HomeMy WebLinkAboutPZAB (6076) ResolutionCity of Miami
PZAB Resolution
Enactment Number: PZAB-R-19-029
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File ID: 6076
Final Action Date: 7/17/2019
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD,
WITH ATTACHMENT(S), FAILING TO APPROVE BY A SUPERMAJORITY VOTE AN
EXCEPTION, PURSUANT TO ARTICLE 4, TABLE 3 AND ARTICLE 7, SECTION
7.1.2.6 OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF
MIAMI, AS AMENDED, TO ALLOW A PRESCHOOL/CHILDCARE FACILITY FOR A
MAXIMUM OF 190 CHILDREN ON THREE (3) PARCELS LOCATED WITHIN "T4-R,"
GENERAL URBAN CORE TRANSECT ZONE - RESTRICTED, AND "T6-8-O,"
URBAN CORE TRANSECT ZONE - OPEN, FOR THE PROPERTY LOCATED AT
APPROXIMATELY 1267 SOUTHWEST 22 STREET, 1292 SOUTHWEST 21
TERRACE, AND 2149 SOUTHWEST 13 AVENUE, MIAMI, FLORIDA, AS MORE
PARTICULARLY DESCRIBED IN EXHIBIT "A"; MAKING FINDINGS; CONTAINING
A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, on June 6, 2019, Village Montessori School, (the "Applicant") applied for an
Exception to the City of Miami ("City") Planning Department under (PZ-19-2728) to allow a
preschool ("Preschool" or "Project") on three (3) parcels located at approximately 1267
Southwest 22 Street, 1292 Southwest 21 Terrace, and 2149 Southwest 13 Avenue, Miami,
Florida, as more particularly described in Exhibit "A," attached and incorporated ("Property");
and
WHEREAS, the Property consists of a single -story residential structure constructed in
1939 and a two-story commercial building constructed in 1937; and
WHEREAS, the Project proposes an adaptive reuse of the two (2) existing structures to
accommodate a Preschool for 190 children ages 3 months to 6 years of age pursuant to Article
4, Table 3 and Article 7, Section 7.1.2.6 of Ordinance No. 13114, the Zoning Ordinance of the
City of Miami, as amended, ("Miami 21 Code") and Section 33-151, Article XA, titled,
"Educational and Childcare Facilities Nonpublic" of the Miami Dade County Code of Ordinances;
and
WHEREAS, the subject Project is located within the East Shenandoah Subdivision and
the Little Havana Neighborhood Enhancement Team ("NET") area on a site that is
approximately 22,246 square feet and located on the southeast corner of Southwest 21 Street
and Southwest 13 Avenue; and
WHEREAS, under the Miami Neighborhood Comprehensive Plan ("MCNP"), the Project
site is designated Restricted Commercial, which also allows general office use; clinics and
laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and
secondary schools as well as 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; and
City of Miami Page 1 of 4 File ID: 6076 (Revision: D) Printed On: 8/12/2019
WHEREAS, the Property has two (2) Zoning Transects, "T4-R," General Urban Core
Transect Zone — Restricted, and "T6-8-O," Urban Core Transect Zone -Open, which bifurcate
the site; and
WHEREAS, the City's Planning Department found that a Use such as a Preschool is
consistent with the MCNP subject to the Land Development Regulations, which allow the Use
via an Exception per the underlying zoning district designation of "T4-R," General Urban Core
Transect Zone - Residential, and by right in the "T6-8-O" Urban Core Transect Zone - Open;
and
WHEREAS, the City's Planning Department staff found that the proposed
Preschool/childcare facility is compatible with the existing Uses in the vicinity under the "T4-R,"
General Urban Transect Zone - Restricted, and "T6-8-O," Urban Core Transect Zone - Open;
and
WHEREAS, the City's Planning Department staff, thorough its analysis, attached and
incorporated as Exhibit "B," found the Exception request to allow a Preschool/childcare facility
consistent with the goals of the Miami 21 Code and the MCNP; and
WHEREAS, the City's Planning Department recommended approval of the Applicant's
request for an Exception with the following conditions to permit a Preschool/childcare facility for
up to 190 children and 17 staff members:
1. The development shall be substantially in accordance with the plans titled "Village
Montessori School" as prepared by WHA Designs consisting of 13-sheets and
dated June 4, 2019.
2. The Applicant, owner, or its successors shall comply with the requirements of all
applicable departments/agencies as part of the City building permit submittal
process.
3. As a condition of approval, the Applicant, owner, or its successor shall agree not
to have a child mix that requires more than 17 staff members and, at no time shall
the number of children exceed 190.
4. The hours of operation shall be from 7:30 am to 6:00 pm Monday through Friday.
Changes to the hours of operation shall require approval by the Miami -Dade
Traffic Engineering Division and review by the City's Planning Department.
5. The Applicant, owner, or its successor shall submit a final landscape plan in
accordance with Chapter 18A of the Miami -Dade County Code and Article 9 of the
Miami 21 Code to be approved by the Director of the City's Planning Department
prior to submitting for a building permit.
