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Home My WebLink AboutSubmittal-Inez Prieguez-Banner Storage PresentationMirk -- Banner Storage at 5609 NE 2 Avenue Lemon City/Little Haiti, Miami /Appeal of PZAB Decision denying Warrant Holland & Knight COPY Guvk Submitted into the publie I , on o� or i m(s) City Clerk I 5UU9 U5w fiG-3kmo--rG1-i-nk_s Priega-BaflfY Storag-e P«seirta 6n Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Banner Lemon City Public Storage Project » 5 Story Public Storage Project » 70,384 Square Feet of self storage » 666 Square Feet of ancillary office/retail for Storage Facility » 1300 Square Feet of Ground Level Retail (new) » 9 Parking Spaces (4 on site; 5 on street) » 2 Internal Loading berths Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Public Storage Facilities are a General Commercial Use General Commercial: A place of business providing the sale and display of goods or sale of services directly to the consumer, with goods available for immediate purchase and removal from the premises by the purchaser.... General commercial services include, but are not limited to, barber shops; beauty salons; travel agencies; fortune tellers; retail dry cleaning; express delivery service; health spas and fitness studios; photo studios; Funeral Homes; Animal Clinics; repair service establishments, Employment Office; Public Storage Facilities, and the like. General Commercial services exclude: Auto -Related or Marine -Related Establishments; Commercial Storage Facilities, Pawn Shops, and the like. Public Storage Facilities: An establishment containing separate, secured self -storage areas or lockers used for the temporary storage of household items and seasonal or recreational vehicles, small boats, trailers etc. These facilities cater primarily to the needs of nearby residents. See Section 1.1 (Commercial, General Commercial) and Article 6. Definitions, Miami 21, Article 1, Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Subject Property - NE 2nd Avenue Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk NE 2nd Avenue Aerial Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Property across NW 211(1 Avenue Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Appellant Pierre's Property N.E. 2nd Avenue Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Appellant Pierre's Property Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09 24 2015, City Clerk Appellant Simioni's Property N.E. 2nd Avenue Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Appellant Simioni's Property N.E. 56th Street Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Street view of Area N Bound NE 3 ave Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Zoning Map — T5-0 = Little Haiti French Creole District Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Public Storage Permitted in T5-O MIAMI 21 AS ADOPTED - MAY 2014 ARTICLE 6. TABLE 13 SUPPLEMENTAL REGULATIONS (CONTINUED) T5 - URBAN CENTER ZONE RESTRICTED LIMITED OPEN DENSITY (UPA) 65 UNITS PER ACRE' 65 UNITS PER ACRE * 65 UNITS PER ACRE PUBLIC STORAGE Allowed by Warrant and subject to the following FACILITY additional requirements: The maximum size of any individual storage rental space shall be 400 square feet Controlled access and adequate security surveillance shall be provided throughout facility. Any boat or vehicle stored in these facilities shall not exceed an overall length of 25 feet and shall be stored within a completely enclosed and ventilated Structure. Hours of operation shall be limited to 5:00 am to 11:00 pm . Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk »Administrative Warrant Process/ Section 7.1.2.4, Miami 21 » The administrative Warrant permits those Uses listed in Article 4, Table 3 of this Code as requiring a Warrant, upon review by the Planning Director or with the additional review of the Coordinated Review Committee • May 2014 — Applicant submits plans for Initial Zoning Review & Referral • July 29, 2014 - Plans transmitted to Planning Department for review August 14, 2014, September 11, 2014, October 17, 2014 ; Projects Review Committee (Planning Design Review) December 5, 2014 - Project is revised with French Creole • January 10, 2014 - Warrant Notice Letter is Mailed and Notice is formally Filed • February 2, 2015- Meeting with Planning Director to make plan revisions prior to Warrant Issuance • March 3, 2015 — Warrant Approved • April 5, 2014 — Applicants defer item from PZAB to meet with Appellants (project is modified to include more ground floor retail — Revised plans sent to Appellants & Mr Kauderer on April 21, 2015) June 3, 2014- PZAB Hearing, Mr. Pierre is absent. Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Banner Public Storage Elevations - NE 2"d Avenue and NE 2" Court Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Banner Public Storage Elevations NE 56 St, North Elevation Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Warrant No. 14-0059 1t, DECISION Fie No 14.059 Ma eee0 a•Clto ON M 10LLOwwp •.Ties: -Steeps Faddy n Trereact Zorn T5-0 Ai ids: 6e09 NE 2 A.. Labe Haiti NET Pled Diabase: o Appeal ® Approval**, condition ❑ Devai PNOINGS AND CONO1110NS The subloct poxse has been rmiewed for Warrant Permit pursuant to Article 4. Table 3 Building Function: laws o( Mlaml 21 Cede as Mooted. the Zone Ordinance of the C4y of Warm. Fords and Article 6. Teats 13 Supplemental R4glletons which staled that Puler Storage Fooley use in Transact Zone 'Urban Coe Traroect Zone TO - 0 shall be by Warrant Rasusra to Section 7.1.3.4 of the above -Glad Zonis Ordsaa0. Me Planning and Zoning Department has made nlenh to the fallowing departments and Boards. • Office of Zoning. Planning S Zw. g Department • Dale Nadi NFT Oeoa, Neighborhood Enwoemea Team Their comments and ncawnan6Mpas have been duly anmdered in the final demon Tip appacabon has been rawwod pursuant to Section 7.1.2.4 (0) of the Zeus Ordinance the !closing findings have been made FINDINGS • Tn.s propose b fora Ave See Nome Feeley comprised of 70.3e4 wie..ncludIno 666 se n it feet apace on tw roust cop. • no •plateau r proweee l rich el new W) Penang Moo (4 on ale and 6 an sew Owe few (e► peeing seem Ere wise peaeed a Aieete 4 Tali 4 al the Mau 21 Coda The eve (6) velem* parent apep- wit cer*nwd with tired Poking Authoy le a Nor deed Mary 73. 2015 Oxen is on no as pen or en Warrant appeuaon. Holland & Knight Pisa 14ellw • Resume to Aegets 3, Section 2.12.10), the proposed 60eilorape Way ncorporales the Little IW — PfNtdt pooh Delp old is compliable 61 sews and Massing with those aronaed and saw appapdeb for N called • A Pre.Apphcation conference was held on September 3. 2014 in which a set of comments were provided to the applicant and have been adn0essed prior to the Warrant appaloosa submittal • Pursuant to Sec. 7.1.2.4 (d) of Iho Miami 21 Code. the City of Maim Zoning Ordnance. eta application has been reviewed and hound sufficient except for the issues contavted in the confiners Based on the above findings and trio considered advice of the officers and agencies coreutted on this matter and pursuant to &action 7.1.1.2 of Um Zoning Ordnance. the sub)ect proposal is hereby approved with conditions sub)ect to the plans submitted by the apphc3nm and on fie with the Planning and Zoning Department as well as t o hollowing umaatons. CONDITIONS: 1 The applicant shad provide the Planning Department with a temporary construction parting pan. with an enforcement policy and a construction noise management plan w1M an enforcement polwy 2 Provide a Landscape plan in accordance with Article 9 of Miami 21 Code. 3 3 All proposed sgnage must be reviewed and approved by separate permit applcalon. 4 Tee maximum arse o1 any individual rental space shall be 400 so R 5 Controlled access and adequate security survellance shall be provided throughout the 1ar i ty 6 Hours of operation shad be limited to 5 00am to 11 00pm. NOTICE The final decision of the Director may be appealed to the Planning, Zoning, and Appeals Board by any aggrieved party. within fifteen (16) ceandar days of the pestling el decision by tat Plemong Director on the City. *abatis by filing a written appeal and app0Sprdate fit with the Office of Nearing Boards. located at 444 SW 2'a Ave.. 3. Floor, Min* FL 33130. Telephone number (305) 415-2030 Signet.ire i wart; (.0 J Garcia. e:l o Planning arW Zoning Department otr 6 i.S 4dr.- Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Lemon City/Little Haiti Creole District Design Guidelines CITY OF MIAMI PLANNING DEPARTMENT HISTORIC LEMON CITYI LITTLE HAITI CREOLE DISTRICT DESIGN GUIOEL1E$ Lenten CO Penh never wcorpaded was one cf the ear1etl settlements in the Wend area we it Mbry dart' bad to c 1870. when pioneers rushed to darn Mir snare of bat offered by Me ledem i oovernmenl dno*M Me nameslead Act E m noniron named the area tar the lemon tree; down) en Ns property. and the best se Oldie name'Lerma Cdyrecorded by the Covey et 1889 Lemon C:ty crew as a resale of M natural occurete deep mum port baled at ere Bay and what es now NE 61° Street By 1896 met the aimed of Ow Flonda East Coast R*May. Lemon CAN prospered with as man ndustnes famwnqrmhe.q and snppnq By the 1920s Leman Cty became a pale Ncson ter beret camps These camps, or padoften had caters for the tinny 'en tin' towns who vacationed m rbrga One of Mesa caber courts caled'Magrc erten romans today One o1Mr nddnq the droop', and maul once d Dr JMn Gordon Du Pun brae n 1902 at 60e1 NE 2w Avenue also tenant of ale art pooping WNaandy The City of than annexed Lemon Cdy n 1926 NNW lreelloom loom City toeratnty oar de Mere of Mori. PMadety tom M it TM warm dad wan AM boagtd a now mil Wool Viotim,I b loam TM Mod Olen Mils ydlreos b b Mom hat