Planning Board Staff Report




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

Hearing Date

November 18, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Jose Aitken, 1411 NE 103rd Street, Miami Shores FL




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

Property Address

1411 NE 103rd Street

Legal Description

RE-PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64-97 LOT 12 BLK 6 LOT SIZE 90.000 X 109 OR 18196-0516 0798 1 OR 18196-0516 0798 00

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency


Existing Structure

1-story; 3 bed/2 bath

Year Built




Special Approvals, Sec. 600:

Sec. 523: Site Plan Approval, Sec. 523.1 & Sec. 604: Construction. 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

November 3, 2010





The applicant is proposing a 473 sq foot office/den room addition to the to the rear northeast corner of the existing residence.  The addition will have French doors opening to the pool.


The residence is on an interior plot.


The plot is unusual in that the alley to the north was vacated and the applicant is utilizing the vacated alley to meet the 15 foot rear yard setback.




The applicant has not provided a unity of title or other documentation to prove ownership of the alley or that the vacated alley was made a part of the plot.


The addition and new entryway is well integrated into the design of the residence.


The site is landscaped and meets Miami-Dade requirements for landscaping.


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




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

4)      Applicant to provide a unity of title for the plot and vacated portion of the alley.

5)      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.