áá Planning Board Staff Report




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

Hearing Date

October 22, 2009

Meeting Time

7:00 P.M.

File Number


Folio Number



Rubin Matz, 714 NE 59th Street, Miami FL 33137


Shores Landing LLC, 161 NE 97th Street, Miami Shores FL 33138


Mark Campbell, 373 NE 92nd Street, Miami Shores FL 33138

Property Address

Building Address: 9710 NE 2nd Avenue

Unit Address:        161 NE 97th Street

Legal Description

1 53 41 6 53 42 MIAMI SHORES SEC 1 AMD PB 10-70 LOTS 3-4 & 5 BLK 18 LOT SIZE 150 X 130 OR 23462-2095 06 2005 1 OR 23462-2095 0605 00

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

General Commercial

Existing Use


Comprehensive Plan Consistency


Existing Structure

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

Year Built




Special Approvals, Sections 600 & 523: Site Plan Approval, New storefront and canopy.

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

September 29, 2009





Applicant is proposing to remodel an existing building to create a new storefront.  The applicant will remove part of an exterior brick wall to add windows that will match existing windows on the building.


The applicant is also proposing to add a canopy to the storefront that will match existing canopies on the buildings storefronts.




The canopy and remodeling is well integrated into the fašade and matches existing storefronts on the building.


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




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.