Planning, Zoning and Appeals Board - Regular Meeting

I am Olide, from Citroën City, in 1290 NW 20th Street. I open Monday to Friday at 8 a.m. to 4 p.m. and Saturdays at 8 a.m. to 12 p.m. You can visit www.miamiseroway.com to join our collection and directives.

um we all love to cut corners you're all set okay great but when it comes to crossing the road this is one corner you can't cut always cross at an intersection use the crosswalk pedestrian signal and when you cross be alert make sure approaching drivers see you and have enough time to stop drivers you cannot cut this corner either you're required to stop for pedestrians in a crosswalk it is the law Really? Yes. Alert today, alive tomorrow. This message is brought to you by the Florida Department of Transportation.

Hello everyone, Captain Freddy Cruz with the City of Miami Police Department's Public Information Office and today we want to discuss a little bit about pedestrian safety. So basically as you can see we have an intersection here within a residential neighborhood and what we want to let everyone know is to please, if you live mid-block or if you're visiting the area, don't cross mid-block. Use these intersections as you can see here to cross from one side to another. We've seen too many accidents, too many fatalities, we don't want to see another one. So basically we just want everyone within the city of Miami to do the right thing, cross at the appropriate area, cross at the crosswalks and utilize them. Don't cross mid-block because that is where we have seen the majority of our accidents.

Miami Parks is leading a movement to promote a future free of foam in its parks and beaches. It is forbidden to use polystyrene in city parks, in an effort to create a brighter future for future generations. The use of materials such as styrofoam, anime or polystyrene foam can increase the risk of cancer, as well as emitting toxic gases when exposed to heat. Also, if they are abandoned in nature, they can take more than 500 years to decompose. There are better and more sustainable alternatives that are recommended. Aluminum containers, paper-covered and non-covered products, recyclable plastics and reusable goods that can be taken home are all more environmentally friendly options and will help reduce the amount of waste generated in the parks and beaches of the city of Miami. Let's work together for a sustainable future.

I don't know what happened. I didn't even drink that much.

Thank you.

On average, 800 pedestrians and bicyclists are fatally injured on Florida roadways every year. Speed was a factor in approximately 30% of these fatalities. We all need to share the road responsibly. Drivers, pay attention to traffic signs and speed limits, especially in high traffic areas. Slow down and obey the signs so we don't need to use this one. Don't let one preventable act ruin countless other memories. Alert today. Alive tomorrow.

If you travel around the United States, there's a good chance you've gone through a modern roundabout recently. They're saving lives on our nation's roads because they reduce severe crashes at intersections by an average of 80%. But do you know the rules of the roundabout? The rules are pretty simple and easy to remember. Slow down, look around, and be ready to yield. When you approach a roundabout, slow down. Going slower gives you more time to make decisions, and you'll be ready to yield to other road users. Next, look around. If there's more than one lane leading to the roundabout, you'll need to choose the proper lane for where you want to go after the roundabout. Take note of the signs and markings to help you select your lane. Like most other intersections, use the left lane to go left, the right lane to go right, and either lane to go straight through, unless otherwise indicated. Keep looking around and check the crosswalks to see if anyone is waiting to cross or is already crossing. Be ready to stop and let them safely finish. When the crosswalk is clear, look around for traffic already in the roundabout. Then, be ready to yield. You must yield to traffic in all lanes of the roundabout, not just the lane closest to you. Remember, yielding means letting others go first and stopping when necessary. Enter when there's a comfortable gap. Remember to go slow and stay in your lane. Don't turn left from the right lane and don't turn right from the left lane. If you see any large vehicles like trucks or buses, give them space and avoid driving next to them inside the roundabout. As you leave the roundabout, follow the pavement markings to stay in the correct lane. Look around one more time for anyone in the crosswalk and be ready to yield to them as you exit. That's it. So next time you're at a roundabout, make sure to follow these simple rules. Slow down, look around, be ready to yield.

No dejes que los huracanes te tomen por sorpresa. Accede a nuestra guía completa en línea y conoce cómo planificar con anticipación. Listos hoy, seguros mañana.

The removal of voluminous garbage and garden waste must be carried out following the Miami City Voluminous Garbage Weekend Calendar. Residents who do not receive the city's solid waste services can take voluminous garbage items to the mini dumpster of the Solid Waste Department located on 1290 Northwest and 20th Street. Está abierto de lunes a viernes de 8 de la mañana a 4 de la tarde y los sábados de 8 de la mañana a 12 de mediodía. Visita MiamiZeroWaste.com para conocer el calendario de recolección. Por un futuro limpio, detén el vertido ilegal de basura. Juntos podemos crear un Miami más saludable y sostenible para todos nuestros residentes.

Estoy bien bonito, ¿no?

Seguro piensas que soy muy chistoso. Espero que no estés manejando y texteando. ¿Sabías que cada año hay miles de choques provocados por conductores distraídos en el celular? Piensa en todas las mamás, papás y niños que sufren porque alguien maneja distraído.

Un momento en la pantalla mientras manejas. Podría tener consecuencias por el resto de tu vida.

Ya no soy tan chistoso, ¿verdad?

Illegal dumping is a real issue here in the city of Miami. Reporting incidents of illegal dumping is vital to addressing the issue promptly. Residents can report such incidents by dialing 9-1-1 for in act and 3-1-1 for after the act dumping by submitting a report on our official website MiamiZeroWaste.com under the Let's Get Rid of Illegal Dumping tab. Your cooperation is crucial in maintaining the well-being of our community and environment. A legal dumping can also be reported by Crime Stoppers at 305-471-8477. There is a $500 reward for reports that result in citation or arrest. By working together, we can create a cleaner, healthier, and more sustainable Miami for our residents.

My name is Alena Shubina. Welcome to Lulu House and this is New on the Block. This is a place where you can come with your child and you can enjoy some coffee over here and snacks and you can work with your laptop or you can just meet a friend or recharge. Sometimes moms really need it. And your child can engage with other kids from zero to six mostly. We also offer different workshops and classes, cooking classes, arts and crafts, Montessori music, and we also organize events for moms. The idea of this place was to create a nice and comfortable atmosphere in a stylish place where both a parent and a child can enjoy their time. I started with the city of Miami first because I'm a resident of the city of Miami and then I personally was missing places like this and I know that many moms are also missing it. Every mom needs support and I was thinking that one day I would like to find a place like this. I saw this house, immediately it was a sign for me from the universe and I understood that this is how it should look like. It's cozy, it's family style house and it's like a real house. The reaction was unexpectedly great and we didn't do any paid advertising yet. It was just spreaded by the word of mouth and now I really feel and I know that this place was really needed. I would love to expand in the future of course and to grow it into the chain and to open more places like this in the city of Miami and in another cities as well. I'm happy to see happy faces. It means that they love being here and they like to come back.

In this season of extreme heat, it is important to take precautions to protect our health. Extreme heat can cause severe illnesses or even death. The most vulnerable individuals such as older adults, children, and those with medical conditions are at high risk. The heat index takes into account air temperatures and relative humidity. It can make temperatures feel even hotter. If there is an extreme heat warning, it is necessary to find air-conditioned places, avoid strenuous activities and wear lightweight clothing. We should also ensure proper hydration and know the signs of heat sicknesses. Don't leave children and pets unattended in closed vehicles. A heat advisory will be issued when the projected heat index reaches 105 degrees Fahrenheit or above for two or more consecutive hours. It is important to stay alert to heat warnings issued by the National Weather Service. For more information and resources, visit our website.

It is a beautiful day out here on Cayocho, made even more beautiful by the city's implementation of what we call a strike team. We've got all of our departments together to look at the cleanliness, the drainage, the landscaping of Cayocho to make it a beautiful place, all in support of Commissioner Rolando Escalona's efforts to improve his district, especially Little Havana.

When we campaign, we made a promise. And right now we're delivering on our promises. I want to thank our mayor and the administration. They have been helping us so much with Little Havana. And here, we're going to show you the changes that are happening right now.

We have a wonderful community that plays out here at Douglas Park. They're super positive. So it's wonderful that the city of Miami has done these beautifully paved courts for them and that they've added two more courts. So we're very happy. Perfect.

What a great job. Everything turned out great.

So I'm very happy to be here sharing this day with you. Over the last eight months or so, we opened up the dog park, we've installed a number of benches, trees, added walkways, we've added lighting, we recently added a mural that's called You Belong Here, and today we've opened up the renovated pickleball and tennis courts. We cannot wait to see you out here at Douglas Park. You gotta check it out.

These improvements little by little are really making the park change. It's always a good feeling, you know, there's more to do, but every time we make an improvement, you just know that you're a step closer to your goal.

We are in Coconut Grove in Barrick Park and we are celebrating this morning because we are opening a brand new aquatic facility. Incredible places where kids can learn how to swim, can compete in swim competitions. There's splash pads for the little ones. and an accessible entry point for everyone else.

It's a zero entry pool, so you can walk into the pool. So the depth is really diverse. It provides for programming for all kinds of populations. And I think it's one of the most unique pools we have in the entire city of Miami.

My mother worked very hard in this community as an educator and a community activist. So to have her being recognized and being remembered by naming this facility after her is truly an honor for our family.

You're going to love it. Come down to the park, check it out. We are committed to making sure the city's parks are for everyone.

where the ribbon-cutting for Southwest 32nd Avenue and 2nd Street. Part of the project also addressed sidewalk, roadway reconstruction, the driveways, and drainage to resolve flooding in the area, which is actually part of a larger project in the Auburn Hill area.

Neighbors in the area had said the roadway really needs to be repaved, been torn up for a long time, and there's a lot of speeding on 32nd Avenue, so we went ahead and we did a raised intersection. So you've got beautiful new roadways behind us, you've got paved brick walkways, you've got things that slow you down and keep the street looking beautiful, and residents could not be happier.

Hola, soy Capitan Freddy Cruz de la Policía de la Ciudad de Miami, y hoy queremos hablar de la seguridad cuando uno está cruzando las calles. Siempre le pedimos a los peatones, cuando están cruzando, no crucen en el centro de la calle de un lado al otro. Usen la línea designada, como aquí tienen un ejemplo. Si van a cruzar de aquí a allá, usen esta línea designada aquí en la zona residencial. Por favor, hemos visto muchos accidentes, muchas tragedias, no queremos ver más.

Today we are going to replace the broken trusses. It has raised trusses due to the roots of the trees. The trees have already been cut, but we have to remove the stumps with the cooperation of operations. We already have Gisela and Alío from the operations department here. They are going to do the stump grinding and soon you are going to see how the truss is already clean and ready to be We have reached the end of our work, we have achieved a very safe wax, it was what we wanted.

Hop on the City of Miami Trolley and start exploring all the amazing things our city has to offer. Explore Miami for free on the City of Miami Trolley. Multiple routes connect neighborhoods and popular destinations. Air-conditioned and wheelchair accessible trolleys ensure a comfortable ride. Plan your trip with the Trolley Tracker. Get maps, schedules, live tracking, and real-time updates. Call 305-416-1132 with questions. Hop on and start exploring.

Do you want to keep your neighborhood clean and free from unwanted waste? Then request a no dumping or curb your pet sign today. These signs remind others to dispose of their waste properly and to keep their pets on a leash, making your neighborhood a more enjoyable place for everyone. To request a sign, visit miami.gov.com and type request a no dumping sign on the search bar. Please keep in mind that your requested sign can only be placed on the public right of way. By working together as a community, we can keep the city of Miami clean and safe.

Don't let hurricanes sneak up on you. Go to Miami.gov slash hurricane and access our thorough guide to best keep yourself safe.

Ready today, safe tomorrow. Hi, I'm Ricardo Sargent, FDOT Project Administrator for the Southwest 8th Street Roadway Project. Our crew is installing a new overhead sign support on Southwest 4th Avenue to guide drivers exiting southbound I-95 towards Southwest 8th Street. This new sign will direct motorists towards downtown, Brickell Avenue, and the I-95 ramp, making it easier and safer to navigate the busy area. Keep an eye out for this new sign. It's here to help drivers get where they're going. For more information about this project, contact the person below.

Don't wait until the last moment to prepare for a hurricane. Visit our website and use our guide to plan your preparations. Every second counts in a natural disaster.

Now, Priscila not only went to the hospitals or was on schedule, she also brought him to the house and we made him a dinner. And for me, that grew, it deeply reached me. And how can I not tell my wife that I love her so much and not support her?

We want to hear your opinion. Help us shape the future of Choli, the city of Miami. Share your opinion on the Grand Plan Choli survey. Go up for free, follow the route, and start exploring Miami on Thursday. If you have any questions, call 311. Or call 307-416-1130. Thank you.

You come to an intersection which is blocked by other traffic. You should A. Go slowly until the traffic ahead moves. B. Get as close as possible to the other car. C. Stay out of the intersection until you can pass through. D. Sound your horn to make the cars move up. The correct answer, C, entering a blocked intersection can cause gridlock and may be illegal. Only move forward when there's enough space for your vehicle to fully clear the intersection.

you Thank you. Thank you. you you you Thank you. you Thank you for watching. you

devices, this meeting can be viewed live on Miami TV at miamigov.com slash TV and Comcast Channel 77 within the city of Miami. The broadcast will have closed captioning. Any person who was a lobbyist pursuant to Chapter 2, Article 6 of the City Code must register with the city clerk and comply with related city requirements for lobbyists before appearing before the Planning, Zoning, and Appeals Board. A person may not lobby a city official, board member, or staff member until registering. A copy of the code section about lobbyists is available in the city clerk's office and online at municode.com. Any person making a presentation, formal request, or petition to the board concerning real property must make the disclosures required by the city code in writing. A copy of the city code section is available at the office of the city clerk and online at municode.com. The city requires that anyone requesting action by the board to disclose before the hearing any consideration provided or committed to anyone for agreement to support or withhold objection to the requested action pursuant to City Code Section 2-8. Any person may be heard by the board through the chair for not more than two minutes on any proposition before the board unless modified by the chair. Any person with a disability requiring assistance, auxiliary aids, or services for this meeting may notify the hearing board's liaison. When addressing the board, the member of the public must first state their name, address, and what item will be spoken about. If the item is being continued or rescheduled, the opportunity to be heard may be at such a later date before the board takes action on such item. A member of the public may also submit comments via the city's online comment forum. The comments submitted through the comment forum have been and will be distributed to the board members and city administration so the board can consider the comments prior to taking any action. Additionally, the online comment form will remain open during the meeting to accept comments and distribute to the board members up until the chair closes the public comment. All comments received will be included in the public record and will be considered by the board prior to taking any action. Items shall proceed according to section 7.1.1.4 of the Miami 21 zoning ordinance. The members of the board shall disclose any ex parte communications to remove the presumption of prejudice pursuant to Florida Statute Section 286.0115 and Section 7.1.4.5 of the Miami 21 Zoning Ordinance. Staff will briefly present each item to be heard. For applications requiring board approval, the applicant will present its application request to the board. If the applicant agrees with the staff recommendation, the board may proceed to its deliberation and decision. The applicant may also waive the right to an evidentiary hearing on the record. The order of presentation shall be as set forth in the Miami 21 code and the city code. Anyone wishing to appeal any decision made by the board for any matter considered at this meeting may need a verbatim record of the item. A video of this meeting may be requested at the Office of Communications or viewed online at miamigov.com. The city published an agenda as well as included in the notice to the public the items and topics that will be discussed at this meeting. The public has been given the opportunity to provide public comment during the meeting and within reasonable proximity and time before the meeting. These public comment options comply with Section 286.0114 of the Florida statutes. Board members, are you comfortable with all these notice provisions set forth and uniform rules of procedure we've established? Yes. Thank you.

All right, let's rise for a moment of silence in the Pledge of Allegiance, please.

If you intend to testify in this proceeding, please remain standing and raise your right hand. Do you swear or affirm that the testimony you will give in this proceeding will be the truth and nothing but the truth? Yes. Thank you. I'll go ahead and call board attendance.

Yes, please do.

Calling Chair Adam Gersten.

Present.

Calling Vice Chair Andres Lopez.

Present. Thank you.

Calling Member Lynette Cardose. Calling Member Chris Collins.

Present. Thank you.

Calling Member Maria Paula De Corollas. Present.

Thank you. Calling Eduardo Fernandez.

Present.

Thank you. Calling Mr. Paul Mann.

Present.

Thank you.

Calling Ilan Montoyer. Calling Member Joshua Patinkin. Present. Thank you. Calling Member Arthur Parsoff. And calling Member Manuel Vidillo. We do have quorum. I did receive three requests for absence waiver for our members, Lynette Cardoche, Vice Chair Andres Lopez, and member Arthur Parsoff.

