HomeMy WebLinkAboutSp Ex AnalysisANALYSIS FOR SPECIAL EXCEPTION
317 &333 NE 24th Street and
402 NE 25th Street
CASE NO. 2004-0817
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for GALLERY ART CONDOMINIUM Project has been
reviewed to allow the following Special Exception:
• Special Exception per Article 9, for FAA clearance letter.
NOTE: This Special Exception encompasses a Class I1 Special Permit as per
Article 6, Section 620.3.2, for development of new construction within
the Edgewater Overlay District.
ii.... The following findings have been made:
• This Special Exception is for the applicant to provide the City of Miami with the
height clearance letter from the FAA, as stipulated in Article 9, Section 915.2 of
Zoning Ordinance 11000.
• It is also found that the Planning Department is working on an amendment to
Ordinance 11000 in order to delete this requirement; the FAA letter will be provided
as part of the special permit process.
• It is found that the requested Special Exception incorporates a subordinate Class II
Special Permit for new construction within the Edgewater Overlay District as part of a
Class II Special Permit for new construction.
• It is found that the use is compatible and will be beneficial to the area by providing
new housing opportunities to the community.
• 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 vehicular circulation.
• It is found that the applicant presented the proposed plans to the Internal Design
Review Committee and the committee found that the project contributes to the quality
of our built environment with great architecture and urban design principles.
• It is also found that the project provides a set back from the existing historically
designated building to the west on Biscayne Boulevard, which is a positive
contribution of the project to the general public.
• It is found that the proposal do not include a landscape plan have been submitted as
part of this application; therefore, the Planning Department can not deteiiiiine if the
proposed project complies with the City of Miami's Design Standards and Guidelines
requirements.
• It is found with respect to all additional criteria as specified on Section 1305 of
Zoning Ordinance 11000, the proposal has been review and found to be adequate.
• It is found that upon compliance with the specifications specified below, this project
will not have any adverse impact on the surrounding area.
Based on these findings, the Planning and Zoning Department is recommending
approval of the application subject to the following condition:
1. The applicant shall present a complete landscape plan, with specifications,
depicting irrigation and illumination of the proposed landscaping, for review
and approval by the Planning Department prior to the issuance of any
building permits.