Planning & Zoning - Regular Meeting

Let me call the meeting to order. This is the Planning and Zoning Board meeting of February 26, 2026, 6.30 p.m. Call the order. Sounds familiar.

Mr. Brady? Mr. Bolton?

Here.

Ms. Saddle? Here.

Mr. Spirk?

Here.

We have a quorum.

Thank you. Mr. O'Hare is not going to be here tonight. Order of business, any additions, deletions, deferrals to the agenda? Hearing none, we'll proceed accordingly. Minutes. Approval of minutes from the December 18th, 2025 meeting. Got to move. Do I got a second? Any comments on the minutes?

No, I'll second it.

All in favor? Aye.

Aye. Mr. Chair, you have public comments. So if you'd like, you can come back to it after the minutes. Okay.

Thank you. I guess I'm going fast here tonight. All right. Item 5B, approval of the minutes from January 22, 2026. Any comments? I was not here.

Does it say I chaired it?

All right, so we have a correction noted by Mr. Brady. Mr. Brady chaired it.

I'm listed as not present.

Okay, very good. Any other comments?

Move to adopt the minutes as corrected.

Do I have a second?

I'll second.

All in favor? Aye. MINUTES OF JANUARY 22, 2026 ARE APPROVED. I'D LIKE TO OPEN THE MEETING TO PUBLIC COMMENTS. ANY GENERAL PUBLIC COMMENTS FROM THE PUBLIC? NOT ITEM-SPECIFIC, BUT GENERAL PUBLIC COMMENTS TO OUR PLANNING AND ZONING BOARD.

EDMUND ALL, 37 NORTHEAST 100th STREET. AS MOST OF YOU KNOW, We've had a lot of activity going on in Miami Shores with our slash investors, builders. It seems to be the trend that they're buying up these properties. We do have a land baron here, by the way, that owns quite a few properties. And they like to tear the houses down. and build these huge square footage houses on your average 75-foot lot. And if you're lucky to live over on the east side, east side, where the lots are bigger, of course you can build a lot bigger houses over there. Most of it's being done right here. I happen to live right down the block here. I'm looking to see, oh, Daniel, Daniel here? No, Daniel's not here. When Daniel bought a house on 100th Street and First Avenue, he told me, all I'm gonna do with this beautiful house, and it was the nicest house on the block, all I'm gonna do is take the roof off of the garage and build two stories. Well, in case any of you have gone by there and looked, the only thing that's standing is the garage. The rest of the house disappeared. That's one. 99th Street, on the corner, let's see, northwest corner, they're doing something there. They got half the house torn down. 99th and North Miami Avenue, they built a two-story house. Southeast corner, they... put a gigantic addition, tore all the roof off their building. That's under construction. Also, at the end of almost Second Avenue, the empty lot is now being built. And based on the size of that footer, I'm assuming it's going to be a two-story house. My complaint is this. This Miami Shores is becoming a construction site, all right? We know, I'm not picking on anybody in particular, that there's, I call it, I don't know what you guys call it, but it's like lot farming. I think my suggestion to you all is we should have a moratorium for five years on tear-downs so that we can get under control here. Now, I know there's a lot of people here that love that. Miami Shores Village loves that. They're getting all that extra money for tax revenue. All your realtors here, you know, you've got a $3 million house. You know how much the commission is on that. I don't have to remind you. You know, you're all graduated from high school, I'm sure, so you know basic math. But this has to stop. I've been here 42 years now, and I've never seen it. And for all you people out here, the houses that were built in the 30s and 40s and 50s are a lot better built than the ones today. That's it for me. Thank you. Any other public comments?

Seeing none, I guess we're going to stand.

Please be advised that the following items on the board's agenda are quasi-judicial in nature. If you wish to comment upon these items, please indicate the item number you would like to address when the announcement regarding the quasi-judicial item is made. An opportunity for persons to speak on each item will be made available after the applicant and staff have made their presentation on each item. All testimony, including public testimony and evidence, will be made under oath or affirmation. In accordance with Section 2-100 of the Village Code, any lobbyist must register before addressing the Board on any of the following items. Board members must also disclose any ex parte communication concerning any items on the agenda pursuant to Section 2-86 of the Village Code. So at this time, I'll just give the board members a time to disclose any ex parte communication if there's been any. Thank you. And now the board clerk will swear in anyone who wishes to testify on the quasi-judicial items this evening.

Do you all solemnly swear to tell the truth, the whole truth, and nothing but the truth?

Thank you.

Do I have a second?

Yeah, I'll second it.

All in favor? Aye. All right. We'll hear RSP 2547, 331 Northeast 101st Street, Agents Ariel Viella.

I have a question real quick. It says 331. Isn't it 335?

That is correct.

Lending Director? Thank you, sir. Property address 335 Northeast 101 Street. The lot is approximately 10,350 square feet in size. It contains a single-story, single-family dwelling originally built in 1951. The existing structure has a living area of approximately 2,260 square feet, configured with three bedrooms and three bathrooms. The applicant seeks to demolish the single-family structure while proposing the construction of a new two-story single-family dwelling comprised of 4,454 square feet in size. The proposed site plan indicates a total of six bedrooms, five and a half bathrooms, a one-car garage, and a swimming pool with outdoor terrace area. At its December 18, 2025, Planning and Zoning Board meeting, the applicant's request was subsequently tabled pursuant to board commentary regarding proposed air conditioning equipment location, neighbor privacy concerns regarding second story bedroom window, and massing adjustments to the primary front yard facing elevation. The applicant is here seeking to be untabled and has incorporated those technical sheet revisions addressing those previous board comments. As such, staff finds that the zoning criteria generally complies with the proposed site plan recommending approval along with the stipulated conditions. The applicant is also here to walk you through.

Thank you. Any questions from the board to the planning director? None? Would the applicant like to present and tell us about your project?

Sure. My name is Ariel Vilela. in representation of the owners. I would like to comment on the changes that we made to address the suggestion from the board and the neighbors from last presentation. The first one was one of the neighbors has concern regarding the location of the AC units equipment. which were placed on the first floor, on the north, I think, in the north. The west side. The west side. So basically, we took them to the ground, and we put them on the other side of the property, which has much more side yard. So they were up before they were on the first floor and now are on the ground Yeah, and on the opposite side of their property Show me what Sheet I can see I'm looking at the site plan I guess a yeah, I want to see it on this site plan and It's better shown on the ground floor, which is the page A2.01. Okay.

That's the pool equipment and the AC condensers.

Exactly. On the east side yard, the last page shows some landscape buffering helping to, you know, to stop propagate the noise. And it's also located between fences, so are not visible from the right of way.

All right, so that was one of the issues that was discussed?

MR. That was one of the issues. The second one is – was a window also on the second floor facing the east neighbor. We basically – The west neighbor. MR. The west neighbor, sorry. We changed the interior layout of the second floor in order to manage that window. Now it's a bathroom window and it has a very high ceiling.

