Planning Board Staff Report




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

Hearing Date

January 27, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number



Roberto Cepero, 50 NE 91st Street, Miami Shores FL 33138




Juan Merlo, 11104 SW 127th Court, Miami FL 33186

Property Address

50 NE 91st Street

Legal Description

EL PORTAL SEC 3 PB 9-148 LOT 6 & W1/2 OF 5 BLK 9 LOT SIZE 75.000 X 135 OR 16130-3570 1193 1 COC 25412-0384 02 2007 6 OR 27289-1352 0410 12

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, Sec. 600: Sec. 523:

Site Plan Approval, Sec. 523.1 & Sec. 604: Construction, Porch.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits


Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

January 10, 2011





The applicant is proposing to add a porch of approximately 160 square feet in area to the front of the residence.  The applicant will also close the existing single door that is located sideways to the front street and install French doors that face the street, opening onto the porch.


The porch will be constructed of concrete with ornamental metal railing.




The porch and new entryway are well integrated into the design of the residence.


The proposal is consistent with the technical provisions of the Zoning 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 meet all applicable code provisions at the time of permitting.

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

3)      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.