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



Shapar Realty, 9497 Old Pine Road, Boca Raton FL 33428


Law Office of Florence Chamberlin PA, 215 NE 98th Street, Miami Shores FL


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

Property Address

9801 NE 2nd Avenue, Unit: 215 NE 98th Street

Legal Description

1 53 41 6 53 42 MIAMI SHORES SEC 1 AMD PB 10-70 LOT 13 & LOT 14 BLK 32 LOT SIZE 100.000 X 130 OR 15605-3244 0692 4 OR 15605-3244 0692 01

Property Size-Sq Ft


Building Adjusted Sq Ft


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: Sec. 504. Signs. Wall signs.

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 signage for an mixed use building on NE 98th Street.  The office space is part of a larger building that has its major frontage on NE 2nd Avenue.


The applicant is proposing two unlit signs.  The first consists of individual white vinyl letters placed on the door.  The second is a black aluminum hanging sign with white lettering to be located on the building overhang.  The bottom of the sign is 9 feet above the sidewalk.


The storefront has approximately 12.5 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 18.75 square feet.


The area of the sign consisting of white vinyl lettering is approximately:


Sign 1: 0.9 feet X 2 feet = 1.8 square feet


The area of the hanging sign is approximately:


Sign 2: 1.8 feet X 2.75 feet = 5 square feet


The applicant is requesting approximately 6.8 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.




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 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.