1 Petition of Carriage House and Amethyst and AppendixBEFORE THE MIAMI BEACH CITT COMMISSION
DESIGN REVIElry BOARD APPLICATION: DRB2L-O694
IN RE: 5333 COLLINS AVEI\IIIE.
Design Review Approval for
(200-foot talt) multifamily building.
DESIGN
The Ca:riage House Condominium Association, Inc. (*Ca:riage
House") and The Amethyst Condominium Association, Inc.
(*Amethyst") (collectively *neighbors"), pursuant to section I 18-9(c),
Miami Beach hnng Code, request that the City of Miami Beach
City Commission reverse a December 17 , 2A2L decision of the
Miami Beach Design Review Board ("DRB'). The DRB granted
design review approval to allow 5333 Collins Acquisitions, LP, a
Delaware Limited Partnership ("applicant"), to build a l7-stor;r,
2oo-foot-tall multifamily condominium at 5333 Collins Avenue in
Miami Beach, Florida. Exhibit A, 1. DRB Order. Petitioners hereby
adopt the facts and arguments presented in the petition for
administrative appeal filed in this matter by Thomas Hahn,
Jacqueline Rebhuhn and David Sebbag, that are not in conflict with
of lndsrEo
CLERK OF THE
FEB 2 4 Zl,2?
Page 1 of 20
this petition and incorporate them herein by reference and further
state:
The DRB decision to approve the design review application
failed to observe the essential requirements of law because the
applicant did not to meet its initial burden to show that it met the
applicable design review requirements. The decision failed to
comport with zonrng code criteria for such approvals. The DRB
approval also is not supported by any competent substantial
evidence to show ttrat it met the code criteria for approval.
Furthermore, the DRB erroneously delegated to staff its authority to
make design decisions absent a legislative grant of that authority to
do so.
For these reasons, Carriage House and Amethyst seek the
commission's reversal of this DRB decision. In the alternative,
neighbors request that the commission remand the matter to the
board with instructions for a review consistent with their requests
set forth hereirf..
Page 2 of 20
PARTIES
The Ca:riage House, at 5401 Collins Avenue, is adjacent to,
and north of the applicarrt's property. Exhibit B, 1. Property
Records. It is eligible to file this petition pursuant to section 118-
9(c)(3)B(ur) of the Zoning Code of the City of Miami Beach (*zoning
code") because it owns and controls property within 375 feet of the
applicarrt's property at 5333 Collins Avenue ('subject property").
Exhibit C, 3. Sec. 118-9(c) , hning Code. Ca:riage House received
notice of tJle DRB hearings at issue in this petition. Furtherrnore,
the Ca:riage House was represented by counsel at both DRB public
hearings on the applicailon at issue here.
The Amethyst, at 5313 Collins Avenue is adjacent to, and
south of the applicant's property. Exhibit B, 3. It is eligible to file
this petition pursuarrt to section 118-9(cX3)B(ru) because it owns
and controls property within 375 feet of the subject property.
Exhibit C, 3.
The subject property is owned by the Ia. Costa of Miami Beach
Condominium Association, Inc. Exttibit D, 1. Application. 5333
Page 3 of 20
Collins Acquisitions, LP applied for and received the DRB approval
that is the subject of this appeal. Exhibit A.
FACTUAL BACKGROUND
The Application
On July 2,2021, ttre applicant filed its application with the
City of Miami Beach Planning Department for design-review
approval to permit a 20O-foot-ta1l residential condominium on the
subject property. The application included design development
plans, as well as a letter of intent, that described the proposed
project and explained the applicant's rationale for the
development. Exhibit E. Initial Plans. Exhibit F. July 2,2O2L
Irtter of Intent.
Design review staff reviewed the application and set the
matter for a September 10, 2O2l DRB meeting. At the meeting
tJre applicant asked for and received a continuuurce to the October
5, 2O2L DRB meeting.
The Stoff Report
The October 5,2021 staffreport described the project and
determined that the application "Satisfied" each of ttre 19 design
Page 4 of 20
review requirements in the zoning code. Exhibit G. 2-5. October
5, 2021 Staff Report. Exhibit H. Sec. 1 18-251 , Tnntng Code. The
report also included a three-paragraph, design review analysis of
the applicant's proposal. It concluded with a recommendation for
approval subject to the conditions set out in the attached draft
order. Id., 6. Extlibit I, L-2. Draft Order, October 5,2O2L.
October 5, 2021
DRB Heartng
At its October 5, 2021 hearing, the DRB had before it the
staff report, a draft Order and the submittals from the applicant
(application, the letter of intent, narrative response to staff
comments, design plans including site plans and elevations,
traffic study and power point presentation) .
The board heard a presentation from the applicant's
attorney, architect and landscape architect that gave a detailed
description of the proposed building and the site. Exhibit J, 3:19-
22:2. October 5, 2O2L DRB Transcript.
Page 5 of 20
A group of residents appeared with legat counsel to oppose
the proposed project.t Their attorney focused on two items: 1) the
failure of the staff to provide any basis for the conclusions in the
staff report, and 2) a request not to delegate to staff any changes
to the curent plans. Id., 23:9-27:L Counseluras followed by
several of his clients and members of the public, some in
opposition to and others in favor of the application. Id., 27:13-
44:17. Carriage House appeared through its attorney, who stated
that ttre condominium opposed the application. Id., 4O:13-16.
The applicant's attorney argued h response that the
building is "completely compliant" with respect to height and
setbacks and is placed where it wilt be least impactful on
surrounding neighbors. Id., 46:7 -47 : 8.
The board discussed the application with the applicant's
attorney and architect and among themselves. It then continued
the item to its December L7, 2O2L meetin$. Id. 47;21-80:17.
' Thomas Hahn, Jacqueline Rebhuhn and David Sebbag, who are
appellants in a parallel appeal of the DRB decision at issue here
(see page 1 above).
Page 6 of 20
December 77,2O2 1
DRB Hear'tng
Prior to the December L7, 2O2l hearing, the applicant's
attorney delivered a revised letter of intent in response to DRB
member comments at the October 5,2021 hearing. Extribit K.
Supplementary ktter of Intent, November 5, 2O2L. The attorney
for objecting individual neighbors filed a letter with the DRB that
detailed his clients' arguments against the application. Exhibit L.
Andrew Dickman Letter to DRB, December 15, 2O2L.
Among the opposing individual neighbors' issues with the review
process was the failure of staff to provide any factual basis for its
conclusion in the staff report tJat the application has "Satisfied"
each of the 19 design review criteria in the z,ornng code. Id., 3-5.
Exhibit M, 2-5. Staff Report, December L7, 2021.
At the December L7 hearing, cit5r staff and ttre applicant's
attorney and architects presented additional testimony and
argument in favor of the application. Extribit N, 2:l-19:22.
December L7, 2O2L DRB Transcript.
Individual neighbors attended the hearing and were
represented by counsel.Id. 27:24-32:5. They again testified and
Page 7 of 20
objected to the application for the reasons set forth in their
attorney's December 15, 2O2L letter. Id. 23:3-27:12.
Ca:riage House counsel presented argurnent centering on:
1. The failure of the applicant to meet its burden to
show that it complies with each of the applicable
design review criteria.
2. The failure of city staff to present relevant facts to
support its opinion that each criterion is "Satisfied".
3. The proposed order's conditions, inasmuch as they
provide for any finaf design review approval by staff,
Erre an improper delegation of the board's design
review approval authority to staff.
Id., 32;14-35:13.
After hearing argument and testimony from the applicant and
neighbors and rebuttal from the applicant, DRB members made
comments and approved the application.
The board decision vras rendered on February 3,2022. Exhibit
A, 6. DRB Order. This appeal to the city commission timely follows.
Page 8 of 20
STANDARD OF REVIEIT
The standard of review on appeal of a DRB decision to the city
commission requires a determination of whether the:
1. Proceedings before the DRB afforded procedural due
process.
2. DRB observed the essential requirements of tJle law.
3. DRB's decision was supported by competent
substantial evidence.
Sec. 118-9(c)(4), Miami Beach 7nrung Code. Exhibit C, 3-4.
ARGUMENT
Serious procedural errors in staff processing of the
application, as well as in DRB consideration of this matter, war:rant
granting the requested appeal. These errors illustrate not only a
violaUon of due process, but a failure to follow the essential
requirements of law. Furthermore, the record fails to include facts
that have arry relevarnce to DRB criteria, showing that the board's
decision is not supported by zuly competent substantial evidence.
Page I of 20
1. The applicant faited to meet its initiat
burden to show that the application for
certificate of appropriateness comported
with the applicable zoning code criteria.
