HomeMy WebLinkAboutR-2013-045 Approved Site Plan request SP-55-12 & Variance VA-56-12 by Scott Backman for Tanjali Investment, LLC for property located at NW corner of Stirling Rd & SW 19 Court RESOLUTION NO. 2013-045
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF DANIA
BEACH,FLORIDA,APPROVING THE SITE PLAN REQUEST(SP-55-12)AND
VARIANCE(VA-56-12)SUBMITTED BY SCOTT BACKMAN,ON BEHALF OF
TANJALI INVESTMENT, LLC, FOR PROPERTY LOCATED AT THE
NORTHWEST CORNER OF STIRLING ROAD AND SW 19 COURT IN THE
CITY OF DANIA BEACH, FLORIDA; PROVIDING FOR CONFLICTS;
FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS,Chapter 28, Section 635 of the Dania Beach Land Development Code,Part 6,
entitled "Development Review Procedures and Requirements", states that site plan approval is
required as a condition to the issuance of a building permit; and
WHEREAS,Scott Backman,representing Tanjali Investment,LLC,is requesting site plan
approval for the proposed construction of a hotel, utilizing an alternative parking standard for
property located at the northwest corner of Stirling Road and SW 19 Court in the City of Dania
Beach; and
WHEREAS,Chapter 28, Section 265 of the Dania Beach Land Development Code,Part 2,
entitled"Site Development Regulations",states that an alternative parking standard may be approved
by the City Commission at the time of site plan approval;and
WHEREAS,Scott Backman,representing Tanjali Investments,LLC,is requesting a variance
to allow a zero (0) to nine (9) foot landscape buffer around the building; City Code requires a
twenty-five (25) foot wide landscape buffer,per Section 275-100(E); and
WHEREAS,the City Commission conducted a duly noticed public hearing in accordance
with Article 610 of the Dania Beach Land Development Code;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF DANIA BEACH,FLORIDA:
Section 1. That that certain application(SP-55-12)for site plan approval and(VA-56-12)
for variance approval, a copy of which is attached as Exhibit "A"; which is made a part of and
incorporated into this Resolution by this reference, is approved with the following conditions:
1. Illustrate how mechanical equipment will be screened from view, per meeting on 1-8-13
(Planning). Identify line of sight from Stirling Road and parapet height on south fagade to
ensure screening occurs.
2. Must obtain a Determination of No Hazard to Air Navigation from FAA(Planning).
3. Provide water demand estimates per AWWA M22 for preliminary sizing of water meters
(comments made by Engineering on December 18, 2013).
4. Mitigation will be required for trees proposed to be removed. For living, non-invasive
species mitigation is based on canopy square foot(1,126 s.f.=3 Category 1 trees, I Category
2 trees and 1 Category 3 or 4 tree). For dead or invasive species mitigation will be applied
one to one (8 dead + 6 invasive = 14 trees) (comment made on February 11, 2013 by
Landscape Consultant).
5. Area calculations included on Sheet L-2 do not match those included on Sheet A-1. Please
provide the total site area, pervious area, VUA area and landscaped portion of VUA area.
Please note that per Sec.275-100(B),an area equal to at least 20%of the VUA(exclusive of
the perimeter buffers) must be landscaped (comment made on February 11, 2013 by
Landscape Consultant).
6. Provide a fire hydrant flow test. Acknowledged that Brothers is in process of obtaining(Fire
Marshal).
7. Attached BSO Application For Approval for the Fire Protection Water Supply Design must
be completed, signed and the original copy returned back to the Fire Marshal's Office;
required prior to Site Plan Approval (Fire Marshal).
8. Please provide Sheet A-I in a "1 Inch= 20 Ft" scale. There are concerns about the turning
radii and access for Fire Department Apparatus for this site.Please contact the Fire Marshal's
Office (Dania Beach District)to discuss at(954) 342-4262 (Fire Marshal).
9. Sheet A-2 indicates a Standpipe FDC in the south stairwell only and also identifies a FDC
Siamese on the exterior of that stairwell. The FDC Siamese must be deleted from the plan
and an additional Standpipe FDC must be provided in the north stairwell (Fire Marshal).
10. Provide directional indicators for Sheets A2 through A4 (Fire Marshal).
11. Provide details for the building address (si f
ing and location on structure) (Fire Marshal).
12. The hotel will provide an airport shuttle, running between the hotel and airport, for use by
hotel guests.
