HomeMy WebLinkAboutAnalysisANAL 'SIS FOR SPECIAL EXCEPTION
1757 NW 23 rd Street.
CASE NO. 07-01172 x
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for Pacesetter Personnel has been reviewed to allow the
following Special Exception:
Special Exception per Article 4, Section 4.01, under Conditional Principal Uses of
C-2 Liberal Commercial (13), to allow hiring halls, employment offices and labor
pools, subject to all applicable criteria.
The following findings have been made:
It isfound that the conditional principal use for a Hiring Hall is compatible with and
could be beneficial to the area by providing a needed service to the community for
those seeking employment opportunities.
• It is found that the use of a Hiring Hall on this particular site is not appropriate due to
the proximity to an elementary school.
• It is found that the proposed use is in scale and character with the surrounding area. It
is also found that the proposed use could be an appropriate adaptive re -use of the
existing structure and that the proposed layout provides adequate parking and
circulation.
• It is found that plans of the existing facades, sign specifications and paint color
samples have not been provided to determine aesthetic impact.
• 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.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
SEC ON 13O5 2 Criteria Ma
*Compliance is Stib!ect to conditions
Application Type: Special E-xcepii(File No. 0 ._01172x)
l�r ject Name: Pacesetter i'erso ool
Project Address: 1757 N.W. 23i .i STREET
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:
1) Site and UrbanPlanning:
Design Review Criteria Applicability
(1) Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the _N/A
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.
Design Review Criteria
Compliance
II) Architecture and Landscape Architecture:
Applicability Compliance
(1) 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 N/A
and scale;
(4) Use architectural styles N/A
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 1305,2 Criteria Matrix* ornp(iance is soLject to conditions
Pedestrian Oriented Development
DesignReview+ Criteria Applicability
) From ate pedestrian N/A
raction;
(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
(I) Provide usable open space N/A
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant N/A
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 N/A
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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Compliance
Compliance
Compliance
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SECTION 13 2 Criteria Matrix
mpliance is subject to condition
Resin Revicvv Cri
(1) Prc vide 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
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
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 entrance(s) as a
functional and aesthetic
consideration.
VI) Screen[
Applicability
NIA
N/A
N/A
VI.I) Signage and Lighting:
Compliance
Applicability Compliance
N
N
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SECTION 1 05.2 Criteria Matrix
*Compliance is subject to onditions
VW) Prose
Design Review Cri
(1) Preserve existing vegetation
and/or geological features
whenever possible_
vation of (Natural e-atures:
Applicability°
N/A
IX) Modification ol'Noneonformities:
Design Review Criteria Applicability
(i) 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.
Complia
Compliance
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