Planning and Zoning Meeting - Regular Meeting

Microphone check. One, two. Check. Check. There we go. Yeah, it's working. Check. One, two. It's beautiful. Got big yards and everything. He has He's have a kid on the way, right? He has a kid on the way. On the way. That's amazing, man. Learn to ropes like you have already.

Audio check. One, two. How old is your baby? She turns two in June. Two and two weeks. She's She's big. Audio check. One, two.

Nester, how old are yours? Testing one, two, two, three.

Testing four, five, six. Okay, cool. Thank you. Let me uh Joe, let me uh print

And the invite says CMR, which could be more descriptive. Could it could have like a building address in the I know exactly what your car what you drive. I see you probably me. Yeah. Are we ready? Yes, we are.

Okay, I think we're going to call the the meeting to order at 6 o'clock. Are we waiting for Felix? Don't know. I don't think that's recording in progress. Uh question, Jill. Did did uh Mr. Partardo confirm that he's coming or we don't know? Um we don't know. So, we'll start. I hear him in the hall. Someone else is coming. Okay, let's give him a a minute or so. so he could come in and

there he is. All right, we're going to start anyways. Uh calling the meeting to order. Good evening. This board is comprised of seven members. Four members of the board should constitute a quorum and the affirmative vote of four board members should be necessary for the adoption of any motion. If only four mo board members are present, an applicant may request and be entitled to a continuence to the next regular scheduled meeting of the board. If a matter is continued due to the lack of quorum, the chairperson, secretary of the board may set a special meeting to consider such matter. In the event that four votes are not obtained by an applicant except in the case of a comprehensive plan amendment may request a continuence or allow the application to proceed to a city commission without a recommendation pursuant to resolution 2021-118. The city of Corables has returned to traditional in-person meeting. However, the planning zoning board has established the ability for the public to provide comments virtually. For those members of the public who are appearing on a Zoom basis and wish to testify, you must be visible to the court reporter to be sworn in. Otherwise, if you speak without being sworn in, your comments may not be valuable. Lobbyist registration disclosure. Any person who acts as a lobby must register with the city clerk as required to the city uh pursuant to city code. As acting chair, I now officially call the city of Corable's planning zoning board meeting of April 15 to order. The time is 603. Jill, can you please call the role?

Ignasio Alvarez here. Alice Bravo here. Alex Bucello here. Nester Mendez here. Felix Partardo here. Gonzalo Sanabria here. Robert Behar

here. Thank you. Notice notice regarding expporte communication. Please be advised that this board is a quadside judicial board which requires board members to disclose all expporte communication and site visits. An expert communication is defined as any contact communication conversation, correspondent, memorandum, or any other written or verbal communication that takes place outside a public hearing between a member of the public and a member of the Quadsai Judicial Board regarding matters to be heard by the board. If anyone made any contact with a board member regarding an issue before the board, the board member must state on the record the existence of the expporte communication and the party who originated the communication. Also, if a board member conducted a site visit specifically related to the case before the board, the board member must also disclose such visit. In either case, the board member must state on the record whether the exported communication or site visit will affect the board member ability to impartially consider the evidence to be presented regarding the matter. The board member should also state that his or her decision will be on be based on substantial competent evidence and testimony presented on the record today. Does any board member has such any such communication or site visit to disclose at this time? Thank you. Seeing none. Surin, anyone who speaks this evening must complete the roster on the podium. We ask that you print clearly so the official records of your name and address be correct. Now, with the

exception of any attorney, all person physically in this room in the chamber who will speak on any agenda item tonight, please um rise to be sworn in. Seeing none, we close that. So, m Mr. Mr. Chairman, ordinarily we would have staff swear in, but these are both um legislative items, so we're they're not required to do so. So,

okay, good. Thank you, Mr. Coller. Zoom platform participant. I will ask any person wishing to speak tonight on tonight's agenda on any item to be to please open your chat and send a direct message to Jill Menendez stating that you would like to speak before the board and include your full name. Jill will call you when it's your turn to speak. I will ask to be concise for the interest of time. Phone platform participant. After the zoom platform are done, I will ask the form participant to comment on tonight's agenda's item. I will also also ask you to be concise for the interest of time. At this time, I'm ask for the approval of the minutes of February 11, 2026. Do we have a motion? So move.

I'll second. We have a motion, a second. Jill, can you please call the role? Alice Bravo. Alice Bravo. Yes. Alex Bucello. Yes. Nester Mendez. Yes. Felix Partardo. Yes. Gonzalo Sanabria. Yes. Ignasio Alvarez. Yes. Robert Bejo.

Yes. Thank you. The procedure we will use tonight, we will first identify the item on the agenda by Mr. Culler. We will have a presentation by the applicant or agent. We will follow by presentation by staff. We will open up for public comments in the chamber zoom platform and then followed by the phone platform. We will close the public comments. We will have the board discussion. We would make in entertain a motion discussion as second of the board and then we'll have a final vote by the board members. Uh with this completed, Mr. Caller, can you please read the first item into the record?

Yes. Item E1, an ordinance of the city commission of Carl Gables, Florida, providing for text amendments to the city of Carl Gable's official zoning code by amending article 5 architecture section 5-500 roofs to clarify roof design standards, including the intent to incorporate a combination of pitched and flat roof forms and to establish that roof designs proposed as entirely flat require review and approval by the full Board of Architects to remove section 5-503 and 5-504 and re number reumber subsequent sections to delete outdated parapit height provisions and flood hazard districts and providing for repeal of provision severability clause codification providing an effective date. Item E1 public hearing.

Good evening uh Mr. Chair and board members, Craig Southern, Planning and Zoning Department. So, this uh item is a followup to your February 11th discussion regarding the proposed text amendments to article 5, specifically section 5-500 of roof design standards. At that meeting, the board raised uh concerns about balancing traditional architectural character with the need for modern design flexibility, particularly as it relates to flat roofs, parapits, and uh roofing materials. So since that meeting in February, uh staff worked closely with uh board member Partardo and also the city architect Wandreesco to refine the ordinance in response to the feedback uh from the planning and zoning board. So, what you have before you tonight is the original staff report and an updated memo uh indicating basically the three key updates to the proposed ordinance uh as was discussed back in February. The first is section 5-501 roofs. Uh what we've done is we've added a new requirement for contextual architectural analysis to accompany proposals for roofing materials on systems or sorry roofing materials and systems. Uh this analysis must include drawings, specifications, supporting document supporting documentation um as required by the city architect and or the board of architects. and must clearly identify the surrounding built environment uh while also evaluating compatibility with the neighborhood character including the architectural style, massing, scale, and materiality. Um the second revision that we uh put together is from section 5-502 flat roofs. We've basically simplified that

flat roof provision by providing subsections uh by removing those subsections that actually had uh ambiguous um comments that were so general is very hard to understand what was going on. Uh specifically regarding the extent of uh the visibility of flat roof elements in the residential design component. And third, we've clarified the language on the pitched roof materials to explicitly uh prohibit the painting or post installation alteration alteration of roof tile colors. This is section 5-503 subsection C uh pitched roof materials. So, these updates are intended to provide clear guidance to the applicants and reviewing bodies while maintaining the city's standards for architectural quality and consistency uh with neighborhood character. So, all the prior findings uh from our previous February staff report, they're still consistent with the comprehensive plan and remain unchanged. And uh staff is here to answer any questions if there are any.