milt and pinta J.'IU-m to mood ate waste, M eltom M d loom ate M N Mop paten at LAN IIW as a *crab* place to are workand reaoab. Abel to Lira Hill Pik ME * UMW tr al pedMowns ndudng elderly and Mildred The man gads der alab%p Mom aaaliteed no M Obi Dodo, Dana and Lade r+art Creole Drtbltt Punning Study mwgMI b Ibaall1lr IOW Ito aamlwp oMMtreadn tatted on arts and dewstrap urban character. and M doer w01like9 as a dsaredr wind we Cue rr the 0wroweng re1deatul nergllborhoods The intent mamas Ndmdaa8 aba0as WO Witten Mat genera!y serve the retailed tennceand house.; needs The Hilo* Lannon C9ylome Nell Caddo Olrld shad idea al PtaIIISSS along N! Pekin, Mina 52. ads Tt• SOalt. TAam radian's ti 1Il%y atetleseesetl ate dads 0Wlyde b Y Mjdy Wile add aaaMytaly wad day NE 2.1 Avow. b Plod apbel Olowoortili acolmt m imoo Dent Mot The Mir imbeds M atmtngr asp oPlebe MeabPMel for the canwdddty d1Mder and commotion cl K Moot aryl and Mono heap TAM OWNS b one d khan s cultural gateways nth Ise sly and Math be aM/rd and enhanced in a manner 0sMAMM NS M hentage of the rmban Cannean mind afore The gladeYa r Mutt m naraq Mat Mw doliedwed ate ndswbmmMN achy ONnq to NE 2'° Anon candor room* the Manner and compamens M tun and ;Masi el an 01 M nnplbortteod That maw blend d milk dim and nudrnbA aces Maria: ate NE 2■ Avatar M a medal sort morio hood meet a 11Ml web d 9edeelM* scow The araabctu a MeeMbd i lbw r drademM M FwnrCtsdle, a snow obro d mind *Marc Me. rolled Mach mod cow babe *.Mat. Ma15, Otlw M MS M Smra ate Ste Aside, bard towel a.AwNad ate ill Is dui vnandM bib gadrsbM a miss MrbeNnl type Wings wan Me area climbed b MM gddsr s bed * M b mood Ilia aid. *ink oil anAlewwe The Wiwi gradeaes r Aar b pods. an aarMk MOM rledllr (I) WIMP Odle dealrydMAlit Crime dodo boatateddaybodliagOaCa Totem Crewe biped buds rerudecam d M Nabnn all ate r ilya MUM mania (2) Chan Mk fencing MN not be placed n the end leper aaaoent to NE 2"° Amen warts Aida temporary naive oZl ii d &might »Specific Guidelines The architecture associated with Haiti is charactenzed as -French-Creole . a unique mixture of cultural traditions that reflect French and Spanish budding traditions Haiti. occupied by both the Spanish and the French, is also fiercely independent and with its own vernacular traditions synthesized a unique architectural type Buildings within the area descnbed in these guidelines shall be built to respect this culture. tradition. and architecture. The following guidelines will help to produce an aesthetic cultural identity (1) Buildings shall be designed with the Cambean climate in mind and complementing the Carnbbean-French Creole designed facades reminiscent of the Haitian culture and community's desired appearance. (2) Chain link fencing shall not be placed in the first layer adjacent to NE 2-d Avenue; unless it is of a temporary nature Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Original Floor Plan/ Increased Retail Floor Plan 1= ai swam �r EMI Milli ILiI1N Holland 8c Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Lemon City/Little Haiti French Cultural Arts & Entertainment District »Does not limit or regulate uses — only alcoholic beverage licenses »Chapter 4, Miami City Code »Section 4-11(m) (1) »Intent. The intent of the [Lemon City/Little Haiti French Creole Cultural Arts & Entertainment] District is to allow 20 establishments which may include nightclub, supper club, restaurant, coffee shop and bar uses to benefit from close proximity to one another within the District. To his end, distance requirement within said district shall be eliminated or modified, as described above, for a maximum of 20 such establishments within the boundaries specified below. Holland & Knight Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Other Public Storage Warrants (2013-present) »Little Havana »Downtown 2190 SW 8th Street (Calle Ocho) (In the SW 8th St Corridor Cultural Specialty District) 641 NW 12 Avenue 3460 SW 8 Street 258 SW 11 Street (West Brickell Area) 91 SE 3 Street (Central Commercial District- with similar Alcohol Use Spacing) 139 SW North River Drive (Central Commercial District) »Coral Way 3666 SW 26 Street, (Coral Way Historic Transportation Corridor Area) Holland 8c Knight »City of Miami Planning Department Notice of Final Decisions for Warrant, 2013 ,2014 and ytd 2015 Submitted into the public Record for item(s) PZ. 14 on 09/24/2015, City Clerk Public Storage Use is a general commercial service catering to needs of nearby residents -- NOT an industrial use) Mixed Use Project with ground floor, pedestrian oriented retail (1,300 sq. ft. leasable area) Building consistent with T5-O Transect, Warrant criteria, Design Guidelines of the District There is no basis for upholding the PZAB's denial of the Warrant PZAB Decision must be reversed and Planning Director's Warrant be reinstated. Holland & Knight