Thank you. Before we get a motion, can we just, who's not here who also did not request?

I'm sorry?

Did anyone not show up that also did not request an absence waiver?

Okay, thanks.

I just want to start keeping track of those. Is there a motion?

I move to accept the ones that submitted their waiver. Second.

All in favor?

Aye.

Great. Any opposed? Sorry, and forgive me, are you the alternate? Okay, so we're going to have the alternate acting in capacity, full capacity, I think, today. Yeah.

Okay, and then also, we have not had any online public comment. I've been submitting to you all throughout the day. May we close the online public comment?

Please close online public comment. Thank you. Are there minutes for approval? Deferrals?

I do have one item. It's item number one. So this item was the warrant that was appealed. The warrant was actually withdrawn, and this was a city-initiated warrant. or the city was the applicant for the warrant, and we have withdrawn the application for the warrant. So there is no warrant anymore to be appealed. And so we ask that the item is withdrawn.

Thanks. I just, if you all indulge me for a second, I have to start with a really weird note. So it was brought to my attention, and I had a friend make some copies.

Thank you.

But it came to my attention that emails have been going out from an email that is not real or not real from anything. We are from the board and they're really well written. They look really official to applicants with all their application information, soliciting wire payments to the city. And they're signed in my name, so I definitely wanted to talk about it here to make sure people knew that it wasn't coming from me. It's like a .usa or usa.com email address, but other than that, everything about it looks very, very real. In the time since I received yesterday, or was it today, an understanding that people were receiving these, I understand that some folks in the city knew about this a bit ago, perhaps even as early as last year. And I'm sure, you know, something's being done about it. But I would say that probably not enough. I know that that's not your department, because at this point, I think the police should be doing something about it. I'm not saying they don't. do a great job, but this seems pretty important, especially since it's holding itself as coming from maybe the city, but also with my name on it, I have a real interest in making sure somebody contacts me and lets me know that someone's working on this. So I have copies for everybody, and I'd like to put one of each of the ones that I know about into the record here.

So sure, yes, this has been an ongoing issue and we're currently working with the police and the FBI. And so we have been working with communications in terms of how we communicate to the public about these instances. And then again, of course, in conjunction with law enforcement to make sure that we're communicating directly or correctly. If you do receive a fraudulent invoice, we ask that you forward it to the department. Please do not pay it. If you have a questionable invoice, please feel free to reach out to any of the staff to ensure that it is indeed a fraudulent invoice or that it's actually an invoice that was created by staff. You should not be receiving an invoice that is signed by any board chairs. The invoices typically come from staff and not from any board member or board chairs. And we will then forward those to law enforcement to help establish, as they establish and investigate the cases.

Great. Thanks a lot.

Mr. Chair, we're also using our social media, kind of how we're doing for sure.

That's a good idea. Yeah, can you all make sure that that goes out on the city of Miami? Just saying that we know that people are getting these fraudulent.

So again, the communication is being done in conjunction with the investigation with law enforcement. And so we've been trying to follow their instructions in terms of how we communicate to the public. I do believe that Communications has already sent something around, but I'll double check and see if they have, if we can do it again.

Well, it's definitely pretty public now, so if we can maybe do it that way now. I'm sorry if I ruined their year-long investigation into this, but I'd really like to let people know.

No, I think there was a newspaper article. I believe there was some communication that's already been gone out about it. Okay, thanks.

All right, great.

I'd like to announce the, I'm sorry, I'd like to announce the arrival of Member Manuel Vidillo.

All right, so I guess we'll get started with item number two.

PZAB item number two, file ID 19541, a resolution of the Miami City Commission with attachments recommending approval to the Miami City Commission amending the zoning at list of ordinance number 13114, the zoning ordinance of the City of Miami, Florida as amended Miami 21 code by changing the zoning classification from T68L, urban core transect zone limited to T50, urban center transect zone open for the properties generally located at 625, 645, 675, 685, 650, 640, 630 and 626 Northeast 64th Terrace and 629, 635, 645, 655, 669, and 685 Northeast 64th Street, the east portion of 610 Northeast 64th Terrace, Miami, Florida, as Moore particularly described in the attached and incorporated Exhibit A, making findings containing a severability clause and providing for an effective date.

Thank you, Melanie. Good evening. My name is Mawusi Watson. I'm the Chief of Land Development, and I am bringing back the Adela II item before you, which you considered last month, but is being brought to correct an omission that was made. So the rezone incorporates 15 parcels along 64th Terrace and 64th Street. As I communicated earlier, that there was a misinterpretation of the GIS map, and so I inadvertently did not rezone a western half of 629th East 64th Street, which is located right there. So just to be more specific, there was this little western piece that wasn't included within the rezone that was supposed to be reverted back to T50, excuse me. So that is, we're fixing that. This was done in the initial rezone. It was the whole parcel. was zone T680, but like I said, it was missed, and we're just correcting that. Great.

Does anyone from the public like to speak on this item? Seeing that there is no one, and I'd like to bring it back to the board, I would assume not for much discussion, but.

Not much. Just curious, we don't see too many downzonings. What prompted the downzoning?

This was initiated by a covenant that was a part of the rezone that was proffered. So after they did the initial rezone and the planning director and the zoning administrator deemed that their site plan was appropriate, then per the covenant we were required to rezone, down zone. Thank you. Your pleasure, my pleasure.

Anyone else on this side? This side. Member Bailey.

Yes. So for the covenant, the 2024 covenant, so nothing changed. Every obligation is still the exact same.

I mean, there were some things that were added to the covenant. Like there was an additional $500,000 payment as well as they modified the parking to make sure that it was 24 hours and that people can come in and out if they came in. and they went back out, then it restarts the time so that you have longer time, even though it's not.

But nothing decreased?

No.

Thank you.

Great. All right, is there a motion? Motion to approve. Second. All right, Member Bailey with the motion. Second. Patinkin? Roll call, please. Okay.

Calling Member Mario Bailey. Yes. Calling Member Joshua Patinkin. Yes. Calling Member Chris Collins.

Yes.

Calling Member Maria Paula de Carolas. Yes. Calling Member Eduardo Fernandez. Yes. Calling Member Manuel Vidillo. Yes. And calling Chair Adam Gersten. Yes. Okay, this passes by a vote of eight to zero.

Thank you. Thank you. You mind if I add my vote to that?

I think Member Mann might have.

Oh, I do apologize. Also calling Member Paul Mann for the same item.

Yes.

I do apologize.

Okay.

Okay, calling PZAB item three, file ID 19475, a resolution of the Miami Planning Zoning and Appeals Board with attachments recommending approval of an ordinance of the Miami City Commission amending ordinance number 10544 as amended the future land use map of the Miami Comprehensive Neighborhood Plan pursuant to small-scale amendment procedures subject to Florida Statute 163.3187 Florida Statutes by changing the future land use designation from single-family residential to duplex residential of the acreage described herein of real property at approximately 3520 Southwest 17th Terrace, Miami, Florida, as Moore particularly described in the attached and incorporated Exhibit A, making findings containing a severability clause and providing for an effective deal.

There we go.

Sorry, real quick, we had a question from a couple board members. Just myself, just three and four. These are land use and zoning changed to the same property. Well, I just, we're bringing it up and then we can, I think maybe let's just make that decision at the end. Okay, thanks.

Go ahead. Thank you. Good evening, Mr. Board. My name is Darren Murphy, city planner with the City of Miami Planning Department. The purpose of this application is twofold. For the flume application, the applicant is proposing to go from, for the social property, to go from single family residential to duplex residential. For the site visit and contextual pictures, this property is located within the Coral Gate neighborhood. And it's essentially predominated by single family residential and duplex residential. As you can see in the key map, that single property that we're talking about, or a subject property, is essentially nestled within a neighborhood of single family homes, residential, or duplex residential homes. So the whole entire area in general is predominant by this kind of topology. This is the site information for the applicant. This is their survey. This is a split zone property, essentially the northern portion of the property is T3O. And the southern property, which is subject to this full application, amendment application that is, is T3R. It's a very small sliver, approximately 6,032 square feet. And to the north is T3, and to the south is T3O, that is, and to the south is T3R. Regarding the existing and proposed future land use changes, this property, again, is split-zone, and only the southern portion is going to be affected. It's going from single-family to two-plex residential. Regarding the, that might be comprehensive neighborhood plan uses for the duplex residential, strictly residential in nature of the uses. And it's, it only allows single family, but it also allows duplex residential. Very limited in scope. Regarding concurrency analysis, it complies with five of the six criteria. Only one it doesn't comply with is recreation open space. However, it's within a 10 to 15 minute walking distance to Coral Gables, particularly two parks from within walking distance, Pittman Park and Phillips Park. So that's kind of negated. Regarding the comprehensive plan analysis, all the four criteria are essentially complied with. And I'm not going to go to the rezone application. The rezone is a companion application to the amendment and is going from T3R to T3O. And again, the existing portion of the property that we're in questioning here or subject to this application for the rezone is T3R and that is going to T3O regarding the southern portion of this property. Regarding the Miami 21 rezoning criteria, all three criteria are in compliance. And therefore, this recommendation conclusion of my PowerPoint, or my staff report, that is, analysis, is that the planning department recommends approval for both the requested flu amendment from single-family residential to duplex residential, and a rezoning from T3R to T3O for the subject property located at 3520 Southwest 17 Terrace. I'll be happy to take any questions from the board. Thank you. Thank you so much.

Would anyone from the public like to speak on this item? Seeing that no one does, I'll bring it to the board. Starting on my right, Member Vann.

Just a clarification. One of your pictures seemed to have lines going through the property. The Coral Gate boundary dips up there? No.

No, so this is actually what triggered this entire application, is that when we established the Coral Gate NCD1, there was a line, you can see where the line was drawn for the NCD1, and then the property got, that back portion of the property got rezoned to T3R. actually occurred is the boundary ended up in the wrong place and so did the rezoning. But the way that the property description is done by the NCD-1, we could amend the boundary, or not, we didn't amend the boundary, we correctly moved the boundary of the NCD-1 to the correct place based on the legislation. However, we couldn't do that for the zoning, the bifurcated zoning, and so as a result, somebody had to make an application to correct the zoning. So the whole application is really just a correction.

Thank you.

Could I follow up on that real quick? Does that mean, though, that the two properties abutting on the left in this map, those already are T3O, or they also will need to... No, so at some point, they'll also have to come in and do an application as well, if they so choose.

So... This one, the applicant is looking to, what's happening is the applicant is looking to redevelop this one and build a duplex. However, because the back portion is zoned T3R, they can't build the duplex. I totally understand.

I'm just saying in terms of, as far as cleanup goes, is there anything today that we can do to make more efficient the process or it has to be chosen by the property owner?

So PSAB can direct staff to rezone a property. However, I do need, no, I can do this one as an extension of the existing transect boundary.

Yeah, I mean, just knowing, yeah, it seems like the right thing to do.

I think we have another resolution that's pending, so I'll add that one to our list that PZAB would like to make.

Okay, great, thanks. All right, sorry, go ahead, anyone else? Okay. Okay. Well, would anyone want to add? Would we add that to the motion then? Or would it be a separate action that the board would?

Separate directive, yeah.

Okay, great. All right, so we have a motion and a second on the land use item, or can we do them together?

They should be done separately. Separately, right.

Okay, so yeah. So the land use item, that was a motion and a second. Please roll.

For clarity of record, may I have who moved the item? Was this opened up to the public?

Yes.

Okay, thank you.

Calling members Eduardo Fernandez. Yes. Thank you. Calling member Mario Bailey. Yes. Thank you. Calling member Chris Collins. Yes. Thank you. Calling member Maria Paula de Carolas. Yes. Yes. Thank you. Calling member Paul Mann.

Yes.

Thank you. Calling member Joshua Patinkin. Yes. Calling member Manuel Vidillo. Yes. And calling chair Adam Gersten.

Yes.

Okay, this passes by a vote of eight to zero. I'll go ahead and read PZAB item number four.

Great.

File ID one nine four seven four, I'm sorry, one nine four seven six. I also would like to announce the arrival for this item for member, I'm sorry, Elon Mottoyer. Thank you. Okay, PZAB item file ID one nine four seven six, a resolution of the Miami Planning, Zoning, and Appeals Board with attachments recommending approval of an ordinance to the Miami City Commission, amending the zoning atlas of ordinance number 13114, the zoning ordinance of the City of Miami, Florida, as amended Miami 21 code by changing zoning classification from T3R, Suburban Transect Zone, restricted to T3O, Suburban Transect Zone, open for the southern portion of the property, generally located at 3520 Southwest 17th Terrace, Miami, Florida, which such portion is more particularly described in the attached and incorporated Exhibit A, making findings containing a severability clause and providing for an effective deed.

Okay, so same address. Motion on the zoning change?

Motion to approve.

Oh, I'm sorry. You're right. Public comment. On the same address, zoning change. Is there anyone who would like to speak on this item? Seeing none, bring it back to the board. Motion to approve. Second.

Go ahead. Calling member Mario Bailey.

Yes.

Calling member Joshua Patinkin. Calling member Chris Collins.

Yes.

Thank you. Calling member, Maria Paula DeCarolis. Yes. Thank you. Calling member, Eduardo Fernandez.

Yes.

Calling member, Paul Mann.

Yes.

Thank you. Calling member, Elon Montoya. Thank you. Calling member, Manuel Vidio. Thank you. And calling chair, Adam Gersten.

Yes.

And this passes by a vote of nine to zero.

Thank you so much.

Calling PZAB Item 5, File ID 19477, a resolution of the Miami Planning, Zoning, and Appeals Board with attachments, approving with conditions, two exceptions pursuant to Article 5, Sections 5.5.1, Subsection I, and 5.6, I'm sorry, and 5.6.1, Subsection J, and Article 7, Section 7.1.2.6, of ordinance number 13114, the zoning ordinance of the city of Miami, Florida as amended Miami 21 code to permit lot areas in excess of 40,000 square feet for uses that serve the neighborhood. Further approving two waivers pursuant to article seven, section 7.1.2.5, subsection A14 and 15 of the Miami 21 code to allow service and parking access from the principal frontage and to permit pedestrian entry spacing in excess of the maximum 75 feet for the properties generally located at 600 Northwest 42nd Avenue, 4251, 4253, and 4255 Northwest 6th Street and 601 Northwest 43rd Avenue, which are zone T5L, urban center transect zone, limited, and 613 Northwest 43rd Avenue, 4238, 4250, 4262, and 4276 Northwest 7th Street, which are zone T680, urban core transect zone, open Miami, Florida, with all properties more particularly described in the attached and incorporated exhibit aid, making findings containing a severability clause, and providing for an effective date.

Thank you. Good evening, members of the board, residents, board members. My name is Claudia Diaz. I'm a planner two with City of Miami Planning Department. Before you is a request for two exceptions and two waivers associated with the proposed development at 600 Northwest 42nd Avenue and surrounding properties. This presentation will provide a brief overview of the proposal, its compliance with the applicable regulations, and staff recommendation for your consideration. This line is outlining the exceptions. As you see, the two exceptions, they're both of them are, the top ones are related to lot area. One is because, and then they have to be different because of the zoning, it's a bifurcated lot. And then you have two waivers, one for vehicular access, and another one for the pedestrian entry. To begin, this slide summarizes the project information, including the legislative request and the planning department's recommendation of approval with the conditions. Turning to the site information, the subject property consists of 10 assembled Parcels totaling approximately 121,276 square feet or 2.78 acres. This site fronts Northwest 6th Street, Northwest 7th Street, Northwest 42nd Avenue, and Northwest 43rd Avenue, as shown on the aerial map. The property is located within a mixed-use area characterized by commercial uses to the north and the east, with residential and industrial uses to the south and the west. The site received city commission approval in 2022, including a flume amendment and rezoning to the south portion of the T5L. It was part of a larger assemblage reviewed by PSAP in 2021. Today, the property is dual zone with T680 to the north and T5L to the south, providing a transition to the adjacent T3 neighborhood. These photographs are from the site visit conducted on May 27, 2026, and illustrate the current condition of the property. As shown, the site. It's predominantly vacant with open lots and minimal existing structures presenting on the area. The surrounding area reflects a mix of conditions with newer street-activated developments along Northwest 7th Street and surrounding the corner of the site. a lower scale residential to the south and east, establishing a clear transition in scale and intensity. Okay, so this project includes 197 residential units and 132 hotel rooms supported by over 12,000 square feet of ground floor neighborhood serving retail. As shown in the plans and rendering these uses, let me put it here, are placed along primary frontages to activate the street and support walkability. The building mass transitions appropriately between the T5L and the T6A portions, creating a cohesive pedestrian-friendly mixed-use development. These are the elevations showing the pedestrian-oriented design with active ground floor retail, transparent storefronts, and a wide sidewalk along primary frontages. The facade incorporates variety of materials and articulation to reduce the scale while parking and service areas are located in screen and minimize impacts on adjacent residences. The project complies with Miami 21 and the MCMP with justified exceptions supported by neighborhoods serving ground floor retail. The design provides a compatible transition to surrounding residential areas and meets design review criteria through a pedestrian-oriented, well-articulated, and context-sensitive mixed-use development. The project complies with the Miami 21 and the MCMP for the waiver criteria also. Overall, the proposal meets the intent of Miami 21, provides some compatible and workable mixed-use development, and the requested exceptions and waivers are justified. The state recommends approval with conditions. These are the conditions. The ones that you see bolded are the ones that are specifically for this project.

