HomeMy WebLinkAboutException Analysis and PZAB ResoCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
EXCEPTION
APPLICANT: BVM Development, LLC. FILE ID: 14-01189x
PROJECT ADDRESS: 162 NE 50th Terrace ZIP: 33137
NET OFFICE: Little Haiti HEARING DATE: 12/03/14
COMMISION DISTRICT: District 5 ITEM: PZAB.4
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 3, Section 3.6.1(e) and Article 7, Section 7.1.2.6 of Ordinance 13114, as
amended, the applicant is requesting an Exception to allow a legal non -conforming parking area to be re-
configured which is incidental and subordinate to the principal use on a parcel zoned General Urban
Transect Zone -Restricted "T4-R".
The subject property is located within the Little Haiti NET area and the Alta Vista Subdivision. The lot is the
third parcel from the southwest corner of NE 50th Terrace and NE 2nd Avenue, approximately 0.160 acres.
(Complete legal description is on file with the Hearing Boards Section).
FOLIO: 01-3124-012-0820
LOT SIZE: 6,994 sq. ft.
B. BACKGROUND:
The subject site contains an existing 4,668 +/- sq. ft. surface parking lot with a 640 sq. ft. storage garage.
The applicant is seeking an exception to allow for a legal non -conforming parking lot to be reconfigured and
incidental to the commercial storage garage use. The subject property is zoned "T4-R", the subordinate
parking lot is allowed by exception under Miami 21 per the underlying transect zone.
C. ZONING HISTORY:
Pursuant to the City of Miami Tax Card dated June 7, 1936 attached hereto as Exhibit A. The Subject site
was developed with a 640 sq. ft. garage and a 4,668 sq. ft. asphalt slab under a garage and storage room
classification. Under previous code GARAGE, STORAGE was defined as: "Any premises, except those
described as a private garage used for the storage only of automotive vehicles, or where any such vehicles
are kept for remuneration, hire or sale."
14-01189x
Page 1 of 4
The subject property was subsequently rezoned multiple times. On March 1990 the parcel was rezoned to
R-3 "Multi -family Medium- Density Residential". Under the R-3 zoning designation the garage and storage
room use was not permitted.
Pursuant to the adoption of Miami 21 on April 2010, the property was rezoned to T4-R "General Urban
Transect Zone -Restricted". Under the T4-R zoning designation the garage and storage room designation or
any other auto related or public parking uses are not permitted pursuant to Article 4, table 3 of the Miami 21
Code. However, pursuant to Article 3, Section 3.6.1(e) an existing legally built parking lot that is customarily
incidental and subordinate to a principle use may be provided in any T3 or T4-R transect zone via a process
of Exception.
On October 30, 2014 the Office of Zoning, pursuant to Exhibit B attached hereto, made a zoning
determination that the development as proposed to reconfigure an existing asphalt parking area that is
subordinate to the principle use of the property as a commercial storage garage may apply for an Exception
Permit pursuant to Article 3, Section 3.6.1(e).
D. COMPREHENSIVE PLAN:
The subject property is designated Medium Density Multifamily Residential which allows for commercial
activities that are intended to serve the retailing and personal needs of the building or building complex. As
such the incidental and subordinate parking is permitted under the comprehensive plan via an exception for
the underlying zoning district designation of T4-R "General Urban Transect Zone -Restricted"
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T4-R "General Urban Transect Zone -Restricted"
Surrounding Properties
FUTURE LAND USE DESIGNATION
Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
NORTH: CI; Civic Institutional Transect Zone Major Institutional Public Facility
(across, Miami Jewish Health System) Maximum of 150 D.U. per acre
SOUTH: T4-R; General Urban Transect Zone Medium Density Multifamily Residential
(adjacent Alta Vista Subdivision) Maximum of 65 D.U. per acre
EAST:
WEST:
T4-R; General Urban Transect Zone Medium Density Multifamily Residential
(adjacent Alta Vista Subdivision) Maximum of 65 D.U. per acre
T3-L; Sub -Urban Transect Zone Single Family Residential
(adjacent Alta Vista Subdivision) Maximum of 9 D.U. per acre
14-01189x
Page 2 of 4
F. ANALYSIS:
The following is a review of the request pursuant to the Exception criteria of Article 7, Section 7.1.2.6 and Article
3, Section 3.6.1(e) of Miami 21. The Background and Zoning History section of this report is hereby incorporated
into the analysis and its corresponding criteria by reference:
Criteria: Per Article 3, Section 3.6.1(e) Parking that is otherwise not allowed but is customarily incidental
and subordinate to a principle Use may be provided in any T3 or T4-R Transect Zone by process of
Exception and only if there is an existing legally built parking lot. Access for such Lots shall be
subject to all other requirements of the Transect Zone including Liner, landscaping or Street screen
requirements. Such parking shall not expand or increase the degree of nonconformity. Parking in
other Transect Zones shall be approved pursuant to Article 4, Table 3.
