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Legislation
&uDO1ih* 1411n Urivv arl
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Nie Drive
Miami, FL 33133
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Resolution: R-07-0615
1^ k Number: 07-000-37xe Final Action Date:10125/2007
A RESOLUTION OF THE MIAMI CITY COMMISSION WITH ATTACHMENT(S)
APPROVING A SPECIAL EXCEPTION, REQUIRING CITY COMMISSION
APPROVAL, AS LISTED IN ORDINANCE NO. 11000, AS AMENDED, THE
ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 6, SECTION
612, SD-12 BUFFER OVERLAY DISTRICT, TO ALLOW SURFACE PARKING IN
THE SD-12 ZONING TO SERVE THE ABUTTING COMMERCIAL DISTRICT, WITH
A TIME LIMITATION OF TWELVE (12) MONTHS IN WHICH A BUILDING PERMIT
MUST BE OBTAINED SUBJECT TO THE FOLLOWING CONDITION: A
COMPLETE LANDSCAPE PLAN, WITH SPECIFICATIONS, DEPICTING
IRRIGATION AND ILLUMINATION FOR THE PARKING AREA MUST BE
SUBMITTED FOR REVIEW AND APPROVAL BY THE PLANNING DEPARTMENT
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS, FOR THE
PROPERTIES LOCATED AT APPROXIMATELY 2721 AND 2735 COCONUT
AVENUE, MIAMI, FLORIDA.
WHEREAS, the Miami Zoning Board, at its meeting on September 24, 2007. Item No. 7, following
an advertised public hearing, adopted Resolution No. ZB 07-0085 by a vote of eight to zero (8-0) vote,
recommending APPROVAL of a Special Exception requiring City Commission approval as set forth;
and
WHEREAS, Zoning Ordinance No. 11000, as amended, the Zoning Ordinance of the City of
Miami. Florida, requires City Commission approval of the Special Exception as hereinafter set forth;
and
WHEREAS, the City Commission after careful consideration of this matter, and notwithstanding
the decision of the Zoning Board, finds the application for the Special Exception meet the applicable
requirements of Zoning Ordinance No. 11000, as amended, and deems it advisable and in the best
interest of the general welfare of the City of Miami and its inhabitants to reverse the decision of the
Zoning Board and grant the Special Exception as hereinafter set forth;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA,
Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted
by reference and incorporated as if fully set forth in this Section.
Section 2. The decision of the Zoning Board to approve the Special Exception as listed in
Ordinance No. 11000, as amended. the Zoning Ordinance of the City of Miami, Article 6, Section 612,
SD-12 Buffer Overlay District to allow surface parking in the SD-12 Zoning for the property(ies)
located at approximately 2721 and 2735 Coconut Avenue, Miami, Florida, legally described in attached
"Exhibit A," pursuant to plans on file and subject to a time limitation of twelve (12) months in which a
building permit must be obtained, subject to the following Planning Department condition: a complete
C'i1r of Miami
Page 1 0-6 Printer! On: 12/1372007
Ede Number. O7-OOO47xc l.rtcrrtn ent Number. R--07-0161:
landscape plan, with specifications, depicting irrigation and illumination for the parking area must be
submitted for review and approval by the Planning Department prior to the issuance of any building
permits and the Special Exception granted.
Section 3. The findings of fact set forth below are made with respect to the subject property:
a. 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 herein-
(l) Site and Urban Planning:
Design Review Criteria Applicability Compliance
(1) Respond to the physical Yes. *Yes
contextual environment taking
into consideration urban form
and natural features;
(2) Sitting should minimize the Yes. *Yes.
impact of automobile parking
and driveways on the
pedestrian environment
and adjacent properties;
(3) Buildings on corner Yes. *Yes.
lots should be oriented to
the corner and public
street fronts.
