Planning Board Staff Report

 

PLANNING BOARD HEARING

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

Hearing Date

June 28, 2012

Meeting Time

7:00 P.M.

File Number

PZ-5-12-201217

Folio Number

11-3205-009-0520

Owner

Angelo Napolitano Trustee, 1521 NW 165 ST MIAMI FL  33169-5600

Applicant

Same

Agent

Thomas Gili, 469 W 83rd Street, Hialeah, FL 33014

Property Address

9767 NE 13 AVE

Legal Description

EARLETON SHORES PB 43-80 LOTS 7 & 8 BLK 4 LOT SIZE 186.980 X 150 OR 16863-2142 0795 1 OR 16863-2142 0795 00

Property Size-Sq Ft

28,047

Building Adjusted Sq Ft

5,267

Flood Zone

VE11

 

Zoning

R35

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

1-story; 4 bed/4 bath

Year Built

1951

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval. Addition, waterfront development.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

DERM Approval

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

May 31, 2012

                     

 

Background

 

The applicant is proposing to construct an addition to the rear of the residence facing Biscayne Bay.

 

The addition consists of a bedroom, bathroom, library, open covered deck and veranda.

 

The addition adds 834 square feet of air conditioned area and an additional 572 square feet under roof that is open.

 

The addition has a flat roof that the applicant is proposing to use as a deck. The deck is accessed from an exterior spiral staircase and is not accessible from within the residence.

 

Approximately 300 square feet of flat roof will remain.

Analysis

 

The rear of the house is in an Italianate design with columns supporting the veranda roof. This design will be carried over to the addition.

 

The roof deck has an Italianate masonry railing.

 

The front of the residence is far less ornamental with columns on the entrance and decorative quoins on the corners of the walls.

 

The residence is a waterfront property on Biscayne Bay. The property is in a VE11 velocity zone and must comply with applicable municipal, state and federal requirements. Approval by this board does not guarantee the addition may be constructed or constructed as proposed.

 

Construction is required to be in full compliance with FEMA regulations, Chapter 8.5 Flood Damage Prevention of the Miami Shores Code of Ordinances and the Florida Building Code, whichever is stricter.

 

Sec. 534 of the code of ordinances requires that the planning board review this site plan.

 

Sec. 534. [Development.]

Any new development on land adjacent to Biscayne Bay, Biscayne Canal or other tributaries of the bay shall be subject to special approval under Article VI of this ordinance. The site plans shall be reviewed with respect to:

(a)   Retention of natural vegetation near the water's edge;

(b) Storm drainage that detains the first one inch in natural or filtered structural facilities; and

(c) Construction that is sensitive to the floodplain and avoids its filling

 

Staff review based on the Sec. 534 criteria:

(a)    Approximately 50% of the rear yard will be maintained in natural vegetation.

(b)   The architect to certify to the village and provide satisfactory evidence to the building official that the site provides storm drainage that detains the first one inch in natural or filtered structural facilities prior to the issuance of a building permit.  The applicant is responsible for any site modifications that are or may become necessary to provide storm drainage that detains the first one inch in natural or filtered structural facilities and shall make site modifications as necessary to prevent runoff into neighboring properties.

(c)    No fill is proposed.

 

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

 

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 construct an addition to the rear of the residence consisting of a roof deck, 834 square feet of air conditioned area including a bedroom, bathroom, and library, and, a covered open deck and veranda of 572 square feet 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 an addition consisting of a roof deck, 834 square feet of air conditioned area including a bedroom, bathroom, and library, and, a covered open deck and veranda of 572 square feet.

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)      Applicant to obtain Department of Health or PERA approval as required.

5)      The architect to certify to the village and provide satisfactory evidence to the building official that the site provides storm drainage that detains the first one inch in natural or filtered structural facilities prior to the issuance of a building permit.  The applicant is responsible for any site modifications that are or may become necessary to provide storm drainage that detains the first one inch in natural or filtered structural facilities and shall make site modifications as necessary to prevent runoff into neighboring properties.

6)      Construction shall be in full compliance with FEMA regulations, Chapter 8.5 Flood Damage Prevention of the Miami Shores Code of Ordinances and the Florida Building Code, whichever is stricter.

7)      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.