HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
GROVE HARBOR MARINA & CARIBBEAN MARKET PLACE
2640 SOUTH BAYSHORE DRIVE
CASE NO: 07-00345xc
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, Supplement 14, the Zoning Ordinance of the City of
Miami Florida, the subject proposal for GROVE HARBOR MARINA & CARIBBEAN MARKET
PLACE at 2640 SOUTH BAYSHORE DRIVE, MIAMI, FLORIDA, has been submitted and
reviewed to allow an application for Special Exception Permit, subject to all applicable criteria;
,SPECIAL EXCEPTION with City Commission approval, as per Article 4, Section 401,
/ under Conditional principal Uses in PR -Park, Recreation and Open Space District, to allow
the construction of office building for the boat/brokerage and marina boat administration as per
the Lease and Development agreement between the City of Miami and the Grove Harbor
Marina & Caribbean Marketplace, LLC, with City Commission approval only;
Note: Subject to City Commission approval for a reduction of the required 50 feet setback from
the Biscayne Bay as per the City of Miami Charter Section 3 (mm) (ii-iv), from 50 feet 0 inches
to 22 feet 6 inches to the nearest point between the new structure and the bulkhead;
This SPECIAL EXCEPTION PERMIT encompasses the following Special Permits and
Request:
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class II Special Permit
required for any development between Biscayne Bay and the first dedicated right-of-way, to
allow a new development adjacent to the Biscayne Bay;
CLASS l 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 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 commercial 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
hornes, 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 10.5, Sub -Section 10.5.2, PR -Parks,
Recreation and Open Space, Temporary Signs (3), to allow temporary development signs;
REQUEST to the City Commission for a reduction of the required 50 feet setback from the
Biscayne Bay as per the City of Miami Section 3 (mm) (ii-iv), from 50 feet 0 inches to 22 feet 6
inches to the nearest point between the new structure and the bulkhead;
The following findings have been made:
It is found that the proposed 21,080 square foot Marina office -building project will benefit the
Grove Harbor Marina & Caribbean Market Place Development.
▪ It is found that the office building is allowed to operate as a boat brokerage/dealers and
marina boat administration, both uses approved under the Lease and Development
Agreement between the City of Miami and the Grove Harbor Marina and Caribbean
Marketplace, LLC and Resolution No. 01-601.
• It is found that the subject of this Special Exception request for office for the boat/brokerage
and marina boat administration use is completely within the scope and character of the
project given that it is accessory to a major public facility along by Biscayne Bay waterfront.
• It is found that the site presently has 76,505 square feet of hangar floor space, Fresh
Market, Boat retails, etc. Combined the project will make a total of 97,583 square feet of
commercial space with a total of 278 parking stalls in a surface parking lot.
• It is found that the office building and current site amenities uses is appropriate for an
existing PR "Parks and Recreation" zoning designation.
• It is found that the proposed facades are adequate from the design point of view; however,
signs and paint color samples have not been provided to determine aesthetic impact.
• It is found that all subordinate Special Permits (Class I and Class 11) to the Special Exception
have been reviewed and found in compliance.
• It is found that with respect to all additional criteria as specified in Section 1305 of Zoning
Ordinance 11000, the proposal has been reviewed and found to be adequate; the project,
as proposed, will have no adverse effects on the adjacent area.
Based on the above findings, the Planning Department is recommending approval of the
application as presented with the following condition:
1. Signs specifications and paint color samples shall be submitted for the review
and approval by the Planning Department prior to the issuance of any building
permits.
SECTION 13 5.2 Criteria t atria
''Compliance is subject to conditions
Application Type: Special Exception (File No, 07-00345x)
Project Name: Grove l larborMarina & Caribbean Market Place,
Project Address: 264O South .13ayshore [)rive.
c. Pursuant to Section 305.2 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:
i} Site and Urban Planning:
Design Review Criteria Applicability Compliance
(1) .Respond to the physical
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots
should be oriented to the corner
and public street fronts,
II) Architecture and Landscape Architecture:
Design Review Criteria
(1) A project shall be designed
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood
context;
(3) Create a transition in bulk
and scale:
(4) Use architectural styles
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
Applicability Compliance
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SECTION 305,2 Criteria Matrix
*C.ormplian;e is subject to conditions
tII) Pedestrian Oriented Development;
.Design Review Criteria .Applicability Compliance
(�1) Promote pedestrian
interaction;
(2) Design facades that
respond primarily to the
human scale;
(3) Provide active, not blank '
facades. Where blank walls
are unavoidable, they should
receive design. treatment,
Design Review Criteria
IV) Streetscape and Open Space:
Applicability Compliance
(1) Provide usable open space Y
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Y Y
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parking;
Design Review Criteria Applicability Compliance
(1) Design for pedestrian and Y
vehicular safety to mini.m.ize
conflict points;
(2) Minimize the number and _Y
width of driveways and curb
cuts;
(3) Parking adjacent to a street
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas _N/A
as district buffer.
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SECTION 1305.2 C a I
mpliance is subitct Ers conditions
Design Review Criteria
(1) Provide landscaping that
screen undesirable elements,
such as surface parking lots,
and that enhances space and
architecture;
() Building sites should locate
service elements like 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 uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
VI) Screening:
Applicability Compliance
- ,
N/A
VII) Signage and Lighting:
Design Review Criteria Applicability
(l) Design signage appropriate _NIA
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design N/A
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to _NIA
minimize glare to adjacent
properties;
(4) Provide visible signage N/A
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
T
Compliance
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Page 3 of 4
SECTION 13O5 2 Criteria
*Compliance is subject to conditions
V l) Preservation of Natural Features:
.Design Review Criteria Applicability Compliance
Preserve existing vegetat
and/or geological features
whenever possible.
IX) Modification of Noneonforrnities:
Design Review Criteria Applicability°
(1) For modifications of N/A_
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform N/A
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
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Compliance
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