HomeMy WebLinkAboutR-2008-153 Frontier Variance RESOLUTION NO. 2008-153
A RESOLUTION OF THE CITY OF DANIA BEACH, FLORIDA, APPROVING
THE VARIANCE REQUEST SUBMITTED BY KEITH POLIAKOFF,
ATTORNEY WITH THE FIRM BECKER, POLIAKOFF, REPRESENTING
FRONTIER DEVELOPMENT,LLC,FOR PROPERTY GENERALLY LOCATED
AT THE NORTHEAST CORNER OF STIRLING ROAD AND SW 18'AVENUE,
IN THE CITY OF DANIA BEACH, FLORIDA; PROVIDING FOR CONFLICTS;
FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Dania Beach Code of Ordinances, Chapter 26, "Vegetation", Article IV
Landscaping", prescribes the landscape requirements for the City of Dania Beach; and
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, "Zoning", Article 6.21
prescribes the off street parking requirements for the City of Dania Beach; and
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, "Zoning", Article 28,
"Signs",prescribes the signage requirements for the City of Dania Beach; and
WHEREAS,Keith Poliakoff,attorney with the firm Becker,Poliakoff,representing Frontier
Development, LLC, has applied for a variance (VA-54-08) for the following:
1. To allow 5 feet of landscaping in a terminal landscape island (Chapter 26, "Vegetation",
Article IV, Landscape requirements requires 10 feet).
2. To allow 69 parking spaces (Chapter 28, "Zoning", Article 6.21, "Off-street Parking",
requires 98 spaces.)
3. To allow a monument sign with:
a) 10' height. (Chapter 28, "Zoning", Article 28.110, "Signs", allows a maximum of T
height)
b) 10' wide. (Chapter 28, "Zoning", Article 28.110, "Signs", allows a maximum of 6'
width)
c) 100 square feet.(Chapter 28,"Zoning",Article 28.110,"Signs",allows a maximum of 36
square feet)
(Chapter 28,"Zoning",Article 28.110,"Signs";Restrictions in areas zoned commercial.)
for property generally located at the northeast corner of Stirling Road and SW 18a' Avenue, in the
City of Dania Beach; and
WHEREAS, the Planning & Zoning Board on July 16, 2008, recommended that the City
Commission grant variance request VA-54-08, based upon the criteria set forth in section 10.13 of
I __
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-54-08,for the variance described above from
requirements in Chapter 26, "Vegetation" and Chapter 28, "Zoning" of the City of Dania Beach
Code of Ordinances, a copy of which application is attached and made a part of this Resolution as
Exhibit"A", is approved.
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 on September 9, 2008.
AP��
ALBERT C. JONE
MAYOR—COMMISSIONER
µD'S F1/75T
ATTEST:
LOUISE STIL SON, CM ,
CITY CLERK
'�A7RATE0 ��
APPROVED AS TO O AND CORRECTNESS:
BY:
TH MA j.'AfqSBRO
CITY ATTORNEY
2 RESOLUTION #2008-153
City of Dania Beach, Florida
Department of Community Development
Planning and Zoning Division
(954) 924-3645 Phone
www.daniabeachfl.gov
General Development Application
❑ Administrative Variance
❑ Assignment of Flex/Reserve Units
❑ Land Use Amendment q
❑ Plat❑ 65f �� � 6'f Date Rec'd:
Plat Delegation Request f� Lf
Rezoning
Site Plan DEC 1 8 2007 Petition No.:�f 2a-67
❑ Special Exception
❑ Traf iicway Waiver Planning �E- �' b-7
IN Variance
❑ Roadway Vacation Department �/n �ST- o
❑ Extended Hours
❑ Other:
THIS APPLICATION WILL NOT BE ACCEPTED UNTIL IT IS COMPLETE AND SUBMITTED WITH
ALL NECESARRY DOCUMENTS. Refer to the application type at the top of this form and "Required
Documentation"checklist to determine the supplemental documents required with each application.
For after the fact applications, the responsible contractor of record shall be present at the board hearing.,
Their failure to attend may impact upon the disposition of your application. As always,the applicant or their
authorized legal agent must be present at all meetings. All projects must also obtain a building permit from
the O y's Building Department ,
A, o � 5�r I'n: rRoaa/ 3 SCv sY � J1u�
Location Address:
Lat(s): �a Block: Subdivision:
Recorded Plat Name: QAKWOOD CEOM9, ( NOT RECORD � �
Folio Number(s): 5D4233o00G3D Legal Description: 'EEFEit -M p.'ECACAED E'AQE
Applicant/ nsultanVLegal Representative (circle one)
7�'/-o rl 4,,er c�V,0tl�0,r015 T �� S,+ Sfc d-/ G ; rr�• .
