HomeMy WebLinkAboutR-2009-145 North Trail Variances RESOLUTION NO. 2009-145
A RESOLUTION OF THE CITY OF DANIA BEACH, FLORIDA, APPROVING
THE VARIANCE REQUESTS SUBMITTED BY STEPHEN TILBROOK,
ESQUIRE WITH THE FIRM SHUTTS &BOWEN LLP, REPRESENTING THE
PROPERTY OWNER, ALAN GROSMAN OF 4300 RAVENSWOOD, LLC,
FROM CHAPTER 28,"ZONING",ARTICLE 28,"SIGNS"AND ARTICLE 6.21,
"OFF-STREET PARKING"AND THE ZONING APPENDK ARTICLE V"OFF-
STREET PARKING REQUIREMENTS",FOR PROPERTY LOCATED AT 4310
RAVENSWOOD ROAD, DANIA BEACH; PROVIDING FOR CONFLICTS;
FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, "Zoning" Article 28,
prescribes the signage regulations within the City of Dania Beach; and
WHEREAS, the Dania Beach Code of Ordinances, Chapter 28, "Zoning", Article 6.21,
prescribes the off-street parking regulations within the City of Dania Beach; and
WHEREAS,the Dania Beach Code of Ordinances,Article V ofthe Zoning Appendix("Off-
Street Parking"),requires all parking areas to be hard surfaced for properties located within the City
of Dania Beach; and
WHEREAS,Stephen Tilbrook,Esquire with the firm Shutts&Bowen LLP,representing the
property owner,Alan Grosman of 4300 Ravenswood,LLC,has applied for the following variances:
VA-22-09 -
1. To allow 2 monument signs(Chapter 28, "Zoning"," Signs"-Article 28.120 permits one
(1)monument sign);
2. To allow a monument sign to be 35' tall(Chapter 28, "Zoning", "Signs"-Article 28.120
permits a maximum height of 15'); and
3. To allow a monument sign to be 100 square feet in area(Chapter 28, "Zoning","Signs' -
Article 28.120 permits a maximum sign area of 32 square feet);
VA-23-09 -
4. To provide 50 parking spaces (Chapter 28, "Zoning', "Supplemental Use Regulations" -
Article 6.21, "Off Street Parking"requires 121 parking spaces);
VA-24-09 -
5. To allow the use of an unpaved, gravel parking area (City of Dania Beach Zoning
Appendix, Article V, "Off Street Parking Requirements", Section 33-211 requires all
parking area to provide a hard surface);
for property located at 4310 Ravenswood Road, Dania Beach; and
WHEREAS,the Planning and Zoning Board on July 15, 2009,recommended that the City
Commission grant the variance requests 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 the variance applications for the variances described above from
requirements in Chapter 28,"Zoning"and the Zoning Appendix 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 this approval shall automatically expire and become null and void unless
the applicant submits a building permit application and construction drawings within twelve (12)
months of City Commission approval and the applicant obtains a building permit(including payment
of all fees)within eighteen(18) months from the effective date of this Resolution.
Section 3. That all resolutions or parts of resolutions in conflict with this Resolution are
repealed to the extent of such conflict.
Section 4. That this Resolution shall be in force and take effect immediately upon its
passage and adoption.
2 RESOLUTION#2009-145
PASSED AND ADOPTED on August 11, 2009.
0�pY7 ARD'S Ft�T
7 a
ANNE CASTRO
MAYOR—COMMISSIONER
ATTEST:
y 1 n-6t.
LOUISE STILSON, CMC
CITY CLERK
APPR .EVE RM AND CORRECTNESS:
THomAs 1. ANSBRO
CITY ATTORNEY
3 RESOLUTION#2009-145
City of Dania Beach, Florida
Department of community Development
Planning and Zoning Division
(954)924-6805 Phone
wwwAsniabeadifl.gov
General Development Application
❑ Adminiabotfve Variance
❑ Asdgnnmd of Flex/Reserve Units
❑ Land Use Amendment
❑ Plat iBl��a� b y 0 I
❑ Plat Delegation Request ��{��p
❑ Rezoning Date Reed:
❑ Site Plan❑ vA- aa-09 Special Exception JUN 0 4 1009 Petition No.:
❑ Traf icamy Wahnx
tB Variance Planning
❑ Roadway vacation Department
❑ Extended Hours
❑ Omer:
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. Al projects must also obtain a building permit from
the City's Building Department.
Location Address: 4310 Ravenswood Road, Dania Beach FL
Lot(s): Block: Subdivision:
Recorded Plat Name: State Paving Plat 146-27 B Parcel A
Folio Number(s): 5042 28 14 0010 Legal Description: State Paving Plat 146-27 B Parcel A
Applicant/ConsultantJ I Represerhative circle one) Stephen K.Tilbrook,Esq.
