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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department Land Development Sectioirli ANALYSIS FOR EXCEPTION APPLICANT: Miami -Dade County (Cultural Affairs) FILE ID: 4129 PROJECT ADDRESS: 3500 & 3498 Main Hwy, Miami, FL ZIP: 33150 COMMISSION: District 2 (Ken Russell) NET OFFICE: Coconut Grove PLANNER: Efren Nunez, Planner II STR: 21-54-41 A. GENERAL INFORMATION REQUEST: Miami -Dade County, Cultural Affairs (the "Applicant"), requests an Exception as listed in ordinance No.13114, as amended of the Miami 21 Code pursuant to Article 5, Section 5.7.2.4 and Article 7, Section 7.1.2.6 and associated Waivers pursuant to Article 5, Section 5.7.2.4(d) to allow for the restoration, expansion, and master planning of the historically designated Coconut Grove Playhouse on a parcel zoned Civic Institutional Transect Zone "Cl" within the Neighborhood Conservation District (NCD-3). Waivers (adjustments) of Building Disposition: • Waiver to allow an increase in the maximum lot coverage from 50% to 64%. • Waiver to allow a reduction of the minimum green space from 30% to 14.8%. • Waiver to allow an increase in the maximum driveway width from 10 feet to 30 feet. • Waiver to allow an increase in the maximum impervious pavement within the front setbacks along Main Highway and Charles Avenue from 30% to 100%. The Coconut Grove Playhouse is a nonconforming locally designated historic cultural facility located within the southern boundary of the Coconut Grove commercial district and the Coconut Grove Neighborhood Enhancement Team area. The subject site is approximately 2.39 acres and is generally bounded by Tomas Avenue Alley to the north, fronting Main Highway to the east, Charles Avenue to the south, and William Avenue and Via Abitare Way to the west. The complete legal description is on file with the Hearing Boards Section, and is attached as Exhibit A. FOLIOS: 01-412-1045-0140 01-412-1056-0030 Coconut Grove Playhouse / File No. 4129 Page 1 of 9 B. BACKGROUND The subject site contains an existing three-story, 55,500+/- sq. ft. legal non -conforming locally historically designated structure originally constructed in 1926 which housed the Coconut Grove Playhouse. The Coconut Grove Playhouse, formerly "Paramount Pictures", was originally a movie palace designed by the architectural firm of Kiehnel and Elliott, in the Spanish Rococo architectural style. In 1955, the theater was remodeled to accommodate the Coconut Grove Playhouse. After multiple changes in ownership and financial disappointments, the Playhouse was sold at auction on the steps of the County courthouse in the 1970s. In 1980, the State of Florida acquired the Coconut Grove Playhouse by assuming its $1.5 million mortgage. The State contracted with the Coconut Grove Playhouse, Inc. to operate the theater. On October 5, 2005, the Historic and Environmental Preservation Board (HERB) of the City of Miami pursuant to Resolution No. HEPB-2005-060 attached as Exhibit B entitled "Designation Report" designated the Coconut Grove Playhouse as a local historic site. In 2010, the City of Miami, pursuant to Code Citation No. BB2010012604, rendered the Coconut Grove Playhouse an unsafe structure, as it had been shuttered for several years and had fallen into a state of disrepair. Subsequently, County and City staff met on multiple occasions to discuss feasible alternatives to save the iconic historic structure. In 2004, pursuant to County Resolution R919-04, attached as Exhibit C entitled "County Resolution", Miami -Dade County residents passed a bond measure to allocate funds for cultural facilities, allotting needed funding for the Coconut Grove Playhouse. On October 8, 2013, Miami -Dade County entered into a lease agreement with the State of Florida to manage and operate the Coconut Grove Playhouse. Due to its current state of disrepair, the County held several community meetings to discuss and gather input on the future programming and master plan of the Coconut Grove Playhouse. On April 4, 2017 the Historic and Environmental Preservation Board of the City of Miami, pursuant to Resolution No. HEPB-17-023, attached as Exhibit D entitled "Zoning History", approved with conditions the Applicant request for a Certificate of Appropriateness to allow for partial demolition and reconstruction of the theater, new parking garage, and master plan of the Coconut Grove Playhouse. On April 19, 2017 an appeal to the City Commission of the Historic and Environmental Preservation Board Resolution No. HEPB-17-023 was filed. On December 14, 2017 a public hearing on Historic and Environmental Preservation Board (HEPB) Resolution No. HEPB-17-023 Appeal was held before the City Commission that resulted in Resolution No. R-17-0622, attached as Exhibit D entitled "Zoning