HomeMy WebLinkAboutAnalysisANALYSIS FOR EXCEPTION
Little River Club
770 & 776 NE 80th Street
File No. 11-00027xc
The subject proposal seeks an Exception to extend the continuance of the use of accessory parking abutting a T3-R area, a transitional
use previously approved under a prior zoning code, pursuant to Article 7, Section 7.2.6 Nonconforming Uses, of the Miami 21 Code,
ZO 13114 as amended, and to all criteria, considerations and other regulation as applicable.
Application requests:
Exception to extend the continuance of the use for an additional term of up to twenty (20) years of accessory parking abutting
a T3-R area, a transitional use previously approved under a prior zoning code.
The subject property is located within the Upper East Side NET and consists of two (2) parcel comprising of .28 acres, located on the
south side of NE 80th Street, mid -block between NE 7th and 8th Avenues as described in Exhibit "A" (Complete legal description in on
file with the Hearing Boards Section).
Review and analysis of the proposed application finds that:
• Article 7, Section 7.2.6, Nonconforming Uses, establishes the process by which accessory parking abutting a T3-R areas,
approved as transitional Uses under prior zoning codes that were legally nonconforming prior to the adoption of the Miami 21
Code may seek an extension of the use for an additional term of up to twenty (20) years.
• The original conditional use approval "permitting use of lots for off-street parking facilities"... with opening on NE 80th Street in
conjunction with commercial stores fronting NE 79th Street, was granted on September 15th, 1965.
• The Little River Club has continued the transitional use of the parking lot with access through NE 80th Street, without cessation
for approximately forty five (45) years and has failed to identify a permanent solution that does not impact the abutting
residential neighborhood.
• T3-R area to the north is a well established single family residential neighborhood is negatively impacted by continued access
to The Little River Club parking lot from NE 80th Street.
• Article 7 Nonconformities: Structures, Uses, Lots; and Site Improvements, Section 7.2.1, a, 1, of the Miami 21 Code, allows
the continued of use of the premises, currently occupied by the Little river Club, without parking requirements, therefore
eliminating the need for the transitional use.
• Approval of an Exception for accessory parking abutting a T3-R area will not be consistent with the applicable criteria as set
forth Article 7, Section 7.2.6 of the Miami 21 Code.
Based on the aforementioned, the Planning Department recommends denial of the application as presented.