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RESOLUTION NO. 166-99
A RESOLUTION APPROVING THE VARIANCE REQUEST SUBMITTED BY
ADAM ARMAGANIAN AS REPRESENTATIVE FOR STORAGE MART
PARTNERS, AS CONTRACT PURCHASERS FROM PROPERTY OWNERS
MEDITRUST CORPORATION, FROM CHAPTER 28, ARTICLE 6.21(19)
SCHEDULE OF OFF-STREET PARKING REQUIREMENTS, FOR PROPERTY
LOCATED ON THE NORTH SIDE OF GRIFFIN ROAD JUST WEST OF THE CSX
RAILROAD TRACKS, A.K.A. LA QUINTA PLAT, DANIA BEACH; PROVIDING
FOR CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28,Article 6.21(19)Schedule
of Off-Street Parking Requirements, sets the parking requirements for the City of Dania Beach;and
WHEREAS, Adam Armaganian, representative for Storage Mart Partners, as contract
purchasers from property owners Meditrust Corporation, has applied for a variance(VA-46-99)to
allow for a reduction of 100 parking spaces in connection with the development of a storage
warehouse located on the north side of Griffin Rd.just west of the CSX Railroad tracks, a.k.a. La
Quinta Plat, Dania Beach; and
WHEREAS, the Planning & Zoning Board on July 21, 1999, recommended that the City
Commission grant variance request VA-46-99 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-46-99,for a variance as described above(from
requirements in Chapter 28,Article 6.21(19)Schedule of Off-Street Parking Requirements),a copy
of which is attached as Exhibit"A"is approved with the following conditions:
a) Adam Armaganian, representative for Storage Mart Partners,agrees to add
windows along all sides of the second story of the building;
b) Adam Armaganian, representative for Storage Mart Partners, agrees to
replace 25 designated Canopy trees on the landscape plan with 25 tall Royal Palm trees and place
them around site perimeter, with four(4) of the trees being placed on the north parking lot;
I RESOLUTION NO. 166-99
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c) Adam Armaganian,representative for Storage Mart Partners,agrees to make
landscape improvements to the C-4 parcel upon approval being obtained from the Florida
Department of Transportation, owner of the parcel;
d) Adam Armaganian, representative for Storage Mart Partners, agrees to
continue the mansard roof around the entire building of Phase II;
e) The City of Dania Beach agrees to allow parking spaces closest to Griffin
Road to be grassed;
f) Adam Armaganian,representative for Storage Mart Partners,agrees that the
dumpster will be 100% screened in accordance with code requirements.
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 101" DAY OF AUGUST, 1999.
R - COMMISSIONER
ATTEST: ROLL CALL:
MAYOR BERTINO - YES
sd — VICE-MAYOR MCELYEA- YES
SHERYL CHAIPMAK COMMISSIONER ETLING -YES
ACTING CITY CLERK COMMISSIONER CALI - YES
COMMISSIONER MIKES- NO
APPROVED AS TO FORM AND CORRECTNESS:
BY:
THOM S . ANSBRO
CITY ATTORNEY
1:\WunninghamNy Documents\winword\ordinances\VA46-99 STORAGE MART.doc
2 RESOLUTION NO. 166-99
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,PPL; ATION NUMBER: Date stamp
/ CITY OF DANIA BEACH
VA— 7 100 WEST DANIA BEACH VD
AN A B A H, FL 33004
(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:_� �2T :p>06.
ADDRESS OF APPLICANT: 40 !�o k G
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PROPERTY INTEREST OF APPLICANT: = :!L.- — y� �j e-
NAME AND ADDRESS OF PROPERTY OWNER:_pi C PD
ADDRESS AND LEGAL DESCRIPTION OF SUBJECT PROPERTY: L_/Z (� u t
P.'R 14 7 -PA C,� 3 c7
PRESENT ZONING: (�- -:!j — LOT SIZE/AREA: -7 1 Aef L / S 2
PRESENT I PROPOSED USE OF PROPERTY: 0& S C- �=
DESCRIPTION OF VARIANCE(S): (LIST THE CODE SECTION YOU WOULD LIKE THE VARIANCE
FROM AND WHAT IS PROPOSED):
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LIST THE NAMES,ADDRESSES AND PHONE NUMBERS OF ANY CONSULTANTS IF ANY RE.
