HomeMy WebLinkAboutCC AnalysisANALYSIS FOR SPECIAL EXCEPTION
TEMPORARY FIRE RESCUE STATION No. 27
1275 N.E. 79TH STREET
Case No. 08-00700xc1
APPLICATION FOR SPECIAL EXCEPTION PERMIT SUBJECT TO COMPLIANCE WITH
ZONING ORDINANCE 11000 AND CITY CODE, AS AMENDED, AND ALL APPLICABLE
CRITERIA, CONSIDERATIONS AND/OR OTHER REGULATIONS.
Pursuant to Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of the City of
Miami Florida, the subject proposal for TEMPORARY FIRE RESCUE STATION No. 27 at 1275
N. E. 79TH STREET MIAMI, FLORIDA, has been submitted and reviewed to allow an application
for Special Exception Permit with City Commission approval, subject to all applicable criteria;
The applicant of the development "Temporary Fire Rescue Station No. 27" proposes to
construct a Temporary Fire Rescue Facility of approximately 2,800 square feet of floor area, a
Temporary Lockers & Storage facility of 384 square feet, a Temporary Canopy for Two Fire
Trucks, and 16 Off -Street Parking Spaces at the Pelican Harbor Marina.
SPECIAL EXCEPTION with City Commission approval, as per Article 4, Section 401,
under Conditional principal Uses in PR -Park, Recreation and Open Space District, to allow
the construction of a Temporary Fire Rescue Facility;
Pj�-� This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits and
Request:
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class II Special Permit
required for any development between Biscayne Bay and the first dedicated right-of-way, to
allow a new development adjacent to the Biscayne Bay;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow temporary
structures, occupancies, and uses reasonably necessary for construction such as construction
fence, covered walkway and if encroaching public property must be approved by other city
departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9. Temporary
special events; special permits; criteria, to allow temporary carnival, festival, fair or similar type
event on privately owned or City -owned land such as a ground breaking ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1. Temporary
special event parking, to allow parking for temporary special event such as ground breaking
ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Temporary
off-street offsite parking for construction crews, criteria, to allow temporary off-street offsite
parking for construction crews working on a commercial project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2. Limitations
on occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured
homes, when authorized for security or other purposes in connection with land development
such as construction trailer(s) and other temporary construction offices such as watchman's
quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.2, PR -Parks,
Recreation and Open Space, Temporary Signs (3), to allow temporary development signs
The following findings have been made:
• It is found that the site presently has 2,842 square feet of floor space for marine patrol and
seabird rescue facility and City Commission recently approved by Resolution 08-059, for the
construction of a Dock Master facility of approximately 3,337 square feet of floor area with a
Surface Parking Lot of 174 off-street parking spaces.
• It is found that the proposed Temporary Fire Rescue Station project will benefit the area by
providing critical fire protective services for the waterfront and surrounding areas.
• It is found that the subject of this Special Exception request is accessory to a public facility
along the waterfront, which consists of the construction of a temporary fire rescue facility of
approximately 2,800 square feet of floor area accompanied by a temporary lockers and
storage facility of approximately 384 square feet of floor area, temporary canopy for two fire
trucks,, and sixteen (16) off-street parking spaces on site.
• It is found that the sixteen (16) off-street parking spaces meet the required spaces for the
proposed project.
• It is found that the architecture design is well present with only the need to provide paint
color samples and building materials to determine aesthetic impact.
• It is found that no landscape plan is provide.
• It is found .that all subordinate Special Permits (Class I and Class II) to the Special Exception
have been reviewed and found in compliance.
• It is found that with respect to all additional criteria as specified in Section 1305 of Zoning
Ordinance 11000, the proposal has been reviewed and found to be adequate; the project,
as proposed, will have no adverse effects on the adjacent area.
Based on these findings, the Planning Department is recommending approval of the
requested project as presented with the following condition:
1. A landscape plan signed and sealed by a Landscape Architect, listing all planting
materials with tree mitigation plan shall be submitted for review and approval by
the Planning Department prior to the issuance of any building permits.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 08-00700xcl)
Project Name: Temporary Fire Rescue Station No.27
Project Address: 1275 NE 79`1i Street
C. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
PROJECT that have been found by the City Commission (based upon facts and reports prepared or submitted by
staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions in the
Development Order herein:
I) Site and Urban Planning:
Design Review Criteria Applicability Compliance
(1) Respond to the physical _ Y_ –y
—
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the _Y _ Y
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots _N/A
should be oriented to the corner
and public street fronts.
I1) Architecture and Landscape Architecture:
Design
Review Criteria
Applicability
Compliance
(1)
A project shall be designed
Y
*Y
to comply with all applicable
landscape ordinances;
(2)
Respond to the neighborhood
Y
Y_
context;
(3)
Create a transition in bulk
Y_
Y
and scale;
(4)
Use architectural styles
Y
Y_
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5)
Articulate the building facade
Y_
_Y_
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
III) Pedestrian Oriented Development:
Design Review Criteria Applicability Compliance
(1) Promote pedestrian Y— —y
—
interaction;
(2) Design facades that Y— —y—
respond primarily to the
human scale;
(3) Provide active, not blank Y— Y_
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV) Streetscape and Open Space:
Design Review Criteria Applicability Compliance
(1) Provide usable open space Y Y_
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Y— * Y
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
Design Review Criteria
(1) Design for pedestrian and
vehicular safety to minimize
conflict points;
(2) Minimize the number and
width of driveways and curb
cuts; .
(3) Parking adjacent to a street
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas
as district buffer.
V) Vehicular Access and Parking;
Applicability Compliance
_Y— _Y_
Y— —Y-
N/A—
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VI) Screenine:
DesiEn Review Criteria Applicability Compliance
(1) Provide landscaping that Y * Y
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
(2) Building sites should locate Y_ _Y_
service elements like trash
dumpster, loading docks, and
mechanical equipment away
from street front where possible.
When elements such as
dumpsters, utility meters,
mechanical units and service
areas cannot be located away
from the street front they should
be situated and screened from
view to street and adjacent
properties;
(3) Screen parking garage N/A _
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
VII) Sianaue and Lighting:
Design
Review Criteria
Applicability Compliance
(1)
Design signage appropriate
Y_ _ Y_
for the scale and character of
the project and immediate
neighborhood;
(2)
Provide lighting as a design
N/A
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3)
Orient outside lighting to
_N/A
minimize glare to adjacent
properties;
(4)
Provide visible signage
_ Y_ _ Y_
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Desil4n Review Criteria
(1) Preserve existing vegetation
and/or geological features
whenever possible.
Design Review Criteria
VIII) Preservation of Natural Features:
Applicability
IX) Modification of Nonconformities:
(1) For modifications of
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
Applicability
N/A
_N/A
Compliance
* Y—
Compliance
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