Analysis: Pursuant to the City of Miami Tax Card dated June 7, 1936 attached hereto as Exhibit A. The
Subject site was legally developed with a 640 sq. ft. garage and a 4,668 sq. ft. asphalt slab under a
garage and storage room classification. Subsequently the property has undergone several
rezoning's. Under the current zoning designation of T4-R, "parking" that is otherwise not allowed
but is customarily incidental and subordinate to a principle Use may be provided by process of
Exception pursuant to the above Criteria. As such, staff has determined that the site contains a
legally constructed parking and commercial storage garage. That the proposed reconfigured
parking area (3,707 sq. ft.) does not exceed the previous approval and said parking area is found
to be subordinate to the commercial existing storage garage.
Staff finds the reconfigured parking area and landscape plan to be consistent with the goals of the
Miami 21 Code
Finding: Consistent
G. NEIGHBORHOOD SERVICES:
Net Office No Objection
Code Compliance No Objection
Building Required
Historic Preservation No Objection
Environmental Resources No Objection, with conditions pursuant to Exhibit C
H. CONCLUSION:
The Department of Planning and Zoning recommends approval of the applicant's request with conditions
for an Exception. Staff finds that the proposed reconfigured parking lot and landscaping is found to be
compatible to the neighborhood. Staff notes that the existing storage and garage was constructed over 77
years ago and the applicant wishes to reconfigure the parking area to bring the site into compliance with the
Miami 21 Code.
Staff finds the Exception request is consistent with the goals of the Miami 21 Code as the proposed parking
reconfiguration does not expand or increase the degree of the nonconformity.
14-01189x
Page 3 of 4
I. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended & Article 3, Section 3.6.1 (e) on the
aforementioned findings, the Planning & Zoning Department recommends approval of the exception as
presented with conditions.
1. The development shall be substantially in accordance with the plans as prepared by
FortisLamaArch consisting of four (4) sheets dated stamped received by the City of Miami
Hearing Boards on October 28, 2014.
2. The applicant shall restore the existing pillars at the entrance to the site and shall build a 36"
high CBS stucco wall finished on both sides fronting NE 50th Terrace. Said wall shall be
consistent in height with the adjacent neighboring wall to the east.
3. The applicant shall install and maintain a 6'-0" high wood fence along the interior side (west)
property line and the rear (south) property line with the finished side facing out.
4. The applicant shall comply with the recommendations pursuant to the correspondence from
Environmental Resources to the Planning and Zoning Department dated November 18, 2014
attached hereto as Exhibit C.
5. The applicant shall comply with the requirements of all applicable departments/agencies as
part of the City of Miami building permit submittal process.
Antonio E. i rez
Chief of L[r'd Development
8/11/14 E. Nunez
14-01189x
Page 4 of 4
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. 14-01189x)
Project Name: BVM Development LLL
Project Address: 162 NE 50th Terrace
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 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; 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 N/A 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 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 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.
Page 2 of 3
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 Yes Yes
increase in the degree of nonconformity shall be
allowed;
(2) Modifications that conform to current regulations Yes Yes
shall be designed to conform to the scale and
context of the nonconforming structure.
Page 3of3
EXHIBIT A
(CITY OF MIAMI TAX CARD 1936)
BVM Development, LLC 14-001189X
DESCRIPTION
ADORES..
142 K 56 0 TERIP
TOWNSHIP RANGE
ALTA VISTA l.Urtxt.CTED P8.6 PG 4
LOT 4 BLS 7
2 317121
REAL PROPERTY RECORD
CITY OF MIAMI, FLORIDA CITY ASSESSOR
KIND OF STRUCrU RE
GARAGE — ,5F C Room
USE
STO SPA :7 E
CONSTRUCTION
r R S'
EXTERIOR FEATURES
rat_,OG:7 —/ / *ri
TAS MAP
CONO. cuss
0
A
DIAGRAM. OF STRUCTURES
is
. 1"
• 1.
