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



Benjelloun Hassan, 230 NE 107th Street, Miami Shores FL 33161




Ray Rubio, 9330 NW 13th Street Miami FL 33172

Property Address

230 NE 107th Street, Miami Shores FL 33161

Legal Description

31 52 42 PB 6-82 FIRST ADD TO PASADENA PARK LOTS 8 & 9 BLK 15 LOT SIZE 115.000 X 125 OR 20744-2873 10 2002 1 COC 22287-0823 05 2004 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

1-story; 3 bed/2 bath

Year Built




Special Approvals, Sections 600 & 523: Site Plan Approval, 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

August 28, 2009





The applicant is proposing two additions to the rear of the residence.  The residence fronts on  NE 107th Street and is on the corner with NE 102nd Court where the addition is visible.


The work includes a 330 square foot flat roof addition  to create a new living room and a 242 square foot slope roof addition to create a new master bath.




The existing slope roof is 2,681 square feet in area.  A residence with an existing slope roof may have a flat roof addition of up to 15% of the area of the existing slope roof, 402 square feet in this case.  The flat roof addition meets code requirements.


The house is a 50’s ranch style design with little architectural detail.  The addition is to the rear of the property and is integrated into the existing residence and compatible with its original design.


The applicant is proposing to add one bathroom and therefore must secure DERM and/or Department of Health approval prior to the issuance of village building permits.  It is the applicant’s responsibility to provide sufficient open space to accommodate required septic systems.  The plans do not indicate the location or area of the existing septic system.




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 and/or Department of Health approval for the septic system prior to the issuance of village building permits.

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.