Planning Board Staff Report




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

Hearing Date

October 21, 2010

Meeting Time

7:00 P.M.

File Number


Folio Number



Wells Fargo Corporate Properties, 1700 Lincoln St. 12th Floor, Denver, CO 80203


Interstate Sign Crafters Inc., 130 Commerce Rd, Boynton Beach FL 33426


Nadin Austerfield, 130 Commerce Rd, Boynton Beach FL 33426

Property Address

9899 NE 2nd Avenue

Legal Description

MIAMI SHORES SEC 1 AMD PB 10-70 LOTS 10 & 11 BLK 32 LOT SIZE 12350 SQ FT OR 18197-2693 0798 6 OR 18197-2693 0798 03

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:

Sec. 504. Signs. Wall sign.

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

September 22, 2010





Applicant is requesting approval for wall signage for a storefront on NE 2nd Avenue.


The storefront was the location of the Wachovia Bank and is being rebranded as Wells Fargo.


The logo and lettering is gold on a red background.  The sign is lighted  internally with an LED light source.


The storefront has approximately 70 feet of frontage on NE 2nd Avenue.  The property has an additional 30 feet of property on NE 2nd Avenue.  The B-1 District provides for 1.5 square feet of sign area per building front foot giving the storefront a sign allocation of  approximately 105 square feet.  The property is provided an additional sign allocation for open frontage up to 50% of the width of the storefront.  In this case an additional 30 feet of frontage provides an additional 45 square feet of sign area.  The total sign allocation for the property is 150 square feet.


The proposed front wall sign is approximately:

2.5 foot X 18 feet = 45   square feet


A second matching sign is proposed for the rear of the building

2.5    foot X 18 feet = 45   feet


The plan also provides for informational signage in the parking lot.


 The applicant is requesting approximately 45 square feet of signage for the front storefront.


The monument sign at 70 square feet and the wall sign at 45 feet provide a total signage of 115 square feet




Informational signage is permitted in the parking lot with the approval of the planning board.


The rear of the property is contiguous to an R district.


Signs that face residentially zoned land are not permitted.


Sec. 504.  [Signs.]


(h)   No sign shall be displayed in any manner that will cause any glare when observed from within any R, A or O district nor be equipped or displayed with moving, flashing or intermittent illumination. All signs shall be maintained in good repair; improvements shall be made at the direction of the director of building and zoning.


The rear of the property is contiguous to an R district and therefore signs are not permitted except as specified below.


(i)   On a plot contiguous to any R, A or O district or contiguous to open land that is contiguous to any such district, no sign shall be displayed on the side or rear of any building so as to face such R, A or O district, except that a nonilluminated identification sign not exceeding six square feet in area may be displayed on, but not protruding above the roof of, any building so as to face any accessory parking space serving such building or any parking lot serving the same and located contiguous to the plat on which such building is situated. Any street or alley shall be disregarded in applying the provisions of this paragraph.


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 except as noted above.




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 obtain all required building permits.

2)      Applicant to comply with all applicable building, zoning and other code provisions at the time of permitting.

3)      The rear wall sign is not permitted as part of this approval.

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.