Thank you.

If you have any questions.

Yeah, the slide previous would be.

To this, to the conditions?

For a second, yeah.

Oops.

Or, you know what, let's, there it is. Just kidding. So the ones that are specific are in bold?

Yes. Okay. which are literally one, two, and four. One is typically, it's just that it's, of course, tied with the floor prints and every drawing that is attached to the project docs.

And the number two and number four are for this one.

Quick question on this real quick. Number four, the daily needs of residents language, is that specific to this? Have you all been using that in other instances?

Yes, it's in the code. That's kind of like why and how this exception gets approved. So we were very careful to make sure that this, even though this definition is not there yet, but I know it's on the works, so.

So the definition is not there currently. So this is, you're putting it in anticipation of it becoming.

It is in the code, mm-hmm. So we're trying to, I guess, to clarify it as much as possible for the applicant and for us and for you guys and the people to know what is a neighborhood service use. Sorry. But it is on the cleanup for the language of the code.

Okay. We'll come back to that. Thank you.

Thank you, Ms. Diaz. Good evening, Mr. Chairman, members of the board. My name is Ines Marrero. I'm an attorney with offices at 701 Brickell Avenue with the law firm of Holland & Knight. I am here representing the property owners and developers, Lejeune Palms LLC. And I'm joined this evening by Ivo Fernandez with Modus Architects. He's a principal. He is the architect for the project. I'm just going to give a little bit of background other than the information that Misty has presented that puts the property into perspective. This site was before this board and then the commission in 2021 for rezoning. Rezoning of the lower part of the property. I'm going to show you. Let's start with the property and where it is just to recap. It's approximately 2.7 acres, and it is on the corner of Northwest 7th and Lejeune. On the north side is the Ocean Bank building. I think, like, that's a really obvious landmark in that area that people are familiar with, right? So for a long time, this site had been vacant for... AT LEAST 20 YEARS. AND THAT'S IMPORTANT BECAUSE A LOT OF TIMES WE COME BEFORE YOU WITH PROJECTS THAT MEET CODE AND EVERYBODY IS SUPPORTIVE, BUT THERE'S DISPLACEMENT, RIGHT? WE'RE DISPLACING RESIDENTS, WE'RE DISPLACING EXISTING BUSINESSES THAT ARE GOING TO LOSE THEIR LEASES FOR A NEW PROJECT. THIS IS BACON LAND. THIS IS A NET POSITIVE FOR THIS AREA. NOBODY IS GOING TO BE NEGATIVELY AFFECTED BY THIS DEVELOPMENT. Let's now talk about that rezoning of the portions of the property that are zoned T5L. Those were rezoned in 2023. As part of that rezoning, we met with the stakeholders, property owners, and they all said to us, and of course, you're going to take my word for it, I'm here advocating for the project, that they knew this is vacant land and something was going to come eventually. And the only thing that they asked is that whatever was there was compatible in terms of height. And so, and of course, that traffic impacts would be mitigated. At the time, this site was in a different commission district. It was in, I always forget the different districts. This was in district four. So the late commissioner, Manuela Reyes, asked that we commit to that and we proffered a covenant that said that any residential uses on the T5 section would not exceed three stories. And that would be to transition from what's happening on 7th to the T3 homes. And you will see that we've honored that commitment. The corner parcel on the Lejeune is a hotel, so that portion of the project is exempt. Another little wrinkle to the site is that while this is in the city of Miami, it is also governed by the Miami International Airport zoning. and use restrictions and height and uses. So we have a height restriction because we're on the approach of the airport. And so what you're seeing is the most we can build in terms of height. And for a long time, we couldn't have residential uses. The code has since been amended so that this site can be developed for residential uses. So those are interesting things that just show that we've been at this for a while. So before you, I'm not going to recap the program. It's there and we can revisit it, but essentially we're looking at a residential project, market units, and a hotel. We're asking, the project meets Miami 21, but for the fact that our site exceeds 40,000 square feet on both the areas of the property that are zone T6, in the T5, so those require that we come before you for an exception. And two waivers, really interesting waivers. One is that we are asking for the reduction of the driveways from 7th Street. We will have access, we'll be able to enter the project from 7th Street. The code currently does not allow that, but this application was filed prior to those changes, so we are grandfathered under that waiver. If you're on 7th Street and you're going, you're westbound going towards downtown, there is a hard median. So you will only be able to do a right turn into our project through that main entrance. And if you're exiting the project, you'll only be able to do a right turn out because you can't do the Miami. I'm going to go and cut through the middle of the intersection and do crazy driving. There's a hard median. So we have that driveway on 7th Street. And the other one is really interesting. Your code requires a certain number of openings, every certain number of feet. And on Northwest 6th Street, what we are proposing is residential uses. So those units don't have doors to the street. And so we're asking for a waiver of that because we're not having it. It's all residential. So I'm going to now move over and show you the renderings of the project. And again, this is the residential component. It does include neighborhood residential. It is meaningful. It's about 7,500 on one of the spaces, and the other one is 5,500, a little bit less than that. So it's welcome, it's enough to have a little neighborhood market, something that people can walk to and avail themselves of neighborhood serving retail. It's interesting because I'm old enough to know why that exists in the code. And it's because when Miami 21 was adopted, there was a concern with large sites being able to be developed for big box tenants. There was at the time a little bit of a conflict with a certain home improvement store in Coconut Grove. And so this was put in there to sort of put a little bit of belts and suspenders and the ability to have review over large scale commercial developments, which can also require a different kind of approval, but also somebody doing a large assemblage and bringing in some large project that had no review. But the genesis of it, as I remember, politically was, you know, the concerns with the Home Depot. Anyway, this is the north elevation of the project. This is the main entrance. And this is the hotel. And on the left, you can see the units, the liner units that butt up against the single-family homes. So it's three-story units that are compatible with the homes that are on the south of that. And that's why we're asking for a waiver because they're residential units, so we can't put like doors and, you know, the typical kind of entrance that you have along a different kind of development as it is required in the zoning. I'm here to answer any questions. We've reviewed all the conditions of approval. We are in concurrence with them and accept all of them. This property still has to be plotted, so we will go through another level of traffic review and another level of looking at anything that needs to be done before we pull a permit. But this is a big part because Without this, we cannot move forward. But like I said, I think the big takeaway is that this is what has always been contemplated. When we went through the rezoning and we met with the neighbors and we met with the Office of the Commissioner, this is what we showed them. This is what has always been in mind. These are market units. It's much needed development in the area. And again, it's a vacant piece of property that is gonna bring much needed housing, residential, and no displacement really of any existing residents or businesses in the area. Thank you.

Thank you, Jose. Great presentation. Is there anyone from the public on this item who would like to speak? Okay, so this is the one on 42nd. Nobody's here for that. Okay. So we'll take it back to the board. Starting on my right. Okay. Member Mann.

Just out of curiosity, I don't see, I saw a slide that had the number of hotel rooms. I think I saw that.

Yeah. And how many apartments? I can tell you what they are. This will have 132 hotel rooms.

And how many residences?

And we have 197 residents, and I can give you, it's a combination of studios, one bedrooms, one bedrooms, plus den, two bedrooms, and three bedrooms.

And what kind of parking do you have for it?

What kind of?

Parking.

Parking, yes. We meet parking. I have my parking on my other notes. 70 spaces are required for the hotel, 315 for the resi. The total number of required spaces for the whole project is 417, and we're providing 426, including some on-street spaces, which count towards the project, which I think is always a very nice thing to have when you have this type of development, because people don't always want to go into the building to park, to do like a quick purchase, or if it's a cafe to grab a cup of coffee. So to be able to park on the street, visit the business, and then get out is always a nice amenity.

Thank you. Okay.

Anybody else good?

I don't think so.

Okay, thank you for your presentation to both of you. I wanted to make sure that I am understanding this correctly so that I can make the appropriate comment. The site is T5, but it was capped to three stories under conversations with Manolo when it was at T4, right? And the excess, and that T5, maximum development capacity is 40,000 square feet in a T5. Is that correct? And then the excess, you want to pass it on to the T6?

No, no. The buildings all meet the underlying zoning. There's no transfer of FAR or density, right?

So help me understand the exception part, the excess of 40,000.

It is because the lot size in the aggregate exceeds 40,000 square feet.

Miami 21. Miami 21 requirement is 40,000. They're exceeding the 40,000 requirement. That's easy for me to understand.

Then the other, the comment, we didn't see any drawings I understand that there is a median and cars cannot come in and all of that, but what is the length of the facade on the primary frontage? And you're asking for a 75-feet curb cut entrance? No. The waiver is for the... Entrances. For the entrances to the building. For these units. To allow an entrance from a primary frontage. But that entrance, did I hear correctly, is going to be 75 feet? No. No, no, no, no.

The distance separation they should have is 75. Okay. Okay.

The 75 feet is a requirement in the code that there be openings along frontages every 75 feet. And so we're asking for a waiver of the Northwest 6th Street frontage, which is the one that you're seeing here on the renderings, because those are residential units. And so we don't want to just punch in doors to meet that. There are homes that have been designed to be compatible with the homes on the south.

Yeah, and I have no objection with that. What I'm trying to gather my thoughts around is where is the primary, the vehicular entrance is going to be through a primary, and it's going to be where? I don't think we have... Thank you.

I don't know if you can see my cursor. We have... A driveway of Northwest 7th. It's a right in and a right out.

We have a driveway out on 43rd? Is it 43rd or 46th?

And then we have a driveway on Northwest 6th Street. It's a shared driveway for the hotel and for the residential development. So we have three driveways.

Yes, OK, I'm good with that. Thank you.

Great, thanks. Is there a motion?

Just out of curiosity, is that open parking?

No, that is a layout. The parking is surrounded by the resi development, and then it's in between. And in fact, it's not even open to the sky, because the top level of the parking of the parking is the amenity deck and on the roof we have, I don't think we have it.

No, we don't have it on the package.

The amenity has outdoor mini soccer field, it has basketball courts, it has a pool. So if you're in the upper units looking down, you're not gonna be looking at the cars, you're gonna be looking at amenities.

Motion to approve. Okay, we have a motion. Do we have a second? Second. Okay, motion and a second. Bailey and Fernandez?

Yes.

Please call the roll.

Calling member Mario Bailey.

Yes.

Calling member Chris Collins.

Yes.

Calling member, I'm sorry. Calling member Maria Paula De Carola. Yes. Thank you. Calling member Eduardo Fernandez. Yes. Calling member Paul Mann. Yes. Calling member Elon Mottoyer. Yes. Calling member Joshua Patinkin. Yes. Calling member Manuel Vidillo. Yes. And then calling chair Adam Gersten.

Yes.

This passes by a vote of nine to zero.

Thanks. Thank you. thank you and thank you thank you thank you thank you both um i just wanted to go back to i think it was four and five or three and four when we said we could ask the staff to take action on the two um lots adjacent so we can get those to conform um oh did something change so i'll what you don't you don't actually have to do a vote i can what i'll do is

There was another one from the previous meeting as well, and so I'll do a resolution for both these lots and the other project, and we'll bring those resolutions for you guys to approve in our September meeting.

Okay, great. Thank you. Right, this is the last until September?

I'm sorry? Yes. This is your last meeting until September. Except for the training. There's training on August 18th, and you should all come. It's fantastic. And the staff has done a great job of planning it as well.

Okay, well, we'll discuss that. Okay. All right, and then next, okay, so there's two items, same or similar neighborhood. How many folks are here for the alcohol application, Little River? Okay, and then the other, Little River Holdings item. Who's here for that? Okay. All right, then we will just continue here in order.

Thank you. Calling item, PCAB item number six, file ID-19478, a resolution of the Miami Planning, Zoning, and Appeals Board with attachments recommending to the Miami City Commission approval with conditions of three exceptions. Number one, a reduction in the required distance, separations for an alcohol service establishment, pursuant to Article 7, Section 7.1.2.6 of Ordinance Number 13114, the Zoning Ordinance of the City of Miami, Florida, as amended Miami 21 Code, and Chapter 4, Alcoholic Beverages, Sections 4, I'm sorry, 4-4G and 4-7C of the Code of the City of Miami, Florida, as amended, City Code. Number two, an alcohol beverage service establishment within the D1 workplace district zone, pursuant to Article 4, Table 3, and Article 7, Section 7.1.2.6 of the Miami 21 Code and Chapter 4, alcoholic beverages section 4-7 subsection c of the city code and item number and number three an extension of an alcohol service hours until 5 a.m. pursuant to article 7 section 7.1.2.6 of the Miami 21 Code and Chapter 4, alcoholic beverages sections 4-3, subsection A, 4-7, subsection C, of the City Code for the real property generally located at 150 Northwest 73rd Street, second floor, Miami, Florida, as more particularly described in the attached and incorporated Exhibit A making findings containing a severability clause and providing for an effective date.

Good evening, Vicky Chironzo with the Planning Department. As my colleague stated, the applicants here are requesting three exceptions to allow for a reduction from the distance separation requirements, to allow for an alcohol service establishment, and to allow an extension of hours until 5 AM. Before I start my presentation, I'd like to make some corrections on the record that are not reflected in the staff analysis. The square footage of the alcohol service establishment is 1,900 square feet. This has been updated to include an outdoor dining, excuse me, an outdoor smoking area. And there's 39 seats and 15 tables. This is on the interior. There is no seating on the exterior. I have a site plan in the presentation. Additionally, the operator should be included as part of the applicants, and that is Folks Little River LLC. Then we notice on the analysis condition eight, it referenced old legislation and an exception is now valid for a period of three years instead of previously that it was only valid for two years. So we're correcting that. Also, there was reference to Northeast 73rd Street, which should have been referenced to Northwest 73rd Street. So we're correcting that as well. And then finally, there is a reference to Southwest 75th Street, which should have been Northwest 75th Street. Bringing this all to the attention so that way it's on the record, it's here. We will be updating the staff analysis and providing it to hearing boards so that they have it on file so when the item does go to commission. So okay, so as my colleague has stated, these three requests are pursuant to Miami 21. And there are also, some of them are pursuant to the City Code of Ordinances, Chapter 4, which is alcohol beverages. This property is located within District 5, Commissioner King, and staff is recommending approval with conditions. Here is some site information. The property is located within the Little River neighborhood. It is generally bounded by Northwest 73rd Street to the north, North Miami Place to the east, and the FEC train tracks to the south, and Northwest 2nd Avenue to the west. As stated, there is a distancing separation request. The requirement is this one is being requested for a school. It is required that there's be 1,000 square feet, excuse me, 1,000 feet distance from the front door of the alcohol service establishment. In this particular instance, the alcohol service establishment, the front door is on the second floor, not on the ground level. The distancing requirement is 1,000 square feet. In this instance, according to the survey, it is 678 feet. Therefore, that results in a 32% reduction. Some of the surrounding uses across the street is a religious and educational use, which is why this reduction is being requested for specifically the educational use. We also have within the vicinity multi-family warehouse and office building. This is the proposed alcohol service establishment, the floor plan. As you can see, there is the interior, there's backup house, it is set up more as a lounge area. There's a total of 39 seats, 15 tables, and they are proposing to operate Monday through Sunday from 10 PM to 5 AM. And I'll allow the applicant to elaborate more on that, on their operating hours. And so then this is the floor plan, and you can see here on the exterior is the outside smoking area, which it contains no tables and chairs. The property is zoned D1, so it is an industrial district, and then it has a flume of the transit-oriented node two. So these are the three requests. Staff has reviewed them based on the criteria set forth in Miami 21, and as set forth in chapter four of the city code of ordinances, and find that the three requests comply with the criteria. So staff is recommending approval with conditions. These are the conditions that as we've highlighted in the dark colors are the ones that are unique to this particular application. The other ones are standard conditions. So the project shall be developed in accordance with the plans and supporting documents submitted bearing the e-plan stamp for exception PZ2519745. The hours of operation for the alcohol service establishment shall be limited to Monday through Sunday from 10 p.m. to 5 a.m. in accordance with the operation plan submitted with the application. There shall be no service in the outdoor smoking area. There shall be no tables and chairs in the outdoor smoking area. And that concludes my presentation. Thank you. Thanks so much.

