Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

Hearing Date

September 22, 2011

Meeting Time

7:00 P.M.

File Number

PZ-7-11-2011255

Folio Number

11-2136-011-0120

Owner

Carlos Eduardo Garcia, 38 NW 108th Street, Miami Shores FL 33168

Applicant

Same

Agent

Fufus Orindare, 14610 S. Spur Drive, Miami FL 33161

Property Address

38 NW 108th Street

 

Legal Description

DUNNINGS MIAMI SHORES EXT NO 7 PB 52-33 LOT 4 BLK 211 LOT SIZE 75.000 X 123 OR 14726-374 0990 1 COC 23520-0887 05 2005 4

Property Size-Sq Ft

9,225

Building Adjusted Sq Ft

1,537

Flood Zone

X

 

Zoning

R15

Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency

Yes

Existing Structure

1-story; 2 bed/1 bath

Year Built

1951

 

Subject

Pursuant to Articles IV, V and IV of Appendix A Zoning, Special site plan review and approval for a garage conversion to a bedroom, bathroom, den and laundry room.

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

August 16, 2011

                     

 

Background

 

Applicant is applying for site plan approval to legalize a previous garage conversion.  The applicant states that a former owner converted the 455 square foot garage to create 2 bedrooms, a bathroom  and a laundry room.  The new owner is proposing to remove a closet to convert one of the bedrooms to a den.  The other bedroom, bathroom and laundry room will remain essentially the same.

 

The county assessor lists the residence as a 2 bedroom 1 bath home.  The county assessor did not  discover the 2 additional bedrooms and bathroom in the garage.

 

The existing garage door will be removed and replaced by a wall with a window.

 

The area identified as an “Addition” on the site plan is actually the existing attached garage.

 

Analysis

 

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

 

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 proposed conversion will require DERM or Department of Health approval.

 

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 455 square foot garage to a bedroom, bathroom, den and laundry room 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 455 square foot garage to a bedroom, bathroom, den and laundry room.

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

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

4)      Applicant to obtain all required building permits for work previously undertaken without building permits.

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

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

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.