HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
MUSEUM PARK MIAMI
1075 BISCAYNE BOULEVARD
Case No. 09-01019xc
APPLICATION FOR SPECIAL EXCEPTION WITH CITY COMMISSION APPROVAL
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, the Zoning Ordinance of the City of Miami Florida,
the subject proposal for MUSEUM PARK MIAMI located at 1075 BISCAYNE
BOULEVARD MIAMI, FLORIDA, has been submitted and reviewed to allow an
application for SPECIAL EXCEPTION WITH CITY COMMISSION APPROVAL, subject
to all applicable criteria.
The proposed development "MUSEUM PARK MIAMI" will be comprised of a
PAVILION, RESTAURANT, KIOSK, UNDERGROUND PARKING, AND TWO HEAD
HOUSES. In addition to the aforementioned structures, the proposed project will be
comprised of certain outdoor features such as ENTRY PLAZAS, TERRACES,
CLEARING, GROVE, BAY WALK WITH MOORINGS and SERVICE YARD together
with additional park elements.
The PARK PAVILION is 5,570 square feet and measures 31 feet 8 inches in height
(NGVD). Contained within the park pavilion are a welcome center, offices, an
attendant booth, a food concession area, and restrooms.
The RESTAURANT is 15,440 square feet, measures 38 feet 7 inches in height
(NGVD), and includes a terrace.
The KIOSK is 390 square feet, measures approximately 37 feet 6 inches in height
(NGVD) to the top of the roof, and contains restrooms and a serving area.
The project contains an UNDERGROUND PARKING GARAGE, which will
accommodate 222 off-street parking spaces where 116 off-street parking spaces are
required. Servicing the parking garage are two HEAD HOUSES containing stairs and
elevators.
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;
This SPECIAL EXCEPTION encompasses the following Special Permits:
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 10, Section 1512, to allow a waiver of
the required one -foot to stall -width dimension for parking stalls;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, 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 11 SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5.2, to allow
identification and 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 ceremony;
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 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; and
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.
In determining the appropriateness of the Special Exception for the proposed project the
following findings have been made:
• It is found that the proposed Museum Park Miami is part of a Master Plan also called
Museum Park Miami.
• It is found that the Master Plan was approved by the City Commission on March 13, 2008
under Resolution R-08-0126 with all the same structures, features, and landscaping
proposed with this Special Exception.
• It is found that the Museum Park project plans depict an underground parking garage
accompanied by two head houses, 5,570 square foot park pavilion, 15,440 square foot
restaurant, 390 square foot kiosk, and amphitheater complemented by features consisting of
a entry plaza, terraces, clearing, grove, bay walk with mooring, and service yard.
• It is found that the Special Exception is required for the Museum Park Miami to establish a
social and entertainment use, the restaurant, within PR "Parks, Recreation and Open
Space" zoned parcel.
• It is found that the restaurant is compatible with and beneficial to the area by providing an
enhancing social and entertainment component to the Park.
• It is found that the proposed Park will enhance the waterfront area and City with the design
and cultural experience.
• It is that the underground parking area will provided 222 off-street parking spaces where 116
spaces are required.
• It is found that the proposed project was reviewed by the Internal Design Review Committee
on October 6, 2009 and found that the Museum Park Miami is consistent with the approved
Master Plan.
• It is found that a landscape plan is provided and complies with the City's Ordinance.
• It is found that no signage and lighting 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 condition, which must be reviewed and approved by the Planning Department
prior to the issuance of any Building permits:
Urban Design/ Site Layout
• Provided revised plans detailing all signage and lighting for the project.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No, 09-01019xc)
Project Name: MUSEUM PARI{ MiAMi
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:
I) Site and Urban Planning:
Desil4n Review Criteria Applicability Compliance
(l) 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.
Desitin Review Criteria
II) Architecture and Landscape Architecture:
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
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
existing structures in the vicinity.
III) Pedestrian Oriented Development:
Desil4n
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_
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV)
Streetseape and Open Space:
Desil4n
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 ParldnI4:
Desil4n
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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131.MSection 1305,2Criteria Mairir.doc
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Desil4n Review Criteria
(2)
(3)
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Provide landscaping that
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
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;
Screen packing 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.
VI) Screening:
Applicability Compliance
Y —y
-
-y— Y
Y Y
VII) Si2nne and Li2htin;;:
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
Y
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
Compliance
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