6066 SW 63 ST_GREEN MISC NOTICE OF PUBLIC HEARING
CITY OF SOUTH MIAMI
® Planning and Zoning Department
6130 Sunset Drive; South Miami, Florida 33143
Phone: (305) 663-6327; Fax #: (305) 666-4591
On Tuesday, November 10, 1998, at 7:30 P.M., the City of South Miami Planning Board will
conduct a Public Hearing in the Commission Chambers at the above address on the following:
ITEM: PB-98-021
Applicant: Habitat for Humanity of Greater Miami
Request: A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST FOR VARIANCES FROM SECTION 20-3.5
(E) OF THE LAND DEVELOPMENT CODE TO ALLOW A FIFTEEN (15) FOOT FRONT
SETBACK, WHERE TWENTY-FIVE FEET (25) IS REQUIRED, AND AN EIGHTEEN (18)
FOOT REAR SETBACK, WHERE TWENTY-FIVE (25) FEET IS REQUIRED, ON
PROPERTY LOCATED IN THE RS4 "SINGLE FAMILY RESIDENTIAL" ZONING
DISTRICT, SPECIFICALLY LOCATED AT 6066 SW 631tD STREET, SOUTH MIAMI,
FLORIDA 33143.
All interested parties are urged to attend. Objections or expressions of approval may be made in person at the hearing or filed in
writing prior to or at the hearing. The Planning Board reserves the right to recommend to the City Commission whatever the
board considers in the best interest for the area involved. Interested parties requesting information are asked to contact the
Planning and Zoning Department by calling 663-6327 or writing to the address indicated above.
You are hereby advised that if any person desires to appeal any decision made with respect to any matter considered at this
meeting or hearing,such person will need a record of the proceedings,and for such purpose may need to ensure that a verbatim
record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is to be based(F.S.
286.0105). Refer to hearing number when making any inquiry.
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--- MAILING AREA ---
Applicant: Hearing#:
HABITAT FOR HUMANITY PB 98-021 Subject Property
Owner: 500 foot boundary N
Same as Above
Address: Date: November 10, 1998
6066 SW 63rd Street
Request: A REQUEST FOR VARIANCES TO ALLOW A 15 FOOT FRONT SETBACK, WHERE 25 FEET IS
REQUIRED,AND AN 18 FOOT REAR SETBACK, WHERE 25 FEET IS REQUIRED.
CITY OF SOUTH MIAMI PLANNING BOARD
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RESOLUTION NO. 349-98-10617
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF
THE CITY OF SOUTH MIAMI, FLORIDA, RELATING TO A
REQUEST FOR VARIANCES FROM SECTION 20-3.5 (E) OF THE
LAND DEVELOPMENT CODE TO ALLOW A FIFTEEN (15)
FOOT FRONT SETBACK, WHERE TWENTY-FIVE FEET (25) IS
REQUIRED, AND AN EIGHTEEN (18) FOOT REAR SETBACK,
WHERE TWENTY-FIVE (25) FEET IS REQUIRED, ON
PROPERTY LOCATED IN THE RS-4 "SINGLE FAMILY
RESIDENTIAL" ZONING DISTRICT, SPECIFICALLY LOCATED
AT 6066 SW 63RD STREET, SOUTH MIAMI, FLORIDA 33143.
WHEREAS, Habitat for Humanity of Greater Miami, Inc. has made
application for variances from Section 20-3 .5 (E) of the Land
Development Code pursuant to Section 20-5. 9 (G) , in order to allow a
front setback of fifteen feet (151 ) , where a twenty-five foot (251 )
setback is required, and a rear setback of eighteen feet (181 ) , where
a twenty-five foot (251 ) setback is required, on property located in
the RS-4 Single-Family Residential zoning district; and,
WHEREAS, the subject property is located at 6066 SW 63rd Street,
South Miami, Florida, 33143, and is legally described as follows :
Lot 8, Block 13, of the "FRANKLIN" Subdivision, according
to the plat thereof, as recorded in Plat Book 34 at Page 5
of the Public Records of Miami-Dade County, Florida; and,
WHEREAS, on November 10, 1998, the Planning Board voted 6: 0 to
recommend approval of the variances; and,
WHEREAS, the Mayor and City Commission of the City of South
Miami desire to accept the recommendation of the Planning Board.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1. The application submitted by Habitat for Humanity of
Greater Miami, Inc. for variances from Section 20-3 . 5 (E) of the Land
Development Code, in order to allow a front setback of fifteen feet
(15' ) , where a twenty-five foot (251 ) setback is required, and a rear
setback of eighteen feet (181 ) , where a twenty-five foot (251 )
setback is required, on property located in the RS-4 Single-Family
Residential zoning district, is hereby granted.
Section 2 . This approval is subject to and dependent upon
construction of the proposed single-family residential house in
conformity with the layout depicted in the submitted site plan.
Section 3 . The City Manager may revoke this approval upon a
Habitat Variances Resolution: Public Hearing December 1, 1998 1
4
determination that the provisions of this resolution have been
violated or any violation is occurring at the subject property or
related property that is not in compliance with this resolution.
Section 5. The City Manager shall have final approval and
authority over all matters regarding the determination of the
applicant' s compliance with the intent of these sections .
Section 6. This resolution shall take effect immediately upon
approval .
PASSED AND ADOPTED this 1St day of December, 1998 .
