Planning Board Staff Report



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

Hearing Date

June 23, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number



Biscayne 88 Terr LLC, 1140 Kane Concourse, #5, Bay Harbor Islands FL 33154


Maria Manica, 650 NE 88th Terrace, Miami Shores FL


Sergio Carmona, 941 SW 112 Ave, Pembroke Pines FL 33025

Property Address

650 NE 88th Terrace

Legal Description

ASBURY PARK PB 4-110 LOT 19 LESS FED HWY LOT SIZE 25621 SQUARE FEET OR 22120-0744-47-50 0304 6(6) OR 22120-0750 0304 01

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

General Commercial

Existing Use

Commercial; Mixed use

Comprehensive Plan Consistency


Existing Structure

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

Year Built




Article VI Special Approval, Sec. 600: Sec. 523: Sec. 504. Signs. Wall signs.

Site plan review & approval.

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

July 5, 2011





The applicant is proposing a monument sign to be located at the southeast corner of Biscayne Boulevard and NE 88th Terrace.


The storefront has approximately 87.5 feet of frontage on Biscayne Boulevard.


The B-2 District provides for 3 square feet of sign area per building front foot giving the building a total sign allocation of 262.5 square feet based on Biscayne Boulevard frontage.


The building utilized approximately 55.5 square feet of signage for the pizza storefront.


The building utilized approximately 51.5 square feet of signage for the nail salon storefront.


The building utilized approximately 38 square feet of signage for the cellular store.


The total signage on the village to date is 145 square feet.  The remaining sign allocation for the storefront is 117.5 square feet.


The monument sign is proposed for at location 10 feet from the Biscayne Boulevard right-of-way and approximately 12 feet from the NE 88th Terrace right-of-way.


The monument sign is to be 8 feet wide and 7 feet tall,  including a 6 foot tall sign, an 8 inch pedestal and 4 inch top.


The proposed sign structure is grey and is to have the a sign for the Montessori School and a sign for Pappa John’s.  The Papa John’s storefront is on Biscayne Boulevard while the Montessori School is located on the same plot but in a second building behind the structure on Biscayne Boulevard.  The monument sign is lighted internally with an LED lighting source.


The proposed sign area is approximately:

7.5 feet wide X 7 feet tall = 52.5 square feet with two faces  =  105 square feet


The addition of the monument sign will bring the applicant’s total frontage request for building signage to approximately 250 square feet.




The berm that the monument sign is to be located on should be leveled and the sign located at the natural ground level.  The mound adds approximately 2 feet to the sign height bringing the total height of the sign to approximately 9 feet above grade.


The signage is attractive and does not detract from the building or site.


The building is not in compliance with sign regulations and the 2-NAILS signs must be removed from the architectural feature above the roof.


The “Children’s Village Montessori School” sign on the school building was erected on an architectural feature above the building roof, without a permit.


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




Planning and Zoning staff recommends APPROVAL of the site plan for a eight (8) foot wide by seven (7) foot tall monument sign to be located not less than ten (10) feet from the front plot line, 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)      Approval is for a eight (8) foot wide by seven (7) foot tall monument sign to be located not less than ten (10) feet from the front plot line.

2)      Applicant to meet all applicable code provisions at the time of permitting.

3)      Applicant to obtain all required building permits before beginning work.

4)      Berm is to be leveled and the sign installed at natural ground level.

5)      NAILS sign to be removed from architectural feature above roof prior to issuance of a building permit for monument sign.

6)      The sign on the Montessori School, “Children’s Village Montessori School” to be removed or  Planning Board approval and a building permit obtained for the sign, before a building permit is issued for the monument sign.

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.