HomeMy WebLinkAboutExhibit B Amended Staff Analysis and MapsCity of Miami
Planning Department
Land Development Section
AMENDED ANALYSIS FOR
EXCEPTION
APPLICANT: Village Montessori School
This submittal needs to be scheduled fora pubic hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The applice de decision -making body NOR
ro ow the information at the public hearing to render a
recommendation or a final decla on.
FILE ID: 6076 (PZ-19-2728)
PROJECT ADDRESS: 1267 SW 22 ST & 1292 ZIP: 33139
SW 21 Terr & 2149 SW 13 Ave
COMMISSION DISTRICT: District 3 (Joe Carollo) NET OFFICE: Little Havana
PLANNER: Efren Nunez, Planner II STR: 54-41-39
PZ-19-2728
05/01/20
A. GENERAL INFORMATION:
AMENDED REQUEST: Pursuant to Article 4, Table 3 and Article 7, Section 7.1.2.6 of Ordinance 13114, as
amended, the applicant is requesting an Exception to allow a preschool/childcare facility for a maximum of
186 (reduced from 190 in the application reviewed by PZAB) children on three parcels zoned General Urban
Core Transect Zone "T4-R" and Urban Core Transect Zone "T6-8-0".
The subject property is located within the East Shenandoah Subdivision and the Little Havana NET area. The
site is approximately 22,246 sq. ft., generally located on the southeast corner of SW 21 Street and SW 13
Avenue. (Complete legal description is on file with the Hearing Boards Section).
FOLIO: 01-4139-007-3400
01-4139-007-3390
01-4139-007-3380
B. BACKGROUND:
On April 28, 1925 the Miami City Commission approved the East Shenandoah Plat, establishing block 68, lots
11-16 of the subject site, pursuant to Ordinance No. 388.
On June 06, 2019 the Applicant submitted a request for an Exception under Application No. PZ-19-2728 to
allow a preschool (project) on three parcels consisting of a single -story residential structure constructed in
1939 and a two-story commercial building constructed in 1937. The project proposes an adaptive reuse of
the two existing structures to accommodate a preschool for 190 children ages 3 months to 6 years of age in
accordance with Article XA Section 33-151 of the Miami -Dade County Code and Miami 21.
On July 17, 2019, following a publicly noticed hearing the Planning, Zoning and Appeals Board (PZAB)
pursuant to Resolution No. PZAB-R-19-029 in a vote of 4-3 denied the Applicant request for an Exception to
allow a pre-school. Following the public hearing, having heard concerns expressed by the neighbors and the
Amended PZ-19-2728 / Village Montessori
Page 1 of 9
4
0
Q
PU$EI
PZAB the Applicant revised the plans for staffs review and filed an appeal for the
consideration.
The amended site plan: 1) internalizes stacking on site; 2) reduced the number of children f
3) eliminates the existing building that was to house the infant class and offices on the T4 portio
4) allocates all educational classes and administrative offices for the pre-school within the T6 portio
site.
NOTICE
This submktal needs to be scheduled bra public hearing
In accordance with timelines set forth in the City of
Miami Code. The appticade decision -making body will
resiew the information at the public hearing to render a
recommended on or a final decid on.
PZ-19-2728
05/01 /2
REbI E
The analysis contained within this report are based on the revised plans submitted by the Applicant April 28,
2020 for staff review and as further outlined in subsection E of this report.
C. MIAMI NEIGHBORHOOD COMPREHENSIVE PLAN (MCNP):
The subject property is designated Restricted Commercial, this category also allows general office use; clinics
and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary
schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of
the public, typically requiring easy access by personal auto, and often located along arterial or collector
roadways, which include: general retailing. As such a Preschool, is consistent with the comprehensive plan
subject to the Land Development Regulations, which permit the use via an exception per the underlying zoning
district designation of General Urban Core Transect Zone "T4-R".
D. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T4-R; General Urban Transect Zone Restricted Commercial
Maximum 150 D.U. per acre
T6-8-0; Urban Core Transect Zone
Surrounding Properties
NORTH: T3-R; Sub -Urban Transect Zone
(East Shenandoah Subdivision)
SOUTH: T6-8-0; Urban Core Transect Zone
(across Coral Way, Gas Station)
EAST:
T4-R; General Urban Transect Zone
(Vacant Lot)
T6-8-0; Urban Core Transect Zone
(Vacant Lot)
WEST: T3-0; Sub -Urban Transect Zone
(Kentucky Corners Subdivision)
FUTURE LAND USE DESIGNATION
Restricted Commercial
Maximum 150 D.U. per acre
Single Family Residential
Maximum 9 D.U. per acre
Restricted Commercial
Maximum 150 D.U. per acre
Restricted Commercial
Maximum 150 D.U. per acre
Restricted Commercial
Maximum 150 D.U. per acre
Duplex Residential
Maximum 18 D.U. per acre
Amended PZ-19-2728 / Village Montessori
Page 2 of 9
co
T6-8-0; Urban Core Transect Zone Restricted Commercial
Maximum 150 D.U. peracr
E. ANALYSIS:
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body NOR
resiew the information at the public hearing to render a
recommendation or a final decision.
The following is a review of the request for an Exception pursuant to Article 4, Table 3 of the Miami 21 Code, to
allow a Preschool on a site zoned Urban Core Transect Zone "T4-R" and Urban Core Transect Zone "T6-8-0" in
accordance with Section 33-151 Article XA entitled, "Educational and Childcare Facilities Nonpublic" of the
Miami Dade County Code of Ordinances. The Background section of this report is hereby incorporated into the
analysis and its corresponding criteria by reference:
(a) Study guide. The study entitled "Physical Standards for Proposed Private Educational Facilities in
Unincorporated Miami -Dade County," date 1977, shall be used as a general guide in the review of
proposed nonpublic educational facilities; provided, however, that in no case shall the educational
philosophy of a school be considered in the evaluation of the application.
Analysis: Not Applicable. However, a review was conducted under Section 33-151.18(a), (c), (e) of the Miami -
Dade County Code entitled "Physical Standards". Under 33-151(a) Outdoor recreation/play areas
shall be in accordance with the following minimum standards, calculated in terms of the proposed
maximum number of children for attendance at the school at anyone (1) time unless otherwise
indicated as listed below.
School categories
Required area
Day nursery/Kindergarten and preschool
45 square feet per child in terms of the
proposed maximum number of children for
attendance of the school at one (1) time
Per Florida Statue 402.305(6) Infants from 3 - 12 months do not require playground area.
The Applicant previously requested 190 children of which 178 were subject to outdoor recreation/play
area requirements (178 children x 45 sq. ft. recreation space) / 2 = 4,005 sq. ft. required and 4, 225
sq. ft. provided.
The amended request is for 186 children of which 164 are subject to outdoor recreation/play are
requirements (164 children x 45 sq. ft. recreation space) / 2 = 3,690 sq. ft. ft. required, and 3,690 sq.
ft. is provided. The remaining 20 children are infants, per Florida Statue 402.305(6) Infants from 3-
12 months are not subject to playground area requirements.
Finding: Consistent
Analysis: Under 33-151(c) auto stacking spaces for pickup and delivery of children shall be provided for a
minimum of two (2) automobiles for schools with twenty (20) to forty (40) children; schools with forty
(40) to sixty (60) [children] shall provide four (4) spaces; thereafter there shall be provided a space
sufficient to stack five (5) automobiles. Eight (8) on site stacking spaces are provided vs Four (4) on -
street stacking spaces one (1) on site for a total of 5 stacking spaces previously proposed.
Findings: Consistent
Analysis: Under 33-151.18 (e) the class room size shall be calculated on the effective net area usable for
instruction or general care of the group to be housed. This space shall not include kitchen areas,
Amended PZ-19-2728 / Village Montessori
Page 3 of 9
bathrooms, hallways, teachers' conference rooms, storage areas, or any other i
not used for instruction, play or other similar activities. The minimum classro
determined by multiplying the maximum proposed number of pupils for attendan
time by the minimum square footages as follows:
This submtal needs to be scheduled for a public hearing
in accordance wM timelines set forth in the City of
Miami Code. The appllude decision -making body will
reWew the information at the public hearing to render a
recommendation or a finaldecI on.
PZ-19-2728
05/01/20
"Day nursery and kindergarten, preschool and afterschool care, 35 square feet per pupil."
