Planning Board Staff Report




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

Hearing Date

September 20, 2011

Meeting Time

7:00 P.M.

File Number


Folio Number



Cochran Miami Shores LLC, C/O Fitzgerald Properties Group 1800 ELLER DR STE 212 FT LAUDERDALE FL 33316


Greater Miami Shores Chamber of Commerce, 9701 NE 2nd Ave


Shelby G. Smith, C/O Fitzgerald Properties Group 1800 ELLER DR STE 212 FT LAUDERDALE FL 33316

Property Address

9701 NE 2nd Avenue

Legal Description

1 53 41 6 53 42 MIAMI SHORES SEC 1 AMD PB 10-70 LOTS 13 & 14 BLK 31 LOT SIZE 100.000 X 130 OR 17224-2398 1295 5 COC 26354-0686 03 2008 5

Property Size-Sq Ft


Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation

Restricted Commercial

Existing Use

Building; Mixed Use Residential

Storefront: Office

Comprehensive Plan Consistency


Existing Structure

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

Year Built




Pursuant to Articles V and VI of Appendix A Zoning, Special site plan review and approval for window sign.

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 20, 2011





Applicant is requesting signage for an office on NE 2nd Avenue.  The storefront is on a corner and the windows wrap around the building from NE 2nd Avenue to NE 97th Street.


The storefront has approximately, 45 feet of frontage on NE 2nd Avenue and 25 feet of frontage on NE 97th Street.  The B-1 District provides for 1.5 square feet of sign area per building front foot giving the storefront a sign allocation of  approximately 67.5 square feet along NE 2nd Avenue and approximately 37.5 square feet along NE 97th Street.


The applicant is proposing 2 window signs and 1 door sign.  The signs are vinyl applied to the windows and door.  The main lettering on the window sign is 8 inches in height, the main lettering on the door sign is 3.5 inches in height.


The area of the signs:


Window Signs: 1 feet X 4 feet = 4 square feet;

 2 such signs will have a total area of 8 square feet.


Door Sign: .5 feet X 2 feet = 1 square foot


The applicant is requesting approximately 9 square feet of signage for the storefront.




The proposed signage is within the sign allocation for the storefront.


The signage is compatible with the building.


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




Planning and Zoning staff recommends APPROVAL of the sign 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 meet all applicable code provisions at the time of permitting.

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

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.