HomeMy WebLinkAboutAnalysisnalysis for Special Exception
PELICAN HARBOR MARINA (DOCK MASTER OFFICES)
1275 N.E. 79TH STREET
Case No. 08-00700xc
APPLICATION FOR SPECIAL EXCEPTION PERMIT SUBJECT TO COMPLIANCE WITH
ZONING ORDINANCE 11000 AND CITY CODE, AS AMENDED, AND ALL APPLICABLE
CRITERIA, CONSIDERATIONS AND/OR OTHER REGULATIONS,
Pursuant to Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of the City of
Miami Florida, the subject proposal for PELICAN HARBOR MARINA (DOCK MASTER
OFFICES) at 1275 N.E. 79TH STREET MIAMI, FLORIDA, has been submitted and reviewed to
allow an application for Special Exception Permit with City Commission approval, subject to all
applicable criteria;
The proposed development "Pelican Harbor Marina (Dock Master Offices)" will be comprised of
a new two story building of approximately 3,337 square feet of floor area for the marina
administration. The site presently has 2,842 square feet of floor space for marine patrol and
seabird rescue facility. Combined the project will make a total of 6,179 square feet of marina
facility space with a total of 174 parking stalls in a surface parking lot. The new structure will
have a maximum height of 30 feet 0 inches AGL at top of roof parapet.
SPECIAL EXCEPTION with City Commission approval, as per Article 4, Section 401,
under Conditional principal Uses in PR -Park, Recreation and Open Space District, to allow
the construction of a dock master office building for the marina administration;
This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits and
Request:
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class 11 Special Permit
required for any development between Biscayne Bay and the first dedicated right-of-way, to
allow a new development adjacent to the Biscayne Bay;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, 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, Sub -Section 906.9. Temporary
special events; special permits; criteria, 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, Sub -Section 916.2.1. Temporary
special event parking, to allow parking for temporary special event such as ground breaking
ceremonies;
CLASS 1 SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Temporary
off-street offsite parking for construction crews, criteria, to allow temporary off-street offsite
parking for construction crews working on a commercial project under construction;
CLASS 1 SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920,1.4 Limitations
on occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured
homes, when authorized for security or other purposes in connection with land development
such as 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 10.5,2, PR -Parks,
Recreation and Open Space, Temporary Signs (3), to allow temporary development signs;
The following findings have been made:
• It is found that the site presently has 2,842 square feet of floor space for marine patrol and
seabird rescue facility.
• It is found that the proposed Marina project will benefit the Development by allowing visitors
to the project to dock boats on -site; this in turn benefits the area by providing opportunities
for different waterfront experiences along the coastline.
a It is found that the subject of this request (the Special Exception for a marina use) is
completely within the scope and character of the project given that it is accessory to a public
facility along the waterfront.
• It is found that monitoring of docking activities should take place in order to ensure
appropriate access and safety.
• It is found that the architecture design is well present with only the need to provide paint
color samples and building materials to determine aesthetic impact.
• It is found that all subordinate Special Permits (Class I and Class II) to the Special Exception
have been reviewed and found in compliance.
• It is found that with respect to all additional criteria as specified in Section 1305 of Zoning
Ordinance 11000, the proposal has been reviewed and found to be adequate; the project,
as proposed, will have no adverse effects on the adjacent area.
Based on these findings, the Planning Department is recommending approval of the
requested project as presented with the following condition:
1. Plan of the existing and proposed facades, signs specifications and paint color
samples shall be submitted for the review and approval by the Planning
Department prior to the issuance of any building permits.
SEC 1. IC ,2 Criteria Matrix
*Crompii nce is subject to cow. ns
Application Type: Special 3xc.eptiou (l.°`tl . ao, O i-OO.7OOx
Project N. e: lican
Project Address: 12 c N.
dock Master
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:
Design Review Criteria
I} 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 N/A_
should be oriented to the corner
and public street fronts.
li) 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 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 vicinity.
Y
Applicability Compliance
Y
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Page 1 of 4
SECTION 1305.2 Criteri
)esign Review
Corrnpliance is subject to conditions
Pedestrian Oriented Development:
Air livability
(1) Promote :destrian _
interaction;
(2) Design facades that 'Y
respond primarily to to
human scaly:;
(3) Provide active, not blank '
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV) Streetscape and Open Space:
Design Review Criteria Applicability
(I) Provide usable open space. 1
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.
Co.. pllance
Compliance
V) Vehicular Access and Parking:
Design Review Criteria Applicability Compliance
(1) 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.
—Y—
N/A
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Page 2 of 4
Design Review Criteria
(3)
SECTION 1305,2 Criteriat" c
''Comp dance ,suhject to condition
Provide landscaping that
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture:
Building sites should locate
service elements like trash
duznpster, 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;
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.
Design Review Criteria
(1) Design signage appropriate
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to
minimize glare to adjacent
properties;
(4) Provide visible signage
identifying building addresses
at the entrances) as a
functional and aesthetic
consideration.
_ r:atraserverl ? t.,SLRS";R-iversideiP.
VI3 e r 9
Applicability Compliance
y
N/A
VII) Signage and Lighting:
Applicability Compliance
y * y
N/A
_N/A_
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SECTION 0a2 Criteria Matrix
*Compliance is supicct to G m.t. thins
Review Criteria
Preserve x sting vcgetat
and/or geological features
whenever possible.
Design Review Criteria
s€ rvation o Natura . {eatures;
Applicability
IX) Modification of Noncom:
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.
r
ities:
Compliance
Compliance
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