Planning Board Staff Report




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

Hearing Date

December 9, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Eduardo Moran, 565 NE 101st Street, Miami Shores FL 33138-2450





Property Address

565 NE 101st Street

Legal Description

MIAMI SHORES SEC 4 AMD PB 15-14 LOT 21 & 22 BLK 94 LOT SIZE 100.000 X 115 OR 9483 1190 COC 21525-3396 08 2003 1 OR 21525-3396 0803 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; 3 bed/2 bath

Year Built




Special Approvals, Sec. 600: Sec. 523:

Site Plan Approval, Sec. 523.1 & Sec. 604: Construction, addition, master bedroom suite and utility room.

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 30, 2010





The applicant is proposing to take an existing bedroom with existing bathroom and create a master bedroom by adding a 350 square foot addition for the master bedroom and converting much of the existing bedroom to a walk in closet. The addition will also accommodate a 48 square foot utility room that opens to the side of the house.




The addition is only partially visible from the street extending approximately 8 feet west and to the  rear of the existing residence.  The addition is compatible with the existing residence.


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




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 meet all applicable code provisions at the time of permitting.

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

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.