Planning Board Staff Report




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

Hearing Date

November 11, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Shapar Realty, 9497 Old Pine Road, Boca Raton FL


Rosa Flores, 217 NE 98th Street, Miami Shores FL 33138



Property Address

217 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, Office

Comprehensive Plan Consistency


Existing Structure

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

Year Built




Special Approvals, Sec. 600:

Sec. 523.: Article IV Schedule of Regulations: Change of use; Nail salon.

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

November 8, 2010





Applicants are requesting approval for the establishment of a nail salon in a commercial space previously occupied by a clothing store.  The nail salon will offer manicures, pedicures, waxing, facials, hair combing, and make-up.


The 490 square foot nail salon has 2 private 8 foot X 10 foot treatment rooms and an open service area of 12 foot by 15 square foot.


The applicant is proposing window signage consisting of white vinyl lettering.


The building is located on NE 98th Street.  The B-1 District provides for 1.5 square feet of sign area per building front foot, the building has 12 feet of frontage and has a sign allocation of 18 square feet.


The proposed sign is 2 feet in height and 6 feet in width. [2 feet X 6 feet = 12 square feet].  The applicant is also proposing 6 square feet of miscellaneous signage of the same white vinyl lettering.


The proposed window signage totals 18 square feet.


The applicant is requesting a 2 foot X 3 foot sign at the rear of the building.  Unlit signs of up to 6 square feet are permitted at the rear buildings and the signage does not count against the sign allocation for the building.




The nail salon is currently in operation.


The proposed use is similar to a beauty salon and therefore is permitted in the B-1 Distinct.


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


The signage does not detract from the building.


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




Planning and Zoning staff recommends APPROVAL of the site plan for a drugstore and 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 DERM or Department of Health approval prior to the issuance of a village building permit if applicable

2)      Applicant to obtain all required building permits for work already begun or completed.

3)      Applicant to obtain all required building permits.

4)      Applicant to comply with all applicable code provisions at the time of permitting.

5)      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.