ATTEST: APPROVED:
ITY CLERK 67 MAYOR
COMMISSION VOTE: 5-0
READ AND APPROVED AS TO FORM: Mayor Robaina: Yea
Vice Mayor Oliveros : Yea
X02 Commissioner Feliu: Yea
CITY ATTORNEY Commissioner Bethel : Yea
Commissioner Russell :Yea
Habitat Variances Resolution: Public Hearing December 1, 1998 2
= CITY OF SOUTH MIAMI
® INTER-OFFICE MEMORANDUM
To: Mayor and City Commission Date: November 24, 1998
Agenda Item # 13
From: Charles D. Scurr Re: Comm. Mtg. 12/01/98
City Manager Habitat Variance Resolution
REQUEST:
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST FOR VARIANCES FROM SECTION 20-
3.5 (E) OF THE LAND DEVELOPMENT CODE TO ALLOW A FIFTEEN (15) FOOT
FRONT SETBACK, WHERE TWENTY-FIVE FEET (25) IS REQUIRED, AND AN
EIGHTEEN (18) FOOT REAR SETBACK, WHERE TWENTY-FIVE (25) FEET IS
REQUIRED, ON PROPERTY LOCATED IN THE RS-4 "SINGLE FAMILY RESIDENTIAL"
ZONING DISTRICT, SPECIFICALLY LOCATED AT 6066 SW 63`D STREET, SOUTH
MIAMI, FLORIDA 33143.
BACKGROUND:
Over the last seven years, Habitat for Humanity of Greater Miami has had a strong presence in
the City of South Miami. Nineteen Habitat homes have either been built or are nearing
completion. Nine of these homes, however, have required at least one variance from the South
Miami Land Development Code (LDC). The twentieth Habitat home, which is the subject of this
application, would also require variances to be a viable project.
HARDSHIP STATEMENT REQUIRED: [found on page 112 of the Land Development Code]
Section 20-5.6 (C) requires that "All applications for a variance shall include a letter of intent
indicating the specific nature of the hardship upon which the request is based."
NATURE OF THE HARDSHIP: [found on page 135 of the Land Development Code]
The nature of the required hardship is explained by language in Section 20-6.1(13)(3)(h), which
enumerates the powers and duties of the Planning Board and includes the following:
Recommendations for a variance shall be made only when necessary to relieve
particular hardships or extraordinary conditions relating to a specific property,
and when the strict application of a particular regulation would result in peculiar
and exceptional hardship upon the owner of such property as distinguished from
City Manager's Report: Habitat Variances Resolution 1
reasons of convenience, profit or caprice.
ANALYSIS:
The traditional legal concept of hardship is well summarized in the attached document excerpt
entitled, What is Hardship?, taken from the Metropolitan Dade County's publication entitled,
Zoning Handbook. This summary is provided as part of the variance application packet in order
to give an understanding to potential applicants of the basic concept and dynamics of a hardship.
The subject property is located in the "Franklin" Subdivision and the RS-4, "Small Lot Single-
Family Residential District." The,attached property survey exhibits that the lot has 50 feet of
frontage and is approximately 90 feet deep, resulting in an area of 4,500 square feet. However,
the dimensions identified on the survey are not the dimensions utilized for zoning review.
Section 20-3.6 (F)(1) of the Land Development Code requires the right-of-way of SW 63`d Street
to be 50 feet in width. Since the current width of the subject right-of-way is only 35 feet, an
additional 15 feet of property adjacent to the right-of-way is zoned right-of-way, 7.5 feet on each
side of the existing right-of-way.
The zoned right-of-way line is used instead of the front property line, as depicted on the property
survey, for zoning review. Therefore, the subject property has a frontage of 50 feet and a depth
of approximately 82.5 feet, resulting in an area of approximately 4,125 square feet. Table 1
displays the Dimensional Requirements of the RS-4 district and the proposed dimensions of the
subject application.
Table 1: The Dimensional Requirements of the RS-4 Zoning Districts and the Proposed
Dimensions of the Residence to be located at 6257 SW 59' Place
Requirement Permitted/Allowed Proposed
Min. Net Lot Area 6,000 sq. feet 4,125 sq. fee
Frontage 60 feet 50 fee
Min. Front Setback 25 feet 15 fee
Min. Rear Setback 25 feet 18 fee
Min. Side (interior) 7.5 feet 7.833/16.75 feet
setback
Max. Stories 2 1
Max. Building Height 25 feet <25 feet
Max. Building Coverage 30% 30%
Max. Impervious 45% 38.7%
Coverage
Table 1 illustrates that the subject application would not have the required minimum net lot area,
frontage, front setback, and rear setback. However, variances for the dimensions of the lot are
not required because the lot is a "lot of record" (please see attached pages 21 722 of the
City Manager's Report: Habitat Variances Resolution 2
Comprehensive Plan). Therefore, the subject application only requires approval of a variance for
the front and rear setbacks.
The proposed home's failure to provide the minimum required front and rear setbacks is largely
attributable to the zoned right-of-way and the dimensions of the lot, as the house is only 1,273
square feet in area. Furthermore, the required setbacks, when applied to the subject property,
only permit an allowable building envelope of 35 feet by 32.5 feet, or 1,137.5 square feet.
The proposed house would substantially improve the subject property, and the reduced front and
rear setbacks would not negatively impact the surrounding area because many of the surrounding
homes do not provide the minimum required setbacks, as the attached report demonstrates.
Furthermore, the applicant has obtained the support of over 20 percent of the property owners,
owning property within 500 feet of the subject property, as evidenced by the`attached petition.
On November 10, 1998, the Planning Board voted 6:0 to recommend approval of the requested
variances. During its discussion, the Board noted that variances are required for nearly half of
the new construction projects in the area and requested that the Planning Staff conduct a
comprehensive study of the area to determine if changes should be made to the Land
Development Code. The Planning Staff will conduct the study within a period of approximately
six months. You will be updated on its progress.
RECOMMENDATION: Approval.
Attachments:
What is Hardship? Document Excerpt
Resolution for Public Hearing and adoption
Planning Board Staff Report
Letter of Intent from Habitat for Humanity
Property Survey
Site Plan
Excerpt from City of South Miami Comprehensive Plan
Memo from Kathleen Barrie,Planner, regarding front setback analysis
Zoning Petition Submitted with Signatures
Mailing Map
November 10, 1998, Excerpted Planning Board Minutes
City Manager's Report: Habitat Variances Resolution 3
WHAT IS HARDSHIP ?
