HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
EXCEPTION
FILE ID: 2464
APPLICANT: 5300 NW 2nd Ave, LLC
PROJECT ADDRESS: 5300 and 5310 NW 2 Avenue
FOLIO NUMBER: 0131240132330 & 0131240132320
COMMISION DISTRICT: District 5
NET OFFICE: Little Haiti
PLANNER: Joseph Eisenberg, Planner it
GENERAL INFORMATION:
Request:
Pursuant to Miami 21 Zoning Code, Article 4, Table 3 the Applicant has requested the following
entitlement for an Alcohol Service Establishment: an Exception to establish an Alcohol Service
Establishment.
Background:
The Applicant desires to remodel a two-story structure located on the property to house a Bar use
on the ground floor and a Residential/Lodging use on the second floor. The structure's first
recorded certificate of use was established in 1978 with the business name "5300 Bar & Package".
Certificates of use over time included general commercial space and multi -family housing with the
following business names: 5300 Bar & Package, Bige Package Lounge, Cafe Hip Hop and R&B
Inc. and Big E Lounge LLC.
The subject property is zoned T4-L (General Urban Zone), where an Alcohol Beverage Service
Establishment is allowed by Exception under Miami 21 Code. The City Code Chapter 4 Section
4-3.1 (a) (6) and 4-3.2 regulates the hours of alcohol sales. Pursuant also to the City Code
Chapter 4, Section 4-3.2, states, "Irrespective of other applicable zoning regulations: all bars
(including taverns, pubs and lounges) as principle uses shall be subject to approval by the
Planning, Zoning and Appeals Board ('PZAB') by process of Exception, as set forth in the Miami
21 Code; and all nightclubs and supper clubs shall only be permitted by process of Exception, as
set forth in the Miami 21 Code, with final approval by the City Commission." This policy includes
consideration for extended hours of operation.
As of June 7, 2017 City of Miami's Code Enforcement records show a pending code violation
(BB2016006143) for Failure to obtain the required 40-50 Year Recertification Process. Pursuant
to Miami 21, Code Section 7.1.3.7; "No approval may be issued if the business, enterprise,
PZAB File ID 2464
Exception for Gramps
Page 1 of 7
occupation, trade, profession, property or activity is the subject of an ongoing city enforcement
procedure, or is the subject of a notice of violation of a state law or county ordinance where the
business enterprise is located or is to be located, unless the subject of the application would cure
the outstanding violation." Per the City of Miami's Chief of Unsafe Structures, Rene I. Diaz, the
Exception hearing and approved building permits will cure the Failure to obtain the required 40-
50 Year Recertification Process violation (see attached confirmation e-mail).
NEIGHBORHOOD CHARACTERISTICS:
ZONING DESIGNATION
FUTURE LAND USE DESIGNATION
Subject Site
T4-L (General Urban)
Restricted Commercial
Adjacent Properties
North: T4-L(General Urban)
Restricted Commercial
South: CS (Civic Space)
Recreation
East: T4-L (General Urban)
Restricted Commercial
West: T4-R (General Urban)
Duplex Residential
Map 1: Aerial of Subject Property Including Neighboring Zoning Designations
PZAB File ID 2464
Exception for Gramps
Page 2 of 7
Analysis:
Review of an Exception per Miami 21, Article 4, Table 3 and City Code Chapter 4 (Alcoholic
Beverages)
Request: Per Article 4, Table 3 Approval of an Exception is required to establish an
Alcohol Service Establishment for a Bar use within the T4-L Transect Zone.
Criteria: This request for an Exception is to establish an Alcohol Service Establishment
with a Bar use. As such, the Applicant shall conform to the regulations set forth in
Chapter 4 (Alcoholic Beverages).