History" granted in part and reversed in part the HEPB Appeal and modified the decision of the Historic and Environmental Preservation Board. Coconut Grove Playhouse / File No. 4129 Page 2 of 9 On February 21, 2018 the Urban Development Review Board (UDRB) of the City of Miami, pursuant to a resolution attached as Exhibit D entitled "Zoning History", recommended approval of Miami -Dade County's herein after referred to as the Applicant, request for partial demolition, restoration and a master plan for the Coconut Grove Playhouse. On April 19, 2018, as part of the review and approval process, the Applicant submitted an application request for an Exception and associated Waivers to allow for the restoration, expansion, and master planning of the locally designated historic Coconut Grove Playhouse. As part of the approval process, the Applicant required review and approval from the Urban Development Review Board, the Historic and Environmental Preservation Board and the Planning, Zoning and Appeals Board. The Exception application is the subject of this request as laid out in Exhibit E entitled "Master Plan". C. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (MCNP) The subject property is designated Major Public Facilities, this category allows facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Analysis: The subject site is home to the Coconut Grove Playhouse, originally constructed in 1926. The site is located along a major north, south commercial corridor (Main Highway), in the Coconut Grove Commercial District. The Applicant is seeking to restore portions of the original building, approximately 4,750 sq. ft. specifically the ornate south, southeast and eastern facades of the structure as further outlined in the plans attached as Exhibit E entitled "Master Plan" incorporating a new 300-seat theater and additional ancillary uses such as a parking garage and retail for the cultural facility. Under the Miami Comprehensive Neighborhood Plan (MCNP) and the Miami 21 Code. Staff finds the plans and cultural use, as proposed, to be consistent with the code. Findings: Consistent Goal LU-2: Preserve and protect the heritage of the City of Miami through the identification, evaluation, rehabilitation, adaptive reuse, restoration, and public awareness of Miami's historic, architectural and archaeological resources. Analysis: The Applicant seeks to rehabilitate and restore portions of the locally designated historic structure in accordance with Chapter 23 of the City Code and the United States Secretary of Interior Standards. Findings: Consistent Policy LU-2.4.4: The City will continue to work with other local governments that have title to properties of major historic or architectural significance to ensure the conservation, preservation, and adaptive and sensitive reuse of such properties. Analysis: The City has been working with the County to ensure that the remaining portions of the structure that are salvageable are restored in accordance with Chapter 23 of the City Code and the United States Secretary of Interior Standards. Furthermore, staff Coconut Grove Playhouse / File No. 4129 Page 3 of 9 has been working with the County to ensure that the proposed alterations, expansion, and master planning of the site is consistent with the intent of Miami 21 and the Miami Neighborhood Comprehensive Plan (MCNP). Findings: Consistent D. WAIVERS Pursuant to Article 5, Section 5.7.2.4(d) entitled Adjustment to Building Disposition Requirements for Development on zoned Cl. The Applicant requests the following Waivers: Request 1. Waiver to allow for an increase in the maximum lot coverage from 50% to 64%. Analysis: The Applicant seeks a waiver to increase the allowable lot coverage by 14-percent. The increase lot coverage will provide the community with an updated cultural facility, while preserving portions of the locally designated historic structure in accordance with Chapter 23 of the City Code and the United States Secretary of Interior Standards. This request and associated Waivers will allow for the adaptive reuse of the site in accordance with the MCNP, while providing an appropriate transition in the development of the site in terms of design, mass, height and uses. See subsection C above. Findings: Consistent Request 2. Waiver to allow for a reduction of the minimum green space from 30% to 14.8%. Analysis: The 30-percent greenspace requirement in intended for single-family residential units located within the Neighborhood Conservation District (NCD-3). The proposed cultural facility is subject to applicable development standards per Article 4, Diagram 10. Staff finds that the proposed 14.8-percent greenspace is greater than the 10- percent required in the abutting parcels zoned T5 to the immediate north and south of the subject site. Findings: Consistent