Address of Applicant: 200 East Broward Blvd,Suite 2100, Fort Lauderdale,FL 33301
Business Telephone: 954-847-3830 Home: Fax: 954-888-3072
Name of Property Owner: 4300 Ravenswood,LLC
Address of Property Owner: 12000 Biscayne Blvd,Suite 405 North Miami, FL 33181
Business Telephone: 954-847-3830 Home: Fax:
Explanation of Request: Pole Sign Variance
For P/s&pWw proW&prcPamd Plat Aram& 1br Varianaas please artadr Crneals Statement as per
Artde 10.13 ofOhapter28,Zonlag Code
Prop. Net Acreage: Gross Acreage: 7.58 Prop. Square Footage: 330,209
Existing Use: Office Building Proposed Use: RV Sales Canter
Is property owned Individually, by a corporation,or a joint venture? Limited Liability Company
I understand that site plan and variance approval automatically expires within 12
months of City Commission approval, pursuant to Ordinance No. 2005-040.
Stephen K.TilbrooK Esq.
Applicant/Owner signature Print Name Date
APPLICANT,CONSULTANT,OR LEGAL REPRESENTATIVE NOTARIZED SIGNATURE
Sworn to and subsqlbed before me Applicant/Consultant/Repres i
Th:1o
20D3
Signature:
Date:��'
Stephen K.Tilbrook,Esq.
Sign Name of N ry blic (Print Name)
State of(rLptZL
V Orvl 200 East Broward Blvd.92100,
Fort Lauderdale.FL 33301
Print Name of Notary Street Address, City,State and Zip Code
Co 854-847-"
Seal vp" Nalwy-Pift SIM of MM Telephone No. &Fax No.
No^-E mxA!
A ,i mi union OD5W89
pr Ervwovi2wi
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/ConsvRanVRepresentatrve) 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.
limited Nob0ity company,
This is to certify that ft below referenced aaK peaVeq is the owner of subject lands described #bmm nd
that I, as a duty authorized officer, have authorized (Applf=rt/Carsrlta WeseMauve
Sbwhen IC Tabnmk.$M, to make and fie the aforesaid a
Sworn to and subsaitied bekrre ante Limited LlabiMy Company
j 4300 tiavonewood,LLC
This?day of 20�� --
N /.�
Slate: ►L'kECig
Alan Grosman
(print Name)
Member
0 mm of (Print Title)
stateOf(
N t1X rtr�^c w •{ cut m 4M Ravenewood,Dario Bonch,FL 33312
fi )bf NaWV, !/ Street Address, City,State and Zip Code
V !3 954.847„=
Tdep sum No. &Fax No.
ar
ti0rtlltJlre
rrrr
3ODIT VENTM/PA*TNNMW WMAR HARtZ SlGftTURE:
This is to certify that the below referenced that the duly authorted persons are the owners of subject lands
described above and Omit a0 partners have authortaad ( )
to make and file the aforesaid aWkatfon.
Sworn to and subscribed before me
This_day of 20
Signature:
Date:
(print Name)**
Sign Nam of Notary Palo Stift Of(+e
Print Name of Ndary Street Address,City,State and Zip Cade
Commission t3rpkes:
Seat: Teiepharre No.&Fax No.
**lack P*rtimrr8wot dial. Attach dupNCata Nasals as wgtrirmad.
r -
City of Dania Beach, Florida
Department of Community Development
Planning and Zoning Division
(954)924-MS Phone
www.daniabeachfl.gov
General Development Application
❑ Administrative Variance
❑ Assignment of Flex/Reserve Units
❑ Land Use Amendment
❑ Plat ����jj nn
❑ Plat Delegation Request fJDL'S����C� �o Lk O�
❑ Rezoning Date Reed:
❑ Site Plan
❑ Special Exception Petition No:y k
❑ TraNtcway Waterer JUN 0 4 7009
D Variance
❑ Roadway Vacation Planning
❑ Extended Hours Department
❑ 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 City's Building Department.
Location Address: 4310 Ravenswood Road,Dania Beach FL
Lot(s): Block: Subdivision:
Recorded Plat Name: State Paving Plat 146-27 B Parcel A
Folio Number(s): 5042 28 14 0010 Legal Description: State Paving Plat 146-27 B Parcel A
Applicant/Consultant/(@al Represes ntative arde one) Stephen K.Tilbrook,Esq.