.1
STREET
a
S6 •
1
Z
•
0
a
J
A
1 O
1
A
a
FOUNDATION
3
v
EXTERIOR WALLS AND FINISH ROOF 'n•PO
D
O
Y
EXTERIOR FEATURES
EXTERIOR TRIM WIHDORI. DOORS
1
z
6
8
1
8
1
0
1
R
PORCHES
3
0
O
Y
BASEMENT
2
S
8
3
ROOF MATERIAL-
5
0
S
2
S
R
INTERIOR FEATURES
TYPEl FLOOR MATERIAL
1
8
y2
U
1
8
WALLS
a
3
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3
Il ;
.JSPHi}LT StR13_
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FINISH
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PAVFD AREA
REMARKS:
1
ATTIC
1
• NTERIOR FEATURES
PLUMS NO PLUMB!
4 MXT HUM •rlRm
BUILDING COMPUTATIONS
la. FT. NT. CYR,C FT. Pun COOT
de
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WR0041•1T MOH
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LAND 914MIRES
LAND COMPUTATIONS ,.
YEAR
LAND
HAMM
BUILMINC
VALUE
TOTAL
VALUE
CHAO.=
YALASILN
VALLa
Rusou roRC.144,1611
••• ATER V
!SECULAR SI I CORNER I IR1UtOULAN I TRIANGILE wznara
GAS v
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DEPTH
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A. I. 9.
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1936
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1939
.ZS
1940
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sumeNT V
1941
.
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1942
um AHADTED rT .
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FAVED ALLEY
1944
1945
CuRRING
1946
INDENALE
.
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...Ins NAT
1949
Imam utorrous i"
•
1949
114ANALLA
1990
926. saWLM
IIIRI
sTORN REWER
1952
TOWORPIAPPIT
.
19153
LANDRCAPING la
1054
wELL
19E6
1A99 IVINNIL
11166
1967
191111
2.74.4. roe
it -1
1940
AMOUNT
AMOUNT
ANOUNT
AMOUNT
1959
1960
R.2
SUMMARY
ANCHOR
AMOUNT
AMOUNT
11-9.
o Noss LAND VALUE
1961
3-1
RAINAFICIING1 11.
1982
.
a_a.
DR RAcr1110 %
1965
B-11
NET LAND VALDE
1964
I-1
111111-014011
1956
1-2
1796
Amour,
1966
A
1997
1119251*44.000u•
B
1960
..0......,..
19613
cm uNCHES
C
1970
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1971
TRANspaRTAT ION
C
DINAH. NG li,
1972
DM. TREND
Li
DR PlAcIDNG 14
1973
NET •LDO . SALON
1274
TOTAL VALUE . .
1075
IIANNET—INCONS—ISIMITELLANI01.11 DATA
BUDENNO WIDINITII
RF.34AR.R11 , - • A . '.1*'
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FINS DaRDNANCIS
• •-•-• .••• • r
LAND USE CONTROL DIV.
e(;e14
0 093
GARAGE, COMMUNITY: A series of private garages, not more than one story in height,
located jointly on a parcel of land under a single or joint ownership.
GARAGE, MECHANICAL: Any premises where automotive vehicles are mechanically repaired,
rebuilt orsreconstructed, except those described as a private storage garage and except duly author-
ized agencies for the sale of new automobiles,
GARAGE, PRIVATE: A garage building separate and apart from the principal residential build-
ing and in which no business, service or industry. connected directly or indirectly with motor ve-
hicles is carried on.
GARAGE ROOM, PRIVATE: A garage attached to, or in a part of a principal 1residential build-
ing and which room is used for the storage only of one or more motor vehicles.
GARAGE, STORAGE: Any premises, except those described as a private garage used for the
storage only of automotive vehicles, or where any such vehicles are kept for remuneration, hire
or sale,
GASOLINE AND OIL FILLING STATIONS: A structure or place where gasoline, oil and greases
• are supplied and dispensed to the motor vehicle trade, but no mechanical service performed.
HAZARDOUS SUBSTANCES: Any substance or material which, byreason of its toxic, caustic,
corrosive, abrasive, or otherwise injurious properties, may be detrimental or deleterious to the
health of any person handling or using or otherwise coming into contact with such material or sub-
stance,
HOTEL: A building occupied as the more or less temporary abiding place of individuals who
are lodged with or without meals and in which there are ten •(10) or more sleeping rooms usually
occupied singly and no provision made for cooking in any individual. room or apartment.
