Planning Board Staff Report

 


 

MIAMI SHORES VILLAGE PLANNING BOARD HEARING

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

Hearing Date

November 10, 2011

Meeting Time

7:00 P.M.

File Number

PZ-10-11-2011268

Folio Number

11-3205-009-0370

Owner

Douglas and Tracy Seaton, 1201 NE 97th Street, Miami Shores FL 33138

Applicant

Same

Agent

Mark Campbell, 373, NE 92nd Street, Miami Shores FL 33138

Property Address

1201 NE 97th Street

Legal Description

5 53 42 EARLETON SHORES PB 43-80 LOT 11 BLK 3 LOT SIZE IRREGULAR OR 18835-3016 10 1999 4 COC 22529-4221 07 2004 1

Property Size-Sq Ft

13,454

Building Adjusted Sq Ft

2,753

Flood Zone

X

 

Zoning

R25

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

2-story; 4 bed / 4 bath

Year Built

1951

 

Subject

Pursuant to Articles IV, V and VI of Appendix A Zoning, Special site plan review and approval. Garage conversion to office and storage.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

     

Staff Report

David A. Dacquisto, Director of Planning and Zoning

Report Date

October 13, 2011

                     

 

Background

 

Applicant is applying for site plan approval to convert a 608 square foot garage to a 369 square foot office and 239 square foot storage area. The applicant is proposing to retain the driveway connection to the garage rather than provide the required 5 foot landscape strip between the residence and driveway.

 

The maid’s room (bedroom), is shown on the original house plans.

 

The converted garage will be accessible from the kitchen through the utility room.  The storage area in the front of the converted garage will be accessible through a door from the office and through the garage doors that are to remain.

 

Analysis

 

The driveway in front of the residence will accommodates 2 cars.

 

The conversion will not be visible from the street.

 

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 608 square foot garage to a 369 square foot office and 239 square foot storage area 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 Articles IV, V and VI of Appendix A Zoning of the Code of Ordinances, 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 608 square foot garage to a 369 square foot office and 239 square foot storage area.

2)      Applicant to provide and maintain not less than two (2) parking spaces on the plot.

3)      A five (5) foot landscape strip shall not be required between the driveway and residence.

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.