HomeMy WebLinkAboutR-84-1205J-84-953(a)
10/02/84
RESOLUTION NO. 84-1205
A RESOLUTION AFFIRMING THE DECISION OF THE
ZONING BOARD GRANTING A VARIANCE _.. FROM
ORDINANCE NO. 9500, AS AMENDED, ARTICLE 20,
SECTION 2016, SUBSECTION 2016.3 AND SCHEDULE
OF DISTRICT REGULATIONS, PAGE 3 OF 6, TABLE
4, HEIGHT ENVELOPES BY LAND USE INTENSITY
SECTORS, LUI SECTOR 8<TO PERMIT CONSTRUCTION
OF A MULTI -STORY OFFICE STRUCTURE TO BE
LOCATED AT 2351 SOUTHWEST 37TH AVENUE,, ALSO
DESCRIBED AS LOTS 46 THROUGH 51 INCLUSIVE,
BLOCK 7, MIAMI SUBURBAN ACRES AMD (4-73), AS
PER PLANS ON FILE, WITH LIGHT PLANE PENETRA-
TIONS AT THE INTERIOR SIDE LINE OF t 7.75' AT
THE INTERSECTION OF THE LIGHT PLANE WITH
PLANE II IN THE PARKING GARAGE AND t 94.42'
AT A POINT 69.58' ABOVE PLANE II IN THE
OFFICE STRUCTURE (NO LIGHT PLANE PENETRATION
ALLOWED); ZONED CR-2/7 COMMERCIAL RESIDENTIAL
(COMMUNITY), PROPOSED TO BE ZONED CR-2/8
COMMERCIAL RESIDENTIAL (COMMUNITY), SUBJECT
TO THE APPROVAL OF A CHANGE OF ZONING AND
WITH A TIME LIMITATION OF TWELVE (12) MONTHS
IN WHICH A BUILDING PERMIT MUST BE OBTAINED.
WHEREAS, the Miami Zoning Board at its meeting of Septem-
ber 24, 1984, Item No. 11, following an advertised hearing,
adopted Resolution No. ZB-87-84, by a 7 to 1 vote, GRANTING A
VARIANCE as hereinafter set forth; and
WHEREAS, the City of Miami Planning Department has taken an
appeal to the City Commission from the granting of the variance;
and
WHEREAS, the City Commission, after careful consideration of
this matter, finds that there are peculiar circumstances
affecting this parcel of land, and practical difficulties and
unnecessary hardships which would impair the owner's right to the
reasonable use of the property without the grant of variance as
hereinafter set forth;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The decision of the Miami Zoning Board in
granting the request for a variance from Ordinance No. 9500, as
amended, Article 20 Section 2016, Subsection 2016.3, and the
I CITY COMUSSION
MEETIIIT0 OF
OCT 25 W
N.
-- -- -- -
s
kr
Schedule of District Regulations, Page 3 of 6, Table 4, height
envelopes by land use intensity sectors, LUI Sector 8 to permit
construction of a multi -story office structure to be located at
2351 Southwest 37th Avenue, also described as Lots 46 through 51
inclusive, Block 7, Miami Suburban Acres AMD (4-73), as per plans
on file, with light plane penetrations at the interior side line
of t 7.75' at the intersection of the light plane with plane II
in the parking garage and t 94.42' at a point 69.58' above plane
II in the office structure (no light plane penetration allowed);
zoned CR-2/7 COMMERCIAL RESIDENTIAL (COMMUNITY), proposed to be
zoned CR-2/8 COMMERCIAL RESIDENTIAL (COMMUNITY), subject to the
approval of a change of zoning and with a time limitation of
twelve (12) months in which a building permit must be obtained,
is hereby affirmed.
PASSED AND ADOPTED this 25th day of
ST:/ Q
C-rLi• l.�
RAL G. ONGIE 47
City Clerk
PREPARED AND APPROVED BY:
A %An 010A.0
T. MIRIAM MAER
Assistant City Attorney
APP
.1. a+vvv
y Attorney
GMM/wpc/ab/323
October , 1984.
Maurice A. Ferre
MAURICE A. FERRE, MAYOR
AND CORRECTNESS:
84
-.
11
1
.:ITY OF MIAMI. FLOR10A
ii%1T_,1-3FF1C3 OAEMORANOUM
-� Howard V. Gary DATE:
Cit Manager
SUBJECT:
4Oirec
o -
or REFERENCES:
Planning and Zoning Boards ENCLOSURES:
Administration Department
September 28, 1984 • smi c.
RESOLUTION - APPEAL BY PLANNING DEPT
VARIANCE GRANTED BY ZONING BOARD
2351 SW 37 AVENUE
COMMiISSION AGENDA - OCTOBER 25, 1984
PLANNING AND ZONING ITEMS
It is recommended that a review be made of
the Variance ranted by the Zoning Board on
September Z4, 1984, permitting construction
of a multi -story office structure to be
located at 2351 SW 37 Avenue, as per plans on
file, with light pane pene rations at the
interior side line of + 7.75' at the
intersection of the light plane with Plane II
in the parking garage and + 94.42' at a point
69.58' above Plane II in tT* office structure
(no light plane penetration allowed).
The Zoning Board, at its meeting of September 24, 1984, Item 11, following
an advertised hearing, adopted Resolution ZB 87-84 by a 7 to 1 vote,
granting the Variance from Ordinance 9500, as amended, Article 20, Section
2016. Subsection 2016.3 and Schedule of District Regulations, page 3 of 6,
table 4, Height Envelopes by Land Use Intensity Sectors, LUI Sector 8 to
permit construction of a multi -story office structure to be located at 2351
SW 37 Avenue, also described as Lots 46 through 51 inclusive, Block 7. MIAMI
SUBURBAN ACRES AND (4-73), as per plans on file, with light plane
penetrations at the interior side line of + 7.75' at the intersection of the
light plane with Plane II in the parking garage and + 94.42' at a point
69.68' above Plane It in the office structure (no light lane penetration
allowed); zoned CR-2/7 Commercial -Residential (Community), proposed to be
rezoned (Sector Number only) CR-2/8 Commercial -Residential (Community).
