Planning Board Staff Report

 


 

PLANNING BOARD HEARING

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

Hearing Date

September 24, 2009

Meeting Time

7:00 P.M.

File Number

PZ-8-09-2009147

Folio Number

11-3206-014-1410

Owner

Miami Shores Presbyterian Church, 602 NE 96th Street, Miami Shores FL 33138

Applicant

Wilda G. Womer, 602 NE 96th Street, Miami Shores FL 33138

Agent

None

Property Address

602 NE 96th Street, Miami Shores FL 33138

9405 Park Avenue, Miami Shores FL 33138

Legal Description

MIAMI SHORES SEC 2 PB 10-37 LOTS 1 TO 10 INC BLK 61 LOT SIZE IRREGULAR

Property Size-Sq Ft

85,167

Building Adjusted Sq Ft

47,457

Flood Zone

X

 

Zoning

Community Facility

Future Land Use Designation

Institutional

Existing Use

Religious

Comprehensive Plan Consistency

Yes

Existing Structure

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

Year Built

1958

 

Subject

Special Approvals, Sec. 600: Sec. 504. Signs. Wall signs.

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

August 28, 2009

                     

 

Background

 

Miami Shores Presbyterian Church is requesting approval for signage on two buildings.  The first is the church at 602 NE 96th Street, the second building is the preschool at 9405 Park Avenue.

 

Applicant is requesting approval for 2 signs on the church and one sign on the preschool.  The signs consist of individual black unlit letters.

 

The proposed church sign on Park Avenue is 2.5 feet in height and 12 feet in width. [2.5 feet X 12 feet = 30 square feet].

 

The proposed church sign on NE 96th Street is 2.5 feet in height and 12 feet in width. [2.5 feet X 12 feet = 30 square feet].

 

 

The proposed preschool sign on Park Avenue is 2.5 feet in height and 16.5 feet in width. [2.5 feet X 16.5 feet = 41.25 square feet].

 

The applicant is requesting approximately 101.5 square feet of signage on two buildings.

 

Analysis

 

The following regulations govern signage on buildings in the Community Facility District.

 

Sec. 504.  [Signs.]

 

(b)   The following incidental signs may be displayed in any R district:

 

(3)   Bulletin boards and similar signs of churches, schools and clubs, not exceeding 24 square feet in area, located not less than ten feet from any street line, and not exceeding one sign facing each street bounding the plot.

 

(g)   The following signs may be displayed in any district other than those specified in subsections (b) to (f), inclusive, of this section:

 

(1)   For uses permitted in R districts: Such signs as are permitted in R districts.

(2)   For other uses permitted in the district: Such signs as may be necessary for the proper identification of the uses to which they are appurtenant, as determined by the planning board and subject to approval of each sign by the planning board as harmonious part of the architectural design of all buildings and other improvements on the plot.

 

Please note in reviewing Sec. 505.(b) (3) that churches are not permitted in the R district and are only permitted in the CF District, however, the board may read this provision as the intent of the village to allow such signage on churches in the CF district.

 

Sec. 504 (g) gives the authority to the Planning Board to approve appropriate signage for religious institutions and leaves it to the Planning Board to decide what is appropriate.

 

Signage is unlit and the unobtrusive.

 

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

 

Recommendation

 

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 code provisions at the time of permitting.

3)      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.