In making its presentation to the DRB, the applicant
presented neither urrgument nor evidence that it had met all the
applicable zoning code requirements for approval.
Once an applicant has shown that it meets code requirements
for design review approval, the burden shifts to the objectors to
demonstrate by competent substantial evidence that the requested
design review application does not meet such criteria and,
therefore, is not in the public interest. Irutne u. Duual County
Plarning Commission, 495 So.2d 167 (Fla. 1986), citing to Judge
khloaer's dissent in Inttne u. Duual County Plartning Commisstbn,
466 So.2d 357, 364-369 (FIa. I't DCA 1986) .
The applicant did not meet its initial burden because it failed
to present or rely upon competent substanflal evidence to show that
it met zoning code criteria required for approval of the certificate of
appropriateness. Jesus Fe[lousship u. Miarni-Dade County, 752 So.2d
7O8,710 (Fla. 3d DCA 2000), citing to Insine u. Duual Coun@
PLartning Comm-, 495 So.2d L67 (FIa. 1986) .
Page 10 of 20
,
An applicant seeking design review approval must meet the
criteria set out in section 118-251 to obtain such approval. Exhibit
H. Section 1L8-25L,7nntng Code. At the DRB hearing on its design
review application, the applicant failed to present argument and
competent substantal evidence that its application comported with
the design review requirements in section 118-251.
Because of the applicant's failure to meet this burden, the
board is required to deny the application. As a matter of law, the
board's action wa:rants denial of tlle application. See lrutne, L67.
2. There is no eompetent substantiat
evidence in ttre record to show tJrat the
applicant's request for design apProval of
a z00-foot-tall residentiat condominium
complies with design review criteria in
section 118-25 I of the zoning cod,e.
Competent substanfial evidence is defined as that evidence
relied upon to sustain the ultimate finding that is "sufficiently
relevant and material that a reasonable mind would accept it as
adequate to support the conclusion reached ." De Groot u.
Stwflield,, 95 So.2dgL2,916 (Fla. 1957). Competent substanflal
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evidence is not opinion unsubstantiated by facts . CitA of Apopka
u. Orange County, 299 So.2d 657,660 (Fla. 4th DCA L974).
For testimony and documents to be deemed competent
substantial evidence, they must bear on, or have a relationship
with, the standards applicable to the requested approval. Jesu^s
Fellowshrp u. Mtsmi-Dade Coun$, 752 So.2d 7O8,710 (Fta. 3d
DCA 2000) .
The applicant and city staff failed to present any evidence to
the DRB to show that the request for a 200-foot tall, I7-story
building at 5333 Collins Avenue met each of the applicable criteria
of zoning code section 118-251. The only mention in the record of
these requirements is in the December 17 , 2021 staff report that
quotes each one and states "Satisfied."2 Exhibit M, 3-5. Staff
2 The only reference to the zoning code design review requirements
by the applicant is in its attorney's July 2, 2021 letter of intent.
Exhibit F, 3-6. This argument by the attorney is not competent
substantial evidence regarding compliance with the design review
requirements. Olsonu. Olson 260 So. 3d 367, 369 (Fta. 4th DCA
20 I 8).
Page 12 of 20
Report, December L7 , 2O2L. That is the sum total of sta.ffs
"discussion' or "analysis' of the 19 design review requirements.
The Compliance with Design Review Criteria section in the
staffreport asserts that each of the criteria is "Satisfied." Id. This is
opinion with no stated factual basis and without showing a nexr.s
between arry facts and the individual criteria. Therefore, ttrat
section is not competent substantial evidence to show that the
applicant satisfies each of the requirements.
The staff report Analysis section provides no fact-based
evidence to show compliance with each of the 19 criteria. Id., 6-7.
The "analysis" provides descriptions of the applicant's request, the
size of the site and the proposed building and a statement that tJle
board 'continued the application to allow the architecture team to
refine the design elements of the building to better reinforce the
design concept" followed by a list of seven changes to the plans.
Id., 6. StaffReport, December 17,2021. The analysis concludes
with an unsubstantiated opinion ttrat the building design is
"elegant" w'ittr architecture that "compliments the seaside site." The
Page 13 of 20
staff report presents no evidence, analysis or discussion of the
project's compliance with the criteria. Id. 7.
Any claim of deference to design review staffs interpretation
of the design review criteria in the staff reporl fails where the one-
word response to each criterion does not address its specific
requirements
Despite the arguments of the applicant, deference to staff
interpretations is not unlimited, and the city commission's role is
not unquestioning. Exhibit N, 35:23-36: l. This is especially trre
where no competent substantial evidence exists in the record to
show how each design review criterion is satisfied.
Furthermore, any deference claimed by staff or the applicant
is overcome by a showing that there has been a departure from
the essential requirements of law. BeU Soutlr Telecommrtnicatiorus
u. Johlason 7O8 So.2d 594,597 (Fla. 1998). Here the DRB failed
to follow the essential requirements of law when it did not apply
each of the elements of each criterion. When the agency's
construction clearly contradicts the unambiguous language of a
rule, the construction is clearly elToneous and cannot stand.
Page L4 of 20
Woodleg u. Departnent of Health and Rehsbilitatiue Seruices, 505
So.2d 676,678 (Fla. l"tDCA 1987). see also, LegalEnutronmental
Assistance Foundattort, Inc. u. Board oJ County Commissioners oJ
Breuard Countg, 642 So.2d 1081, 1083-1084 (FIa. 1994).
Nothing in the staff report, the record or the DRB Order shows
how the approval of tJ:e proposed building's 2Oo-foot height and the
design review applicaUon satisfies any of the 19 design review
criteria.
The applicant did not present competent substantial evidence
to tlle board showing that that it meets each of the applicable
requirements of section 118-251(a). Likewise, the DRB failed to
apply each of the applicable criteria in section 118-251(a). These
fundamental failures to follow the essential requirements of law and
base the DRB decision on relevant evidence warrant granting this
appeal.
3. The DRB Improperly Delegated to Design
Review Staff lts Authority to EYaluate
and Approve Plans Ptrrsrrant to DRB
Review Criteria.
City staff has no authority to make final design review
approval decision, and the DRB has no authority to delegate to staff
Page 15 of 20
such design review decision-making. Such approvals are made
solely by the DRB.
The cit5r commission has delegated certain authority to the
DRB to approve design review applications subject to specific
criteria set forth in zoning code section 118-251(a). See also section
lI8-71, which sets out the powers and duties of the DRB. Exhibit
O. Sec. LL8-7L Zoning Board. This authority, spelled out in sections
118-251 through 264, does not allow the DRB to.delegate to design
review staff its responsibility and duty to make decisions based on
those criteria. Id. and Exhibit P. Sec.118-251-264.7rrrttrrg Code.
Yet that is what the DRB did when it approved the application
at issue here. According to the February 3,2022 DRB Order, it
delegated to planning staff the authority to rnake design review
decisions. The DRB erroneously approved the project subject to
conditions, including:
In the Order, section D. l:
Revised elevation, site plan and floor plan drawings for
5333 Collins Avenue shall be submitted, at a minimum,
such drawings shall incorporate the following:
a. The removal of the balcony slab extensions on the
inside corners on both the north and south elevations
shall be studied and may be rernoved in order to
further differentiate the vertical building volumes, in a
manner to be reuiewed and approued bA stSf,
Page 16 of 20
consistent with the Design Review Criteria and/or
directions from the Board.
b. The final design details and color selection of the of the
"chalk color palette" shall be submitted, in a manner to
be reuiewed and approued bg staff consistent with the
Design Review Criteria and/or the directions from the
Board.
c. The exterior walkrvay adjacent to the loading area shall
include a covering, in a manner to be reuieu:ed and
approued bg stq;flconsistent with the Design Review
Criteria and/or the directions from the Board.
d. All new exterior handrails and support posts shall
incorporate a flat proflIe. The final design details,
dimensions material and color of all exterior handrails
shall be made part of the building permit plans and
shallbe subject to the reuiew and approual oJ stfi
consistent with the Design Review Criteria and/or the
directions from the Board
e. The final design details of tJ'e exterior materials and
finishes shall be submitted, in a mann er to be
reuiewed and approuedbU stqlflconsistent with the
Design Review Criteria and/or the directions from the
Board
While there is authority for the DRB to prescribe conditions of
approval, there is no authority in the zonin$ code for the DRB to
Page 17 of 20
delegate to stalf its design review and approval authority for new
development except as set out in section 118-260. Exttibit P, 9-11.
Sec. 118-260, Tnring Code. That provision allows the planning
director or its designated representative to approve, approve with
conditions or deny a specific list of design review applications
relating to additions, replacement of building elements, minor
alterations and renovations and modifications relating to
indoor/outdoor uses. This provision is a specific delegation of DRB
authority to the director and its designee. And it is the only
delegation of DRB decision-making authority in the code.
