Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

PZ-8-09-2009151

Folio Number

11-2136-009-0010

Owner

Gary Levinson, Mshores LLC, 1451 Ocean Drive, 2nd Floor, Miami Beach FL 33139

Applicant

Same

Agent

David Morton, 4444 SW 71st Avenue, Suite 103, Miami FL 33155

Property Address

186 NE 108th Street

 

Legal Description

36 52 41 PB 48-21 DUNNING MIAMI SHORES EXT NO 5 LOT 1 BLK 209 LOT SIZE 75.000 X 124 OR 18773-4276 08 1999 1 COC 26150-0047 12 2007 3

Property Size-Sq Ft

9,300

Building Adjusted Sq Ft

1,552

Flood Zone

X

 

Zoning

R-17.5

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

1949

 

Subject

Special Approvals, Sections 600 & 523: Site Plan Approval, Garage conversion .

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

                     

 

Background

 

The applicant purchased a foreclosed one story residence with attached one-car garage at the rear of the residence.  The residence is severely damaged.  Portions of the roof have collapsed and the structure is suffering from water damage.

 

The residence is located at the corner of NE 108th Street and NE 2nd Ave.  NE 108th Street dead ends at NE 2nd Avenue.

 

The applicant is proposing to rehab and remodel the residence.  The applicant is also proposing to remove parking from the garage and convert the 315 square feet into new habitable space.  The garage will be converted into a master bedroom and bath.  The existing garage door will be removed and replaced with French doors.

 The applicant is proposing a parking pad at the rear of the structure to accommodate two automobiles.

 

Analysis

 

The remodeling will not significantly change the exterior of the residence except for the new French doors at the rear of the residence that will be integrated into the residence.

 

The plot will provide two uncovered parking spaces at the rear of the property that will have access from the alley.

 

The applicant is proposing to add one bedroom and one bathroom and therefore must secure DERM and/or Department of Health approval prior to the issuance of village building permits.

 

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

 

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

 

Recommendation

 

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)      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.

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) y