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HomeMy WebLinkAboutLetter of IntentEW CARDENAS MIA iI TALLAHASSB 1 - WAS 11NGT£D73 DC rfl smbribtewlaw.com October 5, 2006 VIA HAND DELIVERY Mrs. Teresita Fernandez Chief, Hearing Boards Section Department of Planning & Zoning 444 S.W. 2nd Avenue, 7th Floor Miami, Florida 33130 s u. FLOOR 1441 11111CKU..... AVENU 7HAML FLORIDA 331 1 -3407 3 305,536.1tf2 i, 305.536.1116 WW1:.`FEWLAfV.C;0M Re: Letter of Intent for Granada Shopping Plaza, Inc., Property Located approximately at 480I S.W. 8th Street. Variance Application for construction of bank facility to be located at 4899 S.W. 81` Street (within Granada Shopping Plaza) Our File No.: 44542.004 Dear Mrs. Fernandez: On behalf of Granada Shopping Plaza, Inc., this firm submits an application for a Variance (the "Application") for the property located approximately at 4801 S.W. 8th Street. Through this Application, we respectfully request a variance on the following item: (1) Section 2502 requires yards adjacent to streets to be three -fourths (1) of the front yard depth requirement. In this case, the required depth is 7'-5" and the proposed depth is 3'-1 1", thus requiring a variance of 3'-6" The proposed use on the property is a two-story bank with a drive through facility. The request for the variance, a mere 3'-6", would be on the south side of the bank facility. The following addresses the requests for information in the Variance Application: 17(a) Special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same zoning district in that: As part of its renovation and revitalization of Granada Shopping Plaza, which was built in 1967, the Applicant renovated the facade of the shopping plaza as well as the parking lot, in order to increase the number of spaces and to ease the traffic flow within the shopping plaza. As part of the renovation, the "out parcel" in the southwest corner of the shopping plaza always contemplated the construction of a bank facility. Indeed, the plans for the parking lot renovation indicate the future site of the bank facility. The bank facility is designed in such a way Mrs. Teresita Fernandez October 5, 2006 Page 2 so as to maximize the southwest corner of Granada Shopping Plaza and keep as many parking spaces as possible, thereby increasing use and efficiency of the entire shopping plaza. 17(b) The special conditions and circumstances do not result from the actions of the petitioner in that: In attempting to design a free-standing structure that is both compatible and acceptable in the neighborhood, the petitioner would like to reinvigorate the neighborhood and the shopping plaza by constructing a bank facility. The petitioner is functioning within the confined area and configuration of an already -existing shopping plaza. Thus, the circumstances and conditions are not self-created, 17(c) Literal interpretation of the provisions of the Zoning Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under terms of the Zoning Ordinance and would work unnecessary and undue hardships on the petitioner in that: Granting the variance would simply grant to the petitioner the rights commonly enjoyed by other properties in the same zoning district under the terms of the Zoning Ordinance by allowing him to make the most efficient use of a property zoned C-1. Failure to grant the variance would work unnecessary and undue hardships on the petitioner in that the petitioner would not be able to construct the proposed two story bank facility within the existing shopping center, as contemplated in its multi -phase renovation of Granada, without the proposed variance. 17(d) Granting the variance requested will not confer on the petitioner that special privilege that is denied by the Zoning Ordinance to other lands, buildings or structures in the same zoning district in that: The petitioner does not seek a development advantage over its neighbors, other lands, buildings, or structures that fall within the C-1 district; neither for FAR nor height restrictions. In seeking this variance, the petitioner only seeks to comport with the existing configuration of the shopping plaza and improve the neighborhood surroundings. 17(e) The variance if granted is the minimum variance that will make possible the use of the land, building or structure in that: In order to construct a drive -through facility for the bank, the petitioner is requesting the minimum variance on the set back that would keep the drive -through safe, efficient, and functional. 17(f) The grant of the variance will be in harmony with the general intent and purpose of the Zoning Ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare in that: The proposed plans for the property will be bringing redevelopment and improvements to a needed area of the City of Miami. The purpose of the Zoning Ordinance is to provide consistency and to protect neighbors from incompatible uses on neighboring properties. The property is zoned as C-1, and as such, the construction of a bank facility on the property is TEW CARDENAs L.LP Four S-asons Tower, 15th . [(tor, 1441 rickeil ia-enue, Miami, £1ida 3 i 1 3 i -34{)' 305-536-1 1. 12 Mrs. Teresita Fernandez October 5,2006 Page 3 consistent with the general intent and purpose of the Zoning Ordinance, not to mention an anticipated use. In conclusion, the proposed variances are the minimum variances required in order to develop the southwest portion of this existing shopping center with a bank facility, providing a much needed service to the neighboring community and infill development, in furtherance of the goals, policies and objectives of the City's comprehensive plan. Because the application meets all of the criteria for the grant of a variance, we respectfully request that the application be approved. Please contact Suzanne at 305.536.8278 or Santiago at 305.536.8420 if you have any questions regarding this application. o D. Eehinendia, Esq. ne M. Besu, Esq. T[,\ CARDE AS LLP Four Seasons To;m--er, 15t4 Floor, 1441 Brickeil_ Aven€uc. Miami, Florida 33131-3407 _ 5-536-1 1 12