HomeMy WebLinkAboutR-2000-094 • RESOLUTION NO. 2000-094
A RESOLUTION APPROVING THE VARIANCE REQUEST SUBMITTED BY
ROBERT I. MACLAREN, OSBORNE & OSBORNE, PA REPRESENTING THE
OWNER. NICK ECONOMOS, PRESIDENT OF COED-ECONOMOS
PROPERTIES, INC. FROM CHAPTER 28, ZONING AND CHAPTER 26,
VEGETATION FOR PROPERTY LOCATED NORTH OF STILRING ROAD ON
THE EAST SIDE OF SW 18T" AVENUE AND SOUTH OF SW 1ST STREET,
(HILTON GARDENS AT STIRLING RD. PLAT)DANIA BEACH; PROVIDING FOR
CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, Zoning, Article 5.22 (h),
Height Regulations - Permitted Exceptions to Height Regulations, states that for any and all
buildings to be erected in any zoning district in Dania the permitted height shall not exceed five (5)
stories or sixty-two (62) feet, whichever of the two (2) shall be the least; and
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, Zoning, Article 6.22, Off
Street Loading Requirements, states that in any district, in connection with every building, or
building group or part thereof thereafter erected and having a gross floor area of four thousand
(4,000) square feet or more, which is to be occupied by commercial uses or other uses similarly
requiring the receipt or distribution by vehicles of material or merchandise,there shall be provided
and maintained, on the same lot with such building, off-street loading or unloading berths; and0
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, Zoning, Article 28.10,
Impervious Land Area Requirements, states that to effectively provide for the drainage of storm
water, the area of land covered by buildings, structures and impervious surfaces shall not exceed
seventy (70) percent for commercial uses; and
WHEREAS, the Dania Beach Code of Ordinances, Chapter 26, Vegetation, Article IV
Landscaping, Section 26-48, sets the Interior landscaping for all vehicular use areas, in the City of
Dania Beach; and
WHEREAS, Robert I. MacLaren, Osborne & Osborne, P.A., representing the property
owner Nick Economos, President of Coed-Economos Properties, Inc., has applied for variances
(VA-23-00) to allow relief from certain Zoning and Landscaping requirements as follows:
Chapter 28, Zoning:
1) Height Regulations - Permitted Exceptions to Height Regulations, Article 5.22(h), to allow
erection of a six story building where a maximum of a five-story building is permitted;
•
R-va-23-00 hilton gardens variance.doc 1 RESOLUTION NO. 2000-094
• 2) Off Street Loading Requirements, Article 6.22, to allow no designated loading spaces (4
spaces required);
3) Impervious Land Area Requirements, Article 28.10, to allow 23% pervious area where 30%
is required; and
Chapter 26, Vegetation:
4) Article IV Landscaping, Section 26-48, "Interior landscaping for all vehicular use areas",to
allow a generalized variance from requirements relating to interior landscaping and
landscape islands;
for approximately 2.9269 acres of property located at the North of Stirling Road, on the East Side of
SW 181h Ave. and South of SW 1s' St., (Hilton Gardens at Stirling Road Plat), Dania Beach; and
WHEREAS, the Planning & Zoning Board on May 17, 2000, recommended that the City
Commission grant variance request VA-23-00 based upon the criteria set forth in section 10.13 of
Article 10, of Chapter 28, Zoning, of the Code of Ordinances of the City of Dania Beach;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF
DANIA BEACH, FLORIDA:
Section 1. That that certain application VA-23-00, for variances as described above (from
certain requirements in Chapter 28, Zoning and Chapter 26, Vegetation,Article IV Landscaping), a
copy of which is attached as Exhibit "A" is approved with the following conditions:
1) Backflow on 4" water service line to be provided;
2) Dedication of 25 foot right-of-way (east portion) on SW 18th Avenue;
3) Prior to issuance of a building permit, applicant to obtain permit for the
modification of the existing traffic signal at Stirling Road/SW 18th Avenue or
obtain authorization from Florida Department of Transportation to construct the
traffic signal to provide an eastbound left turn signal phase onto 18th Avenue.