In determining what is a hardship. one criterion is paramount. The "hardship" must be inherent in the land and
not based on the people involved or the circumstances in which they find themselves. A classic example of a
hardship concerns a lot, which. because of a peculiar shape or an extreme topographical feature. is virtually
unbuildable under the yard requirements of the ordinance. This amounts to a defect in the land which deprives
the owner of a right enjoyed by all other owners of adjoining lots.
Tile special conditions which must be found are those which apply uniquely to the property in question and
which prevent its being used in the same way as other properties in its vicinity or in the zoning district. Under
these conditions. the granting of a variance would not allow a special privilege not enjoyed by other property in
the same vicinity or zone. The conditions must be so unusual that the ordinance, as applied to the particular
property. would probably be invalid in that a reasonable use of the property is not allowed.
An "unnecessary" hardship is one which is not required in order to accomplish the objectives of the zoning
ordinance. Some hardship (or limitation of privilege) is unavoidable. For example, restrictions against
commercial use of property in a residential district is not an "unnecessary" hardship, for it is the clear intent of
the zoning ordinance to so restrict all property in the district for the benefit of the community. Similarly, mere
economic loss is not a valid hardship. particularly if the same loss applies generally to other properties in the
district.
Hardship cannot be self-imposed. The owner of a building constructed in violation of the regulations could not
claim "hardship" in being required to remove it. Ignorance of the existence or application of zoning regulations
does not constitute legally recognizable hardship....
The variance should never be used to correct improper zoning. The hardship may be real and unnecessary. but.
it is also general, the proper approach is through a change of zoning by the legislative body. the Citti•
Commission....
As established by Florida's general municipal zoning enabling act. there must be special conditions in a specific
case: the hardship must be unnecessary and the variance, if granted. must not be contrary to the public interest.
The latter can be interpreted to mean "not contrary to the comprehensive plan" as outlined in the zoning
ordinance.
E.rrer tetl i-om Afetropolitan Dade Counlr. Florida. ZONING HANDBOOK
Aflan/a:.Harland Bartholomew and Associates: September, 1965.
1 RESOLUTION NO.
2
3
4 A RESOLUTION OF THE MAYOR & CITY COMMISSION
5 OF THE CITY OF SOUTH MIAMI, FLORIDA, RELATING
6 TO A REQUEST FOR VARIANCES FROM SECTION 20-3.5
7 (E) OF THE LAND DEVELOPMENT CODE TO ALLOW A
8 FIFTEEN (15) FOOT FRONT SETBACK, WHERE TWENTY-
9 FIVE FEET (25) IS REQUIRED, AND AN EIGHTEEN (18)
10 FOOT REAR SETBACK, WHERE TWENTY-FIVE (25) FEET
11 IS REQUIRED, ON PROPERTY LOCATED IN THE RS-4
12 "SINGLE FAMILY RESIDENTIAL" ZONING DISTRICT,
13 SPECIFICALLY LOCATED AT 6066 SW 63RD STREET,
14 SOUTH MIAMI, FLORIDA 33143.
15
16
17 WHEREAS, Habitat for Humanity of Greater Miami, Inc. has made
18 application for variances from Section 20-3 .5 (E) of the Land
19 Development Code pursuant to Section 20-5 . 9 (G) , in order to allow a
20 front setback of fifteen feet (151 ) , where a twenty-five foot (251 )
21 setback is required, and a rear setback of eighteen -feet (181 ) , where
22 a twenty-five foot (251 ) setback is required, on property located in
23 the RS-4 Single-Family Residential zoning district; and,
24
25 WHEREAS, the subject property is located at 6066 SW 63rd Street,
26 South Miami, Florida, 33143 , and is legally described as follows :
27
28 Lot 8, Block 13 , of the "FRANKLIN" Subdivision, according
29 to the plat thereof, as recorded in Plat Book 34 at Page 5
30 of the Public Records of Miami-Dade County, Florida; and,
31
32 WHEREAS, on November 10, 1998, the Planning Board voted 6 : 0 to
33 recommend approval of the variances; and,
34
35 WHEREAS, the Mayor and City Commission of the City of South
36 Miami desire to accept the recommendation of the Planning Board.
37
38 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF
39 THE CITY OF SOUTH MIAMI, FLORIDA:
40
41 Section 1 . The application submitted by Habitat for Humanity of
42 Greater Miami, Inc. for variances from Section 20-3 .5 (E) of the Land
43 Development Code, in order to allow a front setback of fifteen feet
44 (151 ) , where a twenty-five foot (251 ) setback is required, and a rear
45 setback of eighteen feet (18' ) , where a twenty-five foot (251 )
Habitat Variances Resolution: Public Hearing December 1, 1998 1
1 setback is required, on property located in the RS-4 Single-Family
2 Residential zoning district, is hereby granted.
3
4 Section 2 . This approval is subject to and dependent upon
5 construction of the proposed single-family residential house in
6 conformity with the layout depicted in the submitted site plan.
7
8 Section 3 . The City Manager may revoke this approval upon a
9 determination that the provisions of this resolution have been
10 violated or any violation is occurring at the subject property or
11 related property that is not in compliance with this resolution.
12
13 Section 5 . The City Manager shall have final approval and
14 authority over all matters regarding the determination of the
15 applicant ' s compliance with the intent of these sections .
16
17 Section 6 . This resolution shall take effect immediately upon
18 approval .
