09-27-1984 Regular Meeting1
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MIAMI SHORES VILLAGE
PLANNING & ZONING BOARD MEETING
SEPTEMBER 27, 1984
A regular meeting of the Miami Shores Planning & Zoning Board
was held on September 27, 1984, 7:30 p.m., at the Miami Shores Village Hall,
with the following members present:
J. Robert Stobs, II, Chairman
Patrick L. Duffy
Thomas Laubenthal
Robert J. Rossi
Absent: J. Leslie Wiesen
Also;: present: Frank J. LuBien, Director of Building & Zoning
1. MINUTES
Mr. Laubenthal moved to approve the minutes of the meeting of
September 13, 1984 as written, seconded by Mr. Rossi, and carried
unanimously.
2. REQUEST FOR APPROVAL FOR PLANS FOR GARAGE ENCLOSURE
JACQUES SALOMON
425 N. W. 111th St.
Members of the Board reviewed the Site Plan and the floor plan
for the proposed enclosure to be a family room and den. A sketch
of the elevation was also submitted for review.
In reply to query from the Board, Mr. LuBien stated that there is
a circular drive in the front and a rear driveway which provides
for sufficient off-street parking.
Mr. Laubenthal moved to approve the plans for the garage enclosure,
as submitted, seconded by Mr. Duffy, and carried unanimously.
3. REQUEST FOR APPROVAL OF PLANS FOR ADDITION
JAMES M. YATES
553 N. E. 101st ST.
Mr. LuBien noted that Mr. Yates is requesting approval of plans for
an addition and a variance to allow 7' side setback, the code allows
for 10' setback. The present building area is 1,551 sq. ft., the
proposed addition would increase this to 2,000 sq. ft..
Mr. Yates stated that he is petitioning the Board for a Hardship
Variance to his non -conforming structure based on the fact, the
house was built on a 50' lot with a east side setback of 7' in 1925.
Strict application of the current side -setback requirements would
constrict the reasonable use of the property.
A letter from Mrs. Marty Stofik, Chairperson of the Historic Preser-
vation Board was reviewed. Mrs. Stofik states that Mr. Yates has
exhibited extraordinary care in restoring his home. She further
notes that the proposed addition is designed the only possible way,
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PLANNING & ZONING BOARD
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to maintain the integrity of the structure.
A letter to the Board from neighbors, Delbert H. Noel & Lucille
P. Noel was also reviewed. The Noels' state that in the 35 years
they have lived in their house, the east side -setback of the
adjoining property has posed no.problPms. They agree that the
proposed addition is aesthetically pleasing, and they appreciate
the efforts Mr. Yates has made in retoring the house in keeping
with the original style.
Members of the Board also reviewed Site Plan, Survey, Floor Plan
and Elevations.
Mr. Stobs read from the minutes of the Planning & Zoning Board
of June 10, 1982, a similar request for a house two doors west
at 551 N. E. 101st ST., in which the hardship variance was granted.
Following further discussion, Mr. Rossi moved to grant a Hardship
Variance based on Section 702 (A), (B), and (D). Mr. Laubenthal
seconded the motion with remarks for the record and for Council
concerning the equal dis-service to the harmony clause in that it
would be compromising the architectural and historical integrity
of the house. There being no further discussion the motion carried
unanimously.
Mr. Yates was advised that Council will review this request 10/2/84.
4. REQUEST FOR APPROVAL OF FENCE PLANS
ALAN SANDLER
1090 N. E. 96th St.
Members reviewed a sketch of the survey, section of the fence,
showing support post and a picture of the house showing that the
fence is in harmony with the style of the house.
The request is made for the purpose of reconstructing a,fence in
much dis-repair.
Mr. Stobs read Sec. 524, relating to non -conforming use, and Sec 523
relating to Harmony.. It was then determined that no variance is
required when reconstruction is necessary.
No action is necessary, except for Mr. Sandler to obtain a permit.
5. DISCUSSION ON COMPREHENSIVE PLAN - EVALUATION OF REPORT
Mr. Stobs stated that in reference to paragraph 1, the objectives
have been acheived, there is no change. In paragraph 2, it seems
a positive statement is requested for a plan toiiclude Group or
Congregate Living zone or area.
Much discussion followed.
Mr. Stobs stated that he will speak with Mr. Forney, the Village
Manager to determine a course of action for a reply.
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PLANNING & ZONING BOARD
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6. DISCUSSION OF REPORT BY THE DOWNTOWN REDEVELOPMENT BOARD
Mr. Stobs announced that Mr. Forney had wished to attend this
meeting, but was unable to make it.
The discussion centered around a Redevelopment Plan previously
given to the members for study.
Mr. Stobs noted that proper procedure for any. Amendments to zoning
require review of the Planning and Zoning Board and referral to
Council, also a Public Hearing is required.
Several of the items requested in the Report are out of the realm
of the Planning & Zoning Board, and require Council action.
The Planning and Zoning Board must conscientiously review permitted
uses. Study the report positively, considering the amount of work
gone into the report.
Mr. Stobs finally noted that it has been the experience of the
Planning & Zoning Board,that the needs and wishes of the people
of Miami Shores Village must be considered, the people have not
come to the Board with requests listed in the report.
Members were encouraged to attend the joint meeting with Council
and the Redevelopment Board, on October 9, 1984.
The meeting adjourned at 9:15 p.m.
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