Prior to obtaining a C of O, applicant to construct the east eastbound left turn
signal phase onto 18th Avenue;
4) Prior to obtaining building permit, applicant to provide a cash bond to
construct the east portion of SW 18th Avenue (based on a 24 foot cross section)
R-va-23-00 hilton gardens variance.doc 2 RESOLUTION NO. 2000-094
• and future meandering sidewalk on the east side of 181' Avenue;
5) Applicant to pay approximately $13,061.00 into the City Landscape Trust Fund
for those trees which cannot be preserved or relocated on-site;
6) The City's 30% pervious area requirement shall be met with enhancement of
the perimeter areas using either a beehive material or grass areas;
7) There shall be no identification or placement of any signs on the construction
drawings and all signs for the project shall be permitted separately;
(8) The applicant agrees to contribute $30,000.00 towards moving the historic
Parker House or$45,000.00 to the City's Historic Preservation Fund if the City of
Dania Beach decides not to relocate the historic Parker House from the site.
Section 2 . That all resolutions or parts of resolutions in conflict with this resolution are
repealed to the extent of such conflict.
Section 3. That this resolution shall be in force and take effect immediately upon its passage
and adoption.
PASSED AND ADOPTED THE 27T" DAY OF JUNE, 2000.
•
C.K. MCELYEA
MAYOR - COMMISSIONER
ATTEST: ROLL CALL:
MAYOR MCELYEA - YES
VICE-MAYOR BERTINO- YES
SHERY CHAPWANY COMMISSIONER ETLING - YES
ACTING CITY CLERK COMMISSIONER MIKES- YES
COMMISSIONER CALI-ABSENT
APPROVED AS TO FO IM AND CORRECTNESS:
BY: � -
THO AS . ANSBRO
CITY AT ORNEY
•
R-va-23-00 hilton gardens variance.doc 3 RESOLUTION NO. 2000-094
qw—
APPLICATION NUMBER: I CITY OF DANIA BEACH
100 WEST DANIA BEACH BLVD.
DANIA BEACH. FL 33004
VAa 3' (954) 921-8700 X262
APPLICATION FOR VARIANCE
The undersigned petitions the City Commission of the City of Dania Beach. Florida to consider
the variance of the parcel(s) of land described in this application.
NAME OF APPLICANT: Coed-Economos Properties, Inc. , c/o Robert I. MacLaren, II
ADDRESS OF APPLICANT: J798 South Federal Highway. Suite 100, Boca Raton, Florida 334;
PROPERTY INTEREST OF APPLICANT: Fee Simple
Coed-Economos Properties, Inc.
NAME AND ADDRESS OF PROPERTY OWNER: 4305 N.W. 24th Way, Boca Raton, Florida 33431
ADDRESS AND LEGAL DESCRIPTION OF SUBJECT PROPERTY: 80 S.W. 18th Avenue
See attached legal.
PRESENT ZONING: C-2 LOT SIZEIAR EA. 111.792.82
PRESENT/ PROPOSED USE OF PROPERTY: 156-room "Hilton Gardens at Stirling Road"
hotel facility
® DESCRIPTION OF VARIANCE(S): (LIST THE CODE SECTION YOU WOULD LIKE THE VARIANCE
FROM AND WHAT IS PROPOSED):
See attached sheet
LIST THE NAMES, ADDRESSES AND PHONE NUMBERS OF ANY CONSULTANTS IF ANY (I.E.
ARCHITECT, ATTORNEY):
See attached
PLEASE COMPLETE THIS PORTION OF THE APPLICATION CAREFULLY. EACH REQUEST FOR A
VARIANCE MUST STAND ON ITS OWN MERITS WITHOUT REGARD TO ANY OTHER PROPERTY.
The following questions pertain to the criteria upon which the City Commission and Planning and Zoning
Board will consider this application.
?) Describe how 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.
See attached
EXHIBIT ®9
4
_) Provide evidence that the special conoitions and circumstances co not r'suit from the actions of
the applicant.
® See attached
3) Describe how granting the requested variance(s) will not confer any special privilege on the
applicant that is denied by the zoning code to other lands. buildings or structures in this same
zoning district.
See attached
4) Provide evidence that the literal interpretation of the provisions of the zoning code would deprive
the applicant of rights commonly enjoyed by other properties in the same zoning district and
would work unnecessary and undue hardship on the applicant.
5) Describe how the requested variance is the minimum variance that will make possible the
reasonable use of the land, building or structure.
® 6) Explain how the grant of the variances) will be in harmony with the general intent and purpose of
the zoning code, and that such variance(s) will not be injurious to the area involved or otherwise
detrimental to the public welfare.
-) Please add any other comments which may assist the City Commission and the Planning and
Zoning Board in reviewing this request.
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
This is to certify that I am the owner of the subject land(s) described above in the petition for variance.