Can we see, I guess I'm looking at the renderings, A0.03?

A 0.03 on the top left, you can see that the windows are high on the wall.

So what was the change to that?

Before we have a bedroom there, and because of egress, we had to have like a window that's with a lower seal. Now those high windows are basically OK. In a position that will stop from the residents to look over the neighbor property.

Was there any other items that you've changed?

And the third one was we incorporated, like, if you can go to the first page of the presentation where the color renderings are, you will see if you compare that with the previous version of it, we added a landscape. We managed the volumes in a way that It now looks less massive, let's say.

Did you step back that second floor? How far back did you step it and put that balcony, I guess, with landscaping on it?

The second floor is a step back six feet.

So you stepped it back six feet? Six feet. Okay. That's good articulation.

Yeah. Yeah. So we are happy with the outcome. The owners are also happy with the outcome. And hopefully, you know, we please all the members.

In a second. Any questions from the board to the applicant? Brandon?

I was absent during the time. So I'm going to reserve commentary because I was absent. I'm not going to add anything new. OK.

I have a question so if we go back to that a zero zero three with the 3d yeah there so in the upper right for exterior number two that's not an AC up there a little square

No, that's the enclosure from a balcony that is on the front. Comes around?

Yeah.

A little bit.

And the planters, I see them in the rendering, but I didn't see them on the plans.

They should be on the floor plans. The second floor plan?

Got it.

Yeah. It's all around.

any other comments I have a question for you what is the height of this building

I mean, the measurement from the building is... To the top of the roof, the peak of the roof. Okay. The way the ordinance has asked us to measure the height is from the grade to the mean of the slop roof. So basically, we have 29 feet. I see that, 29, three inches. I would add probably like another three feet to the... To the very top.

To the very top. So we're looking at like 33 feet height.

If you go all the way...

I understand. I just, you don't have that dimensioned anywhere in your plan set that I could find, you know. How come you have it so high?

It's... I don't think it's high. It's actually, I'm trying to remember the maximum height of the building, which is 30 feet.

I see to you the mean of the roof is 30 feet, correct?

That's the way the ordinances are. I understand that.

I understand that. I was just wondering what the actual tip top was.

concerned it's gonna be a little bit imposing you know at 33 feet is it yeah I have another question did you say that the air conditioning units were screened or it's screened from Actually, we're screened because there's a fence going to the property line.

We put, like, this fence that blocks the view from the right-of-way. Okay. And the landscape plans, we are planning to put, like, a lot of landscape also on that side to help mitigate the noise from the equipment. I think it's the last page of the set. Not the last page, the third from the last.

Any other comments from the Board to the applicant? I'd like to open this to public comment. Any public comment on this application? Please come and state your name and address.

How you doing? Charlie Hernandez. Very quickly, I just want to make sure.

Your address? I'm sorry? Your address?

Fiscal address? Your home address. 3035 Southwest 20th Street, Miami, Florida, 33145. I just want to make sure that everybody here understands that this is not an investment property or spec. You're the owner? She's the owner. You're the owner? Okay. Just addressing what the gentleman said before. It's a family home for them to use.

And that's fine. I appreciate that. But just FYI, I've had people come up here in front of me and tell me that exact same thing. And before the house is even finished, I see a for sale sign in front of it. So there's a little bit of credibility issue with that.

That's kind of what she's here for. I just wanted to point that out.

Are any of the neighbors here that we referred to earlier, would you like to make a comment and tell us how you feel about his way of addressing it?

Could you stand at the podium?

Please.

I'm David Lin, 319 Northeast 101st Street. I live on the west side of this property. I'm the one who raised the concerns about the audible situation as well as privacy because it looked right onto my pool deck. By them going ahead and raising the windows up to the top helps both of us. We're not looking into their house. They're not looking into our yard. So that worked. From an energy efficiency perspective as an engineer, also the sun on the west, they'll have a cooler house. So that worked. We're pleased that they listened. They're very cooperative. And they're a lovely family that we want to keep as neighbors.

So you better not be putting a for sale sign up there.

They have lots of kids. Probably they'll make more. But good family.

Thank you. Very glad to hear those comments. Yes. No, we're very happy living in the shores. Our process sometimes works. Yes, it does.

It certainly does. We're very pleased. Thank you.

Any other comments? Any discussion? Can I get a motion?

Move to approve the... Do I have a second?

I'll second. All in favor? Aye. Aye. Motion passes. Application passes. Thank you. Thank you so much. And thank you for addressing our comments.

Through the chair, before we move on, we had some folks that came in late, you know, after the swearing in. Okay. So would it be possible for the clerk to just take a moment to swear in those individuals?

Do we want to ask them if they're going to talk? Yes. If they're going to testify?

Yes. And then if they are, then let's just get it out of the way. Thank you. Thank you.

Have a good night. Thank you.

Have a good night.

So anybody that came in after we started the meeting, we have a swearing in process. If any of those folks are going to be speaking as an applicant or to the application, they need to get sworn in. If you're not, then that's fine. You're welcome to observe. You're here to observe? To speak, okay, then go ahead and proceed then.

Do you solemnly swear to tell the truth, the whole truth?

Thank you.

Item 7B, RSP 2560 was tabled, 1119 Northeast 99th Street. Do I have a motion to untable?

I'll move to untable.

Do I have a second?

I'll second. All in favor?

Aye. 7B is untabled. Planning Director?

Thank you, sir. This is 1119 Northeast 99th Street. The lot is approximately 8,925 square feet in size. It contains a single-story, single-family dwelling originally built in 1947. The applicant is seeking to demolish the existing structure while proposing the development of a new one-story, single-family dwelling comprised of 3,542 square feet in size. The proposed site plan indicates a total of five bedrooms, four bathrooms, two-car garage, swimming pool with outdoor pergola area. At its October 23, 2025 Planning and Zoning Board meeting, the applicant's request was subsequently tabled pursuant to Board commentary regarding roof design, overall impervious calculations at the pergola area within the rear yard, and enhanced drainage within the front yard areas. The applicant is seeking to be untabled and has incorporated those technical sheet revisions indicating that they've addressed the previous board comments. As such, staff has confirmed that the site plan generally complies with all of the 22 zoning criteria found in the code, and we're recommending approval along with the stipulated conditions. Thank you.

Thank you. Any questions for the planning director from the board? Would the applicant like to present the project?

