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ANALYSIS FOR
EXCEPTION
File ID#:14-00084x
Request: Exception pursuant to Article 4, Table 3 of the Miami 21 Code, to allow a pre-
school within the T3-R (Sub -Urban Transect Zone).
Project: EL Avila Child Development Center, LLC
Location: 2475 and 2485 SW 22 Avenue
Net District: Coral Way NET
Folio # 0141150020050 & 0040 Square footage: 14,042.50 s.f. = 0.322 acre
Current Zoning Designation: T3-R (Sub -Urban Transect Zone- Restricted)
FINDINGS AND COMMENTS:
1. The proposed pre-school use is compatible with the uses under the Sub -Urban
Transect Zone - Restricted and will benefit the area by providing a service to the
community.
2. The existing site of 2485 SW 22 Avenue (Building B) has legally functioned as a
day care facility for several years, which under Miami 21 Code is not allowed within
the T3 Transect Zone.
3. Through the Exception process, the applicant seeks to change the use of the
existing child day care to a pre-school and expand the operation to the abutting
property located at 2475 SW 22 Avenue (Building A) and will also increase the
number of children served from twenty (20) to forty-nine (49) of eighteen (18)
months to five (5) years of age.
4. The applicant will combine the two lots, through the instrument of a Unity of Title,
that will create a unified campus. The proposed plans also includes a drop-off area
at the front of Building B and seven (7) parking spaces, which will include an ADA,
compliant space at the southeast rear of Building B, adjacent to the existing ADA
access ramp. A sidewalk will be added that will connect the rear of Building B to the
rear of Building A and its proposed ADA access ramp. The proposed sidewalk will
also serve as access to the play areas between Buildings A and B and at the rear of
Building A.
3. The applicant has provided a curriculum and will meet Florida Statues governing
pre-school/child daycare facilities.
4. With respect to all additional criteria as specified on Section 4, Table 12 of 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 as presented.
3/10/2014 D.Cook
Page 1 of 1
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. 14-00084x)
Project Name: El Avila Child Development Center LLL
Project Address: 2475 and 2485 SW 22 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 Yes Yes
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 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 2of3
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 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
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ADDRESS:2475 & 2485 SW 22 AV
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-14-030
File ID 14-00084x April 30, 2014 Item PZAB.3
Mr. David H. Young 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-R), FOR THE PROPERTIES LOCATED
AT APPROXIMATELY 2475 AND 2485 SOUTHWEST 22ND AVENUE, 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-3R 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-3R 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. Daniel Milian, the motion passed and was adopted by a vote of 8-
3:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins No
Ms. Maria Lievano-Cruz No
Mr. Charles A. Garavaglia Yes
Mr. Charles A. Gibson Yes
Ms. Maria Beatriz Gutierrez No
Mr. Ernest Martin Yes
Mr. Daniel Milian Yes
Mr. Juvenal Pina Yes
Ms. Janice Tarbert Yes
Ms. Melody L. Torrens Absent
Mr. David H. Young Yes
Fra`neisco Garcia, Director
ty Planning and Zoning Department
STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
sjar)) 11
Execution 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 L- DAY OF (-' 2014.
V6,te ssai 1► Ito
Print Notary Name Notary Public State of Florida
Personally know >' or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath ,.
sion E ATRWILLO
- MY COMMI SION t! EE 105250
EXPIRES: July 11, 2015
o'` ,,, Bonded Thru Notary Public Underwriters