HomeMy WebLinkAboutAnalysisANALYSIS FOR VARIANCES
FILLING STATION LOFTS
1653, 1655,1657 NORTH MIAMI AVENUE AND
1636, 1646, 1650 NE MIAMI COURT
CASE No.
2004-0908
Pursuant to City of Miami Zoning Ordinance 11000 as amended, Article 4, Section 401,
Schedule of District Regulations, the subject Variances have been reviewed as follows:
Front Yard Setback
Required 10'- 0"
Proposed 0'-0"
Request to waive 10'-0"
Side Street Yard Setback Required 7'- 6"
Proposed 0'-0"
Request to waive 7'-6"
Side Street Yard Setback Required 7'- 6"
(Corner lot) Proposed 0'-0"
Request to waive 7'-6"
Footprint
Required 16,724 Sq. Ft. (40%)
Proposed 22, 125 Sq. Ft. (53%)
Request to waive 5, 400 Sq. Ft. (13 %)
The following findings have been made:
• It is found that the proposed mixed -use project will benefit the CRA are just south of
NW 17th Avenue between n. Miami Avenue and NE Miami Court by creating new
loft units along NW 17th Street; the project will also be an economic development
catalyst.
• If is found the project has an active ground floor along NW 17th Street and along both
Avenues (NE Miami Ave & NE Miami Court), which addresses the pedestrian realm
with active, uses that would greatly enhance the area.
Page 1
• It is found that the proposed variances are consistent with the surrounding C-2
"Liberal Commercial" zoning district; however, this specific property obtained a
change from C-2 "Liberal Commercial" to C-1 "Restricted Commercial" recently in
order to take advantage of unlimited height restriction under the Zoning Ordinance
and as a result, the proposed project do not meet with current C-1 "Restricted
Commercial" setback and footprint requirements forcing the applicant to request the
above listed variances.
• It is found that the proposed project does not include any special permit; therefore the
criterion of Section 1305 of the Zoning Ordinance 11000 does not apply for this
petition, even though the project would comply.
• It is found that the granting of these variances will grant the property owner undue
benefits under the Zoning Ordinance 11000. It is further found the requested
variances are a result of self-imposed hardship, therefore should not be considered.
Based on these finding, the Planning Department is recommending denial of the
application as presented,
Page 2