HomeMy WebLinkAboutItem #19 - Discussion Itemmw
i1
CITY OF MIAMI, FLORIDA
PZW
INTER -OFFICE MEMORANDUM
Honorable. Mayor and .Members °"'�� �t9�9 ;
TO : ^
of.the City, Colenission SUBJECT; Item PZ-33; City ,Cowl ssion;``meet in
g
,.: of March 23, 1909'NbiiC Ii ariAq:
Adult"Congregate Living Facilities;
FROM : 'f REFERENCES:
('/Cesar H. ;Odi
0 ty Manager. ENCLOSURES
RECOM IFNDATI0N
I
Fallowing ;the: public hearing it i:s respectfully. .recommended'.that the
commission request; the" administration' to;:',prepare ,an.:amendment t°o`'Zoning
I Ordinance:9500 increasing the distance requirement between' facilities
` minimum of`2500`feet with further consideration of ,the opportunity to increase }
the distance requirements in areas where the resident population: in community
based;residential facilities is in excess of 2% of the total population`of,the
census track within. which they are located, retaining the existing 3% client
cap.
BACKGROUND:
Per Motion #89=208; February 23, 1989, the City Commission directed�a public
hearing,.for consideration of a moratorium on applications for Adult Congregate r
■ Living Facilitiesthroughout the City of Miami.
An "Adult Congregate Living Facility" according to Chapter.400.40;1 of :Florida
Statutes is a facility, for -profit or none -profit, in which the management t.
undertakes to provide, for a period exceeding 24 hours, .housing and food} and
other personal services (which may include nursing services, if Aicensed) for
four or;more adults who require such services .
y,
A "Community Based Residential Facilities" according to Article 20,
:Section
2034:.0 Zoning Ordinance 9500 provides room with or without board, re5ideot i
„servi'ces, and ;twenty-four hour supery ion. Such al,.`facility functags�s3
sin le :housekee in unity' and is. licensed or approved `bar n authQrix d{ `F
g P 9 Y,
regulatory. agency,,This category includes adult congregate ltyl,ng fa�li;`
residential facilities; for alcohol and drug rehabil�i"atioit�„°*�,
dev.elopmentall}r."disabled persons for persons: with mental health° p�'o�liwsy`
for ,, dependent ..chi lciren;:' ands . juveni 1 e Ind' adult residential correct>:
r a r
facilities, including halfway houses. � r
s' r `
s _ ,
y
t
' A t t F 13 �. 2 5A I •..y.
i
.'T',..rt•fi:fh4`i!.:..r ,�t'kyt++'r r sy5'.' 4 w ,,,,"t +
17 =
i
i
k,
according to 36, Section 3602 of Zoning Ordinance
A "Nursing Home
.9500 is a private home;{ -'institution, .building, -residence; or other place,
whether operated for profit or not including those places operated by units
of government; which undertakes through its ownership or management to provide
for a period exceeding twenty-four (24) hours, maintenance, personal care, .or
nursing for three (3) or more persons not related by blood or marriage to,.the
operator; who by "reason of illness, physical infirmity, or, advanced age 'are
unable to care for themselves; provided that this definition shall include
homes offering services for less than three (3) persons where,the homes' are
held `out to the public to be establishments which regularly provide-'nursng
`and custodial services.
An` "Adult` Day Care Center" according to Article 20 Section_2035. of Zoning
Ordinance 9500 is a facility .'which provides limited supervision and basic
services on °'a part time. basis ` by' day- and - evening; ' but 'not :overnights to three
or more adults enerall a ed: sixty (60) years and, over other than the
(3) 9 Y' 9 Y
family/employee occupying the premises, who cannot perform one,(1), or more
aspects.. of ;dMy living: The term does, -not include community. basetl
residential facilities, group homes, nursing home facilities or 'institutions
for the aged.