Yeah, absolutely. Good evening, Mr. Nunez and board members. Yeah, I wasn't able to be here due to some health issues on October. However, as Eddie mentioned, the main three areas where you guys, you know, decided that we needed to do some revisions for the roof, some site calculations with permeable areas, and third, some sign and sealed civil engineering for actual site drainage. So I am presenting a sheet CS1. That's a civil sheet signed by an engineer. though I think that should cover, with the swells and everything that's required, and the systems, drains, etc. Second, it was the calculations for the pergola area. That was all revised and checked on sheet AS102. You guys can take a look in that area. as well. On the third area that we needed to work on was the roof. So what we did is we did two slopes on the roof. So the last eight feet of all of the perimeter. This is very commonly used in tropical areas. south of Asia it's very used and pretty much is the last eight feet or you know any other proportions but in this case the last eight feet are going in two and a half and twelve slope while the rest of the roof goes to four feet in twelve in slope and the first the first submittal was four and twelve the four and twelve the whole thing the whole thing um and and so especially the perspective obviously these are renderings it's not perfect but you know once you're on the street or in the sidewalk or even on the other side of the sidewalk so this elevation right here is 11 feet 4 inches okay that's from the finish floor really from actual grade is about i'm sorry i'm touching the screen but about from here to here is about 13 8 So it's actually a nice perspective. It's not huge, it's not two stories, but it's nice enough that it has a human approach perspective, but at the same time it's high enough that you don't see it just standing there. You see it in perspective and it's going to come like this, so you're not really going to be looking at a huge, massive roof. In addition, this portion that you see flat area which will have you know planters above that area is eight feet in front so this is eight feet or may I go here eight feet from this so cancellators it's even Yes, cantilever. So it's even way further.

Is that just a decorative item?

This is three feet. From here to here is three feet.

And that's a solid cantilever concrete.

But from here, just because that's really what you're going to be looking at, from here to this is eight and a half feet. But from this volume to this volume is five and a half feet. Yes.

So it has quite nice movement.

In addition, you know, this area here, plus the planters and everything. So I really think that, you know, this variation.

Was that there before, that five-foot cantilevered overhang? Yes, it was.

It was, but I don't think it was properly explained. And I wasn't here, and, you know, I designed it, so I, you know.

And that's just an architectural feature or to give you the runoff? Not really.

That's covering the portion of the garage.

Yeah, if you can look at it on, let's say on... And it's guttered, I assume, I guess?

Yeah, it will be guttered. We really put gutters on everything because it just, you know. Yeah, yeah. If not, it makes a mess everywhere. Yeah. You can see it on AS-102. You can see the play there with it. And we're really trying to keep these homes single stories. So we're trying to do our best. But also, we need to make a profit. So it's not that we can do like a 2,000 square foot house, because at the end of the day, the math doesn't work. So, we're trying to make it single story, we're trying to respect the neighbors, we're trying to work with that, but at the same time, you know, be a profitable company.

Question. When you made the roof adjustments, how much did the roof lower?

It lowers about, it doesn't lower much. Half a foot maybe? Roughly a foot.

Roughly a foot.

A foot.

Any questions from the board to the applicant?

I think that I mean I was mostly happy with the design before. The only issues that I had was the size of the house on the small lot. So those comments about pervious and impervious came from me mostly. I think what you've done to the house in terms of changing the slopes of the roof is a net improvement. I'm happy with the design. I do have a concern though. The concern is that I think we're still over on impervious. generally this feels like a little bit too much house on a very very small lot one of our smallest lots that we have in in the village at the only eight thousand nine hundred and twenty five square feet and you are putting by my calculations four thousand nine hundred and thirty four square feet onto this property put you just over your maximum impervious So I'd have a hard time approving it as it's been presented only because of that. This is something the community was very, very, very adamant about when we put the zoning code measures in place. And I also understand I'm in the business, same as you. I understand needing to turn a profit. I also understand time is money. But because of that, I'm having a hard time. I can point out where I think you went wrong, if that helps. Sure. On AS 102, if we want to go there, we're seeing it there. Yeah. I don't know if it's possible for you to zoom in a little bit on the bottom left diagram. That's drawing number four, landscape areas, it's titled.

This one. This clicker doesn't let us do that.

Okay. Okay. I'll narrate what I'm seeing there. There's a portion of the pool coping that's counted as pervious. There's a portion of the stair that exits out to the summer kitchen that's counted as pervious.

Pervious pavers are counted as pervious, but our code doesn't... No, they're not counted as pervious. But I'm not counting them as pervious. They might be...

Remember... And that's my calculations.

I didn't make the calculations. on cat and did it, and I can guarantee that it's to the dot. Because here it is. I would have to.

Here are your calculations and calibrations to make sure that this is scaled properly, 20 feet and 75 feet respectively. They both scale out properly. And these are all of the area calculations that are combined here using Bluebeam. I'm sure you know that software. You're coming up at 55.3. It's only a hair over, but it is still over.

You're saying the 0.3? 0.3 is what you're over, yeah. Could it be – let me ask you. May I ask? Yeah. 0.3 is a tiny amount, and I'm not saying – because I can guarantee I did it in CAD, which is more exact because it's drawn in CAD.

But let me continue with this because I think we've actually –

There's a walkway that's missing from the opening that you have here in your light walls that you're showing in your renderings and you're showing still in your landscape plans that isn't shown here on this drawing in order to, I think, get you underneath of that calculation. There's no way for you to get to your front door as a pedestrian without walking over grass.

But you don't have to.

No, you can walk up a 7% slope driveway.

Actually, I was going to remove it. It just stayed on the drawing. But that's a new light wall. I can always cover it up.

Yeah, I think we've got to do something. I don't know how the rest of my colleagues feel, but I'd have a hard time allowing this to go through, knowing how adamant the community was about this.

So let me understand something here. The drawing here says minimum allowed 45%. of landscape pervious calculation, right? And then the proposed says 45.2%. Minimum allowed.

Minimum allowed. Minimum. No maximum. Minimum allowed. Minimum allowed is 45%.

Just a little. A proposed. All right. So you're pretty much right at it. Yeah, I'm right at it.

I'm right at it. And then the impervious up here. All right.

I mean, listen, if... And again, I hope we keep on meeting because if these projects work, I really hope we keep on meeting. And I think the homes we're building compared to – Oh, I like what you're doing.

Compared to – I mean, I'm really trying to make it work. Technically speaking, we've got to make sure we're compliant.

Yeah, but I can't continue waiting three or four months to – you know how it works, right? If you guys just to not be so upset.

Just making sure that, not to interrupt you, that the testimony is on the mic so the clerk can catch it.

Oh, okay. Sorry about that.

Yeah, absolutely. My apologies.

You're only slightly over. Exactly.

What I can do is I can, if you're okay with this, you see how the light wall on, just so I can stay here, right? I'm here? Yes.

See that light wall? Yeah. Pull it underneath of the drive. If I move it.

flush with it, with the garage, so it goes in and it narrows it, that should take off roughly 25 square feet. Close. Close, right?

On one side you have 16.3, and on the other side you have 17.5.

And I'll do it on both.

Yeah, if you do it on both, that'll get you under the 1.3.