Request 3. Waiver to allow for an increase in the maximum driveway width from 10 feet to 30 feet. Analysis: The Applicant is limited to providing one entrance for means of ingress and egress to the onsite garage that will serve the cultural facility. This limitation is due to the irregular shape of the site, the existing historic structure fronting Main Highway, and the abutting residential neighborhoods to the west. The increase of size from 10 to 30 feet allows for traffic to enter and exit the site more efficiently. Findings: Consistent Request 4. Waiver to allow for an increase in the maximum impervious pavement within the front setbacks along Main Highway and Charles Avenue from 30-percent to 100-percent. Analysis: Pursuant to Article 3.3.6 of the Zoning Code, the subject site falls within the Established Setbacks Area as illustrated in Article 4, Diagram 10 as it pertains to the Coconut Grove Playhouse / File No. 4129 Page 4 of 9 primary frontage. In order to comply with the established dominate setback requirements of the corridor a Waiver is needed. See subsection F below. Findings: Consistent The Office of Zoning has reviewed the above requested Waivers and finds said requests to be consistent with the intent of the Miami 21 Code. The site is situated along a major commercial corridor (Main Highway) in Coconut Grove. The abutting properties immediately to the North and South fronting Main Highway are zoned Urban Center Transect Zone "T5". The development as proposed with the associated Waivers would be in keeping with the context of the development pattern of the corridor. Furthermore, on April 4, 2018, the Historic and Environmental Preservation Board of the City of Miami, pursuant to Resolution No. HEPB-17-023 approved with conditions the preliminary Coconut Grove Playhouse Master Plan pursuant to Chapter 23 of the City Code and the United States Secretary of Interior Standards. E. NEIGHBORHOOD CHARACTERISTICS ZONING FUTURE LAND USE DESIGNATION Subject Property CI Civic Institutional (Coconut Grove Playhouse) *NCD 3 Overlay Surrounding Properties Medium Density Restricted Commercial Maximum 65 D.U. per acre NORTH: T5-O (Urban Center Transect Zone) Medium Density Restricted Commercial (Commodore Plaza Subdivision) Maximum 65 D.U. per acre *NCD-3 Overlay T3-R (Sub -Urban Transect Zone) (De Hedouvilles Subdivision) *NCD-2 Overlay SOUTH: T5-L (Urban Center Transect Zone) (across, Regions Bank) *NCD-3 Overlay T4-L (General Urban Transect Zone) (Stir -up House Bed & Breakfast) *NCD-2 Overlay T3-R (Sub -Urban Transect Zone) (Frow Homestead Subdivision) *NCD-2 Overlay EAST: T3-R (Sub -Urban Transect Zone) (Biscayne Camp Subdivision) *NCD-3 Overlay WEST: T3-R (Sub -Urban Transect Zone) (De Hedouvilles Subdivision) *NCD-2 Overlay Single -Family Residential Maximum 9 D.U. per acre Medium Density Restricted Commercial Maximum 65 D.U. per acre Low Density Restricted Commercial Maximum 36 D.U. per acre Single -Family Residential Maximum 9 D.U. per acre Single -Family Residential Maximum 18 Q.U. per acre Single -Family Residential Maximum 18 D.U. per acre Coconut Grove Playhouse / File No. 4129 Page 5of9 F. ANALYSIS The following is a review of the request for an Exception pursuant to Article 5, Section 5.7.2.4 and Article 7, Section 7.1.2.6 and associated Waivers pursuant to Article 5, Section 5.7.2.4(d) of the Miami 21 Code, to allow for the restoration, expansion and master planning of the locally designated historic Coconut Grove Playhouse on a site zoned Civic Institutional Transect Zone "CI". The Background, Miami Neighborhood Comprehensive Plan, and Waivers Sections of this report are hereby incorporated into the analysis and its corresponding criteria by reference: Criteria: Civic Institution Development shall be permitted by process of Exception and shall conform to the following regulations: a. Any property located within a CI Zone may be developed according to the regulations of the most restrictive Abutting Transect Zone with all Frontage Setbacks considered a minimum. Analysis: The most restrictive abutting transect zone is Suburban Transect Zone "T3". However, pursuant to Article 3.3.6 of the Zoning Code, the subject site falls within the Established Setbacks Area as illustrated in Article 4, Diagram 10 as it pertains to the primary frontage. The established setback along Main Highway is zero (0) feet. The Applicant is restoring the portion of the building fronting Main Highway which has an existing zero (0) feet setback and is constructing a parking garage with a portion of said structure with a five (5) feet setback. The secondary frontage on Charles Avenue, Williams Avenue and Via Abitare Way will have a ten (10) feet to ten (10) feet four (4) inches setback where ten (10) feet is required and an interior side (north) setback of