CHO/SR
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Community eased Residen+ial-'Facilities
and Nursing Homes
Summary'. .
rnose`of the Sumna_ry
The purpose:of this' summary is to identify the' problems and issues associated
with.community=based residential facilities and nursing homes in the City of
i
Miami.
The summary-focuses'on two questions:
` (1) What are the characteristics of community -based restdent�el
-facilities and nursing homes ,in �the'City'of Miami?
(2i w=What' is the` impact of these facilites on City of Miami
neighborhoods?
'purpose of Cam+ mitt'=Based Residential.Facilities
The t es of coRmunit -based residential 'facil'itles'included in this study a e`
Yp. Y
adult. .congregate : l i vi nq`: facilities -,:Alcohol rehabilitation " faci l i-V e5L
residential treatatent facilities' for drug dependents; "resident�a1 `facitie#`
r for,developmentally,"disabled'person§, residential"facilities #or.persd'9`w th Y.
mental health problems, residential facilities' for
dependent "r cti ldren; F;
' juvenile community -based corrections, and adult community -based! corrections, 5;.I
including half -way houses.
rW
�! Community -based residential facilities are residences designed to serve as ti
—' alternatives to institutions "in =the health caire' and -'correctional syrstems. x ,
Comeunity=based �residential facilities provide= a homaelike atmosphere foir their It t t
` residents within a neighborhood, enabling the residents to..experience 1�fe,as�
part of a community: ftese facilities :may '-ser-ve -the=e`lder
ly who :are un ►ble to ,1
live `alone;' the mentally' ill or..retarded, former . drug". or.,''alcohol user,
children who cannot,live with their natural parents,.. and former:,prisoners rho
may need to be reintroduced ao oamunit living or,who ma have commii<t,
t , y gY
minorrcriines, Community -based residential facilat�es range in see frpmtx„
With : s x .residents ; to faci l i ties with ' more than; -`One hundred ,nhebtani;'� xky
'nay tie called group homes;` halfway t%ouses oncongr'egate living ,facilities
s s r�`kl par^
increaseincaaeurnitr*based residential facilities is duce;to the ;iVep#�
1 3from ;`the 71taTAI2"
;usep'institutions ^in 'the health Dare and correctiona,�fy ,
t�.:. -. ._,. _ .. . _..v... ,_.�;_�iL�r_.�._.z".=i6,�.'IL.ii�::iia. fib: e71r`sea.: �i�i`•i'i �MAd..7t=;'fl �! .1'ISK - -
MOR
Issues Pertaining to Community -based R siden ial Facilities
The conflict and controversy that frequently surrounds the creation of
community-based.°residential facilities is found at several geographicai;Y'levefis
and nvoives'a number of participants at both�.levels* The- neighborhood!"u
often.the focus of debate over the rights of two sets of individuals: 4
(1) the rights -: of those who cannot live independently to live i n a ,
-homelike atmosphere in a community and#
('2)''the rights of the residents of a community.to maintain and preserve
the quality and character of the neighborhoods in which they live. "
The metropolitan region is another, setting ;;for debate about the location of
community -based residential facilities. At this geographical level, the Assue
invol.ves::the concentration of community. -based facilities, in certain areas v.9-
the region; usually -in the central city.
Thes concentration of; community -based . residences in the -"central city } offer► ;
alarms public officials who may feel, that %the municipal: tiudget is 'supportin
disproportionate' share of --residential _facilities} and •-s
public.ervites ,4fatithQ
region's.:: handicapped citizens. These '"';officials I -°also may=f kfear;rthe
r institutionalization of 'certain ; neighborhoods
".where facilitiesY'tendk"to.rbe
S kq,
located= These -fears and the.resultingl_attempts to distribu%e the burden more
equitably throughout the region may;.frustrate • social "services pirov'iders =arid ` 't
their ---clients ;who ::cannot <find .suitable°; locations or services : outsidetthe >'F
centra I YC-ity.
Community-BasedResidential Facilities in Miami
aii r'!