(II) Architecture and Landscape Architecture:
Design Review Criteria Applicability Compliance
(1) A project shall be Yes. *Yes.
designed to comply with
all applicable landscape
ordinances;
(2) Respond to the Yes. 'Yes.
neighborhood context;
(3) Create a transition; in Yes. *Yes.
bulk and scale;
(4) Use architectural styles Yes. *Yes.
and details (such as roof
lines and fenestration);
City of Viarni
Page 2 of 6 Printed On: 12/13/2007
File Number: 07-00047xc
I:aacrconerlt Number R-07-0615
colors and materials
derivative from surrounding
area,
(5) Articulate the building Yes. *Yes.
facade vertically and
horizontally in intervals that
conform to the existing
structures in the vicinity_
LIII) Pedestrian Oriented Development:
Design Review Criteria Applicability Compliance
(1) Promote pedestrian Yes *Yes.
interaction.
(2) Design facades that Yes. *Yes
respond primarily to the
human scale;
(3) Provide active, not Yes. *Yes.
blank facades. Where
blank walls are
unavoidable, they should
receive design treatment.
(IV) Streetscape and Open Space:
Design Review Criteria Applicability Compliance
(1) Provide usable open Yes. *yes.
space that allows for
convenient and visible
pedestrian access from the
public sidewalk,
(2) Landscaping, including Yes. *Yes.
plant material, trellises,
special pavements, screen
walls, planters and similar
features should be
appropriately incorporated
to enhance the project.
(V) Vehicular Access and Parking:
Design Review Criteria Applicability Compliance
[.'its' of Miami Page 3 of 6
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File Number 07-00047xc
1:�rnt r�n��rrt 1 iiniher 1?-1'i7-1)61
(1) Design for pedestrian and Yes. *Yes.
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes. *Yes.
width of driveways and curb
cuts;
(3) Parking adjacent to a street Yes. *yes.
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas Yes. *Yes
as district buffer.
(VI) Screening:
Design Review Criteria Applicability Compliance
(1) Provide landscaping that Yes. *Yes.
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture
(2) Building sites should locate Yes. *Yes.
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 Yes, *yes.
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element
City of ltfiand
Page 4 of 6 Printed On: 12//3/2907
File Number: 07-00047xc
L ac: own(:Lturrher: 1R-07-06615
(VII) Signage and Lighting:
Design Review Criteria Applicability Compliance
(1) Design signage appropriate Yes. *yes.
for the scale and character of
the project and immediate
neighborhood
(2) Provide lighting as a design Yes. *Yes.
feature to the building facade,
on and around landscape
areas, special building or
site features; and/or signage;
(3) Orient outside lighting to Yes. *Yes.
minimize glare to adjacent
properties;
(4) Provide visible signage Yes. *yes.
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
(VIII) Preservation of Natural Features:
Design Review Criteria Applicability Compliance
(1) Preserve existing vegetation Yes. *Yes.
and/or geological features
whenever possible.
(IX) Modification of Nonconformities:
Design Review Criteria Applicability Compliance
(1) For modifications of Yes. *Yes.
nonconforming structures,
no increase in the degree
of nonconformity shall be
allowed;
(2) Modifications that
conform to current regulations
shall be designed to conform
to the scale and context of
the nonconforming structure.
Yes.
*Compliance is subject to conditions.
*Yes.
City of Miami Page 5 r{f 6
Printed On: 1243/2007
File Number: D7-00047xc
1.Fruc;me?m ;i um ber: R 7-0615
These findings have been made by the City Commission to approve this project with conditions.
Section 4. The granting of this special exception is conditioned upon the approval of a new
landscape plan by the Planning Department to include irrigation and illumination, including but not
limited to dense landscaping along the western boundary next to the apartment buildings. Moreover,
in addition, the Applicant will use its best efforts to reduce intrusive illumination into neighboring
residential areas.
Section 5. This Resolution shall become effective immediately upon its adoption and signature
of the Mayor. {1}
APPROVED AS TO FORM AND CORRECT
JORGE F R ANDEZ
CITY ATTORNEY
SS:
Footnotes :
{1} If the Mayor does not sign this Resolution, it shall become effective at the end of ten calendar days
from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become effective
immediately upon override of the veto by the City Commission.