Section 2. That based upon the criteria set forth in Section 635 of the Dania Beach Land
Development Code, all site plan approvals shall automatically expire and become null and void
unless the applicant files a complete building permit application with construction drawings for all
improvements shown on the site plan within twelve 12 months from the date of this Resolution,
p P ( )
obtains a building permit(including payment of all fees)for all such improvements within eighteen
2 RESOLUTION#2013-045
(18) months of the date of this Resolution, and that the permits remain valid until a certificate of
occupancy or its equivalent is issued for the improvements.
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.
PASSED AND ADOPTED on April 23,2013.
ATTEST:
LOUISE STILSON, CMC WA^R B. DUKE, III
CITY CLERK MAYOR
O�ARD'S ry
APPROVED AS O AND CORRECTNESS: G�
THOMAS J. OSBRO
CITY ATTORNEY
3 RESOLUTION#2013-045
CITY OF DANIA BEACH
0, COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
DATE: April 23, 2013
TO: Robert Baldwin, City Manager
VIA: Marc LaFerrier,AICP, Direct
FROM: Corinne Lajoie, AICP, LEED Green Associate, Principal Plannere4...
SUBJECT: VA-56-121SP-55-12 -.The applicant, Scott Backman, on behalf of Tanjali
Investments, LLC., is requesting a variance and site plan approval for the
construction of a hotel on property located at the northwest corner of
Stirling Road and SW 19 Court. -
VARIANCE
To waive the required landscape area around the building to provide between five (5)
and nine (9)feet of landscaping; code requires 25 feet[Section 275-100(E)].
SITE PLAN
To construct a 100-room, 6-story hotel.
PROPERTY INFORMATION
EXISTING ZONING; Industrial, Research, Office, Marine (IROM)
LAND USE DESIGNATION: Commercial
The subject property is located on the northwest corner of Stirling Road and SW 19 Court. The
previous property owner obtained site plan approval for the construction of a self storage facility
on this property in 2006. Since then the property has been sold. The new applicant plans to
construct a 100 room hotel on the property. The applicant received previous approval in
January 2013, changing the note on the plat to allow the hotel use and amending the non-
vehicular access line.
VARIANCE
The applicant is requesting to provide a landscape buffer around the building between zero (0)
in width. The Code required a five 5 foot landscape area abutting the building
to nine 9 feet req O p 9 n9
with an addition five (5) feet required for each additional story, providing for a twenty-five (25)
foot maximum. The proposed hotel has 6 stories, requiring a twenty-five (25) foot landscape
area. The two (2) areas where zero feet of landscaping is provided is to the west where the
pool deck extends to the building and on the north where a side walk meets the exterior door of
the building and continues to the parking lot. The remainder of the landscape areas range in _
width between five (5)feet, seven (7)feet and nine (9)feet.
The size of the lot prohibits the applicant from meeting this requirement. In order for the
applicant to meet this requirement, the width of the building would have to be reduced by 38
feet, eliminating the rooms on one side of the building, resulting in a 12 story building (in order
to provide the 100 room minimum required by code).
In addition, at staffs request, the applicant has upsized the landscaping along both street
frontages and adjacent to the building to help soften the built environment and enhance the site.
The applicant's request satisfies the variance criteria as identified below.
(1) That the requested variance maintains the basic intent and purpose of the subject
regulations, particularly as it affects the stability and appearance of the city.
The applicant has provided the minimum of 5' of landscaping, or more, abutting the
building where able and upsized landscaping the landscape material to meet the basic
intent as it relates to appearance of the city. A widened buffer along Stirling Road,from
the minimum 10 foot requirement to 22 feet, is provided.
(2) That the requested variance is otherwise compatible with the surrounding land uses
and would not be detrimental to the community.
The property is surrounded by vacant industrially zoned land to the west and north and
a commercially zoned plant nursery to the east. The requested variance and proposed
use will be compatible with these activities.
(3) That the requested variance is consistent with, and in furtherance of, the goals,
objectives and policies of the adopted Comprehensive Plan, as amended from time to
time and all other similar plans adopted by the city.
The variance is necessary to allow the development of the site as a hotel, which is
consistent with the future land use designation of the property.
(4) That the plight of the petitioner is due to unique circumstances of the property or
petitioner which would render conformity with the strict requirements of the subject
regulations unnecessarily burdensome.
The requested variance is necessary in order to provide the minimum 100 rooms that
are required by code. Conformity with the regulations would result in rooms provided
only on one side of the internal hallway and a 12-story building, which would violate the
maximum height allowed in the district of 6-stories.
