HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
6789 Biscayne Boulevard
CASE NO, 2005-1026
Pursuant to Article 6, Section 612 of Ordinance 11000, as amended. the Zoning
Ordinance of the City of Miami, Florida, the subject proposal to allow surface parking in
R-1 "Single Family Residential District" with an SD-12 "Buffer Overlay District" has
been reviewed as follows:
NOTE: This Speeial Exception includes the following Class 11 Special Permits:
Class 11 Special Permit as per Article 6, Section 609.3.2, for development of new
construction within the "Biscayne North Overlay District".
Class 11 Special Permit as per Article 15, Section 1512, to request a waiver of City of
Miami Parking Guides and Standards for reduction of the required back up space
from twenty-three (23) feet to twenty-one (21) feet.
*** This petition will be subject to City Commission approval.
The following findings have been made:
• It is found that the subject surface parking lot is proposed to be developed on two
vacant lots with SD-12 "Buffer Overlay District". The land immediately to the east is
proposed for a mixed -use building; the property is zoned SD-9 "Biscayne North
Overlay District". The property is located at the northeast corner of Biscayne
Boulevard and NE 68th Street. It is also found that the vehicular access to the
proposed surface parking will be from the existing SD-9 "Biscayne North Overlay
District" designation.
• It is found that the proposal has been fully reviewed for aesthetic impact in that the
submittal did not include proposed materials and colors. A previous submittal for the
subject property had been reviewed by the Internal Design Review Committee
(IDRC) and some of the concerns of the IDRC from the previous version have been
addressed and resolved in this submittal' such as; overall height, habitable spaces
along Biscayne Boulevard above the ground floor and commercial uses along
Biscayne Boulevard at the ground level. These changes have positively influenced
the current submittal.
• It is found that the proposed surface parking area will be beneficial by providing a
paved and striped parking lot, with all the requirements of the SD-12 Overlay District
for the proposed adjacent mixed -use project.
• It is found that the proposed use is in scale and character with the surrounding area.
• It is found that the proposed parking layout provides adequate circulation even though
it is requesting a reduction in the backup space from twenty-three (23) feet to twenty-
one (21) feet from the City of Miami. Parking Guides and Standards.
• It is found that the proposal includes a landscape buffer to the adjacent residential
area. It is also found that all of the proposed vehicular circulation will be provided.
through the existing SD-9 "Biscayne North Overlay District", and not through the
residential area. However, the submitted landscape plan does not specify any of the
botanical names, spread and height of the proposed trees, hedges and ground cover. It
is also found that there is no landscape depicted along Biscayne Boulevard as part of
the new mixed -use project.
• It is found that with respect to all additional criteria as specified in Section 1305 of
Zoning Ordinance 11000, except those addressed by the conditions listed below; the
proposal has been reviewed and found to be adequate.
• It is found that upon compliance with the conditions set forth below, this project will
not have any adverse impacts on the surrounding area.
Based on these findings, the Planning Department is recommending approval of the
application subject to the following conditions:
1. A new landscape plan, including landscaping along Biscayne Boulevard, with
full specifications, must be submitted for review and approval by the Planning
Department prior to the issuance of any building Permit.
2. The applicant shall submit final color and material samples for review of
aesthetic impact, subject to Design Review and approval by the Planning
Director prior to the issuance of any building permit