HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
KEN HILL DOCK PROJECT
921 NORTH VENETIAN WAY, MIAMI, FLORIDA
CASE NO: 10-00484X
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.
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami
Florida, the subject proposal for KEN HILL DOCK PROJECT at 921 NORTH VENETIAN
WAY MIAMI, FL, has been submitted and reviewed to allow an application for Special
Exception Permit, subject to all applicable criteria;
The proposed development "KEN HILL DOCK PROJECT" will consists of adding
approximately 228 square feet of Access Walkway to an existing 132 square feet of Terminal
Platform for a total of 360 square feet access walkway. The project includes Yacht boat lifts
and concrete support piles. All these structures over State submerge land will extend a
distance of approximately 45 lineal feet into the Biscayne Bay as depicted on design plans
sheets.
SPECIAL EXCEPTION, as per Article 9, Section 924.11, to allow extensions of docks and piers
into waterways extending more than 35 feet in length;
This SPECIAL EXCEPTION PERMIT encompasses the following Special Permit:
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511, to allow a new development
on property located between Biscayne Bay and first dedicated right-of-way is required.
The following findings have been made:
• It is found that the proposed development consists of the addition of 47 square feet of access
walkways to an existing 132 square feet dock and a new dock of 182 square feet. The project
includes boat lifts and concrete support piles.
• It is found that the proposed docks over State submerge land will extend a distance of
approximately 45 lineal feet into the Biscayne Bay as depicted on design plans which requires
a Special Exception. This docks dimension are required in order to comply with the minimum
water depth of 4 feet for a proposed dock used for the mooring and/or securing of a vessel
which in this site is establish at 15 feet of the seawall.
• It is found that the proposed docks and boat lifts are appropriate for this site.
• It is found that the subordinate Class II Special Permit to the Special Exception have been
reviewed and found in compliance.
Based on these findings, the Planning Department is recommending approval of the
application as presented with the following condition:
• This Special Exception is subject to DERM approval
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 10-00484x)
Project Name: Ken Hill Dock Project
Project Address: 921 North Venetian Way
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) Site and Urban Planning: Applicability Compliance
(1) Respond to the physical contextual environment Yes Yes
taking into consideration urban form and natural
features;
(2) Siting should minimize the impact of automobile N/A -
parking and driveways on the pedestrian
environment and adjacent properties;
(3) Buildings on corner lots should be oriented to the N/A -
corner and public street fronts
II) Architecture and Landscape Architecture:
Applicability Compliance
(1) A project shall be designed to comply with all
N/A -
applicable landscape ordinances;
(2) Respond to the neighborhood context;
N/A -
(3) Create a transition in bulk and scale;
N/A -
(4) Use architectural styles and details (such as roof
N/A -
lines and fenestration), colors and materials
derivative from surrounding area;
(5) Articulate the building facade vertically and
N/A -
horizontally in intervals that conform to the
existing structures in the vicinity.
111) Pedestrian Oriented Development:
Applicability Compliance
(1) Promote pedestrian interaction;
N/A -
(2) Design facades that respond primarily to the
N/A -
human scale;
(3) Provide active, not blank facades. Where blank
N/A -
walls are unavoidable, they should receive design
treatment.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
IV) Streetscape and Open Space: Applicability
(1) Provide usable open space that allows for N/A
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.
V) Vehicular Access and Parking:
(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.
VI) Screening:
(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.
N/A
Applicability
N/A
N/A
N/A
N/A
Applicability
N/A
N/A
N/A
Compliance
Compliance
Compliance
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
VII) Sianane and Liahting: Applicability
(1) Design signage appropriate for the scale and N/A
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.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation and/or geological
features whenever possible.
N/A
►nL1
Applicability
N/A
IX) Modification of Nonconformities: Applicability
(1) For modifications of nonconforming structures, no N/A
increase in the degree of nonconformity shall be
allowed;
(2) Modifications that conform to current regulations N/A
shall be designed to conform to the scale and
context of the nonconforming structure.
Compliance
Compliance
Compliance