Address of Applicant: 200 Fast Broward Blvd, Suite 2100, Fort Lauderdale, FL 33301
Business Telephone: 954-847-3630 Home: Fax: 954-8883072
Name of Property Owner: 4300 Ravenswood, LLC
Address of Property Owner: 12000 Biscayne Blvd, Suite 405 North Miami FL 33181
Business Telephone: 954-847-WO Home: Fax:
Explanation of Request: Parking Variance
For P/ser Apse provAde proposed~Name for Variances pease attach C l*aria 57ehvneat as per
ArWe la13ofcrapier28,Zoning Cade
Prop. Net Acreage: Gross Acreage: 7.58 Prop. Square Footage: 330,209
6dsting Use: Office Building Proposed Use: RV Sales Center
Is properly owned individually, by a corporation,or a joint venture? Limited Liability Company
I understand that site plan and variance approval automatically expires within 12
months of City Commission approval, pursuant to Ordinance No. 2005-M.
Stephen K.Tilbrook,Esq.
Applicant/Owner signature Print Name Date
APPLICANT,CONSULTANT,OR LEGAL REPRESENTATIVE NOTARIZED SIGNATURE
Swor�n�sand su befon�
me Applicant/Consultant/Repreentative:
ThI#�rr r day of 0
Signature:
Date: 9
i
Stephen K.Tilbrook, Esq.
Sign Name of N ry is (Print Name)
starve of( �Lm1b )
200 East Broward Blvd.#2100,
�r i5 S Fort Lauderdale.FL 33301
Print Name of Notary Street Address, City,State and Zip Code
954.8473830
Naves E:panda Telephone No.&Fax No.
My 0rm."w DD50GM
�►„re� E Irs$01112=0
INDMDUAL OWNER NOTARIZED SIGNATURE:
This is to certify that I am the fee simple owner of subject lands described above and that I have authorized
(Appli ant/Consiftnt/Representadve) to make and file the
aforesaid application.
Swom 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.
CORPORAIM =0 10 MAIM
Wnbd y company
This Is to cerW that the below referenced ewparatian Is the owner of subject lands described
that I, as a duly a dot ed officer, have au&aimd
111eplM K.TMWOOL Eaa, to make and Me the afor�a
Swom to and si bscribed' A m me LkNted L W ft Company
4399 Ravwrwood
This day of fits-t 20 V 3
Doke: JA)S
Alan Osman
(Print Name)
p 1C 1/�r o D Q/1r yV+� Mel am
�Now of IYoMty fktk (Print Tide)
Na /tt�_l )_�d,•� 5,,•• 4300 Revenawnoa,Dania eweh,FL 33312
A"Nineofmat" street Address,City,State and Zip Cade
95/.9473109
waakllw lllf�l w�q Tdq*x ere No.&Fax No.
� avrr '�iMlefrlvrsr I
30M VENTURE/RARTRER!l M MOTARRIM S OMIUM
This Is to certify that the below rdkrmroed that tide duly audwdmd persons are the owners of subject lards
described above and that al pw trm have aWwrtwd ( )
to make and Me the aforesaid application.
Sworn to and subscribed before me
This_day of 20
Signabire:
Date:
(Print NNW)**
Sign Name of Notary POW
State of
PrbN Name of Notary street Address,C0.y,state and Mp Code
Conytftton lea:
Seal: Telephone No.&Fax No.
**EMh PW%W MNWR aloe. AVACh dupEtatta aAsab s rw UIND&
City of Dania Beach, Florida
Department of Community Development
Planning and Zoning Division
(954)924-6605 Phone
www.daniabeachti.gov
General Development Application
❑ Administrative Variance
❑ Assignment of Flex/Reserve Units
❑ Land Use Amendment❑ �jJ
Plat M
❑ IRI 9fs l'i 11
Plat Delegation Request 0
❑ Rezoning Date Reed: O
❑ Site Plan Exception JUN 0 4 1009 Petition No.: `f
❑ special Ex �l-D G 1
❑ Trafficway Waiver planning
m Variance
❑ Roadway Vacation Department
❑ 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 City's Building Department
Location Address; 4310 Ravenswood Road, Dania Beach FL
Lot(s): Block: Subdivision:
Recorded Plat Name; State Paving Plat 146-27 B Parcel A
Folio Number(s): 5042 28 14 0010 Legal Description: State Paving Plat 146-27 B Parcel A
Applicant/Consultant/ I Representative drde one) Stephen K.Tilbrook, Esq.
Address of Applicant: 200 East Broward Blvd, Suite 2100, Fort Lauderdale, FL 33301
Business Telephone: 954-847-3830 Home: Fax: 954-888-3072
Name of Property Owner: 4300 Ravenswood, LLC
Address of Property Owner: 12000 Biscayne Blvd, Suite 405 North Miami FL 33181
Business Telephone: 954-847-3830 Horne; Fax;
Explanation of Request: Vehicle Use Area-Hard Surface Variance
Fvr Pfau pkase provide propased Plat Acme /or Vanannes please attach Criteria Statement as per
Arbds-10.13 ofOMpter28,Zh7ft Code.