Address of Applicant: i[ --7 'L- c4-O 3
Business Telephone: 16SS 69a g '>-Home: OVA Fax: 30S 64'� 3v'3
li14r&esW C �
K�FtL72s GNL�SfM�✓Tr [sLC
Name of Property Owner: � ,r------ _ �
Address of Property Owner: 100y gO''cF /3 Uh-r-3tt�-'t
Business Telephone:&3d • -) •76 0l Home: AZA Fax: \
Explanation of Request: SITE PLAN Re Re2ow1 i►IG (Rer-eP, To
For Plats please provide proposed Plat Name for Variances please attach Criteria Statement as per
Article 10.13 of Chapter 28,Zoning Code.
Prop. Net Acreage: t.557 Gross Acreage: 1.-7(#4 Prop, Square Footage: I S 0 S F
Existing Use: .� P L oa+�- tZ"-JD Proposed Use: C-)- ^-fA 9-11 u j-� L
Is property owned individually, by a corporation, or a joint venture? ! k2L02 Rro aAl
I understand that site plan and variance approval automatically expires within 12
months of City Commission approval, pursuant to Ordinance No. 2005-040.
Applicant/Owner signature Print Name Date
APPLICANT, CONSULTANT, OR LEGAL REPRESENTATIVE NOTARIZED SIGNATURE
Sworn to and subscribed before me Applicant/Consultant/Representative:
This zday of 200 t
Signature: --
/ Date: O/-0,9
Sign Name of Notary Public (Print Name)
State of (FioRrDA )
°i"' " EBLAIR^.. CONNI
?:�' 3lll Sil2Ll,nlC �Q2, GT [.�NJbRDAL�� R
Print Name$.. $ yEzpires Feb uF Street Address, City, State and Zip Code 333 i 1
Commission Expires:
Seal: Telephone No. &Fax No.
INDIVIDUAL OWNER NOTARIZED SIGNATURE:
This is to certify that I am the fee simple owner of subject lands described above and that I have authorized
(Applicant/Consultant/Representative) to make and file the
aforesaid application.
Sworn to and subscribed before me Owner:
This_day of 20_
Signature:
Date:
Sign Name of Notary Public (Print Name)
State of( )
Print Name of Notary Street Address, City, State and Zip Code
Commission Expires:
Seal: Telephone No. &Fax No.
I understand that site plan and variance approval automatically expires within 32
months of City Commission approval, pursuant to Ordinance No. 2005-040.
Appl cant/Owner signature Print Name Date
APPLICANT, CONSULTANT, OR LEGAL REPRESENTATIVE NOTARIZED SIGNATURE
Sworn to and subscribed before me Applicant/Consultant/Representative:
This la day of LBt ba( 2021 /
Signature.
Date: 2- - 0' o
��Ruin n1pt1, � l /_7 .D6
Sign Name of Notary Public (Print Name)
State of( f1 'mi— )
Print Name of Notary Street Address, City, State and Zip Code (✓11 R rY , >_L-
33160
CD Wi IMI® MBI 3oS � 3
9a �t44 305 b9a ' �0
Se a• d-' EXplil ianuary25,20T Telephone No. &Fax No.
MON
BmdeaTTN Nbbro pole undwde-
INDIVIDUAL OWNER NOTARIZED SIGNATURE:
This is to certify that I am the fee simple owner of subject lands described above and that I have authorized
make and file the
(Appl icanUConsultantiRepresentative) to
aforesaid application.
Sworn to and
subscribed before me Owner:
This_day of 20_
Signature:
Date:
Sign Name of Notary Public (Print Name)
State of( )
Print Name of Notary Street Address, City, State and Zip Code
Commission Expires:
Seal: Telephone No. & Fax No.