Thank you, Greg. Um, Jill, do we have any members of the public? No members. Zoom. No. Or phone? No. We're going to close the public comments. I'm going to open up to the uh board discussions. Felix, since you were involved in the uh meeting with with staff, you want to go first?

Well, we uh we met with staff. met with staff um and we discussed that it all had to do with the character of the neighborhoods maintaining that having a a mechanism and evaluation uh for uh the board of architects and the city architect to be able to make sure that uh the placement of any of these design elements would be in keeping you know with the character of the neighborhood etc. I think those safeguards are there. In fact, I pointed out to staff that in in their um uh in the wherees that came from the commission uh in the warehouses, they had uh actual uh wording in there that was now that is now added into uh the actual uh resolution. So by doing that I think it gives uh protection uh to people that live in the existing neighborhoods and at the same time it also gives um uh it gives the applicant the ability to work within a certain um a certain construct design construct if you will. Let me ask you as a design professional essentially this would eliminate the flat roofs because if you got to be compatible to your to contextually to your surroundings you know I think in corer gables 99.9% of the roofs all slope roofs

actually um I I disagree because there's certain areas as uh for example near the bay uh very large homes, beautiful homes that are there uh and and over the years they had been built with a much more modern uh style. Even in the some of the historical neighborhoods, even smaller neighborhoods, you would see you would be surprised uh how many areas have flat roofs. So therefore u and you could deal with the flat roof, not just the roof itself, but the massing of the pushing and pulling. We went into great detail uh with the city architects, city planner staff and um they they felt comfortable that it gave them the ability to do that. So, um I don't I don't think that 99% of the areas are going to be I I I think that it has to do more with uh the particular application of where the site is, where it's cited, even on the on the property itself. We we know that if it's not visible from the streets and it's concealed, you could have flat roofs, you know, in as an addition something in the back of the house.

You were limited to a certain percentage. Right. Right. You know, but but this to me, I guess this is trying to to to go away from some of the new houses that we have seen that are more contemporary modern houses, right? that that have no no pitch roof.

Right. Well, I I I agree with you there, but the point is it's like music. You know, good music is good music. And in this particular case, some of the some of the examples that have gone up, you know, recently in the last few years, uh especially on the smaller lots, um are um very bulky and and they just don't feel like they fit in the city. But at the same time, depending on your detailing, etc., some of these areas are are um can support

I guess your analogy of good music you're right what may be good for you may not be good for us

no no and and you know what I mean you know of all people you know exactly what I mean the point is that giving giving someone the the flexibility is great but giving the people that already live in the neighborhood the respect yeah I I think is very important. So for me, if you have and I think I mentioned that at the last meeting that we discussed this, if you have uh let's say 20 homes between the two sides of the street and you have 20 homes and one person goes in there and says, "I'm going to knock this home and I'm going to put this in there." As long as it's not out of keeping with the scale, etc., there are other uh design elements that can be used and picked up. And I think that's why we have the board of architects and that's why we have a city architect. So I I feel that the safety factors, the safety nets are there.

Okay. We'll bring it to this side. Uh Gonzalo.

Thank you, Mr. Chairman. I I just I just want some um some clarity. I'm I apologize. I'm not an architect, so some things don't quite come through to my mind. But, uh, on section five-501 on the definition of flat roof, I see on the fourth line that copper metal is a metal that could be qualified on a flat roof. It can be applied to a flat roof. Am I correct in reading this or not? Fine number four. Yes. Section 5-501. Um except as provided for in this section all roofs for single family residences, town houses, duplexes, overnight accommodations and uses in special use districts shall be constructed of tile, slate or copper in its natural state and allowed to oxidize and patina or other highquality materials subject to the review and approval by the city architect and were applicable. uh the full board of architects is determined appropriate based on the building architectural style, neighborhood context and sound structural principles. So yeah, that car copper component is already within the code.

Yes. So you agree that my assumption is that copper can be used in flat roof. Is that is that correct or am I misreading this? It's an option for the the board of architects to it's an option for the applicant to present but unfortunately you can't because you in order to do a copper you have to be on a slope. So it you're forced to go to a slope roof to do that. It cannot be on a flat roof.

I understand but but unfortunately the language that's incorporating this is misleading in the sense that it does show it as if it's okay under the flat roof. Furthermore, Mr. Southern, this is for all roofs. So, this is the general section. This is the general component.

Well, if you read that paragraph uh like I did a few times, I think it was misleading. I think the language could use a little fine tuning. But moving on on the issue of standing seam metal on the slope roof standing seam metal. I'm sure the architects here on the board understand what I'm saying. I don't. I'd like an explanation definition what a standing seam metal is. Standing seam is if you if you seen a a roof interlocking

interlocking there's always little ridges in the roof. Yes. Those are the co- joining. Yeah. To hold them together. So what material can that be? Metal roofs is very vague because you could do it doesn't have to be copper. It could be metal, right? Could be aluminum. Aluminum. It could be stainless steel. It could be it's a broad It's a broad definition. Is that correct? Yeah. Right. And then again that's if I may chair please.

Uh the whole point is that the use of metal roofs doesn't apply everywhere. It's part it's part of the pallet that you use in your design ability as an architect. So some characters for example of of architecture if you're in the keys uh you would use that and it's very palatable and it has a history to it and it's used widely but the slopes of those roofs are normally more substantial. Not only one slope but sometimes multiple slopes are used in the same plane. So it's used to em embellish and and reinforce the character of the type of architecture that you're trying to promote.

If you would take for example the north uh bless the North Gables area uh in the North Gables area the architecture the the properties are are relatively small. If you start putting in metal roofs there, it's, you know, with very slight very slight slopes, it's going to look like a trailer park. It's not necessarily the use that we want to to use that metal roof. But there are going to be exceptions uh and and those exceptions have to do with the character of the neighborhood and also the character of the building itself where you're trying to design that. My my only confusion here and it's relating to copper roofs where it should be defined as only applicable whether it's good or bad for the neighborhood whether it's uh a plus or a minus I understand that point and that's for the board of architects to decide it's not for us at this point but it's confusing in the sense that copper rose as it's written from this paragraph is also So, okay with flat roofs and that's just the technicality of it, Mr. Pardon.

We we we actually left it in there uh from a general note because it it historically the material was was placed there. So, we didn't we didn't try to pull it out to create confusion where it couldn't be there. Agreed. Yeah. Thank you, sir. You're welcome. Nothing else, Mr. Chairman. Okay. I'll keep it I'll keep it brief, chairman. Go ahead. First of all, thank you, Mr. part for the work with city staff. Given the safeguards you explained, I'm I'm in favor. So, yeah, I guess that's brief. I was hoping I was last so I could listen to everybody else, but um I agree with Alex. I'm I'm fine. Okay, Alex.

Um I I think the staff did a good job of opening the door for the use of modern materials and providing an adequate review process to make sure things are compatible. That's it. I I echo those sentiments. Thank you, Felix, for working with staff. Much appreciated. One thing did jump out at me. Um, in section 503, subsection G, roof on accessory building shall conform to the roof requirements for the principal building provided. It looks like you

scratched bomb. Correct. Yeah, that that was upon the request of the the city architect. The uh bomb shelters and fallout shelters. So, are you saying that bomb shelters can't have roofs anymore? Well, what he's what just roofs on accessory buildings shall conform to the roof requirements for the principal building provided. Just keep it simplified u in the sense that all accessory buildings shall have that consistency with the principal structure. Um, should you strike through the word provided as well? Yes, that's correct. We should. Yeah, right. Noted.

