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

June 28, 2012

Meeting Time

7:00 P.M.

File Number

PZ-5-12-201218

Folio Number

11-3206-017-1950

Owner

Carlos & Barbara Miramontes, 6767 Collins Ave Apt 2200, Miami Beach , FL 33141

Applicant

Same

Agent

Denis Solano & Samir Kafruni

Property Address

674 Grand Concourse

Legal Description

MIAMI SHORES SEC 4 AMD PB 15-14 LOTS 3 & 4 & E5FT LOT 5 BLK 102 LOT SIZE 112.40 X 130.00 OR 14814-658 1290 1 OR 27976-4255 1211 01

Property Size-Sq Ft

14,612

Building Adjusted Sq Ft

3,193 Main

960 Acc

Flood Zone

X

 

Zoning

R23

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

2-story; 4 bed / 3 bath

Year Built

1935

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval. Addition and remodeling to main residence and accessory structure.

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 31, 2012

                     

 

Background

 

Applicant is proposing to add a first story addition and second story to the west side of the existing residence. The first floor addition will expand the kitchen 8 feet to the west and create a new staircase adding approximately 268 square feet to the main floor; the second story addition of approximately 590 square feet will convert and expand an existing bedroom to a master bedroom suite.

 

The applicant is proposing a new open covered entry at the front of the house. The entry will extend out 5 feet from the front of the house and be located 25 feet from the front plot line

 

The applicant is proposing to remodel the main floor of an existing accessory structure to remodel a cabana room with bathroom and to add a living room. The applicant is proposing to add a second story addition of approximately 480 square feet that will include a bathroom, study, play room and music room. The existing accessory structure has a flat roof; the second story addition will have a sloped tile roof.

 

The garage remodeling will maintain parking for 2 vehicles inside.

 

Analysis

 

The existing accessory structure is located 4 feet from the side lot line. The second story addition will be located outside the required setback approximately 12 feet from the side plot line.

 

The main floor addition to the residence and the second story additions to the residence accessory structure will be compatible with the design of the existing residence.

 

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.

 

The board must first make a finding that the second story addition is not an expansion of a non-conforming building before approving the request.

 

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 add a 268 square foot main floor kitchen expansion and staircase, a front entry, a 590 square foot second story master suite addition, to remodel an existing accessory structure cabana room and add a living room, to add a 480 square foot second story adding a bathroom, study, play room and music room 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 add a 268 square foot main floor kitchen expansion and staircase, a front entry and a 590 square foot second story master suite addition.

2)      Approval is granted to remodel the main floor interior of an existing accessory structure to remodel a cabana room and add a living room.

3)      Approval is granted to add a 480 square foot second story to an existing accessory structure adding a bathroom, study, play room and music room.

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

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.