This Variance petition is subject to the approval of a change of Zoning
classification. This Variance has also been granted a time limitation'of
twelve (12) months in which a building permit must be obtained.
Four objections received in the mail; eleven opponents present at the
meeting. One reply in favor received in the mail; ten proponents present at
the meeting.
Backup information is included for your review. s
A RESOLUTION to provide for the above has been prepared by.the,My a
Attorney's Office and submitted for consideration of the City iisaion.
A[PL:111
cc: Law Department
NOTE; Planning Department recommends: DENIAL of variance
,. r
APO
........
- r
.'r �yb•1(9��••.,r.ir��yft%f'•�.'.'ri.�'y�l+.i A.'''�..�"•i �.
• •.. y ` r•.+�`'��r' � : s , '`mow < 3
- r .,. ~ + `� gthl��"1+1;"'lv+ri yfy. Lr�►'�'' wig `t
t� �.. .. •_ _••! .�` .y .v .'l.�i....•,: w. •wT,.�i rib rr�l .,:+..a'�"" y .frltii�
3 .. . . .... ^ e.♦.. , .� .lf. L?+�4p�L'�ju K 11+5�'T':'•Y'ti�ar ��:+•wr„ p'�.
t:.
ZONING FACT SHEET
LOCATION/LEGAL 2351 SW 37 Avenue
Lots 46 through 51 inclusive
Block 7
MIAMI SUBURBAN ACRES AMD. (4-73)
OWNER/APPLICANT I.R.E. Real Estate Fund, Ltd.
c/o Gary Held (Attorney for applicant)
1401 Brickell Avenue
Miami, Florida 33131 Phone #579-0583
ZONING CR-2/7 Commercial -Residential (Community)
Change of Zoning Classification (Sector Humber
Only) in the Official Zoning Atlas of Ordinance
9500, as amended, from CR-2/7 Commercial-'
Residential (Community) to CR=2/8' Commercial-
Residential (Community).
Variance.'from Ordinance 9500, as amended,
Article 20, Section 2016, Subsection 2016.3 and
Schedule of District Regulations, page 3 of 6,
table 4, Height Envelopes by Land Use Intensity
Sectors LUI Section 8 to permit construction of
a multi -story office structure onabovesite, as ;
per plans on file, with light plane penetrations
at the interior side tine of + 7.75at the
intersection of the light plane with Plane II in
the parking garage and + 94.42' at a point
69.58' above Plane II in the office structure
ono light plane penetration allowed). This
variance petition is subject to the Zoning
Board's ruling on an appeal of the Zoning
Administrator Interpretation number 2I-84-4 and
to the approval of a Change of Zoning
Classification. This property presently is
zoned CR-2/7 Commercial -Residential (leonemunitA
proposed to be rezoned (Sector Humber only) CR
2/8 Commercial -residential (Community) q.
"and.
4
J
' �i.'t.1;t e:.; •.. try,... � •c '• '.,•.i. `-i»:.� ... -',c
• `.J . .i�• •• _ . t •,A.. w '• .. , ... . may . :� �.
r � • �Y•.1 41.K��� i Z��I 1 in.�y fit• - •'. ••�:1, '• 1%•�.... .. •� •� r ., �•
. .. .. .. .. .. , :.ft.tN► '�.:•J...':^ice': v,S.�.. �.. .. ..... .....i••a'.i.:!ti�,\►+i►:•w•:St'.i...?:+�hHCHw.aM'J..:•r.MlMr... .:mow.:... -.... .. .... r
Variance from Ordinance 9500, as amended,
Article 20. Section 2023, Subsection 2023.4 to
permit constriction of a multi -story office'
structure on above s1 te, as per plans on file,
with a reduction of off-street loading stalls
from 3 to 2 and subject to obtaining a Class "C"
special permit for the reduction of stall
dimensions to not less than. 30' in length by 10'
in width by 10' of vertical clearance.
RECO14MENDATIONS
PLANNING DEPARTMENT DENIAL. T,he Change of Zoning Sector Number as
requested would create an isolated zoning dis-
trict out of scale with the needs of the neigh-
borhood or the city.
1 r There is no hardship to justify the requested.
variances. The required off-street loading
stalls need to be provided, and the light plane
penetration requirements should be met,
particularly in light of the adjacent
residential zoning.
There is:too much building proposed for the size
of the subject property which does not
constitute a hardship, especially since a
reasonable use could be achieved with a lesser
structure.
PUBLIC WORKS Request the north 10' of Lot 46 and the south
12' + of Lot 51.
r
DADE COUNTY TRAFFIC Recommend aligning exit drive onto SM 37 Avenue
AND TRANSPORTATION with Sevilla or eliminating it and provide all F
access from side streets. .
ZONING BOARD At its meets of 1984 the Zoning " t
meeting September 24, ,
Board adopted Resolution ZB 86-84, by a 7 to !: Grote, :;
recommending approval of the above request fore
change of zoning classification.
At its meeting of September 24, ,1984, the Zoni gig r
Board Adopted Resoluti=ZB 87-349 by a 7,,to, .1 � �
and ZB 88-84, by a 6 to Z vote, grantin be; v6 �
�
var ianCes with a tine linitAtlon of t Y 1121, .w:y �
abnths in which building pits Est betas
10
�, .` 5 41�hy:J.'.♦:.:C.•'tY'�o ,.•`� -"'.. .. :.ram. ': Y'T.... .. ..� .. •
17 .. • .. ... ...• �•� t. •h. 'd•:�t • Aft .i>• �•�'
_',� .. 1L.. .:•. +•ire'..: _ '.t
rA
.. ,. . • .:.j,Y,n'+',•ay.=•'rSnSl•."L'i n:,.w.;• . • , .....•.y ....a.:.:rif.\.34i•:.•: it'+•r.7wknlKArrMS•a. ,•AMI+♦-.. .;jw:... .. ..
