such a facility functions as single housekeeping unit.
This category includes adult congregate living facilities; and facilities for physically disabled and
handicapped persons, for developmentally disabled persons, for nondangerous mentally ill
persons and for dependent children, as licensed by the Florida Department of Health and
Rehabilitative Services (FHRS); and residential facilities for alcohol and drug rehabilitation and
juvenile and adult residential correctional facilities, including halfway houses, as licensed or
approved by an authorized regulatory agency
934.2.1. Registration required. All existing and proposed community based residential
facilities shall register with the department of planning, building and zoning. Required
information for registration includes:
1. The name of the sponsoring organization, if any.
2. The name of the facility operator
3. The street address of the facility
4. The type of program to be offered by the facility
5. The maximum number of persons who will live at the facility
6. The governmental authorization to operate the facility
934.2.1.1. Official map and registration file. The department of planning and zoning
inspections shall provide and maintain an official map that shows the location of all
existing community based residential facilities and a registration file
934.2.2. Special Exception required. Unless otherwise specifically permitted in residential
districts (see schedule of district regulations), as licensed by FHRS within specified capacities, all
proposed community based residential facilities are permissible only by Special Exception
with city commission approval, subject to the following requirements and limitations:
934.2.2.1. Location standards. All proposed community based residential facilities shall
be subject to the following location standards:
1. A proposed community based residential facility shall not be located in any
census tract where residents of existing community based residential facilities
comprise two (2) percent of more of that census tract's current total
population as estimated by the City of Miami planning and zoning department.
2. A proposed community based residential facility shall not be located within a
radius two thousand five hundred (2,500) feet of an existing community
based residential facility. Measurement shall be made from the nearest point of
the site of the existing facility to the nearest point of the site of the proposed
facility.
934.2.2.2. Recreation open space. Recreation open space shall be provided in accord with
the following schedule
1. Two hundred (200) square feet for each resident under eighteen (18) years of
age.
2. One hundred fifty (150) square feet for each resident eighteen (18) years of
age or older. Submitted Into the public-
fin
ublic,fin vr�di}�1
P3
Page 4 of 5
City Clerk _ 962
SUMMARY OF PRESENT REGULATIONS
ORDINANCE 11000, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA
All such recreation space shall be appropriately landscaped and buffered for the
comfort, convenience and enjoyment of the residents with due consideration for
adjacent properties.
934.2.2.3. Yards for facilities with more than fifty occupants. The rear and interior or side
yards of facilities with more than fifty (50) occupants shall be screened with a solid textured
wall, fence or compact hedge with a minimum height of five (5) feet.
934.2.2.4. Interior space. Unless occupants are related by blood or marriage, or below the
age of six (6) or over the age of eighty (80), occupancy shall be limited to one (1) person per
room, except that, where rooms are a minimum of two hundred (200) square feet in area,
occupancy may be two (2) persons per room, if divided by a (low) partition.
934.2.2.5. Offstreet parking. One (1) offstreet parking space for each staff member and one
(1) offstreet parking space for each four (4) residents shall be provided. A reduction in
required occupant offstreet parking shall be permissible, provided findings are made that
clearly show such reduction is reasonable based on such factors as facility proximity to mass
transit, location of occupant employment area, occupant auto ownership, facility visitation
policy, and the like
934.2.2.6. Limitations on signs. See Article 10 for sign regulations for Community based
residential facilities as per the underlying district in which located
934.3. Certificate of use not transferable, new ownership by Special Exception with city
commission approval.
The approved certificate of use shall not be transferable if the facility changes use or ownership.
New ownership shall be approved only by Special Exception with city commission approval.
934.4. Variances prohibited
No variances from the provisions of section 934 are permitted
(Ord. No. 12213, § 2, 4-11-02)
Section 2502 - Definitions
Community based residential facility. A facility providing room (with or without board), resident
services, and twenty -four-hour supervision. Such a facility functions as a single housekeeping
unit. This category includes adult congregate living facilities; facilities for aged persons as
defined in section 400.618(3), Florida Statutes; facilities for physically disabled and handicapped
persons as defined in section 760.22(5)(a), Florida Statutes; for developmentally disabled
persons as defined in section 393.063(6), Florida Statutes; for nondangerous mentally ill persons
as defined in section 394.455(3), Florida Statutes; and for dependent children as defined in
section 39.01(8) and (10), Florida Statutes, as licensed by the Florida Department of Health and
Rehabilitative Services (FHRS); and residential facilities for alcohol and drug rehabilitation and
juvenile and adult residential correctional facilities, including halfway houses as licensed or
approved by an authorized regulatory agency. (ZL;�Pti )DAq) ythe FO'Qi�bltySC
Community residential home. See Community based residential facility.itern
Priscilla A.