Per City Code Chapter 4, Section 4.2 a Bar is defined as: "Bar" and "lounge"
mean any place of business where beer, wine or alcoholic beverages are sold or
offered for sale for consumption on the premises, and where the sale of food is
incidental to the sale of such beverages, or where no food is sold, and includes
any establishment in receipt of a valid alcoholic beverage license from the state
which permits the sale for consumption on the premises of alcoholic beverages
as a principal use. Establishments where alcoholic beverages are permitted for
consumption on the premises as an incidental or accessory use are not
considered a bar.
The Applicant's proposed Alcohol Service Establishment will occupy the first floor
of an existing structure equal to 2,246 square feet of space. Only interior
remodeling is proposed, minimal external modifications to the structure are
planned.
Per City Code Chapter 4, Section 4-3.1 (4) The permitted hours of sale for
alcoholic beverages in a Bar are weekdays, including Saturday, from 7:00 a.m. to
3:00 a.m. on the following day; Sunday, from 12:00 noon to 3:00 a.m. on the
following day.
The Applicant proposes to operate the Gramps II establishment during the
following hours of operation: weekdays, from as early as 7:00 a.m. to 3:00 a,m.
on the following day and weekends from as early as 7:00 a.m. to 5:00 a.m. the
following day (with the sale of alcoholic beverages commencing at 12:00 noon on
Sunday). The business plan includes offering food service for patrons during all
hours of operation, including breakfast service on weekends.
There is an existing business with an alcohol beverage license within fifteen
hundred (1,500) feet of the proposed use. The nearest business with an alcohol
beverage license is G's Liquor, located 1,246 feet away along the route of
ordinary pedestrian traffic. Both alcohol establishments have licenses approved
by the Zoning Administrator.
There are no Churches 300 feet or Public Schools within 1,000 feet of the
proposed use. The nearest Church or Public School is the Kingdom Hall of
Jehovah's Witness, located 577 feet away along the route of ordinary pedestrian
traffic.
PZAB File ID 2464
Exception for Gramps
Page 3 of 7
A private daycare facility is located 538 feet away along the route of ordinary
pedestrian traffic. The daycare facility utilizes Buena Vista Park located directly
across NW 53 Street from the proposed Alcohol Service Establishment.
The City of Miami park system includes Buena Vista Park, located adjacent to
the proposed Alcohol Service Establishment. The park provides after school,
summer camp, and winter camp and spring break camp programs. The park is
open from sunrise to sunset and includes a recreation building open from 12:00
pm to 6:00 pm.
Pursuant to City Code Chapter 4, Section 4-3.2; the following items required for
public hearing approval have been reviewed for compliance:
a. An operational/business plan that addresses hours of operation, number of
employees, menu items, goals of -business, and other operational
characteristics pertinent to the application. Complied: The applicant complies
with permitted hours of operations and addresses number of employees, menu
items, goals of business and other operational characteristics within the
operational/business plan.
b. A parking plan which fully describes where and how the parking is to be
provided and utilized, e.g., valet, self -park, shared parking, after -hour metered
spaces, and the manner in which the parking is to be managed. The City
Commission or the Planning, Zoning and Appeals Board (PZAB) may, as part
of the application, grant approval for 100 percent of the required parking to be
located offsite within a distance of 600 feet from the subject establishment, if
the proposed parking is to be "self -park," and a distance of 1,000 feet from the
subject establishment, if the proposed parking is to be by "valet". Complied:
The proposed parking plan for the establishment includes 14 parking spaces
and a bicycle rack with space provided for two bicycles within its property -line.
The nature of this proposal is adaptive reuse. While adaptive reuse projects
do not require parking in addition to that existing on site, the parking and bicycle
rack spaces provided exceed Miami 21 Code requirements.
c. For establishments proposing capacities over 300 persons: an indoor/outdoor
crowd control plan that addresses how large groups of people waiting to gain
entry into the establishment, or already on the premises, will be controlled.