Prop. Net Acreage: Gross Acreage: 7.58 Prop. Square Footage: 330,209
Existing Use: Office Building Proposed Use: RV Sales Center
Is property owned individually, by a corporation, or a joint venture? Limited Liability Company
I understand that site plan and variance approval automatically expires within 12
months of City Commission approval, pursuant to Ordinance No. 2005-M.
Stephen K.Tilbrook,Esq.
Applicant/Owner signature Print Name Date
APPLICANT,CONSULTANT, OR LEGAL REPRESENTATIVE NOTARIZED SIGNATURE
Swom to and subscrhod
before me Applicant/Consultant/Representative:
This—1 day of 20-03
Signature: rAdt
Date:
Stephen K.Tilbrook, Esq.
Sign Name of Notary bl (Print Name)
state of lFLoRIAH )
200 East Broward Blvd.02100,
OrV( 58Z5R�t� Fort Lauderdale.FL 33301
Print Name of Notary Street Address, City,State and Zip Code
commission Fx Tres: 954-8474M
Seal . tlom yPutcsurdFloAdr Telephone No. &Fax No.
1
vy c wrnsi a n D0506489 01M2m 10
INDMDUAL OWNER NOTARIZED SIGNATURE:
This is to certify that I am the fee simple owner of subject lands described above and that I have authorized
(Appliont/Consultant/Representadve) 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, Gty, State and Zip Code
Commission Fires:
Seal: Telephone No.&Fax No.
limited liability company
This is to certify that the below referenced earPera9en is the owner of subject lands describedte�nd
that I, as a duly authorized officer, have authorized (Appliongconsulranq(�epresenlative
Stephen K.Tilbrook.Esq. to make and file the aforesaid app
Limited Liability Company
4300 Ravenswood, C
This__q—day of 20—Ca
Alan Grosman
(Print Name)
Member
(Print Title)
State of( F )
` ��,`� eet Ravenswood, Dania Beach, de 33312
�""'' Street Address, City, State and ZipCode
d3hh 954-8473830
Telephone No. &Fax No.
Twg7
EWB1BMal
O0NMUMJAm3D.t013"Pel W"YAW
JOINT VENTURE/PARTNERSHIP NOTARIZED SIGNATURE:
This is to certify that the below referenced that the duly authorized persons are the owners of subject lands
described above and that all partners have authorized (Applicant/Consultant(Representative)
to make and file the aforesaid application.
Sworn to and subscribed before me
This_day of 20_
Signature:
Date:
(Print Name)**
Sign Name of Notary Public
State of( )
Print Name of Notary Street Address,City, State and Zip Code
Commission Expires:
Seal: Telephone No.&Fax No.
**Each partner must sign. Attach duplicate sheets as required.
SHUM
BOWEN
LLP
STEPHEN K.TILBROOK E-MAIL ADDRESS:
Member Florida Bar stilbrook@shutu.com
(954)947-3830 Direct Telephone
(954)888-3076 Direct Facsimile
June 4,2009
VIA HAND DELIVERY JUK 0 4 1009
Corinne Lajoie,Principal Planner Planning
City of Dania Beach Florida Department
100 W. Dania Beach Blvd.
Dania Beach,FL 33004
Re: Variance for Pole Signage Area- Criteria Statement
4300 Ravenswood,LLC - Client-Matter No.30447.0001
BRIEF DESCRIPTION
4300 Ravenswood, LLC (the "Applicant") requests a variance from the pole signage
requirements of Article 28, Signs, Section 28.140 (1) of the City of Dania Beach municipal code
(the "Code"). Pursuant to the Code, industrial complexes of 80,000 square feet or more and
within 1,000 feet of I-95 are permitted to construct one pole sign with a sign area that shall not
exceed 48 square feet and with a height that shall not exceed 25 feet above the height of the
elevation of the abutting interstate highway. The Applicant's project contains over 80,000 square
feet and will provide sales, leasing and display of well maintained, FDOT ready, fully
assembled,luxury recreational vehicles(the"Project").
The Applicant is directly adjacent to the west of I-95 and proposing to install a new pole
sign on an existing column. The height will be a maximum of 25 feet above I- 95. The proposed
sign is double faced with 100 square feet on each side.Accordingly, the Applicant is requesting a
signage area variance. The variance is necessary for the sign to be readable by drivers traveling
at high speeds along I-95. The pole sign meets the criteria for a variance as set forth in Section
10.13, where literal enforcement of the provisions of the Code will result in unnecessary and
undue hardship to the Applicant. A detailed assessment of this criteria is set forth below.
FTLDOCS 5432462 1
200 East Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•fa 954.524.5506•www.shutts.mm
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne LaJoie, Principal Planner
City of Dania Beach
June 4,2009
Page 2
VARIANCE SUMMARY AND CRITERIA STATEMENT
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.