1._Q.,.._12� City Clerk
Page 5 of 5
#J3- 962
CITY OF MIAMI
PLANNING & ZONING DEPARTMENT
ZONING DIVISION
ADMINISTRATIVE POLICY 03-01
COMMUNITY BASED RESIDENTIAL FACILITIES
INTENT
ATTACHMENT B
In an effort to ensure the proper administration of permits, certificates and licenses for
Community Based Residential Facilities in the City of Miami an in order allow their
implementation in keeping with regulations set forth by the Zoning Ordinance the following
policies shall be observed by all City staff involved in the processing of any application
pertaining to all such uses.
DEFINITIONS
Community based residential facility. (CBRF) A facility providing room (with or without board),
resident services, and twenty -four-hour supervision. Such facilities include residential facilities for
alcohol and drug rehabilitation and juvenile and adult residential correctional facilities, including
halfway houses, as licensed or approved by an authorized regulatory agency.
Community residential home. (CRH) A dwelling unit licensed to serve clients of the
Department of Children and Family Services, which provides a living environment for seven (7)
to fourteen (14) unrelated residents who operate as the functional equivalent of a family,
including such supervision and care by supportive staff as may be necessary to meet the
physical, emotional and social needs of the residents, as defined in Florida Statutes §419.001,
as amended from time to time.
Homes of six or fewer residents which otherwise meet the definition of Community
residential hHome. Homes with six or fewer residents which otherwise meet the definition of a
"Community Residential Home, as defined herein, function as a single-family unit, subject to
distance limitations as set forth in Article 4 of this zoning ordinance.
(Ordinance 11000, Section 2502)
This definition shall be understood to included the following similar uses:
• Adult Congregate Living Facility (ACLF)
• Adult Living Facility (ALF)
• Any other similar use generally complying with the definition set forth above.
Submitted Into the public
e rg" in cannectionv��r�i/t�hy
6 io 3 O
ani AAO
Thompson
_. City Clerk
03- 962
City of Miami —Zoning Division
Administrative Policy 03-01
Page 2
PROCEDURE
1. Any and all forms related to approval, renewal, certification and the like shall be forwarded
to Zoning Administrator. (Sent to CAO, NET and P&Z staff on 08/26/03)
2. The Zoning Division shall be responsible for the maintenance of the registry of Community
Based Residential Facilities, Community Residential Homes and similar uses.
3. All approvals, renewals, certifications pertaining to CBRF's and CRH's must be signed by
the Zoning Administrator and must submit prior to approval the following:
a. Copies of all certifications and licenses from the State (Health Care Administration)
b. Certificate of Inspection by Sire Department.
c. Copies of any special permits required by the City.
d. Verification of compliance with applicable conditions contained in special permits.
e. Verification of legal non -conforming status (if applicable).
f. Verification compliance status of property.
(Check for any visible signs of illegal additions or modifications)
g. Verification of compliance with distance requirements.
(Applicant shall submit a certified survey for this purpose)
h. Verification of compliance with census tract "saturation levels".
Effective this date, Administrative Policy 03-01 supersedes all previous directives or policies
relating to this subject.
Francisco J. Garcia
Zoning Administrator
Ana Gelabert-Sanchez
Planning & Zoning Director
09/09/03
Date
Date
Submitted Into the public
i e connection with
it �%A on g- 11-0.3
Prisdila A. Thompson
City Clerk
AJ3— 962
It
CITY OF MIAMI
COMMUNITY RESIDENTIAL HOMES
SHENANDOAH PILOT PROGRAM
op,
Miami City Commission
INCIR RATED j
4�i September 11, 2003
GNI
SUMMARY
1. LOCATION Shenandoah Pilot Program
11. FACILITIES SURVEY Data and present status
III. COMPLIANCE PLAN Code enforcement
IV. APPLICABLE REGULATIONS City and State
V. LEGISLATIVE AND ADMINISTRATIVE CHANGES
• Zoning Ordinance Amendments
• Changes in Administrative Procedures
CITY OF MIAMI
CRI -Is — SHENANDOAH PILOT PROGRAM
City of Miami
Shenandoah Neighborhood
Shenandoah Neighborhood Boundary
ti■■■s
COMMISSION DISTRICTS
� Angel Gonzalez
2 Johnny L. Winton
3 Joe Sanchez
4 Tomas Regalado
6 Arthur E. Teale, Jr.
Honorable Mayor Manuel A. Diaz - Citywide
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1 € 111 1 2166 SW 14'h Terrace Pioneer %
.............._..............._................................................................................................................. .... , ....... _ ....... ........................
2 = 12 1800 SW 11'h Terrace Pines
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.............._..............._..........................................................:................................................................._ ....... ...... ......
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14 28 2178 SW 151hStreet Sweet Residence s
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Illegal Construction
Illegal Units
Established in zoning district where not permitted
.....................................................................................................................................................
Ghange of ownership without required Glass B permit (ZO 9500 — YR 1984)
............................................................................................................. .A
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4 € Established without require d Special Bcception (LO 11000 - Y Rs 199? to 1996)
......................................................................................................................................
3 € Facilities exceeding capacity
Facilities no_t under municipal jurisdiction (fire and building compliance still apply;
....Facilities in violation•'of •distancing *revuirements.
