Planning Board Staff Report




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

Hearing Date

October 21, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Teresa Lefevre, 818 NE 92nd Street, Miami Shores FL 33138





Property Address

818 NE 92nd Street

Legal Description

GOLDEN GATE PARK ADDN PB 6-130 LOT 10 & W1/2 LOT 9 BLK 2 LOT SIZE 75.000 X 140 OR 18749-1792 03 1999 4 OR 18749-1792 0399 01

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. Garage conversion.

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

September 22,2010





Applicant was cited for converting a garage without permits.


The applicant has converted a garage by adding a bathroom and closet.


According to the plans the garage door is not operable however, no wall has been constructed behind the garage door.


The plans do not provide for 2 parking spaces on site.




Applicant to apply for and secure a building permit from Miami Shores.  The building official will review the plans at that time and determine if they are in compliance with the building code.  It may be necessary to construct a wall behind or in place of the garage door to meet building code requirements.


Applicant to secure DERM approval for the bathroom.  DERM may require changes to the septic system to bring the new construction into compliance with DERM requirements.


Applicant to provide 2 parking spaces on site.  The driveway must be located not less than 5 feet from the residence with a landscape strip located between the residence and driveway.


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




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 obtain all required building permits for work already begun or completed.

3)      Applicant to obtain all required building permits.

4)      Applicant to meet all applicable building, zoning and other code provisions at the time of building permitting.

5)      Applicant to create a landscape strip of not less than five (5) foot between the converted garage and the driveway.

6)      Driveway to be reconfigured to accommodate two (2) vehicles on site.

7)      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.

8)      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.