HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
Approximately 2453 Se . 22nd Terrance
CASE NO. 08-00539x
Pursuant to Ordinance 11000, as amended, supplement 17, the Zoning Ordinance of the
City of Miami, Florida, the subject proposal for Mr. Raimundo Santamaria 2453 SW
22" Terrace, Miami Florida, has been reviewed to allow the following Special
Exception:
Special Exception, as per Article 11, Section 1106,1 (2), Structural
change, extension, or expansion; criteria; to allow alteration of principal
structures which involve an enlargement and/or extension may be permitted
as long as the degree of the structure nonconforming remains the same or is
decreased and at least 50 percent of the square footage of the original
building remains, subject to all applicable criteria.
The following findings have been made:
• It is found that the property is located within the R-1 "Single Family
Residential" District.
• It is found that the purpose of this request is to allow the legalization of a new
addition (sitting room) to an existing nonconforming structure at the rear of
the existing residence.
• It is found that the new addition to the existing structure does not increase the
degree of the non -conformity of the residence.
• It is found that the new addition should always function as a portion of the
principal structure not being converted into a separate unit.
▪ It is found that this project will not affect negatively the surrounding area.
• it is found with respect to all additional criteria as specified on Section 1305 of
Zoning Ordinance 11000, the proposal has been review and found to be
adequate.
Based on these findings, the Planning Department is recommending approval of
the application as presented.
SECTION 13051 Criteria :Matrix
Comp1iancc k sut'i rt. to conditions
Application Type: Special Exception
Project Name: Mr. Reyrnund Santamaria Res
Project Address: 2453 S, W. 22"`, 'Terrace
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.
Design Review Criteria
(i) Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the
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.
t Site and Urban Plan
Applicability
N/A
N/A
N/A
Compliance
II) Architecture and Landscape Architecture:
Design Review Criteria Applicability Compliance
(l) A project shall be designed
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood
context;
(3) Create a transition in bulk _ N/A _
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 _ N/A
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
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SECTION 130 k2 C e
Iesign .Review Criteria
(1) lion otc pedestrian
interaction;
(2) Design facades that
respond primarily to the
human scale;;
O Provide active, not blank
facades. Where blank walls
are unavoidable, they should
receive design treatment.
*Comp1ianc°e is sm hiect to con
Pedestrian rented Develop
Ar r iicabilit
N/A
IV) Streetscape and Open Space:
Design Review Criteria Applicability
(I) Provide usable open space _ NIA
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant NIA
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
(1) Design for pedestrian and NIA
vehicular safety to minimize
conflict points;
(2) Minimize the number and _ N/A
width of driveways and curb
cuts;
(3) Parking adjacent to a street N/A
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas N/A
as district buffer.
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1'11J? 0 1i`f3n-(}0539X-Seciton 1305.2 Criteria Af atrix.dac
Compliance
Compliance
Compliance
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Review Criteria
(])
(3)
SECTION 1305,2 Criteria Matrix
....... Compliance is subject to conditions.
Provide landscaping that
screen undesirable elements,
such as surface parkinve lots,
and that enhances space and
architecture;
Building sites should locate
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;
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.
VI) Screening:,
Applicability Copliancy
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 _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,
Compliance
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+LT.ION 1305.? CriteriaMa °ix
*Compliance is sub ea to cowl itivns
Vi I) I)reservation o.f Natural eatures:
Review Criter a its slicabiiitsr Compliance
(1)
Preserve existing vegetation
and/or geological features
whenever possible:.
Design Review Criteria
(1) For modifications of
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.
Z.- Shm-2rrc1;rZRENTPE. , NIA[6V[ URI—d}
odification of Nonconformities:
Applicability Compliance
Y
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