HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
SURFACE PARKING LOT FOR MIAMI RADE COLLEGE INTERAMERICAN CAMPUS
25087 25247 2534, 2538, 2590, 2600, 2610, 2620 SW 5STREET AND PROPERTIES WITH NO
STREET ADDRESS WITH FOLIOS 01-4103-037-0280, 01-4103-037-0431, AND 01-4103-037-
0430, MIAMI, FLORIDA
Case No. 08-01084xc
APPLICATION FOR SPECIAL EXCEPTION PERMIT SUBJECT TO COMPLIANCE WITH
ZONING ORDINANCE 11000 AND CITY CODE, AS AMENDED, AND ALL APPLCIABLE
CRITERIA, CONSIDERATIONS AND/OR OTHER REGULATIONS
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida,
the subject proposal for SURFACE PARKING LOT FOR MIAMI DADE COLLEGE
INTERAMERICAN CAMPUS located at 2508, 2524, 2538, 2590, 2600, 2610, 2620 SW 5 Street
and three properties no street address assigned under folios 01-4103-037-0280, 01-4103-037-
0431, AND 01-4103-037-0430, Miami, Florida, has been submitted and reviewed to allow an
application for Special Exception Permit with City Commission approval, subject to
applicable criteria;
The SURFACE PARKING LOT FOR MIAMI DADE COLLEGE INTERAMERICAN CAMPUS
p ject is comprised of a 112 spaces surface parking lot to serve the existing Miami Cade
ollege InterAmerican Campus.
NOTE: This SPECIAL EXCEPTION is contingent upon approval of an amendment to the
Zoning Atlas for Lots 54 & 55 of BEACOM MANNER, according to the Plat thereof, as recorded
in Plat Book 8, Page 121, of the Public Records of Miami -Dade County, Florida FROM R-2
(Two -Family Residential District) TO G/I (Government and Institutional); and approval of an
amendment to the Zoning Atlas for Lots 34-42 inclusive, of BEACOM MANNER, according to
the Plat thereof, as recorded in Plat Book 8, Page 121, of the Public Records of Miami -Dade
County, Florida FROM R-1 (Single -Family Residential District) TO R-1 (Single -Family
Residential District) with SD -12 (Special 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
abutting district, subject to all applicable criteria;
This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits:
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, to allow a project to be
designed as a single site when it occupies lots divided by a street or alley;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -section 908.2,
Access, to allow driveways of width greater than 25 feet;
CLASS II 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 916, Sub -Section 916,2.1. Temporary
special event parking, to allow parking for temporary special event such as groundbreaking
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 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.
The following findings have been made:
It is found that an application for this site was before the Board on September 21, 2009
meeting for a zoning change request including the nine lots fronting SW 5th Street from
R-1 "Single Family Residential" to R-1 with SD -12 "Buffer Overlay District" and the two
lots fronting SW 25th Avenue from R-2 "Two -Family Residential" to G/I "Government and
Institutional". The Board recommended to the City Commission that the board will not
object to an "SD -12" Overlay for all parcels included on the application, to achieve the
parking needs of Miami -Dade College, by a vote of 5-3.
• It is found that at the Zoning Board January 11, 2010 meeting this item was continued to
allow the applicant to provide revised site plan showing ingress and egress of the
proposed parking area through the nonresidential zoned parcel.
• It is found that the City Commission at its February 25, 2010 meeting adopted the
Zoning Board's recommendation of the zoning change for the application for SD -12
Overlay on all the parcels under Resolution No. R-09-0052.
• It is found that now before the Board is an application for a Special Exception to allow
the establishment and operation of a surface parking lot in conjunction with the Miami
Dade College.
• It is found that the parking area provides appropriate circulation of vehicular traffic.
• It is found that City's landscape architect has reviewed the proposed landscape plan and
provided the conditions listed below.
• 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.
Based on these findings, the Planning Department is recommending approval of the
application as presented with the following condition:
• The applicant shall provide a revised landscape plan showing separation between
the turn around access way and the existing building and separation between the
parking row and the existing building on the west and south side of the proposed
parking lot and that the proposed hedge species and quantity is clearly indicated
on the plan prior to the issuance of any building permits.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 08-01084xc)
Project Name: SURFACE PARKING LOT FOR MIAMI DADE COLLEGE INTERAMERICAN CAMPUS
Project Address: 2508, 2534, 2538, 2590, 2600, 2610, 2620 SW 5 STREET AND THREE PROPERTIES WITH
NO STREET ADDRESS WITH FOLIOS 01-4103-037-0280, 01-4103-037-0431, AND 01-4103-
037-0430
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.
I) Site and Urban Planning:
Applicability
Y
Y
N/A
II) Architecture and Landscape Architecture:
Compliance
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
N/A
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5)
Articulate the building facade
N/A_
vertically and horizontally in
w
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
(1) Promote pedestrian N/A
interaction;
(2) Design facades that _N/A_
respond primarily to the
human scale;
(3) Provide active, not blank N/A
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV) Streetscape and Open Space:
Design Review Criteria Applicability
(1) Provide usable open space 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.
Compliance
Compliance
Y
Y*
V) Vehicular Access and Parking:
Applicability Compliance
Y -
Y -Y
Y
N/A
—Y —Y—
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SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VI) Screening•
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 N/A _
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
N/A_
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
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 Noneonformities:
Design 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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