Each of above referenced conditions does not fall within the
authority of the planning director or his designee as presented in
section 118-260. Therefore, those conditions illegally reduce design
review board decisions to staff-level determinations without any
authority in the zoning code to do so.
Florida law provides that a legislature rnay not delegate the
power to make law or the right to "exercise unrestricted discretion
in applyrng the law." Srms u. Stale, 754 so.2d 657,668 (2000). The
DRB, without any legislative authority, gave staff the power to
approve plans as a condition of DRB approval. That power is
resenred to the DRB and cannot be delegated absent specific
legislative authority. The only legislative authority in the City of
Miami Beach is the city commission. That body only gave staff
authority to approve design review applications as set forttr in
section 118-260. That provision does not include authority to make
Page 18 of 20
the actual decisions, as contemplated in the Order conditions set
forttr above. Nor does the inclusion of language that such staff
review and approval be '...consistent with the Design Review
Criteria and/or the directions from the Board" provide any legal
authority that allows staff to make such decisions. Quite simply,
there is no such authority in the city code.
Therefore, the DRB Order is invalid because the illegal
delegation of its design review authority to city staff renders the
DRB review incomplete. Any changes to the applicant's plans must
be approved by the DRB and not staJf. While staff may review these
plans and make recommendations, the zoning code says the DRB
has the authority to approve, approve with conditions or deny new
development as compliant with the design criteria. This final DRB
review and approval has not occurred here.
The DRB Order fails to follow the essential requirements of law
because it is the result of the DRB unlawfully delegating its design
review approval authority to staff.
CONCLUSION
The Carriage House and Amethyst request that the city
commission quash the decision of the DRB to approve the 200-
foot-tall residential condominium because 1) the applicant failed to
carry its initial burden to show that it complied with the design
review criteria, 2) there is no competent substantial evidence in the
record, including the staff report, to show that the application
Page 19 of 20
complies with the design review criteria in section I 18-251, and 3)
the DRB, through the DRB Order, illegally delegated to design
review staff the DRBIs desiEln review authority to review and
approve plans.
Respectfully Submitted,
'\ry'. TUCKER GIBBS, ESg.
Attorney for:
The Carriage House
Condominium Association, Inc.,
and
The Amethyst Condominium
Association, Inc.
P.O. Box 1050
Coconut Grove, Florida 33 133
Tel (3O5) 448-8486
Email: tucker@wtgibbs . com
By:),1/cildM.W" TUCKERG rHes
Page 20 of 20
EXHIBITS
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TABLE OF CONTENTS
APPENDf,K ON RESPONSE TO
PETITION FOR WRIT OF CERTIORARI
Document Tab Irtter
DRB Final Order
Date of Rendition: Febmary 3, 2022
ProperQy Records
Sec.118-9(c) , Zrlrrjng Code
Appeals of I^a.nd Use Board Applications
Application
Initial Plans
Irtter of Intent, July 2, 2O2L
Staff Report, October 5, 2O2L
Sec. 1 1 8- 25L, hning Code
Design Review Criteria
Draft Order, October 5, 2O2L
DRB Transcript, October 5, 2O2L.
Supplementary Irtter of Intent
November 5, 2O2L
A
B
C
D
E
F
G
H
I
J
K
TABLE OF CONTENTS
APPENDf,K ON RESPONSE TO
PETITION FOR WRIT OF CERTIORARI
fuidrew Dickman Irtter to DRB
December 15,2O2L.
Staff Report, December 17, 2O2l
DRB Transcript, December L2,2O2L
Sec. 118-71, hning Code
DRB Powers and Duties
Sec. 118-25L to 264, Zoning Code
Article VI, Design Review Procedures
Sec. 1 1 8- 25L, hrnng Code
DRB Resubmittal Plans
November 5, 2O2l
L
M
N
o
P
g
EXFIIBIT A
Final Order
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DATE'.02107 12022 02:56:50 PM
HARVEY RUVIN, CLERK OF COURT, MIA-DADE CT\
DESIGN REVIEW BOARD
City of Miami Beach, Florida
MEETING DATE: December 17,2021
PROPERTY/FOLIO: 5333 Collins Avenue 02-3214-025-0001
DRB21-0694
IN RE:An application for Design Review Approval for the construction of a new
17-story (200' tall) multifamily residential building, to replace an existing
14-story multifamily building, to be demolished.
Lots 27 and 28, of Amended Plat of First Ocean Front Subdivision of the
Miami Beach Bay Shore Company, according to the Plat thereof, as
recorded in Plat Book 9, Page 78, of the Public Records of Miami-Dade
County, Florida.
5333 Collins Acquisitions LP, a Delaware limited Partnership
OROER
LEGAL:
APPLICANTS:
The City of Miami Beach Design Review Board makes the following FINDINGS OF FACT,
based upon the evidence, information, testimony and materials presented at the. public hearing
and which are part of the record for this matter:
!. Design Review
A. The Board has jurisdiction pursuant to Section 118-252(a) of the Miami Beach Code.
The property is not located within a designated local historic district and is not an
individually designated historic site.
B, Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning
Department Staff Report, the project as submitted is consistent with Design Review
Criteria in Section 118-251 of the Miami Beach Code.
C. Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning
Department Staff Report, the project as submitted is inconsistent with Sea Level Rise
Criteria 1 and 10 In Section 133-50(a) of the Miami Beach Code.
D. The project would remain consistent with the criteria and requirements of Section 118-
251 andl or Section 133-50(a) if the following conditions are met:
1. Revised elevation, site plan, and floor plan drawings for 5333 Collins Avenue
shall be submitted, at a minimum, such drawings shall incorporate the following:
a. The removal of the balcony slab extensions on the inside corners on both
the north and south elevations shallbe studied, and may be removed in
order to further differenliate the vertical building volumes, in a manner to
/-os
I ttilL1_
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Page 2 of 6
ORB21-0694 - 5333 Collins Avenue
Decemb er 17 . 2021
be reviewed and approved by staff, consistent with the Design Review
Criteria and/or the directions from the Board.
b. The final design details and color selection of the of the "chalk color
palette" shall be submitted, in a manner to be reviewed and approved by
staff consistent with the Design Review Criteria and/or the directions from
the Board.
The exterior walkway adjacent to the loading area shall include a
covering, in a manner to be reviewed and approved by staff consistent
with the Design Review Criteria and/or the directions from the Board.
All new exterior handrails and support posts shall incorporate a flat
profile. The final design details, dimensions material and color of all
exterior handrails shall be made part of the building permit plans and shall
be subject to the review and approval of staff consistent with the Design
Review Criteria andlor the directions from the Board.
The final design details of the exterior materials and finishes shall be
submitted, in a manner to be reviewed and approved by staff consistent
with the Design Review Criteria and/or the directions from the Board.
A copy of all pages of the recorded Final Order shall be scanned into the
plans submitted for building permit, and shall be located immediately after
the front cover page of the permit plans.
Prior to the issuance of a Certificate of Occupancy, the project Architect
shall verify, in writing, that the subject project has been constructed in
accordance with the.plans approved by the Planning Department for
Building Permit,
2. A revised landscape plan, prepared by a Professional Landscape Architect,
registered in the State of Florida, and corresponding site plan, shall be submitted
to and approved by staff. The species type, quantity, dimensions, spacing,
location and overall height of all plant material shall be clearly delineated and
subject to the review and approval of staff. At a minimum, such plan shall
incorporate the following :
Prior to the issuance of a building permit, the applicant shall submit a tree
protection plan for all trees to be retained on site. Such plan shall be
sub,iect to the review and approval of staff, and shall include, but not be
limited to a sturdy tree protection fence installed at the dripline of the
trees prior to any construction.
ln order to identify, protect and preserve mature trees on site, which are
suitable for retention and relocation, a Tree Report prepared by a
Certified Tree Arborist shall be submitted for the mature trees on site.
c.
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DRB21-0694 - 5333 Collins Avenue
December 17 2021
c.Any tree identified to be in good overall condition shall be retained, and
protected in their cunent location if they are not in conflict with the
proposal, or they shall be relocated on site, if determined feasible, subject
to the review and approval of staff. A tree care and Watering plan also
prepared by a Certified Arborist shall be submitted prior to the issuance of
a Building Permit or Tree Removal/Relocation Permit. Subsequent to any
approved relocation, a monthly report prepared by a Certified Arborist
shall be provided to staff describing the overall tree performance and
adjustments to the maintenance plan in order to ensure survivability, such
report shall continue for a period of 18 months unless determined
othenrise by staff.