LEGAL DESCRIPTION :
THE WEST 1/2 OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE
SOUTHEAST 1/4 OF SECTION 33. TOWNSHIP 5D SOUTH, RANGE 42 EAST,
BROWARD COUNTY, FLORIDA. LESS THE FOLLOWING DESCRIBED PROPERTY:
COMMENCING AT THE SOUTHWEST CORNER OF THE WEST 1/2 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SAID SECTION 33; THENCE RUN
NORTH 00'43'45" EAST ALONG THE WEST BOUNDARY LINE OF SAID WEST 1/2
OF THE SOUTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4, A
DISTANCE OF 255.82 FEET OF THE POINT OF BEGINNING; THENCE; THENCE
CONTINUE ON THE LAST DESCRIBED COURSE A DISTANCE OF 412.72 FEET TO
THE NORTHWEST CORNER OF SAID WEST 1/2 OF THE SOUTHWEST 1/4 OF THE
SOUTHALLONGWEST 1/4 THE NORTH THE BOUNDAARYHEAST OF SAID/4; THENCE RUN WEST 1/2 OF THERTH SOUTHWEST 011/4AOF
THE SOUTHWEST 1/4 OF THE SOUTHEAST 1/4, A DISTANCE OF 335.55 TO THE
NORTHEAST CORNER OF SAID WEST 1/2 OF THE SOUTHWEST 1/4 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4; THENCE RUN NORTH 0'48'44" WEST
ALONG THE EAST LINE OF SAID WEST 1/2 OF THE SOUTHWEST 1/4 OF THE
SOUTHWEST 1/4 OF THE SOUTHEAST 1/4, A DISTANCE OF 358.90 FEET TO A
POINT; THENCE SUN SOUTH 83'06'46" WEST A DISTANCE OF 168.05 FEET TO A
POINT; THENCE RUN SOUTH 79'36'25" WEST A DISTANCE OF 171.84 FEET TO
THE POINT OF BEGINNING.
AND LESS THAT PARCEL OF LAND CONVEYED TO BROWARD COUNTY IN
WARRANTY DEED RECORDED IN OFFICIAL RECORDS BOOK 9385, PAGE 836
DESCRIBED AS FOLLOWS:
A PORTION OF THE WEST 1/2 OF THE SOUTHWEST 1/4 OF THE SOUTHWEST
1/4 OF THE SOUTHEAST 1/4 OF SECTION 33, TOWNSHIP 5 SOUTH. RANGE 42
EAST, BROWARD COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE WEST LINE OF SAID WEST 1/2 AND
A LINE THAT LIES 36.00 FEET NORTH OF SAID PARALLEL WITH THE SOUTH
LINE OF SAID SECTION 33; THENCE NORTH 01'20'49" WEST ON AN ASSUMED
BEARING ALONG SAID WEST LINE A DISTANCE OF 17.OD FEET: THENCE NORTH
87'55'38" EAST ALONG A LINE THAT LIES 53.00 FEET NORTH OF AND
PARALLEL WITH THE SAID SOUTH LINE OF SECTION 33. A DISTANCE OF 334.94
FEET TO THE EAST LINE OF SAID WEST 1/2; THENCE SOUTH 01'17'37" EAST
ALONEAST LINE A
LINE THATDISTANCE OF 17.DO LIES 36.00 FEET NORTH OFHANDE SOUTH PARALLEL87 8
SAID WITH
SAID SOUTH LINE OF SECTION 33, A DISTANCE OF 334.92 FEET TO THE POINT
OF BEGINNING.
AND LESS THAT PARCEL OF LAND VEYED TO THE STATE
DEPARTMENT OF TRANSPORTATION BY N VIRTUE FLORIDA
E OF THAT ORDER TAKING
RECORDED IN OFFICIAL RECORDS BOOK 23564, PAGE 103, DESCRIBED AS
FOLLOWS:
PARCEL 110:
THE PART OF THE WEST 1/2 OF THE SOUTHWEST 1/4 OF THE SOUTHWEST
1/4 OF THE SOUTHEAST 1/4 OF SECTION 33, TOWNSHIP 50 SOUTH, RANGE 42
/ RTI
EAST, BROWARD COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS C
FOLLOWS:
COMMENCE AT THE FOUND NAIL AND DISK MARKING THE SOUTHWEST CORNER
OF SAID SECTION 33. THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION
33. A DISTANCE OF 900.10 FEET TO THE BASELINE OF SURVEY FOR THE
STATE ROAD 848 (STIRLING ROAD); THENCE NORTH 87' 55'14" EAST ALONG
SAID BASELINE OF SURVEY, A DISTANCE OF 1779.28 FEET: THENCE NORTH
87'55'45" EAST CONTINUING ALONG SAID BASELINE OF SURVEY, A DISTANCE
OF 141.93 FEET; THENCE NORTH 02'04'15" WEST, A DISTANCE OF 53.00 FEET
TO A POINT ON THE NORTHERLY EXISTING RIGHT OF WAY FOR STATE ROAD
848 WEST( ALONGGEXIST EXISTING RIIGHTHOFPOINT OF WAY LANE, A(NNING; THENCE DISTANCE OF 141.O25T 45
ROAD) AND FEET T0
THE WEST LINE OF SAID SOUTHEAST 1/4 OF SAID SECTION 33; THENCE NORTH
01'20'24" WEST, ALONG SAID WEST LINE OF THE SOUTHEAST 1/4. A DISTANCE
OF 20.88 FEET; THENCE SOUTH 38'42'16" EAST, A DISTANCE OF 18.84 FEET
TO A POINT ON A NON-TANGENT CURVE CONCAVE NORTHERLY, HAVING A
RADIAL BEARING OF NORTH 01'14'23" EAST THROUGH SAID POINT AND A
CHORD BEARING OF NORTH 39'55'18" EAST; THENCE EASTERLY ALONG SAID
CURVE, HAVING A RADIUS OF 2245.34 FEET, THROUGH A CENTRAL ANGLE OF
02'38'10", AND ARC DISTANCE OF 103.31 FEET TO THE END OF SAID CURVE,
THENCE SOUTH 87-24-34" EAST, A DISTANCE OF 25.60 FEET TO THE POINT OF
BEGINNING.
