HomeMy WebLinkAboutSp Exception AnalysisAnalysis for a Special Exception component of a
MAJOR USE SPECIAL PERMIT
for
KUBIK
Located at
5600-5780 Biscayne Boulevard
CASE NO. 2003-0740
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for Kubik has been reviewed to allow the following Special
Exception as a component of a Major Use Special Permit:
• Special Exception per Article 9. Section 917.7.1, to allow a reduction in parking
requirements for combination of commercial and office uses on the same premises.
• Special Exception as per Article 9, Section 917.7.2, to allow valet parking for
restaurant use.
The requested Major Use Special Permit is for the purpose of allowing Kubik Project, a
mixed -use development located in a SD-9 "Biscayne Boulevard North Overlay District
consisting of a total of 293 residential units to be accommodated in two (2) towers along
with a total of 2,922 sq. ft. of retail/restaurant area and 375 parking spaces for the
property located at approximately at the above described addresses (see attached legal
description, location maps and aerial photographs for exact property boundaries).
Major Use SPECIAL PERMIT (MUSP), per Article 17 for development of 293
residential units.
Major Use SPECIAL PERMIT (MUSP), per Article 5, Section 502, PUD districts; to
increase the floor area by twenty (20) percent, 55, 735 sq. ft.
Class II Special Permit as per Article 6, Section 609.3.1, for a construction fence
within SD-9 overlay district.
Class II Special Permit as per Article 6, Section 609.3.1, for development of new
construction within SD-9 overlay district.
Class II Special Permit as per Article 9, Section 927, to allow temporary offsite
parking during construction.
Class II Special Permit, as per Article 9, Section 906.7.3, to permit a restaurant as
an accessory convenient establishment.
Class II Special Permit, as per Article 9, Section 908.2 for access from a public street
roadway width greater than twenty-five (25) feet.
Class II Special Permit, as per resolution no. 12331, to allow parking lifts located
within garage structure.
Class I Special Permit as per Article 9, Section 925.3.8, to allow
development/construction/rental signage.
Class I Special Permit as per Article 9, Section 918.2, for parking and staging for
construction crew during construction.
Class I Special Permit as per Article 9, Section 906.6, for active recreational
facilities.
Class I Special Permit as per Article 9, Section 915.2, for FAA clearance letters.
Class I Special Permit as per Article 9, Section 917.1.2, to allow valet parking for
commercial and residential use.
Class I Special Permit as per Article 9, Section 920.1, to allow a construction trailer
and watchman's quarters.
Class I Special Permit as per Article 9, Section 920.1, to allow a trailer for
construction and other temporary office uses such as leasing and sales.
Class I Special Permit as per Article 9, Section 906.9 to allow for special event
namely a groundbreaking ceremony.
Designation as phased development pursuant to Section 2502 of Ordinance 11000.
The following findings have been made:
• It is found that the proposed residential development project will benefit the city by
creating new housing opportunities for residents of the area as well as attracting new
residents to the Upper Eastside area.
• It is found that the subject of this Special Exception, for the reduction in parking
requirements as part of a combination of commercial and office uses in the same
premises, for the proposed project, is completely within the scope and character of the
project given that it is mixed -use project to be located next to Biscayne Boulevard in
the Upper Eastside area.
• It is found that sufficient parking is provided to meet the foreseeable needs of the
project.
• It is found that the proposed layout provides adequate vehicular circulation.
• It is found that the applicant has been working with the Planning Department in
regards to the pedestrian circulation and proposed landscape; furthermore, paint color
samples and building materials have not been provided to deteutmmine aesthetic impact.
• It is found that the Urban Development Review Board (UDRB) has recommended
approval of the proposed project at its public meetings held on October 15, 2003.
• It is found that with respect to all additional criteria as specified in Section 1305 of
Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate.
Based on these findings, the Planning and Zoning Department is recommending
approval of the requested Mixed -Use Residential Development Project with the
following conditions:
. The applicant shall present final design details on the facades, including color,
signs, materials, site and landscape plans for review and approval by the
Planning Director prior to the issuance of a building permit.
2. This approval shall be subject to all additional conditions specified in the final
development order of the Major Use Special Permit for the project.