HomeMy WebLinkAboutR-2016-017 Ft. Lauderdale Courtyard Variance (VA-138-15) RESOLUTION NO. 2016-017
A RESOLUTION OF THE CITY COMMISISON OF THE CITY OF DANIA
BEACH, FLORIDA, APPROVING THE VARIANCE (VA-138-15) REQUEST
SUBMITTED BY HEIDI DAVIS KNAPIK, ESQ., AGENT ON BEHALF OF
THE PROPERTY OWNER, FORT LAUDERDALE CY, LLC, FOR
PROPERTY LOCATED AT 400 GULFSTREAM WAY IN THE CITY OF
DANIA BEACH FLORIDA, AS LEGALLY DESCRIBED IN EXHIBIT "A", A
COPY OF WHICH IS ATTACHED TO THIS RESOLUTION; PROVIDING
FOR CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, pursuant to Chapter 28 the "Land Development Code," Part 6
"Development Review Procedures And Requirements," Article 625 "Variances" of the Code of
Ordinances (the "City Code"), Heidi Davis Knapik, Esq., agent on behalf of the property and
hotel owner, Fort Lauderdale CY, LLC, (the "Applicant"), has applied to the City of Dania
Beach, Florida (the "City"), for approval of a height variance as provided in Exhibit `B", for
property legally described in Exhibit"A"(VA-138-15); and
WHEREAS, City Code Section 625-40 provides that the City Commission may grant a
variance based on its determination that the petitioner has demonstrated that the criteria
identified in the City Code have been satisfied; and
WHEREAS, on June 25, 2002, Fort Lauderdale CY, LLC received site plan approval for
the Courtyard Marriott Hotel (the "Hotel") located at 400 Gulfstream Way in Dania Beach,
Florida (the "Property"), which is located within the Industrial, Research, Office And
Commercial "IROC" zoning district; and
WHEREAS, in 2010, the City Code was amended, which changed the Land
Development Code to a form based code and modified the maximum height restrictions within
the IROC zoning district; and
WHEREAS, pursuant to City Code Section 205-10(D), the maximum height restrictions
established for a structure in the IROC zoning district is "5/62" (referring to stories/height); and
WHEREAS, the Hotel, constructed with six (6) stories at a height of 60 feet, was
constructed in compliance with the maximum height restrictions previously established pursuant
to the City Code in 2002; and
WHEREAS, the Applicant is requesting a height variance (VA-138-15) from City Code
Section 205-10(D) in order to conform the height of the existing Hotel structure with the current
maximum height restrictions established in the IROC zoning district; and
WHEREAS, the Applicant has provided sufficient justification demonstrating
compliance with the approval criteria necessary to meet the requirements of the City Code; and
WHEREAS, public notice was provided in accordance with law; and
WHEREAS, the City Commission finds that approval of the requested variance is
consistent with the City's Code and Comprehensive Plan;
NOW,THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF DANIA BEACH,FLORIDA:
Section 1. The foregoing "WHEREAS" clauses are ratified and confirmed as being
true and correct and they are made a specific part of this Resolution.
Section 2. That application (VA-138-15) for variance approval, a copy of which is
attached as Exhibit `B", which is made a part of and is incorporated into this Resolution by this
reference, is approved.
Section 3. Issuance of a development permit by a municipality does not in any way
create any right on the part of an applicant to obtain a permit from a state or federal agency and
does not create any liability on the part of the municipality for issuance of the permit if the
applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal
agency or undertakes actions that result in a violation of state or federal law.
Section 4. That all resolutions or parts of resolutions in conflict with this Resolution
are repealed to the extent of such conflict.
2 RESOLUTION#2016-017
Section 5. That this Resolution shall be in force and take effect immediately upon its
passage and adoption.
PASSED and ADOPTED on February 9, 2016.
ATTEST: DIs Fi�rc�ri-
LOUISE STILSON, CMC LVINO, SR.