6. The Applicant owner, or its successor 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.
City of Miami Page 2 of 4 File ID: 6076 (Revision: D) Printed On: 8/12/2019
7. The Applicant shall comply with the provisions of Chapter 36 of the City Code, as
amended, titled "Noise."
8. Changes to the hours of operation, number of employees and/or number of
children shall require the City's Planning Department staff review to verify whether
a modification or a new Exception under Section 7.1.3.5 of the Miami 21 Code for
the preschool Use will be required, as determined by the City's Planning Director.
9. 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 City's Planning Department via certified mail. At no time, shall said
enrollment exceed 190 students.
WHEREAS, the Planning, Zoning, and Appeals Board ("PZAB") has considered the
goals, objectives, and policies of the Miami Comprehensive Plan, Miami 21, and all other City
regulations; and
WHEREAS, Section 7.1.2.6 of the Miami 21 Code indicates that, as identified in Article
4, Table 3 of this Code, a Use may be permitted by Exception in specific Transect Zones if it
conforms to criteria of the Miami 21 Code; and
WHEREAS, the Applicant failed to obtain a supermajority vote of the PZAB pursuant to
7.1.1.4.d.4. of the Miami 21 Code and Section 62-17(d) of the City Code, which indicate that no
action to approve an Exception shall be taken without the concurring votes of a supermajority of
board members present with said supermajority consisting of one more member than a simple
majority; and
WHEREAS, there was a motion to approve with conditions that did not attain a
supermajority of the votes as there were four votes in favor and three votes against; and
WHEREAS, the supermajority vote to approve an Exception is a requirement of the
Miami 21 Code; and
WHEREAS, the applicable requirements of the Miami 21 Code have not been met; and
WHEREAS, after conditions and safeguards have been considered, the application fails
to comply with all applicable regulations; and
WHEREAS, after due notice and an opportunity to be heard has been afforded to all
parties and members of the public, there is competent substantial evidence in the record to
deny the Exception;
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING, AND APPEALS
BOARD OF THE CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The Exception requested pursuant Article 4, Table 3 and Article 7, Section
7.1.2.6 of the Miami 21 Code as presented, are denied.
City of Miami Page 3 of 4 File ID: 6076 (Revision: D) Printed On: 8/12/2019
Section 3. The Applicant failed to obtain the required supermajority vote pursuant to
7.1.1.4.d.4. of the Miami 21 Code and Section 62-17(d) of the City Code, which indicate that no
action to approve an Exception shall be taken without the concurring votes of a supermajority of
board members present.
Section 4. If any section, part of a section, paragraph, clause, phrase, or word of this
Resolution is declared invalid, the remaining provisions of this Resolution shall not be affected.
Section 5. This Resolution shall be effective immediately upon its adoption.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS DIVISION
WITHIN FIFTEEN (15) DAYS.
rco Garcia, Director
partment of Planning
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Execu
tion Da e
Personally appeared before me, the undersigned authority, tCGS Lt-P, Clerk of the Planning, Zoning and Appeals Board of
the City of Miami, Florida, and acknowledges that s/he executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS \ L'/DAY OF (305, 2019
St\\11Ot ��+onzctlt 7
Print Notary Name
Notary Ptabl 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
• � , SILVIA GONZALEZ
• +�� MY COMMISSION # GG 051561
Win` o EXPIRES: November 30, 2020
Fq ;4p, Bonded Thru Notary Public Underwriters
City of Miami Page 4 of 4 File ID: 6076 (Revision: D) Printed On: 8/12/2019
EXHIBIT A
LEGAL DESCRIPTION
Project Address's:
1267 SW 22 St, Miami, FL 33139
Lots 13,14,15,16, Block 68, "East Shenandoah", according to the plat thereof as recorded in plat book 14, page 55, of
the public records of Miami -Dade County, FL
1292 SW 21 Terr, Miami, FL 33139
Lot 11, Block 68, "East Shenandoah", according to the plat thereof as recorded in plat book 14, page 55, of the public
records of Miami -Dade County, FL
2149 SW 13 Avenue, Miami, FL 33139
Lot 12, Block 68, "East Shenandoah", according to the plat thereof as recorded in plat book 14, page 55, of the public
records of Miami -Dade County, FL
City of Miami
- Planning Department
Land Development Section
ANALYSIS FOR
EXCEPTION
APPLICANT: Village Montessori School FILE ID: 6076
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
A. GENERAL INFORMATION:
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 190 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 to allow a pre-school (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.
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
Village Montessori
Page 1 of 8
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
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)
T6-8-0; Urban Core Transect Zone
E. ANALYSIS:
FUTURE LAND USE DESIGNATION
Restricted Commercial
Maximum 150 D.U. per acre
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
Restricted Commercial
Maximum 150 D.U. per acre
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 Pre-school 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.
Village Montessori
Page 2 of 8
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 any one (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
305(0) Infants from 3 —12 months do not require playground area.
The Applicant is requesting 190 children of which 178 are 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.
