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MIAMI SHORES VILLAGE PLANNING BOARD REGULAR MEETING March 27, 2008The regular meeting of the Miami Shores Planning Board was held on Thursday, March 27, 2008, at the Village Hall. Richard Fernandez, Chair at 7:00 P.M. with the following persons present, called the meeting to order:
Mr. Sarafan swore in all those participating in the meeting. SCHEDULE ITEMS:PZ-12-07-200761
Mr. Reese moved to table this application. Mr. Abramitis seconded the motion and the vote was unanimous in favor of the motion. 4-0 PZ-1-08-200868
Special Approvals, Sec. 600: Sec. 523. Site plan approval, addition, one story addition to front of residence.
Mr. Abramitis moved to table this application. Mr. Powell seconded the motion and the vote was unanimous in favor of the motion 4-0. PZ-2-08-200871
Mr. Dacquisto provided background information and summarized the information on the Staff Report. The Planning & Zoning staff recommended approval of the proposed site plan with the finding that it is consistent with the technical provisions of the code subject to compliance with listed conditions. Although the applicant did not question Mr. Dacquisto the Board did question him
The applicant addressed the Board. The Board questioned Mr. Mumford and after further discussion Mr. Abramitis moved to approve the application with the three recommendations set forth by staff. Mr. Reese seconded the motion and the vote was unanimous in favor of the motion 4-0. NEXT MEETINGThe next regular meeting will be on April 24, 2008 ADJOURNMENTThe March 27, 2008 Planning & Zoning meeting was adjourned at 7:30 P.M.
Background
The applicant requests amendment of a master sign agreement approved by the Planning Board at a public hearing September 7, 2005.
The proposed master sign agreement limits the total signage to 1.5 square feet per linear foot of store frontage as required by code.
The building has 350 feet of frontage on NE 2nd Avenue. Under B-1 zoning, this would allow approximately 534 square feet of signage for the entire building.
The amended master sign agreement includes wall signage agreed to as part of the original master sign agreement and includes 14-inch channel or backlit lettering for interior units and 16-inch channel or backlit lettering for corner units.
The amended master sign agreement proposed by the applicant requests the following additions:
Analysis
The draft zoning code has a provision to allow up to 10% of the window area to be utilized for signage:
Recommendation
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 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:
Recommendation
The applicant was found by code enforcement to be undertaking construction without a building permit.
Definition
WINDOW SIGN: Any sign that is placed upon the inside of window panes or glass and is visible from the exterior of the window, and any sign that is placed behind the inside surface of a window in such a way as to be visible and legible to the general public as viewed from ten (10) feet or less outside of the window.
Proposed Regulation
Window sign. Signs may be placed on the interior of window glass, including door windows, on the first floor of buildings occupied by retail, service uses including restaurants and/or entertainment establishments—provided that they cover no more than ten percent (10%) of the window area in which located. Window signs shall not be illuminated except within establishments open past 9:00 P.M., limited to one (1) illuminated sign per window, not to exceed two (2) such window signs per business establishment.
The draft zoning code reduces the allowable signage area. Window signage does not count towards the buildings allowable signage however; the net result of the draft changes should be to reduce signage on the building. The draft zoning code limits signage to 10% of the area of the individual window on which or behind which the sign is located. The applicant’s request limits signage to 10% or 15% of total window area. It may be appropriate in this case to look at total window area including glass doors in determining allowable signage.
The Board may consider the draft sign provisions in rendering a decision in this matter and in limiting the types of sign allowed and the area limitations as recommended by staff.
Widow signage should be regulated to limit the visual clutter created by window signage and to increase safety by maintaining visibility to the interior of the business from the street.
The proposed signage falls within the allowable sign budget for the business frontage.
The request is consistent with the technical provisions of the Code.
Recommendation
Planning and Zoning staff recommends APPROVAL of the master sign agreement 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 and Section 504 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:
PLANNING BOARD HEARING
Background
The property is an interior lot fronting onto NE 105h Street. The property has an alley to the rear. The lot is 100 feet wide and 123 feet in depth.
The 12,300 square foot lot is the location of an existing one-story four (4) bedroom, three (3)-bath residence with an adjusted square footage of 2,497. The original residence was constructed in 1936.
The applicant proposes to construct a high ceiling one (1)-story addition on the east side of the front of the residence. The addition will expand an existing kitchen. The 186 square foot addition has a flat roof. The flat roof is seven (7) percent of the area of the existing slopped roof and is consistent with the zoning code limitations on flat roofs.
The applicant is also proposing to construct a twenty (20) foot wide driveway and a ten (10) foot deep and twenty-five (25) foot wide pad for a single car on the parkway.
Analysis
The existing residence has a sloped roof and the addition has a slope that meets the minimum standard to be considered a sloped roof. The residence has a clay tile roof and the addition will require a clay tile roof. Any change to the roofing material in place will require the approval of the Planning Board. The new addition will require a roof with roofing material that is approved by the building official.
The architect put a lot of thought into the addition including accent lines that appeared on the original plans for the house.
The Board may consider if the parapet design of the addition is in harmony with the residence and community.
The proposal is consistent with the technical provisions of the Village Code.
Recommendation
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 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 before beginning work. 2) Applicant to meet all applicable code provisions at the time of permitting. 3) Applicant to utilize only roofing material that is approved by the building official. 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.
PLANNING BOARD HEARING
Background
The property is a corner lot fronting onto NE 2nd Avenue with a side lot line along NE 103rd Street and an alley to the rear. The lot is irregular in shape with approximately 81 feet of frontage on NE 2nd Avenue and 130 feet of depth.
The approximately 10,530 square foot lot is the location of an existing one-story residence.
The applicant proposes to construct a masonry fence around the front yard, north side and rear of the property. The fence is three (3) feet in the front yard with a six (6) inch ornamental metal railing on the top and is four (4) feet six (6) inches in height in the rear yard with a six (6) inch ornamental metal railing on the top.
The fence will be constructed of cement block and will have a plaster coating.
The fence has an ornamental metal gate along the alley and will also provide a forty (40) square foot area for trash along the alley.
Analysis
The proposal is consistent with the technical provisions of the Code.
Recommendation
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 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:
5) Applicant to obtain all required building permits before beginning work. 6) Applicant to meet all applicable code provisions at the time of permitting. 7) 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. |