Thank you very much. I have a presentation on my side. Switch that over.

Council, if you would just keep the microphone closer, it would be.

uh okay here we go thank you thank you uh ian pacheco with a criminal office in 98 southeast 7th street here on behalf of the applicants lrmf owner llc as well as uh fuchs little river llc um so the as as staff has uh mentioned uh this is uh the second floor of a restaurant at 150 northwest 73rd street many of you may have been there uh maybe you know it it's fuchs Fuchs Restaurant opened there in January of this year. This is a restaurant that was actually opened back in 2015, earlier in the city of Miami, closer to downtown, which has since relocated. And since opening up, it's become just an absolutely wonderful restaurant to go to. And so this application is specifically related to the second floor, which we're looking to convert and utilize as a speakeasy lounge. As you've seen, it's a very small space. And so to just add on to everything that staff presented, let me just give a little bit more about the actual space itself rather than the location, the zoning. So first and foremost, the school, which is within the distance, the first thing we did before even moving this application along was we went and we met with them to confirm that they didn't have any objections to our application. We would not be here if they did. So as you can see, nobody's here to object to it. We met with them. As a matter of fact, my client, the restaurant operator, David Fouquier, is here. He met with them. Everybody said that this sounds great and they didn't have any objections so that's kind of the first and foremost that I wanted to mention here. Now, as for the space itself it's in a neighborhood that is just kind of becoming a culinary destination in the city lots of other great restaurants i've been opening up in the area. about the operator. So David Fouquier, when he launched his restaurant initially in 2015, it was after graduating from FIU's School of Hospitality. He has quickly developed quite a large hospitality group, which currently operates six different restaurant concepts between Miami and New York. One of them even received two Michelin stars a few years back. Very high-end concept, very culinary-focused, elevated experience. And the second floor is meant to be a place where the diners can go upstairs for an after-dinner drink stay as long as they want without having to be kicked out until really you'd have to be kicked out anywhere in the city.

You could just speak up a little bit more. Apologies for that.

Keep backing away from the microphone. So as staff has shown, it's a very small space, 39 seats, 1,300 square feet. Here's a few pictures. It's already built out. It's already there. It's already existing. It currently operates as an extension of the restaurant, can only be open until 3 a.m. and serve food. So what this application would do would be allow it to stay open until 5 a.m. and just with the drinks without having to keep the kitchen open after. Basically, it'll allow the restaurant to close and this piece stay open later hours. Other than that, everything else would operate the same again, it's already built out the spaces there. And most importantly, the neighbors who were requesting the distance reduction from have no objections. So with that, I don't want to really hold anything further. If you have any comments, thank you.

Thank you for the presentation. Would anyone from the public like to speak on this item? Anyone? Okay, bring it back to the board. Nothing. Remember man?

Okay.

All of the music is enclosed. All of its enclosed the the only outdoors is a smoking air so people can go outside smoke. There's no smoking inside. That's why we needed that small outdoor smoking area but no music outside.

Thank you.

Thank you. Good. Good.

Good. Good. Yes.

Okay, so I have questions. What type of school is the one that's closer?

So it's the St. Mary's Cathedral School. So the cathedral has a school. It's one church and school combined. But the distance separation to a religious facility that's required is only 300 feet. So we met that distance. So it's only the school that we need the distance separation from. And

And that's elementary, middle, high school?

I believe it's an elementary school. So this is only open during the hours when there's no kids there, 10 p.m. to 5 a.m. Even a few hours after they close to get everybody out of there before anybody's even coming to school in the morning.

And to staff, have we approved these reductions prior? Do we have a history of doing? This is a Florida statute, right? I mean, I understand it's going to be open at times where children are not in school.

I'm not familiar with that.

But we know what we grant. So historically, do we provide these waivers?

This is the first time I've worked on this type of application, so I'm not familiar. There's a Florida statute that pertains to this.

The distance requirement is required in our city code in Chapter 4, and there is the option for a reduction through exception. We don't see a lot of them. I'm not sure that we've seen one in the past few years. I don't remember the last time we saw one, but it is allowed under our city code. Through exception.

And these requirements carries from Florida statute, or is it us that we are requiring the 1,000 square feet, the 1,000 distance?

I could answer that.

Can you?

Yes. Florida statute requires 500 foot distance, where over that, the city code requires 1,000, which is why the city code only allows up to 50% reduction.

Perfect. Thank you very much.

Thanks. I think this type of indoor, post-dinner type of space, there are not a lot of these types of places, especially up in the neighborhood there. My only question would be, we've seen where, and this is to be taken in favor of the idea, but where in a neighborhood, one property would do this and create sort of a weird, a lot of different closing times. Someone may go in for four, someone may go in for five, someone may go in for three. So I just, you know, wonder here from a, you know, from the neighborhood perspective,

Is this something we're going to see more of in the neighborhood? Not that I'm aware of, because there is still a distance separation between alcohol service establishments required. There's no specialty entertainment district here. And this is the only one in this neighborhood. Everything else is restaurants.

So does this application under the current code for Little River, does it have any sort of special overlay or entertainment district? So is that something that... Does this application currently... preclude someone else from coming in and asking for the same type of application. Within 1,500 feet.

Could you use your mic? We can't hear you.

You can't have two merchants selling alcohol within 1,500 feet of each other past a certain hour?

Well, so specifically alcohol service establishment. So a food service establishment, there's no distance separation requirements in the city. So you can have restaurant, restaurant, restaurant, restaurant. But to have what we're applying for, an alcohol service establishment, which would be primarily selling alcohol, so the upstairs being a speakeasy without the food component, that would require 1,500 foot distance unless they come for an exception to reduce it potentially up to 50%. And this does require commission approval, so after this, we would still have to go to the commission for a final approval. Right, so are we advisory at this point? This would be an order recommended to the commission. So this isn't a normal alcohol exception. This is an advisory to commission because it's 5 a.m.? Correct, because we're requesting the 5 a.m. hours and because we're requesting the reduction of distance to the school. Both of those require...

To be clear, the school issue is to me a non-issue because it's higher still than the state requirement. Okay. Anyway, you know, the other ones are not a thing, especially if the outdoor area is just a smoking area and, you know, you're not going to be getting. But I guess just as an advisory board, if someone makes a motion, I would be interested to see the commission and specifically the commissioner for the district who obviously knows what's going on. We have two very, one that's developing and one that we're about to talk about. Is it advisable that the commission discuss with the large stakeholders in the neighborhood a way to avoid precluding the other operators moving forward by doing a district. But that's not your problem, or it could become your, not I wouldn't call it a problem, it could be a good thing for you, but in either case, discussing that at commission, I would say as an amendment proposal, you know, uh, just to, uh, or not an amendment. I don't know if it would be a, like a consideration as commission when they're briefed and when they're discussing this, um, because they have the ability to, to look at a neighborhood wide or, or a narrow band in the neighborhood, let's say, or specific things. So that's all, that's what I would say. Just so it doesn't end up in the long run, creating a thing. I would definitely not, I would, Want to encourage any business applying and going through this headache to get the approval because it's a reasonable request, but in the medium term not end up precluding others from from doing it.

To the chair, if I may. Oh, let me. Oh, yeah.

Member Bailey first, I'm sorry. Mr. Chair, I was hoping that we would take up item seven first before six, because specifically kind of what you talk about, because it is like workforce housing things in the actual larger project, and so I would like to see how it totally fits.

Right. The thing is, these are, in all respect, you make a good point, but they are kind of two totally different scales and types of things, and that project will have its own sort of set of rules and things so I just to keep it. for the sake of the applicant also, you know, narrower.

I will mention, if I may, that we have co-applicants here because we have the landlord, but it's really the operator, the restaurant, the tenant here who's seeking this.

Right, right. Because the landlord has to apply when the tenant wants to apply.

When we applied, it was so long ago is when the lease was still being negotiated. That's why we included both, but... Since then, it's been done. We have the tenant in there. He's operating. So I understand. So this is sort of just a continuation.

Yeah. Okay. Okay. So I don't know. Again, just really on that point, if anybody's okay with adding that as a sort of consideration for commission.

I'd like to make that motion to approve with that consideration. Second.

If I could just get some clarification on something here. The first exception was Because you're too close to the school, correct?

That's one of the two exceptions, yes. The second one is because alcohol is not allowed into D1? No, it's to extend the hours to 5 a.m.

It's currently allowed to 3 a.m., and they're asking to go to 5.

That's number three. But there's three exceptions. Yeah, so I guess three exceptions. One of them is the time. The other one is you're too close to the school. What's the other one?

Just for the alcohol service establishment period.

Could you explain why... There's a difference between a restaurant serving alcohol and an alcohol service establishment for the benefit of people that are not so.

The way that the code defines food service establishment and alcohol service establishment there's really only one difference it's food service establishments sell 51% of more of their revenue from the sale of food and non alcohol. Alcohol service establishments sell 51% or more of their revenue from alcohol. So the difference comes down to what do they sell more? And generally, from a code enforcement perspective, it's do you look like a bar or do you look like a restaurant? But there is a difference in the code. You're either food service or you're alcohol service. Food service, you can sell alcohol. You're allowed by right. There's no distance. Alcohol service establishment, you need an exception.

Because it's in a D1 and it's not allowed in a D1?

No, it is. It's allowed. It's just any alcohol establishment in the city requires an exception with PZAP approval, but requesting the 5 a.m. requires PZAP recommendation. Member Mann, I understand your question.

Let me try. Sorry. Alcohol service establishment, you can only sell alcohol or you can sell alcohol with food. I'm not confused about that.

Food, okay. What was confusing me was there was a talk about not having alcohol establishments too close to each other.

Oh, you can have like license to like license distance separation. So if your food service establishments can just exist. Line up. Line up. But an alcohol service establishment, if you ask for that, Unless there's a special overlay, they have to be separate by a certain distance.

So that's the exception that we're, the number two exception then?

So if I can clarify, there are three exceptions. The first is a reduction in the required distance from a school. Our code, the general rule is that you have to be 1,000 feet from a school. They are going to be 678 feet from a school. So that's the first one. The second one is the use of an alcohol service establishment in their transect zone of D1 that requires an exception just to use the property as an alcohol service establishment. That's all I need to know. Okay.

That's all I need to know. Thank you. All right.

They just, yes. Don't need to sell food anymore up there. And I also wanted to be clear. I'm not suggesting that the conversation that the commission has, however that turns out, preclude an approval of this. I'm saying it should be approved, but they should also discuss neighborhood-wide.

Okay. Motion to approve with the considerations of the chair.

Second.

And just to confirm, the consideration is to examine the area to see if it's appropriate for a specialty or entertainment district in that area?

Yes.

Okay.

Okay, roll call. Calling member Eduardo Fernandez? Yes. Thank you. Calling member Mario Bailey? Yes. Thank you. Calling member Chris Collins?

Yes.

Calling member Maria Paula De Corrales. Yes. Thank you. Calling member Paul Mann.

Yes.

Thank you. Calling member Ilan Mottoyer. Yes. Thank you. Calling member Joshua Patinkin. Thank you. And calling member Manuel Vidillo. Yes. And calling chair Adam Gersten.

Yes.

This passes by a vote of nine to zero.

Thank you very much.

You're welcome. Calling PZAB item number seven, file ID 19498.

Just a moment.

A lot of reading here. Let me pull it up. I do apologize. I have to pull it up other ways.

All right, let's roll.

A resolution of the Miami Planning, Zoning, and Appeals Board, PZAB, with attachments recommending approval with conditions and exception pursuant to Article 3, Section 3.19.3 of Ordinance Number 13114, the Zoning Ordinance of the City of Miami, Florida, as amended. Miami 21 code to approve the master plan for the Little River Enhanced Transit Station Neighborhood District, Enhanced TSND for the real property generally located at 90 Northwest 71st Street, 7050. through 7150 Northeast 2nd Avenue, 7101 Northeast Miami Court, 390 to 540 Northwest 75th Street, 7275 Northwest 7th Avenue, 7301 Northwest 7th Avenue, 7305 Northwest 7th Avenue, 7311 Northwest 7th Avenue, 7373 Northwest 7th Avenue, 7335 Northwest 7th Avenue, 7345 Northwest Seventh Avenue. 7100 North Miami Avenue. 7220 North Miami Avenue. 7329 Northwest Miami Court. 7357 Northwest Miami Court. 7401 Northwest Miami Court. 7409 Northwest Miami Court. 14 Northwest 75th Street. 7421 Northwest Miami Place. 7401 Northwest Miami Place. 7406, Northwest Miami Court. 7400, Northwest Miami Court. 7395, Northwest Miami Place. 7338, Northwest Miami Court. 7328, Northwest Miami Court. 7301, Northwest Miami Place. 7324, Northwest Miami Court. 7320, Northwest Miami Court. 7140, Northwest Miami Court. 51 Northwest 71st Street, 70 Northwest 76th Street, 7200 Northwest 1st Avenue, 7225 Northwest 1st Court, 7161 Northwest 1st Court, 7153 Northwest 1st Court, 7145 Northwest 1st Court, 7137 Northwest 1st Court, 141 Northwest 71st Street, 173 Northwest 71st Street, 7127 Northwest 2nd Avenue, 7137 Northwest 2nd Avenue, 7134 Northwest 1st Court, 7140 Northwest 1st Court, 180 Northwest 72nd Street, 195 Northwest 72nd Street, 165 Northwest 72nd Street, 7204 Northwest 1st Court, 7212 Northwest 1st Court, 7221 Northwest 2nd Avenue, 7211 Northwest 2nd Avenue, 7200 Northwest 2nd Avenue, 220 Northwest 72nd Terrace, 7125 Northwest 2nd Court, 7160 Northwest 2nd Avenue, 7150 Northwest 2nd Avenue, 7133 Northwest Second Court, 7122 Northwest Second Avenue, 7100 Northwest Second Avenue, 255 Northwest 71st Street, 7155 Northwest Second Court, 7122 Northwest Second Court, 285 Northwest 71st Street, 7145 Northwest Third Avenue, 7147 northwest third avenue 7160 northwest third avenue 7128 northwest third avenue 301 northwest 71st street 321 northwest 71st street 214 northwest 73rd street 300 northwest 73rd street 238 Northwest 75th Street, 7400 Northwest 2nd Avenue, 225 Northwest 74th Street, 231 Northwest 74th Street, 7410 Northwest 2nd Court, 7333 Northwest 2nd Court, 214 Northwest 74th Street, 7350 Northwest 2nd Avenue, 7332 Northwest 2nd Avenue, 7325 Northwest 3rd Avenue, 267 Northwest 73rd Street, 257 Northwest 73rd Street, 253 Northwest 73rd Street, 7320 Northwest 2nd Avenue, 241 Northwest 73rd Street, 7289 Northwest 2nd Avenue, 156 Northwest 73rd Street, 7288 Northwest First Court, 7275 Northwest First Court, 150 Northwest 73rd Street, 70 Northwest 73rd Street, 60 Northwest 73rd Street, 733 Northwest Miami Place, 91 Northwest 73rd Street, 125 Northwest 73rd Street, 110 Northwest 74th Street, 7410 Northwest Miami Place, 101 Northwest 74th Street, 127 Northwest 74th Street, 126 Northwest 75th Street, 100 Northwest 75th Street, 115 Northwest 75th Street, 7510 Northwest 75th Street, 65 Northwest 75th Street, 53 Northwest 75th Street, 35 Northwest 75th Street, 7506 North Miami Avenue, 88 Northwest 71st Street, and 7450 North Miami Avenue, Miami, Florida, more particularly described in the attached and incorporated exhibit A, property to allow the property to be developed up to T6-24BO pursuant to the Little River Transit Station Neighborhood District Master Plan attached and incorporated as exhibit B, making findings containing a severability clause and providing for an effective date.