RECOV"ENDATIONS
PLANNING DEPARTMENT
PUBLIC WORKS
DADE COUNTY TRAFFIC
AND TRANSPORTATION
ZONING BOARD
Variance from Ordinance 9500, as amended,
Article 20, Section 2023, Subsection 2023.4 to
permit construction of a multi -story office'
structure on above s1te, as per plans on file,
with a reduction of off-street loading stalls
from 3 to 2 and subject to obtaining a Class "C"
special permit for the reduction of stall
dimensions to not less than.30' in ] ength by 10'
in width by 10' of vertical clearance.
DENIAL. T,he Change of Zoning Sector Number as
requested would create an isolated zoning dis-
trict out of scale with the needs of the neigh-
borhood or the city.
'- There is no hardship to justify the requested.
variances. The required off-street loading
stalls need to be provided, and the light plane
penetration requirements should be met,
particularly in light of the adjacent
residential zoning.
There is:too much building proposed for the size
of the subject property which does not
constitute a hardship, especially since a
reasonable use could be achieved with a lesser
structure.
.
Request the north 10' of Lot 46 and the south.
1
12' ± of Lot 51.
• Recommend aligning exit drive onto SW 37 Avenue
with Sevilla or eliminating it and provide all
access from side streets.
At its meeting of September 24, 1904, the Zoning
Board adopted Resolution ZB 86-84, by a 7 to 1. vote,
=;
recommending approval of the above request for
s
change of zoning classification.
"
At its meeting of September 24, 1984, the Zoning
k
Board adopted ResolutionsZO 87-84, by a 7 to 1 94tv
and ZB 88-849 by a 6 to 2 vote, granting the above
,
variances with a time limitation of twelve (12),
months in which building permits must be 4tai0ed
it • r�%. ".♦ ,�.
i
. .. „y,.ayr+„i�„ • � +W rw.fRY jai L i. r •�.t i%�u � }�....'s ...•:! i,;r,`�j'.�{.�}ri ,s• • •g�(Y,4 ) .
I .. _�• � ,N. � � • ��' • AIL^�J1Jjlii i •" � •' !
i ... �`t. � .J•�.. �a`:1 • �1•f�►. �i l•►•y i mot+.
. w.• ow.t . • 1;i:.:�S �•s ~' l�-.r •q.ys J ♦r M sa•
. .. .. - .. ... .. ...•�^' ...�...:. i Sri �, mil
j� .. .. .. .: .. ... ww' � •�..... �.:ai .. '. .. • •.. .� �w. w�L' w.•i �V+��•�•Faiff.y :.ter
j '•i:.n`:a7JI.M:.. ..1J/ly tA.3%!.�i�l{�...1 .�:...�.,�tyf I M•r, .rf�H .•ice.
hS
• �:Ly:.�,�. -�.'s'i .' . •.• r . �.:=- tl�rfi�.:°' .�5::.°.i ,'��;.0 jh�•Y;•yrs r... :.. �,.�.4y.... :;.;, ' `
•• 1�1 Is ! O 1 v r d r • r 16 !
co
CR;3/7 a 17 21 22 23 24 25 26 2T 2 i 79 &D 11
. 16 31 2
Lil Q 19
> S. W. 2 2 T E Ri
CFd-
r 46
47
44
3
Q
44
40
39
36
37
36
3'J
33
It 46
6
49
50
53
54
5954
5759
$9
60
61
gas
31
w 23 ST.
�rrzlr.:� ��
W
>
9:
16
17
-
•
a
eti
1W
20
�000aoav„mm��m��1
Imo»������mmomm
1 3R September 24$ 19S4
?35.1 $14 37 Avenue
i
.. .• . .y �3 .tom ; � r ��, ��.,,yy��. �_�.
a r
.,. ... •2y ... �... .. ... � ... ..!-:.�.: a .. _.... .:..�,.. .. ..'^.�t!�,';.._ ... �
Lifv U �11yi1
PLANNING
��nn CITY OF MIAMI. FLORIA '' 'unjcr .
INTER -OFFICE MKMORANDUM
'84 OCT -9 A 4 :58
TO. Howard V. Gary oAT& October 9, 1984 f,Lt=
City Manager
SUBJECT: Appeal by the Planning
Department: Variances
' AL granted by Zoning Board
�.on September 24 1984
FROM: Sergio Rddrigu'ez, Director REfERtNC[Si Douglas Tower
Planning Department ENCLOSURES= �351 S.W. 37th Avenue
This is a request for the City Commission to review two variances
granted by the Zoning Board on September 24, 1984, for Douglas Tower,
an office building proposed to be located at 2351 S.W. 3T Ave.
SR/TF/mv
r,
y
} t{
S' fl
i �
70
wN; • a
Am
• .. � •fit • 1�' h-
• ...:. , �' =r•r .'�;;� ,+.. _.fK ram* ,v.�n1 ��, �.
f • �..W dam- y _
• ... .. .. .. ,'$1. ... .�.' •:� f:Sj�`'�',*•701.3`C:L.'1!�•.''T:►hf: ,.3.71SL..
CITY OF MIAMI, FLORIDA ' it1•
INTER.OFFICE MEMORANDUM
24 OCT. 11 •5 � PM
TO. Howard V. Gary
City Manager
i
FRt S o Rodriguez, Director
Planning Department
DATE: October 11, 1984 n«,
SUBJECT: Appeal by the Planning
Department: Variances
granted by Zoning Board
on September 24, 1984
REFERENCES: Douglas Tower,
2351 S.W. 37th Avenue
INCLOSURES:
Per City Code Chapter 62, Section 62-62 the
Planning Department requests a review by the
City Commission or variances granted by the
Zoning Board on September 249 1984, for
Douglas Tower, an office building proposed to
e located at 2351 S.W. 37 Avenue.
The Zoning Board on September 24, 1984, granted two variances for
Douglas Tower, an office building proposed to be located at 2351 S.W.
37 Avenue.
One variance was granted for penetration of the light plane so that
9
the building could occupy a uniform mass at the desired height and a
second variance granted a reduction of the number of loading spaces
from three to two.
The Planning Department cites the following items as forming the
f
basis for review by the City Commission:
1. No hardship exists to justify either of the requested variances.
The required off-street loading stalls could easily be provided
+.
since this is new construction; a project could be designed for
this site to sa s y all zoning requirements. For example -the
building immediately south of the subject site, at 2401 Douglas
Road, conformed to the requirements of the C-2 district of
Ordinance 6871.
