Resolution Zoning 12-Z-133 - Laserfiche WebLink

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Created:7/6/12 CH Revised:8/14/12 AD/CH Revised:8/16/12 HO Revised: 10/30/12 CH Revised: 10/31/12 HO/CH Revised:11/5/12 HO The Applicant is requesting the utilization of City's TDRs in the amount of 94,680 square feet of development rights and 45 dwelling units (Each TDRs unit = 2,104 square feet). The appraisal report dated August 13, 2012 recommended the square foot market value of the subject property as Twenty Seven Dollars and Ninety Five Cents ($27.95) of allowable FAR. The calculation for this project's TDRs is as follows: (45 units x 2,104 square feet x $27.95) equals to the effect of the TDR's purchase of $2,646,306 and approval of TDRs on the project would be an increase in density. 4. Traffic Engineering Traffic Impact Study: The traffic study was done by Marlin Engineering, Inc. on 08/07/12 and submitted by the Applicant on 08/08/12. The study analyzed the St. Tropez on the Beach Phases II & Ill project and concluded that intersections currently operate, and will continue to operate within the City's adopted LOS standards. The study also recommends the need for modification of the phase III office building driveway to two driveways (one "in" and one "out"), and minimum distance of 125 feet from Sunny Isles Boulevard intersection. VI. FINAL ANALYSIS Based on the above review, the application is generally consistent with the City's Comprehensive Plan and the City's Land Development Regulations. Staff has no objection to the site plan application provided that all conditions below are satisfied. Staff finds the setback variance requested for Phase III (Office Building) may be justified due to the depth of the lot and the proposed usage of the structure. Moreover, Staff finds the use of murals and graphics on temporary construction fencing is warranted. At this time, City Staff has no objection to the Applicant's variance request as indicated below. Pursuant to Section 265-15 Variances. A variance shall be granted only where competent and substantial evidence presented in the particular case shows that all of the following are met: (1) 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; Applicant: The property is located at the corner of Sunny Isles Beach Blvd. and Collins Avenue, Although this parcel is part of a unified site plan approval, the parcel where the office building is located is narrower in width than the remaining parcels. 8 U:\PLANNING&ZONING2008\ZONING HEARING-APPLICATIONS\2012 APPLICATION\Z2012-09 ST.TROPEZ PHASE 11&III