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Home My WebLink AboutAnalysis and Maps (Updated)DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 City of Miami Planning Department ANALYSIS FOR EXCEPTION (EARIA, NEARING, �oF O PZ-21-11667 '�� 02/10/23�' RFVIEW CO pletion of staff review indicates permit n DOES NOT meet minimum requirements mi 21and/or the City f Miami Code, only. mit application will need to be scheduled blic hearing in accordance with timelines in the City of Miami Code. The applicable ion-makirg body will review the permit ation at the public hearing and render r a recommendation or a final decision. Staff Analysis Report No. PZ-21-11667 Location 2217 NW Miami Ct Folio Number 0131250480110 Miami 21 Transect T6-8-O, Urban Core Zone, NRD-1 (Wynwood NRD) MCNP Designation General Commercial Commission District 5 — City Commissioner: Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Planner Darren Murphy, Planner II, Email: dmurphy@miamigov.com Property Owner Wynwood DC Propco LLC Project Representative Ian Bacheiko, Email: ian.bacheikov@akerman.com A. REQUEST Pursuant to Article 7, Section 7.1.2.6 of Ordinance 13114 ("Miami 21"), as amended, the Wynwood DC Propco LLC (the "Applicant") requests an Alcoholic Service Establishment, by process of Exception, that is located at 2217 NW Miami Ct, Miami, Florida (the "Property") B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.6 of Miami 21, as amended, the Planning Department Approves with Conditions the Alcoholic Service Establishment based upon the facts and findings in this staff report. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 1 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 (EARIA, NEARING, �oF O PZ-21-11667 '�� 02/10/23�' 'EVIEW CO pletion of staff review indicates permit n DOES NOT meet minimum requirements mi 21and/or the City f Miami Code, only. mit application will need to be scheduled blic hearing in accordance with timelines in the City of Miami Code. The applicable ion-makirg body will review the permit ation at the public hearing and render r a recommendation or a final decision. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-O, Urban Core Zone General Commercial, 150/du Vacant Land Industrial South T6-8-O, Urban Core Zone General Commercial, 150/du Vacant Land — Commercial East T6-8-O, Urban Core Zone General Commercial, 150/du Vacant Land — Industrial; Manufacturing & Processing West T5-O, Urban Center Zone General Commercial, 150/du Manufacturing & Processing RELATED APPROVALS Date Action 9/5/2019 BD19-017107-001 — Final- All Inspections are finalized. 5/9/2019 BD18-019074-001 — Final- All Inspections are finalized. U. BACKGROUND Site Location The Property is bounded by the following Thoroughfares: NW 23 St to the north, N Miami Av to the east, NW 22 St to the south, and NW Miami Ct to the west. The Property is currently vacant land — Commercial, please see Figure 1. Proposal The Applicant is proposing an Alcohol Service Establishment ("ASE") that is approximately 6,202 sq. ft. and located on the ground floor of 217-room hotel (the "Arlo Wynwood Hotel"), please see Figure 2. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 2 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 (EARIA, NEARING, PZ-21-11667 '�� 02/10/23�' REVIEW CO pletion of staff review indicates permit n DOES NOT meet minimum requirements mi 21and/or the City f Miami Code, only. mit application will need to be scheduled blic hearing in accordance with timelines in the City of Miami Code. The applicable ion-makirg body will review the permit ation at the public hearing and render r a recommendation or a final decision. Figure 1: Aerial of subject site Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 3 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 `G NEARING O Completion of staff review indicates permit application DOES NOT meet minimum requirements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision —making body will review the permit application at the public hearing and render either a recommendation or a final decision. `ram PZ-21-11667 '<4 9,p" 02/10/23 RFVIEW CO' e SITE,P{AN RED HATCH kIDICATES THE EXTENT THE 9°fTERTAItMFNT'VENUE. AT .,RCRIND FLOUR AM) 11ZNNME N.W. MWIAAMI rCOURT c cAW Er. ,area.( TnaleROM 1.09.91.09 5 I' eel eewnpy 11 f5 .ate, e19 brR n U Figure 2: Site Plan, red hatch is the extent of the ASE Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 4 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Figure 3: proposed Valet Route (drop and pickup) E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) `G NEARING O Completion of staff review indicates permit application DOES NOT meet minimum requirements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the permit application at the public hearing and render either a recommendation or a final decision. `ram PZ-21-11667 '<4 irk 02/10/23 RFVIEW CO' The Property is in the MCNP's Future Land Use (FLU) designation of "General Commercial", and all its abutting properties have the same FLU designation. This FLU designation allows all activities including general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities, and other commercial activates. Therefore, the Applicant's proposed ASE conforms to the policies and goals of the MCNP is found to be consistent. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 5 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Figure 4: Future Land Use Map (red shading = General Commercial) Miami 21 Code `G NEARING O Completion of staff review indicates permit application DOES NOT meet minimum requirements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the permit application at the public hearing and render either a recommendation or a final decision. `ram PZ-21-11667 '<4 irk 02/10/23 RFVI EW CO' The Property is within Miami 21 Code's "T6-8-O", Urban Core Zone, which consists of the highest Density and greatest variety of Uses, including Commercial Uses such as an ASE, by process of Warrant. Furthermore, this project is considered as a "redevelopment project" with the demolishing of an existing building structure through BD18-019074-001 on 5/9/20219. Therefore, pursuant to Miami 21, Article 2, Section 2.1.3.1(b.), "Growth strategies should encourage Infill and redevelopment." This project conforms to the applicable code and is found to be consistent. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 6 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Figure 5: Miami 21 Transect Zone (pink shading = T6-8-O) Wynwood NRD-1 — Zoning Overlay `G NEARING O Completion of staff review indicates permit application DOES NOT meet minimum requirements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the permit application at the public hearing and render either a recommendation or a final decision. `ram PZ-21-11667 '<4 irk 02/10/23 RFVI EW CO' It is vital that the Wynwood Neighborhood accommodate new Uses and Densities while creating new Public and private Open Space opportunities for its existing and future residents. With the Applicant's request for a Hotel with an Commercial — ASE component, this request complies with the overall intent. Furthermore, per Miami 21 Code, Appendix J — Wynwood NRD-1, Section 4, Table 1 — Commercial (T6), an ASE is allowed by process of Exception. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 7 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Qcirriianii I Figure 6: Wynwood NRD-1 Overlay District Diagram (brown hatching) Exception #1 `G NEARING O Completion of staff review indicates permit application DOES NOT meet minimum requirements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the permit application at the public hearing and render either a recommendation or a final decision. `ram PZ-21-11667 '<4 -YAN, 02/10/23 RFVI EW CO' • Criteria 1: Miami 21 Code, Appendix J — Wynwood NRD-1, Section 4, Table 1 Commercial (T6), an ASE is allowed by process of Exception • Analysis 1: Through this Applicant's application by process Exception, they have complied with this requirement. • Finding 1: complies Exception #2 • Criteria 2: Miami 21 Code, Article 6, Table 13 (T6), Alcohol Service Establishment: occupying more than 5,000 sq. ft. of Floor Area shall require an Exception with approval by the City Commission Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 8 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Completion of staff review indicates permit application DOES NOT meet minimum requrements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -malting body will review the permit application at the public hearing and render either a recommendation or a final decision. • Analysis 2: Based on the Applicant's plan drawing — A-03, Zoning Data, their proposed ASE is approximately 6,202 sq. ft. Thus, triggering the requirement for a special permit — Exception. • Finding 2: complies F. NEIGHBORHOOD SERVICES What Divisions / Departments / outside agencies reviewed request and what was outcome. Pursuant to Article 7, Section 7.1.3.4 of the above Miami 21 Code, the Planning Department has made referrals to the agencies below: • Office of Zoning • Wynwood/Edgewater Neighborhood Service Center • Office of Code Compliance G. FINDINGS • The Property is in the MCNP's FLU designation "General Commercial" and Miami 21 Code, "T6-8-O", Urban Core Zone • Based on the Applicant's A-03 Zoning Data, the ASE is approximately 6,202 sq. ft. • Number of Employees: The Applicant anticipates that 35 to 40 employees will be employed at the ASE which ensures sufficient personnel to support the ASE's operation. • Menu Items: The Applicant will sell or offer for sale alcoholic beverages for consumption on the premises as a principal Use. • Based on the Applicant's City -approved Warrant, Waiver - PZ-19-2742, PZD-8, the Applicant obtained a shared parking reduction, a 30 percent reduction in parking requirements due to being within 1/4 mile of a Transit Corridor, and paid into the Wynwood Parking Trust Fund for 25 parking spaces • Based on the project file - PZD-9 the Applicant was granted 25 parking spaces per "Permanent Off -Street Parking Certificate of Waiver". • Based on the project file — PZD-18, the Applicant was granted three on -street parking spaces on NW 22 St and seven on -street parking spaces on NW Miami Ct. • The development complies with parking requirements of the Miami 21 Code by providing 72 parking spaces inside the building and nine on -street parking spaces. • Per Miami 21 Code, Article 4, Table 4 (Commercial) the 16 parking spaces are required for the ASE use are provided on Based on the Applicant's plan drawing — A- 03, Zoning Data. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 9 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Completion of staff review indicates permit application DOES NOT meet minimum requrements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -malting body will review the permit application at the public hearing and render either a recommendation or a final decision. • Based on the project file — PZD-20, Valet Parking Operations Plan (the "Valet Parking Operations Plan") all parking at the Property will be valet operated, please see Figure 3. o There will be no self -parking for guests and visitors at the Arlo Wynwood. o Based on the plan drawing — A-05, Ground Level Floor Plan, the ingress/egress for the Valet Parking will be located on the ground floor at the northwest corner of the Arlo Wynwood Hotel. o Based on the plan drawing — A-05, Ground Level Floor Plan, the Arlo Wynwood Hotel management has partnered with the City of Miami and will purchase three spaces on Miami court to be used as a valet ramp • For alcohol service establishments proposing capacities over 300 persons, an indoor/outdoor crowd control plan that addresses how large groups of people waiting to enter the alcohol service establishment and already on the premises will be controlled. • Applicant will use a velvet rope to separate the line of persons waiting to access ASE which will be entirely within the Applicant's private Property. • ASE employees will monitor the line and, in the case of any queue overflow, divert the line into lobby to not interfere with pedestrians. • In connection with a crowd control and security plan, please below, the Applicant will ensure sufficient security personnel • Applicant will provide and monitor security cameras that will afford full coverage of the interior and exterior of the venue. o For security personnel, there will be a security guard manning the front door and checking identification. o Parking facilities within the hotel are also monitored by security cameras covering the entire floorplate and the hotel's security personnel will do routine walk-throughs of the parking levels. Further, since all parking is valet operated the Applicant anticipates that only employees will access the parking levels. • Based on the plan drawing - PZD-10, Traffic Study and Traffic Circulation Analysis, a Traffic -Impact Analysis was prepared for an Exception application to the City of Miami to permit an ASE at the Arlo Wynwood Hotel. The ASE was part of the approved application - PZ-19-2742 — Warrant, Waiver. • The Applicant contracts with a sanitation removal company for the removal of waste daily. There will be one large enclosed trash room accessed from the service entrance and loading area to the east as reflected in plan drawing - A-04, Site Plan. • Based on the project files PZ-21-11442 - PZD-11 (Alcohol Reservation Letter) and the accompanying PZF-12, Liquor Survey, there are no residential district within 500 feet of the Property. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 10 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Completion of staff review indicates permit application DOES NOT meet minimum requrements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -malting body will review the permit application at the public hearing and render either a recommendation or a final decision. • If the proposed alcohol service establishment is within 200 feet of any residential use, a noise attenuation plan that addresses how noise will be controlled shall be required. • The Applicant's proposed ASE is housed completely indoors. Sound engineers have been contracted by the Applicant to design the interior and sound systems in a manner that ensures all noise will be contained entirely within the ASE. • Based on the project file — PZD-7, Operations Plan — Parking Plan, the Applicant will rent parking spaces in a garage(s) or