HomeMy WebLinkAboutR-84-1206J-84-1012(a)
10/11/84
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RESOLUTION NO. 84-1206
A RESOLUTION AFFIRMING THE DECISION OF THE
ZONING BOARD GRANTING A VARIANCE /FROM
ORDINANCE NO. 9500, AS AMENDED, ARTICLE 20,
SECTION 2023, SUBSECTION 2023.4,�'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
A REDUCTION OF OFFSTREET 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;
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. 12, following an advertised hearing,
adopted Resolution No. ZB-88-84, by 6 to 2 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 2023, Subsection 2023.4, 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 71 Miami Suburban Acres AMD (4-73), as per
iCITY COMM
MEZIM0 OF
Ar r
lace
d
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plans on filet with a reduction of offstreet 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; 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 2_ 5th day of October , 1984.
Maurice A. Ferre
ATTEST: MAURICE A. FERRE, MAYOR
*RAIIPHC(GK;.ONGIEC Cityity lerk
PREPARED AND APPROVED BY:
—2y� 4�'
G. M RIAM MAER
Assistant City Attorney
APPROVED W TO
i
LUCIK A. DOUGHE
City Attorney
GMM/wpc/pb/335
CORRECTNESS:
r
CITY OF MIAMI, FLORIOA
12-
INT:!i•OFFIC`c ?AEMORANCUTA
'i
-� Howard V. Gary DATE: October 11, 1984
City Manager
SUBJECT: RESOLUTION - APPEAL BY PLANNING DEPT:
VARIANCE GRANTED BY ZONING BOARD
2351 SW 37 AVENUE
io • - go S REFERENCES: `R±"" Di COMMISSION AGENDA - OCTOBER 259 1984.
Planning and Zoning Boards PLANNING AND ZONING ITEMS
Administration Department ENCIOSUREs:
It is recommended that a review be made of
the Variance ran__t�eed__ by the Zoning Board on
Septem r ,384permitting construction
of a multi -story office structure to be
located at 2351 SW 37 Avenue, as per plans on
file, with a re uc on o 'o (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.
The Zoning Board, at its meeting of September 24, 1984, Item 12, following
an advertised hearing, adopted Resolution ZB 88-84 by a 6 to 2 vote,
granting the Variance from Ordinance.9500, as amended, Article 20, Section
2023, Subsection 2023.4 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 AHD (4-73),:as per
plans on file, with a reduction of offstreet 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; zoned CR-2/7 Commercial -Residential (Cosmunity)..
proposed to be rezoned (Sector Number only) CR-2/8 Commercial -
Residential -(Community). This Variance has a time limitation of twelve (12) months fnr.
which a building permit must be obtained.
Four objections received in the mail; eleven opponents present at,x W
meeting. One reply in favor received in the mail; ten proponents present-
at the meeting.
Backup information is included for your review.
A RESOLUTION to provide for the above has been prepared by the Cf�y k
Attorney's Office and submitted for consideration of the City CoPiOssimo
GF:l l l F
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cc: Law Department
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NOTE; Planning Department recommends; DENIAL of variance ,,
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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
r
ZONING CR-2/7 Commercial -Residential (Community)
REQUEST: Change of Zoning Classification (Sector Number
Only) in the Official Zoning Atlas of Ordinance
9500, as amended, from CR-2/7 Commercial -
Residential (Community) to CRLM. Commercial
Residential (Community).
-and- A.
Variance"from Ordinance 9500, as amended, t
Article 20, Section 2016, Subsection 2016.3 and
Schedule of District Regulations, page 3 of 6,
table 4, Height Envelopes by Land Ose Intensity
Sectors LUI Section 8 to permit construction of
a multi -story office structure on above site, as
per plans on file, with light plane penetrations
at the interior side line of ± 7.75' at the
intersection of the l i'ght plane with Plane II' in
the parking garage and + 94.42' at i pofint,
69.58' above Plane II in the office structure
(no light plane penetration allowed). This
variance petition is subject to the Zoning
Board's ruling on an appeal of the Zoning
Administrator Interpretationnumber1l-84-4 and
to the approval of a Change of Zoning #
Classification. This property presently is *�
zoned CR-2/7 Commercial -Residential unity) °
proposed to b4 retoned, (Sector, Number only) Cif _ m
2/9 Commercial -Rest denti al (Com"O ty) .#
lands ,
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Variance from Ordinance 9500, as amended,
Article 20, Section 2023, Subsection 2023.4 to
permit construction of a multi -story office'
structure on above site, 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.
