áá Planning Board Staff Report



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

Hearing Date

March 24, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number

Main Parcel:



Location Additional Parking:





Barry University C/O Bruce Edward, 11300 N Miami Avenue, Miami Shores FL 33161





Property Address

11300 N Miami Avenue

Legal Description

36 52 41 38.80 AC M/L SW1/4 OF NE1/4 LESS E40FT LOT SIZE IRREGULAR

Property Size-Sq Ft

38.78 ACRES

Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation


Existing Use


Comprehensive Plan Consistency


Existing Structure

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

Year Built




Special Approvals, Sec. 600: Sec. 523:

Site Plan Approval, Sec. 523.1 & Sec. 604: Construction, New dormitory.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

City of North Miami for sanitary sewer connection

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

March 1, 2011

March 21, 2011




Changes to Plans Submitted March 21, 2011


Barry University has submitted modified plans that increase the setback from NW 2nd Ave and alter the parking lot layout.  The changes do not materially change staff review.






The proposed dormitory is located on the above noted parcel at the north east corner of NW 2nd Avenue and NW 115th Street.  The area is currently occupied by modular classrooms with the remainder of the area grass.  The parcel is part of a much larger plot that encompasses all of Barry University.


Barry University is proposing a 3 story U shaped dormitory that will occupy approximately 5.7 acres of the campus.


The main entrance to the structure opens onto a central courtyard.  A second entrance and circular drive drop off area is off  NW 2nd Avenue.


The 72,000 square foot structure was designed by the architects to blend with the existing buildings on campus.  The dormitory will have a flat roof with parapet wall that mimics the look of a sloped concrete tile roof.  The dormitory will be in 2 tones of beige with banding to provide relief on the long facades and vertical windows to draw the eyes upward rather than across the fašade of the building.


The dormitory will have 247 beds.  The dormitory requires 186 parking spaces and the applicant is proposing to provide a total of 191 new parking spaces.  The parking is provided by redesigning and expanding existing parking lots and by providing 53 new parking spaces across NW 2nd Avenue for a total of 302 parking spaces in the vicinity.  The board may require a parking agreement with Barry University providing that the 53 parking spaces located across NW 2nd Avenue are for the exclusive use of residents of the subject dormitory.




The proposed dormitory is in keeping with the general design of existing buildings on campus and the overall look of the campus.


The landscape plan improves the overall site and trees and shrubs will soften the look of the building and provide a buffer between the building and surrounding neighborhood.


The proposed parking plan provides sufficient parking to meet zoning code requirements.


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 meet all applicable code provisions at the time of permitting.

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

3)       The Planning Director may administratively approve removal of the additional parking area west of NW 2nd Avenue from the site plan should the parking requirement within the zoning code be changed such that the additional 53 parking are not required.

4)       This zoning permit will continue with the property until such time as a new campus master plan is approved that incorporates the subject dormitory and parking area.

5)       Individual signs that are not consistent with the master sign agreement shall require individual review and approval by the Planning Board.