Planning & Zoning - Regular Meeting

let her pull up the presentation. Um, if Mr. Chair, if it's okay with you, I'd like to do one presentation for LU1 and item three on the agenda. Sorry, it's too much cross talk here. Say it again. I I was saying that if it's okay with you and your permission, I'd like to do one presentation for both LU1, the land use, and for item three, the reszoning of the property. It's the same same properties. Do we have any objection? No. Thank you. Go ahead.

Uh this is uh regarding 102 East 19th Street and the property right next door. Uh they're located on the corner of 19th Street and 10th Avenue. It's the two lots. Uh the souththeast corner uh the land use and the zoning uh next slide as staff said is uh lowdensity residential but it is located within the to um area. Next slide. This is the tod map showing you that the properties are located within there. Um for the land use uh portion you heard that the uh recommendation is approval. The services for school uh pump station etc are there. So uh it will comply with uh what the city's policy is uh with regards to the actual project and the resoning. Um of course as I said it's located within the todd. I know some board members have expressed uh concerns regarding single family homes and buildings coming in. Next slide, please. That's why I put these slides in there. Um, as you can see, and then there was another one very close to this uh that stuff staff uh had written uh that kind of the neighborhood had lost its character of being an R1 uh neighborhood. Next slide. This is very close to that. But as you can see, there's a lot of additions, a lot of uh add add-ons to the properties. They're basically from one property line to the other. Next slide. Just some more of the same. And all of these properties are located on exactly the same uh block. So this uh project not only will

uh be in line with the vision of this area to be a tod um district to be uh forcing the people to use the public transits. Um, but it will also be an improvement to the area to provide uh necessary housing to provide uh adequate housing for these folks that are living in this area. The proposed building is a four-story building. You heard from staff that it is below the density that is allowed under the TOD. It's a four-story uh multif family 33 unit building. It has 34 parking spaces. Two of those will be ADA parking spaces. On the first floor, it's got a lobby, storage room, electrical room, garage room, and then you have three floors of uh units. Uh they have three studio units on each floor, seven one-bedroom units on each floor, and one two-bedroom on each floor. Uh you'll hear from staff regarding uh the reasoning that we are short one parking space, but your TOD code provides uh for a payment if you're short of parking because the area the area is supposed to be for incentivizing the use of the public transportation. So based for the land use, based on the fact that the services are there, it's earmarked for to within the uh city's policy. We would respectfully ask for a vote of recommendation of approval. And if Manny has any other information regarding the building or the architecture,

Manny Rose, architect with offices at 18501 Pines Boulevard. No, I don't uh have many much more to say. Uh in addition to that we have off- streetet parking and this is basically located on a main thoroughfare which is east 10th Avenue. Uh and I feel very comfortable as an architect for our firm to be able to do a beautiful project like this. So if anybody has any questions please don't hesitate to ask. Thank you. Didn't we have another project in this area recently?

Corner lot, but it was it was not it a corner lot that was not sufficient. It was too tight. So, they went ahead and bought the property next door. And that's why we have expanded into a much nicer project, more comfortable. We're allowed to go to 40 something units and we decided to go to 30 like nine or 10 units less. That's what I thought. And there w there was another one in the area that was not a corner a little bit further west I believe it was like the second property in second lot in it was very extremely crowded correct it reminded me when I saw that's the one where staff said that the neighborhood had lost the character

right okay thank you comments or questions the chair yes sir what size of the rooms again the the apartments I'm Sorry. How many square feet are the apartments? How many square feet are the apartment? Sorry. How many square feet? The whole project. No, the apartment the units. Oh, the apartments they vary from the two bedrooms are uh I think it's about 1,100 square ft and the one bedrooms are 700 and something. Uh and the studios, one studio is uh like 600 and something square feet. 500 and something square feet. Okay. So, you're you're you're where you're supposed to be at with the Yeah, that's nice.

Oh, yeah. Yeah. We meet all their to requirements. I like that. Uh be honest with you, you know how I feel about the Caesar. I I hate the fact that we're tearing down houses, but you bring up a good argument with that aerial view, to be honest with you, that it's very sad to see. So, what can I say? Unfortunately, it's the reality of what's going on. Yeah. It's Yeah, it's the I got you. Okay. Anyone else? Anyone in the audience have a comment or question of this item? Is there anyone on Zoom? Wow. [laughter]

No, not you. They do. It's good response. That was good timing. Really? I thought it was him. Is there Is there anyone on Zoom? No. No. Okay. All right. Wait. Nope. I'm sorry. Oh, you have to read. Go ahead.

There were two letters that were submitted and I would like to read them into the record. First letter, we are opposed to the request of the public hearing on November 19th, 2025th. This originally it was supposed to be on November 19th. It was postponed until today. reszoning of a zone R1 to a zone TOD and variance waiver for reduced parking, but would agree to a reszoning of a zone R1 to a zone R2 duplexes up to a zone R3 four unit max per lot or one building, 8 units on no higher than two stories with a required parking. With regards to the proposed request for properties 102 East 19th Street and 1012 East 19th Street, the variance permit should not be granted as the current zoning laws do allow for the v viable permitted uses of the property. Other than land use amendments options are available to where all parties affected could be could come to an agreement. and sincerely there were 19 neighbors that do fall within the 500 uh ft radius signed. That's the first letter

that's against.

Yes, that is in opposition of the project. Second letter. Recommendations and objections to the request to be heard through public hearing by the Hyia Planning and Zoning Board on Wednesday, November 19th, 2026. That was a typo. Supposed to be 2025 at 6 p.m. located at the council chamber city hall, 3rd floor, 501 Palm Avenue. Requests to be heard. Reszoning properties from R11 family district to TLOD Transit oriented uh district. Varants permit to allow a singleuse multif family residential building with 33 units where vertical mix of uses is required to allow a front setback of 15.7 ft or 20 ft are required to allow partial waiver minimum required landscape requirements through landscape mitigation as per section 98-2235 to allow the mitigation of un parking space as per section 98-1546B. Properties requesting are located at 102 East 19th Street and 1012 East 19th Street. Points to consider regarding our opposition to request of such a large-scale development. Infrastructure, safe violence, safety violence, lack of parking, flooding, overcrowding, excessive congestion of people and vehicles. Infrastructure. The proposed property land use change from R1 to T to for 33 unit rental complex will not be able to keep in line with the current infrastructure of our already construction 10th Avenue. Many people veer from using Le June Road/ East 8th Avenue over East 10th Avenue in order to avoid the construction here. Excuse me. Mostly when the 20 minute FEC train is passing and traffic is paralyzed for over threequarters of a mile or even at our 10th Avenue 21st Street crossing when the train stalls to change tracks. Safety. The proposed property being

offered is for rentals. The constant turnaround of tenants is a major concern for families in the area with young children. The more residents are crowded into an area, the less control one has of their neighborhood. Overcrowding by living in the forest interactions often leads to aggression and thereby causing more conflict and chaos. Many times over parking which the intent project does not seem to offer enough of. Latest incident May 13, 2025 at 710 East 19th Street. 33year-old fatality shot. Police said the shooting appeared to stem from a dispute between neighbors and Campo's family said they believed Blano's parking spot had been a source of animosity increased theft in major factors of well as the more people crowded into a once R1 the harder the identity to constantly uh coming and going of individuals lack of parking section 98-1546B highly MUN code highly parking improvement trust fund by mitigating for less parking while paying the city for the approval. The fund collects payments in leu leu of providing the full number of required on-site offsite parking spaces for certain developments. For example, a developer might be allowed to provide fewer on-site spaces if the remaining required spaces are covered by a payment into this fund. Our neighborhood's lack of parking due to many families living together just to make ends meet because of the high cost of living will now become worse due to the limited parking presented in this variance permit. Our streets are already crowded with cars parkings on off streets, not to mention even on top of swailes and grass due to the lack of thereof. The variance

permit would allow 33 units building to have fewer spaces than required by the city ordinance. But by paying the city for other projects into the Halia parking in improvement trust fund, the city would grant the less will grant the less than minimum required spaces which is truly detrimental to our already crowded situation to which we do not agree. We can already foresee several disputes due to the lack of parking factor. January 31st, 2024, a dispute over parking on the grass in 5100 block of East 8th Lane escalated leading to a 66year-old shooting his 18-year-old neighbor in the chest and arm. May 13, 2025, a fatal shooting occurred at an apartment complex after a dispute over a parking spot. A man was shot and killed after parking in what was allegedly the suspect's spot, leading to a confrontation that escalated to violence. November 3rd, 2025th, a Halia woman was arrested for allegedly attacking a tenant while the tenant was holding her baby. The dispute was reportedly over a parking space and the woman was charged with aggravated child abuse and battery flooding. We are now there where now there is about 1,500 square ft of pious area. Our neighborhood's purious area will now be reduced by 13,875 square ft of new impervious area while only leaving 1,125 ft of new pvious areas. Overcrowding excessive congestion of people and vehicles. Not to mention these units are not affordable for one person alone to pay rent, therefore

causing one unit to have multiple members living in them. Take the current pricing of Metro Park on East 25th Street between 9th and 10th Avenue. One studio, one bath, 525 ft starting at 232. It's longer than 3 minutes. Okay. Okay. So, that was the audience referring to opposition. Mr. Mr.