The Project is uniquely located at 4310 Ravenswood Road along the I--95 corridor. The
sign will identify the North Trail RV Center and the City of Dania Beach. Ravenswood Road is a
minor arterial roadway providing limited signage visibility to passing traffic. The requested
variance is necessary because traffic on I-95 moves rapidly and limiting the signage to 48
square feet, or 24 square feet per side, will make it difficult forpassing drivers to read the sign.
2. Special conditions and circumstances do not result from the actions of the applicant.
The location of the property did not result from the actions of the applicant.
3. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this chapter to other lands, buildings or structures in this
same zoning district.
Similar pole sign variances have been granted by the City Commission along the I-95
corridor, including:
PROJECT LOCATION POLE HEIGHT SIGN AREA
Banyan Bay 4491 Ravenswood 105 Feet 125.5 Square Feet
Griffin Road Partners NE Corner of 90 Feet 450 Square Feet
Ravenswood and
Griffin Road Three Tenant Sign
Spring Hill Suites Stirling Road on the 100 Feet 387 Square Feet
east side of I-95
Hilton Garden Inn Stirling Road on the 100 Feet 200 Square Feet
east side of I-95
Best Western Stirling Road on the 50 Feet 100 Square Feet
west side of I-95
FTLDOCS 5432462 I
200 Fart Bro d Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•fs 954.524.5506•w Ahutts.wm
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne LaJoie, Principal Planner
City of Dania Beach
June 4, 2009
Page 3
4. Literal interpretation of the provision of the Code would deprive the Applicant of
rights commonly enjoyed by other properties in the same zoning district under the
terms of this chapter and would work unnecessary and undue hardship on the
Applicant.
As listed above, other properties along the 1-95 corridor have been permitted similar
waivers to allow additional height and signage area. It is anticipated that many potential
customers to the Project will be traveling on I-95 from outside the Broward County area.
Consequently, they may not be familiar with the local arterial roadways. Failure to permit the
variance for the pole sign will create an undue hardship in that the Project will not be visible to
passing motorists.
5. That the variance granted is the minimum variance that will make possible the
reasonable use of the land,building and structure.
Pursuant to Section 28.140 (2) (b),wall signs adjacent to 1-95 are permitted up to 300
square feet in single occupant buildings. The building for this Project is not visible from I-95.
Consequently the pole sign is necessary for visibility from 1-95. The 100 square feet per side
sign area will be significantly less than the 300 square feet permitted for wall signs, and is the
minimum necessary variance for a reasonable use of the land.
6. The grant of the variance will be in harmony with the general intent and purpose of
the Code, and that such variance will not be injurious to the area involved or
otherwise detrimental to the public welfare.
The pole sign will be in harmony with other projects along the I-95 corridor. The pole
sign will be located in the northeast corner of the Project, the furthest point from any residential
development. The sign shall be fully integrated into the existing column such that it appears as a
single structure. The proposed sign variance will be consistent with the intent of the Code and
will not be detrimental to the public welfare.
Thank you for your consideration of this request, and please contact me with any
questions or comments on this application.
Yours very truly,
SHUTTS &BOWEN LLP
Stephen K. Tilbrook
SKT/ne
FTLDOCS 5432462 I
200 East Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•f:954.524.5506•w Ahutts.com
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
• SHLrrrS
B WEO N
LLP
STEPHEN K.TILBROOK E-MAIL ADDRESS:
Member Florida Bar stilbrcak@shutts.com
(954)847-3830 Direct Telephone
(954)888-3076 Direct Facsimile
July 2, 2009
mica
VIA HAND DELIVERY JUL 0 1 1009
Corinne Lajoie, Principal Planner planning
City of Dania Beach Florida p
100 W. Dania Beach Blvd. apartment
Dania Beach,FL 33004
Re: Criteria Statement—North Trail RV Sales,Variance for Monument
Signage
Dear Corinne,
Our firm represents 4300 Ravenswood, LLC (the "Applicant') in its request for a
variance from the monument signage requirements of Article 28, Signs, Sections 28.120.1.a.i..
and 28.120.1.b.i. of the City of Dania Beach municipal code. Pursuant to the code, single-
occupant industrial complexes are allowed one monument sign for each public right of way
entrance and are limited to 32 square feet of sign area (28.120.1.a.i). We are requesting two
monument signs. One, with 32 square feet at the entrance, and one, with 100 square feet,
adjacent to I-95. In addition, for the sign facing I-95, we are requesting a sign height of thirty
five 35 feet, approximately 10 feet above the adjacent Tri-rail right-of-way, where the code
permits a maximum height of 15 feet. (28.120.1.3.b.i). The Applicant's project contains one
tenant that will provide sales, leasing and display of well maintained, FDOT ready, fully
assembled, luxury recreational vehicles(the"Project").