A landscape plan for the entire site prepared by a licensed Landscape
Architect registered in the State of Florida shall be submitted as part of
the building permit for the project, The landscape plan shall further
enhance current landscape conditions while reducing non-conformity
related to landscape code requirements as prescribed by CMB Chapter
126, particularly as it relates to native tree and shrub requirements
subject, to the review and approval of staff.
A fully automatic irrigation system with 100% coverage and an automatic
rain sensor in order to render the system inoperative in the event of rain.
Right-of-way areas shall also be incorporated as part of the irrigation
system.
The applicant shall verify, prior to the issuance of a Building Permit, the
exact location of all backflow preventers and all other related devices and
fixtures. The location of backflow preventers, Siamese pipes or other
related devices and.fixtures, if any, and how they are screened with
landscape materialfrom the right-of-way, shall be clearly indicated on the
site and landscape plans, and shall be subject to the review and approval
of staff.
g, The applicant shall verify, prior to the issuance of a Building Permit, the
exact location of all applicable FPL transformers or vault rooms, The
location of any exterior transformers and how they are screened with
landscape material from the right-of-way shall be clearly indicated on the
site and landscape plans and shall be subject to the review and approval
of statf,
Prior to the issuance of a Certificate of Occupancy, the Landscape
Architect or the project architect shall verify, in writing, that the project is
consistent with the site and landscape plans approved by the Planning
Department for Building Permit.
ln accordance with Section 118-262, the applicant, or the city manager on behalf of the
city administration, or an affected person, Miami Design Preservation League or Dade
Heritage Trust may seek review of any order of the Design Review Board by the city
d
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DocuSign Envelope lD: 1 4BA33F4-4308-4308-81 86-FSEABF65C3BC
DocuSign Envelope lD: B1 E378BD-809C471 1-95A1-6EBD4BC000C2
CFN: 202201 15586 BOOK 33008 PAGE 711
Page 4 of 6
DRB21-0694 - 5333 Collins Avenue
December 17 2021
commission, except that orders granting or denying a request for rehearing shall not be
reviewed by the commission.
ll. Variance(s)
A. No variance(s) were filed as part of this application
!ll. General Terms and Conditions applying to both '1. Design Review Approval and 'll.
Varlances' noted above.
A. The applicant shall comply with the electric vehicle parking requirements, pursuant to
Sec. 130-39 of the Cig Code.
B. A Construction Parking and Tratfic Management Plan (CPTMP) shall be approved by the
Parking Director pursuant to Chapter 106, Article ll, Division 3 of the City Code, prior to
the issuance of a Building Permit.
C. The final building plans shall meet all other requirements of the Land Development
Regulations of the City Code.
D. The Final Order shall be recorded in the Public Records of Miami-Dade County, orior to
the issuance of a Building Permit,
E. Satisfaction of all conditions is required for the Planning Department to give its approval
on a Certificate of Occupancy; a Temporary Certificate of Occupancy or Partial
Certificate of Occupancy may also be conditionally granted Planning Departmental
approval.
F. The Final Order is not severable, and if any provision or condition hereof is held void or
unconstitutional in a final decision by a court of competent jurisdiction, the order shall be
returned to the Board for reconsideration as to whether the order meets the criteria for
approval absent the stricken provision or condition, and/or it is appropriate to modify the
remaining conditions or impose new conditions.
G. The conditions of approval herein are binding on the applicant, the property's owners,
operators, and all successors in interest and assigns.
H. Nothing in this order authorizes a violation of the City Code or other applicable law, nor
allows a relaxation of any requirement or standard set forth in the City Code.
lT lS HEREBY ORDERED, based upon the foregoing findings of fact, the evidence, information
testimony and materials presented at the public hearing, which are part of the record for this
matter, and the statf report and analysis, which are adopted herein, including the staff
recommendations, which were amended and adopted by the Board, that the application is
GRANTED for the above-referenced Froject subject to those certain conditions specified in
Paragraph l, ll, lll of the Finding of Fact, to which the applicant has agreed.
PROVIDED, the applicant shall build substantially in accordance with the revised plans entitled
""5333 Collins Avenue Miami Beach, FL 33140, DRB - Resubmittal- November 5, 2021", ", as
designed by OMA.AMO Architecture and dated, signed, and sealed by ODP Architecture
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DocuSign Envelope lD: 1 4BA33F4-4308-4308-81 86-FSEABF65C3BC
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CFN: 202201 15586 BOOK 33008 PAGE 712
Page 5 of 6
DRB21-0694 - 5333 Collins Avenue
Decernb er 17 2021
and Design on July 2,2021, and as approved by the Design Review Board, as determined by
staff.
When requesting a building permit, the plans submitted to the Building Department for permit
shall be consistent with the plans approved by the Board, modified in accordance with the
conditions of approval that must be satisfied prior to permit issuance, as set forth in this Order,
have been met.
The issuance of the approval does not relieve the applicant from obtaining all other required
Municipal, County and/or State reviews and permits, including finalzoning approval. lf adequate
handicapped access is not provided on the Board approved plans, this approval does not mean
that such handicapped access is not required. When requesting Building permit, the plans
submitted to the Building Department for permit shall be consistent with the plans approved by
the Board, modified in accordance with the conditions set forth in this Order.
lf the Full Building Permit for Phase I of the project is not issued within eighteen (18) months of
the meeting date at which the original approval was granted, and/or if phased building permits
are not issued pursuant to the schedule in Section 1.D.2 of this Order, the application will expire
and become null and void, unless the applicant makes an application to the Board for an
extension of time, in accordance with the requirements and procedures of Chapter 118 of the
City Code, the granting of any such extension of time shall be at the discretion of the Board. lf
the Full Building Permit for the project shall expire for any reason (including but not limited to
construction not commencing and continuing, with required inspections, in accordance with the
applicable Building Code), the application will expire and become null and void.
ln accordance with Chapter 118 of the City Code, the violation of any conditions and safeguards
that are a part of this Order shall be deemed a violation of the land development regulations of
the City Code. Failure to comply with this Order shall subject the application to Chapter 118 of
the City Code, for revocation or modification of the application.
Dated
2/3/2022 | L2:L7 PM ESr
DESIGN REVIEW BOARD
THE CITY OF MIAMI BEACH, FLORIDA
DocuSigned by:
rutM
EB68404Michael Belush,
Chief of Planning and Zoning
For Chairman
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DocuSign Envelope lD: 1 4BA33F4-4308-4308-81 86-F5EABF65C3BC
DocuSign Envelope lD: B1 E3788D-809C471 1 -95A1 -6E8D48C000C2
CFN : 202201 1 5586 BOOK 33008 PAGE 713
Page 6 of 6
DRB21-0694 - 5333 Collins Avenue
December 17 2021
STATE OF FLORTDA )
)SS
couNTY oF MIAM|-DADE )
The instrument
of Miami Beach,a Florida Municipal
personally known to me
{N
Approved As To Form:
DocuSigned by:
City Attorney's Office :
Filed with the Clerk
of the Design Review
was acknowledged before me this 3 day of
zo*by Michael Belush, Chief of Planning and Zoning of th6 City
on behalf the Corporation. He is
Notary Public, State of Florida
My Cornmission Expires: S<4F.9 PDZ{
Cornmission Number: fttf lia S{]4
Print Name Aabr fufuus
( 2/3/2022 111 :33AMESr )
( 2/3 /2022 | 2: 59 PM ESr )Jrussiiar
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GAERIEI.A C. FREIIAS
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Folio:a24214-020-0001
5401 COLLINS AVE
Miami Beach, FL 33140-0000
Property Address:
REFERENCE ONLYOwner
Mailing Address
PA Prlmary Zone 41OO MULTI-FAMILY - 101+ U/A
OOOO REFERENCE FOLIOPrlmary Land Use
Beds/Baths/Half 0/0/0
Floors 0
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Short Legal Description
THE CARRIAGE HOUSE CONDO
AMD PL OF FIRST OCEAN FRONT SUB
PB 9-78 LOTS 29-30-231 & OUT LOTS
OPPOSITE FACING INDIAN CR LESS ST
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02-3214-025-0001Follo:
Propefi Address:5333 COLLINS AVE
Miami Beach, FL 33140-0000
Owner REFERENCE ONLY
Mailing Address
PA Prlmary Zone 41OO MULTI-FAMILY . 101+ U/A
Primary Land Use OOOO REFERENCE FOLIO
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Short Legal Descriptlon
LA COSTA CONDO
AMD PL OF FIRST OCEAN FRONT SUB
PB 9-78
LOTS 27 & 28 & OUT LOTS OPPOSITE
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Folio:02-3214-022-0001
5313 COLLINS AVE
Miami Beach, FL 33140-0000Propefi Address:
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THE AMETHYST CONDO
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EXFIIBIT C
Sec. 118-9(c) Zoning Code
Appeals of Land IJse Board
Applications
Sec. 1 18-9. - Rehearing and appeal procedures
The following requirements shall apply to all rehearings and appeals to or from the city's boards unless
otherwise more specifically provided for in these land development regulations, and applicable fees and
costs shall be paid to the city as required under5ectig-ilLl8J, and appendix A to the City Code. As used
herein, "land use board(s)" shall mean the board of adjustment design review board, historic preservation
board and planning board.