The following is a summary of findings pertaining to the basic characteristics
P
of:community-based residential facilities: n"Miami:. h ,
1. There are,''eight typpes of community -based resfidential.'facailties in
City of Miami as ,follows:
1 " 'adult eongregote l l.y ng:: faci t :taes
f
�2 :,alcohol rehabilitation facilitiesiv
�
3 residentiel'faclites".for. drug dependents .da, i '���# u�r��tf�� �;`�}s`�
d
�; f 4 res..idences: for..developmentally�'disabled F`- 1 t ' rt � ?
�'6� '�r�ty,�r
{5i rresi.dential .facilities for persons with{=
m�ntl: health prgblems
3 b ld-caring.: fadiliti`es for dependent children;
` x
7 residential facilities foruv�nile deiir+gpents 1> ; *f
Q iwac,i'aahfAe FAn"aria1 effpnders;'ihelrWav:?'�1oUS@Sz
� �
f M•
+
..
T
f
to :t
tmoact of Community -Based Residential
Facilities on Miami Neighbor_ hoods'
One of the greatest barriers to the ''establishment of community -based
residential .facilities is the fear on.,,the part of community residents that
these'.facilities will have a negative impact on their neighborhoods these
feared ;.;ne,gative impacts includethe-. concentration, of facilities in certain
areas; ; increased : ;crime,. the introduction of :social deviants;.:, into the
neighborhood lower property values;.and:a decline in. the 'neighborhood, and
municipal' tax base. Community residents often believe that the introduction
.:a1community-based facility into their neighborhood'wi I l initiAte.a process
of::change,that.wi11, alter the character of the neighborhood.,;.
Process of Neighborhood Chance
The:occupants ;of'a _community -based residential facility maybe; considered
"d�;fferent". b the'.residents of the surrounding .neighborhood, creatin ;fear'on
Y .,..
the: part of ,the ;residents that the neighborhood is` changing. Theseears may ri
increase i f a number of communityfaci Ti tes are establ i shed i n the same y f
nejghbor'hood. It; . pis possible that ,.:such -,a '.neig ,hborhoodcould;reach
"institutional„tipping point" when _the neghborhood's•tolerance afor additional ��
facil ties' is'. exceeded. Although no research :;has; 6stabIjshbC.a 7nei0hborh6bd,!.— s
=1 i mi t < of tolerance for commun i ty-based: ' =facilities ; ;such : research S for otherz { s:
types: of, `households .: has shown that an influx of 5.",of. fewer "different"sr;{
households could initiate the process ,of::neighborhood change:.s The; iimplicatipn ;t4h
j fon, agencies that,,sponsor and regulate community -based ;resideht.f-a ,facIl"t s J M1
i-s clear; these facilities should ; not ; be allowed to , copcentrate in 1 r
i ne'ighborhoods at levels that m4ght bring - about neighborhood (change,
Density of FacilitiesJn>Miami NejghbbooAoogdi. j4
t
Density has two meanings in relation to �commu`nity,oased,residential facilites�f ,
Degree, of density can: be measured,: -by -the . proximity .,off ,one residential :care
' facility to, another facility or group.of:facilities', Density alsol.can
gauged by the number of facility residents in an area.
Neighborhood GomQa ib11i ty oMiami's Facilities 'r
r
t
S� P
f .
Citi:zen 'complaints .:about 'proposed: iorI,existing �c,�mmunity-based residential }; ,
fc�:,lties;: often rcenter...;on; the 'compatibility ;of the ffacaiity withelw�`,.
neighborhood.: On the other hand, :.thdiv.idud s and -.organ zatians tr.
locat
able�on for a. proposed fac'ji��ty oft
niten find ;that the ony',¢i:_,..
...... . ...... .... s :.. -
residence,
76nind Ordinance 9500 Regulations
soninn District
RS-I;,RS-2/2
on Community. Based Residential
Facilities
Regulations
By Special Exception for a
One -Family Detached
maximum of 6 residents including
Residential
resident staff
"
RS `t`:1
As for RS-2 and in addition.