Complied: According to building data provided within the plans, the bar
possesses a maximum occupancy of 39 patrons. Subsequently, an
indoor/outdoor crowd control plan is not required.
d. A security plan for the establishment and any parking facility. Complied: See
attached security plan and additional requirements provided in
recommendation conditions section below.
e. For establishments proposing capacities over 300 persons; a traffic study and
traffic circulation analysis and plan that details the impact of projected traffic on
the immediate neighborhood and how this impact is to be mitigated.
Complied: According to building data provided within the plans, the bar
possesses a maximum occupancy of 39 patrons. Subsequently, a traffic study
PZAB File ID 2464
Exception for Gramps
Page 4 of 7
and traffic circulation analysis and plan that details the impact of projected
traffic on the immediate neighborhood and how this impact is to be mitigated
is not required for establishment with 300 patrons or less maximum occupancy
capacity.
d. A sanitation plan, which addresses on -site facilities as well as off -premises
issues resulting from the operation of the establishment. Complied: Sanitation
services will be provided and paid for by the operator as indicated in sanitation
plan.
e. Proximity of proposed establishment to residential uses. Does Not Comply: A
residential use abuts the proposed Alcohol Service Establishment.
h. If the proposed establishment is within 200 feet of residential uses: a noise
attenuation plan that addresses how noise will be controlled shall be required,
especially in the case of indoor/outdoor uses. Complied: There are
residential uses within two hundred (200) feet of the proposed Alcohol
Service Establishment. The main ingress/egress point for the proposed
Alcohol Service Establishment faces away from the residential uses.
Comprehensive Plan
The site is located on a lot designated Restricted Commercial (RC). This designation allows
commercial activities that generally serve the daily retailing and service needs of the public,
often located along arterial or collector roadways. NW 2 Avenue represents a collector road
and the proposed restaurant/bar use complies with the Comprehensive Plan Restricted
Commercial designation.
Therefore, the proposed Exception to allow the operation of an Alcohol Service Establishment
provides services (food and adult beverages) to the general public. Additionally, the
establishment is proposed along a collector roadway (NW 2 Avenue) to serve the daily needs of
the public. As such, the proposed Bar complies with the goals, objectives and policies of the
comprehensive plan for this area.
Remarks from other Departments/Divisions:
Historic Preservation
Parks and Recreation
Police Department
CONCLUSION:
No Objection
No Objection
Approval with Conditions, e-mail attached
The Department of Planning and Zoning recommends Approval with Conditions of the
requested Exception to allow the Alcohol Service Establishment. The proposed Alcohol Service
Establishment use is in line with previous uses, is allowed by the City Code and aligns with uses
within the Comprehensive Plan. The proposed use does not have outdoor seating and does not
propose live music or entertainment which reduces the potential of the use becoming a nuisance
to nearby residences. Due to the location of the proposed Bar and neighborhood context of the
PZAB File ID 2464
Exception for Gramps
Page 5 of 7
surrounding community, the Alcohol Service Establishment's hours of operation should be
reduced to limit the potential for negative impacts on the surrounding neighborhood.
RECOMMENDATIONS AND CONDITIONS OF APPROVAL:
Pursuant to Article 7, Section 7.1.2.6 and Chapter 4, Sections 4-31.(a)(4) and 4-3.2, the
Department of Planning and Zoning recommends Approval of the Exception as presented with
conditions listed below:
1. The development shall be substantially in accordance with the attached plans as prepared by
Raimundez-Spellacy Architects consisting of nine (9) sheets dated stamped received by the
City of Miami Hearing Boards on May 24, 2017.
2. The Alcohol Service Establishment shall not add outdoor- patios, smoking areas or other
congregating areas outside of the structure without the approval of a Warrant.
3. It shall be unlawful to play or operate music boxes, jukeboxes, radios, musical instruments or
any other musical devices on or about the premises between the hours of 11 p.m. and 7 a.m.
the following day, unless said music devices are played or operated in a closed building and
the sound is not audible from the outside of the building so as to disturb the quiet, comfort or
repose of persons in any dwelling, hotel or other type of residence.
