HomeMy WebLinkAboutStaff Analysis and Maps (Obsolete)City of Miami
Planning Department
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
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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)
T6-8-0; Urban Core Transect Zone
E. ANALYSIS:
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
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.
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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
Per Florida Statue 402.305(6) Infants from 3 —12 months do not requre 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 N0. 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 OLD 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 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 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.
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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 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
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(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.
Auto slacking
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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
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(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
6) 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:OOpm 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
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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.
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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.
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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
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T3-O
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SW-21 ST ST-T3_ R _
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SW22ND,ST
SW_12TH AVE
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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