HOTEL DINING ROOM; Any dining room operated in connection with a hotel and principally
intended for the accommodation of its room guests.
INFLAMMABLE LIQUID: Any liquid which, under operating conditions, gives off vapor which,
when mixed with air, is combustible and explosive.
LOT: A parcel of land, occupied, or designed to be occupied by one building and the acces -
sory buildings or uses customarily incident to it, including such open spaces as are arranged and
designed to be used in connection with such buildings, A lot may be or may not be the land shown
as a lot on a duly recorded plat.
LOT, CORNER: A lot abutting on two or more streets at their intersection.
LOT. INTERIOR: A lot other than a corner lot,
LOT, THROUGH: An interior lot having a frontage on two streets.
LOT, DEPTH: The depth of a lot is the mean distance from the front street line of the lot to
its rear line, measured in the general direction of the side lines of the lot.
NON -CONFORMING USE: A non -conforming use is a use which does not comply with the
regulations of the use district in which it is situated,
PLACE OF BUSINESS: Any building, vehicle, structure, yard, lot, premises or part thereof
or any other place in which one or more persons are engaged in gainful occupation.
POULTRY: Any chickens, turkeys, ducks or geese.
POULTRY MARKET: A commercial establishment or place where live poultry or fowl are
kept and offered for sale.
RESIDENCE, ONE FAMILY: A building used or intended to be used as a home or residence
in which all living rooms are accessible to each other from within the building and in which such
living rooms are accessible without using an entrance vestibule, stairway or common hallway that
is designed as a common entrance, vestibule, or common stairway or common hallway for more than
one family, and in which the use, arrangement and management of all sleeping quarters, all appli-
ances for cooking, ventilating, heating or lighting, other than public or community service, are
under one control;
RESIDENCE, DUPLEX OR TWO FAMILY; A building used, or intended to be used, as a place
of residence for not more than two families, with the same definition for each place of residence
within the building, or upon the same lot as applies to "One Family Residence", as setout in the
foregoing paragraph;
RESTAURANT: A building or room, not operated as a dining room in connection with a hotel,
where food is prepared and served for pay and for consumption on premises.
ROOMING HOUSE: A residential building, used, or intended to be used, as a place where
sleeping or housekeeping accommodations are furnished or provided for pay to transient or permanent
guests or tenants, in which less than ten (10) and more than three (3) rooms are used for the accom-
modation of such guests or tenants, but which.does not maintain a public dining room or cafe in
the same building, nor in any building in connection therewith.
REMODELING, REDECORATING OR REFINISHING: As used within the meaning of the Gen-
eral Zoning Ordinance or its amendments, is any change, removal, replacement, or addition to:
walls, floors, ceiling and roof surfaces or coverings which do not support any beam, ceiling, floor,
load bearing partition, columns, edterior walls, stairways, roofs or other structural materials of a
building or a structure. (Ordinance No. 4027, lune 21. 1950),
4
EXHIBIT B
(OFFICE OF ZONING DETERMINATION)
BVM Development, LLC 14-001189X
APPLICATI
ZON'iNG O
CONSIDER
RE ..,S-fAB
ENT OF A LEGAL NON -CONFORMING PARKING AREA
NE 50 TERRACE MIAMI, FLORIDA
GENERAL (T4-R) TRANSECT ZONE
FOR EAq(C PT1I1 PERMIT, SUBJECT TO COMPLIANCE WITH THE MIAMI 21
li ;" Fj ?
I ANCE AI%JD MI I CITY CODE, AS AMENDED, AND ALL APPLICABLE CRITERIA,
IONS AN tOC O h R REGULATIONS.
:tr r. SS �S"
Pursuant to"Lthe;:Miami 2
Code, as amended, the Zoning Ordinance of the City of Miami Florida the
subject proposal TO:ALLOW EGAL NON -CONFORMING PARKING AREA TO BE RE-ESTABLISHED AND TO BE
CJDENTAL.AND.SUBORDINANT TO THE PROPOSED PRINCIPAL USE at 162 NE 50 TERRACE MIAMI, FORIDA,
has een'subtnitted and reviewed to allow an application for EXCEPTION PERMIT, subject to all applicable
criteria;
The proposed development, "162 NE 50 TERRACE", will be comprised of:
To reconfigure an existing asphalt parking area that is subordinate to the principal use of the property as a
commercial storage garage.
