HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
Miracle Square
2209 SW 37th Avenue, 3670 SW 22 Street and 3671 SW 2211d Terrace
CASE NO: 08M0405xc
APPLICATION FOR SPECIAL EXCEPTION SUBJECT TO COMPLIANCE WITH ZONING
ORDINANCE 11000 AND CITY CODE, AS AMENDED, AND ALL APPLICABLE CRITERIA,
CONSIDERATIONS AND/OR OTHER REGULATIONS,
Pursuant to Zoning Ordinance 11000, as amended, Supplement 17, the Zoning Ordinance of the
City of Miami, Florida, the subject proposal for Miracle Square at 2209 S.W. 37th Avenue, Miami,
Florida, has been submitted and reviewed to allow an application for SPECIAL EXCEPTION with
City Commission approval, subject to all applicable criteria;
SPECIAL EXCEPTION with City Commission approval, as per Article 6, Section 612. SD-12
Special Buffer Overlay Districts, Conditional Accessory Uses, to allow surface parking to
serve the abutting district, subject to all applicable criteria;
Note: This SPECIAL EXCEPTION PERMIT also encompasses the following subordinate Special
Permits:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 623.3.1, to allow the construction of a
new development in SD-23 districts;
CLASS II SPECIAL PERMIT, as per Article 4, Section 4.01, under Conditional Accessory
Uses of C-1 Restricted Commercial, to allow the construction of Drive-Thru Facilities for
financial institutions;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512, to allow a waiver of City of
Miami Off-street Parking Guides & Standards for reduction of required backup distance in
driveway isles from 23 feet to 22 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2.1, to allow reduction of loading
berth dimensions as follows;
Required Three (3) 12 feet wide x 35 feet long x 15 feet high
Proposed Three (3) 10 feet wide x 20 feet long x 9 feet high
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.4, to allow substantial modification
of existing facilities including ten or mare parking spaces;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927, to allow temporary structures,
occupancies, and uses reasonably necessary for construction such as construction fence, covered
walkway and if encroaching public property must be approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906.9, to allow temporary carnival,
festival, fair or similar type event on privately owned or City -owned land such as a ground breaking
ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916.2.1, to allow parking for temporary
special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918,2, to allow temporary off-street
offsite parking, for construction crews working on a commercial project under construction, within
C-1 or more permissive zoning district:
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920.1.2, to allow construction trailer(s)
and other temporary construction offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.3, C-1
Restricted Commercial, Temporary Signs (3), to allow temporary development signs;
The following findings have been made:
• It is found that the proposed development "Miracle Square" will be comprised of a new
Eleven (11) Story Commercial Building with approximately 84,762 square feet of Office
space, approximately 8,581 square feet of retail space and approximately 1,379 square
feet of lobby area at ground floor. The project will provide 319 off-street parking spaces.
• It is found that a variance for additional height at this same property has being
requested as a companion item in this agenda where the depicted fixture at corner of the
proposed building, exceed the required 45-degree angle setback.
a It is found that all of the ingress and egress to the subject lot will be provided through
the commercial designated area, and not through the residential area.
• It is found that the proposed parking layout provides adequate circulation.
• It is found that the proposed surface parking will provide new landscaping which will beautify
and buffer the parking use to the neighborhood. It is also found that the proposal includes
6' CBS wall and a landscape buffer to the adjacent areas.
• It is found that 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.
Based on these findings, the Planning Department is recommending approval of the
application with the following conditions:
1. The Special Exception is contingent the approved of the zoning change from R-2 "Two -
Family Residential" to R-2 "Two -Family Residential" with SD-12 "Buffer Overlay
District",
2. The Special Exception is contingent to applicant providing the limits on the required
maximum building height; unless, the approval of the requested companion variance is
granted.
3, Per Internal Design Review Committee April on 1, 2008, comments regarding urban
design and landscaping are incorporated as conditions as follow:
a. The western and southern rows of the surface parking lot to conform to the City of Miarni
Off-street parking guides and standards which require that for each row of parking there
shall be a minimum of two (2) landscape areas with trees within the first ninety (90) linear
feet, and one (I) landscaped area with a tree for each additional ninety (90) linear feet.
b. Include glass for the window openings above the southern entrance door considering that
no liner will be provided.
c. More plantings are necessary in order to screen the surface parking area and drive-thru
from view from the neighboring properties. Enhance all of the landscape buffers along site
perimeters by providing layers of plantings including trees, palms, shrubs, and ground
cover.
SECT ON 305 2 C: r to a
rp°iance is subject. to conditi
Applkation Type: Special Exception (File No,
ject Name: MIRACLE SQUARE
Project Address: 367 i, 3673 and 3675 SW 22" `i Terrace.
c. suant to Section 1 305.2 ofthe Zoning Ordinance, the specific site plan aspects ofthe
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:
Design Review Criteria
1) Site and Urban Planning:
Applicability Compliance
(1) Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the _Y
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots
should be oriented to the corner
and public street fronts.
11) Architecture and Landscape Architecture:
Design Review Criteria
(1) A project shall be designed
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 l ines
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 vicinity.
Applicability
Y
Y
Y
Y
Compliance
Y
Y
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SECT! N ' Criteria Matrix
-comp1ianc i ubje t. to conditions
Design Review Criteria
(1) Promote pedestrian
interaction;
(2) IDesign facades that
respond primarily to the
human scale;
(3) Provide active, not blank
facades. Where blank walls
are unavoidable, they should
receive design treatment.
'cdest ian Oriented Development:
plicability
f
Compliance
IV) Streetscape and Open Space.
Design Review Criteria Applicability Compliance
(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.
Design Review Criteria
(I) 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:
Applicability Compliance
Y
Y
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SECTIlON 1305,2 +Writ
Design Review Criteria
(1) Provide landscaping that
screen undesirable elements,
such as surface parking lots,
and that enhances space and
arc.hitecttire:
(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 elements
Compliance is subject to con€litions
'I
Applicability CompliancC
VII) Signage and Li2htint:
Design Review Criteria Applicability
(1) Design signage appropriate _N/A_
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design N/A
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to N/A
minimize glare to adjacent
properties;
(4) Provide visible signage N/A
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration,
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Compliance
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Page 3 of
Design Review C-it
(I)
SECTION 130 .2 Criteria
*Corr phatce ;s subject to conWWtio
Preserve existing vegetation
and/or geological features
whenever possible.
VAII} Preservation of Natural Features;
Applicability Compliance
:IX Modification of Nottconformities:
Design .Review Criteria Applicability
{ l) For modifications of N/
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.
Compliance
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