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Baby, you Make baby. Don't. Heat. Heat. Heat. Heat. Heat. Heat. Holding here.

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Please take your seats. The meeting is about to begin. Remember to speak into the microphone as this meeting is being recorded for public record. Please stand by. We are going on air in 5 4 3 2 1.

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Good afternoon everyone. Today is July 15th. I am accompanied by my good friend and colleague Commissioner Alex Fernandez and Commissioner Bot. U Maria, do we have any announcements to make?

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>> Um Mr. Sher, if I may, there is one announcement. Item number seven, which is the uh I1 uh zoning district uh he helipad item is being deferred to a future meeting. >> Okay. >> All right. Um

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>> excuse me. >> Yeah, that's I by acclamation. Can we defer the item? >> Commissioner B. Yeah. >> Y approved. And just for the record, we did have one supplemental item. That's item number eight.

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>> Um that is on the agenda today. >> Okay, let's start with item number one. >> Okay, Mr. Chair, item number one is discuss a proposed amendment to the RS2 single family residential district requirements and the land development

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regulations to allow a tennis court as a main permitted use where the tennis court was previously approved as an accessory use to a single family home. Uh this particular item is very narrow um the way it has been drafted. Uh it

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would apply to an existing tennis court only that is not currently part of a uh a single family property within the RS2 zoning district. Um there's one particular property um that we have identified that this would apply to.

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It's a somewhat of a unique situation where the planning board in 1998 approved a lot split. So, uh, previous to the lot split, it was actually a single family residence. It was a double lot that combined a, um, that had a

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necessary tennis court. When the when the lot was split, the properties were sold to different, uh, owners and there was ne never a condition in that planning board order from 98 to discontinue the tennis court use. However, um because it's not a main

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permitted use in the um RS2 zoning district, it became non-conforming and and basically illegal to operate. So, what this would do is this would permit um the use of the tennis court, but only by the owner of the tennis court. So, it

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would prohibit any commercialization of this um of this property, but it would allow whoever owns it to play tennis. >> Mr. Sure. >> Commissioner, >> um I've been at this site. I've seen I've seen this lot. Um I think this is

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this is good because usually, you know, we get concerned about the size of of new homes. Sometimes you'll get a new construction there that might uh be out of scale with the character of the surrounding areas. And to the extent that you want to be able to promote open

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space and that type of stuff, you know, this this seems to me to be a simple request, it's something that has existed for a long time. It doesn't seem to be incompatible with with the area. Um and uh and something that I feel comfortable with. If the chair is willing to

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entertain a motion, >> you can make a motion. >> Yeah, I'll move the item. >> I'll second. We can the results by acclamation. >> Okay. Um let's let's do item number eight with the supplemental way.

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Okay. Thank you, Mr. Chair. This item is discuss and consider amendments to the city of Miami Beach land development regulations to allow for the temporary construction staging and parking where appropriate to mitigate the impacts of major public construction projects and

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traffic uh and parking. Um this was a dual referral to land use and uh the planning board. Uh staff has provided an analysis. This this is again a somewhat narrow um item that would be limited to

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construction projects that are either temporarily removing on street parking uh impeding uh travel lanes or impeding uh the use of of uh parking lots. So what this would allow is for staging to

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occur offsite um from the construction uh project itself. it would be limited to non-s single family residential districts and we did put some conditions in to safeguard uh uh neighbor neighbors from from these type of staging areas.

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Um so that is what we're recommending. The the safeguards would include a security plan that our police department would review that could could have fencing and security uh cameras. Um, we would require that immediately upon certificate of completion for the

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construction project that that staging area be eliminated from from the off-site property. Um, and we're comfortable with this moving forward should the committee um agree. Commissioner. >> Uh this is an item I place on the agenda

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because during construction um oftentimes staging staging not only takes up parking spaces, it also limits uh general public spaces with all the equipment and all the materials they need to have on site. If there are empty construction sites that can temporarily accommodate this, then um then I think