CITY CLERK A OR
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A„� 1
APPROVED,A,S TO F AND CORRECTNESS:
THOMAS J. ANSB
CITY ATTORNEY
3 RESOLUTION#2016-017
Exhibit"A"
Legal Description
PARCEL 1: (SUBJECT PROPERTY)
A portion of the NCL PLAT, according to the plat thereof, as recorded in Plat Book 150, Page
50, of the Public Records of Broward County, Florida, being more particularly described as
follows:
COMMENCE at the Northwest corner of said plat; thence run South 6°43'38" West, along the
West line of said plat, for 706.07 feet; then run South 83'16'22"East for 78.00 feet to the POINT
OF BEGINNING; thence run North 8°57'01"East for 119.59 feet to a point of curvature; thence
run Northeasterly, along a circular curve to the right having for its elements a central angle of
53°31'02" and a radius of 170.00 feet, for an arc distance of 158.79 feet to a point of reverse
curvature; thence run Northeasterly, along a circular curve to the left having for its elements a
central angle of 44°48'00"and a radius of 237.00 feet, for an arc distance of 185.31 feet; thence
run North 88°20'43"East for 28.43 feet;thence run South 24°22'23" West for 96.63 feet;thence
run South 2°45'02"East for 552.50 feet; thence run South 87°54'13" West for 271.11 feet;
thence run North 6°43'38"East for 270.18 feet to the POINT OF BEGINNING.
Parcel 2:
A non-exclusive access easement to public road as set forth in paragraph 3.1(a)of that certain
Amended and Restated Master
Declaration recorded in Official Records Book 30027, Page 1875, of the Public Records of
Broward County, Florida.
Parcel 3:
A non-exclusive access easement to public road as set forth in paragraph 2 of that certain
Easement and License Agreement recorded in Official Records Book 3 002 7, Page 1931, of the
Public Records of Broward County, Florida.
4 RESOLUTION#2016-017
City of Dania Beach, Florida
Department of Community Development
Planning and Zoning Division
(954)924-6805 X3643
(954)922-2687 Fax
standard Development Application
❑ Administrative Variance
❑ Land Use Amendment
❑ Plat
❑ Rezoning Date Rec`d:
❑ Site Plan
❑ special Exception Petition No.:
X Variance
❑ Other: (SEEAPPcrurroNTMESWEVUrFavPASEs3&4)
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 Building Division. For more information please reference the Dania Beach Land Development
Code Part 6,Development Review Procedures and Requirements.
Location Address: 40n , 11•fgfirPam Way. nahia Beach, FL 33004
Lot(s): BkK:k- Subdivision: The NCL Plat
Recorded Plat Name: The NCL Plat Plat Book 150, Page 50
Folio Number(s): 504233490024 Legal pescdpiion: See attached
Applicant/Consultant/Legal Representative(drdeone) Heidi Davis Knapik, Esq. c/o Gunster
Address of Applicant: 450 E. Las Olas Blvd. , #1400, Fort Lauder!.ale, FL 33301
Business Telephone:9 54-468-13 91Home: Fax:9 54-5 23-1722
E-mailaddress: hdayisLagunster.com
Name of Property Owner. 'Fort LauderdaleCourtyard. L LC
1065 Kane Concourse, Suite 201
Address of Property Owner: Ray Rar?nr Tc1 ands, FL 33154
Business Telephone: 3 0 5-8 6 6-7 5 5 5iome: Fax:
Variance to conform legally non-conforming height
Explanation of Request: lup to Cndp rhangp;:- San- 205-1 0(n)
Far PLafs pAease pravaae p posed Plat Nam for Varsanres pease attx* Wtiv*S7Eatement as per
Sed od 52540 of the Land Devedopnu nt Code
Prop. Net Acreage: 2.71 Gross Acreage: Prop.Square Footage: 118,052
Existing Use: Hotel proposed Use: Hotel / No change
1 of 4
Is property owned individually, by a corporation, association, or a joint
venture? Florida limited liability company
AUTHORIZED REPRESENTATIVE
I
I/we are fully aware of the request being made to the City of Dania Beach. If I/We are
unable to be present,I/we hereby authorize Heidi Davis Knapik• Esq. of Gunster
(individual/finn) to represent me/us in all mats 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 within 12 months of City
of Dania Beach Planning and Zoning Board or City Commission approval, or pursuant to
the expiration timeframe listed in Part 6 of the Dania Bea n Development Code.
STATE OF FLORIDA
COUNTY OF BROWARD By!