The Applicant is directly adjacent to the west of I-95 and proposing to install two new
monument signs. One sign at the entrance off Ravenswood Road and one sign facing 1-95. The
monument sign at the entrance shall comply with code requirements for sign area and height.
The proposed sign, facing I-95, is 35 feet high and double faced with 100 square feet on each
side. Accordingly, the Applicant is requesting a variance for signage number, area and height.
The sign area variance is necessary for the sign to be readable by drivers traveling at high speeds
along I-95. The sign height variance is necessary for the sign to be visible from the adjacent
elevated highway The signage meets the criteria for a variance as set forth in Section 10.13,
200 East Broward Boulward,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•h 954.524.5506•w .shutts.wm
MIAMI FORT LAUDERD ALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne LaJoie,Principal Planner
City of Dania Beach
July 2,2009
Page 2
where literal enforcement of the provisions of the Code will result in unnecessary and undue
hardship to the Applicant. A detailed assessment of this criteria is set forth below.
VARIANCE SUMMARY AND CRITERIA STATEMENT
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.
The Project is uniquely located at 4310 Ravenswood Road along the 1-95 corridor. The
sign will identify the North Trail RV Center and the City of Dania Beach. Ravenswood Road is a
minor arterial roadway providing limited signage visibility to passing traffic. The requested
variance is necessary to identify the project from 1-95, because traffic on 1-95 moves rapidly and
limiting the signage to 48 square feet will make it difficult for passing drivers to read the sign.
2. Special conditions and circumstances do not result from the actions of the applicant.
The location of the property did not result from the actions of the applicant.
3. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this chapter to other lands, buildings or structures in this
same zoning district.
Similar sign variances have been granted by the City Commission along the 1-95
corridor, including:
PROJECT LOCATION HEIGHT SIGN AREA
Banyan Bay 4491 Ravenswood 105 Feet 125.5 Square Feet
Griffin Road Partners NE Corner of 90 Feet 450 Square Feet
Ravenswood and
Griffin Road Three Tenant Sign
Spring Hill Suites Stirling Road on the 100 Feet 387 Square Feet
east side of I-95
Hilton Garden Inn Stirling Road on the 100 Feet 200 Square Feet
east side of 1-95
Best Western Stirling Road on the 50 Feet 100 Square Feet
west side of I-95
200 Beat Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•fz 954.524.5506•ww Autts.wm
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne LaJoie,Principal Planner
City of Dania Beach
July 2,2009
Page 3
4. Literal interpretation of the provision of the Code would deprive the Applicant of
rights commonly enjoyed by other properties in the same zoning district under the
terms of this chapter and would work unnecessary and undue hardship on the
Applicant.
As listed above, other properties along the I-95 corridor have been permitted similar
waivers to allow additional height and signage area. It is anticipated that many potential
customers to the Project will be traveling on I-95 from outside the Broward County area.
Consequently, they may not be familiar with the local arterial roadways. Failure to permit the
variance for the monument sign facing I-95 will create an undue hardship in that the Project will
not be visible to passing motorists.
5. That the variance granted is the minimum variance that will make possible the
reasonable use of the land,building and structure.
Pursuant to Section 28.140 (2) (b),wall signs adjacent to I-95 are permitted up to 300
square feet in single occupant buildings. The monument sign is necessary for visibility from I-
95. The 100 square feet per side sign area will be significantly less than the 300 square feet
permitted for wall signs, and is the minimum necessary variance for a reasonable use of the
land.
6. The grant of the variance will be in harmony with the general intent and purpose of
the Code, and that such variance will not be injurious to the area involved or
otherwise detrimental to the public welfare.
The monument sign will be in harmony with other projects along the I-95 corridor.
Projects adjacent to I-95 are typically permitted to promote their locations. The proposed sign
variance will be consistent with the intent of the Code and will not be detrimental to the public
welfare.
Thank you for your consideration of this request, and please contact me with any
questions or comments on this application.
Yours very truly,
TTS8c BOn K. ilbrook
Partner
FTLDOCS 5444239 1
200 Eau Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•fx 954.524.5506•w shutts.wm
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
SHUTTs
BOWEN
LLP
STEPHEN K.TILBROOK E-MAIL ADDRESS:
Member Florida Bar stilbrook@shutts.com
(954)847.3830 Direct Telephone
(954)888-3076 Direct Facsimile
July 2, 2009 =1971
n
JUL 0 2 2009
HAND DELIVERY
Punning
Corinne Lajoie,Principal Planner Department
City of Dania Beach
100 West Dania Beach
Dania Beach,FL 33004
RE: Criteria Statement—North Trail RV Sales,Variance for
Parking Requirements
Dear Corinne:
Our firm represents 4300 Ravenswood, LLC (the "Applicant") in its request for a
variance from the parking requirements of Article 6, Supplemental Use Regulations, Schedule of
Off Street Parking Requirements, Section 6.21 6)(26)of the City of Dania Beach municipal code
for automobile sales, rental, leasing and showrooms (the"Code"). Pursuant to the Code, one (1)
space is required for each two hundred (200) square feet of gross floor area plus one space per
each two thousand(2000) square feet of outdoor vehicle display or storage area.
