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HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION 1800-06 SW 2nd COURT. CASE NO. 06-00840x1 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 for THE AGUAMARINA DAYCARE CENTER at 1800 S.W. 2ND COURT MIAMI, FL 33129, has been submitted and reviewed to allow an application for Special Exception Permit subject to all applicable criteria; "THE AGUAMARINA DAY CARE CENTER" is currently an approved Child Daycare Center under Zoning Board Resolution ZB-06-1198 for the care of 30 children. Pursuant to Section 401, Single Family Residential Conditional Principal Uses, applicant is seeking a SPECIAL EXCEPTION PERMIT approval to increase the capacity of THE AGUAMARINA DAYCARE CENTER from thirty (30) to sixty (60) children, subject to the requirements and limitations of Section 936. A building addition of approximately 2,275 square feet to the existing structure of 1,464 square feet area is proposed to accommodate the Indoor area necessary for the new 30 students. When completed, the site will have a total floor area of approximately 3,739 square feet. SPECIAL EXCEPTION, as per Article 4, Section 4.01, under Conditional Principal Uses of R-I Single -Family Residential, to allow a Child Day Care Center of more than twenty (20) children, in accordance to zoning ordinance Section 936 and subject to all applicable criteria; This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits: CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.4, to allow substantial modification of existing facilities including ten (10) or more spaces; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, to allow temporary off-street offsite parking for construction crews working on a residential project under construction; CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5.3.1, R-I Single -Family Residential, Temporary Signs (2), to allow temporary development signs; The following findings have been made: • It is found that the current "Aquamarina Daycare Center" was approved on March 30, 2004 with five (5) conditions for a maximum of twenty (20) children as part of a Class II Special Permit No. 03-0306 as required by Ordinance 11000 when located in an R-1 "Single Family Residential District". • It is found that an application on this site for an increase. up to eighty (30) children was approved by the Zoning Board on June 26, 2006 under Resolution # ZB 2006-1198. • It is found that this application is for an increase of the number of children from 30 to 60. • It is found that while the use is permissible with the existing zoning designation, it is not compatible due to its specific location and configuration as specified below. • It is found that the existing eight (8) parking spaces and the additional nine (9) parking spaces are located in the rear of the property. It is also found that the ingress and egress to the parking is through SW 18th Road. • It is found that immediately across from SW 18th Road, at the entrance of the parking area for the existing child daycare facility there is a small commercial parking lot which serves the strip mall that fronts SW 3`d Street which increase the traffic flow on SW 18th Road. • It is found that the increase of thirty (30) additional children to the existing facility will have further impact on the residential designated neighborhood by increasing the vehicular traffic along SW 18th Road during drop-off and pick- up hour, which will affect negatively the surrounding residential area. • It is found that the design of the proposed facades is adequate; however, sign specifications and paint color samples have not been provided 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. Based on these findings, the Planning Department is recommending denial of the proposed expansion. Application Type: Project Name: Project Address: SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions Special Exception (File No. 06-00840x1) The Aquamarina Daycare Center 1800-06 S.W. 2nd Court 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 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 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 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; N/A (2) Design facades that respond primarily to the N/A human scale; (3) Provide active, not blank facades. Where blank N/A 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 N/A 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 N/A 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 No 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 N/A N/A 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. 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 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.