áá Planning Board Staff Report




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

Hearing Date

June 24, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



William Hodges




Bruce Victor

Property Address

1100 NE 108th Street


Legal Description

MIAMI SHORES ESTATES PB 47-58 LOT 1 BLK 3 LOT SIZE 85.570 X 130 OR 26980-3171 0809 11

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, 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

May 25, 2010





The applicant is proposing a 34 sq foot foyer addition to the front of the residence, a 335 sq ft bathroom addition in the side yard and, a 128 sq ft dining room addition and 266 sq ft porch enclosure in the rear yard.


The residence does not face toward the normal frontage of the plot, NE 11th Street.  The location of the residence fronting on NE 108th Street was approved as part of the building permit issued for the residence in 1949.


NE 11th Avenue is a dead end road with the residence at the end of the dead end street, fronting on and having access from NE 108th Street.



The bathroom addition would be located 15 feet from the side lot line.




The residence was constructed 25 feet from the front lot line along NE 108th Street and 25 feet from the westerly lot line along NE 11th Street.


The required side yard is 15 feet for a corner plot where the rear plot line adjoins the side lot line of the plot to the rear.


Sec. 513.  Buildings to face toward normal frontage of plot.]

All buildings shall be faced toward the normal frontage of the plot on which situated. Anyone desiring to erect a building facing otherwise shall file with the planning board a site plan showing the proposal. The planning board, acting in accordance with the provisions of Article VI, may authorize such other facing, or such revision thereof as said board deems to be advisable, including modification of the yard requirements of this ordinance, subject to:

(a)   Provision on the plot of open space at least equal in aggregate area to that would result from the application of the specific yard requirements of this ordinance.

(b)   A finding that the authorized building location and arrangement will be fully harmonious with its surroundings and will not have any detrimental effect thereon with respect to access of light, movement of air or appearance.


The residence was approved in its present location 1949 by the building department in 1949.


The design is well integrated into the fašade of the residence.


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


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)      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 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.