HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
Approximately 550 NW 42 nd Avenue and
4227 NW 5th Street
CASE NO: 09-00029xc
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
APPLICATION FOR AMENDMENT TO THE ZONING ATLAS FROM R-2 (TWO-FAMILY
RESIDENTIAL DISTRICT) TO R-2 (TWO-FAMILY RESIDENTIAL DISTRICT) WITH SD -12
(SPECIAL BUFFER OVERLAY DISTRICT) for Lot 10 — Block 2 only
Pursuant to Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of the City of
Miami, Florida, the subject proposal for AMERICAN WELDING SOCIETY WORLD
HEADQUARTERS located at 550 NW LeJeune Road (42ND Avenue), 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 AMERICAN WELDING SOCIETY WORLD HEADQUARTERS project is comprised of an
existing four-story structure of approximately 44,840 square feet and measuring approximately
60 feet 10 inches (NGVD) to top of parapet. The applicant proposes to remodel the ground floor
interior and to expand the ground floor by approximately 289 square feet. Furthermore, the
applicant proposes to construct a two-story library/conference room addition of approximately
2,107 square feet for a total of 2,396 square feet. The existing four-story structure provides 84 -
grandfathered parking spaces. The proposed addition requires (8) eight parking spaces.
Ninety-two (92) parking spaces are required for the entire project. The applicant is providing
106 parking spaces total.
Note: This SPECIAL EXCEPTION is contingent upon approval of an amendment to the
Zoning Atlas for Lot 10 Block 2 of Golf Course Park Plat Book 43, at page 3, of the public
records of Miami Dade -County Florida, from R-2 Two -Family Residential to R-2 Two -Family
Residential with SD -12 Buffer Overlay District.
SPECIAL EXCEPTION with City Commission approval, as per Article 6, Section 612, SD -12
Special Buffer Overlay Districts, Conditional Accessory Uses, to allow surface parking to
serve the abutting district, subject to all applicable criteria;
This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits:
CLASS I 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 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 groundbreaking 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 commercial project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920.1.2, 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; and
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5.4.3, C-1 (Restricted
Commercial), Temporary Signs (3), to allow temporary development signs.
REQUEST for applicable SPECIAL EXCEPTION PERMIT, that the following conditions be
required at the time of issuance of Building 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.
Note: (For reference only)
Existing Zoning:
Lot 10 R-2
(Two -Family Residential District)
Lots 5 & 6 R-2
(Two -Family Residential District)
Lots 7, 8 & 9 C-1
(Restricted Commercial)
The following findings have been made:
Proposed Re -Zoning:
R-2
(Two -Family Residential District)
with SD -12 (Special Buffer Overlay
District)
None
Existing zoning designation to remain
None
Existing zoning designation to remain
• It is found that on February 9, 2009 the Zoning Board approved a zoning change from R-2
"Two -Family Residential" to R-2 "Two -Family Residential" with SD -12 "Special Buffer
Overlay District" by Resolution R-09-0005.
It is found that the proposed surface parking lot will be developed on R-2 "Two -Family
Residential" lots with an SD -12 "Special Buffer Overlay" district adjacent to existing C-1
"Restricted Commercial" lots, to the east, in order to provide parking for the existing
commercial building.
• It is found that the excess parking will be beneficial to the area by providing a paved and
striped parking area to service the adjacent commercial building.
• It is that a landscape plan has not been provided with the application.
• It is found that all of the proposed vehicular ingress and egress would be provided through
NW 5thth Street and NW 6th Street through the commercial zoned portion of the site,
• It is found that the proposed use is in scale and character with the surrounding area.
• It is found that the proposed layout provides adequate parking and circulation.
Based on these findings, the Planning Department is recommending approval as
presented with the following conditions:
1. A Unity of title must be submitted for review and approval by the Law Department
before the issuance of any building permit.
2. A landscape plan with irrigation and illumination details of the new surface parking
area including landscape buffering of the parking use from the abutting residential
area should be provided to the Planning Department for review and approval prior to
the issuance if any building permit.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 09-00029xC)
Project Name: American Welding Society World Headquarters (surface parking)
Project Address: 550 NW 42ND AVENUE and 4227 NW 5TH 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:
Design Review Criteria
(1) Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots
should be oriented to the corner
and public street fronts.
Design Review Criteria
I) Site and Urban PlanninLn
Applicability
– Y-
-Y –
N/A_
11) 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 bulls
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-
-y-
-N/A-
-
Y__Y—_Y_N/A-
- N/A–
Compliance
Y
Compliance
* Y–
–y-
-y–
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Y_–Y–
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
III) Pedestrian Oriented Development:
Design Review Criteria
(1) Promote pedestrian
interaction;
(2) Design facades that
respond primarily to the
human scale;
(3) Provide active, not blank
facades. Where blank walls
are unavoidable, they should
receive design treatment.
Design Review Criteria
Applicability
N/A—
_N/A_
_N/A_
IV) Streetscape and Open Space:
(1) Provide usable open space
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant
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.
Applicability
N/A_
—Y
—
Vehicular Access and ParldnLj:
Applicability
—Y—
Y_
—Y-
-Y—
Compliance
Compliance
*—Y_
Compliance
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VI) Screenine:
Design 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) Signage and Lighting_
Design
Review Criteria
Applicability Compliance
(1)
Design signage appropriate
N/A_
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
Y_ * Y
minimize glare to adjacent
properties;
(4)
Provide visible signage
N/A _
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
Design Review Criteria
(1) Preserve existing vegetation
and/or geological features
whenever possible.
Design Review Criteria
VIII) Preservation of Natural Features:
Applicability
—Y—
In 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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