I would really love that.

And I hate to be such a stickler on this, but we just need to make sure that what we're approving here is compliant. I understand.

Especially when you're coming right up to line.

On your next project, you're not quite that close to the line.

No, no, no.

But on this one, you're right there. But this is the one I really need to.

Yeah, yeah. I mean, don't get me wrong. The other one, too.

How wide is your driveway?

Right now, sir, is I think 20 feet.

So you're going to lose two feet of driveway? You wouldn't be reducing the driveway?

I wouldn't reduce the approach. I would only reduce.

There's two walls.

See the two light walls? Yeah. So the thing is, in this city in particular, which I believe, you know, that's something we can look into, Eddie, when he tells me next time that there's going to be some type of shop to talk about things. But Oolite should be, you know, so when I designed it, Oolite's encouraged.

It looks nice.

No, no, and not only that, but it's a porous material. It's 100% porous. So in every single city, it's not counted against. Yeah.

In our next revision, we're hoping to introduce a 50% ratio. When I did it at first, it was like that.

So what I can do is I can just remove those oolite walls, and then I'll just do a structure change in my driveway, and pretty much I remove them, which are 12 inches thick, and then, you know, it should work right away.

I would just try to make it prettier. Just moving those two walls in for me does it.

Okay. Any other questions from the board to the applicant? I'd like to open this for public comment. Public comment on this item? No public comment. Anybody want to make a motion? Let Brandon make the motion. I'll do it.

So I'll move to approve the application as filed with the staff conditions. And in addition to those conditions, the adjustment of the two Oolite walls flanking either side of the driveway such that the total cumulative impervious does not exceed 55%.

We got a motion. Do I have a second?

I'll second.

All in favor? Aye. Application passes. Thank you.

Thank you very much.

Item 8A, RSP 2570-925 Northeast 91st Terrace. Planning Director? Yes, sir.

925 Northeast 91 Terrace, RSP 25-70. The lot is approximately 12,221 square feet in size. It contains a one-story single-family home originally built in 1940. The existing structure is a living area of 2,829 square feet. It's configured with three bedrooms, two bathrooms, and a one-car garage. The applicant is seeking an approximately 406-square-foot garage conversion to the existing single-family residence and thus accommodating a new playroom, closet space, and bathroom area. The site modifications also include the renovation of the existing rear terrace, The total habitable area indicates 2,829 square feet with four bedrooms, three bathrooms, and a new enclosed rear terrace area provided. Staff has confirmed that the R16.5 zoning district is compatible with the single-family future land use. And therefore, the site plan generally is found to be in satisfaction of the 22 zoning criteria as found within the zoning code. And therefore, we're recommending approval along with all of the stipulated conditions as found in your report. Thank you.

Thank you. Questions for the Planning Director? No questions? Would the applicant like to explain the project?

Good evening. My name is Lenka Tichy. I'm the owner of property 925 NE 91st. I live in 6228 Bin Glass Circle in Boynton Beach. I have lived in Miami over 30 years and I also live in Miami Shores. I have a personal connection to this community and truly appreciate the character and beauty of the neighborhood. The request is not an expansion of the home. The garage convention is intended only to improve the existing interior layout and functionality of this house. The property has been in neglect for many years and my goal is to restore and significantly improve its condition and appearance also for neighborhood. We have already completed several major upgrades such as new roof, new driveway, new septic tank and new windows. Next we are planning additional exterior improvements. This includes planting new grass, adding some nice greenery so from outside it looks more appealing. We are not relocating or removing any existing tree. I like the greenery as it is because I appreciate the community. And we would like to overall improve appearance in full compliances with the Miami Shores Village codes and with respect for the neighborhood aesthetic character. My priority is to transform this property into well-maintained, attractive home that contributes positively to the neighborhood and reflects the quality and character of Miami Shores. And I truly value this community and I'm committed to investing in this property responsibly. Thank you for your time and consideration.

Thank you. Questions from the board to the applicant?

When I'm looking at these, it looks like the program on the right looks like that wall is squared off.

That's just been created. It is not the exact design. It's just for you guys to see how it will possibly look. So it is not exactly professionally done. I just want to represent the change so you can see the upgrade for the neighborhood.

So that's where the third window is?

It's not exactly correct. It's not exactly correct. It's just image to represent the possible look.

So the elevations are correct, but the rendering is not. If I can help.

I'm sorry. I did, yes, I did the plans. And yes, the elevations are correct. The other ones are renderers and just pictures that we took around the way that you wanted to see it in the future. Okay. But elevations are correct, absolutely.

Okay. Any other questions for the applicant?

Just out of curiosity, what drove your decision to not raise the finished floor of that room? Are you challenged structurally? Is there a structural reason why you wouldn't raise that?

It's just the roof is not high enough. So if you do it, then you don't want to have enough, the eight feet that you're supposed to be with the code.

So I've been told that this isn't really under our purview, but there's a section that is regulated by our building department, and you might be well served to go talk to our building official. Okay. The concern that I have is that Section 6-9 deals with new construction. It says that you need to be eight inches above the crown of a road. Many municipalities, and I'm not sure where we fall on this, but many municipalities I've done work in will treat any new habitable space, and I know you're calling this a playroom and you get around that habitable, but you're also adding a bathroom and a closet. It screams additional bedrooms. The problem you might have when you go in for permitting either here in our village or when you go, there could be some potential septic system issues too because your invert elevations of your plumbing is going to be very, very low with respect to where your septic is located. You might be technically challenged here. It's not really purview for us to decide on. It was just out of curiosity. I thought you might have a structural issue there.

Yeah.

No other questions?

Thank you.

Thank you. I'd like to open this for public comment. Any public comment on this application? Seeing none, discussion? Do I have a motion?

I'LL MAKE A MOTION TO APPROVE BASED ON THE BUILDING DIRECTOR'S COMMENTS.

THANK YOU. DO I HAVE A SECOND?

I'LL SECOND.

ALL IN FAVOR?

Typically with these kind of things we consider it an existing legal non-conforming characteristic I

So the most that we were able to enforce was our code requires that five foot Step back from the edge of driveway whenever you're converting garage So we were able to get that but as far as the rest of the driveway, it's it was permitted that way Thank you.

Yes, sir All right, so the application passes.

Thank you. Thank you Item 8b

RSP 2595, 441 Northeast 101st Street, Agent Leslie Castellanos.