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we do good by by everyone. I'm happy to move the item. Second. by acclamation. That was approved. >> Yes. >> Okay. Let's uh call number four. >> Okay. Item number four is discuss beautifying the flyover bridge located

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at the intersection of the MacArthur Causeway to Fifth Street in South Beach. Uh this was uh requested by Commissioner Alex Fern Fernandez and I believe our public works department is here to address the committee. Mr. Chair, this is an item I placed uh

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last year on the agenda the request of the West Avenue neighborhood is that the pedestrian level when you cross under that underpath at the pedestrian level has often been unsightly. It's not often welcoming and the request um of of the

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residents of the of the area is simple. You know, maintain the area landscape to make maybe have some uplighting and the consideration of any public art maybe that can be incorporated or some, you know, um simple murals that could be incorporated into that space just to

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make it a little bit less intimidating when you're going uh when you're crossing under an overpath. Uh so simple request I don't know if we can recognize uh Carara uh from our public works department to present on the item. >> Sure. Go ahead.

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>> Good afternoon. >> Oh, the mic needs to be on. >> Let's try that. There we go. Good afternoon. I turned it off. Uh Cara Boils, assistant director and city engineer for public works. Yes. um commissioner this item we have we have only done some preliminary discussions

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internally about the item but um our next step if those are the types of items we're looking for like you said architectural lighting um any sort of public art decorative type of treatments maybe additional landscaping those types

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of items we we would need to start our next step be an engagement with um FDOT um potentially the county depending on um who claims review jurisdiction for that area. Um we know it is F.rightway

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but with the interaction with the um like you said at the um street level then the county would probably invol be involved in that review as well. >> Okay. Uh what do you need uh from from the committee?

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Could you come back to the committee and perhaps uh you know let's say September October with maybe some recommendations if you need more time than just September you know November whatever >> I think we we could have a preliminary conversation with FDA to determine what

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you know what type of approvals this would take something would mean we could be very general about it like I said about what do you think about these types of improvements and then what type of improvements would not be um allowed. I would assume that if we want to hang anything or do anything that would involve structural changes, they would

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probably not be amendable to that. But so we could find out what's approvable. Um if we had an idea or wanted to start to look at what would a concept be >> um then >> I mean specifically I think I think residents want to see at minimum

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lighting perhaps some up lighting. I've heard uh additionally you know keeping the area landscape because right now it feels kind of barren. They do have up lighting >> from u from from what the residents have told me. There's >> Yeah. In fact, I actually called the other day because it was on during the

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day. >> Oh, it was. It >> shouldn't be. >> That's right. >> There was a light. Yeah. >> Yeah. >> Yeah. >> But if we can I mean, I love the idea. Maybe have a mural on maybe the the pillars or on the sides. That would be really nice. >> Okay.

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>> And the landscaping. The landscaping because it >> they just redid the landscaping. >> They redid the landscaping. Okay. Good. That is a good thing. So work has happened since the introduction of the referral to now. >> True. That's true. Yes. Last year. >> So I think you know I think we can >> it could be a lot better though. >> Was that it could be a lot better.

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>> It could be better. Yeah. I think we can I'm I'm happy to withdraw the item. Maybe maybe we can work directly um >> absolutely >> your office with my office. Maybe we can have a meeting with with uh Tim and the west and the um the residents from Soie West.

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>> Perfect. uh to discuss you know the improvements that you feel we can do and if we need that any commission action we can take it to commission but if we can do it just have a meeting and solve it without having to create more paperwork and send more things through committees and through commission I think we'll

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we'll be more efficient that way >> you do that >> all right so happy to close this item >> great number five please >> number five is monthly updates on historic hotel redevelopment on Collins Avenue between 14th Street and 20th

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Street, including an overview of pending permits in progress, updates from development teams. Um before I know uh at the last meeting uh the committee had requested a representative from the Raleigh Hotel Project uh be in attendance today. They are here. Um but

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I just wanted to let you know that staff has um monitored all of the properties that are on this list. Um we have some good news to report. Uh the Delano Hotel obviously um I think most people know has opened. It's beautiful and and very

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vibrant. The uh Royal Palm Hotel also just recently I think two days ago received a TCO. So they're starting to train their staff and and finalize their their operations so that they can open to the public. So we're very excited about that as well.

