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HomeMy WebLinkAboutAnalysis, Maps & PZAB Resoami nd Zoning Department lopment Section ANALYSIS FOR EXCEPTION File ID#:13-01454x Request: Exception pursuant to Article 4, Table 3 of the Miami 21 Code, to allow a pre- school within the T3-L (Sub -Urban Transect Zone); and Waiver pursuant to Article 7, Section 7.2.8 (a) and (b), to allow modifications to an existing site improvement that will result in the same or a reduced degree of nonconformity, specifically adding a driveway and surface parking lot. Project: Studio Kids Location: 537 N.E. 70 Street Net District: Upper East Side NET Folio # 0132180040600 Square footage: 6,000 s.f. = 0.138 acre Current Zoning Designation: T37L (Sub -Urban Transect Zone - Limited) FINDINGS AND COMMENTS: 1. The proposed pre-school is an allowed use under the T3-L (Sub -Urban Transect Zone - Limited) by the Exception process. 2. The existing site, 537 NE 70 Street, is a contributing single family residence within the Palm Grove Historic District. 3. Pursuant to Chapter 27 of the City Code any exterior improvements within Historic Districts require review and approval by the Historic, Environmental, and Preservation Board (HEPB). 4. On March 19, 2014, the HEPB reviewed the applicant's site for approval. The Board approved the proposed site plan with the following conditions: brick pavers to be used on -site, landscaping is to be provided, and that one handicap parking space is provided on -site that is shielded from the view of neighbors. 5. Through the Exception process, the applicant seeks to change the use of the existing single family residence to a pre-school facility for twenty-eight (28) children and two (2) staff members, which requires five (5) parking spaces. 6. In order to preserve this contributing house within a locally designated historic district, the applicant will provide site improvements consistent with the HEPB's conditional approval by modifying the site with additional landscaping meeting Article 9 of Miami 21 Landscape Requirement, a new interlocked brick pavers driveway, and two (2) parking stalls at the rear of the site along with an accessible ADA compliant ramp. Page 1 of 2 amii and Zoning Department velopment Section File ID#:13-01454x 7. Additionally, the applicant provided a letter from the Miami Parking Authority stating that two (2) parking spaces are available for the applicant's use directly in front of the proposed site. 8. The proposed site plan also will provide two outdoor play areas with one located at the rear and front of the property for a total of 1,224 square feet. 9. The two (2) play areas will be enclosed with a five feet (5') high wood fence at the rear and a four feet (4') high metal picket fence at the front, which will require a Certificate of Appropriateness through the Historic Preservation Office. 10. The applicant has provided a school curriculum that meets Florida Statues governing pre-school/child daycare facilities.. 11. With respect to all additional criteria as specified on Section 4, Table 12 of the Miami 21 Ordinance, the proposal has been review and found to be adequate, Based on the above findings, the Planning and Zoning Department recommends Approval of the application with the following condition(s) pursuant to comment #9 is met. 3/25/2014 D.Cook Page 2 of 2 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. 13-01454x) Project Name: Studio Kids Project Address: 537 NE 70 Street 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 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 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 N/A N/A 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; Yes Yes (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. Page 1 of 3 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 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 curb cuts; (3) Parking adjacent to a street front should be N/A 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 N/A uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. Page 2 of 3 Yes ARTICLE 4 — TABLE 12 Criteria Matrix *Compliance is subject to conditions ** Not applicable at this time, subject to review and approval. VII) Signape 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. VI11) Preservation of Natural Features: Applicability Compliance (1) Preserve existing vegetation and/or geological Yes Yes 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. Page 3 of 3 M IAM 121 MAP Coppertone Girl and Dog Sign L D1 f NE73RDS NE72NDST NE 71ST ST ALL it I I T3-R MiMo T5-O E 70TH ST Palm G rdv . NE 69TH ST 1 NE 68TH ST T5-L 150 300 600 Feet I i I I NE 67TH ST 11 r i 1T3; L w ca ■L ADDRESS: 537 NE 70 ST 0 150 300 I I I 600 Feet i ADDRESS: 537 NE 70 ST File ID 13-01454x O R Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-14-029 April 30, 2014 Item PZAB.2 Ms. Jennifer Ocana Barnes offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD DENYING AN EXCEPTION AS LISTED IN ORDINANCE NO. 13114, AS AMENDED, THE MIAMI 21 CODE, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 4, TABLE 3, TO ALLOW A PRE- SCHOOL IN A SUB -URBAN TRANSECT ZONE (T3-L), FOR THE PROPERTY LOCATED AT APPROXIMATELY 537 NORTHEAST 70TH STREET, MIAMI, FLORIDA. WHEREAS, the Board has considered the manner in which the proposed use will operate given its specific location and proximity to the adjacent T-3L uses; and WHEREAS, the Board has considered the requirements of Miami 21 and Article 4, Table 12 Design Review Criteria; and WHEREAS, the Board considered the application, the staff report, and all evidence and testimony presented at the public hearing on April 30, 2014; and THEREFORE, for the reasons stated on the record at the public hearing on April 30, 2014, the Board finds that the proposed use is not compatible with the adjacent T-3L uses and does not comply with the criteria for an Exception set forth in Miami 21 Section 7.1.2.6. Upon being seconded by Mr. David H. Young, the motion passed and was adopted by a vote of 7-4: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr. Charles A. Garavaglia Mr. Charles A. Gibson Ms. Maria Beatriz Gutierrez Mr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Pia Ms. Janice Tarbert Ms. Melody L. Torrens Mr. David H. Young Fri cisc.o-Garcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Yes Yes No Yes No No Yes Yes No Yes Absent Yes 9/ /17 Executi n Date Personally appeared before me, the undersigned authority, Olga Zamora Clerk of the Planning, Zoning and Appeals Board of the City of Miami, Florida, and acknowledges that he executed the foregoing Resolution. SWORN AND SUBSCRIBED BEFORE ME THIS 4�t DAY OF Matt 2014. Vii ssct -14110 Print Notary Name Personally know 1/- or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath NotaPublic State of Florida f" 'missionEitillVeVATRUJILLO MY COMMISSION N EE 105250 EXPIRES: iof .... Bonded Tlruu Notary F bf c Underwnler.;