M E M O R A N D U M
To: Honorable Mayor and Town Council
From: Rafael G. Casals, Town Manager
Date: May 21, 2014
(Deferred from April 16, 2014)
Re: El Dorado Plaza (Application Nos. V-2013-041 (D))
Variance Request for Size of Sign, located in the interior of the property, as part of a 69,525 SF mixed-use project which includes a two-story furniture store and a mixed-use building (commercial) for property located at 19250 South Dixie Highway
(Note: Revised Variance Request is for a 123 sq. ft. Sign)
REQUESTStitle
A RESOLUTION OF THE MAYOR AND TOWN COUNCIL OF THE TOWN OF CUTLER BAY, FLORIDA, APPROVING A VARIANCE APPLICATION FOR SIGNAGE FOR EL DORADO PLAZA LOCATED AT 19250 S. DIXIE HIGHWAY, TO PERMIT A WALL SIGN TO BE 218.7 SQUARE FEET WHERE 40 SQUARE FEET IS PERMITTED LOCATED ON THE SOUTH ELEVATION OF THE BUILDING; AND PROVIDING FOR AN EFFECTIVE DATE.
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APPLICATION SUMMARY
Applicant/Representative: Destiny Buildings, LLC/Bill Pfeffer, Creech Engineering
Location: 19250 South Dixie Highway
Total Acreage/Square Feet: 4.12 +/- Gross Acres or 179,586 SF (per survey)
Building Size/Square Feet: 69,525 SF (60,000 SF Store and 9,525 SF Retail Building)
Current Future Land Use
Plan Map Designation: Mixed-Use
Existing Zoning/ Site
Condition: TRC (Transit Corridor)/Vacant Car Dealership to be demolished
Folio Number: 36-6005-079-0010
Legal Description: Tract A-8 of Point West Eighth Addition, according to the Plat thereof, recorded in Plat Book 144, page 93, of the Public Records of Miami-Dade County, Florida
RECOMMENDATION
Staff recommends Approval of the Sign Variance for "El Dorado Plaza" located at 19250 South Dixie Highway, the southwest corner of the intersection of South Dixie Highway and Marlin Road.
As its meeting on April 16, 2014, the Town Council approved the Applicant's requests for a total of three variances (Application Nos. V2013-041(A-C) ) concerning: number of signs (Request 1) and sign size (Requests 2, 3) In addition to the Variances, the Applicant requested and was granted Site Plan approval (SP-2013-037). The Variances were reviewed pursuant to Sec. 3-36 Variance B. Approval Standards. At that time, the Applicant requested a deferral of Application Number V2013-041(D) in order to re-evaluate the request for a 218.7 square foot store sign located in the interior of the property on the proposed El Dorado Furniture Showroom building after negotiating with Town Staff. The Applicant is now proposing and requesting approval for a 123 square foot sign, when previously a 218.7 sq. ft. sign was requested.
Staff bases the recommendation above on the intent of the TRC District, which is to, among other things, reduce visual clutter and improve the aesthetic quality and character of the US 1 corridor. Signage larger than permitted by code does not reduce visual clutter or improve the aesthetics of the corridor, but in the case of this request the signage is interior to the property and not along the corridor. Town Council recently approved a similarly sized sign fronting US 1 which has a greater impact than the proposed request. Staff has also reviewed Section 3-114 Permanent Signs (B) Non-residential uses for sign standards.
STAFF ANALYSIS
As part of a previously approved application the Applicant (Destiny Buildings, LLC) proposes to construct a proposed mixed-use development. This proposed development will be comprised of a two-story, 60,000 SF furniture store and a 9,525 SF restaurant/retail/office building with six storefronts. It is envisioned by the applicant that several of these storefronts will be combined in order to serve larger tenants. In order to allow buildings greater than 50,000 SF in size the Applicant is proffering to adhere to Article IV Green Standards.
