HomeMy WebLinkAboutVariance AnalysisANALYSIS FOR VARIANCES AS A COMPONENT O.F A
MAJOR USE SPECIAL PERMIT
ISLAND GARDENS AT WATSON ISLAND
CASE NO: 2004-0806
The requested Variance is a component of a Major Use Special Permit application for the
Island Gardens at Watson Island Project to be located on northwest quadrant at Watson
Island. The proposed project will consist of a mega yacht marina and mixed -use
development consisting of the following; two hotels with a combined total of 605 hotel
rooms; 221,000 square feet of retail space which will include 61,494 square feet of
restaurant space; a 50 wet slip mega yacht marina with 2,500 square feet chandlery for
marina guest use; a 4,000 square feet of maritime gallery and a 7,774 square feet of fish
market with restaurant (see attached zoning write-up, legal description, location maps and
aerial photographs for exact property boundaries).
Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning
Ordinance of the City of Miami, Florida, the subject proposal has been reviewed to
peiiiiit required accessory structure in the north and south streets with the following front
yard, an upper level setback:
Upper Level Setback (at the front yard) required: 120' -0"
proposed: 331'-8"
Request to waive: 211'-8"
In determining the appropriateness of the Variance for the proposed mixed -use
project the following findings have been made:
• It is found that the proposed project will benefit the northwest quadrant of Watson
Island by creating a place of destination for all residents of the City of Miami and
tourists visiting this area.
• It is found that the McArthur Causeway cuts through Watson Island and dividing it
into two areas. It is also found that the setback variance will not be injurious to the
neighborhood, or otherwise detrimental to the public welfare since it is located on the
south part of the island.
• It is found that the proposed project offers the most reasonable solution to the design
problem created by the access from the McArthur Causeway to that portion of the
island.
Based on these findings, the Planning and Zoning Department is recommending
approval of the requested variance as a component of a Major Use Special Permit
with the following condition:
1- This approval shall be subject to all additional conditions specified in the final
development order of Major Use Special Permit for the project.
2
Yes No N/A
ANALYSIS FOR VARIANCE
CASE NO. 2004-0806
Special conditions and circumstances exist which are peculiar to the property.
Special conditions are result of petitioner's actions.
Literal interpretation of ordinance causes undue hardship on petitioner.
Granting variance conveys same treatment to owner.
Variance, if granted, is the minimum variance for reasonable use of property.
Is in harmony with general intent and purpose of ordinance.