HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
3570 Main Highway (Zab Sang Institute)
CASE NO: 05-00976x
Pursuant to Section 401 of Ordinance 11000, as amended, The Zoning Ordinance of the
City of Miami, Florida, the subject proposal has been reviewed to allow the change of use
of an existing a single family to place of worship as follows:
The following findings have been made:
• It is found that the purpose of this Special Exception is to allow a use other than
residential (place of worship) at an existing single family structure.
• It is found that in the surrounding area of the property other permitted places of
worship exist.
• It is found that a landscape plan has not been submitted as part of this application.
• It is found that the subject property is part of a private right-of-way agreement
(Book 2413 page 534) that created a private passage way for the common use of
the owners of tracts 1 through 6 inclusive and 8. It is also found that the width of
the private road is only 20'. (See attached map)
• It is found that the proposed use as a place of worship will increase the parking
requirement up to 9 spaces. It is also found that the only access for those 9 spaces
will be through the private road.
• It is found that the access and maneuvering from and to those 9 parking spaces
will be on a 20' wide private road when one-way public street of the City of
Miami has a minimum width of 25'.
• It is found that the increase of cars using the private road as a result of the
requested use will negatively impact the use of the road by the other owners
abutting the private road, which is their only access. It is also found that the
potential spill over of parking for the place of worship can deprive the other
property owners of access to their properties since it cannot be accommodated on
Main Highway.
• It is found that the Planning Department in general has no objection of a use of a
single family residence structure as a place of worship as a permissible use
through the Special Permit process as per Chapter 401 of Ordinance 11000 but, in
this particular case and following 1305.3.1 Manner of operation, this particular
location is not appropriate for any use other than a single family use,
Based on the above findings, the Planning Department is recommending denial of
the application as presented,
SECTION :1305,2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 0 ;-00976x)
Project Name e Zag Sang institute
Project Address: 3570 Main 1-lighway
c. 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 in the
Development Order herein:
I) Site and Urban Planning:
Design Review Criteria Applicability Compliance
(1) Respond to the physical Y N_
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the Y _ N�
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots N
should be oriented to the corner
and public street fronts.
II) Architecture and Landscape Architecture:
Design Review Criteria Applicability Compliance
(I) A project shall be designed N/A_
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood
context;
(3) Create a transition in bulk
and scale;
(4) Use architectural styles
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade
vertically and horizontally in
intervals that conform to the
existing structures in the vicin
N/A
N/A
N/A
N/A
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1305.2 Criteria 3570 Main Jlighwar. drfc ...
Page 1 of 4
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
111) Pedestrian Oriented Development;
Design Review Criteria Applicability
(1) Promote pedestrianN/A
interaction;
(2) Design facades that _ N/A _
respond primarily to the
human scale;
(3) Provide active_ not blank N/A
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV) Streetscape and Open Space:
Design Review Criteria Applicability
(1) Provide usable open space NIA
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant _Y
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
Design Review Criteria
(]) Design for pedestrian and
vehicular safety to minimize
conflict points;
(2) Minimize the number and
width of driveways and curb
cuts;
(3) Parking adjacent to a street
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas
as district buffer.
V) Vehicular Access and Parking:
Compliance
Compliance
Applicability Compliance
N/A
N/A
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Page 2 of 4
Design Review Criteria
SECTION 1305.2 Criteria Matrix
*Compliance: is subject to conditions
VI) Screening:
Applicability Compliance
(1) Provide landscaping that
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
(2) Building sites should locate
service elements like trash
durnpster, 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
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
N/A
N/A
VII) Signage and Lighting:
Design Review Criteria Applicability
(1) Design signage appropriate NIA
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design NIA
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to NIA
minimize glare to adjacent
properties;
(4) Provide visible signage NIA_
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
Compliance
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Page 3of4
Design Review Criteria
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Prese vatioa of Natural Features:
Applicability Compliance
(1) Preserve existing vegetation Y _'`a
and/or geological features
whenever possible.
IX) Modification of Nonconformities:
Design Review Criteria Applicability
(1) For modifications of N/A
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform N/A
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
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Page 4 of 4
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AGREED Cor. D. B. ='D" Pg. 251—
S. E, Cor. N. E. 1/4, S. W. 1/4
Sec. 21-54--41