HomeMy WebLinkAboutAppeal LetterT W CA ENA.
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November 16, 2006
VIA HAND DELIVERY
Mrs. Teresita Fernandez
Chief, Hearing Boards Section
Department of Planning & Zoning
444 S.W. 2"d Avenue, 7`1' Floor
Miami, Florida 33130
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Re: Request for Review of Zoning Board Decision, Application No. 06-00620v
Zoning Board Agenda Item 12, November 13, 2006 (the "Application ")
Our File No.: 44542.002
Dear Mrs. Fernandez:
On behalf of Granada Shopping Plaza, Inc. ("Granada"), this firm submits a request for review by the
City Commission of the Zoning Board decision made on Monday, November 13, 2006, regarding the
above -referenced application. The Application for a variance on the property located at 4899 Southwest
8th Street (the `"Property") was denied by a vote of 5-1. Pursuant to Article 20 of the Zoning Ordinance
of the City of Miami, this appeal is timely filed within fifteen (15) calendar days of the Zoning Board
decision.
Our appeal is based on the Zoning Board's failure to consider adequately the unique situation and
hardship that exists in Granada Shopping Plaza. The parking lot of the shopping plaza is already built
into setback, thereby already making the entire shopping plaza legally nonconfoiining. As stated in the
hearing and in the Letter of Intent submitted with the application, Granada's variance is required to make
reasonable economic use of the Property while keeping as many parking spaces as possible.
The current configuration of the Shopping Plaza, which was built in 1967, gives rise to a unique
hardship that does not exist in other shopping plazas in the City of Miami; indeed, the only way to
construct the bank, a free-standing structure that maintains the parking ratios for the existing tenants in
the plaza and that meets the reasonable, economic -driven square footage requirements for U.S. Century
Bank, would be through the granting of the variance.
At ground level, the proposed structure itself would not be within the required setback; only three
Mrs. Teresita Fernandez
Chief. Hearing, Boards Section
Department of .Planning & Zoning
November 16, 2006
Page 2
support columns which allow the required drive -through facility will be within the required setback.
The applicant is requesting the minimum variance needed in order to meet U.S. Century Bank's
requirements for minimum lobby space and continue to provide required parking spots immediately
north of the proposed bank. There is simply insufficient space to move columns outside the required
setback, maintain the required lobby square footage for the bank, and maintain the parking spaces for
the property.
Finally, the proposed plan will bring much needed redevelopment, improvements, and services to this
area of the City of Miami.
For these reasons, we respectfully request that the City Commission reverse the decision of the Zoning
Board rendered on November 13, 2006. Please place this item on the next possible City Commission
Agenda.
Should you have any questions or if you need additional information, please do not hesitate to contact
Santiago at 305.536.8420 or Suzanne at 305.536.8278.
Enclosure
474676 1
Sincerely,
ntiago D chemendia
Suzanne M. Besu, Esq.
1 f'
TE:),, CARDENAS LLP
Fo•? Seasons 5t1b Floor, 144, Brick 1I Miami, Fioridia 32,! 3 t ,;07 > 30 536 -, 112