Thank you, sir. RSP 25-95, property address 441 Northeast 101 Street. The lot is approximately 10,250 square feet in size. It contains a one-story single-family home originally built in 1953. The existing structure has a living area of 2,573 square feet. It's configured with three bedrooms, two bathrooms, and a two-car garage. The applicant is seeking an approximately 532-square-foot two-story addition to the existing single-family residence. and seeking to accommodate a new master bedroom suite, sunken family room, and gym areas. The new total habitable area indicates 3,105 square feet with four bedrooms, three and a half bathrooms, rear outdoor terrace, and a two-car garage. Staff has confirmed that the R21 zoning district is compatible with the single-family future land use. therefore the site plan is generally found compliant with the 22 zoning criteria as found within the village code and therefore recommending approval along with all of these stipulated conditions as found in your report thank you thank you questions for planning director

None. Wesley, would you like to present your project?

Yes. Wesley Castellanos, registered architect, Castellanos Design Studio, 7300 Biscayne Boulevard, Miami. Thank you again, board members, staff, attorney, for allowing me to present this project here. We have a lovely, lovely Gerard Pitt original design by him this is this house basically it's super well kept it's beautiful inside and exterior the couple basically needed an additional script footage because they wanted to have more space inside the house. So at the bottom, this is the exact home that you'll see. And then the proposed is the second floor above. The mezzanine, if we can go towards the next side. So the bottom stays. Again, Gerard Pitt is one of my favorite architects, local Miami architects. I've tried to preserve all his work, even as far as Miami Beach. And I'm just trying to complement the architecture versus do something that is going to be in distraction to what he originally did. So in the back, this was permitted legally. We have records of it. This was actually an enclosed porch. It was a sunroom. So what we're trying to do is we're trying to enclose this sunroom space and create a second story enclosed ground floor and a second floor master suite. If we go to the next elevation, here I have a request for a condition. As you see that's the backyard this is the living space where it's going to be there with sliding doors and the second is going to be the above is going to be the master suite over time this last month we were able to ponder we wanted to make a request if we can add a condition to a proposed a Juliet balcony in the center of the second of the second floor I have some renderings this would be a request for a condition if approved to the plants So again, this is the, so what I presented to you is just a proposal to add a Juliet balcony at the second floor right at the center, if we made it to the next elevation.

Ashley, madam, sorry.

Again, this is the other side. If we go to the renderings, we're pretty much gonna match what it's gonna look like, except for the Juliet balcony, which I just gave you. If we go to the front, one more, can we go back one? One more, yeah, back, back. One more. Okay. So here we go. This is very common. You'll see in Miami Shores when everybody does an addition of the second floor. Again, we're going to match it. We add these little details because this is the stairwell. So I wanted to make it a little vernacular when you see it from the front. All this is still current and it's in excellent condition. He has beautiful landscaping all throughout. And it's just a well-preserved house. And that's the idea. And so we're adding this portion here. So you'll see it's within context. If we made it to the next Next drawing. That's the back, other than the Juliet balcony. We're not increasing any pervious area. The next one, madam. So just some interior views, really, but I mean, it's not really prevalent, but I just want you to see how the conditions are inside. So how we're creating the spaces from the exterior and the interior, I feel it's important for you guys to see what's happening inside and out. And this is the master suite. Again, the Juliet balcony is going to be added. Here's the second floor. We're adding the nice stairway going up to the second floor. And that should pretty much conclude. And I kindly request considerable approval. If any comments, I'll be happy to respond. Thank you.

You're welcome. Any questions from the board to the applicant?

First, I want to commend you for your work in preserving these historic homes. I think we need more efforts like that, so thank you. You're welcome. I think that the design proposal fits in well with the architectural language, particularly from the street front, and I think that your proposal for the Juliet balcony does a little bit to help create some further articulation on that rear elevation. I do have a question with respect to that Juliet balcony, though.

How deep of a projection are you thinking? I just had one foot, which I forgot to give you the floor plan, which I have right in front of me.

Okay. One foot.

Okay.

So it projects out one foot? Yeah.

It would project out one foot, just for a proper dual. For me, a Juliet balcony, so here's the plan, here's the revised plan, here's the... It would be one.

Okay. I'm seeing that you have in-swing doors. You're going to have a hard time finding an NOA for an in-swing door that has water infiltration requirements? I'm not going to need a warning on that. Yeah, then that awning would need to be relatively deep. You might need more of a projection. From my standpoint, I wouldn't object to that. That's just a point for you to consider. Another point for you to consider, if we can go to page 11 of 25 in the PDF package, that's sheet A2. It's the proposed roof plan. There we go. Oh, go back one. So I see you have a ridge line that has a slope that falls into the vertical wall of the new addition that you're proposing.

The ridge line? Okay.

Yeah. It's in the rear elevation, but I'm having a hard time understanding how that's going to work from a waterproofing and roofing standpoint. Not really directly in our purview, and I don't think any revisions that you would need to make is going to really be noticeable from the street front, but I'm just wondering if what you're feeling is on that. Yeah, so to be clear.

You're discussing this area, correct?

More about the, yeah, to the left, there. That ridge line, from that ridge line from the top that falls down as a slope into, yeah, that one.

Happens quite often. Very good question. We have to rip off the roof. So the constructability behind it, because I'm a general contractor as well, and I'm most likely going to build it. So we rip off that portion of the roof. We create a valley gutter. And we have to slope it to the opposite direction. So you're going to raise that hip.

Yes. Yes. And we raise this hip. Okay.

It's a lot of rough carpentry, but it's doable.

So you would do that, you would propose doing that without changing the ridgeline? Yes, yes.

I would just like to add, yes, I think that you did a great job of putting it all together, putting it towards the back of the house, and adding your addition very tastefully. I do concur with the issue with the Juliet balcony, though. you're not going to be able to find an in-swinging door. And I don't have also a problem if they swing out. And you had a three-foot little balcony right there, two, three foot or two and a half, so that you could swing your door out. I think that's still in character.

Thank you.

I would support that request if the insight that swing in thank you any other questions so let me ask you and I'm not the architect here

What was the genesis of the Juliet back balcony, just to provide some architecture, so it's not so plain looking? No, actually, it's... And don't be offended by that. No, no, it's a great question.

I don't know if I have... Can we go... So, go to the back.

Right there. Okay, so this is... It looks kind of plain like that, right?

Yes, so what happened was it was a little, you know, bland. And then what happened... When I designed it, when we were designing with the owner... I wanted to give him these open views. I usually like to do the parapets or the walls or the windows pretty low. So you're basically, it brings back to the old character because the walls weren't really that high. They were always usually like 24 inches. So when we started doing this one, this is actually, it's actually like 28 inches from the floor to the bottom of the window, the sill. So when we started doing it, he's like, I would like to go out and see and talk to people. And I'm like, it's kind of, he's a very nice guy. So I was like, all right, so let's add some character. And that's what we just decided that at the last minute.

I like it. I think it adds a lot.

We're doing a house in Coral Gables that's a historic home right now, and it has the end swing, but they're steel. And it's not really meant to be a Juliet for decorative purposes, and it's such a beautiful detail that we found it necessary for this element.

Good. Thank you.

You're welcome.

