HomeMy WebLinkAboutVariance AnalysisANALYSIS FOR VARIANCES AS A COMPONENT OF A
MAJOR USE SPECIAL PERMIT
500 BRICKELL
CASE NO: 2004-0805
The requested Variances are a component of a Major Use Special Pell lit application for
the purpose of allowing a Mixed Use Project in excess of 200 units (633 units proposed),
with office and retail; and for allowing a development with an excess of 500 parking
spaces (857 spaces proposed). Approximately at 550 Brickell Avenue & 41, 47, 51, 57,
59 and 65 SE 6th Street (see attached zoning write-up, legal description, location maps
and aerial photographs for exact property boundaries).
Pursuant to Article 6, Section 607.3.2.1 of Ordinance 11000, as amended, the Zoning
Ordinance of the City of Miami, Florida, the subject proposal has been reviewed to
permit required accessory structure in the north and south streets with the following
setback:
Rear Yard Setback (North & South Streets) required: 15.0'
proposed: 2.10'
Request to waive: 12.9'
In determining the appropriateness of the Variance for the proposed mixed -use
project the following findings have been made:
• It is found that the proposed mixed -use project will benefit the SD-5 `Brickell
Avenue Area Residential -Office District" and SD-7 "Central Brickell Rapid Transit
Commercial -Residential District" areas by creating new housing opportunities for
residents and employees of the area.
• It is found that the subject property is located near the Miami River next to the CBD
"Central Business District". It is also found that the setback variance is being
requested in order to develop a project, which can provide an effective parking
garage, along with ground level pedestrian activities within the narrowness of the site.
• It is found that the proposed project offers the most reasonable solution to the design
problem facing this particular site.
1
Based on these findings, the Planning and Zoning Department is recommending
approval of the requested variance as a component of a Major Use Special Permit
with the following condition:
1- This approval shall be subject to all additional conditions specified in the final
development order of Major Use Special Permit for the project.
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Yes No N/A
ANALYSIS FOR VARIANCE
CASE NO. 2004-0805
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.
7. Variance, if granted, is the minimum variance for reasonable use of property.
Is in harmony with general intent and purpose of ordinance.