19
20 PASSED AND ADOPTED this 1" day of December, 1998 .
21
22 ATTEST: APPROVED:
23
24
25
26 CITY CLERK MAYOR
27
28 READ AND APPROVED AS TO FORM:
29
30
31 CITY ATTORNEY
Habitat Variances Resolution: Public Hearing December 1, 1998 2
CITY OF SOUTH MIAMI
® . INTER-OFFICE MEMORANDUM
To: Honorable Chair& Date: November 9. 1998
Planning Board
rl
From: Gregory J. Oravec L� Re: Variance Request
Principal Planner/Acti g Director 6066 SW 63rd Street
ITEM: PB-98-021
Applicant: Habitat for Humanity of Greater Miami
Request: A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE
CITY OF SOUTH MIAMI, FLORIDA. RELATING TO A REQUEST
FOR VARIANCES FROM SECTION 20-3.5 (E) OF THE LAND
DEVELOPMENT CODE TO ALLOW A FIFTEEN (15) FOOT FRONT
SETBACK, WHERE TWENTY-FIVE FEET (25) IS REQUIRED. AND
AN EIGHTEEN (18) FOOT REAR SETBACK. WHERE TWENTY-
FIVE (25) FEET IS REQUIRED, ON PROPERTY LOCATED IN THE
RS-4 "SINGLE FAMILY RESIDENTIAL" ZONING DISTRICT.
SPECIFICALLY LOCATED AT 6066 SW 63RD STREET. SOUTH
MIAMI, FLORIDA 33143.
Location: 6066 SW 63`d Street. South Miami, Florida 33143
BACKGROUND & ANALYSIS
The subject property is located in the "Franklin" Subdivision and the RS-4, "Small Lot
Single-Family Residential District." The attached property survey exhibits that the lot
has 50 feet of frontage and is approximately 90 feet deep, resulting in an area of 4,500
square feet. However, the dimensions identified on the survey are not the dimensions
utilized for zoning review.
Section 20-3.6 (17)(1) of the Land Development Code requires the right-of-way of SW
63`d Street'to be 50 feet in width. Since the current width of the subject right-of-way is
only 35 feet, an additional 15 feet of property adjacent to the right-of-way is zoned right-
of-wav, 7.5 feet on each side of the existing right-of-way.
The zoned right-of-way line is used instead of the front property line, as depicted on the
property survey. for zoning review. Therefore. the subject property has a frontage of 50
feet and a depth of approximately 82.5 feet. resulting in an area of approximately 4.125
square feet. Table 1 displays the Dimensional Requirements of the RS-4 district and the
proposed dimensions of the subject application.
Table 1: The Dimensional Requirements of the RS-4 Zoning Districts and the
Proposed Dimensions of the Residence to be located at 6257 SW 59" Place
Requirement Permitted/Allowed Proposed
Min. Net Lot Area 6,000 sq. feet 4,125 sq. fee
Frontage 60 feet 50 fee
Min. Front Setback 25 feet 15 fee
Min. Rear Setback 25 feet 18 fee
Min. Side (interior) 7.5 feet 7.833/16.75 feet
setback
Max. Stories 2 1
Max. Building Height 25 feet <25 feet
Max. Building Coverage 30% 30%
Max. Impervious 45% 38.7%
Coverage
Table 1 illustrates that the subject application would not have the required minimum net
lot area, frontage, front setback, and rear setback. However, variances for the dimensions
of the lot are not required because the lot is a "lot of record" (please see attached pages
21-22 of the Comprehensive Plan). Therefore, the subject application only requires
approval of a variance for the front and rear setbacks.
The proposed home's failure to provide the minimum required front and rear setbacks is
largely attributable to the zoned right-of-way and the dimensions of the lot, as the house
is only 1,273 square feet in area. Furthermore, the required setbacks, when applied to the
subject property, only permit an allowable building envelope of 35 feet by 32.5 feet, or
1,13 7.5 square feet:
The proposed house would substantially improve the subject property, and the reduced
front and rear setbacks would not negatively impact the surrounding area because many
of the surrounding homes do not provide the minimum required setbacks. as the attached
report demonstrates. Furthermore, the applicant has obtained the support of over 20
percent of the property owners, owning property within 500 feet of the subject property,
as evidenced by the attached petition.
COMPREHENSIVE PLAN
The application is consistent with the Goal. Objectives, and Policies of the
Comprehensive Plan and serves to implement Goal 1, Objective 1.1, and Objective 1.3 of
the Housing Element.
APPLICABLE REGULATIONS
Land Development Code
• Section 20-2.3 Definitions
• Section 20-3.5 (E)Dimensional Requirements
•
Section -'10-5.9 Variance Approvals
Comprehensive Plan
• Goals. Objectives. and Policies of the Housing Element
RECOMMENDATION
The characteristics of the subject property prevent it from being used in the same manner
as other properties in the RS-4 zoning district; therefore. staff recommends approval.
Attachments:
Letter of Intent and Hardship, dated October 15, 1998
Property Survey
Site Plan
Excerpt of Comp. Plan
Memo from Kathleen Barrie, Planner, regarding front setback analysis
Petition
Mailing Map
HABITAT FOR HUMANITY OF GREATER MIAIN
building houses in partnership with God's people in neE
October 15, 1998
Mr. Gregory Oravec, Acting Director
Planning and Development Department
City of South Miami
6130 Sunset Drive
South Miami FL 33143
Re: VARIANCE APPLICATION
Letter of Intent and Hardship
Lot 82, less N 10', Blk 13
Franklin Subdivision, PB 34/5
6066 SW 63 Street, South Miami
Dear Mr. Oravec,
Habitat for Humanity of Greater Miami requests two setback variances in order to build a
three-bedroom home on the above property.
This property is located in a.South Miami neighborhood that was platted many years ago,
and since the required minimum setbacks in the current Land Development Code were
established projecting larger minimum lot sizes, a hardship is created in building even a
small house on the above lot due to the current setback requirements. This lot was
originally 100' deep, and is now 90' deep which further reduces the lot size. The existing
houses in this neighborhood do not comply with the current setback requirements and our
proposed building site would be consistent with other improved homes in the area.
Miami Habitat request the following variances:
Front - 15' (25' required)
Rear - 18' (25' required)
Thank you for your consideration in this matter.
