03-20-07 Item 14South Miami
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N•+"EO CITY OF SOUTH MIAMI 1111.
OFFICE- OF THE CITY MANAGER
INTER - OFFICE MEMORANDUM 2001
To: The Honorable Mayor Feliu and Members of the City Commission
Via: Yvonne S. McKinley, City Manager ` �or•
From: Julian Perez, Planning DirectoA!av
Date: March 20, 2007 ITEM No. /4-
Subject: A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST FOR TWO VARIANCES FROM SECTION 20- 3.5(E)
OF THE LAND DEVELOPMENT CODE IN ORDER TO ALLOW THE CONSTRUCTION OF A ONE
STORY SINGLE FAMILY HOME ON PROPERTY LOCATED AT 6350 SW 60 AVENUE, SOUTH
MIAMI, FLORIDA, WITHIN THE "RS -4" SINGLE FAMILY RESIDENTIAL ZONING USE DISTRICT;
THE VARIANCES REQUESTED ARE: (1) A VARIANCE TO ALLOW THE LOT SIZE OF A BUILDING
SITE TO BE 4796 SQUARE FEET WHERE A MINIMUM LOT SIZE OF 6000 SQUARE FEET IS
REQUIRED AND 47 FEET OF FRONTAGE WHERE 60 FEET IS REQUIRED; (2) A VARIANCE TO
PERMIT THE STREET SIDE YARD SETBACK TO BE 13 FEET 9 INCHES WHERE 15 FEET IS
REQUIRED; PROVIDING FOR AN EFFECTIVE DATE.
Previous Application:
The applicant, previously presented a variance request for the subject property before the Planning Board in
December, 2006 and the City Commission in January, 2007. The proposal at that time was to build a two story
building. The three variances at that that time included lot size and two variances related to the second story
setback.
When both items appeared on the City Commission agenda in January 2007, it was determined that an existing
unity of title combining all three of the lots needed to be released first before action on the variances could be
taken. The items were deferred. The release of the unity of title was done by the City Commission at its February
20, 2007, meeting.
In the interim period the applicant has re- designed the proposed home (6350 SW 60 Avenue). The proposed home
is now a one story structure, thereby changing the variances needed for development.
Background:
The applicant, Habitat for Humanity has filled Application No. P13-07 -009, requesting two variances in order to
construct a single family home on the vacant lot located at 6350 SW 60 Avenue (Lot 77, Block 14, Franklin
Subdivision). The applicant is requesting approval of a lot size (includes frontage) variance and a street side yard
setback. The applicant, a non -profit housing organization, is proposing to build a one story home with a total of
1,317 sq. ft. of floor area.
The subject parcel at 6350 SW 60 Ave. is a non- conforming property and any new construction must meet the
zoning standards for the RS -4 Single Family Residential zone district. Development of the property is prohibited
because the lot area of the parcel is 4,796 sq. ft. which is below the minimum required lot size of 6,000 sq. ft.
Although the property's legal address is on SW 60 Avenue, the home will face SW 63 Terrace which has only 47
feet of frontage. This frontage is below the minimum required frontage of 60 feet for the zoning district (LDC
Section 20- 3.5(D). The two dimensional lot size requirements results in the first variance. A second variance
2
requested is a street side setback variance. The applicant's submitted plans show the minimum setback as 13 feet 9
inches, however 15 feet is required.
Staff Observations:
(1) The lot area/frontage variance request is a not a unique situation. The substandard size of plated lots is a
deterrent to the development of property. It is important to note that less than 40% of the lots conform to the
lot area and width requirements in RS -4 zoning district within the Community Redevelopment Agency area.
(2) Habitat for Humanity builds homes that have prototypical layout and design that use standardized trusses and
other building components to keep the homes affordable. The applicant in a letter dated February 21, 2007
claims that the substandard size of the property is a hardship and the special circumstances of providing
affordable homes both justify the granting of the variances.