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>> And with that um >> so what's going on with the question? >> Uh good afternoon Mr. chair and and members of the land use committee. Alfredo Gonzalez with Greenber Tar on behalf of Nala Raleigh Capital uh the new owners of the uh the Raleigh project site. Um I give you a quick update. The

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Raleigh just exch uh traded hands was sold at the end of 2025. Uh my client acquired it. Uh, I know that back in February the committee had this item discussed and there was concerns about um the conditions of the Raleigh structure

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leading into hurricane season. Uh, I can tell you that the new owners had the same concern as of when they started inspecting the site in December. They immediately started looking how they could protect the building. Um, I have some pictures of before and after. So what I can tell you is that as of May

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1st le right way right way right way right way right way right way right way right way right way right way before a month before hurricane season the building was completely braced shored uh and protected um there's ongoing work on the site and so you should know that and I just want to take one quick step back

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because the the Raleigh is part of a three sites three properties is the Raleigh the Richmond the South Seas they're all one combined development site and it's traded. It's this is the fifth owner in 14 years. The Raleigh building has been in that condition for

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9 years. Um it started when Tom Hilfinger pulled the permit three ownerships ago back in 2017. Um but the good news is that the work is ongoing. They're continuing to work to shore up the building. I can tell you there's the

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permanent foundation work is is happening as we speak. We've been working with the planning department, building department, the city, and making sure that everything needs to be done gets approved. Um, we're looking at having structural strengthening in the building of the the Rale I'm talking

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about the Raleigh building, uh, done by the end of this year. They're also already looking and ordering windows. So, the goal is to have windows installed into the Raleigh building by the end of the year as well. So in the beginning of 2027 interior renovations could start of that

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of the building. Um as you also know um the the site the residential residential building is on in the middle of being uh re-evaluated and really looking for something that's makes it be more compatible to the three Elm Murray Dixon

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buildings in nearby. Um and last week at the planning board um coming to the board on in September last week in the planning board we went before the um on an F increase a minor increase of.5 it's one of the only large scale site in that

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area that is not at 3.15 or six we're at two and so that application was favorably recommended last week at the planning board will be coming to first reading next month uh not next month September. Uh, one more thing I did want to mention that outside the Raleigh building, there had been complaints that

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we were made aware of um from residents and through the city. Uh, there was a dune crossover behind the Richmond Hotel over the to the beach access. Uh, it was in disrepair from a previous storm for several years. Uh, the new owners went

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with uh D, got the permits reactivated and did all the work. So, that work was completed uh by May 1st as well. was a deadline that uh FDP gave us so it wouldn't interfere with turtle season. Um and so that's where that's where we

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are right now. The work is ongoing. Our goal is if to get if if the commission ultimately and they'll review that in September and October hopefully. Um from that point, we're in the midst of redesigning the site to come back to the HPB. It'll have to ultimately go to the

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historic preservation board at the end to incorporate any of the changes uh that are being that are being worked on as we speak. >> What's going on with the through the chair? Um what's going on with the corner? So you have a number of facads

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which you know the number of facades that are being held up but the corner building the one that is not a facade but that's actually a building. When can we see you I know you did shoring work uh to ensure that the structure is is

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stable but when can we actually see you know real full-time restoration work you know besides just preserving the structure and the shell of the of the building but real active work in in in advancing the

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project there. Um well it's it's ongoing as we speak cuz what's happening now and part of it is that we had to work with the city and the planning department to allow to be able to shore up the building to get into some of the terzo to get to lay in the foundation to be able to handle the shoring. Okay.