Dan, any comments? I'd like to open this to public comment. Any public comment on this application? Seeing none, any discussion or motion?

It's attractive. It's well-liked by the architects on our board. Wesley is a valuable member of our community. I would move to, well, let me ask a question. Eddie, what do we need to do to add a Juliet, except say it's okay?

I mean it seems like a very we have a very minor I think it's a very minor thing we can add as a condition it sounds to me that we're kind of in between whether we do the 12 inches or if it's going to be 36 inches whatever the board's comfortable with it would be compliant with the code yes

just add it as a condition since this was not a previous staff condition so when you make the motion just make it and those and if I made the doors are two foot doors to each there's a four foot opening so the doors are only two feet it's a small opening so I don't I don't have like a large door so I would say if we can make if I may the condition would be to you know approve with the Juliet balcony being a two-foot projection unless I get an in-swing door with an NOA then I can bring it back to one foot

I WOULD MAKE A MOTION TO APPROVE THE APPLICATION AS PRESENTED WITH THE STAFF CONDITIONS AND WITH THE ADDITIONAL CONDITION THAT A JULIETTE BALCONY MAY BE ADDED WITH A MAXIMUM WIDTH OF FIVE FEET AND A MAXIMUM PROJECTION DEPTH OF THREE FOOT SIX INCHES.

I'LL SECOND THAT MOTION.

ALL IN FAVOR? AYE. THE APPLICATION PASSES.

THANK YOU VERY MUCH.

All right, RSP 25106, Sebastian Olart, 361 Northeast 100th Street. Planning Director?

Yes, sir. This is RSP 25-106, property address 361 Northeast 100th Street. Allows approximately 8,625 square feet in size. It contains a single-story, single-family dwelling originally built in 1928. The residence consists of 2,226 square feet in size with two bedrooms, one bathroom, and a detached garage structure. The applicant seeks to demolish the existing single-family structure and garage while proposing the development of a new one-story single-family dwelling comprised of 3,383 square feet in size. The site plan indicates a total of five bedrooms, five bathrooms, two-car garage, and swimming pool with outdoor pergola area. Staff has confirmed that the R18.5 zoning district is compatible with the single-family future land use, and therefore the site plan generally complies with the 22 zoning criteria as found within our village zoning code, and staff is recommending approval along with all of the stipulated conditions as found in your report. Thank you.

Thank you. Questions to the planning director? No questions. Would the applicant like to make a presentation?

Yes, sir.

Yes.

Okay. So this home in particular, I really hope the public responds well to this one. This is kind of like this last house. that we were designing from these lots that we purchased. And I'm really, really excited about this one. This is fully inspired in the existing house that's there. It's in extremely poor conditions. The house has been uninhabited by I don't know how long. We couldn't even go into the house when it was purchased. They wouldn't even allow us to. The house is just in extreme poor conditions. I'm not talking about finishes. I'm talking about the floors are, you know, they're just all rotten. Everything is, and I'm not talking about finished floors. I'm talking about, you know, the actual floor joists. The walls are just fully of humidity, all fitted, scraping out and scraping in, et cetera. So what I did is I really loved the architectural Spanish colonial style. And even coming from where I come from, this is more of the style we usually do. And I was very happy to have this opportunity to design this one. It has all of the elements of the most important elements, the other. the existing house has, but of course, just bigger arches, just taller facades, still, again, maintaining the essence of the architecture without ruining its proportions. As you mentioned, Eddie, it is a five bedroom. they're really four bedrooms but I just like to have that option of that fifth bedroom you know for a bigger family member and it's really foreign and a studio but it's you know we we have it as five legally mmm and I mean all of its gabled roofs You're going to use super high quality materials on the outside just to be able to have that charm, you know, corals on the outside. And I even forget the name of kind of like the ceramic vents, even though they're decorative because it's a non, you know, it's a completely enclosed attic space. It's non-vented, but still want to keep that, you know, that look that nobody will notice. And still with the flair of... you know, there are certain elements which I would say that almost look like if it was, you know, like somebody changed the, the entrance, uh, to this like existing house from the twenties or, you know, from, you know, last century and somebody just changed the entrance to the, like this modern. So it's almost juxtaposing, but without being, you know, let's say, uh, too brutal with it. So yeah, I really love this one. And again, I hope that, and I'm not the public here, but also when we finish it and it goes for sale, I really hope if I get a good response, I would love to start building more of this style home. Just have to see if people do respond well to it.

Questions for the applicant? Have you presented a home similar to this board before? No.

I've seen that facade before on something. I guess I've got myself confused. You know what happened? Yes. What happened is that I presented it, but not to the board. We presented it and... This wasn't me. I had to travel to my country.

Because it's very unique, you know.

For a family member, it was not very okay. And I had to reschedule, but it had already, the package had already been sent to you guys, I believe. So that's where I've seen it before. Yeah, yeah. And then I had to cancel it and resend the mailing, and it was, yeah, yeah. I had to leave on Wednesday, and it was Thursday, and I had to leave on Wednesday by emergency.

What is the finish? What is that?

This is coral.

It's oolite?

No, coral coral. Yeah.

So it's sliced thin and then put up as a tile?

Yeah, usually what we do is we get it in three-quarter inches, and we get it soft cut. Or it's something that we did, for example, at a house on – but this was for a client. This is not ours. This is Blanco as the sign build. And we did it fork-lined, and then we did it with oolite, tumbled oolite. So it's smaller pieces like this, and it's absolutely gorgeous. And because it does the tumbling, it kind of creates like a leather finish, so it stops the permeability. But the problem with the oolite, when I've installed it in walls... like this it's like these first four feet the humidity just starts going up and there's like no seal because it just goes from the inside because the old light has to be like four inches thick if not it crumbles so you seal this The coral, yeah, yeah. And it's a very hard Dominican coral. I forget the exact spec, but it's actually so hard that we don't buy it like that because it's the same price. But they even sell it on one-eighth of an inch thick, this big. And you can't crack it unless you, like, really make force. But it's the same price as the other one, so it's not worth it. It's super hard.

And do you like raw? No.

This is a light. This is not coral. It's the rendering. But this is a new light wall, just like the other ones. I think it's 30 inches, I believe. That light wall is 30 inch height. Yes. No gates. Just, you know. And most likely, I mean, it looks like this in the renderings, but really what we do on these light walls is either we don't do a saw cut on them. What we do is we put a cap, and it's about a three-inch cap. It looks really, really pretty. And, yeah, it's super, super nice. Yeah. have a question so at the front door there that's the planter and then back behind there there's a it's a flat roof yes ma'am one second let me go to the roof yes ma'am that's a flat roof mm-hmm and then the water sloping in and of course there's going to be these scuppers that are going to be going in towards the planter they're going to be running through inside of the planter and then they're going to come down through some gutters through uh to to the landscape below the skeper will go through the plan yeah right here sorry right here see that so it goes from here it goes that way and this way it goes through the wall down And then it goes out to, you know, to the landscape. And then there's also, because obviously this was coming, there's also civil plans done by an engineer, Simon Seal.

