Planning Board Staff Report




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

Hearing Date

March 22, 2012

Meeting Time

7:00 P.M.

File Number


Folio Number



Leocava LLC, PO Box 381703, Miami, FL 33238


Arcoub Abderrahim, 9540 NE 2nd Avenue, Miami Shores FL



Property Address

9540 NE 2nd Avenue

Legal Description

1 53 41 6 53 42 MIAMI SHORES SEC 1 AMD PB 10-70 LOTS 1 TO 3 INC BLK 20 LOT SIZE 19500 SQUARE FEET OR 21000-1079 0203 2 (3) OR 21000-1079 0203 02

Property Size-Sq Ft


Building Adjusted Sq Ft

Not Known

Flood Zone





Future Land Use Designation

Restricted Commercial

Existing Use

Commercial, Mixed Use

Comprehensive Plan Consistency


Existing Structure

1-story; N/A bed/N/A bath

Year Built




Pursuant to Articles V and VI of Appendix A Zoning, Special Site plan review and approval. Wall sign.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

Department of Health or PERA

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

February 27, 2012





Applicant is requesting signage for a mixed use building on NE 2nd Avenue.  The restaurant space is part of a larger building on NE 2nd Avenue that also has frontage on NE 96th Street.


The applicant is proposing one sign.  The sign consists of individual internally lit red channel letters.  The sign is located on the wall above the front door.


The storefront is on a corner and has approximately 40 feet of frontage on NE 2nd Avenue.  The B-1 District provides for 1.5 square feet of sign area per building front foot giving the storefront a sign allocation of approximately 60 square feet.


The area of the sign is approximately:


12 feet wide X 1.66 feet high = 20 square feet


The applicant is requesting approximately 20 square feet of signage for the storefront.




The proposed signage is within the sign allocation for the storefront.


The signage is compatible with the building.


The proposal is consistent with the technical provisions of the Village Code.




In acting on a site plan for signage, the Planning Board must make a finding that the proposed improvements are harmonious with the community, as required in Articles V and VI of Appendix A Zoning of the Code of Ordinances, 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.


Planning and Zoning staff recommends APPROVAL of the site plan for a sign to permit a 20 square foot wall sign on the storefront with a finding that it is consistent with the technical provisions of the Code.


Should the board find that the applicant merits approval, staff recommends that the following conditions apply:


1)      Approval is for a 20 square foot, internally lit, red channel letter wall sign on the storefront.

2)      Applicant to meet all applicable code provisions at the time of permitting.

3)      Applicant to obtain all required building permits before beginning work.

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.