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HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION 1742, 1744 SW 2nd Avenue and Two Unassigned Address, Having Folio Numbers 01-4139-008-0070 and 01-4139-008-0060 and 1737, 1745 SW 2nd Court and Two Unassigned Address Having Folio Numbers 01-4139-008-0080 and 01-4138-001-5550 CASE NO. 2010-0044x 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, the Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed to allow the following Special Exception: The proposed project "BRICKELL PREPARATORY ACADEMY" is approximately 120,483 square feet of floor area and 146 parking spaces and three (3) loading berths. These two (2) buildings will be comprised of approximately 8,043 square feet of administrative office use and approximately 112,440 square feet of classroom space, lunch hall, laboratory area, resource room and library. SPECIAL EXCEPTION is required, as per Article 4, Section 4.01, under Conditional Principal Uses (4) of R-1 Single Family Residential, to allow primary and secondary school; Pursuant to Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of the City of Miami Florida, the subject proposal for BRICKELL PREPARATORY ACADEMY at Approximately 1742, 1744 SW 2nd Avenue and 1737, 1745 SW 2nd Court, MIAMI, FL, has been submitted and reviewed to allow an application for Special Exception Permit subject to all applicable criteria; This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits: CLASS 11 SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, to allow a project designed as a single site and occupies lots divided by a street or alley; CLASS 1I SPECIAL PERMIT, as per ARTICLE 9, Section 923.2.1, to allow reduction loading berth dimensions as follows; Required Proposed Three (3) 12 feet wide x 35 feet long x 15 feet high Three (3) 10 feet wide x 20 foot long x 15 feet high CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -section 908.2, Access, to allow driveways of width greater than 25 feet; CLASS 1I SPECIAL PERMIT, as per Article 15, Sect.1512, to allow a waiver of City of Miami Parking Guides & Standards requirement of one (1) additional foot in stall dimension where the side of any stall abuts a wall, fence, building, or other physical obstruction, to allow the minimum stall width dimension of 8'-6" from face of any obstruction; CLASS II 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 II SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.1, Office, Permanent Signs, to allow identification and directional signs; 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 I 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 residential project under construction; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2. 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 10.3, Sub -Section 10.3.2, Office, Temporary Signs, to allow temporary development signs; REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) permitting the operation of construction equipment exceeding the sound level of a reading of 0.79 weighted average dBA at any time and/or day subject to the City Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria; REQUEST for applicable SPECIAL EXCEPTION PERMIT, that the following conditions be required at the time of issuance of Shell Permit instead of at issuance of Foundation Permit: And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title. The following findings have been made: • It is found that the proposed use is compatible with and will be beneficial to the area by providing a much needed service to the community and creating new employment opportunities. • It is found that the proposed new primary and secondary school is appropriate within the existing "Office" zoning designation and it is also found that the use is in scale and character with the surrounding area. • It is found that all subordinate Special Permits (Class I and Class II) to the Special Exception with the exception of the Class II to allow greater width of access way have been reviewed and found in compliance. • It is found that the proposed project was reviewed by the Internal Design Review Committee with most recent comments generated on January 05, 2010 with specified conditions incorporated in the Planning Department recommendation for approval of this Special Exception. • It is found that that with respect to all additional criteria as specified in Section 1305 of the Zoning Ordinance 11000, the proposal has been review and found to be adequate except for the issues listed above and contained in the conditions • It is found that upon compliance with the conditions set forth below, this project will not have any adverse impacts on the surrounding area. Based on these findings, the Planning Department is recommending approval of the application as presented with the following conditions: 1. This Special Exception is subject to record in the Public Records a Unity of Tile or a covenant in lieu of a Unity of Title. 2. The applicant shall present revised plans for review and approval by the Planning Department prior to the issuance of any building permits including: Urban Design: a. Provide wider sidewalk along all street frontage. b. Provided pedestrian and bicycle connections to nearby neighborhoods and where bicycle parking will be located. c. Dimensions of curb cuts should be reduced to the minimum required widths by code. Architecture: a. All sides of the proposed parking garage shall be provided with a screening material or designed in a manner to avoid light spillover and prevent views of cars and mechanical equipment from the street front and neighboring properties. b. Provide material sample or photograph of all proposed garage screening materials. Landscape: a. Provide a complete landscape plan including a continuous canopy of shade trees along all street frontages. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions Application Type: Special Exception (File No. 10-00044x) Project Name: Brickell Preparation Academy Project Address: 1742-44 S.W. 2nd Avenue and two unassigned address, having Folio Numbers 01-4139-008-0070 and 01-4139-008-0060 and 1737-45 S.W. 2nd Court and two unassigned address, having Folio Numbers 01-4139-008-0080 and 01-4138- 001-5550 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) Site and Urban Planning: Applicability Compliance (1) Respond to the physical contextual environment Yes Yes taking into consideration urban form and natural features; (2) Siting should minimize the impact of automobile Yes Yes parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner Tots should be oriented to the N/A - 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; Yes Yes (4) Use architectural styles and details (such as roof Yes Yes lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade vertically and Yes Yes* horizontally in intervals that conform to the existing structures in the vicinity. III) Pedestrian Oriented Development: Applicability Compliance (1) Promote pedestrian interaction; Yes Yes* (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. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions IV) Streetscape and Open Space: Applicability Compliance (1) Provide usable open space that allows for Yes Yes convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including plant material, trellises, Yes Yes* 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 Yes minimize conflict points; (2) Minimize the number and width of driveways and Yes Yes curb cuts; (3) Parking adjacent to a street front should be Yes Yes minimized and where possible should be located behind the building; (4) Use surface parking areas as district buffer. N/A - VI) Screening: Applicability Compliance (1) Provide landscaping that screen undesirable Yes Yes* elements, such as surface parking lots, 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 Yes Yes* uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions 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 N/A increase in the degree of nonconformity shall be allowed; (2) Modifications that conform to current regulations N/A shall be designed to conform to the scale and context of the nonconforming structure.