Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

Hearing Date

December 2, 2009

Meeting Time

7:00 P.M.

File Number

PZ-10-09-2009165

Folio Number

11-3206-013-3130

Owner

Francisco Hernandez, 126 NE 93rd Street, Miami Shores FL 33138

Applicant

Same

Agent

Jose Oviedo, 9614 Carlyle Avenue, Surfside FL 33154

Property Address

126 NE 93rd Street

Legal Description

MIAMI SHORES SEC 1 AMD PB 10-70 LOTS 11 & 12 BLK 23 LOT SIZE 100.000 X 128 OR 12973-2274 0786 1 OR 26729-2668 0109 01

Property Size-Sq Ft

12,800

Building Adjusted Sq Ft

2,938

Flood Zone

X

 

Zoning

R-20

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

2-story; 4 bed/4 bath

Garage: Laundry, bedroom, bath

Year Built

1932

 

Subject

Special Approvals, Sections 600 & 523: Site Plan Approval, Garage conversion .

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

Department of Health or DERM

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

November 16, 2009

                     

 

Background

 

The garage conversion will leave an existing bathroom and laundry but reconfigure the interior to convert the bedroom to storage.  The bedroom to storage conversion will include closing an outside entrance to the bedroom/storage area and create internal connections from the bedroom/storage area to the laundry room and bathroom.  The garage door will be removed and replaced with French doors.  A new French door will be added to the west side of the building.

 

The garage is approximately 480 square foot in area.

  

Analysis

 

The laundry and bathroom are existing and the Department of Health or DERM will determine if the septic system is sufficient to meet the needs of the accessory structure or if their approval is required at all.

 

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.

  

Recommendation

 

Planning and Zoning staff recommends APPROVAL of the site plan with a finding that it is consistent with the technical provisions of the Code.  However, the Planning Board must make a finding that the proposed improvements are harmonious with the community, as required in Section 523 of the Code 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.  Should the board find that the applicant merits approval, staff recommends that the following conditions apply:

 

1)      Applicant to secure necessary DERM or Department of Health approval for the septic system prior to the issuance of a village building permit.

2)      Applicant to obtain all required building permits for work undertaken and before beginning new work.

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

4)      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.

5)      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.