RECOMMENDATIONS
L
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.
~ T
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. .._
• 1 i 4;
PUBLIC WORKS
Request the north 10' of Lot 46 and the south
12+ of Lot 51.
'
DADE COUNTY TRAFFIC
AND TRANSPORTATION
Recommend aligning exit drive onto SW 37 Avenue
Sevilla
'
with or eliminating it and provide all
access from side streets.
5
s
ZONING BOARD
At its meeting of September 24, 19849 the Zoning
�
Board adopted Resolution ZB 86-849 by a 7 to 1. votery
¢_
recommending approval of the above request for
y
change of zoning classification.
�:.
At its meeting of Septet 24, 1984, the, Zeniniq y
Board adopted RasolutioZ .g7 bv e.,7�►.1�,�.
`
and ZB Be-, tw a 6 to 2 vote. granting B4
Variances with ii time limitation of
. .
months in which building permits` must t4 -1 �
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PLAAANnnNING i; ��!' i`:'I _;!!FDS
CITY of MIAMI. RL0RItAPM'kl', ! - f f
INTER -OFFICE MEMORANDUM
'84 OCT -9 A 4 -58
ro Howard V. Gary DATE: October 9, 1984
City Manager
.sufJECT: Appeal by the Planning
Department: Variances
1� granted by Zoning board
FROM•REF[R[NC[f: on September 24, 1984
dr Sergio Rdi7., jez, Director Douglas Tower,
Planning Department [NCLOSUR[st 2351 S.W. 3Tth 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.
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CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM 084 OCj 11 .5 PM
rot Howard V. Gary
City Manager
DATE: October 11, 1984 Rn.Es
suejecTt Appeal by the Planning
Department: Variances
,. granted by Zoning Board
_-`
on September 249 1984
=��it
oR0• R!/tR�lCls�
S o Rodriguez, Director Douglas Tower,
-;
Planning Department 2351 S.W. 37th Avenue
—,
ENCLosuRcst
-
Per City Code Chapter 62, Section 62-62 the
1
Planning Department requests a review by the
City Commission or variances granted by the
—®
Zoning Board on September 24, 1984, for
Douglas Tower, an office building proposed to
-=
be located at 2351 S.W. 37 Avenue.
--
The Zoning Board on September 241, 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
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.
-
jThe Planning Department cites the following items as forming the
basis for review by the City Commission:
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 Satisfy all zoning requirements. For example the
building immediately south of the subject site, at 2401 Doug'la's
Road, conformed to the requirements of the C-2 district of
Ordinance 6871.
- 2. The proposed bulk of this structure represents an unwarranted
=:4
Intrusion into t e residential neighborhood to the east;
lack of light$ air, and amen1t1e3 created by this project on
;
;
adjacent residentially zoned land indicates the need for this
b
project to be scaled down to conform with present development
1
•
characteristics in this part of the City. The Barnett building
in Coral Gables, one block diagonally northwest from the subject
site is part of the east -west axis of commercial development of
.'
Miracle Mile/Coral Way. The development proposed for the
,.;.
subject site is not a logical part of this east -west development
axis.
GF_
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Page 1 of 2
t.
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4
Howard V. Gary
October 11, 1984
3. There is too much building proposed for the size of the subject
pprop�erty� which oes no constitute hardship, especially since
reasonaile 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 68719 the subject site was zoned C-2;
which provided that building be set back I for every 21 of
height above 25' on sides adjacent to residential districts and
providing for a 101 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.
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PETITION FOR VARIANCE
f loading spaces
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 pwrkinj or loading
requirements. (Section 3101)
1� GARY M. HELD hereby petition the City of Miami Zoning
Boar or a var ance rom t e terms of the "Zoning Ordinance of the City of Miami,"
affecting property located at 2351 S .W. 37th Avenue Miami, as
specified below.
- 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.
,_ 3. Affidavits disclosing ownership of property covered by application and disclosure
of interest form (Forms 4-83 and 4o830 attach to application).
