Planning Board Staff Report




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

Hearing Date

September 24, 2009

Meeting Time

7:00 P.M.

File Number


Folio Number



Simone Mayer, 620 NE 101st Street, Miami Shores FL 33138




James Smith, 11633 NE 11th Place, Biscayne Park FL 33161

Property Address

620 NE 101st Street

Legal Description

AMD PL MIAMI SHORES SEC 4 PB 15-14 LOTS 8 THRU 10 & E29.10FT OF LOT 11 BLK 103 LOT SIZE 182.220 X 130 COC 24647-4637 06 2006 1

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

2-story; 4 bed/3 bath

Year Built




Special Approvals, Sections 600 & 523:

Site Plan Approval, Metal roof.

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

August 28, 2009





The applicant was previously before the board for approval for additions to the residence.  The existing house had a white tile roof.  The house and proposed additions were to have a flat grey tile roof.  The board approved the request at that time.


The applicant is returning to the board for approval of a metal roof.  The proposed standing seam metal roof is grey in color with a matte finish.




The finish has low reflective qualities and should not create an unacceptable glare from the reflected sun.


The residence was originally constructed in 1940 with a contemporary design and a matching addition was constructed this year therefore the board may approve a metal roof for the structure.


The matte grey metal roof is compatible with the design of the residence and is a color that may be approved by the board.


There are no metal roofs in the vicinity.


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)      Approval is for a matte grey standing seam metal roof.

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

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

4)      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.