EXCEPTION PERMIT, as per Miami 21 Article 3, Section 3.6.1.(e), Parking that is otherwise not allowed but
that is customarily incidental and subordinate to a principal Use may be provided in any T3 or T4-R Transect
Zone by process of Exception and only if there is an existing legally built parking lot.
Note:
Approval of the Building Permit Application under this Exception Permit will require Applicant to submit to the
Office of Zoning for approval, detailed information confirming all non -conforming structures on the project site
are legally documented.
(b•3r1.1�
I ne Hegedus, AIA Date
Zoning Administrator
CI T Y 0 F M I A
Planning D e p a r t m e n
444 SW2ND AVE 3RD FLOORMIAIvII, FL 33130
W W W.MIAMI GOV. COM/PLANNING
NI I
EXHIBIT C
(ENVIRONMENTAL RESOURCES)
BVM Development, LLC 14-001189X
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO : Efren Nunez, Planner II
Planning and Zoning Department
FROM : Quatisha Oguntoyinbo-Rashad
Chief of Environmental Resourc
s
DATE : November 18, 2014
SUBJECT : 162 NE 50th Terrace
REFERENCES : Proposed Parking
ENCLOSURES:
FILE :
Environmental Resources has reviewed the proposed parking project for the above -
mentioned location. Based on the review of the survey entitled "184 N.E. 50th TERR." as
prepared by 3TCI, Inc., dated 01/17/2014, and a site plan entitled "162 NE 50TH TERRACE"
as prepared by fortislamasarach., dated 10/20/14, the following conditions shall be met
prior to the issuance of the Building Permit:
• The applicant shall provide a Tree Survey and Tree Disposition Plan
depicting all existing trees on site, including the "Ficus tree" located on the
west lot, within twenty (20) feet of 184 NE 50th Terrace, and the "Mahogany
tree" located on the east lot, within twenty (20) feet of 184 NE 50th Terrace.
• A Certified Arborist report on the tree specifications (species, DBH, height,
canopy and condition), listed on the Tree Survey and Disposition Plan, shall
be provided.
• An appropriate Tree Protection Plan shall be submitted and approved for all
trees to remain as listed on the Tree Survey and Tree Disposition Plan
• Prior to the removal, relocation or root pruning of any trees, a Tree Permit
shall be issued by the Environmental Resources Division.
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-14-078
File ID 14-01189x December 17, 2014 Item PZAB.5
Mr. Daniel Milian offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S),
APPROVING WITH CONDITIONS AS STATED IN THE STAFF ANALYSIS AN EXCEPTION AS LISTED IN
ORDINANCE NO. 13114, AS AMENDED, THE MIAMI 21 CODE, THE ZONING ORDINANCE OF THE CITY OF
MIAMI, FLORIDA, ARTICLE 3, SECTION 3.6.1(e), TO ALLOW A LEGAL, NON -CONFORMING PARKING AREA TO
BE RE-ESTABLISHED AND TO BE INCIDENTAL AND SUBORDINATE TO THE PROPOSED PRINCIPAL USE
FOR THE PROPERTY LOCATED AT APPROXIMATELY 162 NORTHEAST 50 TERRACE, MIAMI, FLORIDA,
LEGALLY DESCRIBED IN EXHIBIT A (HEREBY ATTACHED).
Upon being seconded by Mr. David Young, the motion passed and was adopted by a vote of 9-0:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins Absent
Ms. Maria Lievano-Cruz Yes
Mr. Charles A. Garavaglia Yes
Mr. Charles A. Gibson Absent
Ms. Maria Beatriz Gutierrez Yes
Dr. Ernest Martin Yes
Mr. Daniel Milian Yes
Mr. Juvenal Pina Yes
Ms. Melody L. Torrens Yes
Mr. Manuel J. Vadillo Abstain
Mr. David H. Young Yes
Ga ia, Director
Plan ing-and Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Date
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 DAY OF 1. ecero ti zc , 2014.
VV/1e�.s j i IL
Print Notary Name
Notary Public State of Florida
Personally know or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath c1
;ra,ME SATRUJILLLO
try" :,;1"4,1r iinION 0 55105250
:'.,3t.IIV 11,2015
l: ;teti:udNotary FuallcUnderwriters
EXHIBIT A
FILE ID 14-01189X
0 SCAT10
1'o20'
Forc
20
C iY 1.