(Complete only if applicable) 1 have also authorized the undersigned petitioner
to make and file this appliGation for nan �TtC.S =U�•
S GNA UR F APPL ANT
STATE OF FLORIDA
COUNTY OF BROWARD }
T e forgoing instrument was ackno'w)edged efore me on �n r� i 1999 by 'RO be I
QC kcre-n as[title] V i c� PCs I cQ ev, i— for[name ofentity] Coec - E s
® r �` a Florida Corporation,who is personally known to me, or produced
as identifica ion. �—
My Commission Expires: NOTA PUBLIC
Marilyn F Amoruso
* *My Commission CC68M
'o,M� 'Expires October6,2001
® DESCRIPTION OF VARIANCES
1. Article 28.10 - Pervious and Impervious Areas
required - 30% pervious area
site area - 118729
30% - 35,618.7
proposed - 27,449.00 sq. feet
requested variance = 8,169.7 sq. feet
2. 5.22(h) page 1728.2 Height
required - 5 stories or 62 feet
proposed - 6 stories 57'3"
3. 6.22 page 1740.2 Loading Berths
required - 4 loading berths
proposed - 1
•
HALIBRARY\99\22323\doc\Desc.of Variances.wpd
•
LIST OF CONSULTANTS
1. Rodriguez Architects
Miguel A. Rodriguez, AIA
George Valcarcel
3127 Ponce de Leon Boulevard
Coral Gables, FL 33134
Tel: (305) 448-3373
Fax: (305) 448-3374
2. Robert I. MacLaren, II/Linda O. MacLaren
Attorneys at Law
798 South Federal Highway
Suite 100
Boca Raton, FL 33432
Tel: (561) 395-1000
Fax: (561) 395-8313
3. Caulfield & Wheeler, Inc.
Consulting Engineers, Land Planners, Surveyors
7301A West Palmetto Park Road
Suite 100A
Boca Raton, Florida 33433
Tel: (561) 392-1991
Fax: (561) 750-1452
John Wheeler- Civil Engineer
David Lindley - Surveyor
Steven Tate - Landscape Architect
4. Consul-Tech Engineering, Inc.
10570 N.W. 27th Street
Suite 101
Miami, Florida 33172
Tel: (305) 792-6410
Fax: (305) 599-3143
HALIBRARY\99\22323\doc\Ust of Consultantsmpd
• ANSWERS TO QUESTIONS
1. Unique and special conditions exist relative to not only to this particular parcel but
also in the immediately surrounding area. The elevated highway system and the
support structure to the west is a significant unique condition not existing in other
areas of the City of Dania Beach that have a similar zoning Application.
This is definitively illustrated by the fact that similar variances to those requested in
this Application were granted relative to the use and development of the parcel to
the immediate west of this site. In order to permit the most effective design solution
and the utilization of the quality improvements proposed for the site, it is necessary
to implement a design that employs the additional sixth story and the appropriate
layout and building footprint as reflected in the site plan submitted with this
Application. The functional requirements of a hotel facility do not require the loading
berths dictated by the Code requirements which are directed to retail use which
results in significantly greater deliveries and need for loading berths.
2. The special conditions and circumstances do not result in any manner from the
actions of the applicant. In contrast, these conditions are prevalent in this
immediate area which resulted in the granting of similar variances for the parcel to
the immediate west of this site.
3. The granting of the requested variances will not confer any special privilege on the
applicant that is denied by the Zoning Code to others in the zoning district. The use
and development of the parcel pursuant to the variances requested will permit a
better design solution to be implemented relative to the subject parcel, which will at
all times be consistent and compatible with the use of the neighboring parcel. The
collective result will be to provide a quality project and an enhanced asset to the
community.
4. The unique conditions of the area preclude reasonable development of the parcel
and the most beneficial design solution in the event the applicable regulation
requirements are applied absent to the variances requested in this Application.
Accordingly, the enforcement of the applicable Regulatory Requirements would
deprive the Applicant of the right to make reasonable use of the parcel which is a
right commonly enjoyed by other parcels of land in this zoning district and would
result in an unnecessary hardship to the Applicant.
5. The requested variances are the very minimum that permit the reasonable use and
development of the parcel which use is fully consistent with the spirit and intent of
the Zoning Code and result in a much enhanced utilization of the parcel.