Can I get a round of applause for Melanie for not messing any of that up? I'm very impressed. She is the best at reading all of the titles and not making mistakes and not leaving out addresses. I always leave out addresses if I have to read them. Good evening, Savannah Steiner, assistant director for the planning department. So we're super excited tonight to be presenting our first application in our transit station neighborhood district. The application is for what is considered an enhanced transit station neighborhood district, and it is meant to connect a community via rail in this case a train station, a new train station, the overall master plan will incorporate over 5,000 affordable homes and provide a connected neighborhood with a great sense of place and community. So I just want to go back through the background for those of the PSAB members that were with us when we adopted this. I guess it's been over a year now. You'll remember that we approved two ordinances and the first was a comprehensive plan and that comprehensive plan was meant to create a land use designation for transit-oriented development. This is similar to what the county has in terms of RTZ, but it's really meant for us as a city to begin looking at where our transit-oriented development should be located throughout the entire city, how we locate density around that, and then so that we can provide tools and framework within Miami 21 to create how that development actually gets built out. So, that's really kind of the overall purpose of when we created that land use designation. And then, of course, we created the ordinance within Miami 21 to create the transit station neighborhood districts. We do have application requirements. We created two types. One is general and then one is enhanced. And our application tonight is for an enhanced transit station neighborhood district. It does have very specific application requirements including a master plan with a significant amount of documents that are included. to ensure that we are doing a thorough level of master planning for for the neighborhood it does require a minimum of three acres of land the properties must be zoned t4 t5 t6 and d1 they must already have that land use designation that i talked about of a tod node one two three or four in this case the property has the the properties are designated as tod node 2 and 1. The exception has to be approved by PSAB and we did exclude some properties in the NCD. Of course there's no NCD here so that's not an issue and at this time it doesn't include any historic properties. So again, there is a requirement of public benefits. These public benefits are prescribed within the code. So there's really, it is, you have to do them. There is no exception to whether or not you can do the public benefits. If you don't do the public benefits, if you don't provide the public benefits, then you don't get the enhancements that come with being part of a transit station neighborhood district. To be part of the enhanced transit station neighborhood district, the first thing that you have to do is you have to make a significant improvement to an existing station or you have to provide a station. In the case of our application tonight, you'll see that the applicant is providing a brand new train station and they are well on the way to securing all permitting for that as well. So this train station is not... something that is pie in the sky. It is something that is coming very quickly and is tangible and feasible as well. There's also a requirement for affordable or workforce housing. There's a breakdown. Again, this developer is going well over and beyond in terms of the types of breakdowns and different types of units that they're doing and providing. So we are creating a mixed income community here. You also have to provide civic space, enhanced landscaping, mobility amenities. In this case, the applicant is providing a circulator, and then there are other enhancements that you can provide as well. In this case, one of the things that the applicant is doing is providing micro retail space, which really allows small businesses within the community to thrive. So this is kind of the process in terms of how the process works. So first step is you have to get the fixed rail station approved by the Miami-Dade Transportation Planning Organization. And that goes into their 50-year master plan for transit throughout the entire really throughout the entire region. And 50 years sounds like a really long time. And I do want to remember that when we, once that is done in terms of getting into their master plan, then it has to go into our comprehensive plan. Please remember that our comprehensive plan is on a 10 and 20 year milestone mark. So even we as a city are not necessarily thinking that this type of development is gonna occur tomorrow. We're looking at how these might develop over the next 10 to 20 years and how this works together to create a community and how our communities begin to tie in together through things like light rail and fixed rail. So once it gets adopted into our Miami comprehensive plan, then there is the process of actually getting the land use designation, and that is our TOD node designation. And that's where we as the city look at density and intensity in terms of FLR in units per acre, and make a recommendation based on that. Again, these properties were adopted and received the TOD designation last year in 2025, and they have the TOD node designation of 1 or 2. And so this land use designation really begins to allow us to begin doing that 10 and 20 year planning that is really required to have a successful transit oriented development. If you look at transit oriented development across the nation, none of them occur overnight. They are often plans that are realized over the span of 30 years. So, again, I think what this allows to do is after you get that transit-oriented development node and that land use designation, it then begins to allow you to use our Miami 21 framework that is our transit station neighborhood district. and begin doing a master plan for how that development might occur over the next 10 to 20 years as we build out and establish communities. What is really great, again, about this particular project is that not only are they incorporating over 5,000 units of affordable housing, building a train station, as they're also connecting a community together and creating a walkable mixed-use environment. At the heart of this development, what you'll find is almost half of it is based on adaptive reuse. And adaptive reuse is so important to establishing a sense of place and a sense of community. It is that authenticity that allows communities to often thrive. I think this is a really great project in terms of connecting all of the things that we really love to see in terms of transit-oriented development, the connected walkability, the last mile benefits through some mobility amenities they're offering through public benefits. mixed use communities, again, that are walkable, but also a large amount of affordable housing. And then the ability to support local businesses and local entrepreneurs that are specific to this neighborhood community. All these things tied together create a neighborhood unto itself. And so that is why this is so exciting. I'm going to turn it over to my colleagues to take you into some more of the details and particulars of the actual master planning process.

Thank you. Good evening, everyone. Paul Genovese, Chief of Urban Design with the City of Miami. Just going to do a real quick background on the master plan itself and the context before I turn it over to our applicant team to present further on that. So the purpose of the Little River TSND, to provide much needed affordable and workforce housing to support the creation and growth of small businesses, create and improve new green spaces and civic spaces throughout the neighborhood. And most importantly, to expand connectivity not only within the Little River neighborhood, within the greater region of South Florida via this train station that will be constructed. The neighborhood context, as you can see here on this diagram, the pink parcels are the parcels that are included in this exception application. The blue box, kind of more or less the master plan area, showing it in the context of Little River and the other neighborhoods in the northern part of the city of Miami. As you know, Savannah gave you the background on the main of many public benefits that this application will be required to have is the train station itself. This shows the train station in the context of our transit network in South Florida, as you can see. This is the purple kind of spur that comes off the existing tri-rail line that, from Metro Rail transfer station, heads east and then south into Miami Central downtown. That spur currently does not have any intermediate stops between Metro Rail transfer and downtown Miami at Miami Central. The station in Little River will finally provide an interim stop that is much needed along that corridor. A little background on the site information and what we're looking at here. There are 101 parcels. You heard all the addresses earlier. They add up to about just under 60 acres. They are highlighted in red on this drawing. And as I move through my presentation and the applicants do theirs, you're gonna hear a lot that this project, this master plan is divided up into three different areas that you can see on this drawing here. Area 01, 02, and 03. These are, you know, different development typologies that'll be happening within these areas, different phasing plans and timelines, and the applicant team will give you a lot more details on that. A quick look at the zoning maps and the future land use maps for the project. And this is the potential development program that this enhanced TSND entitles the applicant to. You know, Savannah kind of walked you through what the application entails, the public benefits that are required. In return, this is utilizing the land values and numbers that we have for the project and for the application. This is what they can actually potentially build. So as you can see here, those three areas that I mentioned on the previous slide, the total lot areas, acreage and square footage within those areas. Their permitted densities, as you can see, area one and two, which have that TOD2 node designation, can go up to 250 units per acre. Area three, which is that 01 node designation, 150 units an acre. FLRs of 17 and 11, respectively, between those two different node designations. A minimum open space requirement of 10% in all three areas, regardless of the node. They will be providing enhanced civic spaces of at least 20,000 square feet within each area. And they are allowed up to the T624BO zoning standard in these nodes that would equate to 24 stories of maximum height and a bonus of up to 48 stories in node two and 30 stories in node one. Now to quickly get into the exception itself and the analysis in the report. The request for the project is one exception pursuant to Article 3, Section 3.19.3 of Ordinance Number 13114 in Miami 21 Code, as amended approving the master plan for the Little River Enhanced Transit Station neighborhood district, the TSND, to allow for the redevelopment of approximately 60 acres. The conclusion is the Planning Department recommends approval with conditions of the applicant's request for the master plan exception. Termination is based on the following analysis. The applicant has submitted the necessary information to the Planning Department, which demonstrates compliance with the guidelines and criteria required for this type of permit as specified in Miami 21. Planning comments were provided in ePlan pursuant to a comprehensive review of the application materials. All comments have been addressed through the ePlan review process. The application has been referred to the following departments whose comments and recommendations have been considered and are reflected in this final decision. Art and public places, environmental resources, fire, urban design, public works, and zoning. The application has been reviewed and found sufficient. Recommendations pursuant to Article 5, Section 5.7.2.4, Article 7, Section 7.1.2.6 , Article 4, Table 3, Article 5, Section 5.7.2.4 , and Article 7, Section 7.1.2.5 of Miami 21 Code. As amended, the Planning Department recommends approval with conditions of an exception to allow for the Little River TSND as presented with the following conditions. In summary of the conditions, there are 33 conditions with this report for the recommendation of approval. In summary, these conditions pertain to the development of the train station, including timeline and milestones that will be checked along the project's progress, the provision of affordable and workforce housing, building permits that reflect the goals in the master plan and all applicable code sections in Miami 21, public benefits being delivered in accordance with the phasing and minimum standards that are laid out in the TSND legislation, and additional tracking for improvements such as fire, schools, and infrastructure that may arise as this project goes towards building permits for the different phases. Thank you for your time, and I'll turn it over to the applicant team.

Good evening, board members. My name is Carly Koschl with BRFLT, offices at 200 South Biscayne Boulevard. I have the privilege of appearing before you this evening on behalf of SG Little River Holdings LLC, the winner of the county's 2023 RFP associated with approximately 35 acres within this master plan and its affiliated entities. With me this evening are Wesley Hevia on behalf of the LRMF applicant entities. There are multiple applicant entities as part of this application. Representatives from the LRMF applicant entities are here as well. Juan Mularat with Placerbia, our urban design team, Brian Whitefield with Architectonica, our architectural team, representatives from SG Little River applicant entities, and my partner, Jeffrey Burkham. As staff mentioned, what's before you today is an exception for the Little River TSND master plan, the city of Miami's very first transit station neighborhood district. As Ms. Steiner described, you considered and approved the TSND legislative framework last summer. Since last summer, the applicant teams have worked extensively with city staff to refine and document how the concept should be implemented. It's important to begin by identifying the issues that this plan is built to address. Because housing and mobility in our community are not two separate challenges, they're very much interconnected. It's estimated that Miami-Dade County working families spent up to 70% of their income on housing and commuting combined. The most effective way to lower a family's combined cost of living is to place high density, affordable housing directly next to transit. And that is exactly what this application does. It addresses multiple city challenges with one plan. At a high level, this master plan sets the framework for three concrete elements. First is a new fixed rail train station in Little River with funding, design, construction to be coordinated by the private sector. Second, it includes over 5,000 new and affordable workforce housing units phased in responsibly over time. And third, the concept for a unified, walkable neighborhood, one built on significant public benefits that are prescribed by legislation, not left to chance. Last summer, you all and the city commission considered alternative development frameworks, including the county's rapid transit zone and the state's Live Local Act. Under those frameworks, density arrives on a case-by-case basis without any unifying plan. You all have seen how that can create tension and disjointed growth. But the TS&D framework was created to be different. These transit-oriented projects will stay city projects and will be city managed. The public benefits were negotiated by the city in the creation of Section 3.19.3 and Section 3.19 generally. The plan is organized as one plan across three sub areas. Areas one and three are prescriptive and avoidable housing driven. They include the Victory Homes and Gwen Cherry housing sites, and they will be developed consistent with agreements with Miami-Dade County. Notably, the new transit station is included in area one. Area two is different in character. It is entirely privately owned, home to some incredible small businesses, and we anticipate that it will grow organically over time. Together, these three areas give the master plan both diversity and connectivity. Over 16 months from March of 2025 through July of 2026, there have been approximately, well, there have been exactly 13 meetings across six venues. These meetings have been open to the public and the people most affected by this plan have been engaged with directly over time. At this point, I'll hand it over to Juan Mularat, who will walk you through the master plan concept.

Thank you, Carly. Good evening board members. Juan Mujerat, Plaservia Design with the address of 1385 Coral Way in Miami, in the city of Miami. So I'm here tonight to walk you through the urban design and the merits of the plan as it pertains to this being a master plan, a cohesive master plan that we have been working on for a few months. So you've already seen this image. I wanted to at least share it with you one more time because it sets everything else up. Carly talked to you about three different things that this plan does. It does provide affordable housing. It does provide transportation. And it also creates a connected neighborhood. I wanted to add to that that the three of them come together. And the three of them need to work together. And without one, the other one doesn't happen. What the master plan does, it provides, in essence, a station that allows for the rest of the neighborhood to improve as a whole. And so I'm going to zoom in a little bit more. Once you start looking at how that line, that train line, comes down into the neighborhoods, you'll start noticing how the CSX that is further west from this map connects to the FEC, and this horizontal connectivity is really important for the city of Miami, where most of the transit happens north-south. This is quite a a critical advantage that we have in this site. You'll also notice, in terms of the context, how we have 79th Street to the north, which is an evacuation route, which is beyond our site, which is in pink in this image. But it does provide some context between that, the I-95, and Biscayne. And our site not only is inside of that, but it also is bifurcated by the train lines. If you zoom even a little bit more, what we've done with this master plan is look not just at the parcels that the master plan controls, but also at the neighborhood in itself. You'll notice here some important things to note. One of them, of course, is I-95 and the rail, which divides the site. and provides some challenges for the connectivity, but you also notice in blue some of the existing community spaces that, because of the master plan, will finally be able to be connected in a safer and more accessible manner. Some existing conditions, I think it's important to understand the site and understand what exists there today. The site has quite a bit of history of both development in terms of in terms of buildings as well as infrastructure. Some more successful than others. Some quite old. We've got 1940s and 1970s affordable housing, which is the bulk of the master plan. But the I-95 as well that separates part of the master plan or part of the parcels. And as well as what was mentioned before, some industrial and some more unique and characteristic and really some properties that are important to note. One of them you'll see on the top right-hand corner, which is the cathedral, the cathedral church. Beyond those existing conditions in photographs, you'll notice how we also have a significant amount of properties within the centerpiece of the master plan as well as larger properties on either side. It's useful to see the area so that you can begin to see what kind of urban grain we have or city grain we have. And when you start looking at the parcels that are actually part of the master plan, you'll begin to notice how those potentially can, if master-planned together, begin to connect and develop over time so that we can support both that connectivity and then also open up the ability to get to the station, which you can see that one in red on the left-hand part of the image. So the proper, again, one of the great advantages of doing a master plan is that we can begin to strategically identify those areas that can become a little bit more granular. And through development over time, we can begin to break up these parcels, as you can see in the map, in a way that is not just beneficial for connectivity and breaking them up and allowing the master plan to become more porous, but also in a way incrementally develop the area through a coordinated master plan. The community spaces that I mentioned before you have here, you also have in your packet, but you've got two schools, you've got churches, you've got other community and gathering spaces around that master plan. You also see here that it's overlaid, and I'll go into a little bit more detail on how the master plan achieves that connectivity beyond what a single project over time would do. So the coordinated way in which this master plan functions has a huge benefit to the rest of the community in terms of being able to access these spaces in a much more efficient way. You'll see here with this connectivity overlay on top of the blue parcels that are the community areas, you'll see how highlighted in red you'll see those are the new connections that we're making through the plan. Something again that would not be possible if we were not master planning this from all together. And here is the same overlay or the same bubble areas in red overlaid on the existing framework. You'll notice some of the large parcels don't have connections and By being able to control these and plan these accordingly, we are able to create more accessible areas throughout the master plan. Another great thing that we have going in this master plan is the circulator. You'll notice in the, well, it's rendered pink, it's rendered red in my screen, but in the pink dots there, a circulator that will connect the three different areas and most importantly, connect the station to its surrounding area. So the circulator will function not just connecting the master plan, the three different areas of the master plan to the station, but also by the fact that the circulator runs also through the edge of the master plan properties, it'll allow for the community. Shall I go back a few slides and start again? All right. And then the open space, that is also critical in terms of this master plan. It is not just a requirement of the master plan, but it also provides an opportunity for us to look at how streets become those gathering spaces and spaces that go, again, beyond the open space itself. So you'll notice in darker color the spaces that are designated as civic, but the opportunities in the way that the buildings can be laid out through this master plan over time provide opportunities for additional setbacks and spaces that enrich that connectivity. One example that I can provide for you, this master plan, is a proposed connection along the I-95, creating an access, again, from the community to the north down into one of the connections that goes east-west, allowing for an activation of that frontage that would otherwise be just the side of the I-95. The civic space, as I mentioned, those are those gathering spaces, as you can see. They're also spread throughout the master plan, so that allows us to not just provide those spaces, but also create identifiable community gathering spaces around the master plan. Those community spaces, those civic spaces, they also serve as that connectivity, as I mentioned. You'll see how we are connecting straight right down into the station from the outside of the master plan by creating opportunity for porosity through that development in this particular example, connecting over to the station itself, which, as you've heard over and over and over again, it is one of the critical components for the entire master plan. Another one of the civic spaces in Area 2, you'll notice highlighted in red right there, that's how we are potentially developing proposing to break up a block and allowing not just that connectivity, but also a civic space. And then finally, a larger one on area three, which is an open space that we believe will become central to the development of that larger area for the entire master plan accessible as well. In terms of neighborhood enhancements, it's not just the open spaces that we're looking at, but as I said, how the development responds to the street, how the street is enhanced, how we're treating those edges, and how we are activating through the potential future program that will come over time. And we've looked at several ways. These are inspiration images that allow us to envision what could be. This master plan considers a concept of how those could be developed over time. And we really think that by being able to look at this master plan in a holistic way, we can take a good cohesive approach so that the master plan becomes also character rich. And then finally, one thing that at least I think is very important, maybe it's because I am the urban planner here, but I feel that when you are able to master plan things as a whole, you're also able to coordinate vistas and coordinate the way that streets and the experience that people have on the streets. So you probably have noticed in the plan how some of these streets actually turn and they become spaces in themselves. This is one of the examples, or terminated vistas as you see here, how the street actually is specifically designed so that at the end of it, you have something that is planned, right? Unfortunately, we see in Miami too often that developments happen on their own in a vacuum. And sometimes after developments happen, you realize what a missed opportunity I had on that corner to do something special One of the great advantages of doing this in a holistic manner is that we have that opportunity, and that's part of the aim and the goal and the objective of the master plan itself. So a few more examples of Terminator Vistas enhance streetscapes, concepts of how people navigate the master plan, arrive to the station, again, in a way that goes beyond walking on a five-foot sidewalk next to three lanes of traffic. The one thing that I will note once again is that the development phasing plan is done in such a way so that we can see this happen over time. So instead of looking at a very large project, as master planners, as we look at master plans like this, We always need to think about how strategically we can deploy the different types of development that go into these large master plans so that it builds value. And it builds value not just for the master plan itself, but value for the community. It also strategically looks into how these parcels can be deployed so that the connectivity that I mentioned before happens. And just briefly, I'll share this slide as well. This is actually quite telling, and this is actually a good slide to emphasize the importance of program over time. You'll also notice how we have a more intense commercial development around the station that's intentional, given the potential public benefit that we will see and the amount of people that we will see in that area. And the project, through its program and phasing, begins to become more nuanced as you go through the center and then over to Area 3. And with that, Carly, I'll hand it off.