I'm sorry. I'm so sorry to interrupt, but I do want to clarify that the first letter is actually signed by only 14 neighbors. Some of them did not sign this letter. I I'm at a loss for words here. I don't I don't see how I can fault you or Manny for all these shootings and all these atrocities that are going on throughout the city for parking. You are providing the right amount of parking. Correct. We are one space short, but your code provides for a payment in lie of and and I have a theory as to why there would be excessive parking in this area in particular and on the swale.

I see it. Exactly. It's all the illegal units. I see it. And I can't fault you honestly for the misbehavings or misdoings or illegal activities of the rest of the and also we're providing on street parking five or six spaces depending on what the city approves which is not taken into account as to the other ones that we're providing.

It's it's a novel and respectful and and I respect their their opinion. Okay. That they are bringing up all the all the other uh um illicit illegal activities, shootings, police reports, what have you. Correct me if I'm wrong. Okay. You nothing to do with you with you guys. Absolutely not.

You're the chair. And also another point that I want to clarify and explain is regarding the parking trust fund. Okay. the parking trust fund u even though it's not a variance they have to pay mitigate the parking shortage and those funds are strictly and very restricted whenever the city gets to that pool of money to be sufficient to erect a parking garage or any type of parking amenity um specifically surrounding that areas that that those funds are strictly uh restricted for that purpose. So eventually at some point in time it will be an improvement improvement of that sort

not just not just in green areas not just in worth of trees you're actually if I understand you correct you're actually developing parking areas this parking is specifically strictly uh limited for parking improvement right because from what I've understood in the past if you can mitigate the lack of uh uh lands towards landscaping correct yes but this one is strictly for parking um um amenities. Okay, Manny, just a quick comment. There's already existing uh three slot which I park when I put up the signs of off uh on street parking which is where I park. They're already built

on 10th Avenue and in reference to the flooding our civil engineer Sharon Elgore, which is one of the best in the world, we we have never had a problem with our designs for containing the water within the property blah blah all that stuff with the proper. So, and it's got to be approved by the Halia water and sewer and and paving and drainage department anyway. So, I don't I don't feel uncomfortable with that comment in the the letter. We still good. Okay. I I I kind of feel a little put out if you will that they are and I do respect their opinion that they are bringing forth all these other police cases and all these other shootings and incidents and whatnot far away from you all. Let's face it, the city is getting crowded. We are, you know, we we do have a housing shortage

and we don't even know how bad it is because we don't the census is not accurate as we all know. Wait until they release all those new projects in the old racetrack. Okay. Wait till they wait till all those people start coming in because they're not I don't have Are they ready for sale yet or they they had a grand opening today.

Oh, there you go. See And needless to say, all them projects down 79 25th Street, okay, multi-story highrises, okay, that's going to add to the traffic, but I I don't know, Cesar, I I I do respect the letters of opposition. We do need to read them in and I understand. I understand.

It is what it is. Okay. So, I just wanted to make sure that you understand that. And I know that it's none of you guys fault what other people do as long as you guys do what you need to do to comply. Okay? And in my vision, from what I see here, it's going to be a a very nice building compared to what is existing. I know it's it's a little little house right now in a big lot, but the adjacent it's I mean, you look at the you look at the aerial shot and I could swear I'm looking at a at a trailer park, not an RV park, a trailer park. So,

or or a fabella in Brazil or something. Pretty bad with that. Anyway, that's my my my take. So, closes the part of the public hearing. If the board has any more comments or questions, please question. Yes, sir. How long is the to uh project? How how big is this going to be? What was this? How much is it going to encompass? Is this going to be all of the June road? No. No. Um in one of um um Caesar's presentation, there is a map. Um it doesn't encompass all of it. Um you can see it actually if you can bring it back. from East 17th Street and 11th Avenue. You can see it to 8th Avenue up to 33rd Street.

So the blue colors that you see on the present, I don't know if you have the presentation in front of you. Yeah, I got it here. Right. Exactly. And actually this year um we extended on East 25th all the way to East 4th Avenue. Um but basically it's not the entirety on what you have on the screen but in the blue colors that is basically the extent of it. Okay. So are we going to maintain the yellow sections as single family residential?

This ordinance passed in 2016. Since then they had been some projects that they had been approved outside of the blue areas. there are scattered throughout the area but we basically focus whenever we get this uh these applications the first thing that we looked at it is is it within the blue colors basically yeah that's my concern I want to stay within the blue I don't want to go outside so you you guys are in the blue you guys are clear I want to try to protect as many homes as we can you know I I I I always like your work man like I already said but I just hate having quadriplexes in the middle of a residential area

if if I may But with but all all due respect. I think the way the ordinances are written, you have a geographical area and the way I understood this map was the distinction between high-rise, mid-rise and lowrise. So, for lack of a better term, I think everything within 1733, 11th Avenue, and 8th Avenue with the exception of 25th Street is fair game. It's just a matter of how much can it be increased. Okay. Not just the blue. I mean, that's that's my

understand originally. That is correct. Originally the the denser the the highrises per se um are the ones closer to the stations. Okay. As you go down you steer down into height and also to density. So instead of having a 10 or 12 story building next to a station closer to the Le June you're going to have probably a lowrise um development.

Thank you. Thank you. So in essence, you're you're really emphasizing the the interest, if you will, to promote pedestrian traffic. The closer to the station that you are, you can increase the density of the I like to call it, you know, optional transportation, right? Okay. You have the option to take the train, you have the option to, you know, use a car, etc., and walk to the station. Correct. So you have more options for transportation, but that the closer you are to the station, the more liberal we can be with height and density, the denser we are.

Works for me. Yeah. But it generates the the it generates the uh the pyramid effect for planning from high-rise to Right. Right. Okay. We that's what our intentions are. Yeah. Okay. Okay. Makes a lot more sense. All right. So what's the pleasure of the board? Motion to approve. Second that motion. Okay. [clears throat] So we had a motion by Mr. Allesia. Second by Mr. Mr. Mason. Yes. Mr. Perez. Yes. Mr. Yes. Mr. Ellesia. Yes. Item has been approved.

Thank you. Now that will close the land use part of the meeting. We will now open the regular planning and zoning uh section. Question before we continue. Can we just finish off the other part of this or we have to Yeah, Mr. M was talking about number three. We have two meetings. It's a land use. Yeah, but after this one the land use, can we move into Mr. Master already just to or is it do we have to I think it was item number three that he's um I don't know. It's up to you. I just thought maybe it's not up to me. It's up to you all. Okay. It's up to you if you all want to you know shimmy it around a little bit. I'm good with it. Yeah, me too.

But we do need to close the land use part. Okay. Uh and then we open the planning and zoning part and we can probably move, you know, move you up a little bit. So, so item number one, approval of the planning and zoning boarding agenda of November 19, 2025 as submitted. Motion to approve. Second that motion. We had a motion by Mr. Second by Mr. Mr. Mason. Yes. Mr. Yes. Mr. Mr. Yua. Yes. Yes, Mr. Perez. Yes.

Item has been approved. A written decision and resolution will be prepared and presented for review to the city council. The city council is authorized to affirm, affirm with conditions, or override the decisions by resolution. After the resolution is adopted, contact the member of the city clerk's office to obtain a copy of the final decision and resolution. Upon your receipt of the final decision and resolution, contact the building department to obtain your required building permit. summary minutes or a copy of the audio file of the proceedings before the planning and zoning board shall be prepared and submitted to the city council before its hearing. The planning and zoning board recommendations for the following public hearing request will be heard by the city council at a scheduled meeting of Tuesday, January 13, 2026. Item number three, reszoning properties from R1 one family district to to transit oriented development district variance permit to allow a singleuse multifamily residential building with 33 units where a vertical mix of uses is required to allow a front setback of 15.7 ft where 20 ft are required to allow 7.5% pious area where 10% is the minimum pious area required to allow partial waiver of minimum landscape requirements through landscape mitigation for section 98-2235 and to allow the mitigation of one parking space as for section 98-546B properties are located at 102 East 19th Street and 1012 East 19th Street Haley one one family district applicant Caesar Mastering Square on behalf of 102 East 19th Street LLC

and this is the companion application to the one we just heard to LU1 correct okay go ahead Caesar Master with offices at 8105 5 Northwest 155th Street, Miami Lakes, Florida, along with Manny Rails Architect.