(a) Rehearings.
(1) The types of land use board decisions eligible for a rehearing are as follows:
A. Historic preservation board. Historic preservation board order relating to the issuance
of a certificate of appropriateness, dig or demolition. BertJ. Harris rehearing is
separately addressed at subsection (aX6), below.
B. Design review board. Design review board final order relating to design review
approval, only.
C. Except as delineated above. Rehearings are not available for any other application, or
for any other land use board action without a final order.
D. There shall only be allowed one rehearing for each final order arising from an
application, although multiple persons may participate in or request the rehearing.
(2) Eligible rehearing applications shall be filed in accordance with the process as outlined in
subsections A through D below:
.
A. Timeframe to file.A petition for rehearing shalt be submitted to the planning director
' on or beforethe 15th dayafterthe rendition of the board order. Rendition shall be
the date upon which a signed written order is executed by the board's clerk.
B. Etigibte parties. Parties eligible to file an application for rehearing are limited to:
(i) Original applicant(s);
(ii) The city manager on behalf of the city administration;
(iii) An affected person, which for purposes of this section shall mean either a person
owning property within 375 feet of the applicant's project reviewed by the board,
or a person that appeared before the board (directly or represented by counsel),
and whose appearance is conflrmed in the record of the board's public hearing(s)
for such projecg
(iv) Miami Design Preservation League;
(v) Dade Heritage Trust.
C. Application requirements. The petition to the board shall be in a writing that contains
allfacts, law and argument, by or on behalf of an eligible party, and demonstrate the
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(c) Appeals of land use board applications.
(1) Decisions of the following shall be final, and there shall be no further review thereof
except by resort to a court of competent jurisdiction by petition for writ of certiorari:
A. Planning board.
B. Board of adjustment.
C. Design review board, with respect to variance decisions and administrative appeals,
only.
D. Historic preservation board, with respect to variance decisions and administrative
appeals, only.
E. Historic preseruation special master.
(2) Decisions from the following may be appealed as noted:
A. Historic preservation board.
(i) Any applicant requesting an appeal of an approved application from the historic
preservation board (for a Certificate of Appropriateness only) shall be made to the
historic preservation special master, except that a land use board order granting
or denying a request for rehearing shall not be reviewed by the Historic
preseruation special master.
(ii) The historic preservation special master shall meet the following requirements:
a. Historic preservation special master qualifications, Historic preservation
special masters appointed to hear appeals pursuant to this subsection shall be
attorneys who are members in good standing of the Florida Bar and have
expertise in the area of historic preservation.
b. Historic preservation special master terms. Historic preservation special
masters shall serve terms of three years, provided however, that they may be
removed without cause upon a majority vote of the city commission.
Compensation for historic preservation special masters shall be determined
by the city commission.
B. Design review board. Any applicant requesting an appeal of an approved application
from the design review board (for design review approval only) shall be made to the
city commission, except that orders granting or denying a request for rehearing shall
not be reviewed by the city commission.
(3) Eligible appeals of the design review board or historic preservation board shall be filed in
accordance with the process as outlined in subsections A through D) below:
A. Timeframe to file. A petition for an appeal shall be submitted to city clerk on or before
the 20th day after the rendition of the board order. Rendition shall be the date upon2
which a signed written order is executed by the board's clerk.
B. Eligible parties to file an application for an appeal are limited to the following:
(i) Original applicant;
(ii) The city manager on behalf of the city administration;
(iii) An affected person, which for purposes of this section shall mean either a person
owning property within 375 feet of the applicant's project reviewed by the board,
or a person that appeared before the board (directly or represented by counsel)
and whose appearance is confirmed in the record of the board's public hearing(s)
for such projec$
(iv) Miami Design Preservation League;
(v) Dade Heritage Trust,
C. Application requirements:
(i) The appeal shall be in writing, and include all record evidence, facts, law and
arguments necessary for the appeal (this appellate document shall be called the
"brief'); and
(ii) Shall include all applicable fees, as provided in appendix A; and
(iii) Shall be by or on behalf of a named appellant(s); and
(iv) Shall state the factual bases and legal argument in support of the appeal; and
(v) A full verbatim transcript of all proceedings which are the subject of the appeal
shall be provided by the party filing the petition, along with a written statement
identiffing those specific portions of the transcript upon which the pafi filing it
will rely for purposes of the appeal. The verbatim transcript and written statement
shall be flled no later than two weeks prior to the flrst scheduled public hearing to
consider the appeal.
D. Notice requirements. All applications for an appeal of the design review board or
historic preseruation board are subject to the same noticing requirements as an
application for a public hearing, in accordance with section 118-8, "Notice Procedures
for Quasi-Judicial Land Use Board Actions and for Administrative Decisions Requiring
Notice." The appeal applicant shall be responsible for all associated costs and fees.
(4) Action. ln order to reverse, amend, modif,, or remand amendment, modification, or
rehearing the decision of the board, the city commission (for design review board
appeals), and the historic preservation special master (for historic preservation board
appeals of Certiflcates of Appropriateness. Dig or Demolition), shall find that the board
did not comply with any of the following:
(i) Provide procedural due process;
3
(ii) Observe essential requirements of law; and
(iii) Based its decision upon substantial competent evidence.
The decision on the appeal shall be set forth in writing, and shall be promptly mailed to all
parties to the appeal. ln order to reverse, or remand, a flve-sevenths vote of the city
commission is required for appeals of the design review board to the city commission.
(5) Stay of work and proceedings on appeal. An appeal of a board order stays all work on the
premises and all proceedings in furtherance of the action appealed from, unless one of
the exceptions below applies:
(i) A stay would cause imminent peril to life or property. ln such a case, proceedings or
work shall not be stayed except by a restraining order, which may be granted by the
board or by a court of competent jurisdiction, upon application for good cause shown;
(ii) As applicable only to an appeal arising from the planning board's approval of a
conditional use permit, the city may accept, for review purposes only, a building
permit application during a pending appeal in circuit court. The applicant shall be
required to pay all building permit fees, which fees shall be nonrefundable. Despite
the foregoing, no building permit shall issue while the circuit court appeal is pending.
Should the decision on the circuit court appeal (petition for certiorari) decision be
rendered in favor of the conditional use permit applicant, the applicant may proceed
with construction and operations, excluding entertainment operations, pending any
further appeals to the Third District Court of Appeal or other appellate proceedings,
so long as the following conditions are met:
a. The building permit may issue and shall remain active until the final resolution of
all administrative and court proceedings;
b. No final certificate of occupancy (CO) or certificate of completion (CC) shall be
issued, and no entertainment operations or entertainment business shall
commence or take place, untilthe flnal resolution of all administrative and court
proceedings;
c. The conditional use permit was appealed by a party other than (i) the city, or (ii) an
applicant appealing a denial of a conditional use permit application;
d. The property subject to the conditional use permit is located within (i) a
commercial district, and (ii) a historic district;
e. The scope of the conditional use permit is limited to modifications to an existing
structure;
f. The applicant shall prior to the issuance of the building permit, either: (i) place
funds in escrow, or (ii) obtain a bond, either of which must be in an amount that is
4
at least equal to or greater than 100 percent of the value of the work proposed
under the building permit;
g. The applicant is not seeking the demolition of any portion of a contributing
structure; and
h. ln the event that the conditional use permit is reversed on appeal, the applicant
must immediately amend or abandon the building permit or building permit
application without any liability to the city, and a CC or CO shall not be issued.