Thank you.

So to wrap up, as staff described, there are public benefits that fall into five different buckets, the train station, neighborhood enhancements, housing, small business development, and one of the other items that's required is a brownfield redevelopment that we are implementing. And this master plan includes all of those. We have provided a train station implementation timeline, exactly as staff said, to provide the timeline on which this train station will be built. What's really important to understand is that the train station will be located, as I mentioned, in area one. But on the site today are housing units that need to be relocated and rehomed into the first phase of development before any train station work can actually begin. So there's a time sensitive nature to what is before you today to make sure that people, a new home, new homes can be built for the people that are on the site today so that we can bring the train station to fruition. This is an optimistic and aggressive timeline, but the applicants are committed to bringing it to life. And so, in summary, what this master plan delivers is a new train station, thousands of affordable and workforce housing units, and a connected neighborhood. And with that, our teams are available for questions, and we respectfully request your approval.

Thank you. Is there anyone from the public who would like to speak on this item? Please come up to the podium, state your name and address. Make sure you speak into the microphone so it's loud. Thank you.

Hello, board, community. I'm Bennett Pumo. We've been Pumo Building Corporation. We've been around for 70 years. We're housing small mom-and-pop shops and making that happen. We did a good job with it. We're impacted in Little River. We've been there for a long time. Our office is right next to all these folks, all nice folks. We've met with them several times over the years. From Steve, I won't use last names. Steve, the first buyer. Matt, the second buyer. Monty, the third buyer. They're all in. I've been a supporter of all of it. This is a beautiful project. I can see what it needs to be done. It's gentrification of the neighborhood, of course, but it needs to be done from warehousing of mom and pops to the warehousing of people. Now, we've taken good care of our people, which is the mom and pops. It's your job to take care of the people that are going to be in these projects that these folks are building. From what the young lady over here read, It took her a long time to read each individual address. Why? Why does she have to read each individual address because these folks are venturing into a de facto spot zone type zoning? What's going to happen to the other lots that are just left remaining in between a, up to what you said, a 40-story building with bonus when we're stuck with a D1 zone. By Miami 21, by right, they should have come in with a sat plan, okay? They're kind of going around that on the end game and trying to do individual spot zone on these properties to build these high rises. What that's gonna allow them to do is when they come in on each individual address that that lady read, they can apply for variance in each individual one. Variance in parking, downsizing of the apartments, just like they did on the 79th Street project in 3rd Avenue, where they brought the units down to just a little over 200 square feet per unit. So how many living units can they put in? My calculation, even if you only go with 50% of the developmental area on the 59 acres, they can put in possibly 20,000 apartments. if they get to it. And that's only 50%, and that's using conservative 20% of common area, parking area. But what happens to all these little lots that are in between their spot zones? I know they don't want to do a sat plan that's a pain in the neck. I watched it happen downtown. I watched it happen in Linwood. It's a pain. I understand. So it's going to be your job to come up with a solution. I'm a solution maker. I would like to propose you defer the approval, defer the approval, and go with you make it up and you put an overlay on all the lots of a T6-24-0. And you let it happen to all the lots so we're not the lots that are left, the little warehouses, the little single stories, the mom and pops that are still going to be left in the neighborhood, and even some of their lots are going to have some single story, I think. But you can't let these other lots just be abandoned. And that's what will happen because the smaller lot will not be able to comply with the T624 setback. They won't be able to put the parking in. They won't be able to put the density on a small lot. and they won't be able to comply, and basically you're condemning those lots to no man's land. So allow those owners that are out there. We only have, we're only going to have maybe a couple hundred thousand feet in the area.

Mr. Pumo, if you... I know, I know, I got to... Yeah, just bring it to a conclusion.

Yes, okay. So if you would, either defer to go with an overlay for all lots, the t624 or you make an amendment on their requirements that the other lots that are going to be in this district that are not within their application can build lot line to lot line without any setbacks and the developmental possibilities for the vacant lots that are left where the underdeveloped lots, which are going to be non-conforming, would be allowed to go lot line to lot line and build without the requirements of the T624. Thank you.

Thank you. Thank you for your suggestion. Anyone else like to speak?

Hi. Good evening, everyone, and to all my neighbors watching at home. My name is Nico Huff. I live at 7522 Northwest 1st Ave. I've been living there for about six and a half years now. For about two years of that, we also rented the space next door as an artist studio. And unfortunately, my wife couldn't be here today, but she assigned me some questions. The first thing I wanted to mention is that we try to stay pretty involved. We, like, read the community newsletter, et cetera. I was pretty shocked to see how many meetings have happened around this plan and how... Little I knew about it, and none of my neighbors did either. I hadn't seen it really in the community newsletter or anything, and I know that we would all be very appreciative for more transparency between the owners and those who live there. And I also don't have full clarity. My name was among or my address was among the hundred one parcels That was read off as part of this rezoning and I still don't really know what is going to happen to my property or what the timeline is so I think as 1% of that list we would love to have a little more information So some of the concerns that we had otherwise generally about this plan, and we're very grateful. We support a thoughtful revitalization of the area, of course. However, there's a few things. The businesses that have been coming in have a kind of short lifespan there, very frequently. I'm talking about Connect 360 and Rosie's and I think Rodney Scott's didn't open. And, you know, the mean income of the area is still $40,000 to $55,000. And I do... worry a little bit when we hear about these small businesses that will be supporting the neighborhood, that maybe there is a little bit of discord between that sort of establishment and, you know, I don't think that my neighbors are going to the omakase spot, Michelin rated or otherwise. And I think it has created a general sense of displacement. Certainly it has created an increase in property crime. as a result of that displacement. So we do think that maybe there is still a lot of room for the developers to, you know, you can be forward-looking and still meet the people where they are. I think it would be a more robust and kind of organic community because all of our neighbors, many who are multi-generational in that neighborhood, are feeling pretty left out by this process. So in the spirit of community, we think that's something that should be more strictly kept in mind. And I know I'm running a little long. My third note here really is the bats. They're protected by the state. We haven't seen any environmental impact report on that. And a lot of the new construction has displaced bats in the neighborhood. So we'd love just to see them considered. Thank you.

Thank you. Is there anyone else in the public who would like to speak? Okay, seeing that there is no one currently, we'll give you an opportunity to speak if there are any questions. But we'll start, you'll come back around. All right, Member Mann.

Thank you, Chair. Maybe staff could correct me if I'm wrong, but a bonus site at 48 means it's perfectly possible that they could ask for 48 stories in that district?

Yes. So with the exception, they're allowed to go to T624.

It wasn't just an example of what might have been there otherwise? They really could put 48-story buildings there.

And then they could bonus to 48 stories using the... Article 3 of Miami 21.

Yeah, I know we had a primer on this not too long ago, recently actually, and I think it's a great idea, but some things really concern me. You're essentially building a city, a new city, where there is no city. I think it's a fantastic idea to expand the transportation network, particularly trains. I think it's critical for Miami's future. But you're asking us to approve a city where there is no city. And I can't do that without seeing concurrency. I don't believe that you have enough water there, that you have enough sewer treatment there, that you have enough garbage pickup. I need to see, before I approve a new city being approved in Little River, I need to see data that says it's a good idea, that it's possible, that the city is ready for it, not that it's going to catch up with a sewer treatment plan, a sewage treatment plan later, or that it's going to build more water treatment or pump houses. I mean, I don't see how the city can actually supply a new downtown of that size without any information about additional infrastructure. And I bring this up now because you've got many more of these coming. This is the first. And you'd like to have, I think, another dozen of them. And so I need to see some concurrency data before I vote for anything like this at all. So I would make a motion to defer this until we can see a little, so we can see behind the curtain and see what's, can we really do it?

Member Mann, let's, if there are any responses, we'll start with staff and then we'll go to The applicant will sort of do this will be the format. So we'll go down and as you guys raise issues, we'll have everybody respond.

So concurrency has already been supplied for this. It was supplied when we did the team.

And we've heard this before. But we don't see the data. And I need to see the data. I'm just not going to take it on face value anymore. It has the water and the sewer and the garbage trucks. I need to see the data.

I'm not going to cut you off, but I do just want to let Because I think everybody's gonna have a lot to say and questions to ask. Just ask the question, let them respond, and we'll go back and forth. But first, just let everybody finish the answers to the questions that are asked.

Thank you. So there was concurrency that was done when we introduced the TOD node one and two. That was included in your staff report that you saw at the time. That then was thoroughly reviewed by the state. They actually had subsequent questions on that concurrency, specifically surrounding transportation. We responded to those, and then ultimately that was approved by the state. So the concurrency for this area in terms of the density at 250 units per acre and then 150 units per acre has been done and approved by the state. To I think your further point is that we know that there will be infrastructure improvements needed as development within this master plan comes online. And that does occur and is required as part of their building permit process, they cannot receive a building permit process without building that or entering into the agreement with the city. or with the county at that time. So for example, if all of the sudden they need an additional school because they've triggered that type of concurrency, they will have to enter into an agreement to supply that school or to pay for additional seats before they can even receive a building permit. So all of that concurrency is done and then is double checked it's already been done and envisioned for a 10 to 20 year plan. And when we added it to our future land use map, and then it is double checked for accuracy at the time of permitting. I know that the applicants can speak more to some of the specific types of infrastructure improvements that will be required as they begin doing, as they begin actually building and developing.

Okay. So really quick, can we just get basically a bullet point

to just on point to this member man's question name and address michael swardlow i live in crawl gables um i'm the owner of uh with a partner mr gotcha of sites one and site three and i want to talk to you about infrastructure which was basically what you were addressing I want to tell you two things. Number one, in the construction of Sites 1 and 3, there will not be any 40-story buildings.

We are developers who deal with... Mr. Swerdlow, I'm sorry to cut you off, but you've got to talk directly into the microphone.

Okay.

I'll do my best. Thank you.

There will be no 40-story buildings in Site 1 or Site 3. We cater to the middle class and below. Our buildings will not exceed 120 AMI, and there'll be a 30 AMI on the bottom. All the infrastructure that's required for those buildings, we have accounted for. Our budget exceeds $100 million. We will pay for it. The city will get a modernized sewer system, a modernized electrical grid. We will be moving... those electrical towers that are in the way, and generally improving the infrastructure and neighborhood is a gift to the city. We don't expect to build a building and not have hot water coming to every shower in that building, no matter how poor the people are. It's not there today. What you've got there today is, I'm gonna say a thousand, very poor people that are living in very substandard conditions. We're prepared to start the two buildings that will replace the housing that's there today and improve the lives of those people immediately. Those buildings have already been planned. We can show you the architectural renderings if you like. We can show you the floor plans if you like. We've met with those neighborhoods. They're more than excited to move. In addition, this is an unusual thing, and it's a position I don't like to get into, but I'm in it. I have already invested $30 million in this project. I invested because it was necessary to get clear land to build the first two buildings without moving any of the existing tenants out of the way. Nobody will have to leave or get relocated. We are building this for the poor and the middle class and ourselves. We are not destroying anybody's lives. We are attempting to improve them. Site one and three, are two very run-down, old federal housing projects. They're a scar on the neighborhood, and people living in those buildings, the conditions are sinful. We want to replace them as fast as we can, and you need to let us do it. If Mr. Mann wants to discuss the infrastructure with me, I'm happy to do so. but we are used to very large-scale projects. We're used to providing first-class services, and we're used to building infrastructure. I don't know whether you're familiar with the Dolphin Mall. Okay. I built the connection. I built the exit at Fifth and the turnpike. And the reason I built it was because I knew that if I left it to the Turnpike department or the roads and bridges or whoever the hell is supposed to do that stuff would take six years We built it in two years to their specifications We will build all the infrastructure to the city specifications Mr. McBride who's in the audience who's a pain in my ass Tells me we need two new sewer loops right away. I Guess I have to build them But we're not going to construct a slum We're going to improve the lives of 1,000 poor people and hope to improve the lives of 10,000 more people that would like to move to Miami. That's all I want to tell you.

Thank you.

Thank you very much for that, sir.

I have a few questions for the city. Can you advise why this was proposed this way as opposed to a special area plan that's overlay of a more cohesive selection of properties?

So an SAP is not an overlay. I'm not really sure how that has been entered into a confusion. An SAP is base zoning. And it is very similar in terms, or it is exactly in terms of legality, the same as what you see as a PUD, so a planned unit development, or a PD, a planned development. And it is tied specifically to, it's typically tied to a site plan, it is, there's not a lot of room for flexibility, and so And it's not really meant for large-scale neighborhood planning, so to speak. It is prescribed for large-scale, I would say, development planning. What the TSND is, is going to be more similar to an overlay, but it's an overlay approved through the process of this master plan, which is the exception. So I think that In terms of, you know, the previous speaker spoke specifically about having T624 and then what do you do with the properties that are in between. All of the properties that receive a TOD node designation as a land use designation, depending on their distance from the fixed rail station, can immediately develop two T612 standards without having to buy right. So that includes the density, proposed uses, intensity, as well as development standards and parking standards as well. It is only the height that then triggers the public benefits. They can also then be asked to be included into the master plan at a later date with owner authorization of the master plan in the current. And then there's an additional exception warrant process that they would have to come through as well to be added into that process. So there is, the T and D has already, thought about how properties develop beside properties that are included in a master plan, or as we get smaller individual lots that develop within a TOD as a whole. So this one happens to be developing as a master plan to create that connected community, but we know that in some of our communities where we already have, as this begins to grow across the city, or if it does grow across the city, and I hope that it does, that as it begins to grow, we know that we have some stations that already exist that already have some TOD development surrounding it that will be much more organic than this one. And so that was already contemplated when we wrote the TSND legislation and put that ordinance into the code. So in essence, this part of our ordinance in Miami 21 operates more like a overlay or a design overlay or an urban design overlay than an SAP because an SAP is actually considered base zoning versus this which is more, is meant to be more of an overlay type of situation.

So all of the properties that were listed in the beginning are owned by that entity, correct, that owns? Because that's listed as the applicant.

There are six different applicant entities.

And are all of those a part of Little River Holdings?

No. So SG Little River Holdings has three entities, and then there are two LRMF entities, which are also applicants.

Most, all of parcel one is owned by SG Holdings.