The properties in this application are located at the southeast intersection of East 10th Avenue and East 19th Street. Together, the two lots combined are approximately 16,949 ft or.38 acres. The sites are currently improved with single family homes measuring 1,16 square ft and 920 ft. Constructed in 1948 and 1950 according to Miami Day County property appraisals records, the properties are designated as low density residential on the city's future land use map and currently zone R1 one family district situated within the boundaries of Halia transit oriented development district more specifically within the transfer station subdist. The surrounding land use designation and following classification and zoning classifications are as follow. To the north, low density residential zone R1. To the east, low density residential and industrial um zone R1 and M1 industrial district. To the south, low and medium density residential zone R1 and R2, one and two family residential districts. To the west, low density residential district, zones R1 and R2. The applicant is before the city requesting to resone the properties from R1, one family district to TOD, transit oriented development district. A companion land use amendment application has been submitted to change land use designation from lowdensity residentials to transit oriented development district ensuring consistency between land use and zoning. The proposed amendment and the resoning are intended to support a proposed fourstory multif family development development consisting of 33 residential units. The applicant is also requesting a variance permit to allow a single use multif family residential be building with 33 residential units where a vertical mix of uses is required to allow a front setback of 15.7 ft where 20 ft are required to allow [snorts] a 7.5% pvious area where 10% of the minimum previous area is required to allow partial waiver of minimum landscaping requirements through landscaping mitigation as per section 98-2235

and to allow the mitigation ation of one parking space as per section 981546B. According to the submitted plans, the proposed project consists of a four-story multif family residential building. The ground floor is design is designed primarily for parking, providing for a total of 34 parking spaces, including two ADA compliant spaces. This level also includes a main lobby with pedestrian access from the east 19th Street and from the interior parking area as well as a service storage room, electrical room and garage room along with two stairwells for vertical circulation. The second through four floors each include three studios unit, seven onebedroom, oneb units and one two-bedroom, two-bedroom units for a total of 33 residential units throughout the building. The project proposed a single use which is the multif family residential um which uh where um vertical means of uses is required within the transit oriented development district. However, the single US residential design is expected to have minimal impact on surrounding uh properties as it will not generate additional retail or commercial traffic and will maintain compatibility with the existing residential character of the area. The proposed buildings complies with all the required setback dimension with the exemptions of the stairways stairways front and east 19 street which is slightly encroaches into the front setback. A staff does not find that this encroachment to have a negative impact as the stairs are an open architectural feature that does not obstruct visibility or pedestrian movement along the sidewalk. The encroachment is minimal minimal in scale and helps enhance the building design by providing direct pedestrian access from the public right away thereby supporting the walkability goals of the transit oriented development district. To address the reduction in previous area, the project will incorporate an on-site drainage system designed to properly manage a storm water runoff. Additional the applicant will be required to mitigate the minimal landscaping uh area

not providing in accordance to section 98-2235 of the city of Halia. um code of ordinance during the site plan and concurrency review process. It is important to note that since the proposed project is planned to be constructed across two separate properties, the applicant will be required to provide a unity of title and recorded with the Miami Day County Clerks of Circuit Court's office prior to the final approval of the site plan and concurrency process. Based on the submitted plans, the proposal falls short by one parking space. staff finds that this deficiency acceptable given that the property is located within the to district which is intended to encourage the use of public transit, walking and bicycling thereby reducing reliance on personal vehicles. The properties the project's pro proximity to major transit facilities such as the tri rail and metro rail station support this intent. Furthermore, the applicant will be required to mitigate the parking deficiency in accordance with section 98-1546B of the city of Halia code of ordinance, ensuring the adequate measures are in place to address the shortfall. Based on the applicant's request, the staff recommends approval with the following condition. enter into a declaration of restrictions to develop the site according to plan sign and sealed by many rails architect dated September 825 and that the applicant submit a one-time landscape mitigation payment the amount of which will be calculated during site plan and concurrency review process and that the applicant submits a one-time parking mitigation payment of 25,420 at the time of site plan and concurrency or depending whenever they submit the building permit what is going to be the pricing of that parking space that the applicant provides a unity of title and records it with the Miami Day County uh Clairs of Circuit Courts prior to the final approval of the site plan concurrency staff um recommends approval with those conditions.

Thank you. Let the record show that uh Mr. Morales is on board. Hello everyone. So sorry for my targetiness. The train the train had a flat tire, right? Gotcha. All right. Thank you, Cladio. The conditions are acceptable and we would rely on our presentation that we made at all1 which was a joint presentation. Happy to answer any questions you may have. All righty. Comments or questions? Nope. Anyone in the audience? Anyone in the electronic audience? No. All right. Closes the public hearing. Where's the pleasure of the board? Motion to approve. Sergeant

with the conditions. with the conditions. We had a motion by Mr. Ellesia, second by Mr. Mason. Mr. Roya. Yes. Mr. Morales. Yes. And by the way, I was keeping up with YouTube before I got here, so I do have some knowledge of what's happening. Oh, cool. Yeah. Technology, man. Right. I'm telling you. Mr. Moral of Perez. Yes. Mr. Mason. Yes. Mr. Yes. Item has been approved with conditions. See, Mr. Glazes, thank you very much. Merry Christmas to everyone. Happy New Year and we'll be seeing you. Merry Christmas to everybody. Likewise. Merry Christmas.

Mr. Glacius, I wanted to make sure that the uh that you mentioned the conditions because we're looking at uh $25,000 here and I'm sure Mr. Mistri can uh [laughter] we're not going to go there, right? Anyway, uh listen, you guys have a merry Christmas, happy holidays, and whatever, you know, whatever cliche applies to you all.

The planning and zoning board recommendations for the following public hearing request will be heard by the city council to schedule meeting of Tuesday, January 27th, 2026. Item number two, final decision to allow interior westside sepek of 3.80 80 ft where 7 and 1/2 ft are required to allow rear seak of 9.77 ft where 20 ft are required for an existing aluminum roof to be legalized to allow a distance separation of 3.55 ft between a 313.2 ft metal shed and the main residence where 10 ft is the minimum required and to allow a rear setback of 16 ft where 20 ft are required for an existing aluminum roof to be legalized. Properties located at 651 East 53rd Street Pios are one one family district. Applicant Miguel Hernandez Valdez and Ala Sa Simon. English or Spanish? Okay. Uh no, you okay?

Do you swear or from the truth before this board?

Thank you. Okay. Okay. Okay. Okay. Name and address. Maria Rodriguez. Can she? Okay. Especially since he is. Okay. Okay. The property in this application is located on the north side of West 53 Street between West 6th Court and West 8th Avenue. The lot is approximately 7,575 ft or 17 acres. The site is improved with a 1363 square foot single family home originally built in 1956. According to Miami Day County property appraisals records, the property is designated as low density residential on the city's future land use map and the sonic classification is R11 family district

which is consistent therewith. The applicant is before the city requesting to allow an interior west side setback of 3.80 80 ft where 7.5 ft are required. To allow a rear setback of 9.75 ft where 20 ft are required for an existing aluminum roof to be legalized. To allow a distance separation of 3.55 ft between a 313.2 ft metal shed and the main residence where 10 ft is the minimum required and to allow a rear setback of 16 ft where 20 ft are required for an existing aluminum roof to be legalized. A review of the city microfilms record shows that the main residence was constructed within with three bedrooms and two bathrooms along with a carport under permit number 1956-33933. Records also indicate that several pri uh prior improvements were permitted, including a Florida room addition at the rear and a storage room at the west side of the home under permit number 1967-74982 and a hardboard enclosure converted into an storage room under permit 2021 6826 and a new driveway permit number and permit number 2010-477. Since that time, the property has been altered with construction of aluminum roofs throughout the site and a 313.2 square foot metal shed. In February 2025, the property owner received a building without a permit uh code violation under case number BWOP-0000327-2025. A permit application was later a building permit application was later submitted to the building department to legalize the unpermitted structures during the zoning review. have observed that the structures proposed for legalization do not meet the required setbacks and separation and distance separation resulting in the variance um in the finals and variance requested here today. Um during the review of the submitted plans and survey staff