City of Miami
Page 6 s fb Printed On: 12/13/2007
City of Miami
Legislation
Resolution
City Hail
3500 Pan Arnerican
Drive
Miami, FL 33133
www,miamigov.com
File Numb 07-00047xt Final Action Date:
A RESOLUTION OF THE MIAMI CITY COMMISSION WITH ATTACHMENT(S)
APPROVIN SPECIAL EXCEPTION, REQUIRING CITY COMMISSION
APPROVAL, A ,, LISTED IN ORDINANCE NO. 11000, AS AMENDED, THE
ZONING ORDINhCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 6, SECTION
612, SD-12 BUFF "` OVERLAY DISTRICT, TO ALLOW SURFACE PARKING IN
THE SD-12 ZONING0 SERVE THE ABUTTING COMMERCIAL DISTRICT, WITH
A TIME LIMITATION O"FTWELVE (12) MONTHS IN WHICH A BUILDING PERMIT
MUST BE OBTAINED SU..EECT TO THE FOLLOWING CONDITION: A
COMPLETE LANDSCAPE `>�' N, WITH SPECIFICATIONS, DEPICTING
IRRIGATION AND ILLUMINA °TAN FOR THE PARKING AREA MUST BE
SUBMITTED FOR REVIEW ANPPROVAL BY THE PLANNING DEPARTMENT
PRIOR TO THE ISSUANCE OF A BUILDING PERMITS, FOR THE
PROPERTIES LOCATED AT APPR IMATELY 2721 AND 2735 COCONUT
AVENUE, MIAMI, FLORIDA,
WHEREAS, the Miami Zoning Board, at its meetiri on September 24, 2007, Item No. 7, following
an advertised public hearing, adopted Resolution No. Z->>07-0085 by a vote of eight to zero (8-0) vote,
recommending APPROVAL of a Special Exception requir °.._ City Commission approval as set forth;
and
WHEREAS, Zoning Ordinance No. 11000, as amended, the'`oning Ordinance of the City of
Miami, Florida, requires City Commission approval of the Special ception as hereinafter set forth;
and
WHEREAS, the City Commission after careful consideration of this stier, and notwithstanding
the decision of the Zoning Board, finds the application for the Special Exce tion meet the applicable
requirements of Zoning Ordinance No. 11000, as amended, and deems it a isable and in the best
interest of the general welfare of the City of Miami and its inhabitants to revers the decision of the
Zoning Board and grant the Special Exception as hereinafter set forth;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CI ••F MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution adopted
by reference and incorporated as if fully set forth in this Section.
Section 2. The decision of the Zoning Board to approve the Special Exception as lister. in
Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 6, Sect' • ' 612,
SD-12 Buffer Overlay District, to allow surface parking in the SD-12 Zoning for the property(ies)
located at approximately 2721 and 2735 Coconut Avenue, Miami, Florida, legally described in atta ,ed
"Exhibit A," pursuant to plans on file and subject to a time limitation of twelve (12) months in which a
building permit must be obtained, subject to the following Planning Department condition: a complete
City of Miami
Page) of 6
Printed On: 1O/1.1/2007
File Number: 07.00047xc
landscape plan, with specifications, depicting irrigation and illumination for the parking area must be
ubmitted for review and approval by the Planning Department prior to the issuance of any building
P' its and the Special Exception granted.
S-'#ion 3, The findings of fact set forth below are made with respect to the subject property:
.E
a. Pt `>:uant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
project that ve been found by the City Commission (based upon facts and reports prepared or
submitted by `°:aff or others) to adhere to the following Design Review Criteria subject to the any
applicable con. ions herein:
(IISite and Urban P nninq:
Design Review Criteria Applicability Compliance
(1) Respond to the physica 35 Yes. *Yes.
contextual environment takin
into consideration urban form
and natural features;
(2) Sitting should minimize the Ye *Yes.
impact of automobile parking
and driveways on the
pedestrian environment
and adjacent properties;
(3) Buildings on corner Yes. *Yes.
lots should be oriented to
the corner and public
street fronts.