(5) That the variance requested is the minimum variance that is necessary to afford
relief to the petitioner, while preserving the character, health, safety and welfare of the
community.
The requested variance is the minimum amount necessary. Where possible, the
applicant provides landscaping adjacent to the building and additional landscaping on
the site including the street frontage on Stirling Road.
SITE PLAN
The applicant is proposing to construct a 100 room, 6-story hotel on a vacant property
approximately 1.45 acres in size.
The applicant has submitted a request to use an alternative parking standard for this project.
They are proposing to reduce the required parking from 100 parking spaces (1 parking space
per room) to 82 parking spaces (.82 spaces per room). The applicant makes the following
justification for use of the proposed altematve parking standard:
1. The proposed hotel location is within close proximity to (three miles) the
Hollywood/Fort Lauderdale International Airport.
2. The hotel will provide an airport shuttle, running between the hotel and airport, for
use by hotel guests.
3. The applicant's Transportation Engineer conducted a parking analysis based on the
Urban Land Institute and the Institute of Transportation Engineers standards and
determined that only 56 parking spaces are needed for the proposed use.
Section 265-60 (D) allows the City Commission to review and approve alternative parking
standards concurrent with approval of a site plan. Based on the analysis provided by the
applicant, staff is in support of this request.
The site plan was reviewed by the Fire Marshal, Public Services, the City's landscape
consultant and the Planning Division. The following staff comments must be addressed by the
applicant prior to issuance of a building permit:
1. Must obtain a Determination of No Hazard to Air Navigation from FAA(Planning).
2. If you have planted six additional Category 1 trees (above and beyond the landscape
requirements) the remaining mitigation requirement is 13 Cat 1 trees. Using a typical $100
wholesale price, plus the 2.7 percent multiplier, the total additional mitigation to be paid to
the Tree Trust Fund is $3,510. 1 have no additional comments. However, be aware that if some of the trees that you are proposing to relocate are dead (which they do appear to be),
those will have to be replaced. (Comment made on April 1, 2013 by Landscape Consultant).
3. The entry for Fire Department Apparatus from Stirling Rd. does not appear adequate for
safe entry. (Fire Marshal comment made 3-21-13).
4. Provide a fire hydrant flow test (Fire Marshal comment made 3-21-13).
5. Attached BSO Application for Approval for the Fire Protection Water Supply Design must be
completed, signed and the original copy returned back to the Fire Marshal's Office (Fire
Marshal comment made 3-21-13).
CITY COMMISSION PREVIOUS ACTION
On January 22, 2013 the City Commission approved a delegation request for this property to
change the use identified on the plans and amend the non-vehicular access line.
August 8, 2006, City Commission approved a site plan for self storage facility on this property.
STAFF RECOMMENDATION
VARIANCE
Approve
SITE PLAN -
Approve, provided the requested variance and alternative parking standards are approved by
the City Commission and the applicant addresses all outstanding staff comments prior to
issuance of the building permit.
City of Dania Beach, Florida
Department of Community Development
Planning and Zoning Division
(954)924-6805 X3643
0
Standard Development Application
❑ Administrative Variants DEC 0 6
❑ Land Use Amendment
Rat Planning
❑ Rezoning Data R
13 Site Plan
❑ Special Exception Petition
(9 Variance Delegation Request,Plat Note,Delegation Request-NVAL Amendment
M Other. Assignment of Flex Acreage (WEAPP MITIIpfArTYPES7t:VEWLE01FPA6W3& ��`)�
58-)oti
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
Documentationn 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 Building Division. For more Information please reference the Dania Beach Land Development
Code Part 6,Development Review Procedures and Requirements.
Location Address: NW comer of Stirling Road and SW 19th Court
Lot(s): Block: Subdivision:
Recorded Plat Name: Leto Park Plat
Folio Number(s): 5042 33 37 0020 Legal Description: LETO PARK 11"9
Appllcant/Consultant;/Legal Representative(cirde one)
Address of Applicant: 5355 Towm Center Road,Suite 801,Boca Raton,FL 33486
Business Telephone: (561)237-1537 Home: Fax: _(561)544-8868
E-mail address: sbackman@sldsmlaw.com
Name of Property Owner: Tanjali Investments,LLC
Address of Property Owner: 1500 SE 5th Avenue, Dania Beach,FL 33004
Business Telephone: (954)874-1500 Home: Fax:
Explanation of Request: Please see attached.