X 4. Certified list of owners of real estate within 375' radius from the outside
boundaries of property covered by this application. Form 6-83 and attach to
application.)
X , 5. At least two photographs that show the entire property (land and improvements).
6. Other (Specify)
X 7. Fee of $ 4� b,apply toward the cost of processing, based of the following
z
(a) RS, RG-I $100.00m
(b) For penetration of Plane III
by antennas and the like $300.00
(c) All other applications for
each requast variance' $0.03 per ft. of floor' area of bulldi s)
from the ordinance minimum $300.00 -
(d) Surcharge equal to applicable fee from (a).(c) above, not to exceed $5MAA
to be refunded If there Is no appeal. (City Code - Section 62-61)
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X 8. The Variance requested is for relief from the provisions of Section 2023-of
the City of Miami Zoning Ordinance as follows:
—' To permit a variance from Section 2023.4, Ordinance 9500, 1
and provide two offstreet loading spaces, per plans on file,
where three offstreet loading spaces are required.
b
—Yr.„ 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 ail of the
f oUowing sir items are completed,
-Y- (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 same zoning district in than (list evidence to
be produced and use additional sheets, if necessary.)
The parcel resulting from the aggregation of the
individual lots on this block, and the constraints
of a parking garage design in order to provide
required offstreet parking, require the elimination
of an offstreet loading space.
,. (b) The special conditions and circumstances do riot result from the actions of
the petitioner in that:
These conditions are imposed on the applicant,
e.g., parcel configuration and design criteria.
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= S. The Variance requested is for relief from the provisions of Section 2023. of
the City of Miami Zoning Ordinance as follows:
'"- To permit a variance from Section 2023.4, Ordinance 9500, t
and provide two offstreet loading spaces, per plans on file,
where three offstreet loading spaces are required.
_;rr_,_ 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 a_U of the
f oilowing sir items are completed.
,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: (list evidence to
be poduced and use additional sheets, if necessary.)
The parcel resulting from the aggregation of the
,individual lots on this block, and the constraints
of a parking garage design in order to provide
required offstreet parking, require the elimination ."
of an offstreet loading space.
(b) The special conditions and circumstances do not result from the actions of
the petitioner In that:
These conditions are imposed on the applicants
e.g., parcel configuration and design criteria.
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(c) Literal interpretation of the provisions of the zoning ordinance would deprive
the applicant of rights commonly enjoyed by other properties in the same
zoning district under the terms of the zoning ordinance and would work
unnecessary and undue hardships on the petitioner in that:
The additional loading space is not necessary to.
service the building, which has only 17,000 sq. ft.
over•the square footage which would only require'
two loading spaces. The requirement therefore
creates an unnecessary hardship.
_x (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 same zoning district in that:
..X..
There is no special privilege to be obtained
by only having the need to use and provide
the only two loading spaces which are necessary.
(e) The variance, if granted, Is the minimum variance that will make possible the _
reasonable use of the land, building, or structure in that:
The applicant can provide and only needs two
loading spaces: there is no necessity forthe
third space. The deletion of the third space
is therefore the minimum request possible.
I
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(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.
Because two loading spaces will adequately service
the building, the intent of the ordinance of providing
sufficient offstreet loading capacity is therefore
satisfied, without any detriment to the public.welfare.
Note: AU documents, reports, studies, exhibits or other written or graphic maternal to be
submitted to the Zoning Board shall be submitted with thl;.a�lication.
Signature Yi2%l!�L /' ( •
Name
Address 1401 Brickell Ave.
STATE OF FLORIDA) SS:
COUNTY OF DADE )
d being duly sworn, deposes and
says t at he 1s the (Authorized Agent of er) 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 to execute this
petition on behalf of the owner. ,
SWORN TO AND SUBSCRIBED
before me this 16th . day of
„A,uaust 198 4.
MY COMMISSION EXPIRES:
NOTARY PUBLIC STATE OF FLOWAk
MY COhuaiSSIUN EXPI°J;S JAN IS 10&7
AONDED JHRU GENERAL INSURANCE"
Form 1-83
Notary Public, tote o -Florida at Large
194ww:L ,
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SS
OF WIM
B3:(.`a e .. ts, t..e authority, thizz dad
aprj.''ei Gary M. Held , who Bair, by rt:r fi.-rr duly svwn. ,
upon oath, deposes =404 zir.+s:
1. That he is the Q::^er, or the legal rep:-eseQ a G, she
owner, suL:u.ttirg the ace_-..p=y'Lna application for a public hear_ as
rehired by Or..-Lnce No. 9500 of the Code of the City of -ftuci ., Florida,
effecting the real propear-.,r located' in the City of Miami as desc.-ibed arA
Listed on the pages attached to this affidavit and rade a part thereof.