AND ALSO LESS EXISTING RIGHT OF WAY.
Frontier Development
CITY OF DANIA BEACH
PROJECT SUMMARY
for
FRONTIER DEVELOPMENT
BACKGROUND
The subject property encompasses 1.74 acres and is located on the northeast comer of
Stirling Road and Southwest 18 Street in Dania Beach. There are no improvements on the
property, which consists mainly of invasive exotic trees. The plat of the property is
known as the"Stirling Road Plaza Plat" (P1-36-07). The City Commission of Dania
Beach has approved the Applicant's land use amendment from"Parks and Recreation"to
"Commercial." The Applicant has recently submitted this land use modification to the
Broward County Planning Council to ratify the amendment from "Parks and Recreation"
to "Commercial." The zoning of the property is "Broward County Agriculture-1" (A-1).
We understand that the site plan cannot be processed until the land use, zoning, and plat
are in place,however this application will help to facilitate a preliminary review.
REQUEST
The Applicant seeks to develop the property into a 17,000+/- square-foot retail facility.
In order to do this, the Applicant must change the land use to "Commercial,"plat, and
rezone the property to Commercial-2 (C-2).
JUSTMCATION STATEMENT
The commercial real estate market in South Florida continues to remain active, despite
the plunge in the residential market. The University of Florida Bergstrom Center for
Real Estate Studies released its first quarter Survey of Emerging Market Conditions,
which indicated that, "cap rates are expected to rise for strip centers," and the survey
identified strip centers as the type of property receiving the most attention from
investors.' Further, real estate expert Lewis Goodkin wrote, "for the first time in Florida
e parcels. Now,
commerci
al sector for mn ,
history,residential developers had outbid thep P
the state's healthy job market and a shortage of new commercial construction are spurring
a commercial construction boom in many markets."Z
The subject property remains undeveloped and contains a number of invasive exotic
trees. There has been a substantial change in the area since the subject property was
initially zoned and classified for land use. The area's largest commercial center,
Oakwood Shopping Center, was developed in 1988, almost twenty years ago. The parcel
'http://www.cba.ufl.ediVflre/docs/CRES/survey/ml:_browardcounty.pdf
z
http://www.floridatread.com/article.asp?aID=l891246.8141583.593541.1613271.4596033.482&aID2=456
48&parentID�15645
Frontier Development
directly west of the property has a drive-through fast-food restaurant operating on it and
the parcel directly east of the property has an industrial use and abuts to Advanced Auto
Parts. The proposed commercial use the Applicant seeks would not only be compatible
with the existing surrounding land uses,but would be the highest and best use for the
property.
PROPOSED DEVELOPMENT
The Applicant seeks to build a 17,000 +/- square-foot retail facility. Access to the retail
center would be from Southwest 101 Street, so as to not disrupt traffic on Stirling Road.
