Planning Board Staff Report




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

Hearing Date

November 18, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Christopher Savits, 1460 NE 103rd Street, Miami Shores FL 33138


Miami Beach Seawalls, Inc C/O John Vella, 17027 W Dixie Hwy, #127, N. Miami Beach FL 33160



Property Address

1460 NE 103rd Street

Legal Description

RE-PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64-97 LOT 15 BLK 5 LOT SIZE IRREGULAR OR 13702-870 0688 1 COC 25631-2753 05 2007 1

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency


Existing Structure

2-story; 4 bed/5 bath

Year Built




Special Approvals, Sections 600, 523 & 534:

Site Plan Approval, Article 15. Waterfront Lands .Sec. 534

Development, Dock and Boat Lift

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits


Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

November 3, 2010





The subject property contains a single family detached structure with ancillary improvements.  The property is on the NE 103rd / NE 102nd Street canal 1 house from  Biscayne Bay.  The owner proposes to replace a damaged wood dock and boat lift.  According to Section 534 of the Village Code “any new development on land adjacent to Biscayne Bay, Biscayne Canal or other tributaries of the bay shall be subject to special approval under Article VI of this ordinance.”


The dock extends 4 feet into the canal and is 30 feet long.  The boat lift is 12.5 feet wide and extends 14 feet from the dock for a total of 18 feet into the canal




Section 534 goes on to say that the site plan shall be reviewed with respect to the three following considerations:

a)      Retention of natural vegetation near the water’s edge.

Currently, the property has a seawall along the waters edge.  The dock extends 4 feet into the canal and is 30 feet long.  The boat lift is 12.5 feet wide and extends 14 feet from the dock for a total of 18 feet into the canal.  No work is proposed landward of the seawall.

b)      Storm drainage that detains the first one inch in natural or filtered structural facilities.  No work is proposed landward of the seawall.

c)      Construction that is sensitive to the floodplain and avoids its filling.

The proposed dock and boat lift is to be constructed south of the property in the canal.   No filling of the property is required or proposed.


The site plan has received preliminary approval from DERM.




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 and Zoning 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 final DERM approval before a building permit will be issued.

2)      Applicant to obtain a building permit before commencing work.

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

4)      Add not less than five (5) reflectors, one at each outside corner of the boat lift, one at the westerly corner of the dock.

5)      Add not less than four (4) lights on the boat lift, one on each support.