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>> Uh we were stuck at one point where we couldn't do the complete the shoring because we needed to go to HB. We're going to HPB on after the fact that we actually briefed the the board beforehand and everyone agreed that this was something that had to be addressed before

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hurricane season. So, that's moving on. But in the Raleigh structure, the the the tower, which is the one we're talking about, >> that one they've already removed after the shoring was completing it, allows work to start. They removed the penthouse edition. >> Uh they used to there was a 1990s

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penthouse edition added to that building that for the last 14 years, and you ask Debbie, has with multiple owners always requested it to be removed. It was approved to be removed, but never actually done. it was completed as part of the shoring when after the shoring was completed they were able to do that

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work and right now they're working on permanent foundation support. So they're brace not just temporary bracing the building they're working on the foundation that they intend to have completed by the end of this year. That's why I said they'll have that completed by the end of this year.

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They're in the midst of ordering windows for the building so it could be enclosed completely also by the end of this year. So by the beginning of 20 next year, the first quarter next year, they could start the interior renovations

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obviously. So that's that's >> So by beginning of next year, we're going to see start to see the interior renovation of the historic structure. >> Yes. So that's going at a that's and that's going at a faster pace than the resident the residential building that's being proposed or the other any

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>> Well, that's new construction, >> right? That's new. >> The restoration of the existing building starts January of next year. Yes, sir. Okay. Thank you. Do >> you the chair have a question? >> Sure. >> So, will the hotel be open before the new tower is built? Like, how's that

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going to go? >> Well, the goal is to have well, as part of the agreement with the HPB that we have, the TCO will be can't be issued for the new residential building until there's also TCO for the historic Raleigh, Richmond, South Seas. All so

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those the goal is to have them all done at the same time. It's going to be it still will be a flagship Rosewood. Uh the Nala Capital has built actually they successfully partnered with Rosewood and build the Rosewood in Beverly Hills. Um and they and and one one more point,

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they've already spent expended over $5 million in what you've seen there today on that site just to to help get the B, you know, the foundation work started and and the in the shoring. Um, but they the goal will be to have the Richmond,

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Raleigh, and the South Seas all open simultane right before the open the residential building cuz they're all interconnected. >> So, it'll be together. >> H. So, it'll open up together. >> Yes, sir. >> Okay, great. Any other questions? >> Okay, we can close this item or you want

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to continue it? >> Yeah, let's continue it for I mean, it doesn't have to be monthly, but maybe let's do a quarterly. You said the beginning of next year you'll start >> right. Right. There's work going on now on all the foundation shoring that has to happen before you could start doing

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interior work and the windows installed. So that's supposed to be completed by the end of this year. >> So start the interior restoration. >> Exact. Yes. >> In January. >> Ex. Yes, sir. >> I see Kobe shaking his head in the back. Yes, sir.

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>> Up and down. Shaking up and down. All right, commissioners. That's your item. You like to bring this back? >> Let's bring it back um next year. And we still have committees next year. We'll bring it back next year. >> Okay, I'll second that.

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Thank you. >> All right. Thank you. Thank you for the update. >> Thank you so much. >> Okay, let's go to number two. Item number two is discuss the creation of a financial incentive program for landlords for the conversion of short-term rental property to long-term

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leases. Um this was heard last by the committee at their May meeting. Um we have provided an update at the May meeting. We were um requested to provide uh more information through the city's housing

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uh department as well as economic development. Um we did um we were able to get some information regarding private funding sources for housing. Uh the uh departments were not able to identify any local private funding

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sources, but we did um outline some that we have found in other states. Um finally, we got some more information about the North Beach CRA and the ability to use money that may be coming in through the CRA for affordable housing. Um there is a 10% uh

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requirement for um the TIF funds to be used for affordable andor workforce housing. So, there's several different programs that that may be used for, but something um specific to incentivizing long-term stays over short-term rentals

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could potentially be be an option. Um so, in summary, staff um believes that if a funding source can be identified for this type of program that it may be successful. Um but at this point, we do not have a a dedicated funding source that's available.

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>> Well, this is Commissioner, right? >> Yes. Yes. So, um, you know, we are going to get tons of money coming into the CRA. So, I know we're working on a on a Noah program with um Jason Bisario um and that's work in progress. But in the

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meanwhile, can we um either staff develop or find a model of um a CRA program or similar that we could use our CRA

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funds to help incentivize leases in addition like there are lots of different ways we can use that that money. So we could build new things from scratch. We can adaptively reuse and redevelop existing structures. we can help existing structures improve their

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properties. Um, is there also um an opportunity for CRA funds to be used to supplement rents? And maybe we are procluded from that because it's not a capital investment of some sort. You know, it's not building something new, but it is um keeping

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affordable housing in the hands of the people who need it most. So, I would like to have this come back in September, October, um, and see what exists out there that we could either copy directly or adapt from other CRAAS

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or similar from around the country. Like there's just going to be so much money coming into that. And we are not limited to 10%. It's just a minimum. And we have some major projects happening in North Beach already. the 72nd Street Aquatic Center and the Byron Carile and all those things are ready. So, you know, if

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we can find a way to incentivize affordable housing, we could spend 15% of that cash infusion. Um, so let's look at all available options, please, and come back to look, it's unlikely we're going to get some lovely philanthropist

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to come say here's a whole bunch of money to help subsidize affordable housing in North Beach. That's not how we work in this state. certainly not in this part of the state. Um I would love to be proved wrong on that. By the way, if anybody wants to throw money at that, I'm all ears, but realistically

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speaking, there's too much wealth on the table to be developed. So, Heather, you and your department and and um whoever else you can bring in. Um let's let's give you a little homework assignment over the next couple months and um see

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what you can come back with. And if you need more month more time than just September, that's fine. If you need more time to come back in October, you tell us. >> Thank you, Commissioner. We'll let you know. Heather Shaw, assistant director, economic development. >> Okay. So, through the chair, if we can

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bring this back September or October, what do you prefer? >> Well, we would always appreciate more time. So, I >> Okay. But then make it really good. Okay. Deal. >> Yes. >> Okay. Come back in October um with a bunch of really brilliant ideas.

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>> Okay. So when that comes back, I'm I'd be eager to see what you guys come up with. >> So we'll move that to October. >> All right. And then finally, number three. >> Okay. Item number three is consider

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amendments to the comprehensive plan and land development regulations to incentivize the abandonment of retail or package sales of alcoholic beverage establishments by business located along uh Lincoln Road. So this was also uh sponsored by Commissioner Bot. Um

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>> I think we if I vaguely remember this was about four or five months ago commissioner and we talked to or I suggested talking to the Ritz because >> yeah um I >> they would probably be the most invested in in this sort of conversion. I don't

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know if any of that materialized. >> Um I have not it is not from my office. I don't know if anybody else is. I had meant to ask this to get um pushed back and I did not. So I apologize for that. So if we can defer this or open continue whatever the right thing is.

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>> I have a question >> unless unless Heather you guys have some updates. I've not yet reached out to the Ritz. >> I have a question on this. So obviously we because of SP 180 we cannot pass any new amendment that would prohibit these

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these uses. Uh when does SB80 expire? the the um the first three-year period expires in 2027. >> 2027. >> But I believe it's October 1 of 2027. But um >> this is an incentive program though, right?

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>> This is an incentive program. Yeah. Right. >> Y right. But so but I guess right now is there a liquor store or no? >> Yeah. >> Yeah. There four I think whe liquor stores or stores that sell packaged liquor that aren't technically liquor

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stores. So the idea is how do we get people to get more compelling tenants out? >> Yeah, perhaps the Risk Carlton buys out their lease and puts in >> another better operator than a package

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liquor store. I think that was the idea, which I think is a great idea. Um, >> how much are the commercial, you know, how much are we generating in in tax income um from from one of these commercial

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spaces that has um that has these uh these liquor stores. >> Heather Shaw, assistant director economic development. Um, thank you commissioner for the question. Right now, I don't know the answer to that. I can definitely find that out in in

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return though. >> What Mike What are you thinking? >> Yeah, we're leaving. >> No, I mean I I was just wondering, you know, if we enter into some sort of of of agreement, you know, I think the the aesthetics and just the quality of

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retail that that that gets attracted when you have a liquor store there. It's not just about the liquor store there. When you see the commercial listings for commercial real estate, they'll tell you this is what's in the proximity of this of this this real estate. And so having