(3) The City's Comprehensive Plan specifically states that the construction of affordable housing is a major goal of
the City. Attached to the Planning Department staff report is an excerpt from the Plan listing the goals and
policies related to the production of affordable housing.
(4) The variances requested will have minimal impact on surrounding properties. The variances are also necessary
to use the property to create an affordable housing opportunity.
Planning Board Action:
The Planning Board at its February 27, 2007 meeting, after public hearing, adopted a motion by a vote of 7 ayes 0
nays recommending approval of the requested variances. The Board further recommended that the variance
application fee be reduced from $2,750 to $250.
Recommendation:
It is recommended that the City Commission approve the two variances requested to allow the development of a
new home at 6350 SW 60 Avenue. It is further recommended that to be consistent with the action taken on the
waiver of fee for 6016 SW 63 Street, the full variance application fee ($2750) be waived. This is an action
routinely done in the past for non - profit groups.
Backup Documentation:
Draft Resolution
Planning Department Staff Report 2/27/07
Survey
Site Plan / Elevations
Planning Board Meeting Excerpt 2/27/07
Public Notices
J P /SAY
PAComm Items\2007 \3- 20- 07 \PB -07 -009 6350 SW 60 Av CM Report.doc
1
2 RESOLUTION NO.
3
4 A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY. OF SOUTH
5 MIAMI, FLORIDA, RELATING TO A REQUEST FOR TWO VARIANCES FROM
6 SECTION 20- 3.5(E) OF THE LAND DEVELOPMENT CODE IN ORDER TO ALLOW
7 THE CONSTRUCTION OF A ONE STORY SINGLE FAMILY HOME ON PROPERTY
8 LOCATED AT 6350 SW 60 AVENUE, SOUTH MIAMI, FLORIDA, WITHIN THE "RS -4"
9 SINGLE FAMILY RESIDENTIAL ZONING USE DISTRICT; THE VARIANCES
10 REQUESTED ARE: (1) A VARIANCE TO ALLOW THE LOT SIZE OF A BUILDING
11 SITE TO BE 4796 SQUARE FEET WHERE A MINIMUM LOT SIZE OF 6000 SQUARE
12 FEET IS REQUIRED AND 47 FEET OF FRONTAGE WHERE 60 FEET IS REQUIRED;
13 (2) A VARIANCE TO PERMIT THE STREET SIDE YARD SETBACK TO BE 13 FEET 9
14 INCHES WHERE 15 FEET IS REQUIRED; PROVIDING FOR AN EFFECTIVE DATE.
15
16
17 WHEREAS, Application No. PB -07 -009 was submitted to the Planning Board by
18 applicant, Habitat for Humanity, said application requesting approval of two variances from
19 Section 20 -3.5 (E) of the Land Development Code: (1) to allow the area of a building site to be
20 4796 square feet, where a minimum of 6000 feet is required and 47 feet of frontage where 60 feet
21 is required; (2) a variance to allow the street side yard setback to be 13 feet 9 inches where 15 feet
22 is required all on property within an "RS -4" Single Family Residential Zoning Use district,
231 specifically located at 6350 SW 60 Avenue, South Miami, Florida; and
24
25 WHEREAS, the applicant wishes to develop the property with a new one story single
26 family building, and;
27
28 WHEREAS, in order to develop the property as proposed the requested variances are
29 required; and
30
31 WHEREAS, the approval of a variance requires a recommendation from the Planning
32 Board and the approval of the City Commission after a public hearing; and
33
34 WHEREAS, the applicant, a not - for -profit corporation, has requested a waiver of the
35 variance application fee ($2750); and
36
37 WHEREAS, at its February 27, 2007 meeting the Planning Board, after public hearing,
38 voted 7 ayes 0 nays to recommend approval of the variances requested and further recommended
39 that the variance application fee be reduced to $250; and
40
41 WHEREAS, the Mayor and City Commission of the City of South Miami desire to accept
42 the recommendation of the Planning Board.
