Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

Hearing Date

January 28, 2010

Meeting Time

7:00 P.M.

File Number

PZ-12-09-2009169

Folio Number

11-3206-011-0190

Owner

Biscayne 88 Terr LLC, Attn; Ighal Goldfarb, 1140 Kane Concourse 5th, Floor, Bay Harbor Islands FL 33154

Applicant

Huy Van

Agent

None

Property Address

8825 Biscayne Boulevard

 

Legal Description

ASBURY PARK PB 4-110 LOT 19 LESS FED HWY LOT SIZE 25621 SQUARE FEET OR 22120-0744-47-50 0304 6(6) OR 22120-0750 0304 01

Property Size-Sq Ft

25,621

Building Adjusted Sq Ft

9,537

Flood Zone

X

 

Zoning

B-2

Future Land Use Designation

General Commercial

Existing Use

Commercial

Comprehensive Plan Consistency

Yes

Existing Structure

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

Year Built

1952

 

Subject

Special Approvals, Section 600 & 523:

Site Plan Approval, Sec. 400 Schedule of regulations adopted  Change of use, nail salon.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

Miami-Dade Water and Sewer Department

DERM

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

January 5, 2010

                     

 

Background

 

The applicant is proposing to locate a nail salon in a vacant storefront previously occupied by a grocery store.  The applicant is renting two side-by-side storefronts.  The nail salon will initially be located in one storefront with the other storefront available for future expansion.

 

Parking is provided on site.

 

The applicant is working with Miami-Dade Water and Sewer Department (WASD) to confirm that the property is served with city sewer and water.  The applicant is also working with DERM to secure DERM approval of their commercial business license.

 

The buildings adjusted square footage is for the entire building and does not reflect the applicants storefront.  The applicant will rent 1,300 square feet initially utilizing 600 square feet for the salon.

 

The salon will have 11 work stations and a reception desk.

 

Applicant is also requesting approval for a  channel letter sign with no internal lighting to be placed on the front wall of a storefront on Biscayne Boulevard.  The applicant is also requesting approval for window signage.

 

The channel lettering would be red as would the window lettering.

 

The storefront has approximately 33 feet of frontage.  The B-2 District provides for 3 square feet of sign area per building front foot giving the storefront a sign allocation of 99 square feet.

 

The proposed sign is 2 feet in height and 7.3 feet in width. [2 feet X 7.3 feet = 14.6 square feet].

 

The applicant is also proposing to locate two window signs on the front windows.  The proposed combined signage is 5.5 feet in height and 6. feet in width. [5.5 feet X 6 feet = 33 square feet].

 

The door signage with name, telephone number and store hours in white lettering is approximately 4 square feet in area.

 

The applicant is requesting approximately 51.6 square feet of signage for the storefront.

 

 

Analysis

 

The proposed nail salon has the same parking requirement as the previous grocery store and therefore no additional parking is required.

 

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

 

The proposed signage is within the sign allocation for the store front.

 

The wall sign is consistent with the technical provisions of the Zoning Code.

 

The proposed nail salon is consistent with the technical provisions of the Zoning Code.

 

 

Recommendation

 

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 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 Miami-Dade Water and Sewer approval and if applicable Department DERM or Department of Health prior to the issuance of a village building permit.

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.