Sincerely, /]
E 'zabe A. Mullen
Construction Administrator
Habitat For Humanity of Greater Miami / P.O. Box 560994 / Miami, FL 33256-0994 / (305) 670-2224
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LEGAL DESCRIPTION:
LOT 82 . BLOCK 13 , " rR.4,yzi.1,V --
�'.yf.ESUe6o SU6o/I//S/OA/ ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BODY, J4 .AT
SIN. GOTH. COU2T PAGE 5 , OF THE PUBLIC RECORDS OF MIAMI-
��_ DADE COUNTY, FLORIDA,LESS%NE
�' /Ja• /00' /ao• Few TNE�OF.
7Q
O v; PQ 65 1 s2 73
A /g' 0.5 &4 h N ,5. 63 72 L^ /g' BENCHMARK Tlo.1 (ELEVATION= L 'N.G.V.D.)
/00' /017' _ L ,
Of S.W. GJM.A✓E. 41 SW Gan! .-wze.
1
V� V BENCHMARK No.2 (ELEVATION=-Z7 N.G.V.D.)
CV.�NA/r,aN'.-i/E IF OF 6W fi3�81.AT:NE EAST'
LOCATION SKETCH i77OPE2.Y[/y6 sx 6NaJEJ.
SCALE: /"I /00'
SURVEYOR'S NOTES: LEGEND: >♦q aalata9 cmmm E l"noNs
I. THIS SKETCII IS 1107 VALID WITHOUT tHE SICtNNRE AND THE ORIGINAL RASED SEAL OF A FLORIDA LICENSED SURVEYOR AND ( d..".CENIEIRO{ AM4At d. MEASURED
MAPPER.
2. 01STANICES SHOWN ALONG PROPERTY UHES ARE RECORD AND MEASURED.UNLESS OTHERWISE NOTED. GTV awaN.CABLE TEZrAsom Box R!D OWRNw NIL!OTSC
3. ELEVADONS.WHEN SHOWN. RELATE TO NATIONAL CEOOETC VERTICAL DATUM(N.G.VO.)OF 1929. GB.S.Owml.CONCRETE BLOCK STRUCMPE ONIF Il.blaF OKtl1FA0*wS
4.UNLESS OT IERWTSE NOTED. THIS FIRM WAS HOT ATTEMPTED TO LOCATE UNDERGROUND U1RIR ITEMS. awla4aa G101 BASIN R a1WNtu RA011b
JVS SURVEY IS SUBJECT TO EASEMENTS. RICNTS-OF-WAY.AND OTHER/RATTERS WHICH MAY BE REF EMO BY A SEARLJH Of CIS
TITLE t0 THE SUBJECT LANDS. C.L.f.d-W-Ch w UNK FENCE o a.r4.OE201 A14E
B.THIS SURVEY HAS BEEN PREPARED FOR THE EXCLUSIVE USE OF THE ENTRY(ENTRIES)NAMED HEREON.THE CENTIFICAT)ON Cana.s.aWw CONIGEiE • awts.NC LKTAA'CE
SHOWN HEREON DOES NOT EXTEND TO ANY UNNAMED PARTY.
1. THERE ARE NO VISIBLE ENCRDIC DENTS.OTHER THAN THOSE SHOWN HEREON. Emil.0-M FASEMW R4¢ OWBWO ATiLLaO
B. BEARINGS RELATE 10 AN ASSUMED BEARING L N4. A.ON6 - LP, a4.NR•91aW PPE Ff. a.IWaR WOOD TENS
9. PROPUTTY FALLS WrnfM FEDERAL FL000(WARD ZONE PER FLOOD INSURANCE RATE MAP N../tOG3S yt7G.j
WI DATED: Rome"@ LAG/?POE I.Y, a�FIRE MEnW
TT.t OF i OPOGQ411h'y PR mw w1. NI B/TAT Io.e N4/.44.v/Ty REVISIONS Ken alas RoaVal9 aR1.Im Br:
SCIIWEHKE—SHISKIN & ASSOCIATES, INC. (LB—a7) ASST.
LAHO SURVEYORS 4 ENGINEERS 4 ARCHITECTS 4 LAND PW;NERS 4 SOILS D`Tt n[TIRE t CALVET P1.5 N-tull
7240 CORPORATE WAY uIRAMNIt FLORIDA 3,3025 TEL(954M33-7010 DROL{954)0.22-1010 FA 1954)052-9204 oRaa 14A
11941 S.W. 144V..STPER WAML FLORIDA 33109 TEL•(305)233-9210 FL KIETU:05)451-3341 FAC(31!!)231-1103 ASST.V.P.
6
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oROtW w: JGnB3.E vrt 11On 9a24T 60lfCd PAGQ 32-
-. - oROD1 R.. ASST.v.P.
I HEREBY CERTIFY: 1„t An.aRn. v S..'re nE1R�L CIIVET ns Ne�3a9-
a WR.RO.KRrY S.IOWW.oaw III 1•llt AIO c01V10a TO RR BUT TP MY RNORLxoo[ 2_-:.z_ u_zE vTE:
n9 9DA N RECdIIY fIIR�["RD 4N0 aMfN BIRR W TJPtPK9D11 Nb OIIWLTIaI PV)t L GN_ A ,.YCC A
ag IAATKY LTRBnIa.1111 1N(MFmM rto+11o11 STAHVROS AOD.Tm n T1R rtamA `RD'.I A40 VIRV!VOR.N Sao oADOr R.
r4Tt POMID OF PQOFF %L SUnEYOR9 41AI uAPAtlR9 AV1a9Mn To C~TER 91o1T-9. STATE a lBR1o4 ASST.•:.
FL7R9o.AIAMIRAINE Doc alt PIERRE L GLVET PLS—Mee
r�Y
49.92' UNINDENTIFIED O rfr
TREE
I j
HABITAT FOR HUMANITY
a-
o aa> IxORA HEDGE OF GREATER MIAMI, INC.
m 9330 DAOELAND BOULEVARD
C1' ^ SEEHE ! suff EML FLORIDA 0 146
I A/C i 305-670-3224
i UNIT AOMh e1J5AA M Yea
i I
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w RESIDENCES 00-
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PROPCED PORCH -10°
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j LIo E IyE
OAK x - OAK
X75 8 ' m 25'-6' cocoPLUM' 7-6'
S.B.