That's it. Thank you.

I'm not really in favor. I think there was been too many a lot of a lot of uh flexibility was taken out. Um, I I understand in some areas it's it's it's beneficial, but I think this is citywide except you you gave us some lots one through 18, whatever block 88, 89, you know, those are the only lot that do not get affected from what I understand. I uh I think every every case is is different. And yes, 1954, 1950 to 1960, we had a lot of ranchstyle homes building corables uh that all had pitch roofs. And if you really go back, those houses were intended to have flat cement tiles on it. And there was a fat during the 80s where those roofs were being changed to bare tiles to make those houses look more Spanish Mediterranean, which really did not qualify for that. And I think that um 1950s were good at the time. I think that 70 years later, I think we should not be so restrictive. I'm not in favor of this. But um at this time, I'm going close the board discussion and I'm going open up for a motion.

Mr. Chair, I I wanted to just add one thing. um staff said um and or you know the the city architect and or the board of architects that is correct but it's not written like that here. It says or so I I would like to make that make sure that change gets made when it's voted. It should be at in my opinion it should be and or I I think we're also referencing the February staff report but that's also noted as well. Perfect. Thank you. Open up it for the bore for any motion.

I I feel almost like it's selfatory. I don't don't want to do that.

The the form of the use of and or is disfavored. It can be one or the other or both. So I could I go back to where you were looking at so I can see exactly where you were suggesting the andor goes because whenever we come across it it's been criticized by the third district court of appeal is not really a word andor is not a word. So what we do is we usually we say one or the other as the context will say or if you or if you want both to be involved and you go one A or B or both A and B

when applicable or where applicable. Yes, we could say it way if I may. Go ahead. Um, Craig, the the reason the andor in this case is because the city architect is one entity and the board of architects is a second entity.

Correct. So unless I'm mistaken, um that's why the and or because normally normally um the board of architects makes a decision, but over the previous years, the city architect on especially smaller projects can make a decision uh administratively instead of going to the board of architects. event or would be the perfect construct because it would depend on the circumstances in a small scale where the where the architect uh makes his own decision then that's it. If it's a situation that doesn't qualify it then it's or the or the board of architects. So the the word or would be the right term to use.

I follow your thought. Okay, for clarification, um, approval by the city architect and when applicable, the full board of architects. That works, too. Okay, better. And when applicable. Yeah, it's fine. Okay, we're going to vote on this. We need to vote on it, correct? So, we're voting on it as amended. Motion to approve as amended by Mr. Mendez. Okay, we have a second. Second. Sorry. The motion was made by Alre.

Alex Bravo, I'm sorry, Alex Bello. Yes. Nester Mendez, yes. Felix Partardo, yes. Gonzalo Sanabrio, yes. And please clarify that language that we discussed. Thank you. Ignasio Alvarez. Yes. Alice Bravo. Yes. Robert Behar. No.

Next item. Item E2, an ordinance of the city commission of Carl Gables, Florida, providing for text amendments to the city of Carl Gable's official zoning code by amending article 16 definitions to create a definition for financial institutions. amending article 3 uses including section 3-100 uses and access I'm sorry section 3-100 uses 3-200 principal uses 3-300 accessory uses and article 10 parking and access section 10-110 amount of required parking to establish location design and parking standards for finan financial institutions within certain overlay districts providing repealer provisions serability clause codification and providing for an effective date item E2 public hearing. All right, on to our second item. Okay, again Craig Southern uh planning and zoning division. So this item um as was read by the city attorney is initiating it's well it's originally initiated by uh city staff uh city manager's office and city staff. Uh zoning code text amendment is focused on financial institutions. So the request has three primary components. uh when you reference the the staff report initially it's uh creating a clear definition for financial institutions distinguishing financial institutions from retail sales and services. Secondly, it establishes a very specific location and design standards for these

uses within the city's primary uh ground floor pedestrianoriented uh uh areas within over the specified overlay districts. And third, it introduces uh targeted incentives such as parking reductions and signage flexibility uh when active street front uses are incorporated. So, this amendment is really just about um the alignment of kind of what we're trying to accomplish within the city here. Over the past several years, the city has made significant public investments and streetscape improvements, pedestrian infrastructure, and the overall quality of the public realm. Uh particularly within the central business district, and uh the listed mixeduse corridors. At the same time, we've observed the traditional financial institutions. While they're important uh economic uses, they tend to lower levels of pedestrian activity, specifically after certain periods of time um and outside of the standard business hours. When these uses occupy prominent groundf flooror corner locations, they can unintentionally create gaps in street level activity and what we often refer to as inactive frontages. So, this text amendment is intended to address that condition in a targeted and balanced way. So staff conducted a a data analysis to ensure that the proposed standards are uh appropriately calibrated to a degree. Um we initially looked at all the financial institutions that are within the city as of April 2026. So the analysis if you take a look inside of your staff report identified 74 total financial service locations

within the city citywide. That's 51 banks and then 23 other financial service establishments. So 46 of the 74 are located within the city's uh specified overlay districts that are intended within uh the activation standards within the ordinance. Uh this is basically just where the pedestrian activity is a primary objective for the city. 31 of the 74 uh financial institutions occupy groundf flooror locations and then only nine are located on pro prominent corner frontages primarily within the central business district. These are the locations that have the greatest influence on pedestrian experience. So staff has shown that the data is it's not necessarily a widespread condition, but to a degree it's occurring in the city's most visible and pedestrian sensitive areas. The proposed standards are designed to respond specifically to those conditions while recognizing that all legally established financial institutions will be able to remain conforming and are not impacted unless there is a new development, a change of use or a substantial facade uh modification. So what this ordinance does and what it does not do uh this ordinance does not affect existing legally established banks or financial institutions or service uses and it does not reduce or restrict underlining development rights density or intensity. What it does is basic performanceoriented standards for how these uses interact within the

public realm. specifically when they're located on high visibility ground floor corner frontages. Uh these standards are triggered only under specific conditions. Once again, new development, change of use, or substantial facade uh modifications. So they're they're not retroactive. Um basically the key approach is on corner lots um of primary pedestrian frontages. Financial institutions are required to incorporate an active street front use such as a cafe, a retail component or a similar publicly accessible use that creates activation. These uses must be directly accessible from the sidewalk, visually transparent, and designed to engage pedestrians. The standards are flexible in how they can be met, either through a percentage of floor area or defined depth along the frontage. Additionally, flexibility is built in through administrative review by the development review official. incentives are also provided which include parking exemptions and additional signage allowances. So for non-corner sites, uh the requirements are even more modest. They're focused primarily just on the transparency and the access and limiting inactive frontages. So staff has conducted a review of compar comparable uh Florida municipalities including Delray Beach, Oakland Park, Orlando, Jacksonville, Tampa, Miami Beach. Many of these jurisdictions impose stricter regulations than what we're proposing here. uh ranging from outright prohibitions on primary frontages or