observed that the existing metal shell shed has an attached canvas roof. Staff also noted that bedroom number three does not connect to the rest of the residence and includes a side door which is not compatible with a single family home layout. Microfilms records indicate that bedroom number three was originally storage room permitted in 2021. However, over time, a bathroom and closer were added, converted into a bedroom that must be legalized as shown in the submitted plans. Staff met with the property owner in December 5th, 2025th and informed that the applicant and the canvas that the that the canvas roof attached to the shed must be removed and that the exterior side door for bedroom 3 must either be eliminated or changed to a glass door. Bedroom number three must also be provided with an interior door that connects directly to the rest of the home to ensure a layout consistent with a single family dwelling. Additionally, the submitted site plan does not include the previous area calculation. A staff is observed that the site contains artificial grass which is not considered a permabil material. The site plan must be revised to demonstrate compliance with the minimum 30% of turbous area requirements approximately 2272.5 ft and that the artificial grass must be removed and replaced with natural grass or another acceptable permobbile material. Given that the required rear setback is 20 ft and the proposed aluminum roofs provide 9.77 ft and 16 ft, staff finds that the reduced setbacks do not negatively impact the adjacent per properties. The structures are not built on the property line and there is still enough uh open space at the rear of the lot to allow for light, air, and visibility. As long as the metal roof remains open on all sides, they function as outdoor covered areas rather than enclosed rooms, which reduce their impact on overcrowding or intrusion on neighboring properties. Additionally, the distance separations between the existing metal sheds and the metal shed and the main structure does not create a negative impact. The metal shed complies with the required rear

interior east side setbacks, maintaining an appropriate buffer from the neighboring home and preserving privacy for both properties. The placement of the shed does not block views, air flow or sunlight and because the accessory structures are open on all sides and modest in height. They avoid creating visual and physical obstructions. Finally, even with the alterations made to the site, the property remains compatible with the surrounding single family uh neighborhood character. Staff recommends approval of the request uh subject to the following conditions. The applicant must apply for a building permit to legalize the existing metal shed and bathroom number three and the canvas roof attached to the metal shed must be removed and the existing aluminum roof must be must remain open on all sides and the exterior side door for bedroom number three must either be eliminated or changed to a glass door um or window. Num bedroom number three must be reconfigured to connect to the rest of the home by providing an interior door that opens into the main residence and that the artificial grass must be removed and replaced with natural grass or another approved permeable material and the site must demonstrate compliance with the minimum 30% peruse area requirement approximately 2272.5 square ft. Staff recommends approval with conditions. Um we have met with the property owners and the permit uh runners. So we have we can I can translate it to Spanish but uh based on our you know meeting they agreed to the conditions to provide all the changes that we are requiring. So if the property owner can confirm to those conditions.

Yes, we agree on the with the conditions and we're going to start working on the corrections so we can comply and obtain the approval. Would you like a report of a copy of the report that I I have it right here. I receive uh an email also with all the information. So So you have in front of you the actual conditions that are being brought forth. I they send it to my email. I receive it through my email. I have Okay. Because it because there's a few when I'm you know tend to forget. So I was just offering you know to give you a copy. But if you have one then it's good to go. Yes I have. Okay. Do you have any comments or questions? I don't. I'm fine.

Do they agree? As Claudia mentioned, do they agree with the conditions?

Yes, they do. Very good. Comments from the board. I I have one question. Um the artificial grass, what's the issue with that? We don't recognize that as permeable um um surface. So we don't have it in our ordinance. Our ordinance recognized and identified either grass, dirt of course or gravel as permeable areas. So until we don't have a ordinance to identify what are the components to make that legally a permable area. I know that in other cities they have a certain percentage they need to submit the plans and everything but we don't currently have it. Okay. Claudia, back in the day they used to include pavers. Is that still acceptable or no? No,

not anymore. No. Okay. Cuz you know the pavers are separated in between each brick and and they do allow uh water to drain through if they're open pavers, not not tiles where they're grouted together and it's it's a sealed uh but pavers where you know like like cobblestones if you will, you know, like they you place them and and there's a little strip of sand or something in between. No, that's not allowed anymore because it used to be. Yes. No. Okay. See, I you know

Yeah. Yeah. I' I'd like to help him with something, but Well, as a matter of fact, and the reason I'm saying this is because there was for a very long time, even the city when they were improving the swale, the parking area swale, they would install those pavers in the swale as parking surface. Whereas I know in the code we don't recognize those as permable areas. Okay. Okay. So then we tried we can we can start working and bring something up. But I'd like to see something with the artificial grass because I I have issues with [laughter] real mess to my yard. I know you just don't want to cut the grass.

That's not cutting the grass. It is it is I understand why they have the artificial grass and maybe pavers or something like you said would be great.

If it is a wish of the board, we can bring it. um in new business section and then you can direct you know staff start working in a draft of an ordinance. Again, I have seen it in the past where in the swelles um here in Hyolia, Miami Lakes, uh Miami Springs, okay, C or Gables, okay, areas that I've worked in, um where the the swale parking area, if you were to improve the uh the swale, they would allowed uh instead of using asphalt or concrete, you know, the uh pavers, you know, pavers that they they actually look like a like a pretzel.

They're hollow inside. They're open. Yes, exactly. But I cannot speak on the street, you know, behalf, but I know that they don't allow any other type of material, but as I said, at the end, um we can discuss that. It's a thought. Yeah. Okay. Yep. Okay. you know. All right. Any more common questions? Anyone in the audience? All right. No. Anyone? Do we have anybody on on Zoom at all? We don't allow them. We don't allow anyone. No. Oh, okay. So much for that. Um, hi. What's the pleasure of the board? Motion to approve with conditions. With the conditions. Second.

Okay. So, motion by Mr. Mr. Ellesas and Mr. Second by Mr. Morales. Mr. Perez. Yes. Mr. Morales. Yes. Mr. Rayua. Yes. Mr. Mason. Yes. Mr. Allesios. Yes. Item has been approved with conditions. With conditions. Okay. Thank you so much. Okay. Um, this is a final decision. Do they need They need to come back, right? Yes, they will need to come back uh before the city council January 27th. Tuesday, January 27th at 5:30 p.m. Okay.

Okay. Okay. Thank you. All right. Thank you. Happy. Happy.

Item number three. We already heard. Item number four. Varian permit to allow a detached oversized carport with an area of 540 square feet where 400 square f feet is the maximum square footage allowed. to allow a distance separation of zero feet between an existing 275 square foot shed and the oversized carport where 10 feet is the minimum required. To allow a distance separation of 4 ft between a covered terrace and the oversized carport where 10 ft is the minimum required and to allow the existing accessory structures to exceed 35% of the size of the main building properties located at 600 Northeast First Place Helia owns R1 one family district. Applicant Y Hernandez

name and address please. Anna Alsati and the address of the property is 600 Northeast First Place. Thank you.

The property in this application is located on the southeast corner of East 6th Avenue between East First Place and Halia Drive. The site is currently improved with one story 1,386 square ft single family residence built in 19 in 2011. According to the Miami Day County property appraisals record, the property is designated low density residential on the city's future land use map and is currently zone R1 one family district. The surrounding land use and zoning classification are as followed. To the north and east, low density residential zone R1. To the south, low density residential and residential office zone R1. To the west, lowdensity residential and commercial zone R2, one and two family residential districts and C2 liberal retail commercial district. The applicant is before the city requesting a variance to permit and allow and to allow a detach oversight carport with an area of 540 square feet where 400 ft is the maximum square footage allowed. To allow a distance separations of zero feet between an existing 275T shed and an oversight carport where 10 ft is the minimum required to allow a distance separation of 4 feet between a covered terrace and an oversight carport where 10 ft is the minimum required. and to allow an existing accessory structure to exceed 35% of the size of the main building. A review of the city microfilms record showed that the main residence was constructed within three bedroom with three bedrooms and two bathrooms along with 170 ft covered terrace under permit number 2010-3420B. The lot was also developed with 3,437.5 square feet or 46.3% of previous area. A permit for a 275 foot shed was later approved in 2012 2020 under permit 2020-4647B. Since that time, the property has been altered with the construction of an

aluminum cover terrace added to the regional terrace built in 2011 as well as an oversight detached cardboard. In May 2025, the property owner received a building without a permit violation under case number BWOP-001-954-2025. A permit application was later submitted to the building department to legalize the unpermitted structure. During the zoning review, staff observed that the structures proposed for legalization do not meet the required distance separation and the copper exceeds the maximum allowable square footage. um and the existing accessory structure exceed 35% of the size of the main building, resulting in the variance request being heard today. During the review of the submitted plans and surveys, staff also identified that the covered terrace was added to the existing shed and that a perimeter fence was installed to enclose that portion of the property both without the benefit of a building permit. The submitted scope of work indicated that the permitted dura fence within the property will be removed and that the existing aluminum covered terrace attached to the main residence is being legalized along with aluminum covered terrace attached to the shed. A staff met with the property owners on December 4, 2025 and advised that the aluminum covered terrace attached to the shed cannot be legalized and must be removed. The applicant agreed to remove u the covered terrace. Additionally, the submitted site plan does not include a sunny legend showing the previous area calculations. The site plan must be revised to demonstrate compliance with the minimum previous area requirements of 30% approximately 200 226 square feet. Even though the distance separations are less than the required minimum of 10 ft, a staff finds that the reduced separations do not negatively impact adjacent properties as the structures are not built to the property line. Um comply with the required rear and street setbacks and maintain adequate privacy for both the subject property and the surrounding homes. While the roof accessory structure exceed 35% of the size of the main building, the functions as open door space rather than enclosed rooms. As long as these roofed area remain open on

all sides, they do not block light air flow or visibility and do not create any visual or physical obstruction for neighboring properties. Additionally, as a corner lot, the property complies with the required 10-ft triangle of visibility, ensuring the site distance, safety, and circulation standards are maintained along the adjacent streets. EST staff recommends approval of the request subject to the following condition. Uh one existing aluminum covered terrace attached to the main residence and the oversight carport must be remained open at all sides and that the aluminum covered terrace attached to the existing shed and the perimeter through a fence within the property must be removed and that the site plan must demonstrate compliance with the minimum 30% area and to feed drainage separation requirements and include a zoning legend with all the zoning requirements prior to receiving final approvals from the planning and zoning division. Staff recommends approval with conditions.

Thank you. Thank you. Comments or questions? Um, we met um at the building department, so we know and the owners know the conditions and we agree on the conditions. Okay. Questions from the board. Not at all. So they agree with the conditions. Anyone in the audience would like to uh have a comment? No. Closes a part of public hearing. What's the pleasure of the board? Motion to approve with conditions. Yes, sir. Second.

Okay. So, we had a motion by Mr. Allesia. Second by Mr. Morales and Mr. Mason. Mr. [clears throat] Rio. Yes. Mr. Yes. Mr. Mason. Yes. Mr. Perez. Yes. Mr. Morales. Yes. Item has been approved with conditions. Thank you very much. Thank you. Merry Christmas. Item number five, variance permit to allow the construction of a um they have to Yeah, you have to come back to the um Okay, give me one to the council meeting on Okay, so their item you will need to come to city council uh Tuesday, January 13th, 2026.

Okay. Yeah, this is okay. So, in the meantime, have all have all the all the Christmas uh dinners and gifts and parties and stuff and get ready and come back. Nice. [clears throat]

Add number five. Variance permit to allow the construction of a duplex on a substandard lot having a lot width of 50 ft where 75 ft are required to allow a lot area of 6750 square ft where 7,500 ft are required to allow interior east side and westside setbacks of 5' 1 in or 7 1/2 ft are required and to allow a lot coverage of 33.18% where 30% is the maximum lock coverage allowed. Property is located at 60 East 14th Street Helia zones R21 and two family residential district. Applicant Frank de Laas on behalf of 60 East 14th Street LLC. Welcome back Frank. Would you mind doing the honors?

Good afternoon. Frank de Laas, 11,000 Southwest 104 Street. And let's hear from Miss Hashman. Good evening. Thank you.

Good evening. Thank you. The property in this application is located on the south side of East 14th Street between Palm Avenue and East 1st Avenue. The site was improved with a 899 square foot single family residence built in 1950. According to the Miami Day County appropriate appraisals records, the structure was demolished in September 2025 under building permit number BLDR-008232-2025 and the lot is now vacant. The property is designated low density residential on the city's future land use map and is currently zone R2 uh one and two family residential district. Surrounding land use and sonic classifications are as follow to the norththeast and south low density residential zone R2 and to the west low density residential and high density residential high density residential zone R2. The applicant is before the city requesting a variance permit to allow the construction of a duplex on a substandard lot having a lot width of 50 feet where 75 ft are required to allowed a lot area of se 6,750 ft where 7,500 ft are required to allow interior east and west side setbacks of 5t and 1 in where 7.5 ft are required and to allow a lot coverage of 33.18 uh% where 30% % is the maximum lock coverage allowed. According to the submitted plans, the proposed project consists of a two-story duplex building. Each unit will be two stories and will have approximately living living area of 263 square ft of area and will be uh designed with four bedrooms and three bathrooms including a covered terrace at the rear of the building. The project will provide a minimum of four parking spaces meeting them meeting the minimum parking requirements. The plan proposed a total previous area of 3,38 square ft

45% which exceed the minimum required 30% of previous area thereby providing proper site drainage to address the variances being requested. It is important to note that the property was plotted in 1922 prior to the adoption of the current minimum lot width and lot area requirements for the R2 Sonic classification. As a result, the lot is considered substandard in size. The project also seeks approval of the reduced interior east and west side setback of 5 feet and 1 in where 7.5 ft are required. A staff find that this reduction acceptable due to the limited lot width and the fact that the proposed structure maintains adequate separation from the adjacent properties preserving preserving privacy. In addition, the applicant is requesting approval of a total law coverage of 33.18% where a maximum of 30% is permitted. A staff does not anticipate that the increased law coverage will negatively impact the surrounding properties. The proposed duplex includes a larger building footprint to accommodate additional bedroom which increases housing opportunities and enhances the overall functionality of the site while remaining compatible compatible with the neighborhood character and consistent with the existing R2 zoning classification. It is also important to note that the property continued to exceed the previous area requirement despite the expanded building footprint. The proposal was submitted to Miami Day County public school concurrency management system CMS to ensure that adequate school capacity is available to serve the student generated by the proposed residential development and it is determined that the proposed development impact and public school enrollment does meet the level of service LOS. The site is served by pump station PS054 which is an okay status. Final capacity and utility impacts will be further evaluated during the site plan and concurrency review process. Um based on the applicant request, staff recommends approval with the condition to enter into declaration of restriction to develop the site according to the plan sign and sealed by Leopoldo Balon architect dated November 7, 2025. The staff recommends approval with that condition.

Thank you, Frank. And I totally agree with her. Uh, as it was stated, this was a very old house in the middle of the street full of code violations. So, the first thing that we did, we demolish it and we're replacing it with a nice modern duplex uh which is more than compatible with the rest of the neighborhood. And the only reason that uh the lot coverage got a little over because we decided to move the building a little further to the back to the middle of the to the lot to have a better product and uh we have a little more concrete because of that. Any questions from anybody?

No. Any comments or questions of the word? Did you say the house was built in the middle of the street? No, in the middle of the block. Oh, okay. cuz I thought it's in the middle of the Well, middle of the street. The block. No, it was in the middle. It's in the middle of the block. Got So, it's the middle of the street in the neighborhood. You know, I like to every once in a while. Yes. No. And I understand. And yet again, I decided to come in person at like Zoom because I want to make sure I wish everybody a Yeah. Likewise. Nice season greetings and, you know, remind you that I'm still around no matter what they say. Good. Good. [laughter] All right. Comments or questions from the board? Anyone in the audience?

What's the pleasure of the board? Motion to approve with conditions. Second. Okay. So, we had [laughter] we had a motion by Mr. Ellesas and Mr. Yoa and a second by M. No, there was a I'm so sorry by Mr. Okay. So, a motion by Mr. Ellesas and Mr. Mason and a second by Mr. No, Mr. Morales. I'm so sorry. I'm looking at the wrong one. And Mr. Morales. There you go. You getting everybody confused, Mom. Oh, well, it happens, you know. All right, Mr. Perez. Yes. Mr. Mason, yes. Mr. Allesius, yes. Mr. Rioa, yes. Mr. Morales,

yes. Item has been approved with conditions. Thank you very much. Thank you.

Merry Christmas, Frank. Season and greetings to you all. Item number six, variance permit to learn an attached oversized carpet with an area of 424 square ft where 400 ft is the maximum square footage allowed to allow a distance separation of 0 feet between an existing aluminum terrace and the oversized carport and to allow an interior westside setback of 2 feet where 6 feet are required for an existing aluminum terrace to be legalized. Property is located at 660 East 38th Street. Helia owns her one one family district. Applicant Ronaldo Travo Orta and Jan Puentes Cordova Cordo.