The Applicant is requesting to develop a recreational vehicle sales center(the"Facility").
The facility contains approximately 66,825 square feet of recreational vehicle ("RV") display
area, 9,852 square feet of office floor area and 7,230 square feet of building service area.
According to table below,the total spaces required,based on the Code equal 121.
Existing Office Floor Area 50
9,852 SF @ 1 space/200 SF
Existing Service Building 37
7,230 SF @ 1 space/200 SF
RV Vehicle Display Area 34
66,825 SF P 1 space/2000 SF
TOTAL 121
200 East Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•Bc 954.524.5506•www.shutts.com
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne Lajoie,Principal Planner
City of Dania Beach
July 2, 2009
Page 2
The facility displays recreational vehicles which require 45 x 15 feet wide parking spaces
taking the space of approximately 4 automobiles. The facility contains fifty (50) parking spaces
including; 8 spaces for RV's, 40 spaces for cars and 2 handicap spaces. The parking reduction
request meets the criteria for a variance as set forth in Section 10.13, where literal enforcement
of the provisions of the Code will result in unnecessary and undue hardship to the Applicant.
According to the attached letter from the owner and operator of the North Trail RV
Center, it is unlikely that more than 35 employee and customer parking spaces will be utilized at
any one time. The proposed dealership in Dania Beach will be significantly smaller than their
operations in Ft. Myers. The Ft. Myers dealership contains 13 acres whereas the Dania Beach
facility contains 8 acres. In addition, the Ft. Myers dealership has approximately 50 customers
per day and it is unlikely that the Dania Beach facility will have more than 15 customers at any
one time. Accordingly, the proposed site plan, which provides 50 parking spaces, will be more
than sufficient to meet the parking needs.
VARIANCE SUMMARY AND CRITERIA STATEMENT
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.
The City of Dania Beach Code does not contain parking a requirement provision for
recreational vehicle sales. Consequently, the parking calculations for this project are based on
the parking requirements for automobile sales and leasing. Automobile sales centers generate
significantly more traffic than recreational vehicle sales centers.
2. Special conditions and circumstances do not result from the actions of the applicant.
The location of the property did not result from the actions of the applicant.
3. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this chapter to other lands, buildings or structures in this
same zoning district.
Similar parking variances have been granted by the City Commission along the I--95
corridor, including.
PROJECT LOCATION PARKING PROVIDED PARKING PROVIDED
Banyan Bay 4491 Ravenswood 482 Spaces 263 Spaces
200 East Browud Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•fz 954.524.5506•www shuns.eom
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne Lajoic,Principal Planner •
City of Dania Beach
July 2, 2009
Page 3
4. Literal interpretation of the provision of the Code would deprive the Applicant of
rights commonly enjoyed by other properties in the same zoning district under the
terms of this chapter and would work unnecessary and undue hardship on the
Applicant.
As listed above, other properties along the 1-95 corridor have been permitted similar
waivers to allow reduction in parking.. The Facility displays recreational vehicles which require
45 x 15 feet wide parking spaces taking the space of approximately 4 automobiles.. Failure to
permit the parking variance will result in unnecessary and undue hardship on the Applicant.
5. That the variance granted is the minimum variance that will make possible the
reasonable use of the land,building and structure.
The Applicant maintains several recreational vehicle sales centers throughout the state
of Florida. Proposed parking at this Facility is comparable to parking at other facilities
throughout the state.. Moreover, this Facility is expected to employ approximately 25 local
residents. The parking reduction is the minimum necessary variance for a reasonable use of the
land.
6. The grant of the variance will be in harmony with the general intent and purpose of
the Code, and that such variance will not be injurious to the area involved or
otherwise detrimental to the public welfare.
The Dania Beach facility will receive the majority of its visitors on weekends. Based on
experience at other dealerships in Florida, the 50 parking spaces provided are sufficient to meet
the needs of the North Trail RV Center in Dania Beach. The proposed parking variance will be
consistent with the intent of the Code and will not be detrimental to the public welfare.
Thank you for your consideration of this request, and please contact me with any
questions or comments on this application.