2. The proP03ed bulk of this structure represents an unwarranted
intrusion into 'tie residential neighborhood to the east; t4e
lacR olf Tight, air, an amenities cre- a by this project on
ri
adjacent residentially zoned land indicates the need for this
project to be scaled down to conform with present development
characteristics in this part of the City. The Barnett building'
in Coral Gables, one block diagonally northwest from the subject
g
site is part of the east -west axis of commercial developme of
Miracle Mile/Coral Way. The development proposed far the
subject site is not a logical part of this east —west development
axis.
Page 1 of 2
'
5
JI
. . -.; - +•+rf,l!^.{-+V_YF•-•try"±4AT N'4 °�Y''� t"9:^�' Lf e'3to'fk!
.. . . •- -• t� .i ilt ='i ~.�.�• � • i +1 ��pJ - tt i r t .�• � � � Yn�)• � � i, ... �+1
Howard V. Gary
October 11, 1984
3. There is too much building proposed for the size of the subject
propert which does not constitute hardship, espec a ly since
reasons le use could be achieved with a lesser structure. The
principal purposes of height envelopes in Zoning Ordinance 9500
is to provide light and air, protect the character of the
neighborhood; provide views; and protect against fire and
aviation hazards. A basic problem with tall buildings is not
their height per se, but rather too much height on too little
land. A tall building properly sited on a •lot of sufficient
size offers little problem in terms of light, air, bulk, and
view, and other considerations, i.e. the larger the lot, the
taller the building may be. The height envelope is not new: in
prior Zoning Ordinance 6871, the subject site was zoned C-2;
which provided that building be set back 1' for every 2' of
height above 25, on sides adjacent to residential districts and
providing for a 10, yard area in sides adjacent to residential
districts. In another comparison example, prior Zoning
Ordinance 6871 in the RC zoning district controlled building
height through lot coverage ratios i.e. the taller the building,
the smaller the lot coverage. In the RC district for a building
between 170' - 180' in height, the lot coverage could not exceed
13%.
4. There is no justification for, eliminating one off-street truck
loading space reducing the number provided from three to two.
The Department's observation has been that the fewer the number
of loading spaces provided, the greater the potential for use of
adjacent streets or blocking of parking aisles by trucks
waiting for the few loading spaces to become available.
It is requested that this item be heard on the City Commission
meeting of October 25, 1984.
SR/TF/mv
,jZZ
am r ' .'-" m ,'sx , w '' i�:+;a •;a,s .. ..._ , ._ ; . _ � `tom
�_ ;biz ,+•
.,
i �a • .. _�
. �:-s.R�Pr++'y.it•7`• ?�.. 1£�h+LiC�`,+� �.►.. �""�a�''..;'1`'��a�Y �4{:v`��14�y;� �..
'_' +..roitti.tt.•V,�.+....+r� a�w �•,4 aR�37.::•'� ',�t.r+..+aa�'h;��Yj :'"�iFa ,,.,t��,.
.,. .: a • ..a�.+.•.h.......i�yry..t,�'pe• .."•?.t'MY�.,�rgpy�:%ia+4S•.aA��it� i �7a'• ri♦tl�.
:.. �.. . Y•.. �. ...�.,.,s +.t•. ayy IO' i.;i*y�+Mt• .�i1'� �.i a i.t.,��•s!:S �'y'� t1M r .ir.• s+�� �� f �i
... .•.a. .. .. .. �T w r.. � :.;• - . :rJ: *. y.. rs. '. Cr+,�+T.� s+i •��nJ..SrL%Ji .a�� . 7�, r'!�..�i'saa�:
•:a� � .y�.f•��:r.T.:•+rri:, r• v.i4 .wig rr ..p
- .. .. .s...J.•s ...t""Y+!.i,a1.:A•!..w �w•a•.'^. a'a �' ..: • o• 11}at'�°:
— .. .. .. ftf � 7. a :- '1 •� .r r ! *�y 3 � s ! �� r+id a.. 4� N .�� ..
_, �.� .. 'i:+<.rt:;'^•i'�2Y .>:"!.••.tit!^*1•�'•x'�'��?�r!�Ff?��;k��7?...s:"��h.•'.rlfi��Z'':_.!'�: 'r t. '�.i�:�i••.'»:w3a�i::•i.:�',S .
light plane penetration
PETITION FOR VARIANCE
File Number V-83-,_
A variance is relaxation of the terms of the ordinance where such action will not be
contrary to the public interest and where, owing to conditions peculiar to the
property and not the result of actions of the applicant, literal enforcement of this
ordinance would result in unnecessary and undue hardship on the property. As used in
this ordinance, a variance is authorized only for height, area, size of structure,
dimensions of yards and other open spaces and offstreet parking or loading
requirements. (Section 3101)
1, hereby petition the City of Miami Zoning
Board for a variance from the terms o e "Zoning Ordinance of the City of Miami,"
affecting property located at 2351 S.W. 37th Avenue , Miami, as
-
_= -
specified below.
i
In support of this application, the following material is submitted with this application:
-
x 1. Two copies of a survey of the property prepared by a State of Florida Registered
Land Surveyor.
-
X 2. Four copies of: the site plan showing (as required) property boundaries, existing
(if any) and proposed structure(s), parking, landscaping, etc, building elevations
and dimensions and computations of lot area (gross and net), building spacing, LUI
ratios, and height envelope.
_X 3. Affidavits disclosing ownership of property covered by application and disclosure
-
Iai
of interest form (Forms 4-83 and 4a83, attach to application).
X 4. Certified list of owners of real estate within 375' radius from the outside
s
boundaries of property covered by this application. (Form 6-83 and attach to
`
application.)'
X . S. At least two photographs that show the entire property (land and improvements).
6. Other (,Specify)
..i
X 7. Fee of 0 2 5.5 7 $�to apply toward the cost of processing, based of the following:
�
I
!
