HomeMy WebLinkAboutVariance AnalysisAnalysis for Variance for the
Urbania MUSP
located at
1501-21 SW 37th Ave., 3686-88 SW 15th St. and
3685-87 SW 16th Street
Case No. 2004-0854
Pursuant to Section 401 of Ordinance 11000, as amended, The Zoning Ordinance of the
City of Miami, Florida, the subject proposal has been reviewed for Variance as follows:
Front Yard Setback:
Required - 10'-0" (SW 15th Street)
Proposed - 6'-10"
Request to Waive — 3'-2"
Front Yard Setback: Required - 10'-0" (SW 16th Street)
Proposed - 6'-10"
Request to Waive — 3'-2"
Allowed Building Height: Required - (40 feet plus 1:2 slope thereafter)
Above 40' @ building rear Proposed- encroachment 12" of the slope 1:2
Residential district only
(Section 907.3.2)
Allowed excluded portions: Required--10'-0"
(Section 915.1.1) Proposed- Up to an additional 10'-0" (varies)
Request to increase — 10'-0"
Building Footprint:
Required - 21,056 Sq. Ft. (40%)
Proposed - 22,550Sq. Ft. (42.8%)
Request to Waive - 1, 494 Sq. Ft. (2.8 %)
The following findings have been made:
• It is found that the proposed mixed -use project will benefit the area just north of the
Coral Way and south of SW 8th Street by creating new residential units along 37th
Avenue.
• It is found that the project has walkup residential unit component along 37th Ave,
which directly responds to good urbanism principles. The size of subject property and
its and location would not allow for those type of unit to be built unless this footprint
variance is granted. In order for the applicant to provide walkup units at the corner of
the proposed building and respond to the Planning and Zoning Department Internal
Design Review Committee comments for such good urbanism practices, the requested
footprint variance is needed and will be justified.
• It is found that granting of this variances will not have an adverse effect on the
adjacent area due to the particular nature of the use proposed.
• It is found that the grant of these variances, for the uses that the applicant is
requesting, is in harmony with the general intent and purpose of the C-1 "Restricted
Commercial and R-2 "Two Family Residential" districts and is not injurious to the
neighborhood.
Based on these findings, the Planning and Zoning Department is recommending
approval of the application as presented.