(II) Architecture and Landscape Architecture:
Design Review Criteria Applicability
(1) A project shall be Yes.
designed to comply with
all applicable landscape
ordinances;
(2) Respond to the Yes. *Yes.
neighborhood context;
(3) Create a transition in Yes. 'Yes.
bulk and scale;
(4) Use architectural styles Yes. *Yes.
and details (such as roof
lines and fenestration),
City of Miami
Page 2 of 6 Printed On: 10/11/2007
Fife Number: 07-00047xc
coi:�. and materials
derive . e from surrounding
area:
(5) Articulathe building
facade vertica`= and
horizontally in rvals that
conform to the exi`��ing
structures in the vicity,
Oil) Pedestrian Oriented
Design Review Criteria
(1) Promote pedestrian
interaction;
(2) Design facades that
respond primarily to the
human scae;
(3) Provide active, not
blank facades. Where
blank walls are
unavoidable, they should
receive design treatment.
Yes.
evelopment:
Applicability
Yes.
Yes.
11V) Streetscape and Open Space:
Design Review Criteria
(1) Provide usable open
space that allows for
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.
Applicability
Yes.
Yes.
jV) Vehicular Access and Parking:
Design Review Criteria
City of Miami
Applicability
*Yes.
Compliance
*Yes,
*Yes.
*Yes.
Co
*Yes.
*Yes,
iance
Compliance
Page .3of6
Printed On: 10/11/2007
File Num►`= ° 07-0Q047,w
(1) Design r pedestrian and Yes. *Yes.
vehicular sa ~ , to minimize
conflict points;
(2) Minimize the n�'��, ber and Yes. "Yes.
width of driveways a``a,= curb
cuts;
(3) Parking adjacent to a Greet Yes,
front should be minimized .` d
where possible should be
located behind the building;
*Yes.
(4) Use surface parking areas ns *Yes.
as district buffer,
(VI) Screening:
Design Review Criteria Applicability a. Compliance
(1) Provide landscaping that Yes. "Yes.
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
(2) Building sites should locate Yes.
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 Yes. *yes.
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
City of Miami Page 4of6
Printed On: 10/11/20
File Nu ms r. 07-00047xc
(VII) Sig n= a and Lighting:
Design Revie . c� riteria Applicability Comp#lance
(1) Design signa ee appropriate Yes. *Yes.
for the scale and aracter of
the project and imm":*late
neighborhood;
(2) Provide lighting as a ign Yes. *Yes.
feature to the building faca
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside fighting to Ye= *Yes,
minimize glare to adjacent
properties;
(4) Provide visible signage Yes. *Yes.
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
(VIII) Preservation of Natural Features:
Design Review Criteria Applicability Co pliance
(1) Preserve existing vegetation Yes. *ye
and/or geological features
whenever possible.
(IX) Modification of Nonconformities:
Design Review Criteria Applicability Compliance
(1) For modifications of Yes. *yes.
nonconforming structures,
no increase in the degree
of nonconformity shall be
allowed;
(2) Modifications that Yes. *yes.
conform to current regulations
shall be designed to conform
to the scale and context of
the nonconforming structure.
"Compliance is subject to conditions.
City of Miami Page 5 of 6 Printed On: 10/11/200
File Number: O7-OOQ47xc
These ndings have been made by the City Commission to approve this project with conditions.
Sectio `4;4. This Resolution shall become effective immediately upon its adoption and signature
of the Mayo1)
APPROVED AS TO RM AND CORRECTNESS:?"
JORGE L. FERNANDEZ
CITY ATTORNEY
Footnotes :
(1) If the Mayor does not sign this Resolutioit shall become effective at the end of ten calendar days
from the date it was passed and adopted. If th"r: Mayor vetoes this Resolution, it shall become effective
immediately upon override of the veto by the Cit Commission.
City of -Miami
Page 6 of 6 Printed On: 10/11/2007