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these liquor stores is not only affecting the liquor store space, but it'll affect the surrounding spaces as well. So comparable uh tenants. Um and so that brings out the area if we you know if we can look at you know would it be legal for us to enter into some sort

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of incentive program where where we say okay for 3 years the the the the commercial tax that we collect from that unit will give it back to the property owner

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>> as the incentive for them to get rid of that of that um of that nuisance use because they're still able to bring in a different use, a different tenant in there, but now for a certain amount of

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years, they're just going to get um I don't know if we can call it a reimbursement, but a a funding amount. Um pretty much a tax credit. >> So, like the tax abatement. >> Yeah, like a tax abatement. >> But my understanding, Nick, correct me if I'm wrong, but my understanding is

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that we're not able to do that sort of thing. Um >> that's right. But I mean, if we wanted to provide um a financial incentive, we could do that. I don't it it shouldn't be tied to the amount. It doesn't need to be tied to the amount of their property tax. >> It's not Peter to pay Paul type thing. I

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>> I'm also trying to find ways to do it without the city picking up the the cost for it. I mean, we're going through this whole exercise of line item budget review and trying to trim um our costs. I don't want to add additional costs for something if we can get the private market to to pick it up. Um, and so I

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apologize because I let the ball drop on this and I I meant to ask you to uh defer this to a later meeting, but um I did not. So that's that's on me. >> Yeah. You know, I was thinking along the lines I think I mentioned last time this came up, you know, the biggest partner there would be the Ritz

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>> in frankly the Paul Seas project. I mean, two two big um juicy >> u good partners with the city who have a vested interest in in seeing things um improve. So, I will reach out to both of them and um come back to the committee

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in a couple of months. >> And for clarity, there two on the 2003 300 block of Lincoln Road, two liquor stores. It's a CVS and a Walgreens. >> Walgreens. >> And there's there's another one. Sarah has them committed to memory. I don't

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remember which there there's we um I love liquors or something. >> There's two of them. >> There's two more. >> Two of them. There's one in each side of Collins. >> Thank you. >> On between group. >> So yeah. >> So a couple months you guys come back and hopefully we

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>> have a good plan. >> So can I just mention something? I I want to use the opportunity. I'm going to use your item to talk about something similar if the chair allows me to. >> Go next. >> All right. Let's see what Let's see what >> Well, >> what do we got here, Alex? >> Well, the thing is is what I was

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mentioning earlier. When you when you look at, you know, real estate on Lincoln Road, a lot of times people complain about the quality of of the retails. The reason why we're engaging in this exercise. Um, but as part of that conversation, I want to encourage

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the economic development department to look at the listings, the commercial listings for the real estate that we have on Lincoln Road and how can we work with the commercial agents, you know, when, you know, when they look at Lincoln Road, there's a lot of great

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stuff on Lincoln Road. You have, you have a lot of other wonderful high-end establishments that's coming in. But when you when you see what they're advertising as nearby real estate that's available, they put or not available but

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commercial real estate. Say, "Okay, nearby, this is what we have. We have Denny's, we have Five Guys, we have TD Bank." And so if I am a retail potential tenant of a certain level and I'm looking at the commercial real estate

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listings, I'm going to be like, "Okay, this is a Lincoln Road address, but the comparable spaces what they're le leasing out to is Denny's. They're leasing out to the Cheesecake Factory." Nothing wrong with Cheesecake Factory, by the way. You know, they're leasing

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out to uh to Five Guys. That's, you know, it's fine, but we can do better. There's so much better to to do. So maybe if economic development could work with the commercial agents in

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making sure that we're empowering them with the best image and the best narrative of Lincoln Road so that we can help them attract a better level of tenants to Lincoln Road, I think is going to help our our economy in the area. >> That's a great point, Commissioner.

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We'll certainly going to continue to work with the bid on that as well cuz that's you know their chair is is is very firm and and active in that space. So that's a that's a really good really good opportunity to have that conversation. Thank you. >> Okay, I think that's it. Meeting a chair.

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