• 6. The use and development of the parcel pursuant to the requested variances is
consistent and in complete harmony with the purposes, goals, and objectives
• reflected in the Zoning Code and facilitates the achievement of each of these
elements of the Zoning Code. The use and development of the parcel pursuant to
the requested variances will not be injurious to the area involved or in any manner
whatsoever detrimental to the public welfare. As noted, quality development in the
area has been achieved through the use of similar variances to those requested in
this Application. In sharp contrast, the use and development of the parcel and the
surrounding adjacent parcels will be significantly benefitted as a result of the
implementation of the variances that have been requested.
7. The development and use of the parcel in the highest quality manner dictates the
utilization of the variances requested in this Application. The employment of this
design solution results in a benefit to both the parcel and the community without in
any manner impacting surrounding areas other than in a positive manner. It is
important to note that through the implementation of the site design, the parcel
achieves all of the goals and objectives of the "pervious/impervious" ratio
requirement and exceeds the objective height limitation of 62 feet but only one foot
seven inches. This diminimus amount over the 62 foot figure is achieved by placing
the necessary number of rooms in the six story envelope thereby utilizing only the
minimum variance necessary to achieve the benefits provided by this project.
H:\LIBRARY\99\22323\doc\Answers-AppiicabonforVariance.wpd
•
036 E 7�' P a roe 1:50.42-33-00-0831
Situs:100 SW 18TH AVE, DANIA FL 33004.3105
DUKE a DUKE 548
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•
U1I Y OF DANIA BEACH
NOTICE IS HEREBY GIVEN that a public hearing will be
held before the Dania Beach City Commission on June 27,
2000 at 7:30 p.m.,or as soon thereafter as possible,in the
City Commission Room,Administrative Center 100 West
Dania Beach Blvd., Dania Beach, Florida 33064, for the
purpose of hearingg any comments which might be made to
a request, as tot lows:
11 Petition PL-20-00:Preliminary plat request by Craig
A.Smith&Associates,representative for Jeffrey L.Hill,for
groperty located at the NW corner of Stirling Road and
hlppen Rd.within the City of Dania Beach.The prelimi-
nary plat will be known as the'Westpsipdee Five'plat.Legally
as
reescribed:Block'C'of corded corded in Plat book 2�pageM90 of the public Subdivision.
of
Dade County,Florida.Less that portion used for Phippen
Road and Stirling Road right-of-we .Lying in the City of
Dania Beach,Broward County,Florida.Containing 4.263
acres more or less. The title of the Ordinance reads as
follows:
AN APPROVING THEEWESTSIDE 5'F THE YPOLATDSUCH FLORIDA.
PROPER-
TY BEING LOCATED IN THE CITY OF DANIA AND LEGAL-
LY DESCRIBED IN EXHIBIT'A- A COPY OF WHICH IS
ATTACHED TO THIS ORDINANCE: ACCEPTING THE
DEDICATION FOR PUBLIC USE OF ALL STREETS,HIGH-
WAYS AND ALLEYS AS SHOWN ON SUCH PLAT OF
EASTSIDE FIVE',PROVIDING FOR SEVERABILITY;FUR-
THER, PROVIDING FOR AN EFFECTIVE DATE.
2)Petition VA-23-00:Variance request by Robert L.Mac-
Laren, Osborne&Osborne, PA repFresenting the Owner,
Nick Economos, President Coed-Economos Properties,
Inc.The request is for variances from Chapter 28,Zoning:
1) Article 5.22(h), to allow a six story building where a
maximum five story building is permitted;2)Article 6.22,to
allow no designated loading spaces(4 spaces required;3)
Q O Article 28.10, to allow 29R pervious area where 304, Is
/ required:and 4)A variance request from Chapter 26 Veg-
etation Section 26-48,'Interior Landscaping',to allow a
generalized variance from requirements relating to interior
jlandscaping and landscape islands. The aforementioned
variances are associated with the development of a 156
I room 'Hilton Gar
deppns' hotel facility on ralpproximate�lgy
Road on the EasteSldeofnSWl 18th Ave.and South of R
1 st St.,Dania Beach.This request is in conjunction with a
site plan request for a 156 room 'Hilton Gardens' hotel
facility .
Legally described:That Portion of The W 1/2 of The SW
1/4 of The Se 1/4 of Section 33, Township 50 South.