Okay.

Yes, ma'am.

And the decorative piece, which is usually from a fireplace, that's, there is no, there's no, yeah. There's no fireplace? No.

That's a faux chimney there?

Mm-hmm. Pretend.

Because I was looking at that, and the hearth would either be in the garage or right by the front door, right?

Yeah, yeah. And I put it on this side. And I put it on this side, the chimney, right, without actually having a true fireplace. But it really, this was the major volume because, of course, it's wider. We want to keep the same pitches. So because it's a wider area, of course, it's the bedrooms. It was over forcing too much here, and here it was too simple. And that's why I decided to do that. That's actually from the original element. My apologies.

Yeah, just for the clerk to help her out.

Sorry. So the other question I have is, I mean, they are very steep, you know, a 5 and 12. I mean, you could go 6 and 12. But is there a reason that you're up so high? I mean, with a gabled end, I mean, you're right there at the front, you know, so you have no kind of cushion like a hip. So it is pretty steep.

Yes. Actually, the existing – let me go to the existing ones. the front yeah and it's too bad you couldn't say that was it's a nice 1928 yeah it's really pretty and it has some really nice details yeah that front window was nice yeah but you see i did two of them because at first i said oh okay when i when i buy it i'm going to go ahead and do the other one on this side and of course i'm going to grow it I mean, took my engineer there, he was like, Sebas, pretty much you're going to leave the foundation, so that's it.

Yeah, I guess my only comment is that it looks great in flat elevation, but when you look at it really in 3D, it's quite massive right at the front. I don't know if there was any thought of how to soften it. The only thing I could think is to bring it down a little bit or make it more of a shallow pitch.

Okay, so this... Okay. Well, what I can do is because the other... Let me see. The other roofs I have at... See, I have everything in five... No. Four and a half and 12.

And five and 12.

Yeah, and that's actually my, I think it's everything's five and 12. I think that was an error.

Yeah, I think they're pretty fast. Everything's five and 12.

They're pretty. I could change it to four and 12. Just, you know, we don't have, obviously, we don't have overhangs. The overhang pretty much what I'm doing it for, which is running out only like eight inches, and that's just for water penetration. You know, I don't want it right flush with it.

Mm-hmm.

Which really looks really pretty but we know not in this weather. It's not going to work So I put it five and twelve so because obviously we want you know high ceilings Which actually these homes that have like eleven twelve thirteen foot ceilings And and and so what I was thinking was you know Maybe because if I don't put it too too steep like five and twelve actually I mean If you guys don't feel 5 and 12, I can change it to 4 and 12, but when I see these renderings, I actually feel very confident with them that I really like the proportion. However, of course, if you guys don't like it and you guys want me to change that to, let's say, 4 and a half or 4 and 12, The rendering is done because all these drawings are drawn in Revit. So the rendering is from the plan. I don't see it too steep. And obviously, this is not the top of the tie beam.

It's right here, right?

But I wanted a cover, obviously. So I didn't want it to look too flat, right? Being so tall, I didn't want it out of proportion.

Well, I mean, I guess one of my comments is, well, I absolutely applaud you by doing a one-story and even in similar houses, and it becomes very much in scale and character of the rest of the block. But if you look on this ID 112, you are up as high as a two-story right next to you. I mean, is that accurate? Maybe that's not accurate.

ID 112. In here. On which one? 379. No, because these are... Look at this to here. Those are drawn from...

those we just you know the neighbor houses we don't do a trip i mean it is up high i mean for a one-story house it is up high yeah but i mean i understand that you want to make a statement and the material selection absolutely is you know within the look and feel of here love the arch windows but again i mean those are like 12 foot windows i mean it's massive

Yeah, they're 10 feet.

The front door is a 10-foot door.

10-foot door.

It's like put a scale figure in there, and maybe you would see what I'm feeling. I get it.

So these right there on the top, that should be about 18 feet 6 inches, the top portion, 18 feet 6 inches.

You showed us 20.

I am? Sorry, I'm looking at another section then. That one, 18.3? Well, 22 is the chimney.

20 feet, 5 inches above finished floor, as shown on sheet 8201. That's the back roof. That's the rear roof. Oh, that's the rear one. Yeah, that's the rear. Yeah, because that has more spend. Front roof was 17.5.

Would you guys be okay to approve if I change the roof slope from 5 to 4.5 or 4?

the only thing okay so this board has said has said had had had concerns about the steepness of roof when the roof covers the entire monolithic house or property setback to setback because it tends to look very massive. But the style of this is a bit different. And my feeling with shallowing up the pitch is that we lose the homage that you're paying to the original structure. My first impression on this was, wow, it's such a shame we're losing a centennial home. And then I went by the home. And, you know, did a little bit of trespassing, and it's an awful condition. It would have taken too much to save it. I agree with you. And I was then, I looked at it through a different lens. And I do think that. Appreciate that. That how much that you're paying to it is both in terms of its form, its massing, in terms of the arched windows that you have on the front, in terms of the texture that you're using with the coral stone or the oolite, whatever that might wind up being. But I do agree with my colleague in that the overall height is a little bit too high. I'm wondering if you could keep. the pitch and just reduce the height ever so slightly.

I'll tell you what my issue is. The issue is that flat portion, because I want the two volumes. If you go to the section, obviously making it so high, it's also costs, right? So let's say you go to sheet... 301. Yeah. Okay. right 301 the lower section right yeah so my issue starts becoming this getting you know ductwork I am putting my ductwork through the sides but I do need our 30 insulation You know, I don't want to go too close here. I do need a minimum of a quarter inch slope. And, you know, on a new house, you don't want it lower than nine feet. You know, you don't want eight feet on a brand new house. You know, and then the front door becomes, you know, too small. It loses the, you know, kind of like why people would pay for a new house. So that was the reason. I can... I can lower it, let's say, 6 inches. Right now I have it at 9.6. Would 6 inches work? And then lowering maybe the roof pitch from 5.12 to 4.5 and 12. Why would you then lower the roof? What's that?

How much would that lower the actual height of the roof?

I would have to do the calculation, but really the main area where it's going to lower, it's going to be here.

Somewhere near eight inches?

I mean, I personally don't think it's too high. I think it's interesting looking. It strikes me as fairly balanced in terms of the height.

I tend to agree I I do appreciate the concern about the height being single-story but I also appreciate the fact that it is single-story and you know the applicant could have just as easily demolished this centennial home and built a box that complied with our code and and the applicant chose not to do that I also am sensitive to the marketability and the successfulness of the home. I know that there's arguments that have been made about whether or not home should be commodities. And I'm not immune to those arguments. But I don't think that this is a maximization of this property.