4. Any noise generated on site shall conform to Chapter 36 of the City Code noise regulation.
5. The front door facing the corner of NW 53 Street and NW 2 Avenue frontages shall be the
main entrance and exit for patrons during all hours of operation. No new entrances or exits
shall face west.
6. A full time security guard or off -duty police officer shall be hired to monitor the ingress and
egress point for extended hours of operation.
7. Per City of Miami code, no loitering or drinking outside of the establishment shall be permitted
at any time.
8. Adequate lighting shall be installed and maintained at all times for parking within the property
line and for the NW 53 Street and NW 2 Avenue frontages.
9. A closed video surveillance system shall record ground floor activities in and outside of the
Alcohol Service Establishment during all hours of operation. This includes monitoring of the
park frontage directly adjacent to the proposed establishment.
10. Install and maintain, in original condition, one "City of Miami No Trespassing" sign for Buena
Vista Park such that it can be easily viewed from the proposed Alcohol Service Establishment.
11. The Alcohol Service Establishment shall be limited to the following hours of operation: 11:00
am to 12:00 am Monday through Thursday, 11:00 a.m. to 2:00 a.m. Friday and Saturday and
11:00 a.m. to 12:00 a.m. on Sunday (with alcohol service commencing at 12:00 p.m.). An
extension of hours beyond these hours of operation shall require a new Exception.
PZAB File ID 2464
Exception for Gramps
Page 6 of 7
12. The conditions of approval for this Exception are binding on the applicant, the property owner,
operators, and all successors in interest and assigns. Any change in the owner or operator
or a transfer or fifty percent (50%) or more stock ownership, partnership interest or equivalent
in the owner or operator, shall require review and approval by the Planning, Zoning, and
Appeals Board (PZAB) as a modification to this Exception. Subsequent owners or operators,
as the case may be, shall be required to appear before the Board to affirm their understanding
of the conditions listed herein.
13. The Applicant shall comply with the requirements of ail applicable departments and agencies
as part of the City of Miami building permit submittal process.
14. Failure to comply with the conditions herein may result in the rescission of the Exception upon
the filing of an application and the conduct of a public hearing consistent with the requirements
of Article 7, Section 7.1.1.4.b.8 of Miami 21.
Attachments
A. Plans prepared by Raimundez-Spellacy Architects
B. E-mail regarding hours of operation for alcohol sales
C. E-mail regarding the Exception curing Violations
Ja-cquelin'e Ellis
Chief ofLand Development
PZAB File ID 2464
Exception for Gramps
Page 7 of 7
ATTACHMENT A
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GRAMPS II
5300 NORTHWEST 2 AVENUE
MIAMI, FL 33127
MAY 12TH, 2017
EXCEPTION
INDEX OF SHEETS
A-1 PROPOSED SITE PLAN'PROJ, DATA
A-2 PROPOSED FLOOR PLAN
A-3 PROPOSED ELEVATIONS
A-4 PROPOSED ELEVATIONS
A•5 EXISTING PHOTOS
A-6 COLOR RENDERINGS
L-1 LANDSCAPE PLAN
PROJECT SCOPE
THE APPLICANT DESIRES TO REMODEL A TWO•STORY
STRUCTIRIE LOCATED ON THE PROPERTY TO HOUSE AN
ALCOHOLIC BEVERAGE ESTABLISHMENT. SUCH A
PROPOSED WSE 6 CONSISTENT WITH THE STRUCTURES
HISTORIC OSE. A SEPARATE SET OF CONSTRUTION
DRAWMOS WILL SE SUBMITTED FOR A BUILDING PERMIT.
T+WRE PLANS APE NOT FOP CONSTRUCTION AND ARE
E.THIC:TLY FOR THE EXCEPTION APPLICATION.