43
44
45 NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF
46 THE CITY OF SOUTH MIAMI, FLORIDA THAT:
47
48 Section 1. That Application No. P13-07 -009 submitted to the Planning Board by applicant,
49 Habitat for Humanity, said application requesting approval of two variances from Section 20 -3.5
50 (E) of the Land Development Code: (1) to allow the area of a building site to be 4796 square feet,
51 where a minimum of 6000 feet is required and 47 feet of frontage where 60 feet is required; (2) a
52 variance to allow the street side yard setback to be 13 feet 9 inches where 15 feet is required all on
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(2)
property within an "RS -4" Single Family Residential Zoning Use district, specifically located at
6350 SW 60 Avenue, South Miami, Florida are hereby approved.
Section 2. The approval of the requested variances includes includes approval of Architectural
Site Plans for Lot 77,131ock 14 as prepared by Buckler Architects, (dated 1- 30 -07) and labeled
Exhibit "A" which is attached and incorporated herein.
Section 3. That the approval of the subject variances are based upon the following findings:
a) The requested lot size /frontage and setback variance are necessary because the property cannot
be developed which constitutes a hardship;
b) The variances requested are of a small, incremental nature and would have minimal impact on
surrounding properties;
c) The variances requested are a unique situation that would not be applicable to any other
properties in the immediate vicinity;
d) The variances requested will promote the Comprehensive Plan policies of providing affordable
housing opportunities.
Section 4. That the variance application fee of $2,750 is hereby waived.
Section 5. This resolution shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this , day of , 2007
ATTEST: APPROVED:
CITY CLERK
READ AND APPROVED AS TO FORM:
CITY ATTORNEY
P: \Comm Items \2007 \3- 20- 07 \PB -07 -009 6350 SW 60 Av Resol.doc
ON
Commission Vote:
Mayor Feliu
Vice Mayor Wiscombe:
Commissioner Palmer:
Commissioner Birts
Commissioner Beckman:
so u'r South Miami
U .41 AR- America City
U
INCORPORATED
1927
LOR1lip)
2001
CITY OF SOUTH MIAMI
To: Honorable Chair & Date: February 27, 2007
Planning Board Members
From: Julian P Re: Variance Requests(2)
Director o lanning 6350 SW 60 Ave.
PB -07 -009
Applicant: Habitat for Humanity
Location: 6350 SW 60 Ave..
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST FOR TWO VARIANCES FROM
SECTION 20- 3.5(E) OF THE LAND DEVELOPMENT CODE IN ORDER TO ALLOW
THE CONSTRUCTION OF A ONE STORY SINGLE FAMILY HOME ON PROPERTY
LOCATED AT 6350 SW 60 AVENUE, SOUTH MIAMI, FLORIDA, WITHIN THE "RS -4"
SINGLE FAMILY RESIDENTIAL ZONING USE DISTRICT; THE VARIANCES
REQUESTED ARE: (1) A VARIANCE TO ALLOW THE LOT SIZE OF A BUILDING
SITE TO BE 4796 SQUARE FEET WHERE A MINIMUM LOT SIZE OF 6000 SQUARE
FEET IS REQUIRED AND 47 FEET OF FRONTAGE WHERE 60 FEET IS REQUIRED;
(2) A VARIANCE TO PERMIT THE STREET SIDE YARD SETBACK TO BE 13 FEET
9 INCHES WHERE 15 FEET IS REQUIRED; PROVIDING FOR AN EFFECTIVE
DATE.
BACKGROUND OF REQUEST
In July 2005 the South Miami Community Redevelopment Agency adopted a resolution turning
over two and half lots owned by the CRA to Habitat for Humanity for express purpose of
building affordable housing. The warranty deed transferring the properties requires Habitat to
build two single family homes, obtain variances if necessary, and make special efforts to sell the
homes to qualified residents of the CRA area. For whatever reason the lots at transfer were
mistakenly joined by a unity of title.
The applicant, Habitat for Humanities, previously presented a variance request for the subject
property before the Planning Board at its December 12, 2006. The proposal at that time was to
build a two story building. The three variances at that that time included lot size and two
variances related to the second story setback. The Board recommended approval of the request by
a 4 -2 vote. A second home to be built on an abutting lot at 6016 SW 63 Street was also
recommended for approval.
When both items appeared on the City Commission agenda in January 2007, it was determined
that technically an existing unity of title combining all three of the lots needed to be released first
(2)
before action on the variances could be taken. The items were deferred. The release of the unity
of title was done by the City Commission at its February 20, 2007, meeting.
In the interim period the applicant has re- designed one of the proposed homes (6350 SW 60
Avenue). The proposed home is now a one story structure, thereby changing the variances needed
for development. For this reason the item is being brought back to the Planning Board for a
recommendation.
SUMMARY OF REQUEST
The applicant needs two variances in order to construct a single family home on the vacant lot
located at 6350 SW 60 Avenue (Lot 77, Block 14, Franklin Subdivision). The applicant is
requesting approval of a lot size (includes frontage) variance and a street side yard setback. The
applicant, a non - profit housing organization, is proposing to build a one story home with a total of
1,317 sq. ft. of floor area.
The subject parcel at 6350 SW 60 Ave. is a non - conforming property and any new construction
must meet the zoning standards for the RS -4 Single Family Residential zone district.
Development of the property is prohibited because the lot area of the parcel is 4,796 sq. ft. which
is below the minimum required lot size of 6,000 sq. ft. Although the property's legal address is
on SW 60 Avenue, the home will face SW 63 Terrace which has only 47 feet of frontage. This
frontage is below the minimum required frontage of 60 feet for the zoning district (LDC Section
20- 3.5(D). The two dimensional lot size requirements results in the first variance. A second
variance requested is a street side setback variance. The applicant's submitted plans show the
minimum setback as 13 feet 9 inches, however 15 feet is required.
APPLICABLE REGULATIONS (See ATTACHNMENT)
• Land Development Code Section 20 -3 .5(E) Dimensional Requirements
• Land Development Code Section 20 -5.9 Variances Approvals
STAFF OBSERVATIONS
(1) The subject site is surrounded on the north, east and west by small single family homes, many
of which are located on substandard lots (below the RS -4 minimums). To the south of the
property are two church parking lots. The property is vacant.
(2) The lot area/frontage variance request is not a unique situation. The substandard size of
plated lots is a deterrent to the development of property. It is important to note that less than
40% of the lots conform to the lot area and width requirements in RS -4 zoning district within
the Community Redevelopment Agency area.
(3) Habitat for Humanity builds homes that have prototypical layout.. and design that use
standardized trusses and other building components to keep the homes affordable. The
applicant in a letter dated October 26, 2006, claims that the substandard size of the property is
a hardship and the special circumstances of providing affordable homes both justify the
granting of the variances.
(4) The City's Comprehensive Plan specifically states that the construction of affordable housing
is a major goal of the City. Attached is an excerpt from the Plan listing the goals and policies
related to the production of affordable housing.
(3)
(5) The variances requested will have minimal impact on surrounding properties. The variances
are also necessary to use the property to create an affordable housing opportunity.
(6) The applicant is also requesting that the City Commission waive the variance application fees
($2750).
RECOMMENDATION
It is recommended that the Board recommend approval of the both requested variances for 6350
SW 60 Avenue. The Board may also want to support a waiver of the variance application fees
which action has been routinely done in the past for non - profit groups.
Attachments:
Comp. Plan Excerpt
Application,
Location Map,
Letter of Hardship
Survey,
Site Plan
LDC Applicable Regulations,
Copy of Public Notices
JP /SAY
\P:\PB\PB Agendas Staff Reports\2007 Agendas Staff Reports\2- 27- 07\PB -07 -009 Variances Habitat 6350 Sw 60
Av.doc
Comprehensive Plan (p. 99)
GOALS, OBJECTIVES AND POLICIES
HOUSING ELEMENT
Objective 1.3 To create and maintain affordable housing for all current and anticipated future
residents of the City and specifically supporting programs such as CRA and other private
organizations which will result in the construction of 30 units of affordable housing and an
additional 100 units anticipated to be part of the proposed Hometown Station project by the
year 2005. It is projected that construction of an additional 150 units of affordable housing
can be achieved through various programs and projects by the year 2010 (reducing the
future deficit of affordable housing by 25 %).
Policy 1.3.3 The City's Community Redevelopment Agency will implement its New
Housing Program in order to acquire vacant property and provide financial
assistance to construct at least 24 new affordable housing units.
Policy 1.3.4 The City's Community Redevelopment Agency will provide additional
incentives to private developers to construct projects with affordable
housing units.
Policy 1.3.5 The City will support and assist the efforts of private organizations to
construct at least five affordable housing units per year.
P:\PB\PB Agendas StaffReports\2006 Agendas Staff Reports \11 -29 -06 \Comp Plan.doc
City of South Miami
Planning & Zoning Department
City Hall, 6130 Sunset Drive,-#South Miami, Florida 33143
Telephone: (305) 663 -6326 Fax: (305) 666 -4591
Application For Public Hearing Before Planning Board & City Commission
Address of Subject Property: 051) SW Gib_
The unde igned has read this con' a placation and represents that the information and all submitted materials are true and
correct t e best of a 1'cant's knowledpge and belief.
Applic is Signature and title Date
Upon receipt, applications and all s mitted terials will be reviewed for compliance with the Land Development Code and other
applicable regulations. Applications in compliance will be rejected and returned to the applicant.
OFFICE USE ONLY:
Date Filed Date of PS Hearing Date of Commission
Petition Required Petition Accepted
Method of Payment
1/10/00
Lot(s) ]� Block 1�_ Subdivision �vnm�_
5 �T"�
Meets & Bounds:
Applicant M�`
Phone: • .
Representative: Mho Mevvdn�n�t��L �1cCC�OW
Organization:
Address: NOD P w?l KWVVVn �. �i�l�Z
Phone:
Property Owner. M,6 _ ,66 �h � t�•�
Signature:
Mailing Address: 4 C(L (kW \/r
Phone:
chitect/Engineer. by MG
Phone:
AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
Owner LOwner's Representative _Contract to purchase _Option to purchase Tenant/Lessee
APPLICATION IS HEREBY MADE FOR THE FOLLOWING:
SUBMITTED MATERIALS
PLEASE CHECK THE APPROPRIATE ITEM:
Text Amendment to LDC X Variance
PLEASE CHECK ALL THAT APPLY:
_ Letter of intent
_
Comprehensive Plan _Special Use
_ PUD Approval _Rezoning
_ PUD Major Change _Special Exception
_Other
_ Justifications for change
Statement of hardship
_ Proof of ownership or letter from owner
_ Power of attorney
Briefly explain application and cite specific Code sections:
_ Contract to purchase
— Current survey
Lot 1 1 {
_
_ 7 copies of Site Plan and
1 reduced copy @ 8.5"x11"
20% Property owner signatures or
affidavit
Section: Subsection: Page #: Amended Date:
_ Mailing labels (3 sets) and map
_ Required Fee(s)
The unde igned has read this con' a placation and represents that the information and all submitted materials are true and
correct t e best of a 1'cant's knowledpge and belief.
Applic is Signature and title Date
Upon receipt, applications and all s mitted terials will be reviewed for compliance with the Land Development Code and other
applicable regulations. Applications in compliance will be rejected and returned to the applicant.
OFFICE USE ONLY:
Date Filed Date of PS Hearing Date of Commission
Petition Required Petition Accepted
Method of Payment
1/10/00
City of South Miami
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11/1312006. For any issues, please contact the Planning Department.
0 300 600 900 1,200 1,500
Feet
Z Habitat for Humanity
of Greater Miami
building houses in partnership with God's people in need
February 21, 2007
City of South Miami
6130 Sunset Drive
South Miami, FL 33143
Attn: Mr. Sanford Youkilis
Re: Statement of Hardship for 6350 SW 60 Avenue (Planning Board Item # PB -07 -009)
Dear Planning Board Members:
I, Anne E. Manning, Executive Director of Habitat for Humanity of Greater Miami, hereby apply to the City
South Miami Zoning and Planning Board for approval of two variances from the terms of the Zoning
Ordinance of the City of South Miami, affecting the property located at 6350 SW 60 Avenue, South
Miami, Florida. This is a redesign of a home previously submitted for City approval; the redesign
eliminates the second story but still requires lot :size /frontage and setback variances.
The hardships we face are related to special circumstances and conditions peculiar to the land and do not
result from actions of the petitioner. In this particular case, the differences between required and
attainable lot size /frontage and setbacks are as follows:
6350 SW 60 Avenue:
Lot size —
Lot frontage —
Side yard setback —
area provided 4,796' area required 6,000'
area provided 47' area required 60'
area provided 13' -9" area required 15'
It is also requested that variance application fees be waived for this item. Miami Habitat is a not - for - profit
'developer of affordable housing and the aforementioned property was donated to Habitat for Humanity
from the City of South Miami for this purpose.
Attached for your reference is an updated variance application cover sheet. It is my understanding that all
other required items are currently on file with the Planning and Zoning Department.
Thank you very much for your consideration.
Sincerely,
ne E. Manni
ecutive Dire
Habitat For Humanity of Greater Miami, Inc.
3800 NW 22nd Avenue Miami, Florida 33142 z Tel. 305.634.3628 Fax: 305.638.4917
ATTACHMENT
LAND DEVELOPMENT CODE APPLICABLE REGULATIONS
• Land Development Code Section 20 -3.5(C )(1) Dimensional Requirement Tables
(1) The use of land and the erection of buildings and other structures on land
shall be subject to the dimensional requirements of the applicable zoning
district, as reflected on the three tables labeled "Dimensional
Requirements, Single- Family Districts" (Section 20- 3.5E), "Dimensional
Requirements, Multi family Districts" (Section 20 -3.5F) and "Dimensional
Requirements, Nonresidential Districts" (Section 20- 3.5G).
Land Development Code Section 20-3.5(E) DIMENSIONAL REQUIREMENTS
REQUIREMENT RS -4
Net Area (sq. ft.)
6000
Frontage(ft)
60
Second Floor Sq Footage
60% of first floor
Side Setback Second
10
Story (ft)
• Land Development Code Section 20 -5.9 Variances Approvals
(A) Expiration of Variance Approvals. A variance approved pursuant to
Section 20 -5.5 shall lapse after six (6) month if no substantial
construction or change of use has taken place in accordance with
the request for such variance and if the city commission has not
specified a longer approval period for good cause shown.
(B) Extension of Variance Approvals. Four (4) affirmative votes of
the city commission may grant an extension to a previously
approved variance if a proper and timely request is made by the
applicant prior to the expiration of the six (6) month period.
(C) Hardship Statement. All applications for a variance shall include
a letter of intent indicating the specific nature of the hardship
upon which the request is based.
(D) Property Survey Required. All applications for a variance shall
include a current property survey prepared by a registered
surveyor.
(E) Neighborhood Concurrence. All applications for a variance shall
be accompanied by a map which reflects all properties and the
names of all property owners within a five hundred (500) foot
radius of the subject property. The applicant shall obtain and
submit the signatures of at least twenty (20) percent of such
property owners, indicating their awareness of and concurrence
with the proposed variance request.
(F) Proposed Site Plan .Required. A site plan shall be required
showing all proposed buildings and setbacks and any other
features relating to the variance request.
(G) Permitted Variance Requests. Applications for variances shall be
restricted to only the following:
(1) Yard setbacks
(2) Lot size
(3) Lot coverage
(4) Building height
(5) Fences and walls
(6) Impervious coverage
(7) Off- street parking
(8) Open space
(9) Signs
(10) Landscaping
SOUTH
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INCORPORATED
• 1927 p'
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting
Action Summary Minutes
Tuesday, February 27, 2007
City Commission Chambers
7:30 P.M.
- - - -R CERRT- - - - - -
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7: 40 P.M.
Action: The Pledge of Allegiance was recited in unison.
II. Roll Call.
Action: Chairman Morton requested a roll call.
Board members present constituting a quorum: Ms. Beckman, Mr. Davis,
Mr. Farfan, Ms. Young, and Ms. Lahiff, Ms. Yates.
City staff present: Julian H. Perez (Planning Director), Sanford A. Youkilis (Planning
Consultant), Eve Boutsis (City Attorney), and Lluvia Resendiz (Administrative Assistant).
IV. Planning Board Applications / Public Hearing
PB -07 -009
Applicant: Habitat for Humanity
Location: 6350 SW 60 Ave.
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST FOR TWO VARIANCES FROM
SECTION 20- 3.5(E) OF THE LAND DEVELOPMENT CODE IN ORDER TO ALLOW
THE CONSTRUCTION OF A ONE STORY SINGLE FAMILY HOME ON PROPERTY
LOCATED AT 6350 SW 60 AVENUE, SOUTH MIAMI, FLORIDA, WITHIN THE "RS -4"
SINGLE FAMILY RESIDENTIAL ZONING USE DISTRICT; THE VARIANCES
REQUESTED ARE: (1) A VARIANCE TO ALLOW THE LOT SIZE OF A BUILDING
SITE TO BE 4796 SQUARE FEET WHERE A MINIMUM LOT SIZE OF 6000 SQUARE
FEET IS REQUIRED AND 47 FEET OF FRONTAGE WHERE 60 FEET IS REQUIRED;
(2) A VARIANCE TO PERMIT THE STREET SIDE YARD SETBACK TO BE 13 FEET 9
INCHES WHERE 15 FEET IS REQUIRED; PROVIDING FOR AN EFFECTIVE DATE.
Planning Board Meeting
February 27, 2007 Excerpt
Page 2 of 2
Mr. Youkilis advised that the development of the property is prohibited because the lot
area of the parcel is 4796 square feet which is below the minimum required lot size of
6000 square feet. The frontage of the site is also below the minimum required frontage.
The Land Development Code requires a 15 feet side yard setback and the architectural
plans show 13 feet 9 inches. As a result Habitat is requesting a variance for both the two
dimensional lot size and for a street sidle setback. Mr. Youkilis advised that this site had
been before the Board before, and that it was a two story building at that time. The item
was deferred by the City Commission because a faulty unity of title document had to be
released first. It has been released by the City Commission. Mr. Youkilis advised that
Habitat for Humanity has standard architectural plans which do not necessarily fit in every
lot. It is important the city recognize that this will be affordable housing. Mr. Youkilis
advised that the Planning Board's recommendation could be appropriate to include a
waiver of the fee for $2750. This action has been routinely done in the past for non - profit
groups. The City Commission has stated that they reserve to themselves the right to make
the decision concerning application fees.
Recommendation: It was recommended by staff that the Planning Board approve both
variances for 6350 SW 60 Avenue.
Chairman Morton opened the public hearing
There were no speakers on this issue
Chairman Morton closed the public hearin
Ms. Young asked to clarify if whether these homes were strictly for South Miami
residents. Ms Boutsis explained that the contract requires that Habitat for Humanity first
go to residents of South Miami or people employed by the City of South Miami. Should
these two criteria not be met then it may apply to those who qualify for affordable housing.
Ms. Yates questioned whether any neighbors or adjacent property owners have any
concerns or comments relating to the issue.
Action: Ms. Young moved to approve the two requested variances for 6350 SW 60 Ave
as well to reduce the variance application fee to $250. Ms. Yates seconded the motion.
Vote: Ayes 7 Nays 0
PAComm Items\2007 \3 -20 -07 \Excerpt PB Mins_02- 27- 07.doc
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