09-10-1964 Regular MeetingMIAMI SHORES VILLAGE
PLANNING AND ZONING BOARD MEETING
September 10, 1964
A regular meeting of the Miami Shores Village Planning and Zoning
Board was held at 7:30 P.M., September 10, 1964, at the Village Hall, with
the following members present:
Mr. Emrys C. Harris, Chairman
Mr. Thomas B. Baden
Mr. Donald W. Hoefle
Absent: Mr. M. B. Arnold
Mr. Gordon H. Moyer, Jr.
Mr. William R. Bradford, Building and Zoning Director, was also
present.
Minutes of the last meeting were approved as written by motion
made by Mr. Baden, seconded by Mr. Hoefle and passed unanimously.
(1) A request was made for approval of two signs for the Standard
Oil Station to be built at 96th Street and N. E. 2nd Avenue. A sign 16 ft. x 7 ft.,
30 ft. high was proposed for the north side of the property and another sign
10 ft. x 4.6 ft., 20 ft. high, for the south line along 2nd Ave. After some
discussion concerning the height and size of these signs, Mr. Harris suggested
that the Board consider these signs in relation to the existing signs on 2nd Ave.
and defer action until the next meeting. The Building Inspector was requested
to report on the dimensions of the other gasoline station signs.
(2) Preliminary plans were presented for the Primitive Baptist
Church to be constructed on the west side of N. E. 2nd Avenue between 91st
and 92nd Streets. The Building Inspector reported that the plan did not meet
the front setback requirement and that the building line of the proposed building
was about 35 ft. from the property line of the nearest residence, whereas, 50 ft.
are required; also that off-street parking was 16 spaces short. In view of the
requested variance on distance from the nearest residence, Mr. Harris asked
the church people to get a letter from this owner advising that there was no
objection and that it will be taken up again at the next meeting.
(3) Plans for the re -building of the Mt. Vernon Motel into an
apartment house were again before the Board, with a request for a variance
in the area requirements. Mr. A. M..Schwitalla, attorney for Mr. Gianaris,
stated that after reading the opinion of the Village Attorney concerning permitted
uses in a motel zone, he agreed that it is correct; that they are now proceeding
on the basis of requesting a variance to allow the plan as previously presented,
which called for a building of 60 apartments on 63, 276 sq. ft. of land instead
-2- 9/10/64
of the required 104, 800 sq. ft., or a shortage of about 60% of land required.
The architect presented a new plan on the parking which left some of the park-
way intact on 8th Avenue and provided more parking spaces along Biscayne
Blvd. Mr. Schwitalla argued that the request was based on a financial necessity,
that 60 .units were needed for a profitable return on the land, that they wanted
to be able to use this property in a reasonable way, that is, reasonably profit-
able.
Mr. Harris stated that the Board must consider the overall picture;
that if this type of variance is granted it will affect future applications and that
we will not be able to maintain any standards. He stated that never before
had the Board granted a variance of such a tremendous difference and that he
felt that it is hard to find justification to go along with such a great difference.
Mr. Baden stated he felt that the land is not being put to its best use.
He stated it is economically not feasible to use the property as is. He felt that
it would be much better to have a controlled personnel with an apartment
building than overnight guests. Mr. Baden moved that we grant a variance
to Mr. and Mrs. Gianaris in accordance with the plan that they have submitted,
with the provision, however, of reducing the parking along Biscayne Blvd. from
three abreast to two abreast by allowing them to take advantage of on -street,
parking on N. E. 92nd St. to accommodate those spaces removed from the
Boulevard. Motion died for lack of a second. Mr. Hoefle stated he could not
second the motion. Mr. Hoefle then moved that the Board approve the variance
incorporating all of Mr. Badents request and also that the units be cut down
to conform more with the code requirements, to adhere closer to the code than
it doesnow. After some further discussion Mr. Hoefle withdrew this motion.
Then Mr. Baden re -instated his previous motion, omitting the change in parking
as on -street parking on 92nd St. would render the off-street parking inaccessible.
The motion was seconded by Mr. Hoefle and passed 2/1 with Mr. Harris
dissenting. Mr. Harris stated his vote was based on the fact that the variance
request is of such a magnitude that the granting of the variance will have a
deleterious effect on the maintenance of the zoning of the Village at a long
range point of view and weaken the structure of the Apartment zoning in the
Village. Mr. Hoefle stated he voted for it because the Village Attorney didntt
think the apartment zone regulations are entirely clear cut so it has to be
interpreted by this Board.
(4) A letter was received from Mr. Ashurst, agent for the owner of
the property at N. E. 92nd St. and Biscayne Blvd., requesting that the petition
for a variance to allow a filling station on that property be reviewed again by
the Board inasmuch as at the previous hearing the vote was tied. Mr. Ashurst
did not appear at this meeting. Mr. Harris stated that he thought it should be
taken to the Council inasmuch as the Planning Board had turned it down by a tie
vote.
The meeting adjourned at 9:25 P.M.
i
Clerk