HomeMy WebLinkAboutClass II Special PermitCITY OF MIAMI
CLASS II SPECIAL PERMIT
FINAL DECISION
File No. 03-0009
To:
From:
Matt Sparks
1950 Stemmons Freeway, Suite 6001
Dallas, TX 75207
Ana Gelabert, Director
Planning and Zoning Department
PLEASE TAKE NOTICE THAT A INTENDED DECISION HAS BEEN REACHED ON THE FOLLOWING MATTER:
Title: New Construction (Tower at Grand Bay)
Address: 2675 S. Bayshore Dr, NE Coconut Grove
Final Decision:
❑ Approval
El Approval with conditions
❑ Denial
FINDINGS AND CONDITIONS
The subject proposal has been reviewed for Class it Special Permit pursuant to Article 15, Sections
917.1.2, 917.4 and Section 617.1 of Ordinance 11000, as amended, the Zoning Ordinance of the City
of Miami, Florida. Section 917.1.2 states that offstreet parking facilities maintained with valet parking
only may be approved by Class 1 Special Permit for excess parking only. Section 917.4 states that
where it is proposed to make substantial modification of existing facilities including ten (100 or more
spaces, a Class I Special Permit shall be required. Section 617 requires explicitly that a Class 11
Special Permit shall be required for the location, relocation or alteration of any structure, parking area
or vehicular way or sign visible from a public street.
Pursuant to Section 1301.2. of the above cited Zoning Ordinance, the Planning and Zoning
Department has made referrals to the following Departments and Boards.
• Zoning Division, Planning and Zoning Department.
• Downtown NET Office, Neighborhood Enhancement Team.
• UDRB, Urban Development Review Board.
Their comments and recommendations have been duly considered and are reflected in this intended
decision. In reviewing this application, pursuant to Section 1305 of the Zoning Ordinance, the following
findings have been made:
FINDINGS
• It is found that the proposed project is a twenty (20) story residential building consisting of 52 units
with parking garage; the proposed project will be part of the Grand Bay Hotel complex.
• It is found that this project was initially reviewed by the UDRB on February 19, 2003. The Board
unanimously voted to defer the project to the next meeting in order to give the applicant the
opportunity to respond to the Board comments and to further refine and revise the project.
• It is found that a modified project was reviewed and approved with conditions by the UDRB on
June 18, 2003 (see attached UDRB Resolution).
• It is found that in the review process of the proposed project, discrepancies with FAR and parking
requirements were found on the submitted plans; the applicant was directed to make necessary
corrections and resubmit the final zoning calculations to the Zoning Division for a revised signature
of approval.
• It is found that after several meetings between the applicants representatives and the Planning and
Zoning Department, the architect and the Zoning Officer resolved the zoning issues and a revised
plan was resubmitted to the Planning and Zoning Department; the final revised plan, dated
September 2 and September 3, 2003 is on file with the Planning and Zoning Department.
• It is found that the proposed project, as presented, is appropriate in scale and complies with all
applicable requirements as set forth in Zoning Ordinance 11000, as amended, the Zoning
Ordinance of the City of Miami.
• It is found that although the proposed landscape plan complies with Miami -Dade County
Landscape Ordinance, some changes shall be required in order to further enhance the proposed
project given its location within the Coconut Grove area..
• It is found that with regard to the criteria set forth in Sec. 1305 of the City of Miami Zoning
Ordinance, the application has been reviewed and found sufficient except for the issues listed in
the findings of fact above and mitigated through applicable conditions set forth below.
Based on the above findings and the considered advice of the officers and agencies consulted on this
matter and pursuant to Section 1306 of the Zoning Ordinance, the subject proposal is hereby
approved with conditions subject to the plans submitted by the applicant and on file with the
Planning and Zoning Department as well as the following limitations:
1. The applicant shall comply with all conditions addressed by the UDRB Board as specified below:
■ Loading dock and garbage pickup requires further study to minimize the impact on South
Bayshore Drive. The appearance of loading shall not be visible from the street.
• Area along S. Bayshore drive shall be re -designed with no parking garage facade visible from
public right of way by providing a solid, terraced, landscaped area to hide the appearance of a
parking garage.
• The final design solution should be such that activity along S. Bayshore Dr. is encouraged so
as to soften the appearance of elevation.
Any modifications to the final design plans that result from the conditions specified above shall be
subject to review and approval by the Planning and Zoning Director.
NOTICE
2
The final decision of the Director may be appealed to the Zoning Board by any aggrieved party,
within fifteen (15) days of the date of issuance by filing a written appeal and appropriate fee
with the Office of Hearing Boards, located at 444 SW 2n Ave., 7th Floor, Miami, FL. 33130.
Telephone number (305) 416-2030.
Signature
Date 0/703
rt, D}fe�tf�r 6
ng and Zct(ing Department
3