Range 42 East Broward County.Florida.More Particularly I
Described As kollows:Commencing At The SW Corner of
The W 1/2 of The SW 1/4 of The SWg 1/4 of The Se 114 of
SecondscEast on And Along The West bounda4ry3 Line ofSaid
W 1/2 of The SW 1/4 of The SW 1/4 of The Se 1/4, A
Distance of 255.97 Feet To The Point of Beginning;Thence
Continue
12 72 Feat To The NW Described
rl of Said /2 oflThe SW
1/4 of The SW 1/4 of The Se 1/4;Thence Run North 89
Degrees 58 Minutes An 01 Seconds East And Along The
North Boundary of Said W 1/2 of The SW 1/4 of The SW
Corner of S d W 1/2 of The SW 1/2 of The SW 1/4 of The
SW 1/4 of The Se 1/4;Thence Run South 0 Degrees 46
Minutes 52 Seconds West And Along The East Line of Said
Di tan of The .9 lee 0}The SW 1/4 of The Se 1/4.A
Distance of 3Minu Feet To A Point:WestThence Run South 83
Degrees 08 Minutes 29 Seconds West A Diesttance of
Mien tes.30 45 To A Seconds WestT A Distance 1t72 0 Feet Too The
Point of Beginning. Said Lands Situate In The City of
Dania Broward County, Florida. Containing 129,062
Square Feet /2.9629 Acres, More Or Less. Subject To
Easements, Restrictions, Reservations, Covenants, And
Rights-of-Way of Resord.
) Petition VA-22-00: Request by Udo Weidauer, as
President for Derecktor Gunnell,Inc.,for property located
at 775 Taylor Lane, Dania Beach, Florida for a variance
request from Chapter 28,Zoning,Article 4.20 Schedule of
Lot. Yard and Bulk Regulations to allow a 55 foot high
membrane structure where a maximum height of 35 feet is
permitted in an IG zoned district.Leg g
to the Plat the�reob,as rec:Allorded in platbook 9 at page
of the public records of Broward County, Florida.
4) Petition VC-31-00: Request by Ronald Mrrattsyyt�r�ana.
adgitf 2000 auffsteeam Rd.,Dania Development
to
vacate the waterline easements which were dedicated for
the specific purpose of'the operation and maintenance of
underground waterlines' and which are no longer
necessery.
Legal
aban-
doned
are eas follows:All that 1portion of the 20'water line
easement Iving within parcel'A'of the NCL Plat,Plat Book
150 Page O.
Copies of the proposed petition are available for viewing
in the Growth Mamegement Department, 100 West Dania
Beach-Blvd., Dania Beach,Florida between the hours of
8:00 a.m.and 4:00 p.m.,Monday-Friday please call(954)
924-3645 for more information.Interested parties may ap
pear at the public hearing and be heard with respect to the
pro
pbsed petition.
In accordance with the Americans With Disabilities Act,
persons needing assistance to participate in any of these
roceedings should contact Sheryl Chapman.Administra-
tive Services Director, 100 W. Dania Beach Blvd. Dania
Beach,FL 33004,(954)924-3630,at least 72 hours prior to
! meeting. p
ion rr
the City Commiisssi ndecidestr tegoa pd to aeal nyymat ter cons dared
at this meetindin g or hearing will need a record of the pro-
i verbatim rrecorgdrof the proceedings is made.ensure
I
includes the testimony and evidence upon which the ap-
peal is to based.
Lou Ann Cunningham
Planning Technician
June 18, g
CITY OF POMPANO BEACH, FLORIDA
NOTICE OF PUBLIC HEARING
P.H. Stpp 14
YOU ARE HEREBY NOTIFIED of a Public Hearing before
the UNSAFE STRUCTURES AND HOUSING APPEALS
he 27th
dayAofJ unof te,e2000, at of °5:00 P MeinthelCityaCommission
Chamber Conference Room of the City Hall Complex at
100 West Atlantic Boulevard.This is a Public Hearing being
held In accordance with the provisions of Section 20' .10 Og
AGENDA REQUEST FORM
CITY OF DANIA BEACH
AGENDA ITEM NO.
_ffe
1. DATE OF COMMISSION MEETING: 06/27/00
2. DESCRIPTION OF AGENDA ITEM: PUBLIC HEARING - PETITION VA-23-00
Variance request by Robert I. MacLaren, Osborne & Osborne, PA representing
the Owner, Nick Economos, President Coed-Economos Properties, Inc.. The
request is for variances from Chapter 28, Zoning: 1) Article 5.22(h), to allow a six
story building where a maximum five story building is permitted; 2) Article 6.22, to
allow no designated loading spaces (4 spaces required); 3) Article 28.10, to
allow 23% pervious area where 30% is required; and 4) A variance request from
Chapter 26, Vegetation, Section 26-48, "Interior Landscaping", to allow a
generalized variance from requirements relating to interior landscaping and
landscape islands. The aforementioned variances are associated with the
development of a 156 room "Hilton Gardens" hotel facility on approximately
2.9269 acres. The property is located North of Stirling Road, on the East Side of
SW 181h Ave. and South of SW 1s' St., Dania Beach. This request is in
conjunction with a site plan request (SP-17-00) for a 156 room "Hilton Gardens"
hotel facility .