even in downtown where financial institutions as a standalone principal use may not even be permitted unless they have some kind of accessory or active use. So this is what's in other municipalities not what we're uh requiring. Um but in that context uh Coral Gables is measured and we want to be contextual in in our sensitivity about allowing uh financial institutions to operate while ensuring they contribute to the pedestrian environment. So for a regulatory standpoint, the text amendment is really specifically grounded in the specific overlay districts as listed um which I can read and get into uh later, but it's primarily um the central business district uh existing frontage and transparency requirements and the city's comprehensive plan policies related to walkability, economic viability, and public safety. So the standards, they're not arbitrary. They're tied directly to our urban design standards and performance objectives that we have in the code already. And particularly in areas where the city has prioritized uh pedestrianoriented development. Um, initially there were questions about uh maybe a prescriptive nature. Yet staff would characterize these standards as performance-based and proportional to the location uh within frontages, corners and with only not not citywide but only within these overlay districts. So they are applied only within the targeted specific overlay districts on high visibility frontages primarily involving new development, change of use, substantial

facade med uh modifications on the ground floor. There is also built-in administrative flexibility through the development review official to address sight specific conditions. So rather than being rigid, the framework is structured to be adaptable. Um, so in in closing, the the text amendment does ensure that ground flooror uses, regardless of the type, contribute to the viability of the public realm within the city's primary pedestrian corridors. It regulates the interface between private development and the public realm consistent with the city's longestablished authority to shape how ground flooror uses engage with the street particularly within these overlay districts where walkability economic vi vitality are the key objectives. So the text amendment balances economic functionality with urban design expectations, protects existing businesses, and reflects both local conditions and established best practices across comparable uh municipalities. So based on the findings, staff has uh proposed these text amendments to be consistent with the zoning code and the comprehensive plan. And if you have any questions, we're

Thank you. I got a I want a clarification and Mr. Coller you could you could help on this. You stated that even though it's permitted by code in some municipality you are not allowed to do it on storefronts right

even though it's allowed by code. I find that hard to believe that you could impose you the code may allow it and then you could say no that is not allowed to do it. So, there are existing municipalities in Florida that financial institutions. Um, as an example, um, in the downtown of Oakland Park, as a primary use, financial institutions are not permitted unless they are an accessory to a different active primary use. Same thing in Delray Beach and their central business district. So by you're creating a hardship to a financial institution to try to bring and I'm going to tell you from experience because I used to be involved with a bank which is on the north pawns corridor on the the old Apollo bank. It was hard enough to run a bank to now to try to put an accessory a a cafe or something in in in in that business. It makes it very very difficult. I think we're gonna be creating, you know, city attorney hardship to some of these businesses.

Could I Well, oh, I you wish me recognized or you have another board member that wish to be recognized, so I would yield to her.

I I think this item is very timely. About a week ago, there was an article in the Miami Herald and it was commenting on the state of affairs on on Miracle Mile and why there were so many vacancies and and there was actually a comment that that these banks create these blank spots that that affect the the corridor overall. So, I I I think you know this is a great proposal and we have to balance the needs of banks opening up so it's not a hardship. Um but but this is going to help maybe elevate retail throughout the city. Okay, Mr. Chairman, we haven't we haven't this I just wanted to a clarification. Let's let's go to

I do want to respond though to your question in that um this item does grandfather in all existing banks. So existing banks will not be required to uh provide an a cafe or something like that to provide an active use for more than just banking hours. I I guess this is intended to go after hours to make sure if you're in Miracle Mau, you open, you know, to 9:00 at night, 10 o'clock at night, you have activation and the bank was not going to stay open to those hours, I guess. So,

well, I I've seen banks that actually do have not I just know there was one on Miami Beach, which I believe is a Capital One, I think, cafe, and I do believe they have some extended banking hours. I don't know if it's fully what the cafe is. I don't know if it's fully what the cafe is, but I do know they do have uh But this is a policy issue that's that the staff is presenting to you for your consideration and and weighing the various competing interests. I mean that's really

what you're here to make a decision on before I open up to the public. Thank you Mr. C. Before I open up to the public com any other question clarification you want to have from staff? Go ahead. Yes, Mr. Southern on your stats that you have. Yes sir. We had 29, 26, and 8. On the ones there are 29 sites and they're located within the district, the overlay district, which I I'm guessing is the CBD district in a way. Correct.

No, it's it's all three districts. It's the North Pots mixeduse district, uh, central uh business district and then our uh design district that those are the those are the overlay districts that the activation standards are related to only no other portion of the city. Now please tell me how many are the central business district at this time. Okay. So, as as we have it in the analysis of the 51 active banks citywide, we only have uh seven that are on the ground floor in the central business district. Seven.

Okay. Following up on that statement you just made, how many of those banks are corner sites? I No, you said oversight. Corner corner sites. Corner sites. Yeah. Uh that's that's the seven. The ground floor corners are the seven.

Okay. Now you saying here in your um in your explanation that 75 ft frontage on the street, is that correct? On the retail street. So in other words, a bank wants to locate somewhere in one of these commercial corridors, it would have they cannot in place one wider than 75 ft street frontage. So that that 75 ft is not within our code. That's one of the examples that's in Del Ry right now. So that's not being discussed at this time. That's just

this is this is what is existing in Del Rey right now in their CBD section. So it just says financial institutions such as brokerage firms and private wealth management firms, they're prohibited, but banks and savings and loans are restricted in terms of frontage with no more than 75 ft along retail streets to prevent inactive zones. So active street level uses are maintained to or mandated to maintain pedestrian engagement and to support continuity on the ground floor retail. I hear you, but is this something that we're considering at placing at 75 ft as maximum? This is just an example from another municipality. Let's be clear that that is not it's not part of the underlined

portion of the code. Okay. Out of these example, out of these units that um that are banks and operating currently, all these ones that you have, do you know how many are are owned by simple deed? How many underground lease or how many are tenants? Do you know? Do you have that breakdown? I I'm sure we could find it, but at this moment, I do not have. You do not have it. Okay, Mr. Chairman, I'm very much in favor of this, but I think we need some further clarification. I think it's a little bit confusing and the detail part of it needs to be I I would vote for the furthest.

Let me get let me get let me close. Any clarification? If not, I will get you need a clarification. I do need a clarification because we're one of the things where I'm very confused with is the uh um the drive-throughs.

There are certain areas, certain corridors that drive-throughs are prohibited, such as Pon and Miracle Mile. There's no mention of keeping that preservation there. It's because of the conflicts obviously with pedestrians. So I I I would I would make sure I would want staff to make sure and and looking at this carefully that those areas are still preserved that way. In other words, that drive-throughs cannot come out uh or go through that area where you will have a direct conflict. But I don't think and and you could clarify, I don't think that would be affected here because on Miracle Mau, you're not allowed to have a drive-thru.

I understand that. But when you look at this, it's it's not it's not going back and saying we're reinforcing that you cannot have it. You know, in other words, that it's prohibited on those particular streets. I don't know what other streets it should be prohibited since many of these areas are already designed and built and the only thing you're doing now is taking that use and placing it on the ground level and you're facilitating drive-throughs for it. What I'm saying is, you know, put an eyeball on that. So, if staff can help clarify hopefully um if you turn, forgive me, turn to page eight of the staff report um under section 3-300 accessory uses,

right? Uh and then once again, section 3-312 drive-throughs, right? Um all drive-throughs must be reviewed as a conditional use subject to the conditions uh that are within that section. So, we're not we're not even going into that component whatsoever. We're not touching it. We're letting it be just as it is. Any drive-thru that is uh requested would have to go through a conditional use process, no matter where it's at within the city. Mr. Chair, you see that is completely different than the prohibition that exists now on those two corridors. One is prohibited. The other one is saying you have to obtain. This is the same language that exists today, isn't it?