N +a. i HEDGE y
LOT CALCULATIONS
o� LOT SIZE: 4536.73 SF
Ln 0-> I AIR-CONDITIONED SPACE: 1052.77 SF
TOTAL AREA UNDER ROOF: 1273.00 SF
--L o -� j IMPERVIOUS SURFACE AREA: 449.68 SF
------ - - -------------------------,---------j LANDSCAPE AREA: 2814.05 SF (62%)
j 18'-0"
DRIVEWAY FRVAECT ADDRESS
49.98'
6066 SW 63 STREET. SOUTH MIAMI. FLORIDA
—P4 I4DPG"Y.-NE------------ ---- --
_ a (LEGAL DESCRIPTION
LOT 82. BLOCK 13. "FRANKLIN SUBDIVISION"•
of o EXISTING SIDEWALK ACCORDING TO THE PLAT THEREOF, AS RECORDED
IN PLAT= O O
RECORDS OF M AMID DE COUNTY. FLORIDA. LESS
THE NORTH 10.00 FEET THEREOF.
S
---•—"---------------- SE 63 STREET ---------
SITE PLAN "
SCAM l e- - i'-o-
ARCHITECTS
:00 Maddn Al.— SWIs l Caul 6.b1..•Florid.33U4
0051 442.8410 F.i 442-6757 Be--*AOLCom hd W-Mehl..-II-A-ARUM
FUTURE LAND USE CATEGORIES
This section contains language which explains the intent of the future land use map. Zoning regulatioi
which permit uses that are specificallc permitted by this section and that also permit uses that are le.
' intensive than those permitted by this section may be deemed to be consistent with the comprehensi,.
plan. Zoning regulations that are more restrictive than the provisions of this section may also 1
consistent with the comprehensive plan. The terms "less intensive" and "more restrictive" in this sectic
' are not defined in this plan.
Planned unit development zoning regulations which permit buildings to be higher than stated in this ply
may be deemed consistent with this plan. provided such regulations do not permit the overall floor arc
t on a site to be greater than could occur if the height limits of this plan were observed.
' Nothing in this plan is intended, or has the effect of, limiting or modifying the right of any person t
complete any planned development which has been issued a final planned development order which is i
full force and effect and where development has commenced and is continuing in good faith, provide
that all regulations and conditions as imposed by the City are met. Any legally granted variances to
' development code regulation which implements this plan shall be deemed to be a legally granted variant
to this plan and as such shall be deemed to be consistent with this plan. This variance provision, sha
apply to all elements and sections of this plan.
Vested Rights: Nothing contained herein shall be construed as affecting validly existing vested rights.
shall be the duty and responsibility of the applicant alleging vested rights to affirmatively demonstrat
' the legal requisites of vested rights. Vested rights shall require a demonstration to the Mayor and Cit
Commission of the City of South Miami that the applicant(1) has relied in good faith, (2) upon some ac
or omission of the government, and (3) has made such a substantial change in position or incurred suci
' extensive obligations and expenses to the applicant's detriment as to create an undue hardship. The mer.
existence of zoning contrary to the South Miami Comprehensive Plan shall not be determined to ves
rights. Developmental actions where all required approvals have been received, or orders or permits tha
preceded the official adoption of this Comprehensive Plan shall remain in full force and effect but subjec
to all applicable zoning laws and regulations of the City. The land development regulations to bt
adopted shall provide for specific standards to carry out these concerns.
To reflect the repeated public concerns expressed at the charrettes and public hearings regarding thc
preponderance of land use regulations the land use categories are reduced in number to reflect the
traditional land use designations utilized by the planning profession Regulation of specific uses anc
intensities will be included under provisions in the Land Development Code (97-IER)
Single-Family Residential (Two-Story)
The single-family land use category is intended to provide for one residential dwelling unit on earl:
parcel of land. New parcels should have a minimum area of 10,000 square feet. In areas where existing
platting is characterized by parcels larger than 10,000 square feet, zoning regulations should be consistent
with such parcel sizes provided that minimum parcel sizes need not exceed one acre. In areas where
existing platting is characterized by parcels smaller than 10,000 square feet zoning regulations should be
consistent with surrounding parcel sizes Sites large enough to be subdivided into parcels of 10,000
square feet or larger could be zoned accordingly, but only if such zoning would be compatible with
surrounding development. (97-IER)
Lot of Record: If the owner of a platted lot in any district does not own a parcel or tract of land
immediately adjacent to such lot, and if the deed or instrument under which such owner acquired title to
such lot was of record prior to the application of any zoning regulations to the premises, or if such lot
were created and first recorded in compliance with the zoning regulations in effect on the lot at the time
of recording, and if such lot does not conform to the requirements of such regulations as to the width of
Element 1
Page Number 21
lots and lot area. the provisions of such lot area and lot width regulations shall not prevent the owner of
such lot from erecting - single-family dwelling or making other: rovements on the lot, provided su&
improvements confon. .n all other respects to the applicable ...,nip g regulations provided that such
platted lot is not less than fifty feet in width and has a frontage of at least fifty feet. The tern "platter
lot" as used herein shall mean a full and complete separate parcel designated as a lot, parcel. or tract as
part of a subdivision plat recorded in the public records of Dade County, Florida.
