Steps That Need To Be Taken For:
A Site Plan
Site Plan Approval
The following information is provided as a courtesy by Miami Shores Village. This site is updated periodically, but does not reflect the requirements of the entire Miami Shores Village Code of Ordinances and may not contain the most recent changes to the Code of Ordinances or application requirements. A copy of the Miami Shores Village Code of Ordinances is available online HERE or may be viewed at the Village Planning and Zoning Department. The official copy of the Miami Shores Village Code of Ordinances is maintained by the Village Clerk. Copies of recently adopted or amended ordinances are kept at the Village Clerk's Office and at the Miami Shores Village Planning and Zoning Department. Please contact the Miami Shores Village Planning and Zoning Department at 305-795-2207 for further information.
The Purpose of Site Plan Approval
The purpose of site plan approval is to ensure compliance with the requirements of the Code of Ordinances, to promote better site design, to integrate projects more effectively into their surrounding environment, to prevent the impairment or depreciation of property values, to improve internal vehicular and pedestrian circulation, to encourage quality and innovative site planning techniques, to ensure a harmonious relation among the buildings and uses, harmonious relation between such area and buildings and adjacent neighborhoods, and to protect the health, safety, convenience, and general public welfare. The Site Plan review process is integral to the City’s other discretionary and non-discretionary development review procedures in order to facilitate the permitting process. The power to approve, approve with conditions, or deny site plans as required by the Code of Ordinances is vested in the Planning Board. Those site plans not requiring Planning Board approval are reviewed by the Planning and Zoning Department and may be administratively approved, approved with conditions, or denied for failure to comply with Code of Ordinance requirements.
When is Site Plan Approval by the Planning Board Required
Site plan approval by the planning board is required:
(a) Before any residence is erected or altered in exterior appearance including but not limited to additions and architectural detail;
(b) Before any attached garage or accessory structure is converted to habitable space.
Site plan approval by the planning board is required:
(a) Before a use of any kind shall be established;
(b) Before any commercial building is erected or altered in exterior appearance including but not limited to additions and architectural detail;
(c) Before any site is developed or altered;
(d) Before any previously approved site plan may be modified.
(e) For all signs.
Site plan approved by the planning board is required:
(a) Before any building is erected or altered in exterior appearance including but not limited to additions and architectural detail;
(b) For all signs.
Any site plan not listed above may be referred to the planning board for a determination when in the opinion of the Planning Director review requires interpretation and direction on application of the Code of Ordinances or where the complex nature of the development warrants public review.
General Site Plan Approval Requirements
Every site plan presented to the planning board shall show the complete layout of the proposed development of the site, including the following:
(a) Locations of all buildings and the front, sides and rear elevations thereof, including the location, size, type and design of all signs;
(b) Locations of all areas to be used for automobile parking and in other than R, A and O districts, for the loading and unloading of goods;
(c) Locations and widths of all driveways on and giving access to the site;
(d) Locations and nature of all walls, fences, landscaping and natural vegetation;
(e) Existing and proposed drainage of the site;
(f) Such other information as the planning board may require in order to act on such site plan in accordance with the requirements of this article.
In acting on a site plan, the planning board shall:
(a) Require adequate space for automobile parking and for the loading and unloading of goods, as specified in the schedule contained in Article IV;
(b) Make such requirements as to the location of such space and driveways giving access thereto and of vehicular access to the site as will protect the public safety and serve the public convenience;
(c) Make such requirements as will assure adequate drainage of the site, subject to approval by the South Florida Water Management District with respect to any land lying adjacent to any drainage canal;
(d) Make such requirements with respect to the following matters:
(1) Building design and location, including setbacks if deemed advisable;
(2) The location, size, type, design and extent of display of signs;
(3) The location and nature of walls and fences;
(4) The location, nature and provision for the maintenance of landscaping;
as will assure a harmonious relation between the uses to
which the site plan applies and existing and prospective
residential and other development in the vicinity.
Application Requirements and Procedures
A Planning Board Application is required to apply for site plan approval. A complete application with all required information and supporting materials must be submitted to the planning office before the request will be scheduled for a planning board hearing. For a list of board hearing dates and submittal deadlines click HERE. The application can either be picked up at Village Hall between the hours of 8:30 am - 4:30 pm or can be downloaded off of the website by clicking HERE. Please note: applicants are required to meet with planning staff prior to submitting a zoning application to determine what applications if any are required. The planner will go over the application(s) to explain and to identify what items are required and what information is not necessary for your specific application.
The following application requirements must be met and information provided before an application will be complete and a hearing scheduled:
a) Applicant to have a pre-application meeting with planning staff.
b) Application fee paid in full.
c) Application with all supporting documents submitted and found complete by planning staff. If an application is not complete the applicant will be notified of what required information or documentation is missing.
d) Letter of intent.
e) Proof of ownership. A copy of the most recent tax bill, property appraiser’s office record or a copy of the most recent recorded warranty deed is required.
f) Letter of authorization from owner consenting to the application must be provided in a certified form. When an application is executed on behalf of a corporation or business entity, documentation must be provided which demonstrates the signatory’s authority to represent the corporation.
g) Consent for Inspection from owner must be provided in a certified form.
h) Current Survey, less than six (6) months old, signed and sealed.
i) Site Plan.
j) Floor Plans.
k) Building Elevations, use clouding to identify the area of new work.
l) Landscape Plan.
m) Color photographs of all sides of the building, mounted on 8.5” by 11” sheets.
n) Other data as required.
Applicants must submit one (1) signed original application with originals of all supporting material plus seven (7) copies of the application and all supporting material for a total of eight (8) complete sets.
If the planning board does not approve the site plan based on a determination that the site plan does not meet the requirements of the Village Code of Ordinances, the applicant may challenge the decision through a variance application that will also be heard by the planning board. For more information on what requirements must be met for a variance click HERE.
If the planning board does not approve the site plan based on the use of the building or land or for any other reason for which a variance is not permitted, the applicant may appeal the decision of the planning board to the village council. For more information on what requirements must be met for an appeal to the village council click HERE.
Planning and Zoning Information, frequently used forms and procedural information.
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