(a) RS, RG• 1 $100.00
,
(b) For penetration of Plane III
by antennas and the like $300.00
(c) All other applications for
each request variance $0.03 per 02.ft. of floor are* of buildkVW
;?
from the ordinance minimum - 300.00
(d) Surcharge equal to applicable fee from W* above, not to exceed $500A
to be refunded if there is no appeal. (City Coda - Section 62-61)
F
�A
:(�;: .�:'t.f :>;; ..,1,►.. ;ass •i- a.. ...
.. .�� .. .,.r«..'+.•,.�':.'`y%'• .-.�.�''•.�t'"s J.++.. t� '".� ta4 t •r•r• .r= -t Y r
.. •.. ._ .. .. .. .t+1:�i:"x�.'�7;ir.+''w:v �e N•�.1gsKtr:,k�j`��h:w .:.• �. ...�..r �'... w'" '� � '•r.'t' .. .
/ :•'Yi rsa.J�bs7r;',-'i1: ..i lASi.. .} /r �a.i: -�
... .. .. . � .. :�1• :::ryilw�M•��u, F'...y..: �r.:.��ai.y�..1F+M�� r;•w•./[M•pry.M.d•i1h;iHti11i1M�.�lF~:!'.!CM1�!1..4:`.. w.: N"!i: ;3.. I�t.. s. r ..
_X_ L The Variance requested is for relief from the provisions of Section 2016 of
the City of Muni Zoning Ordinance as follows:
To permit a variance from section 2016, Ordinance 9500
and provide penetrations of a light plane of 89.42+ feet
and 7.75+ feet, per plans on file, where 0 feet are
permitte3.
am
x 9. In support of this application, the applicant is prepared to offer the following
evidence, on the point enumerated at Subsection 3103.1 of the City of Miami
Zoning Ordinances
Note: This application cannot be accepted for Zoning Board action unless all of the
following sit items are completecL
_x (a) Special conditions and circumstances exist which are peculiar to the land,
structure, or building involved and which are not applicable to other lands,
structures, or buildings In the some zoning district In that: (ist evidence to
be produced and use additional sheets, if necessary.)
The parcel which has been aggregated alldws
development of a building lying north -south, perpendicular
to the adjacent residential streets. The imposition of }
a light plane II on this project does not result in a change v
in maximum building height and therefore no benefit of
increased light or reduced height results to benefit the
public interest.
s
..,�,,. (b) The special conditions and circumstances do not result from the actions of
the petitioner in that: ?
These special conditions result from the location
of a building of this configuration in this rel4tionship
to adjoining properties.
tk
w. '.Nk
tiiv w
... .. .. .... �J?•«Y�:jY��lri:•�ifrCi,iii �..�: f.I•`e!.T..%►l•Ji,J 7i.•'1Y�MN!'.'+11w'..' '�.:i.:.`�1i'�'.'C�A�`�+1�fb :.�%:rri:':iiRYlwli�w:
(/.
(c) Literal interpretation of the provisions of the zoning ordinance would deprive
the applicant of rights commonly enjoyed by other properties in the some
zoning district under the terms of the zoning ordinance and would work
unnecessary and undue hardships on the petitioner in that.
As no additional benefit to adjoining property owners
or the public at large is achieved by the imposition
of this light plane requirement, its imposition
creates an unnecessary hardship.
(d) Granting the variance requested will not confer on the petitioner any special
privilege that is denied by the Zoning Ordinance to other lands, buildings, or
structures in the some zoning district in that:
It is not a special privilege to be relieved of
an unnecessary hardship.
t
X _ (e) The variance, if granted, is the minimum variance that will make possible the
reasonable use of the land, building, or structure in that:
Applicant only seeks to develop the proposed
building to a degree that is reasonable given its
location on one of the most active commercial corridors
outside the Central Business District in the City of
Miami.
afifte
y�: � •1 Y. � `�. i.tpl• - .. .... � .. .. �1n �4 � .,.'�:: N:•.Y� •ii.). .1�ir\!: :\ti Iif�.{.
i••ti '�?' • �. a.F:-Y.. .v. •� .. .r .moo►. .''i •.
' .. F L.�•.:1 _ .�..�;i .. .. ram.• •i`i•: .. .. ..
' � '. �Lra., ��?.i1'.•.+wr4..:i'yv'""...�.'.'.^•r-�..•� ...�Y. .. .. .. ,.:i-�i :`.Y'•:.:.. .. '. ,_ ... . ... ••
.a ... ..f'. .. .. .... �VuBrlc..� I±Mif.��:1r•�•• t�", .:r .... ... �• � � fL►b.�• �r v.•'.•:'..� .. .... y .. ... ..
..r .y 1.►+:!L -yam ..•..s:' .N;: �""�r�h:.`iriV'i�i.ww.:•.w'.:.'.�=.. '�� � �� .
a
(f) The grant of the variance will be in harmony with the general intent and
purpose of the Zoning Ordinance, and will not be injurious to the
neighborhood, or otherwise detrimental to the public welfare.
The resulting building will be compatible with
the area in which it is proposed, and will be an
asset to that neighborhood and the City of Miami
at .large .
Note: All documents, reports, studies, exhibits or other written or graphic
submitted to the Zoning Board shall be submitted with thi&u ulication.
Name Gary M. Held, Esq.
Address 1401 Brickell Ave.
to be
STATE OF FLORIDA) SS: f
COUNTY OF DADE ) t
t
1
i
GaEX M. Meld, Esq. being duly sworn, deposes and
i says that he is the(Au t riz gent of Owner) of the real property described- in
answer to question # I, above; that he has read the foregoing answers and that the same are
true and complete; and (if acting as agent for owner) that he has authority o execute this
j petition on behalf of the owner. l)
SWORN TO AND SUBSCRIBED
before me this _16.th day of
198.�•
MY COMMISSION EXPIRES:
uio r.-vi t %ueuCAWTF. OF FLOWA
O';#'F :J J k'AU (M-4 A nNUMANq UNQ ,
Form 1.83
i
�
t
•
1
fin~;
Lary P=ZTtate of Florida at Loro
�. w.�+r it •�wi par• �j a)�
-iAlV C. •::r. •.. A)
•
9S
11
=7
i
.. 1
r r we the , .« . «.. r-i. ,a
_.C. a i.._, t.._ _.a'_. Wi,,,....
i. -or .
