Planning Board Staff Report

 

MIAMI SHORES VILLAGE PLANNING BOARD HEARING

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

Hearing Date

May 26, 2012

Meeting Time

7:00 P.M.

File Number

PZ-4-12-201212

Folio Number

11-3206-019-0200

Owner

Brian Wolstenholme, 380 NE 91st Street

Applicant

Same

Agent

Alex Ramos

Property Address

380 NE 91st Street

Legal Description

EL PORTAL PB 9-101 LOT 3 & W1/2 LOT 2 BLK 2 LOT SIZE IRREGULAR OR 20905-1245 12 2002 1 OR 20905-1245 1202 00

Property Size-Sq Ft

10,125

Building Adjusted Sq Ft

1,511

Flood Zone

X

 

Zoning

R17.5

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

1-story; 2 bed / 2 bath

Year Built

1950

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval. Garage conversion.

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

May 9, 2012

                     

 

Background

 

The garage is at the front of the property.

 

Applicant is applying for site plan approval to add A/C to a laundry room in the garage. Applicant to legalize a converted 276 square foot garage to allow 180 square foot kitchen and 96  square foot laundry.

 

It appears the laundry room was installed without permits along with a kitchen in the garage.

 

The area where the kitchen was previously was also remodeled without permits.

 

The driveway must be cut back 5 feet creating a 5 foot landscape strip between the house and driveway. At the same time the driveway must be reconfigured to comply with the building permit issued previously and a permit secured for the sidewalk on the side of the house or both must be removed.

 

The applicant does not show a 5 foot landscape strip between the driveway and residence as required. The plot will accommodate 2 cars.

 

The converted garage will be accessible from the residence and there is a side door that enters into the garage at the kitchen. The existing garage door will be removed and a block wall with windows will be constructed. The door to the kitchen to remain.

 

Analysis

 

The conversion will be compatible with the design of the existing residence.

 

Applicant must bring the residence into compliance with the Florida Building Code and secure building permits for all work done without permits

 

Applicant to complete a covenant in the form of a “Declaration of Use” assuring the property is used only for a single family purpose, record the document with the Miami-Dade County Recorder and provide a copy of the recorded document to the Planning Director.

 

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

 

Recommendation

 

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 to convert a 276 square foot garage to allow a 180 square foot kitchen and a 96 square foot laundry 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 to convert a 276 square foot garage to allow a 180 square foot kitchen and a 96 square foot laundry.

2)      Applicant to provide and maintain not less than two (2) parking spaces on the plot.

3)      A five (5) foot landscape strip shall be provided between the driveway and residence.

4)      Applicant to obtain all required building permits for work already begun or completed.

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

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

7)      Applicant to complete a covenant in the form of a “Declaration of Use” assuring the property is used only for a single family purpose, record the covenant with the Miami-Dade County Recorder and provide the planning director with a copy of the recorded document prior to the final inspection by the Building Official.

8)      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.