IP.EET
CONCRETE SIDEWALK
FOUND 1/2" IRON PIN
(NO STAMPING)
FICUS TREE
TRUrx SIZE= 10.E FEET
CANOPY,- '70 FEET
HEIGHT-- BO. FEET
FOUND IRON PIN —
(NO S7AMPING)
Lt_
1.2 I
OVERHEAD UTILITY--
_tiWPP
N89'51'41"E
= G' CLF-I
-OVERFIEAO UTILITY I
FOUND 'IRON PIN -
(NO STAMPING)
60.05'
SKETCH Or SURVE-127
N PIN
ING) FOUND PK NAIL
N88'27'38'E
2' HIGH CBS WALL.
O
HIGH CBS WALL
185.02'
=NE19'51'41-E
25.52'\.
FOUND IRON PIN
(NO STAMPING)
1 ,rriC LB7799
PROFESSIONAL LAND SURVEYORS AND MAPPERS
12211 SW 129th CT_ MIAMI FL 33186
tel: 305-378-1662 fax: 305-378-1662 www.3tci'.com
LEGEND & ABBREVIATIONS:
▪ CLEANOUT
so CST. BASS(
0,, CONCRETE PO. PINE.
0 GUAM RAIL
CREA TRAP
4. VALVE
gNAN ICAP 514N
U., ROLIARD
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▪ ON CONTROL VALVE
COMUM. ORS Slay BERM
® NONITOMNO WELL
▪ Unit 130%
i¢D NEWS PAPERS AND RAGAiw.0 T.
• SMN
0 SANITARY MANHOLE
0 STORY
TELEPHONE
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vLAWN
SURVEYOR'S NOTES
I -DATE OF COMPLETION:
01-17-2o14
spo9 ELEVATION
0 SEWER VALVE
CPA UTTLITY BON
ma WATER VALVE
mt., WOOD PM
- GUY MIZE
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rev TELEPHONE BON
PUBLIC CONCRETE P TELEPHONE BON
CR BENCH
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mutt UNE FENCE
II -LEGAL DESCRIPTION AND PROPERTY ADDRESS:
Legal Description:.
A/CA/G NINC PAD
BDr auw ueix FENCE
CONCRETE BLOM Sm¢nIRE
• aon• CAT.
ITINCE
E MOW
COS. CONCRETE
• UELTA
EAST
C ENmGADIMENT
FA, FORMS IRON PIPE
EN. FOUND NAIL
. CAS VALVE
L LENGTH
NORTH
N (SMELL iFanrx. OArvN
ILE a� 24 ELECTRIC LINE.
UNE
GFF1a0L RECORD HOOK
(0FAS) mEASUSED
(REC)POINTP MONDMENT
ECINV
Et RADIUS
R/r R -WAY
S SOU.
SEC. SECTION
• GETEI
U.S. UTILITY ASEMENT
A. WEST
Lot 4, In Block 7, of CORRECTED PLAT OFALTA VISTA, according to the plat thereof, recorded in
Plat Book 6, at Page 4, of the Public Records of Miaml-Dade County, Florida.
PROPERTYADDRESS: 162 N.E. 50 TERR 1AIAM1 FL 33137
FOLIO S'S: 013124Al2.0780
CERTIFIEDTO: MEGAN ANNLC
III -ACCURACY:
ALTHOUGH THIS IS WITHIN PUBLIC PROPERTY. THE SURVEY WAS PREDICATED ON THE EXPECTED USE
OF LAND. AS CLASSIFIED IN THE 'MINIMUM TECHNICAL STANDARDS FOR LAND SURVEYING W THE STATE
OF FLORIDA, :PURSUANT TO RULE 5J-1TOFTHE FLORIDAADMINISTRATIVE CODE IS 'SUBURBAN. THE
MINIMUM RELATIVE DISTANCE ACCURACY FOR THIS TYPE OF SURVEY ISM FOOT IN7,500 FEET. TILE
ACCURACY OBTAINED BY MEASUREMENT AND CALCULATION OF CLOSED GEOMETRIC FIGURES WAS
FOUND TO EXCEED THIS 000UIREMENT.
IV -SOURCES OF DATA:
THIS SURVEY IS BASED UPON RECORDED INFORMATION AS PROVIDED BY CLIENT. NO
SPECIFIC SEARCH OF THE PUBLIC RECORD HAS BEEN MADE BY3TCL
NORTH ARROW DIRECTION IS RARFD. ON AN ASSUMED MERIDIAN.