Town Staff met numerous times with the Applicant in order to refine the proposed development plans and address the number of Variance requests. Plans on file and reviewed include:
Site and Surrounding Area Data
Land Use Designation: |
Mixed Use |
Zoning District: |
TRC (Transit Corridor) |
Property Boundaries: |
North: Marlin Road South: Pace Center East: South Dixie Highway West: South Dade Busway |
Size of Property: |
4.12 +/- Gross Acres or 179,586 (per survey) |
Property(s) Description/Existing Conditions: |
Vacant car dealership to be demolished |
Surrounding Growth Management Plan Future Land Use Designation(s): |
North: Mixed Use South: Mixed Use East: Mixed Use West: Business and Office (Unincorporated Miami-Dade County) |
Surrounding Zoning: |
North: TRC South: TRC East: TRC West: BU-2 (Unincorporated Miami-Dade County) |
Surrounding Existing Land Use(s): |
North: Retail South: Retail and Office East: Retail West: South Dade Busway and Commercial/Retail |
TRC, Transit Corridor District - Site Development Standards and Proposal
The Transit Corridor District provides for the location of transit-oriented uses and uses having a market area extending beyond the scale of the corridor and surrounding neighborhoods. The intent of the district is to facilitate convenient access, minimize traffic congestion, and reduce visual clutter to create a development pattern which improves the aesthetic quality and character of the US 1 corridor within the Town. Buildings are required to relate to the street with a pedestrian scale, rather than to parking lots. Site design criterion is required to facilitate ease of pedestrian access along the corridor and bus way.
Land Development Regulations
The following Sections of the Town of Cutler Bay Land Development Regulations were reviewed and form the basis of Staff's recommendations:
Section 3-36 B. establishes approval standards for the review and approval of variances;
Section 3-114 Permanent Signs (B) Non-residential uses for sign standards;
VARIANCE APPROVAL EVALUATION CRITERIA
In evaluating an approval of the Variance applications under the Town's Land Development Regulations, the following evaluation criteria are to apply.
Section 3-36 of the Land Development Code outlines the following Variance Approval standards. An explanation of how this project will meet each standard has been provided.
1. The variance will result in conditions that maintain and are consistent in all material respects with the intent and purpose of these Regulations, and that the general welfare, stability and appearance of the community will be protected and maintained.
Signage Area Variance: The request is to allow a 123 SF sign on the south façade of the El Dorado Furniture Showroom fronting the interior parking area where 40 SF is permitted. Staff supports approval of Variance. The proposed south facing sign is interior to and faces only the parking area and will only be visible from northbound US 1. Town Council recently approved a sign fronting US 1 which is of a similar size. Additionally, it should be noted that the sign along US 1 is approximately 50.2% of the sign band area whereas, the proposed 123 SF sign is approximately 33.2% of the sign band on the southern façade. In this case the request will maintain and is consistent with the intent and purpose of the Town's Land Development Regulations, and the appearance of the community will be protected and maintained.
2. The variance will be compatible with the surrounding land uses, and otherwise consistent with these Regulations and the Comprehensive Plan, and will not be detrimental to the community.
Signage Area Variance: The request is to allow a 123 SF sign on the south façade of the El Dorado Furniture Showroom fronting the interior parking area where 40 SF is permitted. The request, if approved, would permit a sign 2.5 times the allowable size. In this case the request is consistent with the Town's Land Development Regulations and Comprehensive Plan and will not be detrimental to the community.
3. That the request for a variance is not based on an economic disadvantage to the owner or occupant of the property upon which the variance is sought.
Signage Area Variance: The request is to allow a 123 SF sign on the south façade of the El Dorado Furniture Showroom fronting the interior parking area where 40 SF is permitted. In this case these requests are based on visibility and not economic disadvantage.
CONDITIONS
The wall sign shall be constructed consistent with the requirements in Article VIII, Sign Regulations of the Town Code and other requirements set forth by the Building Department or other local agencies.
Attachments:
Ø Attachment "A" - Justification Statement and Elevation
Ø Attachment "B" - Advertisement, Courtesy Notices, and Posting