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-6-11-2011250

Folio Number

11-3101-023-0020

Owner

Alion Properties LLC, 650 Cowpen Rd, #302, Miami Lakes, FL 33014

Applicant

C/O Javier Vazquez, PA, 650 Cowpen Rd, #302, Miami Lakes, FL 33014

Agent

None

Property Address

180 NW 103rd Street

Legal Description

BONMAR PK ADD A RE-SUB PB 24-71 LOT 4 TO 6 INC BLK 1 LOT SIZE 75.000 X 103 COC 23770-1630 08 2005 1 OR 27642-0766 0211 12

Property Size-Sq Ft

7,725

Building Adjusted Sq Ft

1,283

Flood Zone

X

 

Zoning

R14.25

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

1-story; 2 bed/1 bath

Year Built

1946

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval for garage conversion to 1 bedroom and 1 bath.

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

June 28, 2011

                     

 

Background

 

A previous owner converted the garage to a bedroom and bathroom.

 

The applicant is the new owner and is proposing to legalize the garage conversion that would create a 121 square foot bedroom and bathroom.

 

Approval by the planning board does not mean that the garage conversion will proceed.  There are significant building code issues that must be addressed before the conversion will be allowed by the building official.

 

 

The garage door has been removed and replaced with a wall and window.  This is one of the items that must be rebuilt to meet building code requirements.

 

The converted garage will be accessed from the living room.  The exterior door to the west side of the house will be removed.

 

Analysis

 

The circular driveway accommodates 2 cars.

 

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 to convert a 121 square foot garage to a bedroom and bathroom 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 granted to convert a 121 square foot garage to a bedroom and bathroom.

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

3)      Applicant to obtain all required building permits for work previously undertaken without building permits.

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

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

6)      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.

7)      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.