Planning Board Staff Report



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

Hearing Date

July 28, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number



Robert Chitty, 1665 NE 104th St, Miami Shores FL 33138


Bill Thomas, 5074 NW 51st Ave, Coconut Creek FL 33073


Greg Valli, 5074 NW 51st Ave, Coconut Creek FL 33073

Property Address

1665 NE 104th St

Legal Description

RIVER BAY PARK ADDN PB 40-72 LOT 21 BLK 3 LOT SIZE IRREGULAR COC 21645-2693 09 2003 4 OR 26619-1779 0508 00

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

Single Family Residential

Existing Use

One-family dwelling

Comprehensive Plan Consistency


Existing Structure

1-story; 2 bed/2 bath

Year Built




Pursuant to Articles V and IV of Appendix A Zoning, Special site plan review and approval for waterfront development including dock work and new boat lift.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits

DERM and US Army Corps of Engineers

Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

June 28, 2011





Applicant is requesting approval for renovations to an existing dock and to install new davits along  Biscayne Canal Number C-8.


The davits are located 14.5 from the westerly side plot line.


The 26 foot long boat will be located 5 feet from the westerly side plot line when on the davits.


The boat will be located within the D5 Triangle.  The US Army Corps of Engineers has approved the plans.  DERM approval will also be necessary.


The davits extend 12 feet into the waterway and will have 2 guide poles with reflective tape and reflectors.  The planning board has previously required lights on guide poles.


There are no posts located in the waterway beyond the existing dock.  The guide poles on the davit move with the davit.




Section 534 of the code of ordinances requires that the site plan shall be reviewed with respect to the three following considerations:

a)      Retention of natural vegetation near the water’s edge.

Currently, the property has a seawall along the waters edge.  The existing dock extends 5 feet into the canal and is 20 feet long.  The boat lift is 10 feet wide and extends 12 feet from the seawall into the canal.  No work is proposed landward of the seawall.

b)      Storm drainage that detains the first one inch in natural or filtered structural facilities.  No work is proposed landward of the seawall.

c)      Construction that is sensitive to the floodplain and avoids its filling.

The proposed dock and boat lift is to be constructed north of the property in the canal.   No filling of the property is required or proposed.


The site plan has received US Army Corps of Engineers approval and requires approval from DERM.




Planning and Zoning staff recommends APPROVAL of the site plan for a ten (10) foot wide davit to extend twelve (12) feet into Biscayne Canal Number C-8  and dock repair 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 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 granted for a ten (10) foot wide davit to extend twelve (12) feet into Biscayne Canal Number C-8  and dock repair.

2)      Applicant to secure final DERM approval before a building permit will be issued if required.

3)      Applicant to obtain a building permit before commencing work.

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

5)      Applicant to add not less than four (4) reflectors, two on each boat lift guide post aimed in different directions.

6)      Applicant to add not less than two (2) lights, one on each boat lift guide post.