Name and address please. Good evening. Ronald Trazo Orta on 660 38th Street 330. Thank you. The property in this application is located on the south side of East 38th Street between East 6th Avenue and 6th and 7th Avenue. The site is improved with a single family residence built in 1952. According to the city records, the property is designated low density residential on the city's future land use map and is currently zone R1, one family residential district. Surrounding land use and zoning classification are as follows. To the north, south, east, and west, low density residential and zone R1. The property was recently sold July 2024 according to Miami Day County Property Records. Therefore, the applicants who are the current owners receive a code violations are the BWOP 004 4613-2024. the work uh for work without a building permit for a carport. While the applicant submitted for building permits to legalize the carport, zoning plan reviewers denied the building permit since the carper exceeded the maximum site allowable per code and it is not providing the minimum setback separations from the side property line. The applicant is requesting a various permit to allow an existing oversight carport of 424 square ft where 400 square f feet is the maximum allow for a carport and a separation of zero ft between the existing oversight carpet and the existing aluminum terrace where a 10-ft separation is required and a side and a setback reduction of the interior west side of 2 feet where 6 feet is the minimum size setback from the side property line. The oversight dimension of the carpet and the separation reduction between the park the carpet and the terrace are not detrimental to the adjacent properties. Therefore, these variances are recommended for approval. However, the side terrace that is located on the west side of the property is imposing a structure too close to the neighboring property. If this aluminum terrace is modified to provide for a separation, including the columns and the roof overhand of not less than 2 feet and

that the all three sides are to remain open at all times, staff recommends approval. The two feet minimum separation is to maintain rainwater within the property and the openings are to secure that no other uses besides ancillary anciliary nature of an open terrace will occur within such proximity to the neighboring property. Based on the applicant's request, the staff recommends approval with the following conditions. driveway permit to be finalized BLDR-016348-2024 and a drainage separation of no less than 2 ft from property lines except on the driveways and a minimum of 2 ft setback is required of the west side aluminum terrace inclusive of the aluminum overhang roof and columns and any other vertical structural components and the terrace building permit to be obtained and be final. With those conditions, the staff recommends approval.

Thank you. Thank you. You just purchased that house, right? Yeah. Turn out nice. Thank you. No, it's really it's it's Yeah, I uh I saw it and it's from what it used to be to what it is now. It's a lot of effort. Yeah. Any comments or questions? Anyone? Okay. comments or questions from the board? Anyone in the audience? Does Does he agree to the Do you agree? Yeah. You agree? Well, he he already has a a permit for the driveway. Yeah. It's finalized. Yeah.

And and the other things basically is like if if your driveway your driveway and the fence if you will, the property line needs to have at least 2 ft of they do have gravel. They do have rock, grass that way. So whatever water, whatever rains falls on the driveway can go drain over to the either side. Yeah. Yeah. I have two feet through the chair. Yes. For our review, actually the most um important condition it's to the west side aluminum terrace. The west side aluminum terrace, the columns and the overhang. It has to be a minimum of two feet separation from the property line. You understood that, right? And they are like this. Okay.

They have to fit. Okay. We just needed to make sure of that that he's clear on that condition. Yeah. Okay. Thank you. All right. So, was the pleasure of the board? Motion to approve conditions. Jigs. I had a motion by Mr. Morales and Mr. Yo at the same times. I need a second. And then Mr. Mason. Second. Mr. Perez. Yes. Mr. Yes. Mr. Morales. Mr. Ellesia. Yes. Mr. Mason. Yes. Item has been approved with conditions. You can see.

You will need to come back uh January 13th, 2026 at 5:30 p.m. before the city council. What time, sir? 5:30 p.m. Thank you. You're very welcome. Thank you. Thank you.

Okay. Item number seven, special use permit to allow the operation of entertainment facility, indoor dry slide and action park with no alcohol, beer and wine to be sold or served and no amusement machines to be installed and operated within a property zoned M1 industrial district. Properties located at 3890 West 18th Avenue Pelia zoned M1 Industrial District. Applicant Preston Moore on behalf of SC WestLam Permanent Limited Partnership. Name and address, please. Preston Moore, uh 3890 West 18th Avenue. Hi, Ellia. Thank you.

The property in this application is located on the east side of the Palmetto Expressway between West 39th Street and West 35th Street and west of West 18th Avenue. The property is approximately 24.8 8 acres and is improved with an outdoor shopping center built in 1990. According to Miami Day County property appraisals records, the property is designated as industrial on the city's future land use map and currently Son M1 industrial district thereby consistent. The surrounding land use designation and zoning classifications are as follows. To the north, industrial zone M1. To the east, industrial and commercial zone C2 and M1. to the south industrial zone M M1 to the west um right ofway and the city's boundaries. This application applies only to the unit identified as 3890 West 18th Avenue which is one of the units within the shopping center. This unit is approximately 38,500 square ft of area and is located on the northeast corner of the shopping center area. The shopping center has been operating since 1990 and it has a parking area of 1,603 parking spaces based on existing zoning designation. Parking exceeds exceeds the requirements. However, the use of the property has been granted as a commercial outdoor shopping center and the parking calculations are legal non-conforming. Site inspection has revealed that the parking is sufficient for the current uses at the site. At the same property, there is a chain restaurant known for its kids entertainment component, Chuck-E-Cheese. This restaurant obtained a variance permit to expand a legal non-conforming use according to ordinance number 10-29 approved on May 13, 2010 to sell beer and wine at the location. The applicant is before the city requesting a special use permit SUP to allow a kids entertainment business at an M1 zoning

district. The applicant description of the business is an indoor dry slide and action park to provide for recreational experiences that promote physical activities, social engagement and community enrichment. Their site plan shows slides, sport courts, um soft play areas and others. There are no amusement machines of any sort and no alcohol is being served or sold at the premises. The applicant has provided an operational plan describing its anticipated hours of operation, staffing levels, security protocol, and anticipated peak customer. Uh see as attachment of this staff report. A staff is recommending that the applicant provide a declaration of restriction to include the use of the premises as the site plan provided and that there will be no amusement machines and no alcohol will be served and or sold at the premises. Staff recommends approval with conditions. Thank you. Is this at Chuck-E-Cheese or

No, across there. There used to be uh it was a cons plus uh appliances, TVs is what they used to sell there. Is that the guitar center? That's next to us. I believe at one point it was a floor and floor. Yeah, floor and they split the space and guitar center took part of it and uh we'd like to do business in the other cuz I When I saw the address and she mentioned Chuck-E-Cheese, you're gonna get the kids. No, you're getting you're getting the the part that is cons now. The guitar center is still there. I don't I haven't been Yes, Guitar Still Guitar Center is still there. We're we're taking the con space. So, right on the corner.

Okay. Across from the high school, I believe. Yeah. Okay. Do you have any more comments or questions? Do you agree with the conditions? And uh I I I I agree with it. Yeah. Anything from the board? Chuck-E-Cheese, man. Is it? [clears throat] This is this is a good idea actually. No, it's a cross run. This reminds me of you part of Chuck-E-Cheese or No, we we are Slick City. Oh, yeah. This reminds me of extraction. Good stuff. It's uh similar to the trampoline parks, but no trampolines. Big slides.

Dry slides. no water. Uh we have a kids play area, junior play area. Uh and uh no arcade because of uh I believe y'all have a code uh rule about arcades in the same shopping center. So we normally do a small arcade, but we removed that from our plans for this location. Um it's a lot of fun. Uh kids love it, adults. We we actually we did a recent market study across the country for our current open locations and we have uh about 40% adult participation at our locations and 60% uh children. So we do a lot of uh uh corporate event nights or alcohol-f free. Um this is going to be a corporate location. I'm a senior project manager for corporate. Um and most of those locations do not have beer or wine anyway. So, it's a great um familyfriendly, alcohol-free environment.

Cool. There you go. Diego and go sledding. It I'm looking at it. It kind of reminds me of Dave and Busters. Yeah. A basketball court, uh dog ball court, which are uh uh airfield. So, that's that's my favorite thing in there. Listen, my kids were brought up on Chuck-e-Cheese and Dave and Buster and all of all of them all this stuff. Okay. Comments or question of the board? All right. What's the pleasure? Motion to approve conditions. Second. Don't have to be so enthusiastic. Okay. [laughter] So, motion by Mr. Morales. Second by Mr. Mason. Mr. Yes. Mr. Morales.