Yours very truly,
A
pr
Stephen K. Tilbrook
Partner
FPL.DOCS 5444255 1
200 East Bmward Boulevard,Suire 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•fz 954.524.5506•w ehutuxom
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
SHUM
BOWEN
LLP
STFPHMember Fl K. a Bar OK
E-MAIL ADDRESS: I'I
Member Florida Bar stilbrookeshutu.com
(954)947-3830 Direct Telephone
(954)888-3076 Direct Facsimile
July 2,2009 NOTE
HAND DELIVERY fit' JUl'L9 0 2 2009
Corinne Lajoie, Principal Planner Planning
Department
City of Dania Beach �
100 West Dania Beach
Dania Beach,FL 33004
Re: Criteria Statement -North Trail RV Sales,Variance for Vehicle Use
Area/Hard Surface Requirements
Dear Corinne,
Our firm represents 4300 Ravenswood, LLC (the "Applicant") in its request for a
variance from the off-street parking requirements of Article V, Off-Street Parking Requirements,
Section 33-211 and Article II, Section 8-21(5)(a)(3) Maintenance and Appearance Standards of
the City of Dania Beach municipal code for areas to be hard surfaced (collectively the "Code').
Pursuant to the Code, the area reserved for off-street parking shall be hard surfaced and shall be
P w �P
paved with halt or constructed of concrete or block.
The project is located at 4310 Ravenswood Road in Dania Beach and is within the IROM
zoning category. The Applicant is proposing to amend the existing site plan to allow a
recreational vehicle sales center (the "Project'). The Applicant's project contains 7.5 acres of
property and will contain approximately 48%asphalt parking area, 29%gravel/pervious area and
19%landscapelopen space area. Accordingly, 48%of the site will remain pervious property.
Some areas of the property are currently not paved. The gravel/pervious area will be for
display of recreational vehicles and is not intended to be used customer parking. Moreover,
gravel/pervious areas are more earth friendly than asphalt paving. Gravel surfaces allow for
better drainage and reflect two to four times more sunlight than asphalt, thus lowering the
surrounding temperature. The proposed use of the pervious area will be for recreational vehicle
200 East Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•Er 954.524.5506•avow shutu.com
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne Lajoie,Principal Planner •
City of Dania Beach
July 2,2009
Page 2
sales. The intent is to create an outdoor experience, and the use of gravel surface is necessary for
creating an outdoor atmosphere.
Accordingly, the Applicant is requesting variance from the maintenance and appearance
standards to permit a gravel surface display area. The request meets the criteria for a variance as
set forth in Section 10.13, where literal enforcement of the provisions of the Code will result in
unnecessary and undue hardship to the Applicant.
VARIANCE SUMMARY AND CRITERIA STATEMENT
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.
The Project is located at 4310 Ravenswood Road adjacent to the Dania Cut-Off Canal
and Banyan Bay Marina. The requested variance is necessary because the majority of the site is
primarily undeveloped. Recreational Vehicle sales generally take place in park like settings. In
addition, paving the property will create adverse impacts to the surrounding environment
because asphalt does not absorb water and hold heat. Gravel is pervious and reflects sunlight.
2. Special conditions and circumstances do not result from the actions of the applicant.
The majority of the property is in a natural state. Paving over the existing green area
could be a detriment to the environment and surrounding properties.
3. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this chapter to other lands, buildings or structures in this
same zoning district.
The properties to the south and southwest are deep water marinas. By maintaining the
natural setting the Project will be more compatible with surrounding uses and not confer any
special privilege on the Applicant.
4. Literal interpretation of the provision of the Code would deprive the Applicant of
rights commonly enjoyed by other properties in the same zoning district under the
terms of this chapter and would work unnecessary and undue hardship on the
Applicant.
Other properties along the I--95 corridor have been permitted similar maintenance and
appearance waivers. The Applicant desires to maintain an earth friendly,park like setting for the
sale of the recreational vehicles. The park like setting will create a more natural sales
A
environment. Failure to permit the variance will create an undue hardship on the Applicant.
200 Ent Broward Boulevard,Suite 2100,Fort Lauderdale,Florida 33301 •ph 954.524.5505•Lac 954.524.5506•w shutb.mna
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM
Corinne Lajoie,Principal Planner •
City of Dania Beach
July 2,2009
Page 3
5. That the variance granted is the minimum variance that will make possible the
reasonable use of the land,building and structure.
The natural setting will be beneficial for marketing the recreational vehicles and is the
minimum necessary variance for a reasonable use of the land.
6. The grant of the variance will be in harmony with the general intent and purpose of
the Code, and that such variance will not be injurious to the area involved or
otherwise detrimental to the public welfare.
The gravel display area will be in harmony with other projects along the I-95 corridor
and within the IROM zoning district.. Gravel will provide the best alternative for recreational
vehicle display area
Yours very truly,
TepS &BO NK. ilbmok
Partner
FTLDOCS 5444231 1
200 East Browud Boule d,Suite 2100,Fort Lauderdale,Florida 33301•ph 954.524.5505•fa 954.524.5506•www.ahuttA.mm
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM