Zoning Resolution 17-Z-161 - Laserfiche WebLink

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Applicant: Parking Garage Setbacks: The Property is unique because it is composed of irregularly shaped parcels on one of the City's finger islands which narrows towards the middle of the lot, where the setback relief is being requested. The survey shows that the Property narrows to approximately 155 feet towards the middle, whereas the lot is approximately 162 feet at the western most portion of the Property. This discrepancy of approximately seven (7) feet would eliminate the need for the southern setback variance if the Property was a regularly shaped lot. The peculiar shape of the land necessitates the need for setback variances to build the required parking for the Proposed Project. Porte Cochere Setbacks: There are special conditions which are peculiar to the land and which are not applicable to other properties within the RMF-2 zoning district, most of which are located north of 173rd street. It is a uniquely shaped lot, which differs from the neighboring lots in both size and shape. Further, a significant portion of the Property is submerged. The narrow finger island creates a special condition which limits the development of the Property. Although Applicant is meeting all setback requirements for the Proposed Buildings, the Porte Cochere will not fit within the 25 foot setback of the narrow lots along Kings Point Drive. Building Separation: Section 265-34(D)(6)(a) states: When there are two or more - towers on the same property, the building-separation shall be a minimum of 50 feet_._N. between towers. The Proposed Buildings and Existing Building will meet the building separation requirements. However, the North Tower and Parking Garage will not meet the 50 foot separation requirement due to the unique nature of the Property. Rather, - - Applicant is requesting a variance for a building separation of 33'7" at the narrowest center point and 43'9"at the corners, between the North Tower and Parking Garage. (2) The special conditions and circumstances do not result from the actions of the petitioner; Applicant: Parking Garage Setbacks: Applicant did not create the shape, size and location of the Property, which uniquely narrows in the location of the proposed Parking Garage; rather these qualities are inherently distinct to the Property. Porte Cochere Setbacks: The special condition of the narrow finger island did not result from the actions of the Applicant. Building Separation:Applicant did not create the unique shape, size and location of the lot. These qualities are inherently unique to the Property and create challenges for the Applicant to provide required parking onsite. The Parking Garage provides the required parking for the Existing and Proposed Buildings-and any modifications will significantly limit Applicant's ability to provide required parking for the Proposed Project (3) Literal interpretation of the provisions of these LDRs deprives the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of this chapter and works unnecessary and undue hardship on the applicant; 10 U:\PLAINNNING&ZONING2008\ZONENG HEARING-APPLICATIONS\2016 APPLICATION PZ2016-12 Marina Del Mar II