Yes. Mr. Yes. Mr. Perez. Yes. Mr. Mason. Yes. Item has been approved with conditions. All righty. Do I need to return in January? Yes, you always do. You know that. You'll need to return in January uh on January 13th, 2026. Okay, great. Uh 5:30. 5:30. At 5:30. Okay. Awesome. Well, I appreciate y'all. Um y'all have a very merry Christmas. Happy holidays. Merry Christmas. Thank you. Thank you. business.

Item number eight, special use permit to allow the expansion of the neighborhood business district MBD overlay in relation to a proposed mixeduse development including 71 residential units. Varian's permit to allow 59 multifamily units, 83% with an area less than 700 ft² or 700 ft is the minimum required and only 25% of the residential units may have an area of 500 ft to allow a front setback of 5.66 66 ft where 10 ft build to line are required for the balconies fronting East 4th Avenue to allow street size setback of 1 ft where 10 ft built to line are required for the balconies facing East Second Street and East Third Street to allow 19.16% pvious area where 30% purious area is the minimum required and to allow partial waiver of minimum landscape requirements through landscape mitigation as per section 98-2235. Properties are located at 250 East 4th Avenue in folio number 04-3118--00006-1820 Heliac commercial residential district. Applicant William Riley is on behalf of JPCG Real Estate Holdings LLC.

Name and address. Uh good evening Mr. Chairman, members of the board. For the record, my name is Bill Riley with offices located at 16343 Southwest 256th Street. delighted to be here before you this evening on behalf of the applicant. Uh we have a PowerPoint presentation prepared for you. Um and I'd like to go through that unless uh the chairman Okay. Yeah. Let's let's let her read it into the record first. Yes, sir. I'm sorry. I apologize the head myself. [laughter]

The properties encompassing these applications are located at the west side of East 4th Avenue with the north boundary of East Third Street and the south boundary of East Second Street. To the to the east is Shama Village and Excess Gardens Apartment and to the west is Losport Portales Condominium. The properties are two existing platted lots of approximately 47,250 ft of area or 1.08 acres. The current land use designation is central business um and the zoning district is CR commercial residential district thereby consistent. The properties are also located within the Hyalia downtown urban um HD overlay. The properties to the north have a central business district land use designation and a CR soning district. To the south is the central business district land use designation and a CR son district. To the east is medium residential district and central business district uh land use designation with a CR and R3 suning district. In addition, Shoma al Shoma village also has an MBD overlay designation and to the west is the central business district land use designation and the R3D zoning district. The properties are currently improved with a one-story commercial building with parking lot towards the south of the commercial building. The commercial building as is currently stand was built in 1956 according to Miami Day County records. The properties have been operating as a funeral home since 1996 according to the city records and there are no current code building or fire open case fire um open cases. The applicants lobbyist stated in their submitted letter of intent that the properties are owned by Garcia Funeral Homes Inc. and 240 East 4th Avenue LLC which are under the same subsidi subsidiary and share the same principle as JPCG uh real estate holdings LLC which is the

applicant. The this application proposes to redevelop both lots with a mixeduse four-story building including an active ground level with a surface parking lot and 71 residential units. The project uses East Fourth Avenue as the main elevation with corner active spaces. The north corner is proposed as a leasing office and the south corner is proposed as a fitness center. The main pedestrian entrance is centered within a lobby and elevator and staircases, mailbox and packages room area. All curb cuts are being removed to improve pedestrian connectivity and safety along East 4th Avenue. Vehicular access is through East um second and third street. There is a service area in the south rear access with a service elevator, loading truck and all the back of the house spaces. The residential component of the building is divided into 18 studios, 41 onebedrooms and six onebedrooms with den and six twobedroom units. The residential unit sizes varies from 583 to 930 ft. Requesting for a variance to have more than 25% of the residential units with less than 700 square ft but providing for residential diversity within the building is favorable. All the residential units provide balconies at each level facing all the directions. In order to develop the property as described, the applicant is requesting a special use permit SUP to expand the neighborhood business district MBD which is under which under the requirements of the code. Um these properties are apt to receive such SUP. When expanding the MBD regulations, the project is to provide high and density incentive points to comply with the regulations. The following are the provided uh points. Provide parking facilities at the rear, one point. Mixeduse building, one point. Halia onetime contribution of $20,000, one point. Amenities fitness center, one point. The total amount of

points are sufficient to comply with the requested density increase. Based on the proposal, the parking required is 85 parking spaces for the 71 residential units. Therefore, sufficient parking to comply with the NBD parking requirements. The landscaping and open space is requesting a variance to provide 19.16% of the previous area where 30% area is required. However, as part of the site plan process, a team a three tree mitigation payment shall be part as per section as per code section 98-2235. The architectural design and placement of the project meet most of the MBD requirements. However, the project is proposing a front setback reduction of 5.66 ft where 10 ft are required. This setback reduction is toward East 4th Avenue and applicable to balconies only. In addition, a size setback reduction of one foot where 10 feet are required is requested along second and third street applicable to balconies only as well. The overall project is presented uh the project as presented uh brings the U-shaped volume towards East 4th Avenue allowing for the existing two-story building adjacent to have a deeper separation from the proposed project. Therefore, the setback reductions do not impose the building towards any existing neighboring properties. Therefore, a staff provides the following condition. Provide a declaration of restriction stipulating all conditions NBD time limitations for develop for development and a unity of title for the two parcels and provide a six-foot mincorary wall surrounding the west property line and provide a tree mitigation payment for the reduction of the trees on site at site planning and the project shall be developed according to the plans prepared by Pascal Perez Kila Jan start architects and planner and sealed by Eduardo Perez and dated November 19, 2025. staff recommends approval with conditions.

Thank you.

Thank you, Mr. Chairman. I was listening to your director's uh presentation and I was wondering what else I was going to say uh because she covered it very very well. Um so I think I'll play Vanna White and I'll show you some uh pictures and uh give you some more context associated with the project. Um the front uh first slide of the uh presentation shows you a rendering uh of the building and it is the four stories that your staff has mentioned. Um and it does transition really well within this neighborhood and I have existing condition pictures that I want to show you later on the presentation that'll explain exactly what I mean. If we could go on to the next slide. So this is existing conditions of the property. It is a funeral home. Uh the funeral home occupies a northern portion of the property. The southern portion of the property is occupied by a surface parking lot. Um it was built in about 1950s, although um it was hard to find the exact date of construction on this property. Our client purchased it back in 1994 and has been operating ever since. Um the whole entire property both the service parking lot and the funeral home comprise a little bit over an acre in size. Uh next slide please. The uh asbuilt survey uh just gives you some uh edification on uh the surrounding area that we have. Uh it's unusual at least at least I find it unusual that all three sides of the streets that we abut are 80 ft rideways. Uh usually you have much more narrow um uh feeder streets that lead into their main corridor. In this case, we have very uh wide right away. It's on all three of our sides. Now, currently uh the property is almost 100% paved. It was actually hard for me to find places to post the uh

public notice signs uh because everything was concrete. Uh we're going to change that uh if this board and the city commission allows us to uh through approval of the application. Uh next slide, please. Again, this shows you a little bit of context. It shows you the Shoma homes being built uh just to the south of the property. Um I have a larger finished photograph of that. Um, and it shows you to our west, um, the twostory, uh, townhouse style, uh, community, uh, single family residential community to our west. Um, it also just shows you the existing conditions of the property. Next slide, please. Now, when I mentioned that the surrounding neighborhood and what we did when we thought about this project was to make it a transition and we were working with your professional staff right across the street as a Shoma Towers uh that your staff mentioned that in the previous slide we can see it was under construction. It's been fully completed now as being occupied. It is an eightstory um uh multif family uh apartment building. Um, and we wanted to see a way to transition from the eight stories uh to the twotory uh development to our west. Uh, that's what we came up with with regard to the fourstory uh development project that we have before you this evening. Um, and it provides almost like that wedding cake type of design where you want to have uh in the central business district, you want to have more intensity at the core and it tapers off and this project allows for that tapering from the eight story to the four story to the twotory. Now on the north side of our north side of our property, we also have a shopping center. Uh and that shopping center has an Navaro um as its anchor tenant um and a bunch of other community service uh