For PAr s pJeese provide proposed Pkt N wte liar Varllanaas pk3m atb& Cl!ftW&5a[e7>Rent as per -
Sectdan 625.49 of ribs Land Dle Cbd&
Prop. Net Acreage: 1.45 Gross Acreage: Prop. Square Footage: 56,380
Existing Use: Vacant Proposed Use: Hotel
1 of 4
Is property owned Individually, by a corporation, association, or a joint
venture?
AUTHORIZED REPRESENTATIVE
I/we are fully aware of the request being mad to the ,ty of Dania Beach. If I/We are
unable to be present,I/we hereby authorize� knnan
(individual/firm) to represent me/us in all matters related to this application. I/we
hereby acknowledge that the applicable fee was established to offset administrative
costs and is not refundable.
I/we are fully aware that all approvals automatically expire ' hin 12 months of City
of Dania Beach Planning and Zoning Board or City Cc is n pproval, or pursuant to
the expiration timeframe listed in Part 6 of the Dania Bea velopment Code.
STATE OF FLORIDA
COUNTY OF BROWARD By:
The foregoing instrument (O ature*)
was acknowledged
BEFORE ME THIS DAY Of 20 I -
By:.
S cz+�
(Print name of person acknowledging) (Joint owner signature if applicable)
Notary�� NOTMRY PiJBLTCMATE OF FWMM
(Signature of Notary Public—Sta Ruth McGlynn
F Commission#EE12&%4
Expires: SEP.13,I015
Personally known or Produced Identification a rmZoeneernceemwco sm
7'/pe of Identification produced: or Drivers License
*If joint ownership, both parties must sign. If partnership, corporation or
association, an authorized officer must sign on behalf of the group. A notarized
letter of authorization from the owner of record . must accompany the
application if an authorized agent signs for the owners
PP � .)
NO APPLICATION WILL BEAUTOMATICALL YSCHEDULED FOR A MEETING.
ALL APPLICATIONS MUST BE DETERMINED COMPLETE 0YSTAFF
BEFORE PROCESSING OCCURS.
2of4
SIEGEL, LIPMAN, DUNAY, SHEPARD & ]MISKEL, LLP
OARY S. DUNAY THE PLAZA SUITE 801 (541) 368-7700
KENNETH W. LIPMAN 5355 TOWN CENTER ROAD FAX: (561) 368-9274
BONNIE MISKEL
JONATHAN L. SHEPARD BOCA RATON, FLORIDA 33486 WWW,SLDSMLAW.COM
CARL E. SEIOEL
SCOTT BACKMAN
LINDA B. LYMAN
Statement of Interest in Property and Authorization to File Petitions
TANJALI INVESTMENTS, LLC, as Owner, hereby authorizes SIEGEL, LIPMAN, DL NAY,
SHEPARD, & MISKEL, LLP, ("Agent") to submit and process any and all development
applications to the City of Dania Beach, including, without limitation, site plan, variances, plat
note amendment, building permit and other applications necessary for development of the
subject property. Owner further authorizes Agent to represent Owner at any public hearings _
necessary for the approval of development plans and applications associated with the subject
property located within the City of Dania Beach.
P'n t Name
Sfolature
Address }"
tea.,
City/State/Zip
State of Florida }
}
County of
The foregoing instrument was acknowledged before me this "Z t day of 1 'E ��"�. ,2012,
an individual,who is &.personally known to me or who has produced
as identification and who did take an oath.
NOTARY P
Print: \Nz�k C.
My Commission Expires:
cLNE G WALCOTT
EXPIRES Jwwa v 13,2M
'a6e..B1e�
SIEGEL, LIPMAN, DUNAY, SHEPARD & MISKEL, LLP
GARY S. DUNAY THE PLAZA SUITE 801 (561) 366-7700
KENNETH W. LIPMAN 5355 TOWN CENTER ROAD FAX: (561) 366-9274
BONNIE MISKEL
JONATHAN L. SHEPARD BOCA RATON, FLORIDA 33486 WWW.SLDSMLAW.COM
CARL E. SEIGEL
SCOTTBACKMAN
LINDA B. LYMAN
Comfort Suites Hotel
Stirling Road&SW 191"Court
Use Narrative
Tanjali Investments, LLC ("Petitioner") owns the property generally located west of Interstate 95 at the
northwest corner of Stirling Road and SW 19"'Court("Property") in the City of Dania Beach("City"). The
Property is zoned Industrial, Research, Office & Marine ("IROM") and the underlying Land Use is
Industrial. Petitioner proposes to develop the vacant 1.45 acre Property with a 100 unit, ± 56,380
square foot Comfort Suites Hotel ("Project"). Concurrent to this request, Petitioner is submitting the
following development applications to the City for the Project: (1)Site Plan;(2)Allocation of Industrial to
Commercial Flex; (3) Parking Variance; (4) Plat Note Amendment; and (5) Non-vehicular Access Line
Amendment.
