ANALYSIS FOR EXCEPTION Automatic Slim's Club 55 N.E. 24TH STREET

File No. 11 ~00911x

The subject proposal seeks an Exception to allow a Supper Club within a District 2 (02) Industrial transect zone, pursuant to Article 4, Table 3, Miami 21 Code and to all regulations and applicable criteria, as required.

Application requests:

To allow the operation of Supper Club within a District 2 (02) Industrial Transect Zone

The subject property is located within the Winwood/Edgewater NET area and consists of one parcel comprising of .33 acres located in the southeast corner of the block bound to the north by NE 25th Street, to the east by the Florida East Coast Railway, to the south by NE 24th Street, and to the west by North Miami Avenue, as described in Exhibit "A" (Complete legal description in on file with the Hearing Boards Section).

Review and analysis of the proposed application finds that:

Pursuant to Miami 21 Code as amended, the Zoning Ordinance of the City of Miami Florida, the subject proposal to allow a supper club for Automatic Slim's Club at approximately 55 N. E. 24th Street

'-'" Miami, Florida, has been submitted and reviewed to allow an application for Exception permit, subject to all applicable criteria;

EXCEPTION permit, as identified, ARTICLE 4, TABLE 3, and CITY CODE, Chapter 4, to allow a Supper Club in Transect Zone D-2 subject to all the applicable criteria

The following findings have been made:

• On March 24, 2003 a supper club was approved at the subject property under Special Exception Resolution No. 2003-0702. The approval included also a variance request for 74 parking spaces.

o On October 20, 2008 a Special Exception requesting a change of operator was considered by the Zoning Board and it was deferred, and no further action was taken until now.

• On September 30, 2011 an Exception permit was submitted requesting, under Miami 21 Article 4, Table 3, and City Code, Chapter 4, to allow a Supper Club in Transect Zone D-2 subject to all the applicable criteria for at.

o The Automatic Slim's Club (supper club) is proposed to operate in an existing one story building located approximately 55 N.E. 24th Street and comprised of approximately 14,630 square feet. The subject property has no parking spaces

• The proposed adaptive re-use of the existing building will be split in three (3) phases and the applicant is proposing to provide off-site parking as follow:

Phases ada~tive re-use Parking Spaces proposed

Per phase Accrued Per phase Accrued Phase One 5,532 s.f. 17 17 Phase Two 4,122 s.f. 9,654 s.f. 13 30 Phase Three 4,976 s.f. 14,630 s.f. 15 45

• It is found that upon compliance with the conditions set forth below, this project will not have any adverse impacts on the surrounding area. .

Based on these findings, the Planning Department is recommending approval of the application as presented with the following conditions:

1. Approval of this exception shall run with this operator only; any changes to a different operator shall require a separate Exception permit.

2. The applicant shall provide proof of the lease and notify the City of Miami immediately if the required lease or agreement is terminated.

3. Prior to the issuance of a building permit the applicant shall submit for review and approval to the Planning and Zoning Director, the phasing time-table including the proposed areas for the required parking spaces, and color elevations including facades improvements program and outside lighting. .

ARTICLE 4 - TABLE 12 Criteria Matrix *Compliance is subject to conditions

** Not applicable at this time, subject to review and approval.

Application Type: Exception (File No. 07-01428x1)

Project Name: Automatic Slim' Club (Supper Club)

Project Address: 55 NE 24th Street

Pursuant to Article 4, Table 12 of the Miami 21 Code, the Zoning Ordinance of the City of Miami, the specific site plan and aspects of the PROJECT 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 in the Development Order herein:

DESIGN REVIEW CRITERIA

I) Site and Urban Planning:

(1) Respond to the physical contextual environment taking into consideration urban form and natural features;

(2) Siting should minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties;

(3) Buildings on corner lots should be oriented to the corner and public street fronts

II) Architecture and Landscape Architecture:

(1) A project shall be designed to comply with all applicable landscape ordinances;

(2) Respond to the neighborhood context;

Applicability

N/A

N/A

N/A

Applicability

Yes

Yes

(3) Create a transition in bulk and scale; N/A

(4) Use architectural styles and details (such as roof N/A lines and fenestration), colors and materials derivative from surrounding area;

(5) Articulate the building facade vertically and N/A horizontally in intervals that conform to the existing structures in the vicinity.

III) Pedestrian Oriented Development: Applicability

(1) Promote pedestrian interaction; N/A

(2) Design facades that respond primarily to the N/A human scale;

(3) Provide active, not blank facades. Where blank N/A walls are unavoidable, they should receive design treatment.

Page 1 of 3

Compliance

Compliance

Yes

Yes

Compliance

ARTICLE 4 - TABLE 12 Criteria Matrix *Compliance is subject to conditions

** Not applicable at this time, subject to review and approval.

IV) Streetscape and Open Space:

(1) Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk;

Applicability

N/A

(2) Landscaping, including plant material, trellises, N/A special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project.

V) Vehicular Access and Parking:

(1) Design for pedestrian and vehicular safety to minimize conflict points;

(2) Minimize the number and width of driveways and curb cuts;

(3) Parking adjacent to a street front should be minimized and where possible should be located behind the building;

(4) Use surface parking areas as district buffer.

VI) Screening:

Applicability

Yes

N/A

N/A

N/A

Applicability

(1) Provide landscaping that screen undesirable N/A elements, such as surface parking lots, and that enhances space and architecture;

(2) Building sites should locate service elements like N/A trash 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 with program N/A uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element.

Page 2 of 3

Compliance

Compliance

Yes*

Compliance

ARTICLE 4 - TABLE 12 Criteria Matrix *Compliance is subject to conditions

** Not applicable at this time, subject to review and approval.

VII) Signage and Lighting:

(1) Design signage appropriate for the scale and character of the project and immediate neighborhood;

(2) Provide lighting as a design feature to the building facade, on and around landscape areas, special building or site features, and/or signage;

(3) Orient outside lighting to minimize glare to adjacent properties;

(4) Provide visible signage identifying building addresses at the entrance(s) as a functional and aesthetic consideration.

VIII) Preservation of Natural Features:

Applicabilitv

N/A**

N/A**

Yes

N/A**

Applicability

(1) Preserve existing vegetation and/or geological N/A features whenever possible.

IX) Modification of Nonconformities: Applicability

(1) For modifications of nonconforming structures, no N/A increase in the degree of nonconformity shall be allowed;

(2) Modifications that conform to current regulations N/A shall be designed to conform to the scale and context of the nonconforming structure.

Page 3 of 3

Compliance

Yes*

Compliance

Compliance

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0 300 600150 FeetADDRESS: 55 NE 24 STREET

MIAMI 21 MAP

N MI

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NE 27TH ST

NE 23RD STNE 23RD ST

NE 22ND STNE 22ND ST

NE 24TH STNE 24TH ST

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NE 25TH STNE 25TH ST

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NE 25TH TER

NW 27TH ST

NW 24TH ST

NW 25TH ST

NW 26TH ST

NW 23RD ST

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NE M

IAMI

CT

0 300 600150 FeetADDRESS: 55 NE 24 STREET