CONSULTANTS
R-S
Raimuude,. S.i . L.
Architect.
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FIRST FLOOR PLAN
BUILDING DATA
OetwwTT Row.
MOW 113 WOW*,
m10! Y - A®I0AL1nc
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SOUTH ELEVATION
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FRO.NI ELEVATION
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REAR ELEVATION
A-4
VIEW FROM NW 2 AVE LOOKING WEST
SHOWS THE FRONT ELEVATION
VIEW FROM NW 2 AVENUE LOOKING SW
SHOWS THE SIDE AND FRONT ELEVATIONS
VIEW FROM NW 53 STREET LOOKING NE
SHOWS THE SIDE AND REAR ELEVATIONS
VIEW FROM NW 2 AVENUE LOOKING NW
SHOWS THE SIDE AND FRONT ELEVATIONS
VIEW FROM NW 53 STREET LOOKING NE
SHOWS THE SIDE AND REAR ELEVATIONS
VIEW FROM NW 2 AVENUE LOOKING NW
SHOWS THE FRONT ELEVATION AND SIDE YARD
EXISTING PHOTO
nrroau
•3,x
A-5
VIEW FROM 2ND AVENUE LOOKING WEST
SHOWS THE FRONT ELEVATION
VIEW FROM ACROSS 2ND AVENUE LOOKING
NORTH-WEST
= t • 4.1
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G 1247
COLOR RENDERINGs
A-6
LANDSCAPE LEGEND
Trgrascl zone L02 ,Ste 5'� hC+ef b20
ppat 5114.2E
w "wawa 1x1 el meowed Open Spxe oa 01002 ad 02 ell4 pm1
121Pe . 8bS3 s 5 76= i3G4 al.
5 saws lain GO necking +4 open apses labyerEO* Papas S. es
I21410 0 elm per
Number plpedeng span I. 41116 pypykr5 seer
C. Taal a41au's (net d 4ud apse 0022 specs reused 225•
LAM 6stgL crosATION
p. Square fret WIanOaRsxC glenspa4PogWEd d3 Mlem01'
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TREES
A. Number or neeare E., per net WI acr. SKR aPP11rg n eccr oflmus
maetlr0 n4mrnum requromenw.
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8 % PAP. all Owed' Numbur o1 eeeS omcM d s 207.
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f2. % Df0v 51 TEEM, end lo+r nwmwlance
Nw61re, 01 pees areekela 005•
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5 Palma perm'il1W to 10urt towards abase passer 1:1 bean a 30%
F. Steel Irene issued envcpy 00saee, Avow I/"Ca. C.P.E.cmpr. a awmge
ROaan0o125'n.c. 1. "'s Anew feel WEE Steal.. 25
lama
p. l4roo. 4 02Eu re:Seed, Nunte+ of Irga rem and . 10 -
E. `4 N4u.a shrubs Town,/ - Numbs' of a614Ge pre10100 x 3E% •
C 04 bmayol toh,enl are Ien reelnmgance neepred
Nu/ESE er an Nbio P10VWecf
LANDSCAPE NOTES
REE1.1e544 PROWLED
42421re0
eau ACES
.aC-_-0._,_
-- 1066
064
Be} 1666 _
2 as
B__. 8
c0
2 to
60 53
28
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s01e101I,.L' MS''IdY� `O 4 1FGl..r Co At LEAST 20' b,eEST -gum 01+h_L48,08
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LANDSCAPE
PLAN
SCALE. 5/52m1'-O'
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FRONTAGE
1 04
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errs mar NNW wel= 14111118118,18 EMMET
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PANE_ PLANT INNIONLII
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ATTACHMENT B
Smith, Amanda
From: Smith, Amanda
Sent: Tuesday, August 29, 2017 11:20 AM
To: Smith, Amanda
Subject: RE: 5300 NW 2 ST - Proposed Alcohol Establishment
From: Gause, Cherise
Sent: Thursday, May 25, 2017 12:55 PM
To: Smith, Amanda <AmSmith@miamigov.com>
Cc: Nunez, Efren <EfrenNunez@miamigov.com>; Ford, Ervens <2018@miami-police.org>
Subject: Re: 5300 NW 2 ST - Proposed Alcohol Establishment
Good Afternoon Ms. Smith,
A site inspection of the location was conducted on yesterday. The major concern for law enforcement is the park and
daycare center located across the street from the establishment. The establishment will be open during school hours, as
well as in the afternoon when children usually frequent the park. After meeting with the Little Haiti personnel, I submit
the following recommendations:
- Liquor service until midnight during the week and until 2:00 am on the weekends
- The possibility of hiring a security guard or Extra Duty Police Officer in the evenings
-The installation of City of Miami No Trespassing signs.