Yes. Yes. This is no different. I know of one case on Pon where a drive-thru exiting only was placed there. It went through a full-blown public hearing all the way to the commission. This is not this is not staff, you know, or someone waving a magic wand. But I I think this is intended to is not not not touching that section of the code of the drive-thru.

Correct. This is mainly for that pedestrianoriented activity on the overlay district to incentate that that a financial institution incorporate a a different use to keep the activation all the way through nighttime. Let's say well pedestrian oriented you know we yeah to help with the activation to be clear just to make sure we address Mr. part of concern we're not doing touching any this does not touch anything pertaining to drive-thru that is still prohibited on Miracle Mile on and some of the other you know y that entire section friendly streets

right correct yeah we're not we're not looking at drive-throughs at all in this it's just the activation standards within those overlaid now granted the initial component is we're revising the retail services definition within the code. We're taking financial institutions out and we're giving financial institutions its own definition. Now, okay, Ignasio, so if I'm understanding this correctly, let's say Miracle Mile Ponds, if you're on a corner, you want to open up a bank. Now, you have to make it like a Capital One type of cafe style bank to promote people walking that area. It doesn't have to be a cafe,

okay? But it does have to be something that would activate. And uh let's if if you want we can go to what the the standards are or what we're proposing. Tattoo parlor. Yes. Yes. But my question then is what happens if it's a non-bank? What happens if I want to open up a law practice on that corner and my hours in 925? Am I required to do the same thing on that same location? This is just for financial institutions at the moment. Yeah, but but if but you're up. That's a very good point. But let let me let me please clarify offices. You you probably wouldn't because you're not depending on foot traffic as a law firm.

Yeah, but here is you're trying to promote foot traffic on Miracle Mile, for example. So, let's punish the bank. 90% of the uses on Miracle Mile, uh they need to be of a retail punt block away. There's there's locations here that are not banks on the corners. Correct. They do they have to do the same thing? This is this is only for new proposals substantial. But they're not a bank. So if if it's a new proposal, they don't have to do that. They don't have to open up a uh tattoo parlor on North Ponds from my understanding. No. But in the on Miracle Mile, 90% of the uses have to be of a retail nature. Answering my question.

Okay. North P to his point if he wants to open a law office on Miracle Mile. Oh, I'm Punt say a block away. Okay. Let's take inside of the North Pines mixeduse district is what you're right. I'm outside of the central business district in the other. But if I want to open up any other business, if it's a bank, you have to open up something. If it's a non-bank, it doesn't matter. I don't get it. If you're trying to promote Well, that's incorrect. I mean, that's that's the thing is the ground floor uses. That's where our design standards are about that pedestrian activity. If it's on the second floor or above, yeah, it would be a permitted use.

No, no, but let's talk about the ground floor and and specifically, you know, the space that is to promote pedestrian activation. Okay. If you want to do an office like you said, he cannot do it. I mean, you could do an office just cannot do a bank with the same in the same space. Right. If you're a bank, you're going to say a bank, hey, you need to put pedestrian something that promotes pedestrian. But if it's a non-bank, you don't. So what's the purpose if your purpose is to promote pedestrian walkway on that street punishing the bank and then you're not limiting it open up? Hold on, hold on, hold on. And then you're not limiting it because then you're going to open up a tattoo parlor.

It's you're opening it up to many different things other than just a cafe. I just think it's going to be problematic. That's just my my position. So just to follow up on on Ignasio's point is do we do this with any other institutions we're doing it with financial institutions now is there anything similar that we that we put the onus on the business offices currently right now on miracle mile I mean that's a broad primarily on that ground floor would offices I mean like you're saying financial institutions do we do this with attorney's offices do we do this with you know any any office right now would as long is 90% of what we have on I'll just keep using Miracle Mile as the example,

right? But why are we retail? So if it came in for uh a certificate of use application, staff would take a look at that and be like fortunately sorry this use would not be compatible with that location in the sense of to answer your question on corners and corner activations. This this is actually the first kind of use that we're trying to help, you know, and utilize that pedestrian uh orientation on the corners because we do have a couple locations within the city right now that they are inactive and that's the hope is that we're trying to activate uh these these overlay districts,

right? So, number one, couldn't the antithesis be that banks will shy away from corner um locations? And number two, what screamed out about bank and activation like together? Because when I think banks, I don't really think activation. I don't I think banking hours. I don't think promote commerce or street traffic. I I just think it's a bank. I I get what we're trying to do, which is trying to eliminate dead spaces, but I mean, I just I think it's it's number one, financial institutions is a funny one. I guess I I I see it because they do take up prime locations. Um but I I don't see why we should start with banks again. Well, so just to reiterate right now retail as it's defined in uh our definitions for retail sales and services as a primary use, we currently have financial institutions in there. So previously they would be permitted or currently they're they're permitted but that's the problem is as we have a list of grocery stores, personal services, art galleries, etc. a lot of these other things they have longer hours they create more pedestrian activity and that's that is solely the the hope of this

Alex you had a yes I I and I think you're presenting this to address an issue that's been identified and the issue that's been identified is that there are certain types of businesses that compete for these areas where they depend on foot traffic and it's not law firms and it's not other offices because they can find less expensive real estate and not take up the space. So the issue is finding that balance to keep the areas activated and the main competitor to the activated spaces are these non-activated spaces which happen to be banks and that's why you presented this, right?

That's correct. And that's why we're trying to add these incentives as well and it's 25% um if if staff can read the activation standards the proposed Felix, you had a comment.

Yes. U based on Alice's uh comment of the Miami Herald article. Um you know what's wrong with Miracle Mile? Um first of all, the first of all the normal depth is somewhere from 70 to 80 feet as far as the depth of the u of the available space that's that faces Miracle Mile. So that provides a tre tremendous depth that there's no way based on the rents that they can um make a living there you know as far as a retail store let's say u for activation on miracle mile. So if you if you take this um financial institution and you take the back twothirds of it let's say and then you leave the front as the retail that's basically I think what they're simply trying to do which is uh keep the activation where now you can have um uh uses for retail where you do activate. Second thing is that over time we used to have restaurant row in a particular street and it was wall- to-all restaurants very good restaurants now we have miracle mile has become the new restaurant row except that now you see the effect of uh other economic uh forces that have uh brought a lot of these uh restaurants including chain restaurants which are financially funded very well uh to their knees. So you have a tremendous amount of vacancies there. We have I think even an auto dealership now on Miracle Mile when you and and the other thing that really is amazing if

you walk Miracle Mile which I have is that uh some of these stores are by appointment only. There's no foot traffic uh component there. So it it's it's become an issue that for many years including the bid and and many u uh people have talked about it but the problem is that you lose the diversity especially when you make it absolutely impossible from a rent rent standpoint. So, I think that some of what you're seeing here is to be able to chip away of of the depth of the real estate to be able then to make it a more economical and accessible uh and and valuable thing to u u to other uses. But and and and I understand, but if you want to if you want to be able to activate it, then you're going to only, you know, bring in or or promote to bring restaurants because I'm going to give you an example. In 2003 or so on Pawns America Mile, I I I did both corners. I did on the southwest corner, I did the Einstein bagels and the Starbucks. I remember having to do a cutout because at the time Miracle Mau did not allow outdoor seating. So if you know that I had to cut out an area 25 by 25 to have outdoor seating within the uh footprint of the building. On the opposite side we did uh I did a Liner Ros Liner Ros used to be a very nice furniture store but the hours of operation was from 10 to 6. So no matter what, you had a a retail business that at six o'clock stopped. So you know what's the point? Unless you you bring in restaurants that are the

only the only things that's going to stay or or for the most part the only thing that's going to stay open late, you're going to have that problem to me on the banks, you know, I understand and Capital One is a great example. Yes, who have you know but it's a problem when it comes to security also for those banks to have a separate business that you know anybody could be coming in um I I think if you're going to promote activation it you know it cannot be limited to just you know exclude the banks one use I