With its close proximity to the International Airport, Port Everglades and Interstate 95,the Property is In
an ideal location for the proposed Project. The upscale nature of the hotel,in conjunction with the ideal
location, will attract business travelers and tourists to the City. The Project proposes to offer shuttle
service to the International Airport, which will attract travelers to the City while also reducing the
number of vehicles on site. Restaurants and retail establishments in the surrounding area will also see
increased patronage from the hotel guests.
SIEGEL, LIPMAN, DUNAY, SHEPARD & MISKEL, LLP
GARY S. DUNAY THE PLAZA SUITE 801 (561) 368.7700
KENNETH W. LIPMAN 5355 TOWN CENTER ROAD FAX: (561)398-9274
BONNIE MISKEL
JONATHAN L. SHEPARD BOCA RATON, FLORIDA 33486 WWW.SLDSMLAW.COM
CARL E. SEIGEL
SCOTT BACKMAN
LINDA B. LYMAN
Comfort Suites Hotel
Stirling Road&SW 1Vh Court
Flex Acreage Request
Tanjah Investments, LLC ("Petitioner") owns the property generally located west of Interstate 95 at the
northwest corner of Stirling Road and SW 19'h Court("Property")in the City of Dania Beach("City"). The -
Property is zoned Industrial, Research, Office & Marine ("IROM") and the underlying Land Use is
Industrial. Petitioner proposes to develop the vacant 1.45 acre Property with a 100 unit, ± 56,380
square foot Comfort Suites Hotel("Project").
Petitioner has submitted multiple development applications for the proposed Project that include a site
plan, parking variance, plat note amendment and non-vehicular access line amendment. Development
of the Project within the Industrial land use category will also require an allocation of Industrial to
Commercial flexibility in accordance with City Code Section 115-50(6) and the Administrative Rules
Document for the Broward County Land Use Plan Article 2. As such, Petitioner requests an allocation of
1.45 acres of Industrial to Commercial Flex for the proposed Project. The Property is located in Flex
Zone 83 and there are approximately 30 acres remaining in the Industrial to Commercial Flex Table for
this Zone.
SIEGEL, LIPMAN, DUNAY, SHEPARD & MISKEL, LLP
GARY S. DUNAY THE PLAZA SUITE 801 (561) 368.7700
KENNETH W. LIPMAN 5355 TOWN CENTER ROAD FAX: (561)368-9274
BONNIE MISKEL
JONAYHAN L. SHEPARD BOCA RATON, FLORIDA 33486 WWW.SLOSMLAW.COM
CARL E. SEIGEL
SCOTTBACKMAN
LINDA B. LYMAN
Comfort Suites Hotel
Stirling Road&SW 19"'Court
Parking Variance Justification Statement
Tanjall Investments, LLC("Petitioner") owns the property generally located west of Interstate 95 at the
northwest corner of Stirling Road and SW 19'Court("Property") in the City of Dania Beach("City"). The
Property is zoned Industrial, Research, Office & Marine ("IROM") and the underlying Land Use is
Industrial. Petitioner proposes to develop the vacant 1.45 acre Property with a 100 unit,t56,380 square
foot Comfort Suites Hotel("Project").
With its close proximity to the International Airport, Port Everglades and Interstate 95,the Property is in
an ideal location for the proposed Project. The upscale nature of the hotel, in conjunction with the ideal
location, will attract business travelers and tourists to the City. The Project proposes to offer shuttle
service to the International Airport, which will attract travelers to the City while also reducing the
number of vehicles on site.
In connection with the Project, Petitioner submits this Variance Application seeking the following relief
from Section 265-SO of the City Code:
Variance from CM Code Section 265-5011)i to permit 87 parking spaces where the
Code requires 100 parking spaces("Parking Variance"i.