The foregoing Instrument signature*)
was acknowledged
BEFORE ME THIS L DAY OF b:a� 2B
By:
h ki() Apt ac,M0 s
(Print name of person acknowledging) (]dint owner signature if applicable) j
.Notary �� �•- Tftnie 'ck-MOms
(Signature of otary Public—State of ;► WMM� FROJO 8
=, EXPIRES;Anmy 21
„,►� www.AAnoNNoTAAy.com
Personally(mown or Produced Identificatiion
Type 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 owrier(s).
NO APPLICATION WILL SEA UTONA771C4LLYSCf1EDULED FOR A MEETING.
w i i �nni rrw rf»luc 11"Isr RE DZIERMrNED COMPLETE BYSTAI F
BEFORE PROCESSING OCCUR£
2of4
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GUNSTER j
FLORIDA'S LAW FIRM FOR BUSINESS
CRITERIA STATEMENT
FORT]LAUDERDALE COURTYARD,LLC
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Fort Lauderdale Courtyard, LLC (the "Applicant") is requesting a variance from Dania
Beach Land Development Code Section 205-10(D), to conform the height of the existing
Courtyard.Marriott Hotel located at 400 Gulfstream Way, Dania Beach, Florida, after a code j
change rendered the height legally,non-conforming. 4
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As such, the Applicant provides the following information which satisfies the City's
Variance Criteria set forth in Section 62540:
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(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 Courtyard Marriott Hotel was approved on June 25, 2002, under the old zoning code
whereby the height requirement was a maximum of 5 stories or 62 feet. The Hotel's site plan
was approved at 6 stories, 60 feet and no height variance was required at the time. In fact, a
height variance application was submitted by the Applicant,but was returned, as a variance was
not needed because tie structure was only 60 feet in height. When the Code changed to a form j
based, tabular structure in 2010, the IROC zoning district dimensional chart indicated that the
maximum height was"5/62", referring to stories/feet. According to City Staff, this Code change
to the chart format renders the structure legally nonconforming. Because this is an existing
structure,the requested height variance to legally conform the structure maintains the basic intent
and purpose of the current regulations as it will not adversely affect the stability and appearance
of the City. The height of the existing structure will not change.
(2) That the requested variance is otherwise compatible with the surrounding land uses
and would not be detrimental to the community.
Again, the requested variance will not change the height of the existing structure. The Courtyard
Marriott Hotel has been in existence since 2002. The structure and its use as a hotel are
extremely compatible with the surrounding land uses and are not detrimental to the community
in any way. The Hotel is located within Sportsman's Park adjacent to the Tri-Rail Station,I-95,
Bass Pro Shops and the Fishing Hall of Fame, and is close proximity to the airport,making this
hotel use very compatible with the surrounding land uses.
(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.
Approval of the requested variance is consistent with the comprehensive plan of the City because
hatelc = n i=d wies within the Industrial fatupe 1 nd lige c-ategory Rnd mixers „se TRQC
zoning district (Section IH.C.l.k. Industrial Use, Future Land Use Element). Additionally, the
Las Olas Centre 450 East Las Olas Boulevard,Suite 1400 Fort Lauderdale,FL 33301 p 954-462-2000 f 954-523-1722 GUNSTER.COM
Fort Lauderdale I Jacksonville I Miami I Orlando I Palm Beach I Stuart I Tallahassee I Tampa I The Florida Keys I Vero Beach I West Palm Beach
variance is consistent with the goals, objectives and policies of the City's Comprehensive Plan at
the time the Hotel was constructed. The development enhances the tax base of the community
(Policy 5.1); it creates a quality development (Policy 5.2); its land uses are properly identified
and consistent with the comprehensive plan (Policy 5.5); its local land use plan and zoning
ordinance establish differing intensities of commercial development compatible with adjacent
and surrounding land uses. (B.C.P. 402.04.03) (Policy 5.6); the development is compatible with
adjacent land uses (Policy 9.2); the permitted uses of the Comprehensive Plan permit the mixing
of land uses consistent with land development. (Policy 10.2).
(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.
At the time the Courtyard Marriott Hotel's site plan was approved and developed, the
development was in compliance with the City Code as to land use and zoning requirements.