five (5) feet and an interior side (west) setback of 20'-4" and 20'-6" where five (5) feet is required under the T3 setback regulations. See Plan SheetA1.2 entitled "Site Plan". Existing and Proposed Setbacks - See Plan Sheet A 1.2 for further details. Coconut Grove Playhouse / File No. 4129 Page 6 of 9 Findings: Consistent b. Development in a CI Zone shall follow the regulations of the Abutting Transect Zone, except that Height restrictions shall be as follows: ``A CI Zone predominantly Abutting T3 or T4, shall be developed to no more than the maximum Height allowed by T5." Analysis: The maximum height proposed is four (4) stories with a maximum height of 52 feet for the parking garage. The portion of the fly tower has an overall height 65'-0". The maximum number of stories permitted under T5 is five (5) stories with a maximum height of 81'-0" is all permitted. All the building structures proposed within the master plan are below the maximum allowable height. See Plan SheetsA2.1, A2.2, & A2.2a entitled "Elevations" for further details. 65'-0" 44'-0" 37'-0" Elevations Northwest Elevation Main Highway Northwest Elevation Main Highway (Courtyard) theater facade Historic Back Elevation (Courtyard) facing theater facade Findings: Consistent G. NEIGHBORHOOD SERVICES Code Compliance No Objection Building Required Historic Preservation Required Environmental Resources No Objection Urban Design No Objection Art in Public Places Required a Coconut Grove Playhouse 1 File No. 4129 Page 7 of 9 Comprehensive Planning No Objection DERM Required NET No Objection H. CONCLUSION The Planning Department recommends approval with conditions of the Applicant's request for the Exception with associated Waivers. The proposed restoration, modification, expansion and master planning of the site is compatible with the existing uses and structures in the vicinity. The reactivation of the Coconut Grove Playhouse site as a cultural facility with ancillary uses will benefit the area by continuing to provide a service to the community. The Exception and associated Waivers are consistent with the goals of the Miami 21 Code and the Miami Comprehensive Neighborhood Plan. The proposed design and layout of the Coconut Grove Playhouse Master Plan is within the context of the surrounding neighborhood. I, RECOMMENDATION Pursuant to Article 5, Section 5.7.2.4 and Article 7, Section 7.1.2.6, Article 4, Table 3 and associated Waivers pursuant to Article 5, Section 5.7.2.4(d) of the Miami 21 Code, as amended on the aforementioned findings, the Planning Department recommends approval of the Exception and the associated Waivers to :1) increase in the maximum lot coverage from 50% to 64%; 2) reduce of the minimum green space from 30% to 14.8%; 3) increase in the maximum driveway width from 10 feet to 30 feet; and 4) increase in the maximum impervious pavement within the front setbacks along Main Highway and Charles Avenue from 30% to 100% as presented with the conditions below: 1. The development shall be substantially in accordance with the plans as prepared by Arquitectonica entitled "Coconut Grove Playhouse PZAB re -submittal 4.05.18" consisting of (99) sheets, dated stamped received by the City of Miami Hearing Boards on April 19, 2018. 2. The Applicant shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process. 3. The Applicant shall comply with all applicable requirements pursuant to Chapter 23 of the City Code as amended entitled "Historic Preservation". 4. The Applicant shall comply with all applicable requirements pursuant to Chapter 24 of the Miami -Dade County Code entitled "Environmental Protection". 5. The Applicant shall comply with Article 11 of the Miami 21 Code entitled "Art in Public Places". 6. The Applicant shall install a cluster of Dade County Slash Pine and native grasses along the western edge of the subject site. 7. Approval of this Exception request is subject to the result of the pending appeal being favorable to the Applicant. Should the pending appeal result in an outcome that contradicts this approval in any way, this approval shall become null and void. This Resolution itself does Coconut Grove Playhouse / File No. 4129 Page 8 of 9 not confer any vested property rights as it is acknowledged that this is subject to the pending appeal. Author: Efren Nunez, efrennunez(a�miamigov.corn Phone: 305.416.1402 Attachments: Exhibit A, Legal Description Exhibit B, Designation Report Exhibit C, County Resolution — Bond Exhibit D, Zoning History Exhibit E, Master Plan e Ellis of Land Development Coconut Grove Playhouse / File No. 4129 Page 9 of 9 AERIAL FILE ID: 4129 EXCEPTION N ADDRESS: 3500 MAIN HWY 1 1 1 1 1 1 1 1 1 0 115 230 460 Feet MIAMI 21 (EXISTING) FILE ID: 4129 EXCEPTION N ADDRESS: 3500 MAIN HWY 1 1 1 1 1 1 1 1 1 0 105 210 420 Feet r A Transit Corridor Buffer