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LIC................................:...................ZONING....................;.................................
..........
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DATE i
1990
1982
1979
1966 `
ORD
ZN/PG €
ZN/PG
ZN/PG
ZN/PG
1 ....................
111:2166
,....................................................................
SW 141 Terrace :Pioneer
;..............................................................................................;................................_.
4179 1
R-3 / 39 €
R-3 / 39
R-3 / 39
R-3 139
6871
2 1 ....................
12 ;.......................................................
1800 SW 111 Terrace
.............:....................................................
Pines
€
4179 :................................
R-1 / 39
............................... ................................
R-1 / 39
R-1 ! 39
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R-1 f 39
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1.6 _
1895 S'W.111 Terrace
...............
Family Boarding
:...........................
4/79
................................
R-1 139
:................................
R-1 / 39
R-1 / 39
:................................ :.........................
R-1 / 39
6871
4 ............................................................................................:...................................................................:...........................e................................:................................:................................:................................:.........................
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1144 SW 191 Avenue :Arcadia South
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................................
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1024 SW 191 Avenue Arcadia Manor .....
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R-1 / 39
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34 1
820 SW 2011 Avenue
La Covadonga
6180:
.......... ...
C-1 / 39
C-1 / 39
.............................
C� ! 39
:................................ :........................
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6871
8
..................... ...................;..............................................................
6
1795 SW 121 Street ......:...................................................................
............................................................................................
Charlie Shenandoah
............................
_......................
6/83:
........._.........
................................
R-1 l 39
R-1 / 39
R-1 / 39
_€
R-1 139:
9500
9 ....................
14 1
_....................................................................
1147 SW 131 Avenue _...................................................................
Remanso
;................
2188
................ ................................
R-2 / 38 €
_
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R-2 ! 38
R-2 / 38
:................................ ;.........................
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..................... :....................
14 1
:....................................................................
1675-77 SW 251 Ave. :................................................................
New Millennium
_...........................
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_................................
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.............
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...................;................................_
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R-2 / 39
................................ ........................
R-2 / 39 €
.
11000
11 1
..................... ....................
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,....................................................................
1997 SW 171 Court . ...................................................................
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:................................ ........................
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.
11000
12
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1820 SW 1411 Avenue ........
La Milagrosa
;...........................;................................:................................;................................
:
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R-1 f 38
R-1 / 38
_.........................................................
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..................... ....................
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,....................................................................
2620 SW 101' Street :......................................
Love & Tenderness
...........................e................................:................................:................................:................................:.........................
12196 1
R3 ! 39 1
R3 / 39
R-4 / 39
€ R-4 / 39 €
11000
14 1 .....................
28 ....................................................................:..............................................................................................:.................................................................:................................:............................:.........................
2178 S'W 151 Street
.............................,...........................,................................................................
Sweet Residence
10/98:
R-3 / 39
.........................................................................................
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€ R-3 ! 39
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15
6
2308 SW 101 Street
Lesende
11199 1
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R-1 / 39
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R-1 / 39....:11000
16 ....................
.... ....................................................................;...................................................................:.......................
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......................
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_
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17 ....................
6 1
_....................................................................
1832 SW 171 Terrace _...................................................................
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............................
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.............:................................;............................
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........
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................................
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.
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CT 64.01
N 8 Street - S 16 Street
E 22 Avenue - W 27 Avenue
..............................................................................
Tot. Population. 3.706
Grp. Home Pop: 11
Pct. Grv.ITot.: 0.4%
CT 64.02
N 8 Street - S 16 Street
E 17 Avenue - W 22 Avenue
..............................................................................
Tot. Population: 4.033
Grp. Home Pop: 174
Pct. GrpJToI}: 6.3%
CT 64.03
N 8 Street - S 16 Street
E 12 Avenue - W 17 Avenue
..............................................................................
Tot. Population: 3,792
Grp. Home Pop: 0
Pct. Grp./Tot.: 0.4%
Beloo296VlonPo14-iqbpm 1G09eff�V�Cilib1
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CT 65
N 16 Street - S 72 Strcct
E 12 Avenue - W 27 Avenue
...............................................................................
Tot. Population: 8.259
Grp. Home Pop: 12
Pct. Grp./Tot.: 0.6%
ZOIC; R1
R2
I R3
I R4
1 0
1 Gil
I C1
CBD
C2
CAP.
...............................
................................
0-6 q 1000
.............................. . ..................
................................
q 1000
................................
................................
q 100
................................
...............................
q 100
...............................
q 100
...............................
q 1000
.......................... .....
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. ................................
4*1000
................................
4*1000
..........................
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7-14
q 1200
1200
? ...............................
q 1200
...............................
q 1200
? ...............................
1 q 1200
...............................
q 1200
... ............................
q 1200
................................
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..........................
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................................
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<* 2500
CITY OF MIAMI
CRHs — SHENANDOAH PILOT PROGRAM
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........................................................................................................................................................................................................................................................................................................................
