áá Planning Board Staff Report




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


Folio Number



Jacqueline Butler, 1461 NE 102nd Street, Miami Shores FL 33138




Isabella Rosete, 2835 NW 50th Street, Miami FL 33142

Property Address

1461 NE 102nd Street

Legal Description

MIAMI SHORES BAY PK ESTS AMD PB 56-86 LOT 19 & W1/2 OF LOT 18 BLK 1 LOT SIZE 127.500 X 113 OR 14140-2680 0689 1 OR 14140-2680 0689 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

1-story; 2 bed/2 bath

Year Built




Special Approvals, Sections 600 & 523:

Site Plan Approval, Addition, Fašade improvements.

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 24, 2009





The applicant is proposing additions to the front, side and rear of the residence.  The residence fronts on  NE 102nd Street and backs onto a canal.


The residence is in the AE-9 flood zone.


The work includes significant interior remodeling and will add a family room and master suite.  An attached covered cabana open on three sides will be constructed to the rear of the family room and is located 15 feet from the water side of the seawall.


The work includes a 1,500 square foot of new air conditioned space and 900 square feet that is not air conditioned.


Landscaping includes a 3.5 foot high masonry wall in the front yard located parallel and 5 feet from the residence.  The steps project 4.5 feet into the front yard setback.




The finished floor elevation of the residence and additions must be at or above 9 NGVD and meet all FEMA requirements.


The new covered front entrance creates a more formal entry to the residence.  The additions are well integrated into the residence.


The site is landscaped and meets Miami-Dade requirements for landscaping.


The proposal is consistent with the technical provisions of the Zoning Code except for the front steps that intrude an additional 6 inches into the front yard.  The maximum projection of steps into the front yard is 4 feet.


Staffs recommendation is contingent upon board approval of the steps 4.5 foot projection  into the front yard and approval of the masonry wall in the front yard:




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 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.