►
One -Family Detached
with.a Class C Special Permit
Residential
RG-1
As for RS-2
General Residential
One-.. and`INo-Farm ly
RG-2
By, Speci al Exception for a .
General Residential
maximum of 16 residents including
..,
resident staff inRG-2/4 and for .a
maximum not 50 residents fkludin g
resident staff inRG-2/5 and '.RG-2/6 t
�Y
RG 2.1
B S ecial,Exce tion fora
Y P P, s,
♦
General Resident�al,
L
` maxium of'16 residents including x'
resident staff and `i nadd`it�fln `wt th'
.r
a.Class C.Special Permit with T;
..
referral to the Urban Development ry
Review Board
RG-2.2
As for RG-2 and;in addition
General Residential
with'a Class C ,Special hermit :. s
RG-23
As for RG=2 and in'eddition.
General Residential
with;a Class C Special Per0it'. ss.
Transit
y
,
t
RG 3y,
T
Speci ai Exception r r�r�.
r t
General ies� den alA
:. �{�
R0.3
RO-1; `RO-;. -
AS for RG s `¢k
sr
Residential�0ffice
e r
• f r x3.. • ,+: 1y -z v; 7 t zY i r'
r ,
t. .
r .
i
F '
A_
if
z Note: All such recreation space.shall be,a propriately
landscaped and -buffered for,the comfort,.convenience and
enjoyment.'of the residents with due consideration for
adjacent properties.
Yards for Facilities with more thanFifty 01 0ccuuants.
�.
Rear and interior side yards shall be screened ,with a sol.id::textured:masonry
wall, fence or compact hedge with a minimum height of five (5) feet.
Offstreet Parkins
}
One (1) of.fstreet parking space for each staff, member -.and one i offstree
park
space for: each four.(4) residents. fi
Limitat ons on Signs,
Signs ;shall .•be ,_limited..,to a nameplate not exceedi%Iwosquare feet or
each :street, frontage.
� ` (ir+r`t; f i Cate of � Use R�• a s`
The approved cert� f irate: of use shall not , be transferable ` i f the face
chan�es.'use or ;ownership. New ownership shall be approved only by Class B'
Special Permit:
Sg„th Floorida Building Code
3 T. +�'
1. ;The iSduth.,,Florida Building Code contains no special defrnitions or Y
�3 regulations *for community based residential facilities,
z
For the purposes of the Building Code, community�bas�d faC 1, a
usually.:; are. classified as roomingg houses when the,. residents are h,
f. capable of independent living -and institutions when the residents have
n._ mental or physical -limitations.
}i
3.•, The:,Change,,;of Occupancy regulation of�the South: Florida.Bullding Code
prevent the conversion of older structures to coma�unity�ba
A zz•t '`t.a
residential facilities ` by', requiring- that the structure.. c nform�a t
' r.re9ul.ati:onsbfor new multiple-res:�dential, buildings or, insti.tutit�tl.
i y r t
0cc�;,oationa� Licensing
: fN:
<c,nirty�basd reside�ntial.',fac�litins, exceAtri�thiR�,,t
F� • x x ` i'r 1r #R
o i t�: organs zeti ons must obta nrt , on u
if t ,: .operated: a� non•pr f
t ''r, t r ' f t x �• _ ,, r � t c t �u '£-`t'-' s �T j Fr � j �`� T t, �" ; f .
jgj}} -fE xt x+st i
7s �`� J f v.t :r°' ?'{ b6 skip `'t+} S}� ; , ��' x�'t, sx
`' t ,.,..: k is E ..c..,5 - - r,; ,s, .z65. rater a�..
N
Y
i
-
COMMUNITY
BASED RESIDENTIAL FACILITIES
it, Home.for Unwed Mothers Fintan Muldoon
Vincent Hell 854'0144
3675.South Miami .Ave. Catholic Service Bureau
.. Capacity, " X8 clients, 4 res. staff 754�-2444 '
Fellowship House Supervised Mrs'' Pete Meyer
Apt. Couples
Delete - Closed
r 1545 N.W.: 8. Ave.
..'Fla. 33125 (Mental Health)
' 3. Fello' House (Mental Health) M`i Marshall Rubin
p
( 1011 N.W. 37,Ave. CU#80-1285 667-1036
I Miami, Fla.
3.3125 082-0782
Cis 64ci tys 15
no
assageway House` ` 7/25/83 FV`' New Horizons Mental
4/8.P
# Health Center y 1
74 St. ,
Deactivated''
5. 12pv N-V 55 Terr:. HRS#581-.10 New".Horizons Covmunit wx,
F
Miai, Fla. 33142 Closed-`'siniee approa.
Cross re,Mentall Handica ed 1982, Mental Health`. n}
Capacity€ 10 Y. pP Center;':h 635�-03665 75;1-0057 �:
F
sturbad Maie Teenagers ;;
Cup uvern6:' 'Groisr$nkegNi� ti' ''
245-247`N.W'.`'`39 St."' `
Closed` since approz '$2
,, Cross ref. -Dependent Children ev Hor.ions Camms:nitg
�T �.
®_ I6nta`1' Heal h� 5`35-0366
7. Miami` Bridge Richard-Moran,:'324-8953
# 1.145 N.V. 1 1' $t • Catholic Se,rvipe8ucesuN` t
.' Capacitgs 25"_clients, 2 res. staff 13arbara 'tCoos,
. Ruttawa�rs, etc. ..t
8/k, f(see Pa'seagewap)' Reactivated Neer l-o i`zo`its
121r.i-4. 74a St.
'1ami Fla ,33150
L L iK PSk
7_� ! .. � a" >f.. '� -fit °✓ �." t T'_�z , 'i 'Sa'Sy�.i
.
. 9 n
Concapt goose` Cp#$0
-02'94 Ttotq $►' r,
�.9n.4
1217 i �" .` I+ .e• it1ZRi�R
-6-
59.
-The Pines`
Daphne Bd6hanan, Adm.
11800" S.W. ` 11' Terr.
Madeline"` Fleming
Mia Vi' Fla'.- 33135
643-2571
Capacity: it clients, 3 res. staff
.60.
Pioneer- ACLF
Cs`e'e' 37)
2166 S'.W. 14 Terr.
Miami, F;la. 33145
Rosemarq Apts:
Juanita Manowsky`'
754` N.E= 85 St.
754-4599
Miami, Fla. 33138
ACLF
Capacity: 7
62J..
Bantu, Barbara` Home #1 (Mier)
ittne. Hernai dee, Adm.
3319`.S.W:`24 Terr.
447-8650
Miami;' Fla.'" 33145
ACLF
Capacity:1, 6
Santa? -.Barbara' Home'a"#2 (Mier)
IreaeHerhandez, Adm x
332i S.W.24 Terr'.
a w
446=7744.. v :;
Miamirt ` •Fla. 33145
r. 1.
ACLF zA
Capacity: 10
1
x"
63..•Taage°lla
Closed
�-
°4`2V� N E.Y31 $t. 'r
Not `on Map
Misis�t; 33I37
a
r
,Fla.
64173.
Tzopis Supportive Care) Wood Anaea'ACLF
-'�Stnpped As ACLF
1619 S.u. 2 St.
Now:Boarding Hotiae
Miami, Fla. 33135
65.
Lifecare Retirement Fac. Ltd.
Nelson.Rosenfeld_, Aim.
8000 ' Bis'cagae `Blvd. (Long)
75 i-0831 v > ct f
Miami; 11a. 33138
?,
ACLF } s
Capacity: _ 150
ti
66.
Twelve Pearls
No Longer A�GLF,,
55 St
omimg'ue{ t
3:313 7
<... ...v ._-. .. ..
'4 fi"h. _X3w .e.. ... Y. A. r. _ A:'IYv.S 'i..'th .�i.-i r 9 !+•N�-'.h ..
.Sf i:Y "-ew _ ::�"... .,, l�'yY.,l..'T3i 3[ ..b... _ i...N ,..
t,.
30
r
—7—
68. The Village South, Inc. John Hutaer
D:/B/A,Seahorse Intake Supr.
400 N..E,.. 31, St. Drug Rehab.
Capacity;:SO
69. Biscayne House Structured Treatment;
512.N.;E. 27 St. Program Alcoholic/Drug
Capacity:-: 23 c/o ` R. Harrington
70. Bay Souse CU/73-0222 Structured Treatment
532 NE.'27.St. Program Alcoholic/Drug
Miami c/o, Richiid '.Harriagton
375-4234"or 375-3527
t `. 71.• New. OPP . c/o, R.. Harri:n toa
oraunitq House $ s
30 St.
Alcoholic Drug {f
Miami,, -F1`a .
Capacitp: 20
j 72. Parent Resource .Center- •r . Crisis Nursery,
3201 S.W. , 29 > St. i8
24 Hour Care for r
�`. Ch11 rep ,upr to " 8 yrs`.
Flay. 4 r
Capacity:
6 Mary Taylor, 358 8238 �
,
i� Woods:r:Aaaea
73. . (See 64) q
ACLF
t 1619S.Si. 2 St.
Walter :Leschuk '
r}
i 6649 8310.
l 74.
The, Village South, Inc. John. Hunter
1+900.;_N.E, 2-Ave. Intake, Supervisor
Mi"ami!, Fla. 576-00875
,7 Of f. 1 38;56
Pape
ciLgs 2o. `f;t
((. 7 5. Goldea House Eva Avila, Adm.
r: 1351 S.W. 23 -3t. $5=-4k650
f s r�
Cap,ity; 5 clients, 1 res.
{
t
76. 3422 ;S.W.; 13 Tear: Mr Mir,and,a'
33.145,!►*b41zz_s�s
( Ca1saity s Bants, l res. sCaf� r
F
{ r Frank Tacobm'}k4 h�a
77 uu p�8C�t13 �MiusiAn""
• t1+ a
.
t
ff u�a
� ICI# 3 `, A �� i,lt• ,�. ..
.
a ,
04.
EXCERPT: MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN"1989-2000
HOUSING ELEMENT PER'CHAPTER 9J-5.010C3) FAC.
The following objective will be revised as follows:
Objective. 13: Facilitate the private and public sector provision°nf
housing.. in':;non-isolated residential areas 'for group horses' ;and foster. care
' faci'T-i ti es ' (including those " funded by'2 the Fl on da Department of Health and
Rehabilitative <Services): adult congregate living facilities; and housing
for the el'der..1y. and the handcapped:3�
P6.1 'i ci,"1:3:1.::The :' ci.ty wi 1.1 'perm t 'the; operation: ofroup.;hoae , s„
,
r
'foster . care; fkfl i ties. and, Adu1't..Congregate Living �;FaciI i es'..t ACLFs)
I
restrictions reflected in .City.,'zoning 3n.: a11..yresidential `
.the ,ordinance,,_
area's at atie. residential.: densities:."for wWfi:, hose areas.. are` toned,.;.
+
f
�
Policy. 1.3.2.: _(As=revised -= see response; to -YOGA Chj�eGtlYe'13):hief
--.— Y
'
"Ci.ty' zoning ordinance :w311._be" revie�►ed `and amended..where. warrented,;sot#�t 5rr
Y
group: homes, foster'care..facia hies_ and/or -:adult congregate; .T:;iying facie faes
'
will 'not. domininglatease- neighbo`rhood.'and tha_t.tere_"�be rapprop iat pd i s T4`
1
sa6i ed, 11 mentally AmpaireC physically hand1cappeo-or emerip