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. Four (4) on -street stacking spaces are proposed along SW
13th Avenue fronting the secondary principal frontage of the subject site and one (1) on site for a total
of 5 stacking spaces provided.
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,
bathrooms, hallways, teachers' conference rooms, storage areas, or any other interior space that is
not used for instruction, play or other similar activities. The minimum classroom space shall be
determined by multiplying the maximum proposed number of pupils for attendance at any one (1)
time by the minimum square footages as follows:
"Day nursery and kindergarten, preschool and afterschool care, 35 square feet per pupil."
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 CLASSROOM 2 1-2 YEAR OW 23 CHILDREN 2 TEACHERS --- 838 35
3 CLASSROOM 3 1-2 YEAR OLD 23 CHILDREN 2 TEACHERS 831 35
4 CLASSROOM 4 1-2 YEAR OW 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 CLASSROOM 7 3-6 YEAR OLD 14 CHILDREN 1 TEACHER 502 35
8 CLASSROOM 8 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 10 3-6 YEAR OLD 23 CHILDREN 2 TEACHERS 940 35
1 1 ADMINISTRATION OFFICE -1st FLOOR --- 1 -- __--
TOTALS 190 CHILDREN 17 TEACHERS 1 7,224 S.F.
Village Montessori
Page 3 of 8
The Applicant is requesting (190 children x 35 sq. ft. of classroom area) = 7,224 sq. ft. required and
7,224 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.
Analysis: Not Applicable
Finding: Not Applicable
(c) Scale. Scale of proposed nonpublic educational facilities shall be compatible with surrounding
proposed or existing uses and shall be made compatible by the use of buffering elements.
Analysis: The proposed pre-school / childcare facility will be incorporated into two existing structures (single -
story and a two-story structure). The site and the interior of the existing structures have been
redesigned in accordance with applicable code requirements pursuant to Section 33-151 and Miami
21 Code per 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 pre-school/childcare facility will utilize the existing structures that have been adapted to
accommodate a maximum of 190 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 pre-school 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 pre-school 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 Sheet A101 & Sheets L105 of the plans dated June 4, 2019 staff notes that the Applicant will
install and maintain a perimeterc.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
Village Montessori
Page 4 of 8
(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 and two 40' and 37' high
Rainbow Eucalyptus trees on site. A landscape plan has been submitted as part of the plans as
prepared by Diego Vanderbiest.
gi
B
Auto slacking
SAY 13J: AVENUE
Findings: Consistent
(g) Circulation. Pedestrian and auto circulation shall be separated insofar as is practicable, and all
circulation systems shall adequately serve the needs of the facility and be compatible and functional
with circulation systems outside the facility.
Analysis: The applicant has provided a designated area for the drop-off and pick-up of students. The number
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 A101 titled "Site Plan".
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
Village Montessori
Page 5 of 8
(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 A101 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 pre-school/childcare facility are located within an enclosed
fence and landscape area, as identified on Sheet L105 of the planes dated.
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 6:00pm Monday thru Friday. The hours of
operation as proposed are similar to 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
(m) Fences and walls. Recreation and/or play areas shall be enclosed with fences and/or walls.
Analysis: All recreational areas proposed are secured with a fence, and bollards to keep the children clear of
vehicular movements. See plan sheet A101
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
Village Montessori
Page 6 of 8
G. CONCLUSION:
The Department of Planning and Zoning 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 pre-school 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 June 4, 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 17 staff members and, at no time shall the number of children exceed 190.
4. The hours of operation are from 7:30 am to 6:00 pm Monday through Friday. Changes to the
hours of operation shall require the approval by the Miami -Dade Traffic Engineering Division
and review by the City of Miami Planning Department.
5. The Applicant shall submit a final landscape plan in accordance with Chapter 18A of the Miami -
Dade County Code and Article 9 of Miami 21 Code to be approved by the Director of the City of
Miami Planning Department prior to submitting for a building permit.
6. 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.
7. The Applicant shall comply with the provisions of the Miami Municipal Code, Chapter 36 entitled
"Noise".
8. Changes to the hours of operation, number of employees and/or children shall require staffs
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.
Village Montessori
Page 7 of 8
9. 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 190 students.
Village Montessori
Page 8 of 8
0 125 250
I
AERIAL
PZ-19-2728
EXCEPTION
ADDRESSES: 1267 SW 22 ST, 1292 SW21 TER & 2149 SW 13 AV
500 Feet
SUBJECT PROPERTIES
MIAMI 21 (EXISTING)
PZ-19-2728
EXCEPTION
cI
cI
H
2
T3 0
SW21ST•ST
w
H
M
II
.SW20TH ST
SW21STST T3-R
7
SW>21 ST=TER
SW22ND ST
SW22ND ST-
:SWe12TH AVE
T4-R
T6-8-O
SSW 22ND•TER
N
0 125 250
ADDRESSES: 1267 SW 22 ST, 1292 SW 21 TER & 2149 SW 13 AV
500 Feet
0-0—Q-- Established Setbacks
SUBJECT PROPERTIES