áá Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

Hearing Date

July 22, 2009

Meeting Time

7:00 P.M.

File Number

PZ-6-09-2009138

Folio Number

11-3206-014-1410

Owner

Miami Shores Presbyterian Church, 602 NE 96th Street, Miami Shores FL 33138

Applicant

Wilda Womer, 602 NE 96th Street, Miami Shores FL 33138

Agent

Steven Siebert, 18731 Cassandra Point Lane, Boca Raton FL 33496

Property Address

602 NE 96th Street

Legal Description

MIAMI SHORES SEC 2 PB 10-37 LOTS 1 TO 10 INC BLK 61 LOT SIZE IRREGULAR

Property Size-Sq Ft

85,167

Building Adjusted Sq Ft

47,457

Flood Zone

X

 

Zoning

CF-Community Facility

Future Land Use Designation

Institutional

Existing Use

Institutional

Comprehensive Plan Consistency

Yes

Existing Structure

1-story; N/A bed/N/A bath

Year Built

1958

 

Subject

Special Approvals, Sections 600 & 523:

Site Plan Approval, Fašade improvements.

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

July 7, 2009

                     

 

Background

 

The applicant is proposing to construct a 20 foot tall entryway and covered walkway on the east side of the church, Park Drive, and a 12 foot tall wing wall extending south from there.  The wing wall is located approximately 1.5 feet from the side lot line.  The required setback is the height of the building.  The existing building is located 1.5 feet from the side lot line at its closest.  The wing wall will not intrude into the side yard farther than the existing building.

 

The entryway will have a brick fašade and the wing all will be stucco with a church bulletin board within an accent detail on the wall.

 

The applicant will remove the existing canopy and is proposing a new awning in the same location extending 10 feet from the buildings face and approximately 8.5 feet into the right of way.

 

The applicant is also requesting a Plexiglas roof over the now open utility rooms.

 

The applicant is also proposing to create a drop off area between two landscaped bump outs.  The drop off area will create an area off the traffic lanes to drop off passengers and will reduce the number of parking spaces that back into traffic.  The drop off area and a crosswalk to the parking area across Park Drive will be differentiated from the street by the use of pavers to define the areas.

 

The pavers will define an existing mid block crosswalk.  The Police Chief did not express a concern with the configuration.

 

The Director of Public Works reviewed the plans for a drop off and bump outs in the village right-of-way.

 

Analysis

 

The wing wall does not meet the required setback of 20 feet based on the height of the wing wall.  However, the closest point on the existing building to the side lot line is 1.5 feet the same as the proposed setback for the wing wall.

 

The zoning code does not recognize Plexiglas as a roofing material.  The proposed use of Plexiglas is not in a usual roof configuration and is used as a cover to protect equipment and to lessen the sound from that equipment.

 

The entryway and wing wall are attractive features that will create a more formal entryway from the parking area east of Park Drive.

 

The proposed awning will replace an existing canopy previously approved by the village.  The difference between the two is that an awning is cantilevered from the building and a canopy has supporting structures at the corners.  The awning does not comply with building code provisions.  An awning  may not extend over public property more than two-thirds the distance from the property line to the nearest curb line in front of the building site as measured from the exterior face of the building nor shall any portion be closer than 18 inches to the curb line.  An awning at this location may not extend more than 5 feet from the building face. [Florida Building Code Provisions]

 

There is an exception where awnings are otherwise regulated by local zoning requirements.  The zoning code does not specifically address awnings that project into the right-of-way and therefore the Florida Building Code would generally apply.  The church received a variance in 1981 to allow the awning in its present location.  Staff recommends that the Board accept the issuance of a previous variance as providing the local zoning regulation however, staff further recommends that the Board approve a 6.5 foot awning projection so that the awning does not project beyond the curb line into the drop off area.

 

The bump outs and drop off will be located in the village right-of-way.

 

Staff recommends that the awning project into the right-of-way no further than the curb line and that the applicant work with the Building Official to design an awning that will meet Florida Building Code requirements.

 

The Director of Public Works recommends approval of the right-of-way improvements provided the applicant submits the construction plans to the Director of Public Works for review and provided the applicant notifies the Director of Public works before commencing work in the right-of-way.  The scope of work in the right-of-way falls under the type of work that only the village may undertake.  The applicant will need to work with the Director of Public Works to develop a plan acceptable to the village and to arrange for the village to construct the improvements.

 

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)      The construction plans for right-of-way improvements to be reviewed by the Director of Public Works who may deny, approve or approve the plans with conditions and the Director of Public Works to be notified before commending work.

2)      The awning shall not project beyond the curb line.

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

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

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.