In support of the proposed variance, Petitioner will demonstrate that: (a) special conditions and
circumstances exist which are peculiar to the Property and Project that are not applicable to other lands,
structures or buildings in the same zoning district; (b) the special conditions and circumstances do not
result from the actions of the. Petitioner; (c) granting the variance requested will not confer on the
Petitioner any special privilege that is denied by this Code to other lands, buildings or structures in this
same zoning district; (d) literal interpretation of the provisions of this Code would deprive the Petitioner
of rights commonly enjoyed by other properties in the same zoning district under the terms of this Code
and would work unnecessary and undue hardship on the Petitioner; (e) the variance granted is the
minimum variance that will make possible the reasonable use of the Property; and (f) the variance
granted will be in harmony with the general intent and purpose of this Land Development Code, and
that such variance will not be injurious to the area involved or otherwise detrimental to the public
welfare.
(a) Special conditions and circumstances exist which are peculiar to the Property and which are not
applicable to other lands,structures or buildings in the some zoning district.
Special conditions and circumstances exist which are peculiar to the Property and which are not
applicable to other lands, structures or buildings in the same zoning district. In this case, Petitioner is
requesting a variance to reduce the required number of parking spaces for the Project by 13 parking
spaces. The Property and Project is located in close proximity to the International Airport and Port
Everglades. As such,a large portion of hotel customers will arrive at the hotel by way of taxi,shuttle,or
similar mode of alternative transportation. In addition, considering the hoters proximity to the
International Airport and 1-95, Petitioner is proposing a hotel shuttle service that will transport hotel
patrons to and from the airport. This shuttle service, in addition to other alternative modes of
transportation utilized by hotel patrons, will significantly reduce the need for the additional parking
spaces required for the Project well beyond the 13 space reduction requested, which will allow for
greater design flexibility and open space/green area for the Project.
(b) The special conditions and circumstances do not result from the actions of the Petitioner.
The special conditions and circumstances do not result from the actions of Petitioner. The parking
requirements as established by Section 265-50 of the Code require Petitioner to account for one vehicle
per hotel room despite the.fact that a large portion of hotel guests will arrive and stay at the hotel
without a vehicle of their own. As a result of the Project's location, it will not generate nearly the same
demand for parking as a traditional resort hotel.
(c) Granting the variance requested will not confer on Petitioner any special privilege that is denied by
this chapter to other lands,buildings or structures in this some zoning district.
Granting the Parking Variance will not confer any special privileges on Petitioner that are typically
denied to others within the same zoning district. The pending request is similar in nature to relief
approved for other airport hotels located within the City that provide airport shuttle service. Indeed,
considering the number of proposed parking spaces despite the fact that a large percentage of guests
will utilize the shuttle or alternate means of transportation, there will be more than enough parking to
accommodate patrons of the hotel who do choose to park a vehicle on site. In addition,the proposed
airport shuttle will further relieve the parking demands for the Project,thus creating a surplus of parking
spaces more than satisfactory to accommodate the proposed use of the Property.
(d) literal interpretation of the provisions of this chapter would deprive Petitioner 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 Petitioner.
Literal interpretation of .the Code would deprive Petitioner of rights commonly enjoyed by other
properties in the same zoning district and would work unnecessary and undue hardship on Petitioner. If
the parking requirements are enforced, Petitioner could not develop the Property with the proposed
2
Comfort Suites- Parking Variance
Project. The parking requirements would make the site unfeasible for the type of hotel development
encouraged by the City. It is also important to note that similar relief has been afforded to other airport
hotels within the City.
(e) The variance granted is the minimum variance that will make possible the reasonable use of the
Property.
Petitioner is only seeking a reduction for 13 parking spaces,which is the minimum variance necessary to
make possible the reasonable use of the Property. Petitioner has designed the site plan in order to
maximize the number of parking spaces for the Project,while at the same time complying with all other
applicable Code requirements. The Parking Variance will provide more than enough parking to those
hotel patrons that park a vehicle on site, while a large portion of hotel guests will utilize the shuttle
service provided to and from the International Airport.
(ff Granting the variance will be in harmony with the general intent and purpose of this chapter, and
such variance will not be injurious to the area involved or otherwise detrimental to the public welfare.
Granting the Parking Variance will be in harmony with the general intent and purpose of the Code and
will not be injurious to the City or otherwise detrimental to the public welfare. Indeed, Petitioner is
proposing a Comfort Suites Hotel,which will provide another hotel option for the City that will appeal to
business travelers and tourists alike. The services offered in connection with the proposed hotel will
actually create a surplus of parking,thus justifying the approval of the Parking Variance.
3
Comfort Suites-Parking Variance
(MMMACMch(AHON ASSOCIATES, INC.
