HomeMy WebLinkAboutVariance AnalysisAnalysis for Variances for the
Bayview Market
located at
NE 17th TERRACE and NE 2n` AVENUE,
51, 59, 65, 67, 69, 75 & 79 NE 17th TERRACE
Case No. 2005-0953
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 Variances as follows:
Height Variance
Require 120'- 0" or 10 stories
Proposed 140'-0" & 10 stories
Request to waive 20'4"
The following findings have been made:
• It is found that the proposed mixed -use project will benefit the CRA area just north of
NE 17th Street between N. Miami Avenue and NE 2nd Avenue by creating new loft
units along NE 17th Street and NE 2nd Avenue; the project will also be an economic
development catalyst.
• It is found that the project meets all the goals and objectives of the CRA master plan.
In addition, this building is unique building type like no other in the City of Miami in
that it is an urban building with vertical big box type of use along with some loft units
and active uses at the pedestrian level. The subject property and its and location
would allows for the ten (10) stories or a maximum of one hundred and twenty (120)
feet, whatever is less; however in order to comply with the internal loading and
service vehicle height requirements on each floor and at the same time, satisfy the
potential adverse effect to the surrounding area under the criteria of Section 1305 of
the Zoning Ordinance 11000, the additional floor to ceiling height needs to be higher.
The project has an additional twenty (20) feet in the overall height in order to provide
good urbanism on such an important streets and respond to the Planning Department
Internal Design Review Committee comments for such good urbanism practices, the
requested height variance is needed and will be justified.
• It is found that the proposed project does include a Major Use Special Permit
(MUSP); therefore the criteria of Section 1305 of the Zoning Ordinance 11000 would
apply for this petition.
• It is found that granting of this variance will not have an adverse effect on the
adjacent area due to the particular nature of the use proposed.
Based on these findings, the Planning Department is recommending approval of the
application as presented.