ARCHITECT,ATTORNEY):
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PLEASE COMPLETE THIS PORTION OF THEAPPL/CAT/ON CAREFULLY. EACH REQUESTFOR 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.
1) 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.
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2) Provide evidence that the special conditions and circumstances do not result from the actions of
the applicant.
6
3) Describe how granting the requested variances) 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.
6
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.
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5) Describe how the requested variance is the minimum variance that will make possible the
reasonable use of the land, building or structure.
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6) Explain how the grant of the variance(s)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.
7) Please add any other comments which may assist the City Commission and the Planning and
Zoning Board in reviewing this request.
21216
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- ---- -- --- - - -
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) I have also authorized the undersigned petitioner
to make and file this application for variance.
STATE OF FLORIDA SIGNATURE OF APPLICANT
COUNTY OF BROWARD
The forgoing instrument was acknowledged before me on
as(title) 1999 by
a Florida Corporation,who is for(name of entilyJ�—"
as identification. _Personally known to me,or_produced
My Commission Expires:
2 NOTARY PUBLIC
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2) Provide evidence that the special conditions and circumstances do not result from the actions of
the applicant.
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3) Describe how granting the requested vanance(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.
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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.
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5) Describe how the requested variance is the minimum variance that will make possible the
reasonable use of the land, building or structure.
SSE
6) Explain how the grant of the variance(s)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.
7) Please add any other comments which may assist the City Commission and the Planning and
Zoning Board in reviewing this request.
S6 C. A-r-t-A e-tA
This is to certify that I am the owner of the subject land(s) describe ov in the petition for variance.
(Complete only if applicable) I have alt=;;
petitioner
to make and file thisSTATE OF FLORIDA
COUNTY OF BROWARD
The forgoing instrument was acknowledged before me on �L>-4 1 cl 1999 by �C�o.rn \N'r M C' 0.r\ 0—r'
as(title) for(name of entity]
a Fl=VUBLICSTATEOF
n_v Is ersonally known me,or, produced
as identification. NOTARYsE ANN BAKERMy Commission ExpireC STATE OF FLORIDA ON N'O.CC5.S913F NOTARY P L1GION EX1, CNE 3,20002
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VARIANCE- PARKING VARIANCE REQUEST zoned C-4 Commercial
1. This propertv has a combination of unique characteristics. It has a limited amount of
frontage on Griffin Road with a railroad track and crossing along the eastern boundary.
There is only minimal distance between the railroad crossing and the curb cut for this
property on Griffin.
Many commercial uses would be unsuitable for this property because of the amount of
traffic generated. Other uses such as residential or industrial would be unsuitable for this
property because of the proximity of the railroad tracks for residential development.
The proposed project will restrict itself to operation exclusively as a mini storage facility.
Only passive storage will be permitted, no business operations or employees will be
permitted to operate out of the storage base. Mimi storage facilities do not use parking in
the conventional definition of the requirement.
2. The difficulty in being able to develop this property is a combination of the location of
the railroad right-of-way and the development of the property to the east
3. The site will be restricted to mini storage only. Therefore, none of the more intensive
uses allowed under the Commercial Zoning District will be permitted.
4. Mini storage facilities do not require parking in the conventional sense as defined by the
facilities evolved. Most codes do not, therefore, provide a separate parking requirement
Zoning Code, Most Zoning Ordinances were written well before modem mini storage
for mini storage facilities.
