Placement: First Reading of Ordinances / Public Hearing
Action Requested: Motion / Vote
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Ordinance 25-79, Public Hearing, an Ordinance Amending the Comprehensive Plan to Include a Small-Scale Amendment to the Future Land Use Map to Change the Future Land Use Designation of Approximately 5.80 Acres from Commercial Limited (CL) to Commercial General (CG) For Property Located at 190 SW Becker Road, Generally Located South of SW Becker Road, Between SW Lassiter Terrace and SW Junietta Terrace (P25-120).
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Submitted By: Bethany Grubbs, AICP, Senior Planner/Public Art Program
Strategic Plan Link: The City’s Vision to put residents first.
Executive Summary (General Business): The applicant, Redtail Design Group, is requesting a Small-Scale Comprehensive Plan Map Amendment to change the Future Land Use designation of a 5.8-acre site at 190 SW Becker Road from Commercial Limited (CL) to Commercial General (CG) in order to have a Free-Standing Emergency Department on this site. The site is located just south of SW Becker Road, between SW Lassiter Terrace and SW Junietta Terrace.
Presentation Information: Staff will provide a presentation.
Staff Recommendation: The Planning and Zoning Department finds the petition consistent with the City’s comprehensive plan and recommends approval.
Alternate Recommendations:
1. Move that the council amend the recommendation and adopt the Future Land Use Map amendment.
2. Move that the council shall recommend denial of the Future Land Use Map amendment and provide staff direction.
Background: On November 4, 2025, the Planning and Zoning Board voted to recommend approval of the Future Land Use Map amendment to the City Council by a vote of 4-1.
The property has an approved site plan that will allow for the construction of a 66,798 sq. ft., two-story, medical office building. This application is the third application the City has received to amend the subject property’s future land use. In 2006, there was an application for a small-scale future land use amendment to change the future land use on the subject property from CL to CG (P06-099). The application was denied by the City Council on a vote of 4-1. In 2008, another application was submitted to change the property’s future land use from CL to CG (P08-015). The application was denied by unanimous vote of the City Council. Minutes of those meetings are attached.
Issues/Analysis: This request is being made to support a proposed development called MedSquare Becker Road, which is also under review for rezoning as a Planned Unit Development (PUD) (P25-121). The project includes a mix of medical and professional office uses, including a Freestanding Emergency Department (FSED) operated by Cleveland Clinic. The FSED would provide both emergency and urgent care services. The proposed CG land use designation is needed to allow the FSED to operate alongside the medical office services in a single location. Per the associated PUD regulation book and conceptual plan, the proposed medical facility is planned as a two-story building with a total gross floor area of approximately 68,000 square feet. The first floor is approximately 33,000 square feet, and the FSED is planned to occupy about 14,500 square feet on the eastern half of that floor.
Financial Information: N/A
Special Consideration: The property is currently zoned Professional (P), which is intended for low-intensity office uses and does not permit emergency medical facilities. The medical building and offices is already permitted. Alternatively, the CG designation allows a broader and more intense scope of commercial and medical uses, including retail, restaurants, hotels, pharmacies, and emergency care facility uses. While the current proposal is to add a Free Standing Emergency Department use to the medical office building already approved for the site, it’s important to understand that changing the land use designation to CG opens the door to a wider range of future uses. If the amendment is approved, the property could be developed in the future for any use allowed under the CG category, not just the Free Standing Emergency Department.
Medical Industries are listed as a targeted industry per Policy 8.3.1.3 of the Economic Development Element.
This request is a legislative action and can be approved or denied on Council’s determination of what is in the best interests of the city.
Location of Project: Location of Project: 190 SW Becker Road, generally located south of SW Becker Road, between SW Lassiter Terrace and SW Junietta Terrace
Business Impact Statement: Yes
Attachments:
1. Ordinance
2. Exhibit “A”
3. Staff Report
4. Cover Letter
5. Agent Authorization Form
6. Warranty Deed
7. Staff Presentation
8. Public Comment
9. 2006 City Council - Denial (1st Reading)
10. 2008 City Council - Denial (1st Reading)
11. 2008 City Council - Denial (2nd Reading)
NOTE: All of the listed items in the “Attachment” section above are in the custody of the City Clerk. Any item(s) not provided in City Council packets are available upon request from the City Clerk.
Internal Reference Number: 25304-01
Legal Sufficiency Review:
Reviewed by Carly Fabien, Deputy City Attorney. Approved as to Legal form and sufficiency by Richard Berrios, City Attorney.