Planning Board Staff Report



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

Hearing Date

December 8, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number



7800 NE 2nd Ave LC, 419 W 49th St, #106, Hialeah FL 33012


Jorge Espinoza, 216 NE 98th St, Miami Shores, FL 33138


Lizbeth Vientos, 260 NE 169th Street, North Miami Beach FL 33162

Property Address

216 NE 98th St

Legal Description

LITTLE RIVER GARDENS PL PB 6-45 LOTS 3 TO 5 INC LESS E18FT BLK 4 LOT SIZE 149 X 132 OR 17428-1239 1196 4 OR 17428-1239 1196 01

Property Size-Sq Ft


Building Adjusted Sq. Ft

Unit Area



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 for wall and window signage.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits


Staff Report

David A. Dacquisto, Director of Planning and Zoning

Report Date

November 15, 2011





Applicant is requesting signage for a storefront on NE 98th Street.  The retail space is part of a larger building that has its major frontage on NE 2nd Avenue.


The applicant is proposing one unlit wall sign plus window and door signage.


The wall sign consists of individual green flat cut metal letters placed over the window and door.


The window and door signage is beige vinyl lettering.


The storefront has approximately 12.75 feet of frontage on NE 98th Street.  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 19 square feet.


The area of the wall sign is approximately:


1.5 feet X 7.5 feet = 11.2 square feet


The area of the window signage is approximately:


Sign 1: 0.5 feet X 7.25 feet = 3.6 square feet

Sign 2: 0.5 feet X 7.25 feet = 3.6 square feet

Door:  0.75 feet X 2.25 feet = 1.6 square feet


The applicant is requesting approximately 20 square feet of signage for the storefront based on squaring the signs.




The proposed signage is 1 foot over the sign allocation when squared however, the signs include a large amount of open space.


The signage is compatible with the building.


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




Planning and Zoning staff recommends APPROVAL of the site plan for signage 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 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.  Should the board find that the applicant merits approval, staff recommends that the following conditions apply:


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

2.      Applicant to obtain all required building permits before beginning work.

3.      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.