Additionally, no BTR for entertainment shall issue.
ln order for a building permit to issue pursuant to this subsection (cX5Xii), pending
any further appeals to the Third District Court of Appeal or other appellate
proceedings, the applicant shall be required to complywith all of the conditions in
subsections (cXsXii)a. through h., as well as all conditions of the conditional use
permit. The applicant shall also be required to execute a written agreement (in a form
acceptable to the city attorney) holding the city harmless and indemniflTing the city
from any liability or loss resulting from the underlying appellate or administrative
proceedings, any civil actions relating to the application of this subsection (cXSXii), and
any proceedings resulting from the issuance of a building permit, and the non-
isiuance of a TCO, TCC, CC, CO or BTR for the property. Such written agreement shall
also bind the applicant to all requirements of the conditional use permit, including all
enforcement, modification. and revocation provisions; except that the applicant shall
be ineligible to apply for any.modifications to the conditional use permit or any other
land use board order impacting the property, until the final resolution of all
administrative and court proceedings as certified by the city attorney. Additionally, the
applicant must agree that in the event that the conditional use permit is reversed, the
applicant shall be required to restore the propertyto its original condition. The city
may utilize the bond to ensure compliance with the foregoing provisions.
(6) Tolling during all appeals. Notwithstanding the provisions of subsections 1 18-193(2),
"Applications for conditional uses," 118-258(c), "Building permit application," 1 18-532(c),
"Proceedings before the historic preservation board," or-l-!-8-564(11), "Decisions on
certificates of appropriateness," in the event the original decision (board order) of the
applicable board, is timely appealed, the applicant shall have 18 months, or such lesser
time as may be specified bythe board, from the date of final resolution of all
administrative and/or court proceedings to obtain a fult building permit, a certificate of
occupancy, a certificate of use or a certificate of completion, whichever occurs first. This
tqlling provision shall only be applicable to the original approval of the board and shall
not apply to any subsequent requests for revisions or requests for extensions of time.
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(Ord. No. 2015-3977, 5 1, eff. 12-19-15; Ord. No. 2017-4083, g 1, 4-26-17; Ord. No. 2018-4185, 5 1, 4-1 1-1 8)I
(Ord.No.201 5-3977,§1 ,eff.1 2-1 9-1 5;Ord.No.201 7-4083,§1 ,4-26-1 7;Ord.No.201 8-41 85,§1 ,4-1 1 -1 8)
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EXFIIBIT D
Application
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Page 1 of 0
AAIAAAIBEACH
PIANNING DEPARTMENT
1700 Convenlion Cenler Drive, Miomi Beoch, Florido 33139; Tel: 305.673.7550; Web: www.miomibeochfl.gov/plonning
IAND USE BOARD HEARING APPLICATTON
The following opplicotion is submiiled for review ond considerolion of the proied described herein by the lond use boord
selected below. A seporole opplicotion must be completed for eoch boord reviewing the proposed proiect.
Applicqtion lnformcrtion
FILE NUMBER
Osooi
EI Vorionce hom o provision of the Lond Developmenl Regulofionsgappeql of on odrninishotive decision
@D.;i
EI Design review opprovol
E Vorionce
tr
tr
EI Amendment lo the
El Amendrnent lo the
Lond Development Regulolions or zoning mop
Comprehensive Plon or fufure lond use mop
O Historic Preservotion Boqrd
tr Cerlificote of Approprioteness for design
tr certificole of Approprioleness for demolition
tr Hisloric diskict/site designotion
tr Vorionce
tr Others
o5 Ao
PROPERW
5333 Colllns Avenue, Miami Beach, Florida 93140
FOUO NUMBER(SI 02-3214-025-0001
Prope rly Owner lnformcrtion
PROPERTY OWNER NAAAE
The La Costa of Miami Beach Condominiurn Assoclation, lnc.
ADDRESS
2601 South Bayshore Drive, Suite 8S0
CITY
Coconut Grove
STATE
FL
ZIPCODE
331 33
BUSINESS PHONE
305-390-0541
CELI. PHONE EMAII ADDRESS
j kom berg @ ma stca pita t. corn
APPLICANT
5333 Collins Acquisitions LP, a Delaware lirnited parlnerchip
ADDRESS
2e01 South Bayshore Drive, Suile 850
ctw
Coconut Grove
STATE
FL
ZIPCODE
331 33
BUSINESS PHONE
305-360{541
CELI PHONE EV!{IL ADDRESS
j kom b e rg@ ma stcapital. com
A BRIEF SCOPE
Land Use and Zoning Apprwals for 533i1 Collins Avenue: cee cndosed LOI for additional details
Wa ore onmilted b galdlry xdhnt puHic servrte oad sotety to oll wlo ltve. woil, ond loy in atr vtbont, trqxol, histuic curnuntty.
Appliconl lnformotion
Proiect lnformolion
ls lhere on existing building(sl on lhe site?EI Yes trNo
Does the proiect include interior or exterior demolition?E Yes trNo
ond oll usoblegross
for
oreo
oreo
ne\rv conslruclion
ne\^/ conslruclion
Approximately 3 1 7,996 SF
381,121 SF
Michael Flores
NAfuTE EI Architect
tr Engineer
E Conlroclor
El Tenont
El Londscope Architect
tr Other
2432 Hollyrwood Boutevard
ADDRESS CITY
Hollynvood
STATE
FL
ZIPCODE
33020
BUSINESS PHONE
954-519{933
CELL PHONE EMAIL ADDRESS
rnfl ores@ o dpa rch itects.com
Neisen Kasdin
NAAAE E Attorney
tr Agenl tr Other
EI Contocl
98 SE 7th Street, Suite 1000ADDRESS CITY
Miarni
STATE
FL
ZIPCODE
33131
BUSINESS PHONE
305-gg2-5929
CETI PHONE Et\AAlL ADDRESS
neisen.kasdin@akerman.com
Marissa Amuial
NAA4E tr Atlorney
tr Agenl tr Oher
tr Conlocl
ADDRESS 98 sE 7th street, suite l ooo CITY
Mlemi STATE
FL
ZIPCODE
331 31
BUSINESS PHONE
305-gg2-5A14
CELL PHONE EMAIL ADDRESS
rna rissa .a muial @akerm an . com
NAA4E tr Attorney
tr Agenl tr
tr Contoct
ADDRESS CITY STATE ZIPCODE
BUSINESS PHONE CELL PHONE ElvlAlt ADDRESS
Page 2 of 8
Pteqse nole lhe following informotion:
. A sePorqle disclosure of inleresl form musl be submitted with this opplicotion if the opplicont or owner is o corporolion,
portnership, limited porlnership or lruslee.
. All oppliccble offidovits must be completed ond the property owner must compteh ond sign the "Power of Aflorney'
porlion of the offidovit if they will nol be present ot lhe heqring, or if other persons ore speoking on fieir beholf.
. To request this moteriol in ohernole formol, sign longuoge inlerpreler (fivedoy notice is requiredt, inbrmolion on occess
lor persons with. disobil,fies, ond occommodolion to review ony document or porlicipote in ony Cify sponsored
proceedings, coll 305.604 .2489 ond selecl (l ! for English or {2} for Sponish, then option 6; TTY ,.rn ,oy coll vio
7l I (Florido Reloy Servicel.
We oe ommilted b $oidlng elcelbnl ptdic *uice ond solaty to oll ttho live, vw*, ond rtoy in a t vibonr, rqir3rl, histaic annnunity.
6tL^'.
Page 3 of I
Pleqse reod the following ond ocknowledge below:
. Applicotions hr ony boord heoring(sl will not be occepted without poymenl of the required fees. All checks ore to be
mode poyoble b $e "City of Miomi Beoch".
. Public records notice - All documentolion submitled for this opplicolion is considered o public record subiect to Chopter
I l9 of the Florido Stotutes ond sholl be disclosed upon request.
. ln occordonce wifi the requirements of Seclion 2482 ol the code of the City of Miomi Beoch, ony individuol or group
thot will be compensoted to speok or relroin from speoking in fovor or ogoinsl on opplicotion being presenled before
ony of the City's lond use boords, sholl fully disclose, prior lo the public heoring, hot fiey hove been, or will be
compensoled, Such porlies include: orchibcls, engineers, londscope orchitects, conlroclors, or oher persons responsible
for proiect design, os well os ou$orized represenlolives otlorneys or ogenls ond conlocl persons who ore represenling
or oppeoring on beholf of o third porfy; such individusls must regisler with the City Clerk prior to fte heoring.
