HomeMy WebLinkAboutVariance AnalysisANALYSIS FOR VARIANCES AS A COMPONENT OF A
MAJOR USE SPECIAL PERMIT
The Blue on Coral Way
3170SW22ST.&
3163, 3165 and 3175 SW 22 TERR.
CASE NO: 2003-0739
The requested Variances are a component of a Major Use Special Permit application for
the purpose of allowing a Mixed Use Residential Development with a maximum of 190
proposed; and for allowing a development with less than 500 parking spaces (331 spaces
proposed). The Blue on Coral Way project shall be located at approximately 3170 SW 22
St. & 3163, 3165 and 3175 SW 22 Terrace {see attached legal description, location maps
and aerial photographs for exact property boundaries).
Pursuant to Section 401 of Ordinance 11000, as amended, the Zoning Ordinance of the
City of Miami, Florida, the subject proposal has been reviewed as follows:
Front yard, upper level setback required:
proposed:
Request to waive:
Maximum allow building footprint:
Proposed building footprint:
Request to waive:
Front yard setback (arcade) required:
Proposed:
Request to waive:
30'-0"
10'-0"
20'-0"
29,846 Sq. Ft.
39,000 Sq. Ft.
9,154 Sq. Ft.
10'-0"
0'-0"
10' 0"
In determining the appropriateness of the Variances for the proposed mixed used
residential project the following findings have been made:
• it is found that the proposed mixed used residential development project will benefit
the C-1 Restricted Commercial District along Coral Way by creating opportunities for
new residences and employment in this area.
• It is found that the subject property only allows vehicular entrance through Coral
Way, allowing all the vehicular circulation for residents of the tower as well as the
townhouses to flow through the proposed parking garage located in between both
structures; one being, residential and mixed -use tower along Coral Way and the other
being the proposed walk-up pedestrian oriented townhouses along 22" Terrace where
there is residential scale. This has limited the applicant substantially, therefore it
constitutes a hardship, which limits reasonable use of that section of property and
therefore justifies the requested setback variances.
• It is found that the building footprint variance is being requested in order to develop a
project, which can provide an efficient parking garage, along with ground level
pedestrian activities, and a residential tower above.
• It is found that the proposed project offers the most reasonable solution to the design
problem facing this particular site.
Based on these findings, the Planning and Zoning Department is recommending
approval of the requested variances and approval of the requested Mixed Use
Residential Project with the following conditions:
1- The applicant shall present all final design details, including color, material and
final landscape plan for review and approval by the Planning Director prior to he
issuance of a building permit.
2- This approval shall be subject to all additional conditions specified in the final
development order of Major Use Special Permit for the project.
2
Yes No N/A
ANALYSIS FOR VARIANCE
CASE NO. 2003-0739
Special conditions and circumstances exist which are peculiar to the property.
Special conditions are result of petitioner's actions.
Literal interpretation of ordinance causes undue hardship on petitioner.
Granting variance conveys same treatment to owner.
Variance, if granted, is the minimum variance for reasonable use of property.
Is in harmony with general intent and purpose of ordinance.