3L�:....•.y, th; emy pa—..Atiy
apr'='i _-
_ Gary
M.-Held
who beir. by m fir =%. d•.ay m4orn,
Upon oath,
deposes and
s`y:s:
,
1. That he
is the a:•.^er,
or the le5al. representativ • cf the
owner, submitting the acC.—_-pwiyLrZ application for a public hear,; as
rewired by ;nonce No. 9500 of the Code of the City of Miami, Flora,
effecting the real pr opera located' in the City of Miaw as desc +bed and
Listed on the pages attached tothis affidavit and mde a tart the:-eof
2. That all mumer s v&ich he represents, if aay, have given their
full and cc::Plete Per--dss on for him to act in their b-_half for the ch-singe
or ..w 4 ricat"I = of a claassill:.cation or regulation of z.«nIng as set mr in
the ac=-• =y.4:.& pe!Lticn.
3. Tnat the yes a.:.`•.ached hereto and ride a ;a:,-. of t'^is
• J.
Zf« :'it cc=,�.a a the ct-c-rent. narms, ad:1,res-ses, phmne ==!:er s a.--
lev? desc i �icrs for the re=1 w-:zich he is the miner or lei
re resentative.
4. Me facts -as represented in the applicatio^. and c ==
snu=it-ted in rita this af_i.davit are true and cor: e:t.
FL•. whe: F_+:.mt sayeth not.
Sam. ^ to a d Su!:zcr-:!bed before me
this i6th_ day of &Mcrust _ _ 1984
4
•
Nam,—y nb?ic, State of I'lorida at Large
!hy i•._--Sion Expires:
NOTARY PUBLIC STATE OF FLOittDA
MY COMMISSION EXPIUS u•M 25 My
RONDW?HW GENERAL PWRAM wr4.
s
•
,,�'
M1
Owner' s 1:ame 1, R. B • Real Estate Fund, ' Ltd. -- Series 25
:,ai 11ng Address' 'c/o Gary M. Held, Esq., 1401 Brickell Avenue
Telephone Number 579-0583 x
Legal Description: _
Lots 46 through 51, less rights —of —way, .
Block 7, Amended Plat of Miami Suburban Acres,
according to the plat thereof, Plat Book 4,
Page 73, Public Records of Dade County, Florida.
O►:ner' s :: an. e
h,ai 1 i ng Address
Telephone Number '
Legal Description:
Ou-ner' s Nan. e
hailing Address
Telep"one Number
Legal Description: -
Any other real estate propert. *iwmed individually, jointly, or severally
(by corroration, partnership privately) within 375' o; the subject
site is listed as follo:rs:
Street Address Legal Description
Street Address
Street Address
9
Legal OescH::ion
Legal tescriction
1. Legal description and street address of subject real property:
2351 S. W. 37 Avenue
Lots 46 through 51, less rights -of -way, Block 7,
Amended Plat of Niami Suburban Acres, according
to the plat thereof, Plat Book 4, Page 73,-Public
Records of Dade County, Florida.
2. Ormer(s) of su j ct real cn'o""'sand' percentage of ownership.
Note: City of Miami Ordinance No. 9419 requires disclosure of all parties
having a financial interest, either direct or indirect, in the subject
patter of a presetntation, request or petition to the City Co=ission.
Accordingly, question 42 requires disclosure of all shareholders of
corporations, beneficiaries of trusts, and/or any other interested parties,
together with their addresses and proportionate interest.
See attached Exhibit "A"
3. Legal -description and street address of any real property (a)
owned by any party listed in answer to question #2, and (b)-located within
375 feet of the subject real property. .
N/A
I•
STATE OF FLORM ) SS:
=11TY OF ME
• . S..
FCR Otis
r
GARY M. HELD being duly sworn, deposes and
says tnac ne is the MQUW (Attorney for, Owner) of the real property
described in answer to question 41, above; that he has read the foregoing
answers and that the same are true and c=plete; and (if acting as attorney
for owner) that he has authority to execute Disclosure of ship
four, on behalf of the owner. - ��_ .
F40W TO Pic
before in this
daV of _ -�.�.
tAte
Flora.da at tIeW
•NOMITRIUC STATE OF q
.y s_
Exhibit "A"
I. R. E. Real Estate Fund, Ltd. -- Series 25,
a Florida Limited Partnership* •
�!
General Partners:
i'
Alan B. Levan
Scott G. Kranz •
Frank V. Grieco
I. R. E. Advisors Series 25 Corp.
- which is 100% owned by
-
I. R. E. Real Estate Funds, Inc.,
a Florida Corporation
-
- which is 100% owned by
I. R. E. Financial Corp.,
a Florida Corporation
- which is a publicly traded
corporation, the major
'
stockholders of which are:
f
1) I. R. E. Realty Advisors, Inc.
(18.4%)
the stockholders of which are:
Alan B. Levan (majority shareholder)
Frank V. Grieco
}
Scott G. Kranz
j;
Steven Arky
'
Lee Ruwitch
Norm Silber
Robert Tenen
Irving Shiapiro
Zit Levan
Jay Levan
Y"
2) I. R. E. Properties, Inc.
( 5.3%)
the stockholders of which are:
Alan B. Levan (majority. -shareholder)
Frank V. Grieco
'
Scott G. Kranz
Steven Arky
Lee Ruwitch
Norm Silber
Robert Tenen
Irving Shiapiro_
•
Zit Levan
Jay Levan
3) I. R. E. Realty Advisory Group, Inc.
(38.1%)`
the stockholders of which are:
I. R. E. Properties, Inc.
a
I. R. E. Financial Corp.
Scott G. Franz
:s
t
�
.k-AV
'
•x�3
pr r
y�,
r
•• e
..--�i�►MIMX J�:iw.�'{! �y f.l!i•M � i., �• � . r•.,.. � �u s:s,;'�t : �•}41�:4 �•LR11� }sQ�j.v
u.•••..o:•.+.1.;�,.:^ ..�•ti«n•re........ ... .., aq..:. . .'s:.1.i.',. .. ..... r+si.rn"tti.S., ..AWW t. .. .. -
%n yt
w:+r
Limited Partners:
This is a publicly held partnership
with many thousands of units sold, and
therefore, many thousands of individuals
with small limited partnership interests.