2. That all a.- ier s wihich he represea-ts.. if wry, have given their
ful—1 et co:plete perms:..=ca fo. him to act in their behalf for the ch—urfie
or .... i = icatj cn of a cla 3i icatioa or regulation of mairr as set out in
the accm:-•wrizS pet�tZ�`..ri.
3. Vat the;,6es a.ac:. t,hereto :ice a ;a: -.;a: -.of this
» ; s -
a= `'= "'`^ . cam' = the . --r5 � �= � S n ad`resses, phw..e r=:!: rs ani '
�.L•L • �r a�.a._'i V C.ir .�.. N air .•�•�..►.
lei desc = �ic.^s for vow real r`�: ape: ry wi%ich he is the =%mer or le -al
4. The facts -as r e mmsented in the aerlication z-,-' d -..:..er..s
sed tri c :,;t��= ::otn this affidzvit are true and co.-ect.
FL t-her swleth rat.
Sworn to a.-d Subscribed before rue
this 1.6th day of Auc_st 1984 . .
No,,a�-f pti b3ic, State of Florida at Lame
14y Ce�..rssion Expires:
NOTARY PUBLIC STATE OF FLOWX
MY COMMISS►ON EVIUS JAN 25 1961
AONDED W GENERAL 1 RANG iM .
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Owner's 's Name t.R.E. Real Estate Fund,'Ltd. Series 25
c/a Gard M Held, Esq., 1401 Brickell Avenue
;,aiIin5 Address-' —.-ar
9
Telephone Humber 579-0583
—�. 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. !`
Owner's Nane
Mailing Address �
—�
Telephone Number
Lecal Description:
Or:ner' s Name
Mailing Address
Telephone Number .
Lecal 'Description:
Any other real estate propert• nwmed individually,. jointly, or severally
(by ecrroration, partnership privately) within 375' of the subject
s i te is listed as fol lo:.s :
Street Address
I
S:reet Address
Street Address
Lecal Descriztion
Legal Des •,
Legal Des.r-otion
..
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 Miami Suburban Acres, according
to the plat thereof, Plat Book 4, Page 73, Public
Records of Dade County, Florida.
2. Owner(s) of su'u`j'Otnt real 'Moi.-a"'r-Mrpercentage 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
ratter of a presentation, request or petition to the City Commission.
Accordingly, question2 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
y
M= OF FLORA ) SS:
COMNIIT C' DADE ) .
GARY M. HELD , being duly sworn, deposes and
says that ne is the MUHM (Attorney foi 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 complete; and (if acting as attorney
for owner) that he has authority to execste Disclosure of ip fo= on behalf of the owner.
S-nxq M Am SO'
before rq this
day of
A -,
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0 AR ETA . V .
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Exhibit "A"
I. R. E. Real Estate Fund, Ltd. -- Series 25,
a Florida Limited Partnership*
General Partners:
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:
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
Steven Arky
Lee Ruwitch
Norm Silber
Robert Tenon
Irving Shiapiro
Zit Levan
Jay Levan
2) I. R. E. Properties, Inc. ( 5
the stockholders of which are:
Alan B. Levan (majority -shareholder)
Frank V. Grieco
Scott G. Kranz
Steven Arky
Lee Ruwitch
Norm Silber
Robert Tenon
Irving Shiapiro
Zit Levan
Jay Levan
3) I. R. E. Realty Advisory Group, Inc. (38
the stockholders of which are:
I. R. E. Properties, Inc.
I. R. E. Financial Corp.
Scott G. Kranz
! .• iii0• �. •7�:i4.r i>Utw•�"ti.� tip'
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• ,.
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.,tl,.:;�� ; :may. ��
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'� ... .. i,rF tJl";!'?".w,�"!Y::,;.�• ` .i..Z �l.1�'a'.:•.