Parcel one or zone one? What's that? Zone one.

What?

Area one.

I didn't understand what you said.

Sorry, please continue. Because I'm a deaf old man. If you could repeat it, it'd be great. I was trying to understand the ownership entities.

The ownership is as follows. Parcel 1 and Parcel 3, which are comprised of giant public housing disasters, are owned by SG Holdings, along with a little strip in Parcel 2 that's yellow. See that little vertical strip in 2? That's a row of vacant townhouses that was run by the federal government. That's our property. The reason that Parcel 2 is important to this project is because Parcel 2 has become, I know what you're looking at is their future building requests, you know, 40-story market rate, who knows. Right now, It's where the entertainment is. It's very beneficial that it's there. It's beneficial that Fuchs is there. It's beneficial that that fancy steakhouse is there. It's beneficial that this hamburger place is there. The gentleman that was up here with the long hair, a large man, was complaining. He's probably got a parcel in there that he can't sell to them because everyone who's in there is trying like hell to sell their land. We had to buy two pieces of land from ABC Supply, and as soon as they went on the market, we paid them full asking price. And the reason is I didn't want to score up our project. It cost $11 million for two acres. Since then, that was like three years ago, the lands, people are now asking $11, $12 million an acre. So everybody who's crying to you about having a small parcel is crying because they can't get enough money for it out of us. What you got into is a very interesting area. It's gonna cause the residents of one in three to have a place to go without going too far. It's also got a church. The Archdiocese of the Catholic Church is located there. That's open to everybody. It's got a church school that's open to everybody. It creates enormous green space. And by the way, we have a very strong letter of recommendation for this project from Archbishop Wenske. Generally, you don't get the cooperation of religious institutions. But he understands that we're uplifting the lives of people. We're really here to help. This is not the normal bullshit that you guys hear about what a favor everybody's doing. We really think that this project presents enormous public good. And when I first looked at it, we were going to go and go to the RTZ. I was convinced by city manager Noriega that the city could do the same job and better. So I took a chance and I spent 18 months trying to replicate what I could have gotten instantly from the RTZ with easier permitting. Believe it or not, it's very tough to permit things in the city of Miami. I don't know if you guys ever heard that. But we decided that we love the city of Miami I know this sounds like I'm just kidding, but I'm not. And we decided to give it a try and stay in the city. That is why I'm here today, instead of in front of the county commission. I mean, understand, the city is now suing the county over ROTC's. You need to find a way to avoid that in the future. And the way to avoid it is whatever we call this thing.

What's the name of this thing? Huh?

TSND. We're just trying to help you guys. We'd like you to help us and unanimously vote for this. I'll be really upset if it's not unanimous. No, no. Because I'm spending a vast amount of money to do something that I believe really in the best interest of the city of Miami. Where else are you gonna get some idiot that's gonna build 6,000 affordable apartments? And a train station. And by the way, I'm getting no special breaks from the FEC on that train station. Those bastards, they not only have to pay to construct the station, but are gonna maintain their tracks for the next five years. They're not easy. We've agreed to do it, and we're gonna do it. But there you have it. By the way, there's 27 trains a day that now run from the Hialeah transfer station to the main station, and nobody's on the train. It's almost absurd, but we're gonna fill them up, because it's six minutes from this train stop to right the middle of downtown, where I'm happy to say I have another building that I couldn't lease. There's not an inch of space left. What's happening down there is incredible. You've all done an extremely good job planning it. Do the same good job up here. Thank you. Thank you. Remember, unanimous.

Sir, could I have your name again?

His name is Michael Swerdlow.

Swerdlow. Thank you.

Member Collins? Can you share with perhaps a plan in a little more detail what you were explaining about the Phase 1 building, housing, in order to be able to put the train station?

I'm sorry, really quick. Before you answer that, can we do a five-minute restroom break for everybody, please? All right. Thank you.

Okay.

All right.

We're all here?

Good to go? All right, let's continue. So we left off with Member Collins had a question.

You were asking about the train station implementation timeline?

You were referencing that there was some work that had to happen to create the ability to build the station. And I wanted to understand more detail with that. That was in the initial phase one.

So yeah. A good place to see that. One more. There we go. OK. This is the phasing plan that's included in the master plan. The colors show the anticipated phasing, where light blue is phase one. And so you can see that light blue is over here, this piece, all the way on the left.

I can't see your mouse.

Oh, OK. So all the way on the left, the far left, on the west side of the property, that is area one phase one. And that is where all of the units that exist on the area one property today, which are RAD, rental assistance demonstration units, this project, this phase will have enough capacity and new units for the occupants of this area one site to move into without being displaced for any period of time. And that first phase is critical for being able to implement the train station development that is required pursuant to the master plan in our agreements.

OK.

And the same is true on Area 3. The blue piece will accommodate all the occupants of the site today.

Can you clarify that answer? So Phase 1-1 is all the way on the left. That's going to... house everyone that is currently housed in the older buildings, right?

Yes.

Okay, great. Then to the right, there are two more light blues. One appears to be sort of in the center of the current active zone of the adaptive reuse stuff, right?

Right.

Is that number two of phase one?

Each area has a phase one. Each area has a phase one, and each area has public benefits which are implemented at each phase level.

I didn't understand that, did you?

I did not, and I'm trying. I get the overall, but it's okay. Hang on one sec. Just because the map is helpful. Let's start with that one again.

A1 is a 350-unit building.

Let's see the map while we talk about this. That's going to take the people that are currently housed in the old buildings that are falling apart.

Probably 50 more than are currently housed.

Okay.

And that building kind of matches the way the people live today. If you're in a four, we're building you a four. If you're in a five, we're building you a five.

Got it.

So it's in that unit, in that building, is a mix that I wouldn't normally do. But we're customizing it to the people who currently live on the site.

Right. So there's no net, there's not going to be a unit lost from the old units. There's actually going to be a gain. There's going to be a gain.

We're building 350 of them. Okay.

Now, in the legend, it says phase one, light blue. There are two more light blues.

I want to talk to you about them.

Yeah.

Let's talk about the one on the right. Far right. That was and still is a warehouse where housing and development stores, washing machines, air conditioners, any old shit you can imagine. It's stacked up to the ceiling. We built them a new one out of our own pocket. We've built a new warehouse. It cost $6 million. It's in Poinciana on land that they currently own. I paid for it. They're going to give me a credit sometime in the future. And on that building, on that site, we're building about 400 units to replace everybody that's living in really intense squalor of an area that's known as a graveyard, which is the rest of that whole site. If you want to see really bad stuff, visit that sometime. Make sure you have maybe a guard with you or a helper. Got it. We will tear down the warehouse starting August 1 when we will get the CFO for their new warehouse. They're starting to move the equipment now. And then we're going to build, I say, around 400 units to accommodate everybody that's currently living in the public housing in that area. We're then going to demolish everything in that area, just like we're going to demolish the public housing in Area 1, and we're going to build other things. For instance, a couple things that are not shown here. There's a Home Depot and a Target that are both coming. A full-size Target, 130,000 feet, including a supermarket. Those are very smart people. They know that... if there was no massive change coming to this area, they would not be relocating there. But they're doing so because I have 30-year relationships with them, and they know Assyria's.

So, you know, the big question still remains. What happens there in the center, Phase 1, and... Sorry to hijack, Member Collins, your question. Was that your last one? Because I don't want to... No, it wasn't. Then I should just stop and all that.

No, I mean, if we're on the topic of phasing... Senate Phase 1, one of the guys from AJ, which is the owner of Phase 1, we're going to have to tell you about.

Yeah. Maybe I'll let them... So somebody's here from there.

Ask them.

Yeah. It's someone here from AJ Capital. Good evening, board.

Wes Hevia, 3800 Northeast 2nd Avenue on behalf of A.J., the Area 2 owners. So, Board Member Gerson, the question was about 21A specifically, the first phase. Correct. So that's a really important – it's a first phase for a reason, right? Yes. What it is is it has a dedicated civic space that runs right through it and opens up. the neighborhood, really, through a pedestrian path and with the potential for a limited vehicular path, too. It's carefully prescribed minimum sizes. And if you could bring it up. Minimum sizes of what? In terms of width of the civic space that will go in there. And then we're going to turn to this slide just here in a second for an illustrative image. But then both north and south of it. Come again? North and south of it will be buildings. So that's what we're going for there.

Wait, can you... Wait, can we just... Sure. Yeah, why don't you...

So if you can see in area... So they're separated into areas. You've got area one on the left. You've got area three on the right and area two in the middle.

Got it.

In the middle, you see the large green space that connects east-west. Phase one... For area 2 yes includes that interconnectivity got it.

Got it so area 2 phase 1 is the. Enhanced open space.

It is a development that includes the enhanced tell me about the development.

So the development that's proposed, and specifically in phase one, is proposed as, I think it's 24-story buildings, north and south of the civic space with garage.

But it's... Well, that's, I mean... You think?

Sure, I can pull up the exact... So, Chair, this is, you know, obviously a conceptual master plan. There's a building that is envisioned in this that is achievable and realistic. But, you know, all of these need to be, you know, run through the permit process. They all need to run through the permit process for final design and programming.

So you guys are co-applicants but have no... we don't have the same level of detail of planning that your co-applicant has. Is that correct?

So, but what is, yes, but what is, but what sets the areas apart is they're completely different characters. And what's important to understand is that the, what is proposed in area one, area two, and area three the development that's in each of those phases has public benefit milestones associated with each tranche of development. And so I know that this chart is a little bit overwhelming. It has a lot of text. But each phase has certain milestones, certain public benefit elements that must be implemented to unlock the next phase of development. So yes, inevitably in area one and area three, there are... there are very clear and prescribed milestones, but area two does have anticipated milestones that are also required to unlock their development potential as well. It's not just all the development possible all at once. You unlock each tranche of development with public benefits that are required throughout the master plan.

I guess what's glaringly different is that the public benefits in areas one and three are extensive and tremendous to unlock. Whatever they get to do are seeking to do, which also has a public benefit just by being affordable in general. So, then area two, there are some thoroughfares.

Which are necessary for connectivity and making sure that people from area one and three have places exactly as Michael said to. live, work, and play in this area. If it's all residential housing, then there are limited opportunities.

Makes sense. Thank you.

OK. Can you go to the slide that you have the landscape renderings? So one of the concerns I have, and there's some very beautiful pictures of all the landscape streets, is you have a number of sections where you just don't have contiguous properties. So what prevents there from being these frequent areas where the landscaping and those street sections are broken up?

So I think the best way to picture that or to understand that is the connectivity that Juan was speaking about.

Can you speak in the...

I'm sorry, not loud enough. So I think the best way to understand that is to understand the connectivity between the parcels and how people will arrive places. And so, yes... inevitably there are certain obligations that are provided and due to some parcels being included and some parcels not, there will be variation, but that's no different than any other neighborhood where you have more mature trees on one block and less mature trees on another block.

And what triggers those streetscape improvements? Is it the development of that particular parcel that is in front of it? Or is there going to be one project that develops this street and then

Everything is anticipated to be implemented with the abutting parcel.

Okay. And there are specific design guidelines that each landscape architect would have to follow?

There are certain requirements for enhanced landscaping. For example, the TSND and Section 3.19.3 of the code requires 25% larger specimen-sized trees to be planted for parcels included in the master plan.

Okay.

And so that is part of what will be implemented on a parcel by parcel basis.

Understood. And then the, I'm sorry if it was shown on the phasing, but when is the development of the civic spaces occur?

What is the development of the civic spaces? So it's in the different phases. So let's go back to,

First of all, if we give you a picture, that's what we build.

I understand. I'm trying to get to the timing and the sequence.

We're going to build the roads and the amenities that go with the roads immediately. As soon as we get the people moved from the site, we're going to put in a new... Sorry, it's my blood sugar. We're gonna put in a new 75th Street.

Is that the street?

73rd Street. And when we do, it's gonna be beautiful. I need it to lease the retail around it. The kind of retail that's in phase one is sort of national retail. It's Home Depot, Target, Ross, that kind of stuff. That street is going to be completely animated and built along with the sidewalks, the bike paths. You're going to think you're in Holland or some fancy place like that.

To your question, the green spaces are part of our milestone package, and while they're anticipated to be developed in the order of the phasing, you can see that this is the best way to visualize them. For example, in Area 1, so on the left-hand side, there is the space along Home Depot, so along I-95. That's a cross-block passage. So right along the left side of I-95, there is a pedestrian pathway. That will be implemented as part of Phase 2 at the time of the development of that pathway. pod the central courtyard which is in the middle of the multi-colored square also in area one that central courtyard will be developed in phases with each phase contributing its portion of the courtyard The same will be true of area three, where you can see the development pods, and down the center is a cross-block connectivity. That cross-block connectivity will be established commensurate with the phases that abut it. Yes. And there's a park in the purple section in area three.

Okay, understood.

just kind of a dream of mine. We think we're going to be able to develop an affordable condo where if you pay what you would have paid as a 110 AMI user of an affordable rental, you can own the apartment for the same money. And we're trying to do that using the surtax funds that are set aside for home ownership. If we're able to accomplish that, then I'm never competing with myself. I can do an affordable building, a market rate building, not a market rate, a 120 AMI and a condo at the same time. We can build 1,000 units a year. We can be out of this thing in six years. That's my plan. I hope it works. If it takes 10 years, it's because we had COVID again or, you know, the city of Miami just becomes even more impossible than it presently is.

Thank you.

So just to clarify a couple of things without repeating what we've said before, one and three, obviously there's a contract with the county, there's a definitive project that's being developed. It's essentially sequential in the way that it's been programmed. The milestones have been developed and coordinated with each of the phases in this kind of sequential order. So the milestones and the public benefits are built with the project. Area two is a different development, It's designed to be more organic, it's designed to be more flexible, it's designed to be developed in different phases at different times. It's not sequential in that respect. So the city, through its conditions, have added a protection around that, that the milestones are to be developed with the project at the time it's built. the streetscape improvements, the civic spaces and things like that are effectively built and then that, the proximity of the development in association with that milestone is then unlocked. And so the milestone, the master plan kind of achieves two different development patterns. The more definitive kind of essential kind of groundbreaking catalyst development, one and three, but it also facilitates a much more organic kind of transient kind of different kind of development pattern, and that's okay for a master plan to do that, to accommodate two different patterns of development. It keeps it vibrant and alive, it can transition as the neighbourhood's developed over 30 years. It also allows the existing ownership to remain in place. So, you know, when there's existing tenants and owners and they just want to, you know, swap out a storefront design that they can keep doing those kind of activities while the wider neighbourhood is built, but within the context of a broader kind of vision and objectives of the master plan. So the conditions kind of are built in to make sure that as building permits come forward in Area 2, that they're still respectful of the overall vision. And in the end, over 10 to 30 years, we end up with a complete neighborhood, which is, I think, what we're all trying to collectively achieve.

So is there a very definitive point where development stops until there's a train station operating?

So we've put into place a tracking system that, you know, they've outlined the milestones for each of those steps. We are requiring an annual report against the development of this train station. If at some point the city determines that, you know, that progress isn't made, we can then have a conversation with the applicants to understand why it's going off track. when it's going to, you know, come back on track. If ultimately, you know, they're in, it doesn't happen, or it's cancelled, then there will be, obviously, in breach of a land development regulation, and the city has, you know, existing powers to, you know, prevent the further development if they needed to do that, or go back to the original Miami 21 we don't envision that happening but we have put in protections and tracking systems in the conditions to ensure that we get an annual report of that essential piece the train station so the city is always fully aware of the development of that station and can answer questions from the community the public commissioners on on how that's proceeding The train station is a part of the proposal, part of the strategic plan for the city transportation authority, I forget the name of it, but it's already established. So I think with the milestones that Carly presented to you earlier, we've already got confidence that they're through eight of the 14 steps they need to make it active. MAYBE MORE, BUT IN ORDER FOR THE CITY, WE CAN CONTINUE TO TRACK PROGRESS WITH THAT, AND THE DEVELOPMENTS CAN CONTINUE AS LONG AS THE CITY IS SATISFIED THAT WE'RE MOVING FORWARD WITH THE TRAIN STATION.

SO THERE ISN'T LIKE A DEFINITIVE, YOU CAN BUILD X NUMBER OF UNITS UNTIL THE TRAIN STATION IS BUILT?

THERE IS IN TERMS OF THE PHASING. SO PHASE ONE, TWO, AND THREE EACH HAVE PARTICULAR MILESTONES THAT WE'RE LOOKING TO HAVE ACHIEVED IN EACH OF THOSE PHASES. In phase one, they have to do some of the infrastructure work. In phase two, they need to build the station. And I think by phase three, they have to have the train, I don't know, ticket office or whatever active as well. So it is built in there. So the number of units is associated with each of those phases.