- Absolutely no loitering or drinking outside of the establishment
-Installation of a camera system
-Adequate lighting around the establishment and in the parking lot area
Thank you,
Cmdr. C. Gause
Little Haiti NET Commander
Miami Police Department-N.D.S.S.
1000 NW 62nd St., Miami, FL 33150
(305) 603-6870
Facebook: @littlehaiticmdr
Twitter: @LittleHaitiCmdr
Instagram: @littlehaiticmdr
Outlook for iOS
i
ATTACHMENT C
Smith, Amanda
From: Diaz, Rene
Sent: Thursday, June 08, 2017 10:29 AM
To: Gray, Lakisha
Cc: Rodriguez, Paola; Ellis, Jacqueline; Smith, Amanda; Snow, David;
Javier.Fernandez@hklaw.com
Subject: RE: Exception Application for Gramps
Importance: High
Good morning Lakisha,
The Exception hearing and approved building permits will cure the violation.
Thank you.
Rene 1. Diaz, Chief of Unsafe
Structures
City of Miami Unsafe Section
444 SW 2"d Avenue 4th Floor
Miami, Florida 33130
Telephone: 305-416-1107
Cell phone: 786-251-7181
rediaz@miamigov.com
To reach the Building Department webpage, please click 4 here
This communication, together with any attachments, may contain legally privileged and confidential information. It is
intended only for the use of the above person or persons. If you are not the intended recipient, you are hereby notified
that any review, dissemination, distribution or duplication of this communication is strictly prohibited. If you have
received this communication in error, please notify the sender immediately by reply e-mail and immediately destroy all
copies of this communication and any attachments.
Please consider the environment before printing this e-mail
From: Gray, Lakisha
Sent: Wednesday, June 7, 2017 2:54 PM
To: Diaz, Rene
Cc: Rodriguez, Paola; Ellis, Jacqueline; Smith, Amanda; Snow, David; Javier.Fernandez@hklaw.com
Subject: Exception Application for Gramps
Good afternoon Rene,
1
The Office of Hearing Boards is in receipt of an Exception Application for property 5300 NW 2 Av, in review of the
application, it was determined that the following violation remains outstanding:
BB2016006143
Can you please advise whether the hearing of the Exception application before PZAB will cure the aforementioned case.
Thanks
Lakisha Gray, MPS
Hearing Boards Coordinator
City of Miami Planning & Zoning Department
444 SW 2nd Avenue 3rd Floor I Miami, FL 33130
Direct Phone: 305.416.2036 I Email: (gray@miamigov.com
2
AERIAL
FILE ID: 2464
EXCEPTION
ADDRESSES: 5300 & 5310 NW 2 AV
0 137.5 275
1 i I
550 Feet
MIAMI 21 (EXISTING)
FILE ID: 2464
EXCEPTION
w
T4-R
z
NW 2ND AVE
NW 53RD ST-
CS
T3=O
NW 52ND ST-
N
4-R
T4-R
T4
0 170 340 680 Feet
T3-O
T3-L
ADDRESSES: 5300 & 5310 NW 2 AV