An option to purchase the subject property
is held by Terremark, Inc.
- which is 100% owned by Manuel Medina,
2600 S. W. Third Avenue
Miami, Florida 33129
*All addresses c/o Robert K. Trau#g, Esq.
1401 Brickell Avenue, PIi-1
Miami, Florida 33131
IhF
tL�
-
•.. ..r ... ^ rMr: r, .».r.,.�. �•';,*fir
r
r
•
LAW OrrICES
.`
GReemempG, TRAURIG. ASKEW, HorrMAN. Uporr,
RoseN 81 OUENTEL. P. A.
LINDA KOOSRICK AOLKR
LAWNSUCE S. GORDON
MARSHALL R. PASTCONACII
MICMAtL O. ALStRTINt
MATTMtW S. GONSON
SYRD" G. PET[RStN
CtSAw L. ALVAwtt
M[LWN N. ORltNStRO
ALS[RT O. OUtNTEL
AMf1LtR M. MOSS. JR.
RUDOLPH r. ARAGON
MARILYN O. GRttNSLATT
DALt S. RECINELLA
ZACHARY M. WOLrr
RICMAR0 A. ARKIN
ROStRT L. GROSSMAN
NICHOLAS ROCKWtLL
Or CO}INStt
R[USIN O O. ASK[W
*ART M. M(LO
MAIM" S. ROSSN
MILARIt SASS
LA01111 J. MOrrMAN
RONALD M. ROStNGARTtN
SRICKELL COMCOYRt
R
NORMAM J. StNIOO
ARNOLD M. JArrtt
DAVID L. ROSS
1401 SRICKKLL AVENUE
MARK O. GLOOM
MARTIN KALS
DAVID P. ROWt
'
MIAMI. FLORIDA 33131
SURT SwuTON
STtVt GULLOCK
ROStRT A. KAPLAN
TIMOTHY t. KISM
STtVtN T. SAMILJAN
CLI"'ORO A. SCHULMAN
TtLt/MONtS
ROSERT K. SURLIN*TON
ALAN S. KOSLOW
MARK SCMWIMMEfI
MIAMI (308) 878'•0800
ALAN R. CMAtt
STEVtN .1. KRAVITZ
MARTIN S. SHAPIRO
SROWAAD (308) 823•&Its
suit M. COSS
STIV[N A. LANOT
MARLENt K. SILVCP MAN
TELU 00.31114
KLNDALL S. CO"tY
STEVtN S. LAPIDUS
STUARTM. SINGER
TI1LKCORT(308) S79-0715
MARK S DAVIS
ALAN S. LSDERNAN
TIMOTHY A. SMITH
RArAtL O OIAt
LAWRtf.Ct S. Lew
OANIRL A. SUCMMAM
340 CLEMATIS STREET
ALAN T. OIIMONO
CHARLCS W. tOGAPL $
NORMAN H. LIPOrr
GAP" O. UPSON
MSRStRT M. SUSKIN
VCLANDA MCLLON TARAIA
WEST PALM SEACM, rLOR1DA 33401
GARV M. CPSTtIN
CARLOS t. LOUMIET
CAROLTN J. THOMAS
(308) s8S • A333
THOMAS K. toutLS
JUAM P. LOUMICT
ROSERT M. TRAURIG
RICMARO O. GARRtTT
DtSSK RUT" MALINSKY
STANLCT M. WARSMLAO
WRITER'S DIRECT NO:
DAVID J. GAYNOR
GRSSORV A. MARTIN
JOIIAT'MAM 11. WARNER
LAWRtNCt GOOOrSKY
PtORO A. MARTIN
DAVID M. WELLS
579-0583
ALAN S. GOLD
ALAN N. MITCM[L
JULIC A. S. WILLIAMSON
"ARMY A. GOLDMAN
ALCM M. MORALES
JERROLO A. VMS"
STCVCM C GOLDMAN
LOu1S NOSTRO
STCVEN M. GOLDSMITH
AMTMONT J. 0'OO"NCLL. JR.
August
17, 1984
Aurelio Perez-Lugones, Director
Planning & Zoning Boards
Administration Dept.
City of Miami
275 N.W. Second Street
Miami, Florida 33128
Re: Douglas Tower -- Lots 46-51, Block 7
Amended Plat of Miami Suburban Acres. (4-73)
Dear Mr. Perez-Lugones:
f .
This letter of intent accompanies the application for the
referenced project, which proposes to place a 13 story office
tower and a 4 story (including 1•underground level) parking
garage at the subject property. This property is located on the
r,
east side of Douglas Road between S.W. 23rd Terrace and S.W. 24th
Street. The applicant, I.R.E. Real Estate Fund, Ltd. -- Series
25, requests the following:
i
1. A change in sector designation from CR-2/7 to CR-
2/8.
i
2. A variance to permit two loading spaces where
three are required.
i
3. And should the appeal filed July 26, 1984 from
the Zoning Administrator's Decision ZI-84-4 not
be granted, a variance to permit penetrations of
a light plane of 89.42 feet and 7.75 feet where 0
feet are permitted.
The past few years have indicated an increase in intensit
of use along the major transportation corridors of the City 91
Miami. Examples of this trend include LelJeune Road, Coral.ay
- ...
•
Wit. .. .. ..
r
.. ....t!'t.*-•.. .:I• .. y„.... .. . '.�SJ.'t:.::i••..• _ .� 'V y_' .,. ..� ., _+ ,.+, —
I
C .
LAW OFr1Cas
GREENSERG.TRAURia.ASKEW, HorrMAN, Uporr. RoseN Ae OUENTEL. P.A.
LINDA KOOSRICK AOLCR
LAWRtNCt S. GORDON
MARSHALL R. PASTURNACK
MICHACL 0. ALS911TINt
MATTHtW S. GORGON
GYRO" G. PCTtRStN
Cts^R L. ALVARtt
MtLVIN it. GRttNstRG
ALstRT O. OUCNTEL
AMSLtR H. MOSS. JR.
