TD Bank, N.A. (the Applicant) and The Sterling Building, Inc. (the "owner"), are requesting a revocable permit
for the installation of a parking sign, 24" x 24" in size, 6.5" wide, and approximately 14.1 feet above grade, over the public right of way at 1570 Alton Road along 16 Street.
This property is described as: The East 80 feet of Lots 3 and 4, Block 66, Commercial Subdivision, according to the Plat thereof as recorded in Plat Book 6, Page, 5, of the Pubic Records of Miami-Dade County, Florida.
Pursuant to DRB19-0396, the Property was approved for modifications to the signage and façade features of the existing structure to accommodate the change of use for a TD Bank. The previous use on the leased space of the property was Starbucks. The scope of the DRB approval included new signage to reflect the TD Bank and to retrofit the space as clearly identifiable for such use.
The design of this building is urban in character and thus compatible with pedestrian activity. As such, the provided parking for the structure is located on the rear of the Property behind the structure and can only be accessed behind the building from 16th Street. A signage is an essential component for a bank use in the area.
Pursuant to Section 82-93(a) of the City Code, the City Commission
desires schedule the public hearing to consider the request for a revocable permit and additionally, in accordance with Section 82-93(b) of the City Code, to mail notice of the public hearing to owners of land lying within 375 feet from the existing permit area.
The City Code provides the ability to obtain a revocable permit for encroachments into the public rights of way. The Applicant satisfies the revocable permit criteria stated in Section 82-94 of the City Code as follows:
• The Applicant’s need is substantial.
The Applicant respectfully requests the revocable permit in order to provide necessary signage for the identification of parking for the retail structure. Given the fact that the structure is existing and designed in an urban capacity fronting the right-of-way, the parking is not readily identifiable. But, the bank use on the Property will have a need to provide parking, and thus it is essential that this small sign clearly demarcate that the parking associated with the banking use is accessible from 16th Street. The success of any business relies, in part, on providing signage that is clearly visible and identifiable. The Property is also located in an area where vehicular traffic is prominent. Therefore, visible signage is critical. The proposed signage complies with all City regulations and provides the necessary visibility to make this a successful site.
• The Applicant holds title to an abutting property.
The Owner is jointly the Applicant for the revocable permit and holds title to the Property.
• The proposed improvements will comply with applicable codes, ordinances, regulations, neighborhood plans and laws.
The proposed parking blade sign will comply with applicable codes, ordinances, regulations, neighborhood plans and laws, as evidenced by the DRB approval. The Applicant has requested a revocable permit to ensure that encroachment of the existing signs complies with the applicable regulations.
• The grant of the application will have no adverse effect on governmental/utility easements and uses on the property.
The grant of the revocable permit will allow the Applicant to improve the Property with the approved design and use. The encroachments will be installed at an appropriate height, allowing for a minimum clearance of 14’1”, which permits free pedestrian passage below the signage and does not obstruct the right-of-way. The encroachment will have no adverse effect on governmental/utility easements and uses on the property.
• That the grant of the revocable permit will enhance the neighborhood and/or community by such amenities as, for example, enhanced landscaping, improved drainage, improved lighting, and improved security.
The proposed encroachment will allow for the use of the Property as approved by the DRB. Additionally, the Applicant is providing key public benefits through the provision of parking on the Property to complement the structure that is compatible with pedestrianism and an urban environment. The approved development will make better use of the Property and improve the pedestrian experience of the neighborhood.
• That granting the revocable permit requested will not confer on the applicant any special privilege that is denied by this article to other owner of land, structures or buildings subject to similar conditions located in the same zoning district.
Granting the revocable permit will not confer any special privilege upon the Applicant. Any property owner within the City of Miami Beach can apply for a revocable permit provided that the application meets the criteria stated in the Code, does not interfere with the utilization of public property, and enhances the community.
• That granting the revocable permit will be in harmony with the general intent and purpose of this article, and that such revocable permit will not be injurious to surrounding properties, the neighborhood, or otherwise detrimental to the public welfare.
Granting the revocable permit will not devalue any of the adjacent properties and will not have a detrimental effect on the public welfare. In fact, it will allow for an improved design upon the Property and a favorable use in the neighborhood, while providing more guided flow of traffic as patrons of the building will have a clear understanding of the parking.