HON 5500 Village Btvd I Suite 103 1 West Palm Beach,FL 33407
p 561-840-8650 1 f 561-840-8590
www.mcmtrans.com
April 8,2013 PRINCIPALS
Joseph W.McMahon,P.E.
Joseph J.DeSantis,P.E.,PTOE
Nis.Corinne Lajoie,Principal Planner John s,DePalma
Witham T.Steffens
City of Dania Beach Casey A.Moore,P.E.
100 W Dania Beach Boulevard Gary k McNaughton,P.E.,PTOE
Dania Beach,FL 33004-3643 ASSOCIATES
John J.Mitchell,P.E.
Christopher J.Williams,P.E.
RE: AIternate Parking Standards for the Comfort Suites Hotel-Revised John F.Yacapsin,P.E.
R Trent Ebersole,P.E.
McMahon Project No.L12751.01 Matthew M.Ktasuch,P.E.
Dear.Corinne:
McMahon Associates, Inc. (McMahon)has reviewed the parking needs for the proposed Dania Beach
Hotel development versus the City of Dania Beach parking requirement. The hotel site is located in the
northwest corner of the Stirling Road/SW 19"Court intersection, in Dania Beach. We also understand
that the hotel is proposed to have 100 rooms and provide 77 parking spaces, based on the site plan,
prepared by James E.Gilgenbach Architects and Planners.
City Parking Code
Based on the City of Dania Beach requirement of one (1) parking space per one (1) hotel room,'the
minimum number of parking spaces required by municipal code is 100 spaces. Ancillary uses such as
ballrooms, meeting rooms, restaurants, lounges, and shops are not proposed with this development
and thus have no additional parking requirements.
Alternate Parking Standards
The proposed hotel site is located within three (3) miles driving distance to the Fort Lauderdale-
Hollywood International Airport. In addition, the hotel will provide a shuttle from/to the airport. As
such,'the proposed hotel could be categorized as an "airport hotel' as described in Shared Parkin&
published by the Urban Land Institute (ULI). The ULI is accepted as the industry standard for best
professional practices to determine parking needs of sites with atypical characteristics. ULI indicates
that approximately 45 percent of guests at airport hotels drive vehicles to the hotel. The remaining
guests use airport shuttles, taxis, limousines, or other public transit. In addition, approximately 75
percent of employees drive to the hotel with the remaining 25 percent using other modes of
transportation. Parking demand calculations included two (2) components, guest and employee
parking. The number of guests requiring parking would typically be based on room occupancy of 60 to
70 percent. To be conservative,this analysis assumes 100 percent occupancy. Based on data provided
by the applicant/hotel owner, the number of staff during the busiest work shift will be 14 employees.
Accordingly,the number of spaces needed to meet peak demand will be:
Guests: 100 guests*45%drivers-45 parking spaces for guests.
Employees: 14 Employees*75%drivers=11 parking spaces for employees.
Total: 45 guest spaces plus 11 employee spaces=56 parking spaces.
Corporate Headquarters: Fort Washington,Pennsylvania
Serving the East Coast from 11 offices throughout New England, the Mid-Atlantic, and Florida
Ms.Corinne Lajoie,Principal Planner
April 8,2013
Page 2 of 4
Additional Support
In addition to the ULI information regarding "Airport Hotels," the Institute of Transportation
Engineers, (TTE) provides guidance in Parking Generation, 4th Edition. TTE indicates that the average
occupancy rates for hotels range from 60 to 70 percent. Furthermore,it indicates that the average peak
period parking demand is 0.66 vehicles per occupied room for a Business Hotel. A Business Hotel is
defined as a hotel that caters to business travelers and provides minimal amenities. For example, a
breakfast buffet is provided, but a restaurant is not. The hotel being proposed fits this description.
Assuming the high end of the range, the result is the need for 0.46 spaces per hotel room or 46 spaces.
For a more conservative analysis, the demand of spaces was recalculated assuming the 851h percentile
rate of 0.75. The result is a demand of 0.53 spaces per hotel room,or 53 parking spaces, a very similar
result to guidance provided by the ULI for an airport hotel.
Findings/Conclusion
The proposed hotel is in the vicinity of an international airport and is aimed toward the business
traveler. Based on multiple sources,the parking needs for this type of hotel are significantly less than a
typical hotel due to the transportation modes of the guests and employees,and thus alternate parking
standards are justified. The 77 parking spaces proposed for the Comfort Suites Hotel, at the corner of
Stirling Road and SW 190 Court will be sufficient to accommodate the proposed 100 rooms.
