Planning Board Staff Report

 

PLANNING BOARD HEARING

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

Hearing Date

July 28, 2011

Meeting Time

7:00 P.M.

File Number

PZ-6-11-2011247

Folio Number

11-3206-013-5080

Owner

Mark Terry, 349 NE 102nd Street, Miami Shores FL 33138

Applicant

Same

Agent

None

Property Address

349 NE 102nd Street

Legal Description

MIAMI SHORES SEC 1 AMD PB 10-70 LOT 18 & W1/2 LOT 19 BLK 37 LOT SIZE 75.000 X 116 OR 26982-2972 0809 01

Property Size-Sq Ft

8,700

Building Adjusted Sq Ft

1,831

Flood Zone

X

 

Zoning

R18.5

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

1-story; 3 bed/2 bath

Year Built

1939

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval for garage conversion to office.

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 5, 2011

                     

 

Background

 

The applicant is proposing to convert a single stall 10 foot wide by 22 foot long attached garage to a 220 square foot den.  The converted space is accessible through the kitchen and has an existing door to the covered terrace at the rear of the residence.  The existing garage door will be removed and the opening closed with block and window.

 

The applicant mentions installing a circular driveway for parking however a circular driveway is not included on the plans. The plans show an existing driveway that will provide parking for one vehicle a second vehicle pad is proposed along the rear of the property. 

 

Analysis

 

The driveway must be cut back not less than 5 feet from the garage entrance, 10 feet is proposed.

 

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 for a 220 square foot garage conversion to a den/office 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)      Approval is for a 220 square foot garage conversion to a den/office.

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

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)      Applicant to provide parking for two (2) vehicles on the plot.

6)      Applicant to create a landscape strip of not less than five (5) feet between the converted garage and the driveway.

7)      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.

8)      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.