HomeMy WebLinkAboutSp Ex AnalysisAnalysis for a Special Exceptions component of a
MAJOR USE SPECIAL PERMIT
for the
METROPOLITAN MIAMI
located at 200 S.E. 2"d STREET; 200-300 S.E. 3rd STREET
CASE NO. 2004-0802
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for Metropolitan Miami has been reviewed to allow the
following Special Exceptions as a component of a Major Use Special Permit:
• Major Use Special Permit as per Article 17, Section 1701, and Article 22 of City of
Miami Zoning Ordinance 11000, as amended, to allow a change in the original
application (substantial modification to previously approved Major Use Special
Permit with Resolution No. 98-1151) from 227,625 square feet nonresidential floor
area (as modified by Resolution No. 02-1249) to approximately 736,700 square feet.
• Major Use Special Permit as per Article 17, Section 1701, and Article 22 of City of
Miami Zoning Ordinance 11000, as amended to allow a change in the original
application (substantial modification to previously approved Resolution No. 98-1151)
from parking structures consisting of 4,282 spaces (as modified by Resolution No. 02-
1249) to approximately 3,716 spaces.
• Major Use Special Permit as per Article 17, Section 1701, and Article 22 of City of
Miami Zoning Ordinance 11000, as amended, to preserve the 1,500 dwelling units
approved pursuant to Resolution No. 02-1249.
• Special Exception as per Article 4, Section 401, to allow bars, saloons, taverns and/or
supper clubs within the CBD/Central Business District.
• Special Exception per Article 9, Section 915.2, for FAA clearance letter.
The requested Major Use Special Permit is for the purpose of allowing Metropolitan
Miami Project, a Mixed Use Residential Development project consisting of a total of
Parcel B, C and D for the property located at approximately 300 SE 3rd Street, 200 SE
Street and 200 SE 2" d Street within the Downtown Miami area (see attached legal
description, location maps and aerial photographs for exact property boundaries).
NOTE: The above mentioned Special Exceptions encompasses the following Class II
and Class I Special Permits:
Class II Special Permit as per Article 9, Section 922.4(c) to allow maneuvering of
trucks on the public rights of way.
Class II Special Permit as per Article 9, Section 906.6, for pool/outdoor recreation
area.
Class II Special Permit as per Article 9, Section 922.4(d) to allow backing into a
street.
Class II Special Permit as per Article 4, Section 401, for development of new
construction within the Central Business District.
Class II Special Permit as per Article 9, Section 908.2 for access from a public street
roadway width greater than 25 feet,
Class II Special Permit as per Article 4, Section 401, to approve open space and/or
residential recreation space as shown in plans.
Class II Special Permit as per Article 4, Section 401, to allow for parking garages.
Class II Special Permit as per article 9, Section 922.8, to allow for combined off-
street loading facilities.
Class II Special Permit as per Article 9, Section 903.1, to allow development of
project divided by a street.
Class II Special Permit as per Article 4, Section 401, for temporary construction
fence and covered walkway within the Central Business District.
Class I Special Permit as per Article 9, Section 906.9, to allow for a special event
namely a groundbreaking ceremony.
Class I Special Permit as per Article 9, Section 925.3.8, to allow
development/construction/rental signage.
Class 1 Special Permit as per Article 9, Section 918.2, for parking staging of
construction during construction.
Class I Special Permit as per Article 9, Section 920.1, to allow a trailer and
watchman's quarters for construction and other temporary office uses such as
leasing and sales.
Designation as phased project, pursuant to Article 25, Section 2502 of Zoning
Ordinance 11000.
The following findings have been made:
• It is found that the proposed mixed -use residential development project will benefit
the city by creating new commercial and residential opportunities for employees of
the area as well as attracting new residents to the Central Business District/CBD area.
• It is found that the subject of these Special Exceptions, specifically for FAA clearance
letter and to allow bars, saloons, taverns and/or supper clubs to be open to the public
is completely within the scope and character of the area given that it is a mixed -use
residential project to be located along a significant location within Central Business
District/CBD.
• It is found that sufficient parking is provided to meet the foreseeable needs of the
project.
• It is found that with respect to all additional criteria as specified in Section 1305 of
Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate.
Based on these findings, the Planning and Zoning Department is recommending
approval of the requested Special Exceptions as a component of a Mixed -Use
Residential Development Project with the following conditions:
1. The approval of this Major Use Special Permit shall be subject to the
recordation of the following documents prior to the issuance of shell permit for
the proposed project:
a. Unity of Title or covenant in lieu thereof providing that the ownership,
operation and maintenance of all common areas and facilities will be by
the property owner or a mandatory property owner association in
perpetuity.
b. Development Order specifying that the Development Order runs with the
land and is binding on the Applicant, it successors and assigns, jointly or
severally.
2. The applicant shall submit a parking plan for construction employees and
temporary parking arrangements for the existing building while under
construction; said parking plan shall be subject to review and approval by the
Department of Planning and Development prior to the issuance of any building
permits.
3. The applicant shall provide plans for proposed sidewalk and swale area
improvements prior to the issuance of a building permit; said plans shall be
subject to review and approval by the Public Works Department and the
Department of Planning and Development.
4. This approval shall also be subject to all additional conditions specified in the
Final Development Order for the project.