HomeMy WebLinkAboutAnalysis OLDANALYSIS FOR SPECIAL EXCEPTION
Lotus House
211, 217,229 NW 15th Street and 226 NW 16th Street
Case no. 09-00393xc
APPLICATION FOR SPECIAL EXCEPTION PERMIT WITH CITY COMMISSION APPROVAL
SUBJECT TO COMPLIANCE WITH ZONING ORDINANCE 11000 AND CITY CODE, AS
AMENDED, AND ALL APPLICABLE CRITERIA, CONSIDERAIONS AND/OR OTHER
REGULATIONS.
Pursuant to Zoning Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of
the City of Miami, Florida, the subject proposal for LOTUS HOUSE at 211, 217, 229 NW 15th
Street and 226 NW 16th Street Miami, Florida, has been submitted and reviewed to allow an
application for Special Exception Permits with the City Commission approval, subject to all
applicable criteria;
The proposed development "Lotus House" will be comprised of operating a Community Based
Residential Facility with a Rooming House of Forty-six (46) resident, a Health Clinic to provide
preventative health care to its residents, and an Educational Facility to provide educational
workshops and a host of enrichment activities. Seventeen (17) off-street parking spaces are
required as per current zoning regulations. However, thirty-five (35) off-street parking spaces
are grandfathered from previous use.
Special Exception, as per Article 4, Section 401, under Conditional Principal Uses (4) of R-3
Medium Density Multi -family Residential, to allow Health Clinic in R-3 district, by Special
Exception with City Commission approval, subject to all applicable criteria;
Special Exception, as per Article 4, Section 401, under Conditional Principal Uses (3) of R-3
Medium Density Multi -family Residential, to allow Rooming House in R-3 district, by Special
Exception; subject to all applicable criteria;
The Special Exception encompasses the following Special Permit:
Class II Special Permit, as per Article 4, Section 401, under Conditional Accessory Uses (4), to
allow educational facility with floor area less than one thousand five hundred (1,500) square
feet.
The following findings have been made:
• It is found that the Special Exception is to allow a health clinic in R-3 district that requires
City Commission approval.
• It is found that the proposed health clinic use will be beneficial component of a facility that is
addressing a needed service to the community.
• It is found that the proposed health clinic is an appropriate use within the existing structure.
• It is found that the Class II Special Permit within Special Exception to allow a Conditional
Accessory Uses for educational facility has been reviewed and found to be appropriate use
within the project.
• It is found that the seventeen (17) off-street parking spaces are required as per current
zoning regulations. However, thirty-five (35) off-street parking spaces are grandfathered
from previous use,
• It is found that the submitted plan does not depict sign specifications in order to determine
aesthetic impact.
• It is found that the submitted landscape plan complies with the minimum City Code.
• 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.
Based on these findings, the iPlanning Department is recommending approval of the
application with the following condition:
1. Sign specifications shall be submitted for review and approval by the Planning
Department prior to the issuance of any building permit.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 09-00393xc)
Project Name: Lotus House
Project Address: 211, 217, 229 NW 15th Street and 226 NW 16th 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
(1) Respond to the physical Y
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the 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.
Desisn Review Criteria
Compliance
II) Architecture and Landscape Architecture:
(1)
A project shall be designed
to comply with all applicable
landscape ordinances;
(2)
Respond to the neighborhood
context;
(3)
Create a transition in bulk
and scale;
(4)
Use architectural styles
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5)
Articulate the building facade
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
Applicability
Y
Y
_Z'
Y
Y
Y
—y
—
Compliance
Y
Y
Y—
Y
Y
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Criteria Matrix Lotus House. doc
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
III) Pedestrian Oriented Development:
Design Review Criteria Applicability
(1) Promote pedestrian Y
interaction;
(2) Design facades that Y
respond primarily to the
human scale;
(3) Provide active, not blank
facades. Where blank walls
are unavoidable, they should
receive design treatment.
Y_
Compliance
Y
-
Y -Y
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
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
N/A
_ N/A_
N/A
N/A
Y_
Compliance
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Criteria Matrix LoFus House,doc
Page 2 of 4
SECTION 1305.2 Criteria Matrix
Design Review Criteria
(1) Provide landscaping that
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
(2) Building sites should locate
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
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
Design Review Criteria
(1) Design signage appropriate
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to
minimize glare to adjacent
properties;
(4) Provide visible signage
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
*Compliance is subject to conditions
VI) Screening:
Applicability
N/A
Y
_N/A_
VIII SiL-naLFe and LiLyhtinLy:
Applicability
Y
_y
_ N/A_
Y
Compliance
Compliance
*Y
Y
* Y-
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Criteria Matrix Lotus House, doc
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VIII) Preservation of Natural Features:
Design Review Criteria Applicability Compliance
(1) Preserve existing vegetation N/A_
and/or geological features
whenever possible,
IX) Modification of Nonconformities:
Desilln Review Criteria Applicability Compliance
(1) For modifications of _N/A
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform —N/A
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
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Criteria Matrix Lotus House.doc
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