I think the other thing we should realize is that we have a subset of these old Spanish living. And this was a unique way to kind of approach replacing an old, derelict house with something I'm sure the market will respond favorably to it let's hope yeah yeah

Just for me, I'm satisfied with the design. I am appreciative of the extent and the length you went to to pay homage to the original structure. I'm usually not a fan of doing faux anything, but I do agree with you doing the faux chimney is a necessity in order to properly pay homage to the original structure.

Yeah. I move to accept.

I'm sorry. On that faux chimney. How come you went faux? How come you couldn't? People don't want a, bottom line, people don't want a fireplace anymore, do they? I can't remember the last time I used mine. I've got a beautiful fireplace. I haven't used it in 15 years.

Look, it's a beautiful element, and that's why I did it. And I did it mostly because the existing house had it. It's hard to see. I mean, you went to the property, but it's hard to see with that huge pine tree that's there. But it's really beautiful, and it's up front. The thing is the garage is not there. The garage, it's an illegal structure that's back there. So, you know, obviously in a lot this size, I needed to put the garage in front. So I said, okay. And then I played with it on the side so it would look more, but it was overpowering the entire garage, which is, of course, again, it's smaller in width. So that's why I put it on the front, because the existing home has it on the front. I think... If you don't mention that it's not a real fireplace, I don't think people are going to realize it's not a real fireplace. I think people will say, oh, it might be coming from, you know.

How do you build a fireplace?

Do you block it up? It's literally block, rebar. And then on top, what do you do is you create so that if water rains in on that little box, you just slope it down. That's it. It's a bird's nest.

Fancy.

Fancy bird's nest.

All right, let me open this up for public comment. Any public comment on this application? I think we have a taker. Go ahead.

Edmodal, 37th. Northeast 100th Street. I'm very familiar with the property that he's talking about. I've actually been in that house. My dad owns the house at 379, or owned it until he passed. I don't see the... You're not the new owner, okay. The new owners, we talked about it. I saw the rendition, and they basically asked me, I said, you know, there's a wall in the front of the house, and it's also on the side. And I said, what? And I said, listen, I personally don't like the wall that you have here. I don't think it looks right. There's only one house close to that on 4th Avenue and 102nd that has a wall at the front. They were concerned. I'm representing the people at 379 also. They were concerned about this also. I don't like this. They were concerned about this. Now, that house... was three generations of women that lived in there. I believe it was all Dade County pine. Back in 26, I believe the mills were still active and all those homes were built with Dade County pine. So as far as termite, I don't think termites could eat Dade County pine as far as my education goes on that. They fixed that house up. I know they put a new roof on it. I don't know how old it is. The lady that had her husband Was remodeling they remodeled the bathroom and some other stuff the kitchen there was never central air and She was a smoker So I don't know how you know how bad that is plus being the fact it was 26 The electrics not up-to-date. Of course, you know that the cast-iron is not up-to-date either my problem with you. I'm sorry I have to point it out, you know, use you as an example. But the house next to it, my dad's old house, is only 2,200 square foot with a garage, two stories over the garage. And the people have three kids and two adults. It's bloody big for them. All they did was add a pool. That's all they did. And they love it. And I told them that you're building a five-bedroom, five-bath house, two-car garage with a pool and that 75-foot lot. They looked at me like, why? And I said, well, come on. Have you ever heard of economics? They were happy. I'm happy with what I see, this rendition. We don't like this. And of course, I'm not a fan of an outrageous amount of square footage on our 75-foot lots. Now you guys, most of you, although I think, I don't know if anybody lives on this side, the houses, all the lots were smaller. You know, you got 50 footers, 75 and 100. I happen to have a 125 foot lot and all the builders slash investors are waiting for me to drop dead so they can buy my property to tear it down. No, but as Daniel did, this is Ed, you know. I could give you a big offer. I said, listen, if you tear my Hayden Mango and rip that apart from the 30s, I'll come back and kill you.

Haunt you.

So anyway, that's my complaint. And we were concerned about the wall and, of course, square footage. and everything else. I know he does fairly decent work. And Mr. Castellano, he's left. I liked what he did. And he does a good job. He represents this place. But you've got to remember, everything is supposed to be harmonious to existing structures and the houses being built. And if you're going to be a builder and an investor, you should be concerned about your neighbors. I mean, you don't live here, so you really don't give a damn. But what about all of us? or at least, you know, some of us.

Okay. Thank you.

Thank you. All right.

Discussion?

The wall was brought up as a concern. How high is that wall?

30 inches.

So it's, I think it's the render.

I think code's 36, right? 30. 30. Is it 30 or 36? It is 30. 30? 30 in the front.

Yeah, because that's the maximum for a side triangle.

Yeah, I mean, I'm personally not really fond of keeping neighbors out, but at 30 inches, I don't think you really do that. I mean, part of what's unique about the Shores is that it encourages neighborly interactions. That's what creates the community that we all love. But I don't think a 30-inch wall is a detractor to that. I don't know if you guys feel any different.

I don't have a problem with it.

Fine. Do I get a motion?

I'll move to adopt the plan as presented. Subject to the planning director's comments.

Second. All in favor? Aye. Aye. application passes thank you thank you all right board member comments just to confirm next here next meeting we will be talking about the our district I can confirm how many how many applicants do we have there are five

For the next meeting. Okay. Yes. We're not going to add any more? No. Okay. No.

So we are going to, and that's good. I was going to bring that up, too. So we will have the next, you digesting our comments from the first presentation on the R district, incorporating that, and that will be discussed. And my comment was this. In July... noted Brandon O'Hara and myself our terms expire in July I really want to make sure we present the council with in our district that we've discussed and and vote on and agree before July And actually, Dan is on extended duty here with, I guess, your replacement teed up and ready to go. So I think July is a pretty hard commitment. Is there any reason why we cannot expect to get that done by July?

There is no reason. I was working on the agenda.

Because if I need to light a fire under the council, I will.

I was working on the agenda today.

There is no reason why you will not have that in March. So March for the next step. Yes, sir. And then after that, we have to go have another – Public, do we have to have another public discussion?

Well, we're teeing it up for you to consider, and if you find it appropriate, to approve. Like, we're teeing it up. If you find it presentable, you can approve it.

We're going to be close. You think we're going to be pretty close in March when we review it? I do believe so. I'm sure we'll probably have a few comments and do one more iteration.

Or maybe even write it on the fly.

Or put it right there. Good. All right. Yeah. I like it. So but July is definitely before our term expires because who knows what happens, you know, if we're not all back and then you've got to, you know, bring other people up to date. So that would be great. Okay. All right. Good. Good. Yes, sir. Thank you.

Move to adjourn.

Any other board member comments? Second. I'm going to adjourn. A second. All in favor? Aye. Meeting adjourned.