RUDOLPH r. ARAGON
MARILYH D. GR[CNSLATT
DAL[ S. RCCINCLLA
ZACHARY M. WOLOW
,
MICHARO A. ARKIN
ROstRr L. GROSSMAN
NICHOLAS ROCKWCLL
Or CO+INseL
RtUSIN O'D. ASKCW
GARY M. MCLD
MARWN S. ROse"
HILARIC SASS
RY
LARJ. HOrrMAN
RONALD M. ROstNGARTCH
siNCKaLL CONCOURS
NORMAN J. 59"PORD
ARNOLD M. JArr'tt
DAVID L. ROss
1401 SRICKCLL AVtNUt
MARK O. BLOOM
MAWnN KALS
DAVID P. ROWt
MU1M1, rLOR10A 33131
sun? GRUTON
STCVC SuLLOCIt
ROs9RT A. KAPLAN
TIMOTHY t. KISM
STtV[N T. SAMILJAN
CLIrMRO A. SCHULMAN
TCLUPHONCS
00090" 1t. sURLINGTON
ALAN S. KOSLOW
MARK SC14VAMM90
MIAMI (305) 57l-0500
ALAN R. CMASt
STIVtN J. ItRAVI'M
MARTIN s. GHAPIRO
GROWARO (305) $23-16III
--
sue M. Coss
STtV H A. LANDY
MARLSNt K. 11I1,1/90MAN
.XL X 60.304
KCNDALL s. COrrtY
STtVtN s. LAPIDUS
STUART M. SNISSR
TtLtOOPY (30f) 57O.071S
MARK S DAVIS
ALAN S. ULOCRMAN
TIMOTHY A. SMITH
RArACL O DIAS
LAWRtNCS s. Ltw
DANICL A. SUCHMAN
340 CLCMATIS STR99?
ALAN T. DIMOND
NORMAN M. UPorr
MtRstRr M. Guam"
CMARLtS W. COGAN.
GARY D. LIPSON
YOLANDA MILLLON TARA►A
WWAT PALM stACH. ILORIDA 33401
GARV M. t.sTts"
CARLOS t. LOUMICT
CAItOt.YN J. THOMAS
(305) e50-d333
THOMAS K. COUCLS
JUAM P. LOUMICT
ROstRT H. "Mums
RICNARD G. GARRCTT
DRUSKC RUTH MALINSKY
I TANLCT M. WAKSHLAG
WRtTtWe OIRCCT NO:
DAVID J. GAYNOR
GRtGORT A. MARTIN
JONATHAM M. WARNtR
LAWRtNtt GODOrsKY
PtORO A. MARTIN
DAVID M. we"s
579-0583
ALAN S. GOLD
ALM M. MITCMtL
JUUR A. s. WILLIAMSON
MARVxT A. GOLDMAN
AUCIA M. MORAL"
J[RROLO A. WISH
STCVCN C. GOLDMAN
LOUIS MOST"
..
STCVCN M. GOLDSMITH
ANTHONY J. O'DO/M/ICLL. JR•
August 17, 1984
Aurelio Perez-Lugones, Director
Planning a Zoning Boards
Administration Dept.
City of Miami
275 N.W. Second Street
Miami, Florida 33128
Re: Douglas Tower -- Lots 46-51, Block 7
Amended Plat of Miami Suburban Acres. (4-73)
Dear Mr. Perez-Lugones:
This letter of intent accompanies the application for the
referenced project, which proposes to place a 13 story office
tower and a 4 story (including 1'underground level) parking
garage at the subject property. This property is located on the
east side of Douglas Road between S.W. 23rd Terrace and S.W. 24th
Street. The applicant, t.R.B. Real Estate Fund, Ltd. -- Series
25, requests the following:
1. A change in sector designation from CR-2/7 to CR-
2/8.
2. A variance to permit two loading spaces where
three are required.
• 3. And should the appeal filed July 261, 1984 from
the Zoning Administrator's Decision ZI-04-4 not
be granted, a variance to permit penetrations of
a light plane of 89.42 feet and 7.75 feet where 0
feet are permitted.
The past few years have indicated an increase in intenSiy
of use along the major transportation corridors of the City Qf
Miami. RX48ples of this trend include Woune Road, Coral My,
• •: c'.'r:: � � = •.�� • � fir' ,
• .. .. w•::�'�JV • ..; •rYii.�:: ... .. \ .. ♦ • ' 1 ..-. \�•ArA•M4 w.�ih1•l\\ i • ..1 w. .... .-!��_IaM•. . •
Aurelio Perez-Lugones, Director
August 13, 1984
Page 2
and now Douglas Road. The City of Miami has recognized this
trend for Douglas Road through its rezoning under Ordinance 9500'
of this corridor to CR-2/7. The realities of economic conditions
in the City of Miami, however, necessitate a re-examination of
the Sector 7 designation, which we would suggest be redesignated
to Sector 8. The costs of construction, the competition for
office space, and this applicant's desire to construct a product
of truly exceptional quality require that the intensity• of
development for the subject property be increased to a level
which would be permitted under the Sector 8 land use intensity
rating. This request is fully compatible with the' trend of
development in this area, and will not adversely affect the
adjoining residential neighborhood.
The appeal discussed in request #3 above concerns the
applicability of transitional use regulations to CR-2 properties
which are adjacent to RG-1 transitional properties. The
-
Administrator's opinion and the appeal are attached hereto as
t
Exhibits A a B respectively. Exhibit C presents alternative
scenarios for proceeding during the zoning hearing as requested
;
by your office.
We urge the Zoning Board's and staff's favorable considera-
tion and approval of this application and the appeal. Should you
have any questions concerning this application or the appeal,
please do not hesitate to contact Robert H. Traurig or myself in
this regard. Thank you.s-
truly yours,
{;
a}
GELD
GMS s j oa
F
�z
N
YGx=
1? }
Lies�twsss4.'i ►1I�v.A►SK6W. Hi FFMAN- POOPF- ft# N 01 pVCNTI;�., A
a.