FTL DB:1086639_1
Frontier Development
CITY OF DANIA BEACH — -°
PROJECT SUMMARY
for 2608
FRONTIER DEVELOPMENT Y
BACKGROUND
The subject property encompasses approximately 1.76 acres and is located on the
northeast comer of Stirling Road and Southwest 18 Street. The property is adjacent to
Advanced Auto Parts to the East, Burger King to the West, Oakwood Shopping Plaza to
- the South and four hotels to the North. The property is currently vacant and is filled with
overgrowth consisting mainly of invasive exotic trees: In September of 2007, the City of
Dania Beach,approved a plat to allow up to 20,000 sq. ft. of commercial on this parcel,
and also approved a small scale land use amendment from Parks and Recreation to
Commercial. In March 2008, the Broward County Commission unanimously approved
the small scale land use amendment. Based on the comments received during the various
preliminary approvals, the developer was challenged with creating a retail use that would
give pedestrian hotel patrons additional services, while maintaining an attractive aesthetic
design from all vantage points. Accordingly, the Developer designed a smaller, 17,250
sq. ft. building,with four sided architecture and landscaping,with full pedestrian
connectivity to create a direct nexus with the neighboring hotels.
REQUEST
The applicant seeks a variance from section 28.180(1)(a) of the City of Dania Beach's
Zoning and Land Development Code, which allows for one (1)monument sign per site,
which can measure no more than seven(7) feet in height and six (6) feet in width, but in
no instance shall the sign area exceed thirty-six (36) square feet. The City of Dania
Beach is working with the Applicant to create an overlay district in order to allow the
surrounding hotels to place locational signage on the Applicant's monument sign since
the Code does not provide for off premise signage. In order to accommodate the City's
and the surrounding hotel's request to have visible signage on Stirling Road, the
Applicant redesigned its monument sign to accommodate signage for the neighboring
properties. Accordingly, the requested variance seeks to allow for one monument sign on
the subject property which measures ten (10) feet in height and ten (10) feet in width, in
order to accommodate the tenants and off premise hotel users.
JUSTIFICATION STATEMENT
Tourism and bed tax revenue are important fiscal components of the City of Dania
Beach. Although four hotels surround the applicant's site,none of the hotels have
Stirling Road frontage. Accordingly, it is exceptionally difficult for patrons to find the
entrance since no signage, of any kind, exists. Patrons who get lost are routinely told to
turn after Burger King or Advanced Auto Parts. Years ago the City had met with the
hotel owners to discuss rectifying this problem by placing locational signage at the
Frontier Development
intersection. Since the applicant's site remained vacant, the City did not have an
opportimity to install the necessary signage. When the applicant proposed its project, the
City immediately mentioned its desire to install locational signage on the applicant's
monument sign. Accordingly, the applicant redesigned its monument sign to
accommodate the additional information. In conjunction with this variance, the City will
be proposing an overlay district to allow the hotels to have off premise signage at this
location.
Thus, since the applicant will be designing its sign for the off premise users,the variance
is necessary to allow a larger sign. The requested variance is the minimal variance
necessary to accommodate the desired text and it will not have a negative impact on the
surrounding community.
FTL_DBi 1109494_1,. _ ..
Frontier Development
CITY OF DANIA BEACH
PROJECT SUMMARY I
JUL
for
FRONTIER DEVELOPMENT
BACKGROUND
The subj art property encompasses approximately 1.76 acres and is located on the
northeast comer of Stirling Road and Southwest 18 Street. The property, is adjacent to
Advanced Auto Parts to the East, Burger King to the West, Oakwood Shopping Plaza to
the South and four hotels to the North. The property is currently vacant and is filled with
overgrowth consisting mainly of invasive exotic trees. In September of 2007, the City of
Dania Beach approved a plat to allow up to 20,000 sqf. of commercial on this parcel, and
also approved a small scale land use amendment from Parks and Recreation to
Commercial. In March 2008, the Broward County Commission unanimously approved
the small scale land use amendment. Based on the comments received during the various
preliminary approvals, the developer was challenged with creating a retail use that would
give pedestrian hotel patrons additional services, while maintaining an attractive aesthetic
design from all vantage points. Accordingly, the Developer designed a smaller, 17,250
sqf.building, with four sided architecture and landscaping, with full pedestrian
connectivity to create a direct nexus with the neighboring hotels.
REQUEST
In accordance with section 6.21.0) of the City of Dania Beach's Zoning and Land
Development Code,which requires 1 parking space per 250 sq. ft of retail use, the site
has been designed with 69 parking spaces to accommodate 17,250 sqf. of retail use.