If you have any questions or comments,please feel free to contact me.
Sincerely,
R.Trent Ebersole,P.E.
Associate&General Manager-Florida
RTE/hsv
cc: Scott Backman,Esq.,Dunay,Miskel,Backman&Blattner,LLP
F:\FL\12751L_Tanjali_Parkng Reduction Dania Bch Hotel�12751L O1\Admin\IhCLO40813Rev.docc
NOTICE OF PUBLIC HEARINGS
ON LAND DEVELOPMENT CODE AMENDMENTS
CITY OF DANIA BEACH,FLORIDA
A Public Hearing will be conducted by the Cityof Dania Beach City Com-
mission meeting on Tuesday,April 23,2013 at 7:00 p.m.or as soon there-
after as the same may be heard at the City Commission Chambers located
at the Dania Beach Administrative Center,100 West Dania Beach Blvd.,Da-
nia Beach.FL 33004 to hear any comments relating to the following re-
quests:
VA-56-126P•55.12:Request by applicant,Scott Backman,on behalf of
Tanjali Investment,LLC is requesting a variance and site plan approval for
the construction of a hotel on property located at the northwest corner of
Stirling Road and SW 19 Court.
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF DANIA BEACH,
FLORIDA,APPROVING THE SITE PLAN REQUEST(SP-55.12)AND VARIANCE
(VA-56-12)SUBMITTED BY SCOTT BACKMAN.OH BEHALF OF TANJALI IN-
VESTMENT,LLC.,FOR PROPERTY LOCATED ATTHE NORTHWEST CORNER OF
STRILING ROADAND SW 19 COURT IN THE CITY OF DANIA BEACH,FLORIDA;
PROVIDING FOR CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE
DATE.
Vacant Property on the Northwest corner of Stirling Road and 5.W.19th
Court
Legally described as:A portion of Tract-A"of LETO PARK according to the
plat thereof as recorded in Plat Book 118 at Page 39 of the Public Records
of Broward County, Florida; being more particularly described as fol-
lows:
Begin at the most Southerly Southwest corner of said Tiact'A";thence
run North 00 degrees 40 minutes 16 seconds East along the West line of
said Tract-A"for a distance of 27B.86 feet to a point:thence run North 89
degrees 58 minutes 59 seconds East for a distance of 230.92 feet to a point
on the East line of said Tract"A';thence run South 00 degrees 40 minutes
16 seconds West along the East One of said Tract'A,, for a distance of
254.22 fee to a point;thence run South 45 degrees 20 minutes 08 seconds
west for a distance of 16.37 feet to a point of Intersection with the arc of a
circular curve concave to the Northwest,the center of which bears North
06 degrees 11 minutes 48 seconds West from said point;thence rein South-
westerly along the arc of said curve having a radius of 2302.26 feet,thru a
central angle of 05 degrees 21 minutes 09 seconds for an arc distance of
215.07 feet to a point of non-tangency;thence run North 90 degrees 00
minutes 00 seconds West for a distance of 4.98 feet to the Point of Begin-
ning.Less and except all road flight-of-wily.
Copies of the proposed requests are available for viewing in the Coin-
motility Development Department,100 West Dania Beach Boulevard,Dania
Beach,Florida,and maybe inspected Dy the public during normal business
hours.For more Information please cafl the Planning Division at(954)924-
6805 x3643.
In accordance with the Americans with Disabilities Act,persons need-
ing assistance to participate in any of these proceedings should contact
the City Clerk's office,100 W.Dania Beach Blvd,Dania Beach.FL 33004
(954)924-6800 x3623,at least 48 hours prior to the meeting.
Please be advised that If a person decides to appeal any decision made
by the City Commission with respect to any matter considered at this
hearing,such person will need a verbatim record of the proceedings and
for this purpose such person may need to ensure that a verbatim record of
the proceedings Is made•which record includes the testimony and evi-
dence upon which the appeal Is to based.The city does not provide or pre-
p
are such record pursuant to f.s.286.0105.
Community Development Department
Planning Division
Aprif 12.2013
SUN-SENTINEL PROOF
Customer: CITY OF DANIA(PARENT) Contact: DONNA KIRBY Phone: 9549218700
Ad Number: 14156929
Insert Dates: 04/12/2013
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Printed By: CH15 Date:04/05/2013
Price: 284.00
Signature of Approval: Date: