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EXHIBIT
A
"Lotus Endowment Fund Inc. — File No.
19-00635x"
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16-00635x Exhibit A -SUB
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ANALYSIS FOR
EXCEPTION
APPLICANT: Lotus Endowment Fund, Inc. FILE ID: 16-00635x
PROJECT ADDRESS: 217 NW 15 ST ZIP: 33139
NET OFFICE: Overtown HEARING DATE: 7/06/16
COMMISION DISTRICT: District 5 ITEM: PZAB. 1
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 5, Section 5.7.2 and Article 7, Section 7.1.2.8 of Ordinance 13114, as
amended, the applicant is requesting an Exception to allow for the construction of a Rescue Mission with 140
dormitory rooms, Childcare Facility for a maximum of 72 children and Health Clinic with approximately 3, 826
sq. ft. of medical space in conjunction with an Exception to allow a lot size of approximately 57,707 sq. ft,
where a maximum of 40,000 sq. ft, is permitted on a parcel zoned Civic Institutional "Cl”.
The subject property is located within the Ericksons Subdivision and the Overtown NET area, The subject site
is approximately 13 acres, generally bounded by NW 16th Street to the North, NW 15th Street to South, NW
2rd Avenue to the East and NW 3rd Avenue to the West, (Complete legal description is on file with the Hearing
Boards Section).
Under a separate request the applicant is requesting a parking variance via Fite No. 16-00636v which is not part of this
analysis.
FOLIO: 01-3136-021-0960 (Multiple Folios)
B. BACKGROUND:
The subject site contains an existing rooming housing with an incidental educational facility and a health clinic
known as the Lotus House Village. The Lotus House Village serves as a rooming house for women and their
families. The facility currently serves approximately 225 — 250 people. The subject property is zoned Civic
Institutional "Cl", the Rescue Mission, Childcare Facility, Health Clinic uses are allowed by exception under
Miami 21 per the underlying transect zone.
On May 18, 2009 the City of Miami Zoning Board pursuant to resolution No. ZB-R-09-0033 attached hereto
as Exhibit A entitled "Zoning History" granted the applicants request to establish a rooming house.
On May 18, 2009 the City of Miami Zoning Board pursuant to resolution No. ZB-R-09-0032 recommended
approval of the applicants request for a Special Exception to establish a Health Clinic to the City Commission.
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On June 25, 2009 the Miami City Commission pursuant to Resolution No. R-09-0315 approved the applicants
request for a Special Exception to establish a Health Clinic,
C. COMPREHENSIVE PLAN:
The subject property is designated Major Institutional Public Facility which allows facilities for federal, state
and local government activities, major public or private health, recreational, cultural, religious or educational
activities, major transportation facilities and public utilities. As such a Rescue Mission, Childcare Facility, and
Health Clinic are permitted under the comprehensive plan via an exception per the underlying zoning district
designation of Civic Institutional "Cl".
D. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
Cl Civic Institutional Transect Zone
Surrounding Properties
NORTH: T5 -L; Urban Center Transect Zone
(adjacent, Erickson Subdivision)
T5-0; Urban Center Transect Zone
(adjacent,) Erickson Subdivision
SOUTH: T51; Urban Center Transect Zone
(across, Erickson Subdivision)
T5-0; Urban Center Transect Zone
(across,) Erickson Subdivision
EAST: T3-0; Suburban Transect Zone
(across, Waddells Subdivision)
WEST: T6-8-0; Urban Core Transect Zone
(across Town Park)
E. ANALYSIS:
FUTURE LAND USE DESIGNATION
Major Institutional Public Facility
Maximum 150 D.U. per acre
Medium Density Restricted Commercial
Maximum 65 D.U. per acre
Medium Density Restricted Commercial
Maximum 65 D.U. per acre
Medium Density Restricted Commercial
Maximum 65 D.U, per acre
Medium Density Restricted Commercial
Maximum 65 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 pursuant to the Exception criteria at Article 7, Section 7.1.2.6 and Article
5, Section 5.7.2 of Miami 21, The Background section of this report is hereby incorporated into the analysis and
its corresponding criteria by reference:
Criteria: Civic Institutional Development shall be permitted by process of Exception and shall conform to the
following regulations:
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1. Any property located within a Cl Zone may be developed according to the regulations of the most restrictive
Abutting Transect Zone with all Frontage Setbacks considered a minimum,
Analysis: The Office of the Zoning Administrator determined that the most restrictive abutting transect zone to
the site is T5 which has a minimum frontage setback of 10'-3" from the principal southern property
line property line and 12'-3" from the secondary frontage eastern property line where minimum of 10'
is required.
Finding: Complies
2. Development in a Cl Zone shall follow the regulations of the abutting Transect Zone, except that the Height
restrictions shall be as follows: A Cl Zone predominantly Abutting T5, T6-8, D1, D2 or D3, shall be developed
to no more than the maximum Height allowed by T6-8.
Analysis: Staff notes that the property abuts multiple transect zones. However staff has determined that the
development shall comply with T6-8 transect zone height requirements as per the above criteria. The
proposed building will have a height of five (5) stories where a maximum of eight (8) stories is
permitted.
Finding: Complies
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 Childcare Facility within the Cl (Civic Institutional Transect Zone) in accordance with Section 33.151
Article XA entitled, "Educational and Childcare Facilities Nonpublic" of the Miami Dade County Code of
Ordinances.
(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 — Plans were reviewed in accordance with Section 33-151.18, entitled "Physical
standards" of the Miami -Dade County Code.
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.
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Analysis: The proposed childcare facility will be incorporated into a new 5 story structure that will also house
a rescue mission and a health clinic. The design of the new facility and proposed childcare facility is
found to be compatible with the surrounding uses.
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 applicant seeks to establish a childcare facility as an ancillary use to the principle use which is
a rescue mission. The Childcare facility will be integrated to the development and will accommodate
a maximum of 72 children. The proposed number of students requested complies with classroom
size and outdoor recreation space on the site. The Miami Comprehensive Neighborhood Plan has
recommended that this area be marked utilized for Major Institutional, Public Facilities,
Transportation & Utilities. Uses in this area include major public or private health and educational
activities. The Miami 21 Zoning Code may allow child day care/pre-school uses via an Exception.
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 A-1.0 & Sheets A-4.0 of the plans dated March 18, 2016 staff notes that the applicant
will install and maintain a perimeter c.b.s, 5'-7" wall along the northern and eastern perimeter of the
subject site. In addition the applicant will install a landscape cocoplum hedge or its equivalent along
the (northern) rear property line abutting the portion of the playground area as to minimize the visual
and noise impact onto the adjacent neighbors. The hedge shall be installed in accordance with
Chapter 18A of the Miami -Dade County Code,
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: The applicant shall provide a landscape plan In accordance with Chapter 18A of the Miami -Dade
County Code and Article 9 of Miami 21 Code,
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 designated stacking area for the drop-off and pick-up of students.
Number of stacking and parking spaces are in accordance with Section 33-151 of the Miami -Dade
County Code. Designated walkways to and from parking and building is layout in a manner as to not
interfere with vehicular traffic on site.
Findings: Consistent
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(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 bd 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: The project will be conditioned to comply with the services area such as (refuse and recycling)
requirement and show the location of each on the site prior to submitting for a building permit.
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 childcare facility are located within an enclosed perimeter wall,
as identified on Sheet A-1,0 of the planes dated March 18, 2016.
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 24 hours a day seven days a week. The proposed childcare
facility will predominantly serve families residing within the Lotus House Village. (Rescue Mission)
Findings: Consistent
(1) 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 will be secured with a wall and fence to keep the children clear of vehicular
movements,
Findings: Consistent
F. NEIGHBORHOOD SERVICES:
Code Compliance No Objection
Building Required
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Historic Preservation
Environmental Resources
DERM
G. CONCLUSION:
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No Objection
No Objection, with conditions pursuant to Exhibit B
Required
The Department of Planning and Zoning recommends approval of the applicant's request with conditions for
the Exceptions. Staff finds the proposed Rescue Mission, Childcare Facility and Health Clinic in conjunction
with an Exception to allow a lot size of approximately 57,707 sq. ft. where a maximum of 40,000 sq. ft, is
allowed and are found to be compatible with the uses under the Civic Institution Zone "Cl" and said uses will
benefit the area by continuing to provide a service to the community. Staff notes that the Lotus House Village
has been operating for the past 7 years and wishes to construct a new updated facility that will service
approximately 490 to 500 people.
Staff finds the Exceptions requested are consistent with the goals of the Miami 21 Code as the requested
uses and structures are compatible with the surrounding neighborhood. Please note: pursuant to Section 2-
33(c)(8): Any vote of the city commission pertaining to the establishment of a rescue mission, the continuation
of a rescue mission, or action relating to a rescue mission in the city that arises pursuant to the zoning
ordinance or comprehensive plan requires the concurrence of four affirmative votes.
H. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8, Article 5, Section 5.7.2 of Miami 21 and Chapter 33, Section 33-151
Article XA of the Miami -Dade County Code of ordinances, as amended on the aforementioned findings, the
Planning & Zoning Department recommends approval of the Exceptions as presented with conditions.
1. The development shall be substantially in accordance with the plans as prepared by Behar Font
Partners, P.A. consisting of twenty five (25) sheets dated stamped received by the City of Miami
Hearing Boards on March 18, 2016.
2. The applicant shall comply with the recommendations pursuant to the correspondence from
Environmental Resources to the Planning and Zoning Department dated June 16, 2016 attached
hereto as Exhibit B entitled "Environmental Resources".
3. The applicant shall comply with the requirements of all applicable departments/agencies as part
of the City of Miami building permit submittal process.
4. The applicant shall relocate the existing Banyan/Ficus tree located on lot 9 of block 7 of the
Erickson Addition Subdivision to another location within the subject site.
5. As a condition of approval, the applicant shall agree not to have a child mix that requires more
than 18 staff members and at no time shall exceed 72 children.
6. 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 Planning
and Zoning Department prior to submitting for a building permit,
7. The applicant shall comply with all applicable zoning requirements such as but not limited to the
approval of all pertinent waivers requested and parking and landscaping requirements.
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8. The applicant shall comply with all other applicable conditions as part of the review standards
under Section E above entitled "Analysis",
Christopher B mo, AICP
Chief of Land Development
6116/16 E. Nunez
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CRY®f Miami City Hall
J 3500 Pan American Drive
Miami, FL 33133
Certified Copy www.miamigov.com
rile Number: 09-00393x0
Enactment Number: R-09-0315
A RESOLUTION OF THE MIAMI CITY COMMISSIOtq, WITH ATTACHMENT(S),
APPROVING A SPECIAL EXCEPTION REQUIRING CITY COMMISSION
APPROVAL, AS LISTED 1N ORDINANCE NO. 1.1000, AS AMENDED, THE
ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 4,
SECTION 401, UNDER CONDITIONAL PRINCIPAL USES (4) OF R-3
MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL, TO ALLOW HEALTH CLINICS
IN THE R-3 DISTRICT, SUBJECT TO ALL APPLICABLE CRITERIA, FOR THE
PROPERTIES LOCATED AT APPROXIMATELY 211, 217 AND 229
NORTHWEST 15TH STREET AND 226 NORTHWEST 16TH STREET, MIAMI,
FLORIDA.
WHEREAS, the Miami Zoning Board, at its meeting on May 18, 2009, following an advertised
public hearing, adopted Resolution No. ZB-R-09-0032 by a vote of six to zero (6-0), Item No. Z,4,
recommending approval of a Special Exception requiring City Commission approval, as set forth; and
WHEREAS, Zoning Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, requires City Commission approval of the Special Excerption as hereinafter set forth; and
WHEREAS, the City Commission after careful consideration of this matter, and notwithstanding the
decision of the Zoning Board, finds the application for the Special Exception meet the applicable
requirements of Zoning Ordinance No. 11000, as amended, and deems it advisable and in the best
interest of the general welfare of the City of Miami and its inhabitants to reverse the decisio
Zoning Board and grant the Special Exception as hereinafter set forth; n of the
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION 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 decision of the Zoning Board to approve the Special Exception as listed in
Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401,
under "Conditional Principal Uses (4)" of "R-3 Multifamily Medium -Density Residential", to allow health
clinics in the R-3 District, subject to all applicable criteria, for the properties located at approximately
211, 217 and 229 Northwest 15th Street and 226 Northwest 16th Street, Miami, Florida, legally
described in attached "Exhibit A," pursuant to plans on file and subject to a time limitation of twelve
(12) months in which a building permit must be obtained, and the Special Exception granted.
Section 3. The findings of fact set forth below are made with respect to the subject property:
a. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
project that have been found by the City Commission (based upon facts and reports prepared or
submitted by staff or others) to adhere to the following Design Review Criteria subject to the any
applicable conditions herein:
C.'itygfd4imni Pagan I ofS
le -09-031.5
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File Number: 09-00393xe Enactment Number: R-09-0315
Site and _Urban Piannin
Design Review Criteria Applicability Compliance
(1) Respond to the physical contextual Yes. Yes.
environment taking into consideration
urban form and natural features;
(2) Sitting should minimize the impact Yes. Yes
of automobile parking and driveways
on the pedestrian environment and
adjacent properties;
(3) Buildings on corner lots should N/A.
be oriented to the corner and public
street fronts.
11) Architecture and Landscape Architecture:
Design Review Criteria Applicability Compliance
(1) A project shall be designed to Yes. Yes.
comply with all applicable landscape
ordinances;
(2) Respond to the neighborhood Yes. Yes.
context;
(3) Create a transition in bulk and Yes. Yes,
scale;
(4) Use architectural styles and details Yes. Yes,
(such as roof lines and fenestration),
colors and materials derivative from
surrounding area;
(5) Articulate the building facade Yes. Yes.
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development:
Design Review Criteria Applicability Compliance
(1) Promote pedestrian interaction; Yes. Yes.
(2) Design facades that respond Yes, Yes.
primarily to the human scale;
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Pile Number: 09-00393xc Enactment Number: 11-09-0315
(3) Provide active, not blank facades. Yes. Yes.
Where blank walls -are unavoidable,
they should receive design treatment.
IV) Streetscape and Open Space:
Design Review Criteria Applicability Compliance
(1) Provide usable open space that Yes. Yes.
allows for convenient and visible
pedestrian access from the public
sidewalk;
(2) Landscaping, including plant Yes. Yes.
Material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parking:
Design Review Criteria ApplicabilL Qompliance
(1) Design for pedestrian and N/A.
vehicular safety to minimize conflict
points;
(2) Minimize the number and width N/A.
of driveways and curb cuts;
(3) Parking adjacent to a street front N/A.
should be minimized and where
possible should be located behind
the building;
(4) Use surface parking areas as N/A.
district buffer.
Vl) Screening:
Design Review Criteria Applicability Compliance
(1) Provide landscaping that screen N/A,
undesirable elements, such as
surface parking lots, and that
enhances space and architecture;
(2) Building sites should locate Yes. Yes,
service elements like trash
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File N►imber: 09-00393xe Enactment Number: R-09-0315
dumpster, loading docks, and
mechanical equipment away from
street front where possible. When
elements such as dumpsters,
utility meters, mechanical units and
service areas cannot be located away
from the street front they should be
situated and screened from view to
street and adjacent properties;
(3) Screen parking garage structures N/A.
with program uses. Where program
uses are not feasible soften the garage
structure with trellises, landscaping,
and/or other suitable design element.
VII) Sianacle and Liahtin
Design Review Criteria Applicability Compliance
(1) Design signage appropriate for Yes. *Yes.
the scale and character of the project
and immediate neighborhood;
(2) Provide lighting as a design feature Yes. Yes.
to the building facade, on and around
landscape areas, special building or
site features, and/or signage;
(3) Orient outside lighting to minimize N/A.
glare to adjacent properties;
(4) Provide visible signage identifying Yes. *Yes.
building addresses at the entrance(s)
as a functional and aesthetic
consideration.
Vlll) Preservation of Natural Features:
Desian Review Criteria Applicability Corn -ianLEi
(1) Preserve existing vegetation and/or N/A.
geological features whenever possible.
IX Modification of Nonconfortnities:
Design Review Criteria Applicability Compliance
(1) For modifications of nonconforming N/A.
structures, no increase in the degree
of nonconformity shall be allowed;
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(2) Modifications that conform to N/A.
current regulations shall be designed
to conform to the scale and context of
the nonconforming structure.
*Compliance is subject to conditions.
These findings have been made by the City Commission to approve this project with conditions.
Section 4. This Resolution shall become effective immediately upon its adoption and signature of
the Mayor. {1)
Date: JUNE 25, 2009
Mover: VICE CHAIR SPENCE-JONES
Seconder: COMMISSIONER GONZALEZ
Vote: AYES: 5 - COMMISSIONER GONZALEZ, SARNOFF, SANCHEZ, REGALADO AND
SPENCE-JONES
Action: ADOPTED
Date: JULY 5, 2009
Action: SIGNED BY THE MAYOR
I, Priscilla A. Thompson, City Clerk of the City of Miami, Florida, and keeper of the records thereof, do
hereby certify that this constitutes a true and correct copy of Resolution No. R-09-0315, with
attachments, passed by the City Commission on 6/25/2009.
Clerk, Deputy Clerk (for rA.
City Clerk)
July 07, 2009
Date Certified
(1)Af the Mayor does not sign this Resolution, it shall become effective at the end of ten calendar days
from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become effective
immediately upon override of the veto by the City Commission.
City q[Aliruni Page 5 of S R-09-0315
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Exhibit "A41
Legal Description
226 NW 10" Street
Lot 4, Block 7, of ERICKSON ADDITION AMENDED, according to the Plat
thereof, as recorded in Plat Boole B, Page 88, of the Public Records of Miami -
Dade County, Florida,
211 NW 15t1i Street
Lot 13 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE
CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Boole B, at
Page 88, of the Public Records of Miami -Dade County, Florida;
217 NW 1516 Street
Lot 12 in Block 7, AMENDED MAP OF .ERICKSON ADDITION TO THE
CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Boole B, at
Page 88, of the Public Records of Miami -Dade County, Florida;
229 NW 1516 Street
Lot 11 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO TI -IF
CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Boole B, at
Page 88, of the Public Records of Miami -Dade County, Florida;
MIAMI 1778780.17703 630813
DRAlrl' 4/1/09
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Ciol Bilzin Sumberg
ATTORNEYS AT LAW
April 6, 2009
VIA HAND -DELIVERY
Teresita Fernandez
City of Miami
Hearing Boards Department
444 S.W. 2"`'Avenue, 7th Floor
Miami, Florida 33130
A. Vicky Garcia -Toledo, Esq,
Tel 305.350.2409
Fax 305,35'1,2.233
v0arcia-1oledo@bliz(n.com
Re: 229 NW 15 Street; 217 NW 15 Street; 226 NW 16 Street; 211 NW 15 Street
Application for Special Exceptions and Class II Permit
Dear Ms. Fernandez:
Our firm represents The Sundari Foundation, Inc. and The Lotus Endowment Fund, Inc,
(collectively the "Owner") regarding the property located at the above -referenced addresses in
the City of Miami (the "Property") commonly known as "Lotus House." The purpose of this letter
is to submit to you an application for (1) special exception for a rooming house; (2) special
exception for a health clinic; and (3) Class II Permit for an educational facility to be operated on
the Property.
Lotus House was established by the Owner In 2006 as a free, non denominational,
resource center and residential facility serving women and infants from across Miami -Dade
County in the heart of the historic African. -American district of Overtown, one of the poorest
neighborhoods of Miami. Lotus House provides housing to women and infants who have been
victims of domestic violence and/or who have been displaced from their horries, and serves as a
sanctuary for pregnant women as a place of comfort during their pregnancy and afterwards until
these women are able to support themselves and their newborn babies and transition to a
permanent home,
To date, Lotus House has served over 300 women and infants. The past three years
have shown that there are tremendous opportunities to further support and empower women
and infants in need. In furtherance of its mission, Lotus House Is respectfully requesting
approvals to expand its wonderful work in the community.
MIAMI 1750594.2 7703630513
4/6/09
13ILZIN SUMBERG BAENA PRICE & AXELROD LLP
20D S. Biscayne Boulevard, Suite 2500, Miami, FL 33131-6340 Tel 305.374.7580 Fax 305.374.7593 www.bilzin.com
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Apr(! 6, 2009
Page 2
Rooming House. This application would allow Lotus House to operate a housing
program to help support and embolden these special women and their infants. Individuals would
enter Into an agreement, through which they receive room and board and a supportive
environment in return for a commitment to an Action Plan to make strides towards achieving
stability for themselves and their newborns and a commitment to contribute time and effort to
the day-to-day operations of the Lotus House. Resource coordinators will work closely with
each woman to assist her as she prepares to leave Lotus House in identifying and securing new
homes. Resource coordinators and volunteers will regularly follow-up with women after leaving
Lotus House to assist their transition to independent living and identifyadditional resources that
may be needed.
Health Clinic. This application would allow Lotus House to operate a health clinic to
provide basic preventative health care to its residents, including, but not limited to, cholesterol
and blood pressure screening and treatment, diabetes screening and treatment, management of
chronic conditions, nutritional counseling and smoking cessation. All general health care
services will be provided by board certified volunteer physicians from the University of Miami
Jackson Health Care system, Physicians will refer patients to a more comprehensive center if
and when specialists are needed. With an emphasis on preventive health care and well being,
Lotus House utilizes a holistic approach to serving Its residents.
Educational Facility. This special exception application includes a request for a Class
II permit, as a lesser inclusive permit, for an "educational facility" to provide educational
workshops and a host of enrichment activities, including art, creative writing, yoga, dance, and
crafts, offer alternative paths to healing and personal growth, Lotus House will provide basic
computer stalls classes, Lotus House also provides basic tutoring for enhanced reading, writing
and arithmetic skills, as well as English literacy. Individual tutoring and classes utilize volunteer
instructors from local universities and colleges, as well as professional instructors, Lotus House
also assists women in exploring community resources and financial aid to further their - - -
education, including GED courses, vocational instruction and community college,
Enclosed herein for your consideration is a completed Special Exception application with
all required attachments and a check for the cost of processing and two public hearings,
pursuant to Section 62-156 of the Miami City Code, In the amount of $2,686,00.
Sincer
A, Vick arcla-Toledo
Enclosures
MIAMI 178059,1,2 7703630813
416109 --
�� BILLIN SUMBERQ BAENA PRICE & AXELnOD LLP
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ANALYSIS FOR SPECIAL EXCEPTION
Lotus House
211, 217, 229 NW 150 Street and 226 NW 16t" Street
Case no. 09.00393x
APPLICATION FOR SPECIAL EXCEPTION PERMIT WITH CITY COMMISSION APPROVAL
SUBJECT TO COMPLIANCE WITH ZONING ORDINANCE 11000 AND CITY CODE, AS
AMENDED, AND ALL APPLICABLE CRITERIA, CONSIDERAIONS AND/OR OTHER
REGULATIONS.
Pursuant to Zoning Ordinance 11000, as amended, Supplement 14, the zoning Ordinance of
the City of Miami, Florida, the subject proposal for LOTUS HOUSE at 211, 217, 229 NW 151"
Street and .226 NW 16th Street Miami, Florida, has been :submitted and reviewed to allow an
application for Special Exception 'Permits with the City Commission approval, subject to all
applicable criteria;
The proposed development "Lotus House" will be comprised of operating a Community Based
Residential Facility with a Rooming House of Forty-six (46) resident, a Health Clinic to provide
preventative health care to its residents, and an Educational Facility to provide educational
workshops_
and a host of enrichment activities. Seventeen (17) off-street parking spaces are
required as per current zoning regulations. However, thirty-five (35) off-street parking spaces
are grandfathered from previous use,
Special Exception, as per Article 4, Section 401, under Conditional Principal Uses (4) of R-3
Medium Density Multi -family Residential, to allow Health Clinic in R-3 district, by Special
Exception with City Commission approval, subject to all applicable criteria;
Special Exception, as per Article 4, Section 401, under Conditional Principal Uses (3) of R-3
Medium Density Multi -family Residential, to allow Rooming House in R-3 district, by Special
Exception; subject to all applicable criteria;
The Special Exception encompasses the following Special Permit:
Class II Special Permit, as per Article 4, Section 401, under Conditional Accessory Uses (4), to
allow educational facility with floor area less than one thousand five hundred (1,500) square
feet.
The following findings have been made;
• It Is found that the Special Exception is to allow a rooming housing in R-3 district, which
requires "Zoning Board approval.
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• It is found that the proposed health clinic use will be beneficial component of a facility that Is
addressing a needed service to the community.
• It is found that the proposed health clinic is an appropriate use within the existing structure,
• It is found that the Class II Special Permit within Special Exception to allow a Conditional
Accessory Uses for educational facility has been reviewed and found to be appropriate use
within the project.
• It is found that the seventeen (17) off-street parking spaces are required as per current
zoning regulations. However, thirty-five (35) off-street parking spaces are grandfathered
from previous use.
• It is found that the submitted plan does not depict sign specifications in order to determine
aesthetic impact.
• It is found that the submitted landscape plan complies with the minimum City Code.
• 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 Department is recommending approval of the
application with the following condition:
1. Sign specifications shall be submitted •for review and approval by the Planning
Department.prior to the issuance of any building permit.
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SECTION .x.305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (rile No, 09•-00393x)
Project Name: Lotus 11OLISe
Project Address: 211, 217, 229 NW 15th Street and 226 NW 16th Street
C. Pursuant to Section 1305,2 of the Zoning Ordinance, the specific site plan aspects of the '
PROJECTthat have boon found by the City Commission (based upon facts and reports prepared or submitted by
staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions in the
Dovelopment Order herein;
11) Architecture and Landscape Architecture:
Design Review Criteria
I) Site and Urban Planninu:
Design Review Criteria
Annlicability Con"hlianee
(1) Respond to the physical
WY Y
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the
Y Y
impact ofautomob.ile parking
(2)
and driveways on the pedestrian
Y
environment and adjacent
.properties;
(3) .Buildings on corner lots
_N/A_
should be oriented to the corner
Y
and public street fronts,
11) Architecture and Landscape Architecture:
Design Review Criteria
Applicabliity
Com.plianee
(1)
A project shall be designed
Y
Y
to comply with all applicable
landscape ordinances;
(2)
Respond to the neighborhood
Y
Y
context;
(3)
Create a transition h1 bulk
Y
Y
an([ seine;
(4)
Use architectural styles
Y
Y
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5)
Articulate the building facade
Y_
Y
vertically and horizontally in
intervals that conform to the
existing Structures in the vicinity,
U/�gln.ruww 1_SIUS�RSIItivansllvl('I.ANNING f 20NN1N01_Sha�erllCflRNIiNTP1,iWNlNC,IC(/HR13N'/'PL INN1NC12!?I2p091Z1i 05.18.0917.,3 09.00393XIS6011nu 1305.2
CnUdrin H1arrGr Lnbrs Flmr.va.rinc
Page I of 4
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SECTION 1305.2 Criteria Matrix
*Compliance is subjoct to conditions
Design Review Criteria
(1) Promote pedestrian
interaction;
(2) Design facados that
respond primarily to thb
human scale;
(3) Provide active, not blank
facades, Where blank walls
are unavoidable, they should
receive design treatment,
I M Pedestrian !Oriented Dovelo ,hent:
Applicabiliiv
y
Y
m
Its Streetscape and Open Space:
Desim) Review Criteria AMA!E hility
(1) Provide usable open space y
that allows for convonient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant
material, trellises, special
pavements, screen walls, planters
and similar fcatures should be
appropriately incorporated to
enhance the project.
Y
Vebicular Access_and Parking:
Compliance
Y
Y
Y
Compliance
Y
Design � Review Criteria
Aalft cability Compliance
(1) Design for pedestrian and
N/A
vehicular safety to minimize
conflict points;
(2) Minimize the numbor and
N/A
width of driveways and curb
cuts;
(3) Parking adjacent to a street
N/A
front should be minimizod and
where possible should be.
located behind the building;
(4) Use surface parking areas
N/A
as district buffer.
ilpalrceurvur/ 51t/S117S1R/vuxeldvlPl.ANNINCI R/.CINNINGt ShnecrRCllliltF.N'1'NI,ANNINGICUli21iNTPIANNING178120119171)05.18.0912.301.00393XISec110111305.2
CrllelIn Mnh•ia••I nDre llrnrsu.dnu
Page 2 of 4
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SC+CTION 1305.2 Criteria Matrix
Applicability compliance
Compliance is subject to conditions
}( k Y
VI) Screoning
)Design Review Criteria
Applicability Coll>liance
(1) Provide landscaping that
N/A
screen undesirablo eloments,
(2) Provide lighting as a design
such as surface parking lots,
foature to the building facade,
and that enhances space and
on and around landscape
architecture;
areas, special building or
(2) Building sites should locate
y Y
seitiice elemonts like trash
"--
dumpster, loading docks, and
minimize glare to adjacent
mechanical equipment away
properties;
from street front where possible,
(1I) Provide visible signage
When elements such as
identifying building addresses
dumpsters, utility meters,
at the entrance(s) as a
mechanical units and service
functional and aesthetic
areas cannot be located away
consideration.
from the street front they should
II JJnlnxvrnerl SI U57iRSllZl vv�;vlrlel Nt, INNINC & 7UNNINGI_ llel"O
0,1101VIV10o'eLows 110mm lov
be situated and screened from
view to streot and adjacent
properties;
(3) Screen parking garage
N/A
structures with program uses.
—'
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design olenent.
Y-11) Sianaye and Lighting,
Design Review Criteria
Applicability compliance
(1) Design signagoappropriatc
}( k Y
for the scale and character of
the.projoct and immediate
neighborhood;
(2) Provide lighting as a design
Y Y
foature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to
N/A
minimize glare to adjacent
- —~-
properties;
(1I) Provide visible signage
Y I Y
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
II JJnlnxvrnerl SI U57iRSllZl vv�;vlrlel Nt, INNINC & 7UNNINGI_ llel"O
0,1101VIV10o'eLows 110mm lov
ACUI?I?rNT PLANNINC,ICUI?R/INl' PI,�I NN/NCI71i1200917.13 05.1$, 09I Z3 09.00393.rl&,c![j n 130,
31
Page 3 of'4
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SECTION :1305.2 Criteria Matrix
*Compliance is subject to conditions
V111) Presex,vation of Natural Features:
Design Review Criteria Applicability Compiiance
(1) Preserve existing vegetation N/A
and/or geological features
whenever possible,
1X) Modification of Nonconfortn!ties:
pesign Review Criteria Ap plicabili Compliance
(1) For modifications of N/A
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform N/A
to current regulations shall be,
��
dosignod to conform to the scale
and context of the nonconforming
structure.
rDarsar rwarl SiUS11(tSlRircr.videll'I,ANN(Np&7.pNN(NC;1 Slrrner11CU121ifiNTl'/,ANNINGIC,'(/12R1dN'!'PLrINNlNp17.1112UU917U05,18.09IZ309.00393x4o"Iffirl30 2
crllarla Mau& Lulus 110MPr6rl"o
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:,,:,• <: s� OR Bk 26921 Pas 4810 — 4912i ("spas)
RECORDED 06130/2002 10109.,90
Miami Zoning Board HARVEY RUVINr CLERK OF COURT
MIAMI—DACE COUNTYr FLORIDA
Resolution No.: ZB-R-09-0033
Monday, May 18, 2009
Ms. Ileana Hernandez -Acosta offered the following resolution and moved its
adoption
Resolution:
AFTER CONSIDERING THE FACTORS SET FORTH IN ZONING ORDINANCE NO.
11000, THE ZONING BOARD GRANTED THE SPECIAL EXCEPTION AS LISTED IN
ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY
OF MIAMI, ARTICLE 4, SECTION 401, UNDER CONDITIONAL PRINCIPAL USES(3)
OF R-3 MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL, TO ALLOW A ROOMING
HOUSE IN THE R-3 DISTRICT, SUBJECT TO ALL APPLICABLE CRITERIA, FOR THE,
PROPERTIES LOCATED AT APPROXIMATELY 211, 217 & 229 NORTHWEST 15TH
STREET AND 226 NORTHWEST 16TH STREET, LEGALLY DESCRIBED AS EXHIBIT
"A" (HEREBY ATTACHED), PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA;
ZONED R-3 MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL. THIS SPECIAL
EXCEPTION WAS GRANTED WITH A TIME LIMITATION OF TWELVE MONTHS IN
WHICH A BUILDING PERMIT MUST BE OBTAINED, SUBJECT TO THE FOLLOWING
CONDITION BY THE PLANNING DEPARTMENT: SIGN SPECIFICATIONS SHALL BE
SUBMITTED FOR REVIEW AND APPROVAL BY THE PLANNING DEPARTMENT
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT.
Upon being seconded by Mr. Angel Urquioia,
the motion was passed and adopted by the following vote:
Mr. Bret Berlin
Yes
Mr. Ron Cordon
Away
Mr. Charles A. Garavaglia
Yes
Ms. Ileana Hernandez -Acosta
Yes
Mr. Lazaro Lopez
Away
Mr, Juvenal A. Pina
Away
Mr. Cornelius Shiver
Yes
Mr. Richard Tapia
Away
Mr, Angel Urquiola
Yes
Mr. Miguel Gabela
Yes
AYE:
NAY:
ABSTENTIONS:
NO VOTES:
ABSENT:
Ms. Fernandez: Motion carries 6-0 f
Izv� Qcy
-
Teresita L. Fernandez, Executive S cretary
Hearing Boards
File ID##: 09-00393x Z.5
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Miami Zoning Board
Resolution No.: ZB-R-09-0033
Monday, May 18, 2009
STATE OF FLORIDA )
) SS:
COUNTY OF MIAMI-DADE )
Personally appeared before me, the undersigned authority, Teresita L. Fernandez, Clerk
of the Zoning Board of the City of Miami, Florida, and acknowledges that she executed
the foregoing Resolution for a Special Exception request.
SWORN AND SUBSCRIBED BEFORE ME THIS a DAY OF j Ur`t "2009.
V/ /vSSG Core- I .
Print Notary Name
Personally know y or Produced 1. D.
Type and number of I. D. produced i
Did take an oath or Did not take an oath Y
V4�tpLafij&A
Notary Public State of Florida
My Commission Expires:
VANE
ANSSA CAST1LL0
MY COMMISSION # DD 681010
ia, is EXPIRES; duly 11, 2011
oflt„t Banded Th, No Y Pb UndOmmers
File ID#: 09-00393x Z.5
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OR R -K 26921 PG 481.2
LAST PAGE
Exhibit "All
Legal ]Description
226 NW 16th Street
Lot 4, Block 7, of ERICKSON ADDITION AMENDED, according to the Plat
thereof, as recorded in Plat Boole B, Page 88, of the Public Records of Miami -
Dade County, Florida.
211 NW 15th Street
Lot 13 in Block 7, .AMENDED MAP OF ERICKSON ADDITION TO THE
CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at
Page 88, of the Public Records of Miami -Dade County, Florida;
217 NW 15th Street
f
Lot 12 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE
CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at
Page 88, of the Public Records of Miami -Dade County, Florida;
229 NW 15th Street
Lot 11 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE
CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at
Page 88, of the Public Records of Miami -Dade County, Florida;
MIAMI 1779780,1-7703630813
DRAFT 4/1/09
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II''Ar
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO: Efren Nunez
Planning and Zoning Departi ent
FROM: Quatisha Oguntoyinbo-Rasha
Chief of Environmental Resources
DATE: June 17, 2016
SUBJECT: ANALYSIS FOR EXCEPTION
REFERENCES: 217 NW 155TH ST
ENCLOSURES:
FILE: 16-00635x
Environmental Resources has reviewed the "Analysis for Exception", which is requesting an
Exception to allow for the construction of a Rescue Mission, Childcare Facility and Flealth
Clinic. In response to this review, the following are Staffs recommendations:
Any and all trees (as defined In Chapter 17 of the City Code) that are subject to be affected as
a result of developmental activity, shall adhere to the requirements of the Chapter 17 Tree
Protection Ordinance.
To the greatest extent, consideration shall be given to preserve trees of substantial value due
to its species, size, age form and/or historical significance, which would require proposed
development designs to be consistent with the preservation of said tree(s). In particular, the
Ficus sp. located approximately within the southwest area of the proposed development.
Redesign may be required to accommodate this.
In addition, and where practical, specimen trees or any other tree determined by the
department to be of substantial value because of its species, size, age, form and/or historical
significance, proposed for removal, shall be relocated on site or within close proximity ofthe
site.
SUBSTITUTED
Exhibit "A"
Lotus Village
Addresses, Folios, and Legal Description
1. 226 NW 16th Street, Miami, Florida 33136
01-3136-021-0890
2. 220 NW 16th Street, Miami, Florida 33136
01-3136-021-0880
3. 1540 NW 2nd Avenue, Miami, Florida 33136
01-3136-021-0860
4. 1514 NW 2nd Avenue, Miami, Florida 33136
01-3136-021-0980
5. 211 NW 15th Street, Miami, Florida 33136
01-3136-021-0970
6. 217 NW 15th Street, Miami, Florida 331
01-3136-021-0960
7. 229 NW 15th Street, Miami, Florid;�6136
01-3136-021-0950
8. 237 NW 15th Street, Miami, F rida 33136
01-3136-021-0940
9, 230 NW 15th Street, Mi i, Florida 33136
01-3136-021-0760
10.1507 NW 3rd Ave e, Miami, Florida 33136
01-3136-021-09
11.1515 NW 3r Avenue, Miami, Florida 33136
01-3136-0 1-0920
Lots 1, 3, 4A to 14, Block 7 & Lot 5, Block 6, of: "AMENDED MAP OF ERICKSON
ADDITIO O THE CITY OF MIAMI", according to the Plat thereof as recorded in Plat
Book B, age 88 of the public records of Miami -Dade County, Florida.
MIAMI 4837136.179846/47091