Planning Board Staff Report



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

Hearing Date

June 28, 2012

Meeting Time

7:00 P.M.

File Number


Folio Number



Mark Llerona, 1550 NE 103rd Street, Miami Shores FL 33138




James McKenzie, 1321 N 31st Road, Hollywood, FL 33021

Property Address

1550 NE 103rd Street

Legal Description

5 53 42 RE-PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64-97 LOT 20 BLK 5 LOT SIZE 15269 SQ FT OR 18032-1120 0398 4

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; 4 bed / 5 bath

Year Built




Pursuant to Articles IV, V, and VI of Appendix A Zoning, Special site plan review and approval. Waterfront development. Dock and boat lift

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

PERA & Corps of Engineers

Staff Report

David A. Dacquisto, Director of Planning and Zoning

Report Date

June 1, 2012





Applicant is requesting approval to construct a 46 foot L shaped dock into Biscayne Bay with 30 foot wide dock at the end parallel to the shore dock.


The applicant will construct a 16 foot by 14 foot boatlift on the northeast side of the dock.


The applicant is also proposing to repair the existing seawall.


The boat lift and part of the dock will be located outside the D5 Triangle.  The applicant has the approval of the adjacent owner to the south. The US Army Corps of Engineers has approved the plans.  DERM approval will also be necessary.


The boat lift and dock will be located within the extensions of the property plot lines into the bay.


The applicant has Preliminary PERA approval (noted as DERM approval on the plans). Corps of Engineers approval is also required.




The agent was informed of the need to install lights and reflectors as required by this board. These features are not identified on the plans submitted.


Sec. 534 of the code of ordinances requires that the planning board review this site plan.


Sec. 534.-[Development.]

Any new development on land adjacent to Biscayne Bay, Biscayne Canal or other tributaries of the bay shall be subject to special approval under Article VI of this ordinance. The site plans shall be reviewed with respect to:


a)      Retention of natural vegetation near the water’s edge.

No work is proposed landward of the seawall


b)      Storm drainage that detains the first one inch in natural or filtered structural facilities. 

No work is proposed landward of the seawall.


c)      Construction that is sensitive to the floodplain and avoids its filling.

The proposed dock and boat lift is to be constructed east of the property in the canal.   No filling of the property is required or proposed.


The site plan has received US Army Corps of Engineers approval and requires final approval from PERA.




In acting on a site plan, 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 to construct a dock, and boatlift, and to repair the seawall 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 granted for a 46 foot long L shaped dock, boat lift and seawall repair.

2)      Applicant to secure final PERA and Corps of Engineers approval before a building permit will be issued.

3)      Applicant to obtain a building permit before commencing work.

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

5)      Applicant to add not less than six (6) reflectors, two (2) on side of the dock in the middle, two (20 and at the end of the dock at the farthest extension into the bay and two (2) on the outer board lift guide posts.

6)      Applicant to add not less than two (2) lights at the end of the dock at the farthest extension into the bay.