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........................................................................................................................................................................................................................................................................................................................
I Not including drug, alcohol or correctional rehabilitation facilities and dangerous mentally ill persons.
.............................. ....................................................................................................................................................................................................................................................... : ................................................................
Registered with the Planning and Zoning Department - Section 934.2.1, Zoning Ordinance.
.............................. .................................................................................................................. .....................................................................................................................................................................................................
1000 Distancing requirement from another facility i n linear feet. (Between nearest point of properties)
.............................. ........................................................................................................................................................................................................................................................................................................................
500 Distancing requirement from R1 & R2 zoning. (From nearest point of property)
.............................. ........................................................................................................................................................................................................................................................................................................................
2% Not to be located in any census tract where residents of existing community based residential
facilities comprise two (2%) percent of more of that census tract's current total population as
estimated by the City of Miami Planning and Zoning Department.
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CITY OF MIAMI
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CRI -Is SHENANDOAH PILOT PROGRAM
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........................... .................... : ............................. : ............ .......................... : .............................................................................................................................................................................................................................
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........................................................................................................................................................................................................................................................................................................................
Prohibited
........................................................................................................................................................................................................................................................................................................................
I Not including drug, alcohol or correctional rehabilitation facilities and dangerous mentally ill persons.
.............................. ....................................................................................................................................................................................................................................................... : ................................................................
Registered with the Planning and Zoning Department - Section 934.2.1, Zoning Ordinance.
.............................. .................................................................................................................. .....................................................................................................................................................................................................
1000 Distancing requirement from another facility i n linear feet. (Between nearest point of properties)
.............................. ........................................................................................................................................................................................................................................................................................................................
500 Distancing requirement from R1 & R2 zoning. (From nearest point of property)
.............................. ........................................................................................................................................................................................................................................................................................................................
2% Not to be located in any census tract where residents of existing community based residential
facilities comprise two (2%) percent of more of that census tract's current total population as
estimated by the City of Miami Planning and Zoning Department.
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CITY OF MIAMI
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........................ . . . ....................... ............................. . ............................. ............................. . ............................. ............................................................ . . . . . . . . . ...... . . . . . . . .
.. .. . . .. . .
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.......................... ............................. ............................. ............................. ............................. .............................. .............................. ........................
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................................
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...............................
246
2500
4* 2500
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CITY OF MIAMI
CRHs - SHENANDOAH PILOT PROGRAM
City of Miami
Community Residential Homes (CRHs)
Nate: THIS MAP NOT FOR OFFICIAL USE
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CITY OF MIAMI
CITY ATTORNEY'S OFFICE
MEMORANDUM
TO: Mayor and Members oflk?
FROM: Alejandro Vila
DATE: September 10,,
RE: Assisted Livi4,,
ssion
des in the Shenandoah Target Area
TASK FORCE REPORT
Introduction
Pursuant to the directive of the City Commission on July 24, 2003, a Task Force was
established to study all Assisted Living Facilities ("ALF"), Community Residential Homes,
("CRH") and Community Based Residential Facilities ("CBRF") in the City of Miami. The
Shenandoah area was determined to be the initial target area for the study. ALFs, CRHs, Homes
of six or fewer which otherwise meet the definition of a CRH and CBRFs shall be collectively
referred to as "Facilities."
The Task Force members consisted of the Directors of Zoning, Planning and Building,
NET Director, Chief of Code Enforcement, NET Inspectors, Fire Marshall, Fire Inspectors, and
the City Attorney's Office. The Task Force met weekly in order to address the history of the
establishment of these Facilities, as well as discuss an appropriate course of action for future
Facilities
The City Attorney's Office analyzed the history of the State of Florida Law ("State") and
City of Miami Code of Ordinances, as amended ("Code") regulating these Facilities in order to
determine whether any of these Facilities were or could be classified as "legal non conforming"
and therefore, exempt from compliance with current regulations. Information was gathered from
several of the City departments, public records, State of Florida Agency for Health Care
Administration, Department of Children and Families, and Miami Dade County in order to
conclude the establishment date of each facility. Furthermore, Fire Inspectors and NET
Inspectors visited all the Facilities in order to establish their current compliance with the
applicable law.
The Zoning Administrator will be presenting this information to the City Commission at
the September 11, 2003, meeting. Attached hereto as "Attachment A," is a summary of the
presentation.