lot(s) within 2,500 feet of the Property at a rate of one parking space per five employees. Furthermore, the Applicant will have a system in place to ferry employees back and forth, as needed. H. CONCLUSION The Applicant's requested ASE, as an Commercial component of the Arlo Wynwood Hotel, is being done through three separate Exceptions. Each one complies with all the criteria and regulations set forth in Miami 21 Code. Therefore, the Applicant's request is justifiable Based on the facts and findings of this staff analysis. Pursuant to Article 7, Section 7.1.2.6 of the Miami 21 Code, the Planning Department recommends Approval with Conditions of the requested Exception as presented with the following conditions: CONDITIONS 1. The proposed Alcohol Service Establishment shall be in accordance with the plans entitled "A-04, Site Plan" as prepared by the Architect of Record - Donald F. Wolfe, AR 009944 consisting of one page and bearing the e-Plan approval stamp. 2. Permitted Hours of Operation for the ASE will be Monday — Sunday from 5:00 pm — 3:00 am. 3. The selling or offering for sale alcoholic beverages for consumption shall be restricted to the limits of the ASE, as shown on the plan drawing — A-04, Site Plan, as a principal use. 4. Any noise generated on site shall conform to Chapter 36 of the City Code, as amended, including any future amendments for noise regulation. Concerns or complaints related to noise nuisance will be addressed and resolved immediately. 5. 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. 6. Any concerns or complaints related to noise nuisance will be addressed and resolved immediately. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 11 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 Completion of staff review indicates permit application DOES NOT meet minimum requrements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -malting body will review the permit application at the public hearing and render either a recommendation or a final decision. 7. Outdoor dining area is not a part of this Warrant application and shall be reviewed under a separate permit application. (If applicable) 8. Signage is not a part of this Warrant or Exception (choose the correct one) application and shall be reviewed under a separate permit application. 9. Applicant shall comply with the requirements of all applicable Departments/Agencies as part of City of Miami building permit submittal process. 10. Ensure fire sprinkler system is in place and/or fire inspection has been conducted for life safety standards and that client capacity is consistent with maximum capacity standards. 11. A change of operator will require the new owner to provide a notarized letter indicating the new operator agrees to these conditions of approval. Should the new operator not agree to these conditions, a new Exception will be required. 12. The City reserves the right to inspect the site to ensure compliance with the conditions as listed. 13. All tables, seating, furnishings, and other such associated material must be completely removable within twenty-four (24) hours. 14. Failure to comply with the conditions herein may result in a citation with a daily running fine per condition violated or the revocation of this permit. 15. Pursuant Article 7 Section 7.1.2.4.c.4 A Warrant shall be valid for a period of two (2) years during which a building permit or Certificate of Use must be obtained. This excludes a demolition or landscape permit. A one-time extension, for a period not to exceed an additional year, may be obtained if approved by the Planning Director. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 12 of 13 Updated 2.9.2023 DocuSign Envelope ID: B28ECCCA-81C3-4529-B176-B444F60B7ED7 lbbyy:,' I r:FomcuSigned a�IS� L,, EEF96�i63449F... Lakisha Hull, AICP, LEED AP BD+C Planning Director ,-DocuSigned by: StAuttA ln,U, Sfuti e v 4A75C'AC;9A FZE4dFi Sevanne Steiner, CNU-A Assistant Director NOTICE NEARING, "SO' �tYUF� O Completion of staff review indicates permit application DOES NOT meet minimum regurements under Miami 21 and/or the City of Miami Cade, only. This permit application will need to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the permit application at the public hearing and render either a recommendation a a final decision. `ram PZ-21-11667 '<4 irk 02/10/23 RFVI EW CO ' The Final Decision of the Planning Director, or his/her designee, may be appealed to the Planning, Zoning and Appeals Board by any aggrieved party within fifteen (15) days of the date of the posting of the decision on the City's website. The filing of an appeal, and payment of appropriate fee, may be submitted online at https://www.miamigov.com/Services/Solve-a-Problem/Appeal-a-Warrant-or-a-Waiver. Staff Analysis Report No. (PZ-21-11667_2217 NW MIAMI CT) — Page 13 of 13 Updated 2.9.2023