5. Mini storage facilities, with the exception of the rental office and the managers'
apartment, do not require conventional parking spaces. A customer pulls their vehicle in
front of their parking space. Either loads or unloads their property and then exits the
facility. Conventional parking spaces are not normally used by our customers. To have
provided the required parking would then have required an impervious coverage
variance.
6. The granting of this variance will allow the development of a new state-of-the-art mini
storage facility. The intent of the Code is the ensure that adequate parking is available
for the proposed use. The proposed facility will blend in well with the neighborhood.
Mini storage facilities are very low generators of traffic, therefore the facility will not
create any heavy ingress and egress onto Griffin Road
7. The facility will be landscaped and attractive. The landscape plan will conform with the
City of Dania Beach's concept for the intersection of 1-95 and Griffin Road.
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NOTICE OF PUBLIC HEARING
THE CITY OF DANIA BEACH
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Planning and Zoning
Board on July 21, 1999 at 7:30 p.m., and the City Commission on August 10, 1999 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 33004, for the purpose of hearing any
comments which might be made to a request, as follows:
VA-46-99 — Variance request by Adam Armaganian as representative for Storage Mart
Partners, as contract purchasers, from property owners Meditrust Corporation, from the City of
Dania Beach's zoning code of ordinances, Chapter 28, Article 6.21 (19) Schedule of Off-Street
Parking Requirements for Storage Warehouses. The request is to be allowed a reduction of
parking spaces by 100 spaces, with the proposed construction of a storage warehouse to be
located at the northwest corner of 1-95 and Griffin Road between the CSX Railroad and
Ravenswood Road, also known as the La Quinta Plat.
The above Variance request is in conjunction with site plan request SP-47-99 for the proposed
construction of a Storage Mart Warehouse.
Property is legally described as: Parcel "A". LAQUINTA PLAT I, PLAT BOOK 147, PAGE 30 OF THE
PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, CONTAINING 153.356 SQ. FEET (3,521
ACRES) MORE OR LESS.
Copies of the proposed petition are available for viewing in the Growth Management Department, 100
West Dania Beach Blvd., Dania Beach, Florida between the hours of 8:00 a.m. and 4:00 p.m., Monday -
Friday. Interested parties may appear at the public hearing and be heard with respect to the proposed
petition.
In accordance with the Americans With Disabilities Act, persons needing assistance to participate in any
of these proceedings should contact Sheryl Chapman, Administrative Services Director, 100 W. Dania
Beach Blvd, Dania Beach, FL 33004, (954) 921-8700 ext. 203,at least 72 hours prior to meeting.
Any person who decides to appeal any decision made by the City Commission with regard to any matter
considered at this meeting or hearing will need a record of the proceedings and for such purpose may
need to ensure that a verbatim record of the proceedings is made, which record includes the testimony
and evidence upon which the appeal is to based.
Lou Ann Cunningham
Planning Technician
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AGENDA REQUEST FORM s
CITY OF DANIA BEACH
Date: August 3, 1999 Agenda Item#: 3
Title:
Public Hearing—VA-46-99—Storage Mart Partners
Requested Action:
Variance request by Adam Armaganian as representative for Storage Mart Partners, as
contract purchasers, from property owners Meditrust Corporation, from the City of Dania
Beach's zoning code of ordinances. Chapter 28, Article 6.21 (19) Schedule of Off-Street
Parking Requirements for Storage Warehouses. The request is to be allowed a
reduction of parking spaces by 100 spaces. Property is located on the north side of
Griffin Road just west of the CSX Railroad tracks, aka La Quinta Plat.