Subsequently adopted amendments which changed the height requirement for the structure have
made the structure legally nonconforming. This legally nonconforming status is adversely
affecting the Applicant and its ability to refinance the property in order to maintain it in a viable
and first class condition. Additionally, if the structure is damaged or destroyed,there may an
inability to reconstruct the structure to its current format, losing an entire floor of the Hotel and
many existing hotel rooms. The legally nonconforming status and the strict requirements of the
current regulations are creating a hardship for the Applicant, as its lender will not allow the
Applicant to refinance the property due to the potential loss or destruction and inability to
reconstruct the property, as a result of the change of the Code.
(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 necessary to restore the structure to legal conforming
status without disrupting the operation of the Hotel which has been in existence for over 12
years. Granting the height variance will not change the structure and will preserve the character,
health,safety and welfare of the community.
FTL ACTIVE 4660923.1
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RESOLUTION NO. 2002-094
A RESOLUTION OF THE CITY OF DANIA BEACH,
FLORIDA, APPROVING THE SITE PLAN REQUEST
SUBMITTED BY GUNSTER,YOAKLEY&STEWART, P.A.,
REPRESENTING FINVARB HOSPITALITY, INC.
(COURTYARD BY MARRIOTT),FOR PROPERTY LOCATED
NORTH OF THE BASS PRO SHOPS 200-220 GULFSTREAM
WAY AND THE IGFA MUSEUM 230 GULFSTREAM WAY,
DANIA BEACH; PROVIDING FOR CONFLICTS; FURTHER,
PROVIDING FORAN EFFECTIVE DATE.
WHEREAS, Section 8.4 of Article 1 of Chapter 8 of the Code of Ordinances of the
City of Dania Beach, Florida, states that a site plan is required as a condition to the
Issuance of a building permit; and
WHEREAS, the firm Gunster, Yoekley & Stewart, P.A, representing Finvarb
Hospitality, Inc. (Courtyard by Marriott)have applied for site plan approval fbrthe proposed
construction of a 174 room hotel to be located North of the Bass Pro Shops 200-220
Guffstream Way and the IGFA Museum 230 Gulfstream Way, Dania Beach;and
WHEREAS,the Planning&Zoning Board on May 15,2002,recommended thatthe
City ComMission grant the site plan request(SP-23-02), based upon the criteria set forth in
Section 8A of Article 1 of Chapter 8 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(SP-23-02)for site plan approval, a copy of
which is attached and made a part of this Resolution as Exhibit"A"is approved,subject to
the following conditipns:
SP-23-02 Courtyard by Marriott 1 RESOLUTION NO., 2002-094
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a) A$5,000 contribution to the City's Tree Fund for trees to be placed around
the lake.
b) Substitution of two (2) Gumbo Limbo trees with two (2) Live Oak trees.
c) Michael Sheridan, Public Works/Utilities Director, shall approve the final
drainage calculations for the site.
d) The name of Dania Beach to be shown wherever the geographic location of
the hotel appears.
e) The project shall include landscaping similar to the roadway treatments at
Bass Pro Outdoor World.
It is further noted that the original Site Plan is maintained in the office of the Growth
Management Department of the City of Dania Beach.
Section 2. That based upon the criteria set forth in Section 8-4(p) of Article 1 of
Chapter 8, of the Code of Ordinances of the City of Dania Beach, all site plan approvals
shall automatically expire and become null and void unless building permits are obtained
on or before 18 months from the 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.
PASSED AND ADOPTED THIS 251'DAY OF JUNE, 2002.
II / w 4"""P
ROBERT H. CHUNN, JR.
►�e n� r n �,�,cErnk
SP-23-02 Courtyard by Marriott 2 RESOLUTION NO. 2D02-094
ATTEST: ROLL CALL:
COMMISSIONER BERTINO -YES
COMMISSIONER MCELYEA-YES
CHARLENE J "H SON COMMISSIONER MIKES-YES
CITY CLERK VICE-MAYOR FLURY-YES
MAYOR CHUNN :YES
APPROVED AS TO FORM AND CORRECTNESS:
BY:
THWOJ.ANSBRO
CITY ATTORNEY
SP-23-02 Courtyard by Marriott 3 RESOLUTION NO, 2002-094
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