Mr. Chairman if I may I'm sorry I apologize Mr. part of if you allow me. Why would why would a a new storefront bank become a storefront bank when you got these uh grandfathered in banks that are sitting on corners around the area? It just doesn't make any economic sense at all for the banks themselves. Why would bank storefront bank be limited to 75 foot width frontage? Because that's what Delray Beach has uh required 75 ft frontage of storefront. So what if they want 100 whether they want 125? So we're going to emulate Delray Beach because it's 75. I mean that's language that's in there. No, it's only informationational point. But it doesn't make sense. What? What's the point of having a storefront bank creating activity? The answer is zero. They don't create activity. I mean, they have a walk-in customer base. That's fine. But they don't create any retail activity. They don't I mean, they close like Mr. Bear said and Mr. Partardo and all the others, they close at six on all these holidays, whether they're legal holidays or whatever holidays they are, they close up. They don't operate. They don't open. So, it's a limited offering to a customer base and you're taking a very valuable storefront in a very valuable area, Miracle Mile.

Ed really the more I read about this uh the more Let me ask you a question your opinion. The the car dealership that is on Miracle Mile, okay, it at after 6 PM is it open? No. So they're taking valuable space. The only thing that is not going to take valuable space is a restaurant. Exactly. So can we have everything? Exactly. It doesn't open to a certain time. It's by appointment only. By appointment. So And it's probably closed on Sundays as well. Absolutely. Yeah.

Sorry. Are the Is there any uh thing in the language that says that the the space has to be open for the cafe if they share space with the financial institution? I we keep saying the Capital One Cafe because number one that's their business model. Um they tend to you know uh market to a younger uh demographic and so it's you know it makes sense for them. Um to have that that's their niche. Um I don't see Northern Trust doing the same thing.

No. Uh, so and I don't and I don't see why we should make them if Northern Trust wants to go and open up a branch on the corner of Pon and Miracle Mile uh where TD Bank is and they go in and they're the new tenant. Um, are we going to force them to use uh 50% or 25% or space to have a cafe? Can it be an upscale cafe? Can it be like a 7-Eleven? Like what are we doing here? I just think it's a it's a bit intrusive on the on the financial institutions to put this onus on them to create foot traffic or commerce that you know the city should be promoting maybe giving better uh incentives to restaurants to use that space. So that's just my two cents. But they could also carve out a shallow frontage liner and subleasase that out to someone else so it they don't have to give up their space to a cafe.

That that I'm going to tell you that that's hard to really accomplish because you know what? If I'm going to do a cafe, you're going to need back of house service and everything to throw that through the back to the bank. That's who's dictating what's what carving out a frontage and you lease that to a clothing store or something else that's more who gets to dictate the clothing store at 6:00 instead too. Who gets to dictate who the cafe spaces lease to? as the bank or does it the I mean if the I guess if the bank owns the property then sometimes there are shared spaces and sometimes

no I I understand that but let's say the bank we have again and I default to like the northern northern t private banking institution um that might not want you know uh a certain restaurant next door to their bank and they chose I mean I just think there the there's there's a a possibility to drive banks away from these commercial districts because they just don't want to have to deal with this. It's probably easier to just buy it a block or two blocks away outside of the these districts and set it up there and then the space is going to sit empty. So yeah, I think it's a in in theory it's a lovely idea and I'm all for commerce and making the foot traffic. I just don't like having to tell these financial institutions what to do and and again who's going to choose what cafe goes there. So,

all right. Let me do something. Let me let me We had enough for now. One more clarification. Okay. Go ahead. I'm sorry. One more clarification. I agree with uh Nester, but what these these we call it cafe, but is there a limit what they can open up there? Is there they can open up anything that just create creates pedestrian walk? What?

No. So, we we have a definition that we're proposing for uh if you guys just turn to the front of where the ordinance would start. Um that would be page four definitions. So, uh, a newly proposed definition, uh, active street front use means ground floor use, whether principal or accessory, that is open to the general public and generates frequent pedestrian activity, visual interaction with the public realm through transparent storefront design, direct sidewalk access, and active customer engagement. Active street uses include retail sales and services, restaurants, cafes, food service establishments, entertainment venues, cultural facilities, fitness studios, galleries, personal services, which we also have a new definition for as well, and similar publicly accessible uses. Uh these uses that are located on corner lots may be subject to additional activation standards which is uh the other item we can go over is if if uh the board would like to to ensure continuous uh pedestrian activity uh along both street frontages such as providing active uses along both frontages when on corners locating entrances on the near on or near the corner providing more than one public entrance to address each street front and increasing street front transparency along both facades and limiting blank walls and non-transparent uh fronting uh facing either street

that that's in including but not limited to correct so it could be a tattoo park limiting blank walls or non-trans how do you define yeah how do you define personal services and similar publicly accessible uses if you have storefront it's you're not creating Listen, let me do something for personal. Let me open up to the public comment and know we're going to come back. We're going to have a sep to the apple here. Um, let me open staff is just trying to assist with creating some kind of pedestrian orientation. I hear you, but I this needs a lot more work. Let's open to the public. Jill, do we have any That's why we need you guys. Do we have anybody from the public wishing to speak on this?

Yes, we do. Mario Garcia, Mr. Sarah, come on up, please. Welcome. I mean, you could, you know, too far.

Good evening, Mr. Chair and the board. Mario Garcia Sera with offices at 600 Bickl Avenue and also 901 Pon Still Leon Boulevard here today representing PNC Bank. You're I'm sure all familiar with the large community bank. PNC Bank right now is under lease uh for the building located at 4231 South Loun. That's the building that some of you will remember. The last use of it was a sir pizza restaurant pizzeria there along Leon. Before then it's been other restaurants including I think if you go far back enough a Burger King that space that building has been empty now somewhere between five and 10 years right absolutely dead nothing going on there. We now have a potential bank there, but with the prospect of 25% of that space within that building having to be dedicated to something other than banking, it will kill that proposal. And what we're talking about now is not a building that has any occupancy. It is a dead space. There has been nothing in that building for many years. And we finally have potentially a new tenant there to bring life and activity to that area of the city. And now it's facing an ordinance whereby 25% of the space, it's about 3,000 square foot space that equates to 800 square feet would have to be dedicated to something other than banking which is their main business and they do not follow any model of incorporating cafes and that sort of thing. So aside from the impact on space, think of the impact on operations. Having to balance the need for food service or entertainment or whatever it might be with what their main function is, which is banking and financial services. Think of the impact on the experience for their clients, especially when you're talking about a high-end Jibralter Bank maybe or Northern Trust Bank as was mentioned before. And now all of a sudden that sort of discreet banking experience has to be balanced with a room full of members of the public that are there.