Zonin regulations shall not re uire anv s ecial herein or ai3proval i3rocess for lots that meet the
requirements set forth herein (97-IER)
1 Duplex Residential - i (Two-Story)
The duplex residential category is intended to provide for two er-fReFe residential
dwelling units per parcel of land. Each dwelling unit should have its own at-grade direct access from the
' out-of-doors. Two-family structures should be developed at densities that do not exceed two dwelling
units per 10,000 square feet.
feet-wee. (97-lER)
Townhouse Residential (Two-Story)
' The townhouse residential category is intended to limit development to townhouse-type dwelling units on
parcels of land not less than 69;889 10.000 square feet in area Each dwelling unit should have its own
at-grade direct access from the out-of-doors. Townhouse dwelling units should be developed at densities
that do not exceed one dwelling unit per 7,260 square feet of site area. Individual parcels which meet the
minimum site size of 10-00_0 square feet in area could be developed for use as single-family residential
dwellings units. Zoning regulations which implement the townhouse category sheuM shall prohibit
siugle-€fifflib' and two-family structures; ; ee and one single-family structures may be permitted
to secure a vested right to use any legally created parcels which does not meet the minimum lot size
requirements of this plan and/or the zoning ordinance. (97-IER)
Low Density Multiple-Family Residential (Two Sterp)
Aledium Pensky Multiple Family Resident (Four-Story)
The lew .:,...sity a_a — — multiple-family residential land use cate o
' provide for residential densities of 8 rYies-�tre is intended to
maximum of 24 dwelling units per net acre up
amily
Multiple-family
residential develo ment shall be desired in order to create environmentally-sensitive and well-
landscaped settings with pedestrian and multi-modal transit-oriented amenities Zonin¢ reQUlations shall
be implemented to preserve the existing densities of developed properties within established districts.
Designers should be encouraged to produce unique flexible multi-level proiects such as mixed use
developments. including retail and office uses on ground floor levels Zoning regulations for the proposed
Park View Townhouse area should include an notion whereby townhouse develo menu could be
ermitted at densities not to exceed 24 dwelling unit per acre (97-lER)
` Residential Office (Two-Story)
The residential office land use category is intended to provide for the development of very-low-intensity
office structures that are similar in development characteristics to single-family homes. Development
characteristics shall include but not be limited to height, mass, volume, parking and landscaping.
Buildings shall not exceed two stories.
side afid Feff Setbaeks she-d! net be less than the Faest FestFietiva *aeenf single family Fesidentiai eening
distr4f. if thefe is ne adjaeeat single famik' disui8t7 then fi:efit, side aad reff setbasies shWI flef be less
pied- In addition, heavy landscaping and screening shall be provided for parking areas, trash
storage and other non-residential site characteristics. (97-IER)
Element 1
Page Number 22
CITY OF SOUTH MIANII
® INTER-OFFICE MEMORANDUM
To: Gregory J. Oravec Date: November 9. 1998
Principal Directorl,4cting Director
From: Kathleen Barr i� Subject: Front Setback Analysis
Planner Habitat Variance Requests
This memo serves to transmit the attached charts "Information on Properties Surrounding 6066
SW 6') Street" and "Street Information for Properties Surrounding 6066 SW 63 Street". The
charts illustrate research and field surveys relating to the variance requests for the property
located at 6066 SW 63 Street. The research and field surveys were conducted by Carla
Nogueras, Planning Intern, and myself during the last week.
Please be advised that the front setback of the principal structures on the charts was measured
from the building line to the street pavement, as indicated in the "front setback column" of
"Information on Properties Surrounding 6066 SW 63 Street". The dimensions provided do not
incorporate the zoned right-of-way, which is provided in "Street Information for Properties
Surrounding 6066 SW 6') Street". Thus, the true setback, used for zoning review purposes, is
the measured setback minus the width of the zoned right-of-way. The research reflects that the
median distance between the building line and street pavement is 20 feet. Habitat's requests
would result in a distance of 22.5 feet between the building line and the street pavement.
Please be advised that a revised chart that incorporates the zoned right-of-way information is
forthcoming later this week.
Attachments
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21 Signatures Required
ZONING PETITION
CITY OF SOUTH MIAMI
® 6130 Sunset Drive, 2"d Floor Fax #: (305) 666-4591
South Miami, Florida 33143 Phone: (305) 663-6327
Petition: We, the undersigned property owners, are within 500 feet of the above property.
We understand and approve of the following request(s):
ITEM: PB-98-021
Applicant: Habitat for Humanity of Greater Miami
Request: A variance from Section 20-3.5 (E) of the Land Development Code to allow a
fifteen (15) foot front setback, where twenty-five feet (25) is required, and an
eighteen (18) foot rear setback, where twenty-five (25) feet is required, on .
property located in the RS-4 "Single Family Residential" zoning district.
Location: 6066 SW 63rd Street
South Miami, Florida 33143
me Date Address �
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Zoning Petition Page I of 2
ZONING PETITION
(Continued from Page 1)
Petition: We, the undersigned property owners, are within 500 feet of the
above property. We understand and approve of the request(s)
listed on the preceding page.
Name Date Address
1 C' r mo-, N] c
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ti
�A - DDS' SC/ lc�
Zoning Petition Page 2 of 2
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SUMMARY MINUTES
Regular Meeting
Planning Board
Tuesday,November 10, 1998
City Commission Chambers
7:30 P.M.
I. Call to order and the Pledge of Allegiance to the Flag of the United States of America
A. Mr. Pages, Chairperson, called the meeting to order at approximately 7:35 p.m.
II. Roll Call
A. Board members present constituting a quorum
1. Mr. Pages, Mr. Lefley, Mr. Morton, Mr. Huggins, Ms. Chimelis, Mr. Wiscombe
B. City staff present
1. Subrata Basu(Assistant City Manager/Planning Director); Gregory Oravec (Principal
Planner/Acting Director); Kathie Barrie (Planner); David Struder(Board Secretary)
C. Opening remarks
1. Mr. Pages welcomed Mr. Basu to City staff in his move from Board membership, and Mr. Basu
introduced Ms. Barrie, the City's new Planner, to the Board.