Submitted Into the public
* �1 . am.a eY '1i R1S N..h
4 'v
°J3- 962
A in the Shenandoah Target Area
Task Force Report
Page 2 of 8
Boundary and Locations
The initial target area was determined to be in the Shenandoah area. The Shenandoah
Target Area is from SW 8th Street to Coral Way and from 12th Avenue to 27th Avenue. The
Facilities within the area are:
1. 1024 SW 19'''
AV
2. 1026 SW 19`''
AV
3. 1144 SW 19``'
AV
4. 1147 SW 13'''
AV
5. 1675-77 SW 25th AV
6. 1679 SW 14'h
TER — CLOSED**
7. 1795 SW 12`''
ST
8. 1800 SW 11 t'
TER
9. 1820 SW 14'''
AV
10. 1832 SW 17`''
TER
11. 1895 SW 11`h
TER
12. 1997 SW 17`''
CT
13. 2166 SW 14`''
TER
14. 2170 SW 20`''
ST
15. 2178 SW 15`''
ST
16. 2308 SW 10``'
ST
17. 2381 SW 21" TER
18. 2620 SW 10th
ST
19. 820 SW 20`'' AV
**The facility located at 1679 SW 14th TER was noted as closed by the state in January 2000
and the current inspection of the facility confirmed that there are no residents at the facility. The
current owner is in the process of selling the home.
Legal History
State Law:
In 1975, the State of Florida ("State") passed the Adult Congregate Living Facility
("ACLF") Act.' These Facilities house elderly, non -dangerous mentally ill, adult correctional
and foster children. Said Facilities were initially licensed through the Florida Department of
Human Resource Services ("HRS") until 1991, when the Agency for Health Care Administration
' Senate Bill 75-233.vvrith
Subrnitt,ld Into the public
5
300
J3- 962
A in the Shenandoah Target Area
Task Force Report
Page 3 of 8
("AHCA") replaced it and continues to presently regulate. Furthermore, the Department of
Children and Families ("DCF") also regulates the Facilities which house less than 14 residents
and provides state funds. The Department of Elder Affairs assists in the regulation of Facilities
that have elderly residents.
In 1995, the Assisted Living Facility ("ALF") Act was passed and redefined these
Facilities as follows:
(1) Assisted Living Facility2 means any building or buildings, section or distinct part
of a building, private home, boarding home, home for the aged, or other
residential facility, whether operated for profit or not, which undertakes through
its ownership or management to provide housing, meals and one or more personal
services for a period exceeding 24 hours to one or more adults who are not
relatives of the owner or administrator.
(2) Community Residential Home means a dwelling unit licensed to serve clients of
the Department of Children and Family Services, which provides a living
environment for 7 to 14 unrelated residents4 who operate as a functionally
equivalent family, including supervision and care by supportive staff as may be
necessary to meet the physical, emotional and social needs of the residents.
(3) Homes of six or fewer residents which otherwise meet the definition of a
community residential home shall be deemed a single-family unit and a non-
commercial, residential use for the purpose of local laws and ordinances. Homes
of six or fewer residents which otherwise meet the definition of a community
residential home shall be allowed in single family or multifamily zoning without
approval by the local government, provided that such homes shall not be located
within a radius of 1,000 feet or another existing such home with six or fewer
residents. [Emphasis added] Such homes with six or fewer residents shall not be
required to comply with the notification provisions of this section; provided,
however the sponsoring agency or the department notifies the local government at
the time of home occupancy that the home is license by the department.
The AHCA regulates these Facilities through the established Florida Administrative
Cod
e6 ("FAC.") The FAC provides detailed regulations for these Facilities, such as required
minimum square footage of living space per resident. Furthermore, the State allows the local
authorities to independently regulate Facilities with 15 or more residents. There is concurrent
jurisdiction with Facilities that house 7-14 residents and
Facilities with six or fewer residents.
almost exclusive atate regulation o
Z F.S. 400.402(6) e s r�r`19
'F.S. 419.001(1)(a) City Clerk
' F.S. 419.001(2)(d) defines resident as any of the following: a frail elder as defined in s. 400.618; a physically
disables or handicapped person as defined in s. 760.22(7)(a); a developmentally disables person as defined in s.
393.062(12); a nondangerous mentally ill person as defined in s. 394.455(18); or a child as defined in s. 39.01(14),
984.03(9) or (12) or s. 985.03(8).
' F.S. 419.001(2)
6 Chapter 58A-5 Assisted Living Facilities (which includes all pertinent sections 5.013 through 5.035).
��-- 962
A in the Shenandoah Target Area
Task Force Report
Page 4 of 8
City Code:
In 1981, the City of Miami amended Zoning Ordinance 6871, (in effect since 1961) with
Zoning Ordinance 9304 to include regulation of these Facilities and titled these Facilities as
Community Based Residential Facilities,7 which incorporated Adult Congregate Living Facilities
as established by the State. With the passage of Zoning Ordinance 9500 in 1982 and Zoning
Ordinance 11000 in 1990, the City further regulated these Facilities while being cautious of the
State's preemption in regulating these Facilities.
Pursuant to Zoning Ordinance 12009 (2000), amending Zoning Ordinance 11000 (1990),
the City defined these Facilities as follows:
1. Community Based Residential Facility ("CBRF") provides room (with or
without board), resident services and 24 hour supervision. Such facilities
include residential facilities for alcohol and drug rehabilitation and
juvenile and adult residential correctional facilities, including halfway
houses, as license or approved by an authorized regulatory agency.
