Planning Board Staff Report



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

Hearing Date

January 27, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number



Leocava LLC, P O BOX 381703 MIAMI FL  33238


Maria de Jesus Nunez, 198 Tamiami Canal Road, Miami FL


Eduardo Menendez, 15327 SW 179th Terrace, Miami FL 33187

Property Address

170 NE 96th Street

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

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




Special Approvals, Sec. 600:

Sec. 523.: Article IV Schedule of Regulations: Change of use; Nail salon.

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

January 10, 2011





Applicant is requesting approval for the establishment of a nail salon in a commercial space previously occupied by a clothing store.  The nail salon will offer manicures, pedicures and waxing.


The 478 square foot nail salon has 1 private wax treatment room and an open service area with 1 manicure and 2 pedicure stations.


The applicant is not proposing signs at this time.




The proposed use is similar to a beauty salon and therefore is permitted in the B-1 Distinct.


The parking requirement for beauty salons is 1 space per 250 square feet of floor area.  No additional parking is required.


The applicant will be required to return to the Planning Board for sign review and approval.


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 prior to the issuance of a village building permit if applicable

2)      Applicant to obtain all required building permits.

3)      Applicant to comply with all applicable code provisions at the time of permitting.

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.