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ANALYSIS FOR EXCEPTION
8201 - 8207 BISCAYNE BOULEVARD
TRANSECT ZONE T6-8-O
CASE No.: 10-00926x
Pursuant to Ordinance Miami 21, the Zoning Ordinance of the City of Miami Florida, the subject
, has been submitted and
vfor SUPPER CLUB - 8207 NE application on for EEXCEPULEVARD, TION PermitwithCITY COMMISSION
reviewed to allow
APPROVAL.
EXCEPTION PERMIT, as identified in MIAMI 21, ARTICLE 4, TABLE 3, and CITY CODE,
Chapter 4, the use for a Supper Club may be permitted by Exception in specific Transect
Zone T6-8 0, subject to all the applicable criteria.
This EXCEPTION PERMIT encompasses the following WAIVERS:
WAIVER, as per Article 7, Section 7.2.8(b), to allow modification to a nonconforming parking
lot which decreases the degree of the existing nonconformity.
WAIVER, as per Article 7, Section 7.1.2.5.a (23), to allow modification to nonconforming Off-
street Parking facilities involving rehabilitation of an existing Building.
The existing building is located at 8201- 8207 BISCAYNE BOULEVARD and is a two story
structure comprised of a restaurant on the ground level that is approximately 2,920 square feet
and four (4) residential units on the second floor approximately 2,308 square feet total
construction. andThe ptheyrema remainder elevenn(11) spac s are locatedng spaces, three ( to thethem
east of theexistingwithin
st ng
existing structure
alley.
The proposed re -adaptive use provides a SUPPER CLUB on the ground level and office use on
the second level, with fourteen (14) parking
spaces of which eleven (11) are required. The proposed surface parking lot layout will provide
approximately 556 square feet of green area.
The following findings have been made:
• It is found that the proposed re -adaptive use of the existing non conforming structure is for a
supper club within T6-8-0 transect zone.
• It is found that the T6-8-0 transect zone allows for a supper club use by Exception.
• It is found that the Exception requested encompasses Waivers to allow modifications to a
nonconforming off-street parking lot when decreasing the degree of nonconformity.
• It is found that the proposed re -adaptive use of the non conforming structure is abutting a
T3-R residential district immediately to the East.
• It is found that any loud, unnecessary, excessive or unusual noises or music plainly audible
at residential areas within a distance of 100 feet from the building structure or premises in
which it is produced is prohibited.
• It is found that the plans as presented, do not provide substantial compelling evidence to
determine if the building has taken all the necessary measures to prevent the emission of
sound, vibrations and odors, as required by Chapter 4, Section 4-8 of the City Code.
• It is found that due to the proposed use being in such proximity to a residential district, any
minimal deviation from the noise regulations in this project will adversely impact the
surrounding neighborhood.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
ARTICLE 4 — TABLE 12 Criteria Matrix
*Compliance is subject to conditions
** Not applicable at this time, subject to review and approval.
Application Type: Exception (File No. 10-00926x)
Project Name: Re -adaptive use for a supper club
Project Address: 8201 - 8207 BISCAYNE BOULEVARD
Pursuant to Article 4, Table 12 of the Miami 21 Code, the Zoning Ordinance of the City
of Miami, the specific site plan and aspects of the PROJECT 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 N/A
taking into consideration urban form and natural
features;
(2) Siting should minimize the impact of automobile Yes No
parking and driveways on the pedestrian
environment and adjacent properties;
(3) Buildings on corner lots should be oriented to the Yes Yes
corner and public street fronts
II) Architecture and Landscape Architecture: Applicability Compliance
(1) A project shall be designed to comply with all Yes Yes
applicable landscape ordinances;
(2) Respond to the neighborhood context; Yes Yes
(3) Create a transition in bulk and scale; N/A
(4) Use architectural styles and details (such as roof N/A
lines and fenestration), colors and materials
derivative from surrounding area;
(5) Articulate the building facade vertically and N/A
horizontally in intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development: Applicability Compliance
(1) Promote pedestrian interaction; Yes No
(2) Design facades that respond primarily to the Yes Yes
human scale;
(3) Provide active, not blank facades. Where blank Yes Yes*
walls are unavoidable, they should receive design
treatment.
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ARTICLE 4 — TABLE 12 Criteria Matrix
*Compliance is subject to conditions
** Not applicable at this time, subject to review and approval.
IV) Streetscape and Open Space: Applicability Compliance
(1) Provide usable open space that allows for Yes No
convenient and visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant material, trellises, Yes No
special pavements, screen walls, planters and
similar features should be appropriately
incorporated to enhance the project.
V) Vehicular Access and Parking: Applicability Compliance
(1) Design for pedestrian and vehicular safety to Yes No
minimize conflict points;
(2) Minimize the number and width of driveways and Yes No
curb cuts;
(3) Parking adjacent to a street front should be Yes No
minimized and where possible should be located
behind the building;
(4) Use surface parking areas as district buffer. Yes N/A
VI) Screening: Applicability Compliance
(1) Provide landscaping that screen undesirable Yes No
elements, such as surface parking Tots, and that
enhances space and architecture;
(2) Building sites should locate service elements like Yes Yes
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 N/A
uses. Where program uses are not feasible
soften the garage structure with trellises,
landscaping, and/or other suitable design
element.
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ARTICLE 4 — TABLE 12 Criteria Matrix
*Compliance is subject to conditions
** Not applicable at this time, subject to review and approval.
VII) Signage and Lighting: Applicability Compliance
(1) Design signage appropriate for the scale and N/A**
character of the project and immediate
neighborhood;
(2) Provide lighting as a design feature to the N/A**
building facade, on and around landscape areas,
special building or site features, and/or signage;
(3) Orient outside lighting to minimize glare to N/A**
adjacent properties;
(4) Provide visible signage identifying building N/A**
addresses at the entrance(s) as a functional and
aesthetic consideration.
VIII) Preservation of Natural Features: Applicability Compliance
(1) Preserve existing vegetation and/or geological N/A
features whenever possible.
IX) Modification of Nonconformities: Applicability Compliance
(1) For modifications of nonconforming structures, no Yes Yes
increase in the degree of nonconformity shall be
allowed;
(2) Modifications that conform to current regulations Yes Yes*
shall be designed to conform to the scale and
context of the nonconforming structure.
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