• 3. COMMISSION ACTION BEING REQUESTED: ADOPT RESOLUTION
4. SUMMARY EXPLANATION & BACKGROUND:
5. ATTACHED EXHIBITS AND ADDITIONAL BACKUP MATERIALS (PLEASE LIST):
Staff Memorandum
Resolution
Variance Application
Location Map
Hearing Notice
6. FOR PURCHASING REQUESTS ONLY: Dept: Amount: $
7. REVIEWED AND APPROVED FOR ADDITION ON AGENDA:
Planning and Zoning Advisory Board approved this request at their May 17, 2000
regular meeting
Submitted by:
Laurence G. Leeds, AICP, Director Date 06120/2000
Growth Management Department
City Manager Date
GROWTH MANAGEMENT DEPARTMENT
TO: Michael Smith, City Manager
FROM: Laurence Leeds, AICP, Director
Growth Management
RE: Variance Request: Hilton (SW 18th Avenue)
DATE: June 27, 2000
The applicant has submitted a site plan for a 156 room hotel. In conjunction with the
site plan, the applicant has requested variance to allow:
1) a six story building where a maximum five story building is permitted;
2) no designated loading spaces (4 spaces required);
3) a generalized variance from requirements relating to interior landscaping and
• landscape islands; and
4) 23% pervious area where 30% is required.
Based on the applicant's efforts at tree reservation, staff recommends approval of all
four variances subject to the following.
PLANNING AND ZONING ADVISORY BOARD RECOMMENDATION
Approval, subject to reducing the number of hotel rooms to 156 from 160, and that the
trees that are removed from the site to be donated to the City's Parks and Recreation
Department (This issue to addressed at the City Commission meeting).
1) To allow six story building where a maximum five story building is permitted.
Staff recommends approval. The City Future Use Plan (Commercial, Industrial) and
existing and proposed development (Springhill Suites) support a six story hotel at this
location.
2) To allow no designated loading spaces (4 spaces required).
Staff recommends approval. The loading space requirement is primarily intended for
commercial and retail uses, not offices or hotels. Staff has no objection to providing one
loading space. Staff would prefer to see the loading space in a side or rear yard.
1
h i I tonvar i ance002.doc
• However, given the constraints of the site, tree location/preservation concerns, and
wetlands issues, staff does not object to the loading space off 18th Avenue.
3) To allow a generalized variance from requirements relating to interior
landscaping and landscape islands.
Staff recommends approval. The primary objective in reviewing the proposed
development is to maximize on-site tree preservation. Applicant has requested this
variance to locate traffic islands and landscape areas to accommodate existing or
relocated trees, rather than the numerical requirements of the zoning code. Staff
concurs.
4) 23% pervious area where 30% is required (Revised May 17, 2000)
The original site plan provides approximately 23% pervious area (30% required).
Generally staff would not support this significant a reduction in pervious area. However,
the totality of circumstances affecting this site (ie. the small parcel size, presence of
wetlands, land dedication for 18th Avenue right-of-way, and significant elevation
changes) call for some form of relief, especially if said relief encourages the
preservation of existing mature oak trees.
STAFF RECOMMENDATION
• Approval, subject to:
1) Backflow on 4" water service line to be provided.
2) Dedication of 25 foot right-of-way (east portion) on SW 18th Avenue.
3) Prior to issuance of a building permits, applicant to obtain permit for the
modification of the existing traffic signal at Stirling Road/SW 18th Avenue to
provide an eastbound left turn signal phase onto 18t Avenue. Prior to obtaining
a C of O, Applicant to construct the east eastbound left turn signal phase onto
18th Avenue.
4) Prior to obtaining a building permit, applicant to provide a cash bond to construct
the east portion of SW 18th Avenue (based on a 24 foot cross section) and future
meandering sidewalk on the east side of 18th Avenue.
5) Applicant to pay approximately $15,000** into the City Landscape Trust Fund for
those trees which cannot be preserved or relocated on-site (**Exact amount and
any additional landscape conditions to be provided at City Commission Meeting).
2
hiltonvanance002.doc