Previous
OCCUPANT LOAD CHART
ROOM NO. ROOM NAME USE NUMBER OF NUMBER OF NUMBER OF NUMBER OF S.F. S.F. / CHILD
STUDENTS TEACHERS ADM. MISC. STAFF PROVIDED REQUIRED
1 CLASSROOM 1 INFANTS 12 CHILDREN 1 TEACHER 493 35
2 CI 6SSROOM 2 1-2 YEAR OLD 23 CHILDREN 2 TEACHERS ---- ----- 836 35
3 0 ASSRQOM 3 1-2 YEAR OLD 23 CHILDREN 2 TEACHERS --- ----- 831 35
4 CI SSSROOM 4 1-2 YEAR OLD 26 CHILDREN 2 TEACHERS --- ----- 924 35
5 CLASSROOM 5 3-6 YEAR OLD 14 CHILDREN 2 TEACHERS ---- ----- 508 35
6 CLASSROOM 6 3-6 YEAR OLD 15 CHILDREN 2 TEACHERS 561 35
7 CI.65SROOM 7 3-6 YEAR OLD 14 CHILDREN 1 TEACHER 502 35
8 CLASSROOM 6 3-6 YEAR OLD 11 CHILDREN 1 TEACHER 505 35
9 CLASSROOM 9 3-6 YEAR OLD 29 CHILDREN 2 TEACHERS ---- ---- 1,131 35
10 CLASSROOM ID 3-6 YEAR OLD 23 CHILDREN 2 TEACHERS •-•-- 940 35
I 1 ADMINISTRATION OFFICE -1st FLOOR ---- ---- 1
TOTALS 190 CHILDREN 17 TEACHERS 7,224 S.F.
The Applicant previously requested (190 children x 35 sq. ft. of classroom area) = 7,224 sq. ft.
required, and 7,224 sq. ft. provided.
Revised
OCCUPANT LOAD CHART
ROOM NO. ROOM NAME USE NUMBER OF NUMBER OF S..F.
STUDENTS TEACHERS PROVIDED
1 CLASSROOM 1 INFANTS 20 CHILDREN 5 TEACHERS 701
S.F. / CHILD
REQUIRED
35
2 CLASSROOM 2 2 YEAR OLD 22 CHILDREN 3 TEACHERS 793
35
3 CLASSROOM 3 3.6 YEAR OLD 32 0IILDREN 3 TEACHERS 1127
35
4 CLASSROOM 4 3.6 YEAR OLD 25 OIIIDREN 2 TEACHERS 387
35
5 CLASSROOM 5 2 YEAR OLD 13 CHILDREN 2 TEACHERS 457
35
6 CLASSROOM 6 2 YEAR OLD 14 CHILDREN 2 TEACHERS 492.
35
7 CLASSROOM 7 3.6 YEAR OM 31 CHILDREN 3 TEACHERS 1093
35
8 CLASSROOM 8 3-6 YEAR O1D 29 CHILDREN 3 TEACHERS 102E
35
PLAYGROUND CALCULATIONS
TOTALS 186 CHILDREN 23 TEACHERS 6533 S.F.
PER DCF ORDINANCE 7.5.13 OUTDOOR PLAY SPACE FOR 1E4 CHILDREN: 164' 2 . 82 CHILDREN X 45 S.F. PER CHILD . 3,590 S.F. REQIUIRED
PROPOSED HUNTER OF CHILDREN ENROLLED - 136 CHILDREN 3,69135.F. PROVIDED
PER DCF INFANTS FROM 3 MONTHS TO 12 MONTHS DO NOT REQUIRE PLAYGROUND
Due to the revised site plan the Applicant amended its request to (186 children x 35 sq. ft. of
classroom area) = 6,510 sq. ft. required, and 6,583 sq. ft. provided.
Finding: Consistent
(b)
Planning and neighborhood studies. Planning and neighborhood studies accepted or approved by
the Board of County Commissioners that include recommendations relevant to the facility site shall
be used in the review process.
Amended PZ-19-2728 / Village Montessori
Page 4 of 9
Analysis: Not Applicable
Finding: Not Applicable
(c)
Analysis:
Scale. Scale of proposed nonpublic educational facilities shall be compatible with
proposed or existing uses and shall be made compatible by the use of buffering elements.
This submittal needs to be scheduled fora pubic hearing
In aaordancc whh bmellnes set forth in the City of
Miami Code. The applicable decision -malting body NOR
resiew the information at the public hearing to render a
recommendation or a final decision.
The proposed preschool / childcare facility will be incorporated into an existing two-story commercial
structure. The site has been redesigned in accordance with applicable code requirements pursuant
to Section 33-151 and Miami 21 Code per revised plans on file. Staff finds the proposed childcare
facility use to be compatible with the surrounding uses and consistent with the MNCP.
Findings: Consistent
(d) Compatibility. The design of the nonpublic educational facilities shall be compatible with the design,
kind and intensity of uses and scale of the surrounding area.
