Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

Hearing Date

November 12, 2009

Meeting Time

7:00 P.M.

File Number

PZ-10-09-2009163

Folio Number

11-3206-017-1411

Owner

Darik Smart, 540 Grand Concourse, Miami Shores 33138

Applicant

Same

Agent

James Smith

Property Address

540 Grand Concourse

Legal Description

6 53 42 MIAMI SHORES SEC 4 AMD PB 15-14 LOT 4 ELY15FT LOT 5 & BEG AT WLY COR LOT 3 NELY ALG NWLY BDRY 6.22FT SWLY130.07FT TO PT ON SELY BDRY TH 10FTSWLY TO SLY COR

Property Size-Sq Ft

9,750

Building Adjusted Sq Ft

3,127

Flood Zone

X

 

Zoning

R-23

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

2-story; 3 bed/2 bath

Year Built

1961

 

Subject

Special Approvals, Sections 600 & 523:

Site Plan Approval, Second story and first flood addition.

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

October 22, 2009

                     

 

 

Background

 

Applicant proposes to construct a first floor and second floor addition.  The first floor addition will expand the rear of the residence to add a family room and add an outdoor covered porch.  The second story addition will be added to the rear of the house adding three bedrooms, 2 bathrooms and a play room.

 

The applicant is also proposing to construct a pool cabana that would be attached to the rear of the residence by a 10 foot covered walkway.

 

 

Analysis

 

The additions are integrated into the design of the residence which is of modern design with little architectural detail.  The second story addition is towards the rear of the residence and adjacent an existing second story situated over the garage. The addition will have a clay tile roof matching the rest of the residence.

 

A 15 foot setback is required between an accessory structure and the residence.  The cabana is located 10 feet from the residence, 5 feet within the required setback.

 

The planning board previously held that connecting an accessory structure to the residence with a covered walkway did not make an accessory structure part of the main residence and the accessory structure setbacks applied.  The planning board must determine if the 15 foot separation distance between the residence and accessory structure applies in this case.

 

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

 

Staff’s recommendation is contingent upon the planning board determining that the separation distance between the residence and accessory structure does not apply.

 

Staff’s recommendation would be modified to approve the residence but not the cabana as shown if the separation distance applies.

 

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

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

3)      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.

 

Optional provision:

 

4)      Approval is for additions to the residence, approval does not include the cabana.