Yeah.

I'm good.

I just, I wanted, this is just a general comment. We own, as I said, sites one and three. We're very thankful for site number two because site number two is going to animate the whole place, and site number two is going to have full market rate housing. And if you want to have a community that runs from 30 to 120 AMI, it's not enough. If market rate people start to move in there, It's going to improve it just that amount more. We might go to 140 on some of the condos, but that's as high as we have a go.

Thank you.

Good. Some questions on how you're going to pay for all this, the train station, some of the other public benefits, and then the housing itself. And I want to understand how viable all that is.

How viable it is? The train station costs $25 million. Okay. But to build a train station, we hope we're going to make that up in the parking that we don't need in the future where we can get away with one space per unit rather than two and a half spaces per unit. We think that it's time for the people of Miami to grow up and start using public transportation. And we hope they're going to find this so much more convenient because of all the jobs downtown that they'll make use of it. The train station, however, requires much more. We have to move high-tension lines. I don't know if you've ever had the great pleasure of dealing with FPL. but we're on them every day. The enormity of the infrastructure task here is tremendous, but we will have to do the infrastructure before we can do the building. So I think you guys can rest assured that the natural order of things is just going to take care of itself. We can't We can't rent those apartments without infrastructure. Unfortunately, the infrastructure's gotta come first, and we're gonna build it, just like we did every other time we had to build infrastructure. We are not new to this game, in case you don't know us. That's all I wanna say.

Will you be doing LIHTC apartments?

What?

LIHTC.

LIHTC will be applied to every single affordable, which is 60 average AMI, maximum 80, minimum 30. Those will be LIHTC. The ones that we call workforce will run from 80 to 120. No LIHTC. And I hope the condos, the workforce condos, will enable people who would have had to rent be able to buy for the same price. I think we can do it. We've had several meetings with the tax assessor, and he's willing to cut us a break, which you don't get with condos, but which you do get under Miami, under, what do you get it under, Jeff? Where do you get, yeah, under Live Local.

Okay.

Got it. So a combination of live local and LIHTC for area one.

No, we're not going to use live local. You're not going to use live local?

Nope. Okay.

We're going to build LIHTC affordable because it's the only way you can do it. By the way, I don't know if you've ever seen our affordable buildings, but they have things like swimming pools that are too gigantic to even mention, outdoor barbecues, 45% glazing. They look like market rate buildings. And we run at 100% occupancy with waiting lists of thousands.

And it'll be a combination of 4% and 9% LIHTC?

If I could get 9% LIHTC, I'd build the whole thing tomorrow. Okay. You can't get it. You have 4% LIHTC. The tax sale of the tax credits keeps moving around. We think we'll average 80 cents or more, but that's the best you do today.

Understood. And then AJ Capital, more of like a private equity institution, is behind you guys? AJ Capital's loaded. You don't have to worry about it.

Yeah, that's correct. Is that the question?

Yeah, I just want to understand who's supporting all this and where the money's coming from, how this is all going to come together.

Do we have to answer that? I mean, we've built plenty of restaurants and done a ton of creative office in the neighborhood so far, right?

I'm not trying to count anybody's money here. I just want to understand how viable the project is.

You have to understand that we're presented with projects every two weeks, some of them at very large scale with great impact to our city. Many promises are made. We deal with the fact that people come back later and say, you know, you said you were going to do this or, you know, remember the last time some people came and asked you, the board, for something and you gave it to them? Well, here's a picture of what they didn't do or that kind of thing. So it's totally reasonable for our board to just get a sense that there is adequate financing behind such a large-scale project. Obviously, the thoroughfares will cost less than a train station, or all these other improvements that are happening in terms of infrastructure. But again, I don't- I can speak a little bit to that.

We've invested over $200 million in the neighborhood.

I'm sorry, I couldn't quite hear.

We've invested $200 million in the neighborhood.

Could you name an address?

Montgomery Turner, 7338 Northwest Miami Court.

And I'll also say this. So AJ Capital, you know, invested in this neighborhood years ago. They've been systematically focusing on adaptive use. I mean, I think folks on the board may have visited the neighborhood and know some of the food and beverage. That's through this ownership group. They're doing it all over the country. So this is not the only location. So that is, you know, they are... And as Monty gave his address for his business, it's in one of the sites, right? They're local, they're here, they're present. They're not going anywhere. So just a little bit about that applicant and their investment capability and their strategy.

Just backing up my fellow board member here on his reasonable question. Thanks.

So I'll try to be as brief as possible, but I do want to get maybe some clarification from the city. In your presentation, I just want to be clear. I'm not understanding it. The affordable or work housing that you detailed there, 6% of the dwelling units serving residents at or below 60% AMI, 10% of the dwelling units serving at or below 100%, and 4% serving residents at or below 100%. 120. now i overheard somewhere i think it was in your presentation 5 000 affordable we are exceeding the city's minimums yeah so what we presented were the minimums that are required and carly can go into more detail about what's actually being proposed that is well exceeding those minimums gotcha that's that cleared that up for me um one thing that i do want to place an emphasis on and i think i did this last time when we were discussing this item I'm truly not very comfortable with the level of civic space that is being presented here. I'm not seeing much. I'm seeing what is essentially a paseo, counting as a civic space, a courtyard. If you can bring up that map for me one more time. the, yeah. And I'm seeing in area two, yeah, that is the Paseo, and then there was a park that was mentioned in area three. So listen, I live in a very high-dense area, and I have no issues with it. I live in Midtown. And You know, I have benefited from living in an area like that where I can walk everywhere. I don't have to use my vehicle for most places and all that. But I voiced this in the last meeting that we had. And something that we hear constantly from, that I hear from my neighbors and people that live in the community is that we don't have a lot of green spaces in Midtown. This project looks like it's the next Midtown. So all I want to say or put on the record is that I would just like to see a little bit more of an emphasis placed on civic spaces or where we can search for those opportunities within these areas. I think it's a fantastic project. I think the train station activating all those parcels, it's amazing. I just want to, if I can put anything on the record, it's that. It's a little bit more of an emphasis on civic spaces. I understand that. The applicants are exceeding it by 5%, but maybe as per city standards, that's not enough. That's all.

We understand. I think that we've put a lot of thought into the streetscapes and connectivity for that reason, because at the heart of this application is the idea of connectivity and putting people in places where there is the infrastructure to support them. And here, building a train station, building density around train stations is how you get people to jobs, to homes. It's how you satisfy basic life necessities. And part of the city's enactment of this framework of enacting requirements for enhanced open spaces, we are meeting those requirements. and exceeding them in certain respects with the plazas that are provided with the connectivity.

Look, we want this place to really feel good. Otherwise, we don't make buildings attractive enough for people to rent, and we're screwed. I'm going to use my very best efforts

to make this place look like the fanciest city you ever saw.

If we need more city space, the buildings will get a little taller, the setbacks will increase, there'll be more space. We will commit to provide the maximum space possible and at the same time help the city of Miami get what they need. I can't say more than that.

We're at 15% today, which is 50% more than required.

Maybe we can get to 20%.

Yeah, no, I mean, again, I'm not saying anything, or at least I see... No, no, listen, I appreciate everything you say.

Those are well-received comments, and my answer is we'll work on it. Yeah, thank you.

Thank you. Carly, do you mind going back to the slide that had the context shown as well and the connectivity with the civic spaces and open space? I mean, this is... This is good here. This is kind of the diagram or one of the diagrams that I mentioned two weeks ago that I forgot to have in the presentation, which, you know, I think compared to Midtown where, you know, it was this massive piece of land that was very contiguous, master planned as a whole, developed as a whole. This kind of has that porosity with the rest of the neighborhood in the existing context. And you can see here that there are a lot of existing green spaces, parks, civic spaces that are highlighted in the blue. So this is about them introducing new civic spaces that are required under the agreement, doing these more enhanced streetscapes and creating that connectivity, not only within their project, within the existing amenities that the neighborhood has. So appreciate the comments. Just wanted to also reiterate that there are some green spaces, civic spaces that are going to be enhanced, further connected, that are a part of this area.

Well, hold on, because I just want to be clear. You're saying that this is green spaces here, but I'm reading on the diagram these are for a majority of what they look like are churches.

It's a green and civic, yeah.

They are churches surrounded by enormous green space, and you're free to walk on those lawns anytime you want. In fact, I'll go with you. I mean, they are what they are, and nobody surely knowing this room could complain about having the archdiocese as a neighbor.

They're the best.

Those churches are lovely. They're lovely tourist areas, they're open, and they're green. I can't make everything a park. Since this city saw fit to give away like a 150-acre park to turn into a soccer stadium and a lot of other horrendous shit down there, I know that you're struggling for park space, but you can't get it out of me.

How are you feeling about that answer? You good?

Okay.

Do you have any more follow-ups or you good? Thank you, my question is to start with staff. Thank you for the presentation previously, so I kind of had an idea of where we're going tonight. The jointer that was sitting at 513 kind of threw me off slightly. So is it in effect tonight, like all the changes?

Yes, well it's, so the jointer was just to add it to the application and backup documents. And then we had some Scribner's errors that we just needed to correct. So when you do your motion to approve, you'll just do as amended by the substitution memo. And those were all, everything that you see in there, it's just for consistency and language. And it's really what that is. And there were some weird little Scribner's errors in there that just, we wanted to clean up.

Okay. So my first question is regarding one of the changes, like one of the new conditions on 5E. And so it seemed like the chief protection for the 5,730 affordable workforce housing was in condition one. With that new condition 5E, it can be converted administratively with no return to the board. Could staff speak to that change, that 5E?

So 5E is, hold on, let me get it back in front of me. So 5e is already outlined in the development program and it means that the uses can be changed based on 3.19 or Miami 20 so long. So long as the master plan continues to adhere. So essentially what it's saying is that you can develop by right. So you can already develop, there are things that you're already allowed to develop by right under Miami 21 and 3.19. Condition E is saying that doesn't change. You can still develop by what you're allowed currently by right. So then there is the exception in which that is what you get. You get a lot of extra things with the exception. You get the ability to go to T624. You get the ability to transfer density within your master plan. And those you must have the public benefits for So essentially it's just saying that you can always develop by right if you want, by what you're already allowed to do. And that's typical for anything in Miami 21. That's not unusual.

Okay. All right, so my next question is regarding condition four. It basically says that parcel within the master plan may be developed at any time pursuant to the underlying Trans Act. Basically, so if a parcel can be developed based on that, does that mean that they can pretty much exit the program while the district keeps its entitlements?

So again, it's the same thing. You're being able to develop as per Miami 21 and 3.19 by what you're allowed by right. So again, you can, the underlining TOD node allows you by right, depending on how far you are away from the train station, to be able to access the uses that are in T6 So even if you're zoned T4, but you have the land use designation of a TOD node, by right you can access the uses in T6. You can use the density and intensity of the node, and then you can also develop under those development standards. That is allowed by right currently for all properties with the TOD node land use designation, regardless of whether it's part of the master plan or not. So all this is just referring everybody back and saying, look, you can still develop by what you're allowed right now.

All right, let me scroll down to, sorry, I have a couple questions. That relates to the affordability. Is there a master covenant now that's traveling with this along to the county locking in those 5,730 units?

So as part of before the way that our housing certificates work is they still have to get their housing certificate. And so that gets done and they'll have to do that with the building permit. They also have a contract with the county to deliver that many. as well as the train station that is part of their contract with the county. So it gets done by covenant, and then it also gets done by contract with the county. It's doubled.

Thank you. The next question is for the applicant. So for the 314 public housing units, is there a one-to-one replacement? So I know at Curling State, they have- No, no.

There's a much more than one-to-one replacement. The initial two buildings represent more than a one-to-one replacement without anybody moving off the site. In addition to those initial two buildings, we've committed in our RFP and contract... What's the question? Yeah, all we're responsible for, Mr. Liu, you all know Mr. Liu? I definitely know Mr. Liu. Okay. Mr. Liu corrected me. We are replacing the housing one for one, and we're doing a lot more.

Let me make sure I understand correctly. I know they have the first, their current resident has the first right of refusal to move in. But the 314 units that will now be gone, will there be like the, for... future renters, that same rate of the public housing has been lost.

Yes.

Correct. Thank you.

Yes. And I believe we've committed to about 2,600 affordable units as opposed to probably 500 public housing units.

The reason why I asked about the 314 because it is a very different rate from the workforce affordable. And so I wanted to make sure those 314 units were locked.

We consider them a different category. I know that the city considers them all affordable. But the way we view it is zero to 80 with an average of 60 is affordable. 80 to 140 is workforce.

So my next question for you, the area two is solely market rate, which seems to be closest to the station.

The market rate's got nothing to do with me. The market rate is in phase two. We like it because we think it rounds out the community. I mean, it enables people that live in the worst of circumstances to now live in a community that's inhabited by people paying market rate, paying kind of junior market rate, which I'd say workforce is, and paying affordable. Treats everybody the same. Really creates a condition that doesn't exist in this city. You go into the fancy neighborhoods of this city, you either have people that can really afford it, or people that are paying 70% of their income for rentals. That will not be the case here. This will be a blended community, maybe one of the very first of its types. I don't know.

Thank you. I just want to ask the applicant who's responsible for Area 2. So there will be solely market rate in Area 2, correct?

So just briefly to answer your question about proximity to the train station, if you look at the map that's in front of you, you can see the train stations kind of on the just to the left of the dividing line between area one and area two. I know that you guys can't see my mouth, so I'm trying to describe it verbally. It's the train station is the black box that's along the train tracks that's at the bottom of the purple squiggly line. And so what's important to understand is that the multicolored box that's just above it, there are four income restricted housing buildings in those multicolored squares. Each of those is about 300 to 400 units. All of those, as Mr. Swerdlow mentioned, are income restricted. Additionally, in the purple shape, there is 300 to 400 residential units in that purple shape as well along the train tracks. There are also approximately 300 to 400 residential units in the pink shape just to the left of the purple squiggle. And so when you're talking about density and proximity to transit, there is a lot of density right around the train station, which is exactly where it should be.

And so you're representing Area 2 also, correct?

I'm representing Area 1, which is why I'm talking about the train station.

Okay, perfect. If Area 2 can just speak to why.

Just very briefly. So Area 2, as I mentioned earlier, the plan has always been adaptive reuse. This opens up the possibility to do other things. And so over time, the development program that is anticipated is a mixed-use development program with multifamily, commercial, and potentially other uses as well.

One last comment regarding the location of the train station. From the city's opinion, as you can see on the diagram, there's kind of this quarter mile radius that's shown around the station. So with the station having to be located on area one parcel, you can see that that circle really encompasses a large portion of the master plan within that five minute walk radius. Whereas if it was located, you know, further west in Area 1, for example, yeah, it might be more central for Area 1 in general. But it's further from the rest of the master plan. You get into a conflict with I-95 potentially. So this is kind of the location that encompasses the most, you know, proximity for walkability. And they'll also have the circulator that'll help, you know, the folks in Area 3 get over closer to the station easier.

And one final question, I think. Savannah, I think you answered it. I just want to get clarity. So given paragraphs four and five for the county, the joiner, how will the covenants be required for 2B and 33 be recorded against the five county parcels without the county's written approval?

So the covenants don't get recorded until building permits. So there is time still for them, or there is still time for all the property owners at that time. to record for the housing certificates. Thank you.

And then typically the county would join, if they actually own the underlying parcel, they would join the covenant.

Thank you. Thank you. Member DeCarolis.

Thank you for the presentations and all the information that has been shared today. I want to echo a little bit of the comments that were done by fellow board members and echo that I have a sentiment and an agreement in that I think the project would benefit from having more green space, more parks, more areas for the residents to gather and create that real community where they get together and they meet and beautiful things happen, especially when children have spaces to practice sports and play. I also wanted to ask, regarding the affordability, I understand that 5,000 plus units are being presented, but what is the percentage on the total? Is that the 20%? Is 5,000 representative of the 20%?

It's closer to 50%.

OK, so 5,000 units is 50% of the total number of units in the project? So 50% of the project is affordable?

This is a master plan. So what's anticipated at this master plan level is this is broken down by area. So what's anticipated is 3,000 to 4,000 units in area one. It is around 6,000 units in area two and 22 to 2,700 in area three. It's important to understand that of those units, this is the breakdown of affordable workforce and market. So you can see that what's proposed in terms of affordable and workforce is more akin to about 50% of the total housing provided than 20%, which is required by code.