2. Community Residential Home ("CRH") is a dwelling unit licensed to
serve the clients of DCF which provides a living environment of 7-14,
unrelated persons as defined in F.S. 419.001.
3. Homes of six or fewer residents which otherwise meet the definitions of
CRH. Homes of six or fewer residents which otherwise meet the
definition of a CRH, function as a single family unit, subject to the
distance limitation as set forth in Art. 4 of this zoning ordinance.
Distance Requirements
Distance requirements have varied since it was first introduced into the City Code in
1981, with the passage of Zoning Ordinance 9304. The State started to regulate distancing
requirements as of October 1, 1989. Since Zoning Ordinance 11000 (1990), the City and State
have had the same requirements for Facilities that have less than 14 residents. The City has
exclusive jurisdiction in the regulation of facilities with more than 15 residents.
Unless otherwise specifically permitted, all proposed facilities shall meet the following
distancing requirements:
Zoning Ordinance 9304 (198 1) defined a CBRF as "A facility that provides room with or without board, resident
services, and 24-hour supervision. Such a facility functions as a single housekeeping unit and is licensed or
approved by an authorized regulatory agency. This category includes adult congregate living facilities; residential
facilities for alcohol and drug rehabilitation, for developmentally disable persons, for persons with mental healthy
problems, and for dependent children; and juvenile and adult residential correctional facilities, including halfway
houses. The defined terms FAMILY, HOUSING FOR THE ELDERLY, ROOMING HOUSE, TOURIST HOME,
APARTMENT HOTEL, APARTMENT BUILDING, HOTEL AND MOTEL, and the term "home for foster
children" shall not be construed to mean community based residential facility R kns`i -d Into the PUillC'
0)3— 962 Priscilla A. ThOMPSO'll
City Clerk
A in the Shenandoah Target Area
Task Force Report
Page 5 of 8
1. Homes of six or fewer residents which otherwise meet the definition of a CRH,
must be located at least 1,000 from the next such facility. Said Facilities are
allowed in all districts. [Zoning Ordinance 11000 (1990)]
2. CRH (7-14 residents) must be at least 1,200 feet from the next such facility and
500 feet from a single-family district. Said Facilities are allowed in R-2
districts and all such other districts of higher capacity. [Zoning Ordinance
11000 (1990)]
3. CBRF (15 or more residents) must be at least 2,500 feet from any facility.
[Zoning Ordinance 12009 (2000)]
Distance violations are dependant upon the Facilities legal standing, as well the any and
all previous facilities' legal standing. Therefore, within the current time frame provided it is
very difficult to determine the facilities' distancing violations due to the fact that any facility that
existed prior to a second facility's establishment may be legal or illegal.
Analysis of Facilities
The Task Force's analysis is based on the earliest record that could be found that
established these Facilities as an ACLF, CRH or ALF. Attached hereto as Exhibit `B" is a chart
depicting the items discussed below. The following are the findings of the 18 Facilities in
chronological order of their existence as an ACLF, CRH or ALF:
A. The first facility is located in an R-3 zoning district and is licensed for 111
residents. This facility was an apartment building that was converted in 1979 to
an ACLF. It has current code violations and fire safety violations which have
been or will be cited and can be remedied by the owner's compliance with
appropriate City permits and inspections. The City will also notify the State of
their current violations of the City Code. No special exception has ever been
required of this facility due to its existence prior to Zoning Ordinance 9304.
B. Five (5) Facilities with licenses for 7-14 and 15 or more residents are in an R-1
zoning district. These Facilities converted from boarding homes to ACLFs
between 1979 and 1980. From their inception as an ACLF, the City's regulations
of permitted uses in an R-1 district did not allow these Facilities to be established
in single family districts. Furthermore, in 1984 a change in ownership occurredlo
which would have required these Facilities to obtain a Class B Special Permit.
No records were located from the City Clerk or Hearing Boards to establish that a
'2166 SW 14 TERR
9 1800 SW 11 TERR; 1895 SW 11 TER; 1144 SW 19 AVE; 1024 SW 19 AVE; and 1026 SW 19 AVE;
10 Zoning Ordinance 9500 provides that the approved Certificate of Use shall not be transferable if the facility
changes use or ownership. New ownership shall be approved only by Class B Special Permit.
SubMitted Into the publics
1n with
aj3— 962
A in the Shenandoah Target Area
Task Force Report
Page 6 of 8
permit was requested or obtained. Due to this violation, these Facilities would not
have a "legal non conforming" status, because they were not legal from the
inception. Additionally, these Facilities have current code compliance violations
and fire safety violations which have been or will be cited. Furthermore, even if
the facilities remedied the existing violations, the Code does not provide for a
Special Exception to be granted for facilities of this capacity in R-1 Zoning
district.
C. One (1) facility" is in a C-1 district and is licensed for 34 residents. This
facility's oldest record as an ACLF is from 1980 and therefore established prior to
the City's regulation and not required to have a Special Exception. It has current
code violations and fire safety violations that have been or will be cited
accordingly. However, the violations can be remedied with appropriate permits
and inspections. The City will also notify the State of their current violations of
the City Code.
