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-6-11-2011254

Folio Number

11-2232-028-0090

Owner

Veronique Sfara, 1080 NE 105th Street, Miami Shores FL 33138

Applicant

David Morton, 4444 SW 71st Avenue #103, Miami FL 33155

Agent

Same

Property Address

1080 NE 105th Street

 

Legal Description

MIAMI SHORES ESTATES PB 47-58 LOT 9 BLK 1 LOT SIZE 75.000 X 150 COC 24270-2538 05 2005 5 OR 26918-3542 0509 30

Property Size-Sq Ft

11,250

Building Adjusted Sq Ft

2,304

Flood Zone

AE8

 

Zoning

R20

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

1954

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval ,for a second story addition including 2 bedrooms and 2 baths, and for waterfront development of a deck.

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

July 8, 2011

                     

 

Background

 

The applicant is proposing substantial improvement to an existing residence located on the Biscayne Canal Number C-8.

 

The applicant is proposing to increase the footprint with an addition to the front of the residence on fill and to add a second story.

 

Construction will add an entertainment area to the main floor and reconfigure the existing rooms to create a master bed and bath along with an additional 2 bedrooms and 2 bathrooms.  The new second floor will contain a study, 2 bedrooms and 2 bathrooms.

 

The residence is in an AE8 flood zone.  The National Geodetic Vertical Datum of 1929 (NGVD) at grade is 4 .4 feet.  The finished floor must be at not less than NGVD 8 feet to comply with AE8 flood zone requirements.  The NGVD measures the elevation above or below the mean sea level.

 

The project includes an infinity pool in the rear yard and a raised wood deck.  The proposed wood deck is located within the 5 foot rear yard setback.  The location on a canal makes it appropriate for the board to consider allowing the wood deck to access the boat davits.  However, there is a basic problem with the deck in that it is located across the property line in an area controlled by DERM.  The board can not authorize the deck to extend beyond the property boundary as the village authority ends there.

 

The residence is to be served by a new mound septic system.  The mound system is required due to the proximity of the residence to the canal.

 

The roof is to be white cement tile.

 

The proposed driveway does not comply with driveway configuration requirements.

 

A walkway in the west side yard exceeds 3 feet in width.  The section of the driveway that serves as a stair landing must be reduced in width to 3 feet.

 

The design includes 2 terraces that total approximately 354 square feet in area.  The residence has a slope roof area of approximately 2974 square feet allowing for a total flat roof area of up to approximately 446 square feet.

 

Analysis

 

Section 534 of the code of ordinances requires that the site plan shall be reviewed with respect to the three following considerations:

a)      Retention of natural vegetation near the water’s edge.

Currently, the property has a seawall along the waters edge.  A raised wood deck is proposed landward of the seawall to replace a concrete walkway.  A portion of the rear yard is to remain vegetated and the wood deck will allow better drainage than the existing concreter walkway.

b)      Storm drainage that detains the first one inch in natural or filtered structural facilities.  The wood deck will not adversely affect drainage and a portion of the rear yard is to remain vegetated.  The installation of the pool deck and expansion of the residence will add to the total area of the site that is hard surfaced.  The architect to certify to the building official that the site provides storm drainage that detains the first one inch in natural or filtered structural facilities.

c)      Construction that is sensitive to the floodplain and avoids its filling.

The applicant proposes to add fill to the property to raise the residence of the property as required or proposed.  The fill will cover an area of approximately 40 feet by 18 feet in addition to the area already covered by the residence.

 

The site plan requires approval from DERM for any area beyond the property boundaries.

The proposal is consistent with the technical provisions of the Zoning Code except as noted.

 

Recommendation

 

Planning and Zoning staff recommends APPROVAL of the site plan to expand the footprint of an existing residence and add a second story 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 expand an existing residence and to add a second story

2)      Approval is granted to install a pool, pool deck and wood deck as shown on the approved plans

3)      The architect to certify to the building official that the site provides storm drainage that detains the first one inch in natural or filtered structural facilities prior to the issuance of a building permit.  The applicant is responsible for any site modifications that are or may become necessary to provide storm drainage that detains the first one inch in natural or filtered structural facilities and shall make site modifications as necessary to prevent runoff into neighboring properties.

4)      Driveway to be redesigned to meet zoning code requirements for design and construction.

5)      The section of the driveway that serves as a stair landing must be reduced in width to 3 feet.

6)      Applicant to secure DERM approval for the davits, if necessary.

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

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

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

10)  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.