•'�.... . ��i
a
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 R. Traurig, Esq.
1401 Brickell Avenue, PR-1
Miami, Florida 33131
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LAW OFFICE!
�t
GREENSERG.
TRAURta. ASKEW. HorrMAN. UPORR. RozeN
a GUENTEL. P. A.
LINDA ItOOSRICK ADLER
LAWRENCE S. GORDON
MARSHALL R. RAST[RMACK
MICHACL O. ALSERTINE
M ATTHEW G. CORSON
SYRON O. PETERSEN
AMSt.ER H. MOSS. JOL
CESAR L. ALVAREZ
MELVIN N. GIKENS[RO
MARILYN O. OREENSLATT
ALSERT O. OUENTEL
DAL[ S. RECINELLA
ZACHARY H. WOL«
RUDOLPH •. ARAGON
R$CHARD A. AOKIN
ROSERT L. GROSSMAN
NICHOLAS ROCKWCLL
O► CO+lNSEL
=8101/ O'O. ASKEW
GARY M. HELD
MARTIN S. IIOSEN
,
HILARIE SASS
LARRY J. HO/l"MAN
RONALD M. ROS[NGARTEIM
SRICK[LL CONCOURS
NORMAN J. SENIORO
ARNOLD M. JAIP/EE
DAVID L. 0008
6401 GRICK[LL AVENUE
MARK D. SL0004
MARTIN KALS
DAVta R' [
MIAMI. VLORIOA 33131
SURT SRUTON
ROSERT A. "PLAN
STMN T. SAMILAAN
T[LERHONES
STEVE SULLOCK
TIMOTHY E. KISH
CLIFIFORO A. SCHULMAN
MARK SCHWIMMER
MU1Ml (306) 379.0900
ROe[RT K. SURNNGTON
ALAN S. KOSLOW
aEVEN J. KRAVIT2
MARTIN S. SHAPIRO
SROWARO (305) 323•Glll
^LAN R. CHASE
SUE M. COSe
S.ICV N A. LANOT
MARLENE K. SILVERMAN
T[LEK 00•3I=4
K[NOALL S. CO«[Y
STEVEN S. LAPIDUS
STUART N. SINGER
TELECOM (JOS% lS7O.O71S
MARK S. DAVIS
ALAN S. LEDERMAN
TIMOTHY A. SMITH
RArAEL O WAS
LAWNCHM Sr LEVY
DANIEL A. SUCHMAN
340 CLEMATIS STREET
ALAN T. DIMOND
NORMAN H. LIRO"
HERSEIFT M. SUSKIN
IF ORI
WEB PALM SEACH. ILORIOA »401
CHARLES W EDG^R. I>Z
GARY O. LIPSON
YOLANDA MELLON TARA/A
OD SC14.
(s I 333
GARY M. EPSTEIN
CARLOS C. LOUMIET
CAROLYN J. THOMAS
THOMAS K. EOUELS
RN:HARD 0. GARRETT
JUAN R. LOUMIET
OESNE RUTH MALINSKY
ROSERT H. TRAUMO
STANLEY H. WAKSHLAG
WRtTER'S DIRECT NO;
DAVID J. GAYNOR
GR[GORY A. MARTIN
JONATHAN M. WARNER
579-� S83
LAWR[NCE GODOISKY
MARTIN
REORO A. M
M
DAVID M. WELLS
ALAN S. GOLD
ALAN M. MITCNEL
JULIE A. S. WILLIAMSON
NARVET A. GOLDMAN
ALICIA M. MORALES
JERROLD A. WISH
STEVEN E. GOLDMAN
LOUIS MOST"
STEVEN M. GOLDSMITH
ANTHONY J.O'OONNEI.LJR-
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:
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 tha subject property. This property is located on the
east side of Douglas Road between S.K. 23rd Terrace and S.W. 24th
Street. The applicant, I.R.E. 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 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 Q
feet are permitted.
The past few years have indicated an increase in inten8ity
of use along the major transportation corridors of the City 9
Miami. Examples of this trend include LeJeune Road, Coral Kay
l
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Kul� i
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!'E
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 S. 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
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.
truly yours,
GMH:joa
¢09910090 i, TRAYRI4 , ^$KgW, MOfFHAN. { IPQFP, ROSIM & ouratrg�� 4k