D. One (1) facilitY12 in an R-1 district houses six or less foster children and is
licensed only through DCF. It has current code violations and fire safety
violations which have been or will be cited and can be remedied with appropriate
permits and inspections. The City will also notify the State of their current
violations of the City Code.
E. One (1) facility 13 is in an R-2 district was licensed for 7-14 residents since 1988.
Recently, in 2000, there was a change in ownership due to the death of the
previous owner. Zoning Ordinance 1100014 (1990) provides that a change in
ownership would require the new owner to obtain a Special Exception with City
Commission approval. No such record was located by the City Clerk or Hearing
Boards of the Facility's application or grant of such an exception. At this time,
we are reviewing whether or not the failure to obtain a Special Exception at the
time of the change of ownership would extinguish any legal non -conforming
status, which the facility may or may not have had prior to the change in
ownership. It has current code violations and fire safety violations which have
been cited or will be and can be remedied with appropriate permits and
inspections. The City will also notify the State of their current violations of the
City Code.
F. Three (3) Facilities 15 are in an R-2 or R-3 district which possess licenses for 7-14
residents between 1992 and 1996. These Facilities do not require obtaining a
Special Exception because they are in an R-2 and it is a permitted use of the
district. They have current code violations and fire safety violations which have
11 820 SW 20 AVE
12 1795 SW 12 ST
13 1147 SW 13 AVE
14 Zoning Ordinance 934.3 provides that a Certificate of use not transferable; new ownership by Special Exception
with city commission approval
1s 1675-77 SW 25 AVE; 1997 SW 17 Court; and 2620 SW 10 ST. s;' "R! '�a.in �.i..3 Jc Into t� public'
� -x �"� r"C �'�a�s3`3 with �'1
Prik-lila A. Thompson
City Cier'
iJ3- 962
A in the Shenandoah Target Area
Task Force Report
Page 7 of 8
been or will be cited and can be remedied with appropriate permits and
inspections. The City will also notify the State of their current violations of the
City Code.
G. Four (4) Facilities 16 are in R-1 or R-3 districts which possess licenses for six or
less residents between 1992 and 1998. The City is preempted by the State in
regulating these Facilities. They do have current code violations and fire safety
violations which have been or will be cited and can be remedied with appropriate
permits and inspections. The City will also notify the State of their current
violations of the City Code.
H. Two (2) Facilities 17 in R-1 districts which possess licenses for six or less residents
between 2000 and 2001 are currently housing more than six residents. It has
current code violations and fire safety violations which have been or will be cited
and can be remedied with appropriate permits and inspections. The City will also
notify the State of their current violations of the City Code.
Course ofAction
Notification to State licensing authorities
The City will immediately notify the State district enforcement/inspection office of
AHCA, the licensing authority in Tallahassee and DCF advising them of the Facilities' current
violations, including any and all State, Fire, City Code and City Zoning violations, as well as
include copies of the City's Notices of Violations that were sent to the Facilities. The State will
then be able to site these facilities in accordance with the FAC.
Code Enforcement
All violations of the City Code have been or will be cited and the Facilities will be
allowed time to comply with the citations by obtaining the appropriate permits and inspections.
If said violations are not corrected within the time frame allowed by the Code, then the violations
will be forwarded to Code Enforcement for appropriate remedy. After all administrative
procedures have been exhausted; the City will pursue any injunctive relief and/or move to
foreclose on the properties that have not complied with the Code Enforcement Board Order.
Legislation
Legislation will be presented to the Planning Advisory Board at the next available
meeting in order to discuss modifications to the current ordinance to provide for more stringent
regulations regarding the need to protect over saturation in residential areas ., �7. 1 - ;n §" !q public
��
1820 SW 14 AVE; 2178 SW 15 ST; 2308 SW 10 ST; and 2170 SW 20 ST. �q
1832 SW 17 TERR and 2381 SW 21 TERR. ---A. "I'horilpscri
City Clerk
—
�J3- 962
A. in the Shenandoah Target Area
Task Force Report
Page 8 of 8
Administrative Manual for citywide program
The Department of Planning and Zoning will create an Administrative Manual which will
establish guidelines for the regulation of these Facilities in compliance with State law and City
Code regulations in order to insure that all appropriate departments are working together to not
allow the over saturation in any one neighborhood within the City of Miami.
c: Joe Arriola, City Manager
Priscilla Thompson, City Clerk
Submitted Into the public
record in connection with
in
IF3ricli� �.TNompson
City Clerk
03- 962
ATTACHMENT "A"
Summary of Presentation by Zoning
Administrator
Submitted Into the public
r "Ar
i;� connecton with
iterri i✓/•4 en -i/�
Priscilla A. Thompson
-. City Clerk
3--.�92
ATTACHMENT "B"
Chart of ALF Analysis
matw
ted into the public
-_.y_q-n
,y ClerK
d)3— 96
Earliest
Established
Shenandoah
ZONING
CHANGE
DISTANCE
DOES IT
DOES IT
CAPACITY
OVER-
FIRE/NET
Date as
Area
DISTRICT
VIOLATIONS?
