HomeMy WebLinkAboutCC AnalysisANALYSIS FOR SPECIAL EXCEPTION
MIAMI ART MUSEUM
1075 BISCAYNE BOULEVARD
Case No. 09-00024x
APPLICATION FOR MAJOR USE SPECIAL 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 MIAMI ART MUSEUM at 1075 BISCAYNE BOULEVARD
MIAMI, FLORIDA, has been submitted and reviewed to allow an application for MAJOR USE
SPECIAL PERMIT, subject to all applicable criteria;
The proposed development "Miami Art Museum" will be comprised of a new Three Story Building (77
feet 0 inches N.G.V.D. in height) of approximately 96,154 square feet of floor area to be used as a
Museum with Art Galleries & Exhibition Spaces, Public Reading & Multipurpose Rooms, Bistro,
Bar/Cafe, Studio & Seminar Classrooms, Curatorial Library, and Special Event Space. The project will
provide 220 off-street parking spaces out the 242 off-street parking required. A Variance approval is
hereby requested for 22 off-street parking shortfalls as part of this MUSP application.
MAJOR USE SPECIAL PERMIT, as per Article 4, Section 4.01, Under Conditional Principal Uses
of PR Parks (1), to allow the construction of a Museum with Art Galleries and Exhibition Spaces;
This MAJOR USE SPECIAL PERMIT encompasses the following Special Permits and Requests:
REQUEST, for a VARIANCE, as per, ARTICLE 19, Section 1901, ARTICLE 4, Sect. 401, PR Parks,
Recreation and Open Space, to allow a relaxation of the terms of the ordinance for required off-
street parking space, subject to all applicable criteria;
Minimum required 242
Proposed 220
Request to be waived: 22
SPECIAL EXCEPTION, as per Article 4, Section 4.01, under Conditional Principal Uses of PR
Parks (2), to allow supporting social and entertainment services (such as restaurants, cafes and
retailing), by Special Exception with City Commission approval;
CLASS II SPECIAL PERMIT, as per, ARTICLE 9, Section 908.9, Waterfront Yards, to allow a new
development in waterfront yards;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511, to allow any development between
Biscayne Bay and the first dedicated right-of-way;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2, to allow reduction of loading berth
dimensions as follows;
Required loading berth: Three (3) 12 feet wide x 35 feet long x 15 feet high
Proposed loading berth: One (1) 12 feet wide x 35 feet long x 15 feet high
Two (2) 10 feet wide x 20 feet long x 15 feet high
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, to allow temporary structures,
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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 II SPECIAL PERMIT aser, ARTICLE 10 Section 10.5.2 to allow identification and
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directional signs;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906.9, to allow temporary carnival, festival,
fair or similar type event on privately owned or City -owned land such as a ground breaking Lid
ceremony;
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CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916.2.1, to allow parking for temporary
special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, to allow temporary off-street
offsite parking for construction crews working on a residential project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920.1.2, to allow 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 10.3.2, to allow temporary development
signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a)
permitting the operation of construction equipment exceeding the sound level of a reading of
0.79 weighted average dab at any time and/or day subject to the City Manager Exception
pursuant to Section 36-6 (c) and all the applicable criteria;
REQUEST for applicable MAJOR USE SPECIAL, that the following conditions be required at the time
of issuance of Shell Permit instead of at issuance of Foundation Permit:
The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions
providing that the ownership, operation and maintenance of all common areas and facilities will be
by the property owner and/or a mandatory property owner association;
And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a Unity
of Title.
In determining the appropriateness of the Special Exception for the proposed project the
following findings have been made:
• It is found that the proposed project "Miami Art Museum" will be comprised of a new Three Story
Building (77 feet 0 inches N.G.V.D. in height) of approximately 96,154 square feet of floor area to
be used as a Museum with Art Galleries & Exhibition Spaces, Public Reading & Multipurpose
Rooms, Bistro, Bar/Cafe, Studio & Seminar Classrooms, Curatorial Library, and Special Event
Space.