BEARINGS AS SHOWN HEREON ARE BASED UPON THE CENTER UNE OF N.E. 50th
TERRACE, WITH AN ASSUMED BEARING OF N83'2728'E, SAID UNE TO BE
CONSIDERED A WELL MONUMENTED UNE
THIS SURVEY HAS BEEN PREPARED FOR THE EXCLUSIVE USE OFTHE ENTITIES
NAMED HEREON ONLY AND THE CERTIFICATIONS HEREON DO NOT EXTEND TO ANY
UNNAMED PARTIES
THIS PROPERTY APPEARS TO BE LOCATED IN MOOD ZONE: X, AS PER FEDERAL EMERGENCY
MANAGEMENT AGENCY (FEMA)COMMUNIIY-PANE CITY OF MIAMI- 120650 , MAP-PANEL12080
C 0304, SUFFIX L. EFFECTIVE DATE SEPTEMBER 11,2009 AND A FIRM INDEX. DATE OF
SEPTFMBER f t, 2O®.
IN SOME CASES GRAPHIC REPRESENTATION DAME BEEN EXAGGERATED TO MORE CLEARLY
ILLUSIRATEA ARTCU(ARAREA WHERE DP9E193ION5 SHALL HAVE DREFERENCEOVER
GRAPHIC LOCATION.
BOUNDARY SURVEY
OF
162 N.E. 50 TERR_ MIAMI FL 33137
V VERTICAL CONTROL:
LOCATION MAP
NOT TO SCALE
ELEVATIONS ARE BASED UPON THE NATIONAL GEODETIC VERTICAL DATUM 1929 AS PER
MIAMI-DADECOUNTYPUBLICWORKS DEPARTMENT BENCHMARK No. C-293 SAID
BENCHMARK WAS AN ELEVATION OF 15.13 FEET.
UNDERGROUND IMPROVEMENTS HAVE NOT BEEN LOCATED EXCEPT AS SPECIFICALLY
SHOWN. SUBSURFACE SOIL CONDTIIONS WERE NOT DETERMINED; AS THIS FALLS OUTSIDE
THE PURVIEW OF THISURVEY. THESE CONDITIONS ALLY INCLUDE THE DETERMINATION OF
WETLANDS. FILLED -IN AREAS, GEOLOGICAL CONORIONs OR POSSI&E CONTAMINATION BY
HAZARDOUS LIQUID OR SOLID WASTE THAT MAY OCCUR WITHIN,UPON, ACROSS,ABUTTMG
OR ADJACFM TO THE SUBJECT PROPERTY.
• VI -SURVEYOR'S CERTIFICATE:
I HEREBY CERTIFY. THATTHIS'BOUNDARY SURVEY-ANDTHE SURVEY MAP RESULTING
THEREFROM WAS PERFORMED UNDER MYDIRECNON AND IS TRUE AND CORRECTTO THE
HEST OF MY KNOWLEDGE AND BELIEF AND. FURTHER. THAT SAID -BOUNDARY SUM/El-MEETS
THE INTENT OFTHE APPLICABLE PROVISIONS OF THE 'MINIMUM TECHNICAL STANDARDS FOR
LAND SURVEYING IN. THE STATE OF FLORIDA.. PURSUANT TO RULE SJ-17 OF THE FLORIDA
ADMINISTRATIVE CODE AND ITS IMPLEMENTING LAW, CHAPTER 472027 OFTHE FLORIDA
STATUTES.
3TC1, Inc., A FLO
FLORIDA C R j
BY:
0A CORPORATION
.TIE OF AUTHORIZATION NUMBER 1 B7799
ROLANDO IRTIZ
REGISTERED SURVEYOR AND MAPPER LS4312
STATE OF FLORIDA
NOTICE: NOTVALIDWITNOU0THESGNATURE AND ORIGINAL RAZED SEAL OSA FLORIDA LICENSED
SURVEYOR AND MAPPE .MDTRONS OR DELETIONSTOSORVEY MAPS BY OTHERTHANTHE SIGNING
PART/APE PROXIEWEEDWITHOUT THE WREESIEN CONSENTOF THE SIGNING
DRAFTER:
FES
CHECKED: rELD BOOK: JOS NUMBER:
RO 2013-2 14-602
SCALE:
SHEET:
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