. ln occordonce wifi Section I l8-31 . - Disclosure Reguirement. Eoch person or enlily requesling opprovol, relief or other
oclion from fie Plonning Boord, Design Review Boord, Historic Preservolion Boord or lhe Boord of Adlustment sholl
disclose, ol the commencemenl (or continuoncel of lhe public heoringls), ony considerolion provided or commiiled,
directly or on ils beholf, for on ogreement lo supporl or wifihold obieclion to the requesled opprovol, relief or oction,
excluding from this requirement considerotion for legol or desQn professionol service rendered or b be rendered. The
disclosure sholl: (l! be in writing, {lll indicote b whom lhe considerolion hos been provided or commilled, (llll generolly
describe he noture of the considerolion, ond (lV) be reod into the record by lhe requesting person or enlity prior lo
submission lo lhe secrelory/clerk of the respective boord. Upon determinotion by the opplicoble boord thot fie forgoing
disclosure requirement wos nol limely solisfied by the person or entity requesting opprovol, relief or olher oclion os
provided obove, then (lf the opplicotion or order, os opplicoble, sholl immediotely be deemed null ond void without
furher force or effed, ond {lll no opplicotion form soid person or enlily for the subiect property sholl be reviewed or
considered by lhe opplicoble boord(s) until expirolion of o period of one yeor ofier the nullificotion o[ the opplicotion or
order. lt sholl be unlowful to employ ony device, scheme or orfifice lo circumvenl the disclosure requirements o[ this
seclion ond such circumvenlion sholl be deemed o viololion of the disclosure roquiremenls of fiis seclion.
. When the opplicoble boord reoches o decision o,finol order will be issued stoting lhe boord's decision ond ony
condilions imposed fierein. The finol order will be recorded with the Miomi0ode Clerk of Courts. The originol boord
order sholl remoin on file with the City of Miomi Beoch Plonning Deporlmenl. Under no circumstonces will o building
permit be issued by fie City of Miomi Beoch without o copy o[ the recorded finol order being included ond mode o port
of the plons submiiled for o building permit.
tr O^rner of lhe ts Aulhorized representotive
SIGNATURE
Kornberg
Glulr,t
PRINT NAME
DATE SIGNED
We oe oomi/red a goadlry exellent ptdic selice ond so*$y a oll ,*ho live, worl ond f,oy ln at vifuont, trqicd, histaic annmunty.
The oforemenlioned is ocknowledged by:
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Page 4 of 8
OWNER AFFIDAVIT FOR INDIVIDUAT OWNER
STATE OF
COUNTY OF
l, , being ftrst duly sworn, depose ond certify os follows: (lt I om the owner ofti.fion.[2tIhisopplicotionondollin[ormotionsubmittedinsupportofthis
opplicotion, including skefches, doto, ond other supplementory moteriots, ore lrue ond correcl to the besl of my'knowledge
ond belief. (3f I ocknowledge ond ogree thot, before this opplicotion moy be publicly noticed ond heqrd by o loid
development boord, the opplicolion musl be complele ond oll informolion submifted'in supporilhereof must be occurote. (4)
lolso hereby oulhorize the City of Miomi Beoch to enler my property for the sole purpose of posting o Notice of Public
Heoring on my property, os reguired by low. (5) I om responsible for remove this notice ofier fie dote oi tha heoring.
Sworn lo ond subscribed before me this doy of
SIGNAruRE
, 2O--. The foregoing inslrumenl wos
ocknowledged befiore me by
a
os
identificotion and/or is personolly known lo me ond who did/did not toke
NOTARY SEAL OR STAMP
NOTARY PUBLIC
My Commission Expires:
PRINT NAA/IE
ATTERNATE OWNER AFFIDAVIT FOR CORPORATTON, PARTNERSHIP OR II'I'TITED LIABILIW COMPANY
STATE OF Florida
COUNWOF Miami-Dade
t,Jordan Kornberg , being first dulv sworn, depor" ond certify os follows: (l I I om the
Ptaeldanl (print titlel of Condominium Association. tnc.l2l I om
, who hos produced
on oolh,
,_lJ,Lag-lwr rr . I
oulhorized to file this opplicolion on beholf of such entib/. (31 This opplicotion ond oll informotion subrnitted in suPPorl of this
my knowledgeopplicolion, including skelches, doto,ond oher supplementory moteriols, ore hue ond correcl lo the besl o[
ond belief. (41 The corPorote entity nomed herein is lhe owner of the property thot is the sub[ect of this opplicolion. (51 |
ocknowledge ond qgree thot, before this opplicolion rnoy be publicly noticed ond heord by o lond development boord, the
opplicolion musl be complete ond oll infonnolion submitted in support fhereof must occurole. (61 I qlso hereby outhorize
the City of Miomi Beoch lo enler my property for the sole purpose of posting o of Heoring on my property, os
required by low. l7l I om responsible for rernove this notice oher the dote of the
a\InSworn to ond subscribed before me lhis doy of ,.J cJ n Q-
ocknowledged belore me by , who produced
SIGNATURE
The foregoing inshurnenl wos
os
PUBIIC
identificotion and/or is_personqly. known to.mg ond did/did not loke on ooth.
NOTARY SEAI OR STAMP
My Commission Expires:
i'
PRINT NAIYIE
GROLA" I{AARKEWICH
MYCOMM|SS|oN # GG 290e27
D(PIRES:Aprit t,Z0Zg
Under*rllem
We oe a nmlned n goadlrg excelhnt pAic *wicr ad day a oll',vho live, uvoil, od floy in our vlbant, trqicol, histaic a omuntty.
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STATE OF Florida
COUNTy OF Miarni-Dade
t,Jordan Komberg
property, os reguired by low. (41 I orn
enler my property for the sote purpose o[
responsible for rernove this nolice ofter the
--
, ,4..- ,
Page 5 of 8
POWER OF ATTORNEY AFFIDAVIT
being ftrst duly sworn, depose qnd cerfify qs follows: (l I I om he owner or
property lhot is fie subiecl of this l2l I hereby oulhorizerepresentotive of the owner of fie reol
iu_hr be my representotive before he
oulhorize fie City of Miomi Beoch to
Boord. l3l I olso hereby
Notice of Public Heoring on rny
heoring
PRINT NAfvlE (ond if opplicoblel
The foregoing
SrcNAruRE
inslrumenl wosSworn to ond subscribed before me this
nLtt'f,r,, nof
ocknowledged before me by , who hos prgduced os
identificotion ond/or i _E_$e ond did/did not toke on ooth.
NOTARY SEAL OR STAMP t/
PUBLIC
My Commission Expires:
PRINT NAIYIE
GoNTRACT FOR PURCHASE
lf the oppliconl is not the owner of the property., but theoppliconl is o porty to o controct to purchose the property, whetheror nol such controct is contingenl orr this oppligti.o.n, fie opplicont sholl iist the nomes of ihe contro"r iriirll, below,including ony ond oll principol officers, stockholders, beneficiories or portners. lf on/ "f rtte co.toii.frr"t*"r, or"corporolions, portnershipl limite! liobility componies, lrusls, or other corporote entities, tire opplicont shqlliurher disclose
the idenlity of the individuols(st (noturol persons) hoving the ultimote ownership interest in tio entity. lf ony conlingency
clouse or conlrocl lerms involve odditionol individuols, coiporotions, porlnershipr, lirir"d liobility "orponi"i irusls, or othercorporole enlilies, list oll individuols ond/or corporote enlities.
NA,vlE DATE OF CONTRACT
NAME, ADDRESS AND OFFICE %OF STOCK
I 11
,1","r."n,.of ony chongesof ownership or chonges in conlrocls for purchose, subsequent to fie dote ttrot this opplicotion if
I filed, but prior to he dole of o finol public heoring, fie opplicont shoil file o supptementol disctosure of interest.
t
We orc conmitted a poidiry exdlent pilh sewice otd soley a dl who live, uwl od loy n a r vifuont, tqid, histotic canzlun V.
(nRoL A" }{AZARIGVI/IC H
l,{Y CoMMISSIoN f GG 290927
D(PIRES: APrI7,2023
fubfra Urrdcrultsn
I
Page 6 of I
DISCTOSURE OF INTEREST
CORPORATION, PARTNERSHIP OR LIIvIITED LIABIIITY COMPANY
lf the property thot-is the subiect of the opplicolion is owned or leosed by o corporotion, portnership or limited liobility
compony, Iist A1l of the owners, shoreholders, porlners, monogers ond/oe members, ond the percenloge of ownership held
by eoch. If fie owners consisl of one or more corporolions, porlnerships, lrusls, portnerships or olher corporote enlities, lhe
oppliconl sholl further disclose the identity of the individuol{s} (nolurol persons} hoving the ultimote ownership interest in the
enlity.
The Le Coste of Miami Beach Condominium Association, lnc.
NAME OF CORPORATE E].lTlW
NAME AND ADDRESS O/" OF OWNERSHIP
N/ANon-Profit
Frank Cruz, Director
Jordan Kornberg, President
Cassie Resnick, VP
Daniel Schwaegler, Treasurer
James Raved, Secretary
NA'VIE OF CORPORATE ENTITY .
