Planning Board Staff Report




Miami Shores Village Town Hall  Council Chambers  10050 NE 2nd Avenue  Miami Shores

Hearing Date

April 26, 2012

Meeting Time

7:00 P.M.

File Number


Folio Number



Franz Rivera, 10255 Biscayne Boulevard, Miami Shores, FL




Victor J. Bruce, 370 NE 101st Street, Miami Shores, FL

Property Address

10255 Biscayne Boulevard

Legal Description

MIAMI SHORES SEC 8 REV PB 43-67 LOT 7 BLK 175 LOT SIZE 75.000 X 130 OR 20331-4204 04 2002 1 COC 23496-4382 06 2005 1 OR 23496-4382 0605 00

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency


Existing Structure

2-story; 3 bed / 3 bath

Year Built




Special site plan review and approval. Exterior remodeling.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

Department of Health or PERA

Staff Report

David A. Dacquisto, Director of Planning and Zoning

Report Date

March 26, 2012





The applicant is proposing exterior remodeling that would remove a garage door at the front of the residence and replace it with a window. The property was subject to a previous site plan approval January 22, 2009. At that time the board approved a garage conversion that left the front of the garage as storage space. The applicant now wants to convert the remaining storage area to a study.




The proposal is consistent with the technical provisions of the Zoning Code.




In acting on a site plan, the Planning Board must make a finding that the proposed improvements are harmonious with the community, as required in Articles V and VI of Appendix A Zoning of the Code of Ordinances, and, in that regard, may add further conditions or delete or modify staff recommended conditions, deny the application, or continue the item for future consideration.


Planning and Zoning staff recommends APPROVAL of the site plan for exterior remodeling and to convert a 120 square foot storage area to a study with a finding that it is consistent with the technical provisions of the Code.


Should the board find that the applicant merits approval, staff recommends that the following conditions apply:


1)      Approval is granted for exterior remodeling and to convert a 120 square foot storage area to a study.

2)      Applicant to obtain all required building permits before beginning work.

3)      Applicant to meet all applicable code provisions at the time of permitting.

4)      This zoning permit will lapse and become invalid unless the work for which it was approved is started within one (1) year of the signing of the development order by the board chair, or if the work authorized by it is suspended or abandoned for a period of at least one (1) year.