Analysis: The preschool/childcare facility will utilize the existing structure that has been adapted to
accommodate a maximum of 186 children ages 3 months to 6 years of age. The proposed number
of students requested complies with classroom size and outdoor recreation space on site. The Miami
Comprehensive Neighborhood Plan has recommended that this area be utilized for Restricted
Commercial. Uses in this category include but are not limited to general retail, office, primary and
secondary schools. Under the Miami 21 Zoning Code a preschool use may be permitted for the
portion of the site zoned T4-0 via an Exception, for the remaining portion of the site zoned T6-8-0,
a preschool use is permitted as of right.
Findings: Consistent
(e) Buffers. Buffering elements shall be utilized for visual screening and substantial reduction of noise
levels at all property lines where necessary.
Analysis: As per revised Sheet A102 & Sheets L105, L106 of the plans signed and sealed on March 5, 2020
staff notes that the Applicant will install and maintain a perimeter c.m.u. wall along the eastern
perimeter of the subject site. In addition, the Applicant will install a fence and a landscape cocoplum
hedge or its equivalent along the (northern) secondary frontage along SW 21 Terrace and the
(western) secondary frontage along SW 13 Avenue as to minimize the visual and noise impact onto
the adjacent neighbors from the parking and playground areas.
Findings: Consistent
(f) Landscape. Landscape shall be preserved in its natural state insofar as is practicable by minimizing
the removal of trees or the alteration of favorable characteristics of the site. Landscaping and trees
shall be provided in accordance with Chapter 18A of this Code.
Analysis: Per plan Sheet L105 the Applicant seeks to preserve a 28' high Live Oak on site. A landscape plan
has been submitted as part of the plans as prepared by Diego Vanderbiest.
Amended PZ-19-2728 / Village Montessori
Page 5 of 9
pusoc
4
a.
Previous - Landscape Plan
. CM/ C:= C773 CralD
0.-..tj Auto stacking
S 141 f 3.rn AVENUE
Revised — Landscape Plan
NOTICE
This submittal needs to loe schedu led for a pubic hearing
In accordance votth Id matinee set forth in the City of
Miami Code. The appLiceble decision -malting body NOR
reAew the Information at the pane hearing to render a
recommended on or a final decision
PZ-19-2728
05/01/20
LANDSCAPE PLAN
Findings: Consistent
44,
WCOV
Amended PZ-19-2728 / Village Montessori
Page 6 of 9
(g) Circulation. Pedestrian and auto circulation shall be separated insofar as is p
circulation systems shall adequately serve the needs of the facility and be compati
with circulation systems outside the facility.
This submittal needs to be scheduled fora pubic hearing
In accordance whh Idmatinee set forth in the City of
Miami Code. The applica de decision -ma ItIng body will
review tine Information at the public hearing to render a
recommended on or a final decla on.
Analysis: The applicant has provided a designated area for the drop-off and pick-up of students. The
of parking spaces are in accordance with the Miami 21 Code. Designated walkways to and from the
parking area and buildings are laid out in a manner as to not interfere with vehicular traffic on site.
See plan Sheet A102 titled "Site Plan".
PZ-19-2728
05/01/20
Findings: Consistent
(h) Noise. Where noise from such sources as automobile traffic is a problem, effective measures shall
be provided to reduce such noise to acceptable levels.
Analysis: The project shall be conditioned to comply with the provisions of the Miami Municipal Code Chapter
36 entitled "Noise".
Findings: Consistent
(i) Service areas. Wherever service areas are provided they shall be screened and so located as not to
interfere with the livability of the adjacent residential properties.
Analysis: Per plan Sheet A102 the services area for (refuse and recycling) are screened and located towards
the interior of the site as to minimize any adverse impacts on the adjacent residential properties.
Finding: Consistent
(j) Parking areas. Parking areas shall be screened and so located as not to interfere with the livability
of the adjacent residential properties.
Analysis: Parking areas proposed to serve the preschool/childcare facility are located within an enclosed fence
and landscape area, as identified on Sheet L105 of the plans.
Findings: Consistent
(k) Operating time. The operational hours of a nonpublic educational facility shall be such that the impact
upon the immediate residential neighborhood is minimized.
Analysis: The proposed hours of operation are from 7:30am to 6:OOpm Monday thru Friday. The hours of
operation as proposed are in keeping with those of other businesses in the immediate area.
Findings: Consistent
(I) Industrial and commercial. Where schools are permitted in industrial or commercial areas it shall be
clearly demonstrated in graphic form how the impact of the commercial or industrial area has been
minimized through design techniques.