It would really be in the case of this particular property in this part of the city where this ordinance is still applicable to. There's been a lot of talk about Miracle Mile, but this ordinance is also applicable to many other cities, many other parts of the city, the North Ponds area, the design district around the village of Merit Park where this is located. It would be devastating. It would be devastating and I don't see any particular public benefit for this area of the city. On the contrary, as I mentioned already, a space that indeed has been vacant for a long time, hard to find a tenant to fill this space would now lose the one prospective tenant that there actually is. There could be certain design requirements to to promote visibility and pedestrianism and so forth, which would make sense. this might make sense perhaps uh some other part of the city such as Miracle Mile, but here in this particular part of the city, I think it's counterproductive. You perhaps want to consider incentivizing this as opposed to obligating it. That might be something that's a little bit more effective and palatable. But we need to keep in mind while banking and financial services may not be the most active of uses, they are a function that every resident of this city needs. And in order to keep that function here, in order to make sure that we can fill a building that's been empty now for somewhere between five and 10 years, this sort of regulation does not help. And with that said, you know, I think it's helpful to have that sort of real life experience. I think at a minimum, this uh this ordinance needs a lot of review and analysis and factoring in what the practical impacts are going to be. You don't want to have unintended consequences like the one I discussed right now. We were focusing completely on one part of the city when the ordinance is applicable to many others and could cause unintended consequences.

That's Thank you, Mr. Sarah. Thank you. Uh Joe, any other no more speakers? Zoom. No phone. Close the uh then close the public comments. We're going to open up to back to the to the board discussions. Um, Esther, so I I know we were kind of fixated on on Miracle Mile and it it did the concept did make sense, but something like the old Serpa U building. I didn't even know is that part of the of the where the required area is going to be.

So, yeah. Could can we just go through the activation proposed activation standard? Can we look at that? Because there's two options there. That 25% of the tenant floor bay area, that's one option. The other option would be a minimum 20 foot customer service area depth uh extending across only 50% of the linear frontage area. But but the question it would apply there too. It would apply to that location. It would apply to that location. Correct. Yeah. That location is within trying to promote activation there too. Yeah. Throughout is that the city everything that's MX. Okay.

Not everything that's in MX, but this case the one that Mario is talking about that's within the design over Yeah. So so so basically from Pon to Lune from bird to US1. Fair enough. Correct. Correct. Yeah. Okay. And so I mean the only the main issue I see primarily on corners. Yeah. Right. The main issue I see there and and I'm not saying that it's bad, but a a bank like PNC, Jibralter, one of these private institutions, if they open up a cafe or something, you have a high school right across the street. Nice.

I mean, 7-Eleven was pretty bad. I don't know if it's still bad, but that I mean, there's a lot of loitering uh you know, truency, whatever you want to call it. you're just, you know, it's it's it's I think for a financial institution, it would be a tough pill to swallow given the proximity that you have a high school right across the street. That's a really big concern for me. So, I'm sorry you're getting beat up. It's okay. I mean, that's what we're here to do is collaborate and hopefully refine some ideas. And I don't know how what other ideas I think the gentleman brought up incentivizing a business maybe might be an option.

We have two incentives that are uh which are uh basically taking out the parking requirements uh that would be required. So it's but it's a either or or they could also get an additional uh projection sign. They could get additional signage bonus signage but you're not giving them the option. It's they do have an option. Yeah, they would have you have to do this if you're going to open up a bank. You have to do this if it's a newly proposed bank. If it's a newly proposed bank on a corner uh within these overlay districts, that would be the requirement.

Yeah, but why don't we do it? What I'm trying to tell you is why why you say A or B? If you want to promote walking or promote pedestrian, why don't you say, hey, you can do it the old way, but if you want to do it this way, we'll give you A, B, and C as an option. give them that option because I agree with PNC Bank. My former life, I was a cop. Everybody knows that. We always had problems with people leaving the high school. I agree with Nester. They're going to be at that bank drinking coffee, eating food, doing whatever they want to do. I'm not going to walk over there into that bank and do business while they're out there. So, withdraw money, right? Well, once again, the

No offense to the students. I'm sorry. Call No offense to Call Gables High. I won't put that on the record, but these are legit issues, which is why I'm gonna vote no to to the way this is right now. So I I just want to reiterate the fact again that we are taking financial institutions out of retail sales and services which is currently how it is defined and it's pretty common and staff uh feels that through you know analysis through a multitude of different municipalities that there is a difference between retail sales and services and financial institutions. And speaking of currently or the old ways,

let me continue to the board and we'll come back. If I I give you

in my career, I've designed I don't know 30 40 banks. The world of banking has changed completely in the last you know 30 years or more and it's still changing. Um but the curious thing about what Mr. Garcia said is that uh there you have um a structure that was originally designed as a as a Burger King. Then it was a pizza place and then um and it looked like it was pretty successful. Then it died out and it's been empty for about a decade. And you know, for for me, the the use of the of the bank would make sense as long as they can stay there, as long as they could provide a service to the community. I I I see and I understand, you know, this goes back to, you know, books that we read many years ago by Jane Jacobs, etc. for the activation of these these streets where the the streets by being activated they become safer they become this they become that but the reality is there's nothing worse than an empty building every time I walk down Miracle Mile and I see paper cladding on the on the storefronts it's heartbreaking and when I see um existing banks that have recently closed on the June vote. Uh, I think that's heartbreaking. It's It speaks volumes of what we're not doing. I understand and I appreciate what staff is trying to do, but I don't think that we're doing what we should be doing,

which is providing more flexibility when we obviously don't have obnoxious uses that are affecting neighbors and neighborhoods. For me, having an empty property, it is telegraphing. You don't want to put your business there when you have so many of them. And that's also a part of the psychology of what people are looking for when they go shop. It's the same thing as parking. Parking is an issue and you make parking extremely expensive and you're going to get ticketed on top of that. People are just going to get in their cars and drive to Dadland Mall and park there for free. It's just you have to understand that when real estate is built and those people are carrying that nut which is property taxes and insurance and everything else having a building empty for 10 years makes absolutely no sense compared to having a bank on that particular corner my opinion.

Thank you Alice. Let me get Alice a second then I'll come back. Any other comment? You know, I I I think you're trying to address a concern. Now, you've heard more concerns and maybe the best thing is for you to come back with a revised proposal. Okay. Yeah. And any recommendations staff to so we're going to continue and then you're going to give your your comments. Uh Alex, not to beat a dead horse. I know we've been at this, but I think we're trying to address Miracle Mile more than anything and the walkability. I know we're talking about the central business district and

so on and so forth. Yeah. But I think then you have a property such as this one where gets affected for for no reason. And and I think obviously what we when we talk about banks and financial financial institutions, we're more worried about the corner of Pont and Miracle M. And now my understanding is another bank is going to that corner where there's a coffee shop prior. So I think this ordinance is extremely broad, extremely burdensome, especially to financial financial institutions. And quite frankly, I think the scope of the location's a little too broad. I think we got to focus more on I guess miracle mind maybe the surrounding blocks but I think this gentleman's property which is completely outside of that and quite frankly has no walkability I drive by there every single day I never see anyone walking those streets so I just think it definitely to her point needs some

except students yeah except for students which aren't going to be there at night anyways can we all sort of speak into the mic because it's for the court reporter's benefit Gonzalo, anything else? What are we voting on? Not yet. Not yet. That's the That's the thing because I'm trying to

Mr. Chairman, I asked the council, "What are we voting on?" Because Mr. Aaser came in representing S pizza, which is a vacant building. It should be should be active and should be a bank corner. No question about that. But then we're talking about storefront room miracle mile. So what are we voting on sir? I want some sort of clarification on that if you don't mind. Just on the ordinance it's not limited to miracle mile. Yeah that I think that I think there may be some

and we're going to have to they're going to have to come back on because this is too bright. We can't you know listen I'm in favor if this was only Miracle Mile. Correct. Okay. and maybe a couple blocks north and south of Miracle Mile. Other than that, I think this is not a good proposal because we're this is a perfect case, you know, where you have a building that for the last 10 years is empty. Why will that bank there want to open that say open a cafe to have a you know crowds in there that are not going to be compatible with a banking institution

empty in an area that has been recently gone through a build bu big building boom because that area has been developed a lot and that building still sat empty. So it kind of begs to the question why I think if like you know there's a time and place for everything. If it's miracle mile I think it would be a great proposal and I think we need to look at it in limited areas. We cannot say you know all these areas because it doesn't work in my opinion doesn't work there and make it an option incentivize them and give them option A or option B. Don't make this mandatory.

