Planning Board Staff Report



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

Hearing Date

September 23, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Michael Strong




Victor Bruce

Property Address

229 NE 101st Street

Legal Description

MIAMI SHORES SEC 1 AMD PB 10-70 LOT 15 & 16 BLK 35 LOT SIZE 100.000 X 115 OR 20644-0768 08 2002 4 COC 25648-4131 05 2007 5 OR 25648-4131 0507 01

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; 2 bed/2 bath

Year Built




Special Approvals, Sec. 600:

Sec. 523:

Site Plan Approval, Sec. 523.1 & Sec. 604: Construction. 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

September 8, 2010





The residence is located on NE 101st Street.  The plot is usual in that the alley wraps around the property starting at the rear and extending along the westerly site lot line.  The existing driveway and garage access is located off the westerly alley.


The applicant is proposing to convert a single stall attached garage to a fourth bedroom and utility room. The applicant will also reconfigure the bedroom to the north of the garage to include a new bathroom..





The residence is unusual in that the existing attached one-stall garage is located central to the residence with a bedroom on one side and a kitchen on the other.  The garage is located at the side of the residence and the conversion will not significantly change the residence or specifically the garages appearance from the street.


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.




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)      Applicant to create a five (5) foot landscape strip between the converted garage and the driveway.

5)      Driveway to be reconfigured to accommodate 2 vehicles on site.

6)      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.

7)      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.