facilities which will make it ideal for a multifamily uh building where people can walk across the street um and access grocery stores and other uh conveniences. Uh next slide please. Um, again, as staff mentioned, and some of this is redundant, uh, but it is proposed to be 71 units in total. Uh, we worked hard to make sure that, um, currently, uh, one of the driveway cuts uh, for the service parking lot is located on 4th Avenue. And I don't know if you've ever tried to enter into Fourth Avenue without a signalized intersection, but it's it's not easy. Um, so we are proposing to get rid of that uh curb cut and to make 4th Avenue active street front. What I mean by that is that you would have a enlarged uh sidewalk with habitable space, the leasing office and the gymnasium on the ground floor plus the lobby, but you wouldn't have any curve cuts uh on 4th Avenue. All traffic would be uh isolated to uh the side streets which allows additional queuing if you need it, allows signalized intersections. Um it's a it's a much uh more uh proper uh traffic circulation program. Um at least in our opinion. Uh next slide, please. The ground floor plan um is the entire parking um deck. Um, and we have uh a significant amount of parking on the property, but it's all screened from uh both Fourth Avenue where you have the habitable liner, so you know, you won't be able to see any cars from 4th Avenue. And from the side streets in the rear, we also have screening that includes landscaping, which I'll go over a little bit later in the presentation, as well as a security fence, um, which um, is a type of rod iron type of security uh,

fence. The garage is going to be naturally in uh ventilated uh which means that there won't be any noise associated with mechanical ventilation uh to our residential neighbors to our west. Um whenever the fans kick on in those uh controlled uh garages, we won't need to have that to make sure that there's ventilation within the garage. Uh next slide, please. This shows you the second floor plan. Um and it basically uh gives you a graphical image of what your staff mentioned in her presentation. Uh we have double light uh double loaded corridors which means we have apartments on both sides of the internal hallway. Uh we had it in sort of a horseshoe a half horseshoe shape I I guess is the best way to put it. Uh to make sure that the density component is restricted up to 4th Avenue as much as possible. Next slide please. Uh this was the third and fourth floor plans and the purpose of this was to show you really the unit layouts and talk about the mixture of units. Uh staff already did cover this and and she explained that we have 18 studios, 41 onebedrooms, uh six onebedroom with a den and six twobedrooms. And the purpose of that is to make it an affordable project. uh the more onebedrooms we can have there uh the more tenants can have an affordable uh rent rate um associated with the project. Next uh plan please. This shows you the the the the square footages uh because we have a request to vary some of the square footages and it go again it goes to our affordability uh discussion. So the studios range anywhere from 583 ft² up to almost 600 square f feet. One bedrooms are about 576 ft to almost 900 square ft. The

onebedroom and den as well as the twobedrooms are both over 900 square ft. So there's opportunity for young families uh to also have accommodations within this building. Next slide please. This is the roof plan. The only reason I added this in is to show you that all of our mechanical equipment is maintained to the roof. Again, it gives you asurances that whatever type of noise is generated from air conditioning and stuff like that is isolated above the fourth floor. Uh which will make it um really unnoticeable or silent uh to our neighbors. Next slide, please. So, the landscaping plan that we provided, um, I mentioned before that the property really is 100% paved right now and we're proposing to have a lawn area of over or about 1,300 square ft. Now, that's an addition to the landscaped area. The landscaped area is going to be an additional 5,100 square ft. We have a proposal to have 30 lot trees, eight eight palm trees, uh 19 street trees, and uh 307 shrubs. So, the reason I wanted to point this out is to say that we are very much committing ourselves to making sure this is a uh very aesthetically pleasing uh project. And apart from just the uh architectural features associated with the elevations, we want to make sure that it's softened by uh having landscaping. So when you're walking up and down the street or you're driving along the street, uh that landscaping will provide that softening effect. Um I only have three more slides left. Next slide, please. This is the front elevation. And what we did here was we tried to break up the massing uh for that front elevation. And we did that in

a number of ways in addition to the landscape that I mentioned before. One is we really activated that ground floor level uh with three different components. Uh we provided visual um and visual separation when you look at it through architectural um projections. Uh those projections include not only a balconies but uh what I call stucco type of projections which sort of frame uh different elements of the buildings, different um uh components. So it makes it almost look like it's not one building uh when you're passing by. It looks like there's segments to a building. Next slide please. This is the side elevations which uh again wanted to point this out as where where our access is limited to. You can see the driveway cuts um on these two uh elevations. Uh you can show how it is naturally ventilated. Um you can also see the massing separations included within the entire property. It's not isolated to just 4th Avenue. Last slide please. And this just uh is a reiteration of the request that we made uh to your professional staff and and to this board. And one of the things that I neglected to mention that staff uh did mention was that we have setback variances. And those setback variances aren't associated with the building itself. They're to allow us to incorporate balconies on all three sides of the building. Um, so it gives people it gives people additional living square footage and the square footage that I mentioned before is all AC. It's all under AC. Uh, so in in many cases, you'll have an additional 77 70 uh square feet or more associated with outdoor uh outdoor space with the balconies. Um, and with that, Mr.

Chairman, I will conclude and be happy to answer any questions you may have. It's too bad you couldn't get that one lot to the back, huh? Yes, sir. Okay. Comments or questions? Question to the chair? Yes, sir. Uh, there's only balconies on one side of the building. No, in all in all sides. On all sides. Okay. I thought I heard something about balconies only on one side. Yeah, misunderstood. Okay. It's um it's kind of reminiscent of that building on 25th Street and 10th where you have the little car dealer there that they they were never able to negotiate with him. Yeah.

So they had Huh. Yeah. So they had to do like what you doing build around that one that one corner. Yeah. It's um it's an unfortunate situation but happens more often than you would any you would imagine. Okay. Any more comments or questions? All right. Was a pleasure of the board. Motion to approve. Second with conditions. Okay. We had a motion by Mr. Allesia. Second by Mr. Mason. Mr. Morales, yes. Mr. Perez, yes. Mr. Rioa, yes. Mr. Mason, yes. Mr. Yes. Item has been approved with conditions. Thank you all very much. And uh I hope you all have a very merry Christmas.

Thank you. Happy Merry Christmas. Miscellaneous items not requiring advertising. Item number nine, old business. Okay. No old business. Item number 10, new business. New business. Um about the grass and the pavers that we spoke about. The what? About the grass and the paper. Yes, the artificial artificial grass. Yeah, we could look into something like that. It'd be cool. I'm sure there's some kind of artificial grass that provides drainage.

They have to be. So that that would require a code change and this board cannot direct any any recommendation for a code change. Uh only it it would be placed on the uh an ordinance would be placed on an agenda. It's the mayor's agenda. So any any change would have to come from the mayor or from the city council to direct the law department to come back with an ordinance. But those are the only two possibilities. So, your only option would be um for Claudia to talk to the mayor um to see if she would be willing well, it wouldn't even be her agenda. So, it would be to for Claudia to talk to the new mayor to see if he would be willing to put that on the agenda, but that's the only option.

And in the meantime, what staff can do if you have questions is at this moment, for example, currently uh we don't have a landscaping permit per se process. Okay? So we review um the previous area through you know other other means. Okay. But we don't have any specific you know landscaping. Um so to your point if you want to change an area from you know uh grass you know natural grass to artificial we'll have to look all those impediments that they're not currently in place on how to do it typically you know and and that it will so what we can do is like what is the current conditions of our code our procedures and what you know other municipalities municipalities they do um to treat those you know um those requests.

Okay. So we can discuss, we can analyze this and everything, but as you know, Mr. Attorney mentioned, it will be, you know, it will be brought up to the new administration. Sounds good. Thank you. Okay. Well, I just as far as the pavers was concerned, you know, I just figure I throw it in there because I have seen it on other um in other locations um installed out there on the see like this one right here,

right? And in our analysis we we will include um all type of you know materials you know that it will change the natural state of you know the the earth. So it's not just going to be artificial. It's going to be pavers. It's going to be any other materials that they could potentially be used to to move um to change it. Yeah. Yeah. This you see that one right? That's the one that I was that I'm used to seeing everywhere. As you can see they're they're very porous. They have, you know, typically you would fill that those holes there with uh with sand and that still be purvious

and and that is exactly that those layers of materials is basically what it reduced the percolation rates of of it. So all of that it will have to be included. Well again it's Yep. So you learn something new every day. Yep. So okay. Okay. Well, um, Christmas. Any new business? Uh, I'd like to, uh, congratulate you on your reappoint. Thank you, sir. I would like to congratulate you, too. Congratulations to both of you. [laughter] Yes. Well, thank you. It took it took three times, but we finally we finally made it, huh? Three times, you know, three times a charm. Yep. Um, merry Christmas. Merry Christmas.

Happy New Year. Uh, you back there. I know you're trying to do your thing, but hey, man, you know, we love you. Have a good one. All right, it is a journ.