Current Administrative Site Plans

Administrative Site Plan and De Minimus Variance Reviews

Section 30-30.3 of the Village of Palmetto Bay Land Development Code allows the Planning and Zoning Division to review certain site plan and variance applications administratively that do not require a public hearing.

Please scroll down the page to see a listing of the site plan applications and site plan variances that are currently under administrative review.

Administrative Site Plan Review

The Division shall provide written comments documenting any conditions of approval. If the site plan is denied, the department shall specify in writing the reasons for the denial. Where, in the department's opinion, the proposed site plan has a design, intensity, or scale that may produce potential area-wide impacts, the department shall forward the item to the village council for review and action during a public hearing.

Active Administrative Site Plan Review Applications


APPLICATION:  SP-23-001
STATUS:  Under Review 
PROJECT NAME:  Ciotola Italian Restaurant 
PROPERTY OWNER:  GREC PINECREST LLC
APPLICANT: Ciotola Restaurant Group
ADDRESS:  16800 Old Cutler Road
ZONING DISTRICT:  Old Cutler Neighborhood Commercial District (OC)
DATE OF SUBMITTAL:  June 21, 2023 / June 29, 2023  (fees paid)
STAFF REVIEWER:   Alexander Adams, AICP, CNU-A

Last Updated:  September 15, 2023

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Administrative (de minimus) Variances

The Planning and Zoning Division may grant an administrative variance for lot coverage, setback, height, buffer, lot dimension and/or floor area ratio (FAR) requirements.     An administrative variance shall not exceed 10% or two feet for properties other than single-family residences and 25% or five feet for single-family residence properties, whichever is less in either case, into any setback for height buffer, separation, and lot dimension.   Accessory structures, uses and pools for single-family residences shall not exceed 10% or 7.5 feet, whichever is less, into any front setback for height buffer, separation, and lot dimension. All other requests for lot coverage or floor area ratio shall not exceed 10% of the permitted maximum for properties other than single-family residences and 25%   for single-family residences.

All administrative variance applications must include written consent from the adjacent property owners. Failure to obtain the consent of all property owners immediately adjacent and across from the applicant's site, shall require denial of the administrative variance.

The Village shall give written notice of their preliminary determination regarding the administrative variance to the adjacent property owners.  Adjacent property owners will have 30 days to object to the administrative variance.   At the conclusion of the 30-day period the village shall approve, approve with conditions, or deny the administrative variance by written order. Any written objection received from a property owner within the notice radius and within the 30-day notice period shall result in a denial of the request.   Notice of intent to issue the administrative variance will be posted on the property.   

Active Administrative Variance Applications


APPLICATION:  AV-23-001
STATUS:  Under 30 Day Waiting Period
PROPERTY OWNER:  Rosemary Smith Hoel & Robert Hoel
APPLICANT: Rosemary Smith Hoel & Robert Hoel
ADDRESS:  17840 SW 88 Court
ZONING DISTRICT:  Estate-Modified Single- Family Zoning District (E-M)
DATE OF SUBMITTAL:  August 31, 2023
STAFF REVIEWER:   Alexander Adams, AICP, CNU-A


APPLICATION:  AV-23-002
STATUS:  Under Staff Review
PROPERTY OWNER:  John & Krystina Munoz
APPLICANT: John & Krystina Munoz
ADDRESS:  7921 SW 144 Street
ZONING DISTRICT:  Estate-Modified Single- Family Zoning District (E-M)
DATE OF SUBMITTAL:  September 25, 2023
STAFF REVIEWER:   Alexander Adams, AICP, CNU-A

Last Updated:  September 26, 2023