Based on meetings with the surrounding hotel owners, however, the Developer has found
a tremendous demand for a pedestrian friendly food use at this location. In response, the
Developer has obtained a commitment from Chipotle, which has indicated that it is
interested in opening a small branch of its restaurant at this location. Even if the
Developer agrees to limit its food uses to Chipotle, and even though Chipotle would
occupy less than 15% of the entire facility (2,400 sqf.), since the Code requires 1 space
per each 40 sq. ft. of customer service area, the site would be required to have 98 spaces
(69 spaces for the retail and 29 spaces for the restaurant). Thus,the requested variance
seeks to maintain the 69 parking spaces, to enable the applicant to add a pedestrian
friendly food use to this location.
JUSTIFICATION STATEMENT
After meeting with the surrounding hotel owners, and understanding the need of having
an additional food use within walking distance of the hotels, the Developer sought a
restaurant interested in entering this market. After months of discussions, the Developer
found that Chipotle, a high and Mexican restaurant that only utilizes organic, honnone
free, natural products,was highly interested in opening at this location. After confirming
Frontier Development
Chipotle's interest, the Developer went back to the hotel owners to discuss the possibility
of adding Chipotle to the area. Not only were the hotel owners exceptionally supportive
of this user,but in understanding the parking issue,Hilton Gardens agreed to enter into
an agreement with the Developer to enable the Developer to utilize its overflow spaces,
many of which are directly adjacent to the rear of the facility. Since the retail uses will
be closed at night, this agreement will also enable the hotel's valet to have additional
overflow parking during nighttime special events. Further, the Developer has agreed that
it will provide in all tenant lease agreements that the center employees shall be required
to park in the overflow spaces, freeing up the entire parking area only for vehicular
patrons.
In addition to the aforementioned, the City required the center to maintain four sided
architecture and complete connectivity to facilitate hotel patron pedestrian traffic. Since
this entire center has been designed as requested; the demand for parking will be far.less
than what the Code actually requires.
Accordingly, due to the fact that the parking shortage will be mitigated through the
utilization of Hilton Garden's overflow parking, and since the project has been created to
foster pedestrian access, the requested variance is minimal and will not have a negative
impact on the surrounding community.
FL DB: 1109478_1
JLL _ I NOBU
_. . _
Frontier Development
CITY OF DANIA BEACH
PROJECT SUMMARY L
for � 2008
FRONTIER DEVELOPMENT
BACKGROUND en
The subject property encompasses approximately 1.76 acres and is located on the
northeast,wruernf Stirling Road and Southwest 18 Street. The property is adjacent to
Advanced Auto Parts to the East, Burger King to the West, Oakwood Shopping Plaza to
the South and four hotels to the North. The property is currently vacant and is filled with
overgrowth consisting mainly of invasive exotic trees. In September of 2007, the City of
Dania Beach approved a plat to allow up to 20,000 sq. ft. of commercial on this parcel;
and also approved a small scale land use amendment from Parks and Recreation to
Commercial. In March 2008, the Broward County Commission unanimously approved
the small scale land use amendment. Based on the comments received during the various
preliminary approvals, the developer was challenged with creating a retail use that would
give pedestrian hotel patrons additional services, while maintaining an attractive aesthetic
design from all vantage points. Accordingly, the Developer designed a smaller, 17,250
sq. ft. building,with four sided architecture and landscaping,with full pedestrian inter-
connectivity to create a direct nexus with the neighboring hotels.
REQUEST
Although the site plan of the property contains a 10 foot wide landscape island, as
required by § 26-47 and § 26-48 of the City of Dania Beach's Zoning and Land
Development Code, the City of Dania Beach has requested that the applicant seek a
variance to reduce the landscape island from 10 feet wide to 5 feet wide, to provide for a
pedestrian-friendly sidewalk.
JUSTIFICATION STATEMENT
After meeting with the surrounding hotel owners, and understanding the need of having
additional food use within walking distance of the hotels, the Developer sought a
restaurant interested in entering this market. The hotel owners were eager to discover
that the developer is interested in developing a 17,250 sq. ft. building, with four sided
architecture and landscaping, with full pedestrian inter-connectivity to create a direct
nexus with the neighboring hotels.
In addition to the aforementioned, the City required the center to maintain four sided
architecture and complete connectivity to facilitate hotel patron pedestrian traffic. Since
this entire center has been designed as requested, the landscape island consisting of 5 feet
of green area and 5 feet of sidewalk should be sufficient.
Frontier Development
Accordingly, due to the fact that the project has been created to foster pedestrian inter-
connectivity between all the commercial uses on the quadrant of Stirling Road and
Interstate I-95, the requested variance is minimal and will not have a negative impact on
the surrounding community.
FTL DB: 11079911