• It is found that the project will provide 220 off-street parking spaces out the 242 off-street parking
required. A Variance request is a companion item for 22 off-street parking spaces as part of this
Special Exception application that is associated with a MUSP application.
It is found that a Metro -mover station is less than one thousand feet from the proposed Art
Museum with Metro rail station and 2 more metro mover stations with less of a mile radius
distance.
• It is found that the proposed museum enhance waterfront area and the City with the architect
design and cultural experience within the City of Miami.
• It is found that the use is compatible with and beneficial to the area by providing a much needed
service to the community.
• It is found that the proposed project was reviewed by the Internal Design Review Committee with
most recent comments generated on July 14, 2009 with specified conditions oriented toward
urban design.
• It is found that a landscape plan is provided but requires additional information to comply with City
Ordinance as per conditions below.
• It is found that no signage details were provided as part of this application.
• 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 the Zoning
Ordinance 11000, the proposal has been reviewed and found to be in compliance.
• It is found upon compliance of condition specified below; this request will not have any adverse
impacts on the surrounding area.
Based on these findings, the Planning Department is recommending approval with the
following conditions, which must be reviewed and approved by the Planning Department prior
to the issuance of any Building permit:
Urban Design/ Site Layout
• Provide revised plans showing proposed Museum Drive detailed with cross-sections with the
widen landscaped walkways and with pedestrian connections from Biscayne Boulevard, the
Metromover station to the Museum Plaza and Bay walk along the Northern Perimeter of the
site as detailed into Museum Area Design Guidelines.
• Provide revised plans showing pedestrian sidewalk dimensioned width and extended across
all driveways and loading entries along northern perimeter road providing uniform surface from
Biscayne Boulevard to Biscayne Bay.
• Provide revised plans clearly identify how loading vehicles will access and maneuver will occur
into the loading area.
Architecture
• Provide final design solution plans detailing method and materials to obscure parking area and
garage's integrated lighting and mechanical equipment from the Promenade, Bay walk and
Museum Drive.
• In case, the proposed projection video fixture on the north wall facing 1-395 is not allowed by
FDOT, provide revised plans showing alternative articulated architectural fixtures on blank wall
of the northern elevations. If such fixture is allowed, please provide documentation from
FDOT.
• Provided revised plans detailing all signage and lighting for the project.
Landscape
• Provide revised plan showing all proposed planting materials labeled and referenced on
planting list.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 09-00024x)
Project Name: MIAMI ART MUSEUM
Project Address: 1075 BISCAYNE BOULEVARD
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:
Design Review Criteria
I) Site and Urban Planning:
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 Y
should be oriented to the corner
and public street fronts.
Design Review Criteria
Compliance
II) Architecture and Landscape Architecture:
Applicability
* Y
* Y
Y
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
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
existing structures in the vicinity.
III) Pedestrian Oriented Development:
Design
Review Criteria
Applicability
Compliance
(l)
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)
Streetseape 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.
V)
Vehicular Access and Parking:
Desilln
Review Criteria
Applicability
Compliance
(1)
Design for pedestrian and
Y
* Y
vehicular safety to minimize
conflict points;
(2)
Minimize the number and
Y
Y
width of driveways and curb
cuts;
(3)
Parking adjacent to a street
Y
Y
front should be minimized and
where possible should be
located behind the building;
(4)
Use surface parking areas
_N/A
as district buffer.
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VI) Screening:
Desil4n 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
Y_ * Y
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.
VII) Signa[Ze and LightinE:
Applicability Compliance
Y * Y
Y * Y
Y * Y
Y *Y
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Design Review Criteria
(1) Preserve existing vegetation
and/or geological features
whenever possible.
Design Review Criteria
VIII) Preservation of Natural Features:
Applicability
IX) Modification of Noneonformities:
(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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