Planning Board Staff Report



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

Hearing Date

May 26, 12011

File Number


Folio Number



Shores Square Investment LLC, 3850 Bird Road Suite 800, Miami FL


Edmundo Tamayo, 1190 NW 95th Street, Ste 107, Miami FL 33150



Property Address

9031 Biscayne Boulevard, Unit 8

Legal Description

6 53 42 ASBURY PARK PB 4-110 BEG 30FTW OF SE COR LOT 5 RUN W272.08FT N177FT W260.97FT TO E R/W/L BISC BLVD NELY139.58FT E290.02FT N124.93FT E152.16FT ALG

Property Size-Sq Ft


Building Adjusted Sq Ft

Unit Sq Ft



Flood Zone

AE 8




Future Land Use Designation

General Commercial

Existing Use

Vacant was Gym

Comprehensive Plan Consistency


Existing Structure

Open mall

Year Built




Special Approvals, Section 600: Sec. 523.: Article IV Schedule of Regulations: Change of use; Medical offices / weight loss center.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

DERM or Department of Health


Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

May 16, 2011





The applicant is proposing to convert vacant space previously the location of a gym located within the Shores Square shopping center into medical offices.  The existing 7,200 square foot tenant area previously utilized by the gym will be divided to provide a 4,596 square foot medical and weight loss center.  The facility will have 2 doctors and 2 physicians assistants, 8 exam rooms and 6 weight loss consultation rooms.  An on-site pharmacy will not be open to the public and will only serve patients of the facility.  One digital x ray suite will be housed in the office.  The digital equipment does not produce chemical waste.


The hours of operation were not available at the time this report war written.




Medical offices are permitted within the B-2 zoning district.


The medical offices will occupy a space presently occupied by a gym.  The parking requirement for medical offices is less than that for a gym.  The change of use is therefore less intensive than the existing use and no additional parking spaces are required.  The parking requirement will drop from 1 parking space / 100 square feet of gym to 1 parking space / 200 square feet of office space.  The parking requirement will drop from 46 parking spaces to 23 parking spaces.


The storefront will not be significantly altered.


The applicant is working with Miami Dade County to extend sanitary sewer to the site and to connect the building to the Miami Dade sewer service.





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 install a sanitary sewer connection and connect the building to Miami Dade sewer service prior to receiving a certificate of occupancy from the village Building Official.

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

3)      Applicant to meet 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.