Analysis: Not applicable; this property is in a predominantly commercial and residential area.
Findings: Consistent
Amended PZ-19-2728 / Village Montessori
Page 7 of 9
(m)
Fences and walls. Recreation and/or play areas shall be enclosed with fences an
Analysis: All recreational areas proposed are secured with a fence, and bollards to keep the
vehicular movements. See plan Sheet A102
Findings: Consistent
F. NEIGHBORHOOD SERVICES:
Code Compliance No Comment
Building Required
Environmental Resources Required
DERM Required
Little Havana NET No Comment
Historic Preservation No Comment
City of Miami Transportation Required
MDC Transportation & Public Works Required
G. CONCLUSION:
This submittal needs to be scheduled fora pubic hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The applicable decision -malting body NOR
reviewthe information at the public hearing to render a
recommendation or a final decision.
The Planning Department recommends approval of the applicant's request with conditions for the Exception
to permit a preschool/childcare facility for up to 190 children and 17 staff members. Staff finds the proposed
childcare facility is compatible with the existing uses in the vicinity under the General Urban Core Transect
Zone "T4-R" and Urban Core Transect Zone "T6-8-0".
Staff finds the Exception as requested to be consistent with the goals of the Miami 21 Code as the requested
use and structures are compatible with the surrounding neighborhood.
H. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.6, Article 4, Table 3 of the Miami 21 Code and Chapter 33, Section 33-
151 Article XA of the Miami -Dade County Code of Ordinances, as amended on the aforementioned findings,
the Planning Department recommends approval of the Exception to allow a preschool as presented with
conditions below:
1. The development shall be substantially in accordance with the plans entitled "Village Montessori
School" as prepared by WHA Designs consisting of thirteen (13) sheets dated batched stamped
by the City of Miami on April 29, 2020. Additional Site Survey information consisting of three (3)
sheets, two (2) sheets dated batch stamped on April 30, 2020 and one sheet on June 26, 2019.
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. As a condition of approval, the Applicant shall agree not to have a child mix that requires more
than 23 staff members and, at no time shall the number of children exceed 186.
Amended PZ-19-2728 / Village Montessori
Page 8 of 9
4. The hours of operation are from 7:30 am to 6:00 pm Monday through Frid
hours of operation shall require the approval by the Miami -Dade Traffic E
and review by the City of Miami Planning Department.
5. The Applicant shall submit a final landscape plan in accordance with Chapter 18A
Dade County Code and Article 9 of Miami 21 Code to be approved by the Director of th
Miami Planning Department prior to submitting for a building permit.
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicade decision-rna king bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
6. The Applicant shall incorporate landscaping in the center circle located within the parking area.
7. The Applicant shall obtain approval and comply with recommendations from Miami -Dade County
Department of Transportation and Public Works, and the City of Miami Office of Capital
Improvements.
8. The Applicant shall comply with the provisions of the Miami Municipal Code, Chapter 36 entitled
"Noise".
9. Changes to the hours of operation, number of employees and/or children shall require staff's
review to verify whether a modification or a new Exception, per Article 7, Section 7.1.3.5 for the
preschool use will be required as determined by the Planning Director.
10. The Applicant shall provide annual written confirmation from a certified public accountant of the
total student enrollment by the first Wednesday of every October to the Department of Planning
via certified mail. At no time, shall said enrollment exceed 186 students.
Ellis,
J�u
Digitally signed by Ellis,
Jacqueline
Date: 2020.04.30 15:48:17
-04'00'
Amended PZ-19-2728 / Village Montessori
Page 9 of 9
0 125 250
AERIAL
PZ-19-2728
EXCEPTION
ADDRESSES: 1267 SW 22 ST, 1292 SW 21 TER & 2149 SW 13 AV
500 Feet
SUBJECT PROPERTIES
MIAMI 21 (EXISTING)
PZ-19-2728
EXCEPTION
CI
CI
i
(
T3-O
1
T3-O
®SW 20TH ST
J
SW-21 ST ST-T3_ R _
SW-21ST=TER
L
SW22ND,ST
SW_12TH AVE
T4-R
T6-8-O
NO19
PJ�
SW-22ND TERM
SW22NDST-
0 125 250
ADDRESSES: 1267 SW 22 ST, 1292 SW 21 TER & 2149 SW 13 AV
500 Feet
• •—• Established Setbacks
SUBJECT PROPERTIES