IN
OWNER-
RQMT
NEED
VIOLATE
O
CAPACITY?
INSPECTION
ACLF
SHIP?
VIOLATED
SPECIAL
2%
VIOLATIONS?
per CIty
?
EXCEPTION
CENSUS
.�'
Records
OR CLASS B?
OVER -
SATURA-
TION?
4/79
(State License
1) 2166 SW 14 TERR
R-3
No
N/A
N/A
Yes
111
Yes
Yes
6/91)
Pioneer
(4.3%)
117 beds
15+
available
4/79
(SL 12/83)
2) 1800 SW 11 TERR
R-1
Yes
Yes
Yes, due to change
Yes
12
No
yes
Pines
Yes b/c of # of
(1984)
(3,4,5,6,8)
of ownership (as
(4.3%)
(7-14)
residents
per 9500)
4/79
(SL 4/84)
3)1895 SW 11 TERR
R-1
Yes
Yes
Needs Class B
Yes, due to change
No
16
No
Yes
Corner House
Yes b/c of # of
(1984
(1,2,4,5,6,7,8,1
of ownership (as
(15+)
residents
4,15)
per 9500)
11/79
4)1144 SW 19 AV
R-1
Yes
Yes
Needs Class B
Yes, due to change
Yes
12
No
(SL 3/83)
Arcadia South
Yes b/c of # of
(1984)
(2,3,5,6,7,8)
of ownership (as
(4.3%)
Yes
(7-14)
residents
per 9500)
1/80
5)1024 SW 19 AV
R-1
Yes
Yes
Needs Class B
Yes, due to change
Yes
32*
No
Yes
(SL 12/84)
Arcadia Manor
Yes b/c of # of
(1984)
(1,2,3,4,6,7,8,1
of ownership (as
(4.30%)
for both #5
(15+)
residents
4,15)
per 9500)
and
1/80
6)1026 SW 19 AV
R-1
Yes
Yes
Needs Class B
Yes, due to change
#6
Yes
No
yes
(SL 12/84)
Arcadia Manor
Yes b/c of # of
(1984)
(1,2,3,4,5,7,8,1
of ownership (as
(4.3%)
*see above
(15+)
residents
4,15)
per 9500)
6/80
7) 820 SW 20 AV
C4/C-1
No
Yes
Needs Class B
No
Yes
34
(SL 8/83)
La Covadonga
(1,2,3,4,5,6,14,
(4.3%)
No
Yes
(15+)
15)
[(DCF
19838)
Lic. 1983)
1795 SW 12 ST
R-1
No
Yes
No, less than 6
No
6
No
Yes
Charlie Shenandoah
(2,3,4,5,6)
1-6
Cn
�4
O
°'D
!610.
.�'
CO
2/88
(SL 6/00)
9) 1147 SW 13 AV
Remanso (7-14)
R-2
Yes
(2000)
No
Yes- due to Change
of Ownership (as
per 1100). Needs
Special Exception
with City
Commission
approval
No
14
No
Yes
t�
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_
0.
2/92
(SL 2/92)
10)1675-77 SW 25
AV
New Mlllealum
7-14
R-2
No
No
No -Permitted
Principal Use
No
14
No
Yes
FL&
11)1997 SW 17 CT
Companion
7-14
R-2
No
No
No -Permitted
Principal Use
No
14
No
Yes
12)1820 SW 14 AV
Milagrosa
1-6
R-1
No
No
No- less than 6
No
6
No
Yes
12/96
(SL 6/98)
13) 2620 SW 10 ST
Love & Tenderness
7-14
R-3
No
No
No
No- Permitted
Principal Use
No
6
No
Yes
10/98
(SL 10/98)
14) 2178 SW 15 ST
Sweet Residence
l-6
R-3
No
No
Yes
(1)
No under 6
No
6
No
Yes
11/99
(SL 11/99)
15) 2308 SW 10 ST
Lesende
1-6
R-1
No
No
No
No- under 6
No
6
No
Yes
7/00
(SL 7/00)
16) 2170 SW 20 ST
Mercedita's
1-6
R-1
No
No
No
No- under 6No
6
No
Yes
11/00
(SL 11/00)
17)1832 SW 17
TE, RR
Denica's ALF
1-6
R-1
Yes, because of over
capacity
No
No
No- under 6
But yes because of
over capacity
No
6
Yes
9 beds
available
Yes
12009
5/01
(SL 5/01)
18) 2381 SW 21
TE, RR
Denica's ALF #2
1-6
R-1
Yes, because of over
capacity
No
No
No- under 6
But yes because of
over capacity
No
6
Yes
11 beds
available
Yes
CO
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_
0.
19 L E peva
CLOSED
C \
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\ CL
73
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