Yeah. if you're just asking for ideas. So, I I think what are we going to vote to answer your question? I don't think we're going to vote anything tonight. I think we're going to send them back. You heard all the comments. I think we should come back with a with something else that is more specific for an area. It's not those four three or three areas that

are not you know it may not be applicable in the design district you know or innovative area. uh you may want to have a bank. My office is in that area. At six o'clock, the lights are pretty much gone, you know. So, what's the difference between my office and and and a financial institution? You know, should we defer? Could we could we or maybe focus like maybe a a combination of making it optional and starting as like a pilot program with Miracle Mile. Yeah. Okay. Or at least as a target pro, you know, pilot see

staff can refine that. I I think that's very broad the way. So do we do we defer? Do we My recommendation defer to a date uncertain. Let staff uh come back with a a revised proposal. Uh that would be my suggestion so that they have plenty of time to consider the various options. I think that's that's the way we go. We're going to defer. Do you think that 30 days for next meeting is sufficient or you want to have to the f the meeting after that? I would say at least uh 60 days. Okay. Yeah. Mr. Chairman, there's one more thing. when when we talk about

there's one more thing that when we talk only about this particular use it's so small

it's so think about it how how many institutions can you even place on the back side of the you know you you take the square footage divide it and go back to the amount that already exists in the city of Coral Gables it's it's very very small maybe there there are other uses that are not permitted that could be permitted this way where you could still activate it. I I I really do believe it's just, you know, reducing some of that depth when we're talking specifically about Miracle Mile simply because when they were designed as retail spaces was a different time.

Okay. I I think you staff has you heard the comments. Come back in when it's going to be not in 60 days. In 60 days for the June meeting. Yeah. Whenever that date will be. Well, they're going to they're going to advertise anyway. So, I would I don't think you necessarily need to give them a time. They could come back when they're ready. Okay. Okay. That's better. We need a motion. So, we need a motion to defer. We do need a motion to defer. to a date uncertain. Motion to Mr. Chairman. We have a motion, a second. I'm sorry. Who made the motion and who second? Who made the motion? I believe Alice made a second.

All in favor? I. All oppose. N. Next item. Thank you. Next item, we have the election. Unanimous vote on the deferral. Yes. Mr. chairman on the uh on E3 election. I'd like to defer this for the next till next meeting unless it's uh we sent the men on the board to continue with this item. I'd like to go into the discussion more than the election at this point.

But I I think I'm I'mma bring up the elections now. Um it's on the agenda. I don't want to I don't want to push it. Uh so we're going to do the election. I would I would move I would also move to to defer to defer that. I'll second that. Sorry. To defer it. Yeah. I I Yeah. So there's a motion to defer and we have a second and to a particular time or why are we deferring this? Thank you. I mean if you all seven of us here Everybody's here. That's what we're going to defer.

That is true. What was I mean? Might as well just take it. Let me ask you a question. What's going to happen if on Tuesday they move the elections to November? That changes our periods. That it could affect the future of this board. Exactly. There's there's too many whatifs. Exactly. I don't know. That's a question for council. That's a good point. It's it's really up to you all. how you feel. You could do the election now. You could you could choose to defer it. It's within your discretion.

Let's let's take a I guess I mean a foot among the board members who who would like to defer this to the next meeting. Gonzalo, I I mean the only reason why I I would ch change my mind on this is because we are all of us here and we should take advantage. We have been we've been punting this for I don't know months now and so I I I I vote we'll just have the election. Felix I I have no but I I think that that he does make a good point about the referendum coming up. But would that really affect us? I don't think it affects

if it moves if it moves it to November you're going to have potential new people and might have a brand new commissioner. They're going to want to appoint their own people. So, I might change it from May to December. Then we would have to put this off for six, seven months till that election happens. Thank you for that. Um, that com is probably going to get me in trouble later. I'll deal with that later. But you can make You know what? I I'll make a motion. I'll make a motion to leave it at as is. I like Robert is being the chairperson. Well, there was a motion to defer. No, that's why killed. Okay. Has they withdrawn their motion? I've withdrawn. Okay. All right. So, now we're back to status quo. So, we're going to punt it for six months. Yeah. So, are So, if it's status quo, we're voting on it tonight. Is that

is that what I'm hearing? I put a motion forward for keep it status quo. Well, status quo means that it's on the agenda tonight. That's what status quo means. No, what I'm saying is so we got to vote for a chairman. Robert, I I I nominate Robert, but I I have a question. When are we supposed to have elections? What dictates? Technically it's April till till the technically it hasn't

no technically technically the upon appointment of to the board right I don't know when your regularly scheduled election is. I have to ask staff when is the I think we're well beyond the time that we were going to have an election for chair and we've pushed it off. What are we required to do and when? We're not required to do at any time. Um, we suggest we do it when we have a full board here and all of our members appointed. That's what we're waiting on. Yeah, I got a we got a motion right now. My motion. Anybody second? Your motion is what?

He nominates Robert. But but I but we can I I'm cannot stay as as as much as you know the chairperson. I'm gonna make a you know I'll make a motion that we put make Alex Bello as a chairperson. Second. Okay. We have a motion and a second for chair. I can I cannot be. All right. Fine. So, uh can we call the vote on that? Sure. Call the call the role. I made a motion to make Alex the chairperson. Second by Alex. Felix Partardo,

yes. Gonzalo Sanabria, no. Ignasio Alvarez, yes. Alice Bravo, yes. Do I vote? Nester Mendez. Yes. Alex Bello, yes. And Robert Behar. Yes. Okay. Who's the vice chair then? So now I will make a we need a we need a second vote on the vice chair. I will make Alex Bravo to be I nominate to be the vice chair. I'll second. She second Mike so great. There's a motion in a second.

Can we call the role? Gonzalo Sanabio. No. Ignasio Alvarez. Yes. Alice Bravo. Yes. Yes. Alex Bucello, yes. Nester Mendez, yes. Felix Pardo, yes. Robert Behar, yes. So, I guess Mr. Chair, I turn over the gobble to you. Thank you. So, for the new chair, uh your only other uh thing that you need to do tonight is to call a motion to adjourn, but you're welcome if you'd like to make a speech.

Well, I appreciate all of your all of your support. I was not expecting this. So, thank you very much. I've served on this board, I guess, now for two different terms, so close to two years. So, I appreciate it. Thank you. Make call. I guess a motion to adjurnn. Second. I I try that.