Summary Explanation&Background:
Exhibits(List):
Resolution
Memorandum
Variance Application
Public Hearing Notice
Location Map
Prepared By:
TERRY L. VIRTA,AICP—GROWTH MANAGEMENT DIRECTOR
Source of Additional Information: (Name&Phone)
Recommended for Approval By:
PLANNING AND ZONING BOARD July 21,1999
Commission Action:
Passed ❑ Failed ❑ Continued ❑ Other ❑
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MEMORANDUM
TO: Michael W. Smith, City Manager
FROM: Terry L. Virta, AICP
Growth Management Director
RE: VA-46-99 Storage Mart Partners
SP-47-99 Storage Mart Partners
Date: August 4, 1999
This site was originally platted for a La Quinta Motel but the plat note is in the
process of being amended to allow for the construction of this proposed storage facility.The applicant is seeking permission to build 150,000 square feet of storage space as
well as two bedroom caretakers residence. The building has been designed meet the
City's Commercial Design Guidelines. The applicant seeks to provide for 50 parking
spaces when the standard parking rates call for the provision of 150 spaces.
The variance request to allow for the reduced parking has been reviewed by the
City's Traffic Consultant. She conducted her review utilizing sources provided by the
applicant. Her letter is attached for your review. She concluded based upon this review
that the parking proposed by the applicant should meet his parking needs.
RECOMMENDATION
Staff believes that the variance should be approved as recommended. The
City's standard for this type of use seems to inflict a hardship upon the applicant. The
Planning and Zoning Board recommends approval of the variance as requested and the
site plan as well. They further recommend that the parking closest to Griffin Road be
grassed to provide for additional green space as they did not feel that this additional
parking would actually be needed for this operation.
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HUGHES HALL INC.
July 16, 1999
Terry Virta, AICP
Growth Management Director
City of Dania Beach
100 W. Dania Beach Blvd.
Dania Beach, FL 33004
RE: Storage Mart
HHI Project No. 99023.04
Dear Terry:
We have completed a review of the parking variance request for the proposed Storage Mart.
The purpose of our review was to determine whether or not the Code-required 150
for the 120,145-square foot facility could be reduced to 50 spaces as shown on the A
plan dated April 1999. The requested variance would result in a 66% reductionpofkthe City spaces
requirement for warehouse space. Applicant's site
To evaluate expected parking demand for this type of self-storage facility, we consulted parking
data resources including two commonly used parking manuals, Parking Generation, 2nd Edition,
sporta
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Foundation forhe Institute of Transportation inn1990).ttOu search did not identingineers in 1983, fy d Parking, published to the Eno
Proposed use. y parking generation rates for the
The project's application was accompanied by an article entitled "Dispelling the Self-Storage
Traffic Myth," published in the Fifth Annual Self-Storage Almanac, 1996-1997,
studies of daily traffic to and from this particular type of storage facili which summarized
in the article, indicate that on a typical day approximately 9.5 trips aresmadetto/fsitrs in Florida, cited
om this land use
per 100 storage units. This rate includes both trips to the office associated with those "shopping" for
space, as well as making deliveries, etc.
The Applicant's site plan does not indicate the exact number of storage usits to be provided,
as the plan is flexible to allow market demand to direct buildout. However, we estimated that the
facility might offer approximately 856 units when complete. Based on these assumptions and the data
._ N :1 V < P O R i
A i I 0 N I. .A' G I N F. R K S S " I A N N
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2101 N. Andrews .Avenue • Suite 406 ■ Fort Lauderdale. FL 33311-3949 c
)54/563-1121 ■ Fax 954/563.9790
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Terry Virta, AICP
July 16, 1999
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cited above, and assuming (conservatively)that no more than half the trips would be made during the
peak period for the facility, it can be estimated that approximately 41 parking spaces might be needed
by users, prospective users and vendors on an average day. Since the data represents an average day,
a factor of 15%can be added to ensure that a busy period would not result in overflow parking. When
an additional parking space is added for the manager's apartment, the needed parking spaces would
total 49.
Based on these calculations, the Applicant has provided one more space than might be
conservatively estimated to be needed during even the busiest periods.
If you have any questions, please don't hesitate to contact me.
Sincere,
Iv oily lughes
Principal
CC: Tom Ansbro
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