III. Public Hearings
A. ITEM: PB-98-020
Applicant: Mayor& City Commission
Request: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA, RELATING TO TELECOMMUNICATION
FACILITIES; AMENDING CHAPTER 20 OF THE CITY OF SOUTH MIAMI LAND
DEVELOPMENT CODE BY DELETING SECTION 20-5.23(B), ENTITLED
"MICROWAVE ANTENNAS," AND CREATING ARTICLE X, ENTITLED
"SITING REGULATIONS FOR TELECOMMUNICATION TOWERS AND
ANTENNAS;" PROVIDING FOR INTENT, DEFINITIONS, APPLICABILITY,
GENERAL REQUIREMENT AND MINIMUM STANDARDS, PERMITTED USES,
PROCEDURE FOR SPECIAL USE, EXCEPTIONS, ACCESSORY EQUIPMENT
PB Mins 11-10-98 1
b. Suggestion was made that, in regard to Section 20-10.6, Uses Requiring Special Use Approval,that
this language be shown in bold.
8. Motion: Mr. Morton moved approval of the new ordinance, as submitted. Mr. Lefley seconded the
motion.
9. Vote: Approved: 6 Opposed: 0
B. ITEM: PB-98-021
Applicant: Habitat for Humanity of Greater Miami
Request: A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST FOR VARIANCES
FROM SECTION 20-3.5 (E) OF THE LAND DEVELOPMENT CODE TO ALLOW A
FIFTEEN (15) FOOT FRONT SETBACK, WHERE TWENTY-FIVE FEET (25) IS
REQUIRED, AND AN EIGHTEEN (18) FOOT REAR SETBACK, WHERE
TWENTY-FIVE (25) FEET IS REQUIRED, ON PROPERTY LOCATED IN THE RS-
4 "SINGLE FAMILY RESIDENTIAL" ZONING DISTRICT, SPECIFICALLY
LOCATED AT 6066 SW 63`D STREET, SOUTH MIAMI, FLORIDA 33143.
Location: 6066 SW 63' Street, South Miami, Florida 33,143
1. Mr. Morton read the item into the record.
2. Staff presented the item to the Board, summarizing the request.
3. Staff noted that five properties had received rear setback variances and that the current variance
request is compatible with surrounding properties.
4. Staff explained that a hardship does exist, as the subject property cannot be used as other properties
would be used in the RS-4 zoning district and that the intended study for the area will move forward.
5. The public hearing was opened.
a. Mr. David Tucker, Sr., of 6556 SW 78 Terrace, signed in and spoke before the Board. Mr. Tucker
related that he had visited the property and agreed that the new residence would be an improvement.
b. Mr. Tucker asked the City to consider the area overall, such as in the context of the Charrette II and
the CRA, and he noted that the planned study should be a part of that larger consideration.
c. Staff agreed that future consideration of the area, including formulation of procedures, will be
deliberated at a later time.
d. Ms. Elizabeth Mullen, of Habitat for Humanity, signed in and spoke before the Board. Ms. Mullen
thanked the City for its consideration of Habitat's variance request.
PB Mins 11-10-98 3
6. The public hearing was closed.
7. The public meeting continued.
a. Mr. Basu noted that other variance requests, such as from a private property owner in the area, would
receive the same consideration that Habitat has received.
b. The Board and staff discussed the impact, such as relating to policy and zoning concerns, that
continued approvals of variance requests have on the area.
c. The Board and staff noted that Planning & Zoning will conduct a study of the area at a future time,
perhaps in' three to six months,taking into consideration variances approved and building a database of
information compiled, including dates of approvals, properties grandfathered in, building lines and
setbacks, etc.
d. The Board and staff agreed that procedural details need to be completed in regard to future reviews
of zoning matters, for example, conducted by both the CRA Advisory Board and the Planning Board.
8. Motion: Mr. Lefley moved approval of the request, as submitted. Mr. Wiscombe seconded the
motion.
9. Vote: Approved: 6 Opposed: 0
IV. Approval of Minutes
A. Minutes for October 27, 1998
1. The Board duly voted on and approved the minutes for October 27, 1998, as amended.
2. Vote: Approved: 6 Opposed: 0
V. Remarks
A. The Planning Board held a public meeting concerning it and the new CRA Board
1. In doing so, the Planning Board agreed:
a. that both boards have a duty and responsibility to look after the needs of the community falling
under their own jurisdiction;
b. that brainstorming should proceed on how best for both boards to fulfill their duties and
responsibilities without creating confusion and by avoiding duplication;
PB Mins 11-10-98 4
c. that in regard to the CRA Board, criteria for review may be to measure policies against goals and
objectives of the CRA;
d. that there are items clearly within the domain of the Planning Board, such as variance requests.
2. Suggestions put forth in the meeting included the following:
a. that the CRA Board and Planning Board processes should be concurrent;
b. that the PB should receive a copy of the CRA Board's minutes;
c. that the CRA Board and the PB hold a joint workshop;
d. that a walking tour of the area be scheduled;
B. Parking within the downtown area
1. The Board emphasized its concerns regarding current and future parking problems in the City's
downtown area, particularly following the opening of the Shops at Sunset Place.
2. The Board agreed that it would like to review traffic and parking studies that may have been
generated for the downtown area.
VI. Adjournment
A. There being no further business before the Board, the meeting was adjourned at 8:55 p.m.
B. Respectfully,
1.
Board Chairperson Date
2.
Board Secretary Date
Pursuant to Florida statutes 286.0105, the city hereby advises the public that if a person decides to appeal any decision made by this
board, agency, or commission with respect to any matter considered at its meeting or hearing, he or she will need a record of the
proceeding, and that for such purpose, affected person may need to ensure that a verbatim record of the proceedings is made which
record includes the testimony and evidence upon which the appeal is to be based. This notice does not constitute consent by the city for
the introduction or admission or otherwise inadmissible or irrelevant evidence,nor does it authorize challenges or appeals not otherwise
allowed by law.
PB Mins 11-10-98 5