Over roughly the past year, MMH leadership has met at length with individual commissioners, city staff, neighboring residents and others regarding an ambitious redevelopment plan for the hospital’s North campus, including a new, 150 foot high (+/-) main building. Under the City’s land development code (LDC), any future development exceeding 45 feet in height must be approved via a commission-approved “Master Facilities Plan” (MFP). Further, the City's code of ordinances prescribes that the MFP must be approved in the form of a “Development Agreement” as defined in Florida Statute Section 163.3220. 

On 6/5/17, MMH submitted a proposed development agreement and MFP, however, due in part to a lack of specificity in the LDC as to what should be contained in the MFP, staff and the hospital’s planning representative, Steve Garrett with Lucido & Associates, were unable to reach a full consensus on the plan’s content. Accordingly, at its meeting of 6/26/17, the City Commission directed staff to prepare a draft definition of the term “Master Facilities Plan” and to bring the item back for discussion. After sharing an initial draft, a meeting with MMH was held on 7/17/17 to discuss the city's proposed definition. The discussion was productive and agreement was reached on essentially all items. The version below depicts MMH's proposed edits to staff's initial language.

On July 24, 2017 upon accepting the edits proposed by MMH, the City Commission approved the following definition of "Master Facilities Plan" and directed that it be used as the basis for processing the Hospital's application. 

Master (Hospital) Facilities Plan shall mean a ten-year development agreement and plan, pursuant to 163.3220 through 163.3243, Florida Statutes, subject to the procedures and requirements of the Florida Local Government Development Agreement Act, including amendment or extension of the agreement by mutual consent of the parties.   In addition to any requirements under Sections 163.3220 through 163.3243, Florida Statutes, the Master (Hospital) Facilities Plan components shall include one or more exhibits showing each of the following:

1. Existing site conditions;

2. A description of existing hospital programs;

3. A description of potential future hospital programs

4. A depiction (illustrative perspective) of new buildings and additions to existing buildings including their approximate locations, area, setbacks and height;

5. A depiction of specific development criteria such as impervious/pervious ratios, setbacks, open space, building height and building coverage;

6. A scaled view-shed analysis consisting of “before and after” photos and/or cross-section graphics plan showing visual impacts on all surrounding properties;

7. A demonstration or opinion letter that planned improvements are consistent with the City’s Comprehensive Plan.

8. Phasing of future development;

9. A timetable of development for each phase;

All provisions of the City’s Land Development Code (LDC) not in conflict with the Master (Hospital) Facilities Plan shall apply to the agreement and plan, including a requirement that any new development cumulatively exceeding 50,000 square feet shall be approved at a public hearing in accordance with Section 11.01.01, “Major Development Plan” of the City Land Development Code.  

Under this approach, future development of the site shall be governed by the language of the Development Agreement, including the Master Facilities Plan attached thereto showing building height, setbacks, building coverage, impervious/pervious area, finished floor elevation, etc., as well as the City's Land Development Code to the extent it is not in conflict with the Master Facilities Plan.

First of two required public hearings:

On August 14, 2017, the City Commission conducted first of the two required public hearings to consider MMH's proposed development agreement and MFP.  In the course of receiving extensive public input, the City Commission concluded that 1) the location of the structures on the proposed MFP were insufficiently specific as to the building's ultimate location; 2) more detail regarding the buildings-to-adjoining-neighborhood view shed was needed; and 3)  no additional structures/buildings shall be allowed in the setbacks.  The commission motioned to table the item to allow for an additional neighborhood meetings to address the concerns raised at the meeting.

Since the first public hearing, MMH has held two neighborhood/community meetings, which were held on October 5, 2017 and November 9, 2017.  Based on the comments received at these meetings, MMH has amended the MFP as well as made changes within the Development Agreement. 

Changes to the MFP since 1st Public Hearing:

• Overall reduction in height and footprint/mass in all the polygon zones

• Lowered the West Tower by 10' (150' to 140')

• Lowered the South Tower by 37' (100' tp 63');

• Reduced footprint/mass of the blue zone by two-thirds;
• Removed 60' height zone (this area will stay at 45' height);
• Reduced 100' height zone to 63';
• Reduced the amount of campus land area affected by a changed in height above 45' from 13.34 acres to 5.2 acres, a 61% reduction;
• No additional structures/buildings being proposed in the setbacks
• New "before and after" view sheds as requested by the neighborhood.   

Changes to the Development Agreement since the 1st Public Hearing:   

All applicable provisions of the City’s Land Development Code (“LDC”) not in conflict with the Master Facilities Plan shall apply to this Agreement and the Master Facilities Plan, including the requirement that any new development exceeding 50,000 square feet shall be approved at a public hearing in accordance with Section 11.01.01, “Major Development Plan” of the City’s LDC.  Development within existing structures on the Property shall not considered “new development” for the purpose of this section.  Development of permanent buildings on any portion of the Property on Osceola Street east of the former Amerigo Avenue, i.e., on Parcel 2, regardless of size, shall require a City Commission Public Hearing in accordance with Section 11.01.01 of the City's LDC. 

The uses on Parcel 2 of the Property are limited to those uses under the R3 Zoning District as presently set forth in the City’s Land Development Code and subject to the intensities, densities and height limitations of said zoning district.; however, Parcel 2, or portions thereof, may, in any event, be used for parking and/or drainage in support of uses on the Property (i.e., Parcels 1 and 2).   There are two existing approvals by the City which affect Parcel 2, to-wit:  (1) the Stormwater Utility and Property Exchange Agreement between the City and Martin dated July 15, 2013 (the “Hildabrad Buffer Agreement”); and (2) the Resolution adopted by the City of Stuart on June 12, 2017 (Resolution No. 55-2017) granting a Conditional Use Permit for temporary parking facilities on a portion of Parcel 2, followed by permanent parking facilities (the “Parking Resolution”).   The Hildabrad Buffer Agreement shall not be amended, superseded or otherwise affected by this Development Agreement.  The Parking Resolution shall remain in force and effect unless and until Martin seeks and obtains from the City a change to or revocation of it.  Martin has expressed a desire to use a portion of Parcel 2 in the future for construction staging, which has been done in the past.  To use Parcel 2 for construction staging will require Martin to apply for such use via a public hearing process to vacate the Parking Resolution and amend this Development Agreement to include such use.  In any event, the landscaping along the north border of Parcel 2 which has been installed in compliance with the Parking Resolution shall remain and shall be maintained by Martin, regardless of the use(s) on Parcel 2.

Hospital representative, Steve Garrett, with the planning firm of Lucido & Associates, will be present at tonight’s meeting to make a full presentation of the proposed Development Agreement and Master Facilities Plan.

Attachments:

1.     Staff Report

• Attachment A - Resolution No. 76-2017 including Master Facilities Plan Development Agreement and Exhibits A - G
• Attachment B - Development Agreement Application
• Attachment C - Maps

2.     Resubmittal Cover Letter

3.     Neighborhood Meetings Summary

3.     Florida Statutes requirements for Development Agreement

4.     First Reading City Commission Agenda Item - August 14, 2017

5.     City Commission Meeting Minutes - August 14, 2017

6.     Resolution No. 55-2017 - Parking Resolution for Parcel 2

7.     Ad Valorem Tax Information for Martin Health System

1.    Receive presentation and public comment.

2.    Staff finds the proposed development agreement and MFP to be consistent with the Commission-approved MFP definition. 

Note: Florida Statute requires that approval of a development agreement occur following two separate public hearings. Accordingly, if Resolution No. 76-2017 is approved this evening, a second and final public hearing on the item will occur on August 28, 2017. 

Per City Commission direction on August 14, 2017 this item has been continued to October 23, 2017