NAA,TE AND ADDRESS % AF OV/NERSHIP
I lf there ore oddilionol corporote owners, list such owners, including corporote nome ond the nome, oddress ond percenlogef of ownership of eoch odditionol owner, on o seporole poge.
t
I
We ore coamitE,,d a gotlding *celbnt pilic sewde ond rrlay a oll uto livr,, uwk" ud f,o.7 tn anr vihont, trqico!, histaic cannunity.
Page 6 of I
DISCLOSURE OF INTER.EST
CORPORATION, PARTNERSHIP OR II}IITED LIABILITY COMPANY
lf the prope*y thot is the sub[ect of the opplicotion is owned or leosed by o corporolion, portnership or limited liobility
compony, list ALL of the owners, shoreholders, porlners, monogers ond/or members, ond the percentoge of ownership held
by eoch. lf the owners consisl of one or more corporolions, portnerships, trusls, portnerships or other corporote entities, lhe
opplicont sholl furlher disclose the identity of the individuol(s) [noturol persons) hoving the ultimote ownership interest in the
entity.
5333 Collins Acquisitions LP, a Delaware limited Partnership.
NAfrlE OF CORPORATE ENTITY
NAA,IE AND ADDRESS
See attached Exhibit C.
% OT OWNERSHIP
NA55 OF COR,PORATE ENTITY
NAfuTE AND ADDRESS % OF OWNERSHIP
lf there ore odditionol corporote owners, list such owners, including corporole nome ond lhe nome, oddress ond percentoge
of ownership of eoch odditionol owner, on o seporote poge.
Page 7 of I
DISCTOSURE OF INTEREST
IRUSTEE
lf the property thol is the subiea of the opplicotion is owned or leosed by o kust, lid ony ond oll trustees ond beneficiories of
lhe kusl, ond the percenloge of inbrest held by eoch. lf the owners consist of one or more corporolions, portnerships, lrusts,
porlnerships or olher corporote entities, the opplicont sholl furfier disclose lhe identity of the individuol(s! Inoturol personsl
hoving the ultimote ownership interest in lhe enlity.
TRUST NA'+JIE
NATvIE AND ADDRESS % INTEREST
We ore committd lo ptotdi.g ercelleat ptilic sernce ud fi{cty ,o oil who ltve, u,oil, ond foy tn anr vibont, topicol, hisnrx conruniy.
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COMPENSATED LOBBYIST
Pursuont to Seclion 2-482 oj fie Miomi Beoch City Code, oll lobbyists sholl, before engoging in ony lobbying ocfivities,
register wih the City Clerk. Pleose list below ony ond oll persons or entities retoined by the opplicont to lobby City stoff or
ony of the City's lond development boords in support of this opplicotion.
NAAAE ADDRESS
98 SE 7th Street, Suite 1000, Miami, FL 33131
PHONE
305-982-5614Marissa Amuial
Neisen Kasdin 98 SE 7th Street, Suite 1000, Miami, FL 33131 305-982-5629
Additionol nomes con be ploced on o seporote poge ottoched to this opplicotion.
See attached Exhibit B.
APPLICANT HEREBY ACKNOWTEDGES AND AGREES IHAT (rl AN APPROVAT GRANTED By A IAND
DEVELOP'I,IENr BOARD OF THE CIIY SHALL BE SUBJECI TO ANY AND AI.t COND]NONS IMPOSED BY
sucH BoARD AND BY ANY OTHER BOARD HAVTNG JUR|SD|CTION, AND l2l AppucAM,s pRoJEcT
SHALL COnlPtY WtrH THE CODE OF THE CITY OF
'yuAril
BEACH AND AtL OTHER APPUCABLE Ctry, STATE
AND FEDERAL LAWs.
APPI"ICANT AFFIDAVII
STATE OF lilo r;
COUNW OF r{ I a..^, -
l, Jordan Kornberg _ , being sworn, depose ond certify os follows: (l ] I om fielirst duly
ond ollthe opplicont . l2l This opplicotion informolionor represenlotive of
sketches, dotrr, ond
suPPorl of this
opplicont
including
other supplementory moterisls, ore lrue ond correcl to the best
?
Sworn to ond subscribed before me lhis ?r of -S^Locknowledged before me by f , who produced
SIGNATURE
The foregoing instrument wos
os
NOTARY PUBLIC
PRINT NAfYIE
iden fi ficotion and/ or ig-regsqoqllyl0oy&lo-mlg ond did/did not loke sn
NOTARY SEAL OR STAAAP
My Commission Expires:
4
7,
GROLA"
II{Y fl GG may27
2a23
We orc conmitld lo ptoviding excdbnt prillrc se*;ce ond aley a oll uho live, vvul ond floy in a t ihont, trqial, hisgic cununity.
EXHIBIT A
LEGAL DESCRIPTION:
PAHCEL A:
Lp:s 27 ond 28. oi fir"endcd Flst of Flrst Oceon Frqnt Srtdtvlslcn of :le Micmi Seolh Bcy ShoreCcltlJrdty. rlccatditrg le tht: lrlgt tlrrle<rt. rlc lesotdc:J ilr l'l<tt h:yuk g, l,ctge 78, c.l ihr;rrtblic
Rnnordn of \liqmi-Jqdn Cnurly. Florirlq.
5EJ88516;l
EXHTBIT B
Additional Registered lobbyists:
1. Christina Cuervo
2. Michael Patrizio
3. Camilo Miguel, Jr.
4. Jason Long
5. Yusef AIi Dennis
6. Kurt Dannwolf
7, Neil Porter
8. Hugh Johnson
couNTY OFMIAMI-DADE )
Before me, the undersigned authority, this day personally appeared Camilo Miguel, Jr.,
President of 5333 Collins Acquisitions GP, LLC, a Delaware limited liability company, the
General Partner of 5333 Collins Acquisitions, LP, a Delaware limited partnership, and President
of 5333 Collins Mezzanine GP, LLC, the General Partner of 5333 Collins Mezzanine, LP and
President of M-5333 Collins GP MGR, LLC the Manager of 5333 Collins Associates, LP, and
President ofM-5333 Collins GP MGR, LLC the Manager of M-5333 Collins Associates, LLC and
M-5333 Collins Investor, LLC ("Affiant"), who being by me first duly sworn, upon oath, deposes
and says:
I That I am the President of the General Partner of 5333 Collins Acquisitions, LP
("Applicant"), thr applicant submitting the accompanying application for a public hearing
before the City's Design Review Board (*DRB") as required by the City of Miami Beach's
("City") Land DevelopmentRegulations for designreview approval to be issued under File
No. DRB2I-0694 affectrng the real properly located in the City described in the aforesaid
application made a part hereof.
That Applicant is a wholly owned subsidiary of M-5333 Collins Investor, LLC, SOF-XII
5333 Collins Holdings LP, L.P. and SOF-XII 5333 Collins Holdings GP, LLC ("SOF GP'),
the ownership interests of which are held in limited partnerships and limited liability
companies managed by Affiant and SOF GP wherein no one natural person holds a total
of Five Percent (5%) or more of the ovr,nership interests in the Applicant entrty.
That the facts stated in this Affidavit and represented in the application and documents
submitted in conjunction withthis Affrdavit, are true and corect, to the best ofthe Affiant's
knowledge, information and belief.
Further Affiant sayeth not.
2,
3
W,*{,
Camilo Miguel, Jr,,
President of 5333 Collins Acquisitions GP, LLC, the
General Partner of 5333 Collins Acquisitiotrs, LP, a
Delaware limited partnership
. The foregoing instrument was sworn and subscribed before me this lst day of July,
202l,by Camilo Miguel, Jr., President of 5333 Collins Acquisitions GP, LLC, the General Partner
of 5333 Collins Acquisitions, LP, a Delaware limited partnership, and President of 5333 Collins
Mezzanine GP, LLC, the General Partnerof 5333 Collins Meuarine, LP and President ofM-5333
Collins GP MGR, LLC, the General Partner of 5333 Collins Associates, LP, and Manager of M-
5333 Collins Associates, LLC and M-5333 Collins Investor, LLC, who produced _ as
identification and/or is personally known to me.
a Dx{
by:
I{AZARKEWICHA"(nROL
2fiv27GG#C0,'lM|SSIONMY
2023TE)(PIRES:April
Bondod
EXFIIBIT E
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EXFIIBIT F
Irtter of Intent
JuIy 2,2021
man Akennan LLP
Three Brickell City Centre
98 Southeast Seventh Street
Suite 1100
Miami, FL 33131
Tel: 305.374.5600
Fax: 305.374.5095
July 2,2O2L
Chair and Members of the Design Review Board
City of Miami Beach
1700 Convention Center Drive
Miami Beach, FL 33139
RE Letter of lntent - 5333 Collins Avenue - First Submittal
Application for Design Review Board Approval
Dear Mr. Mooney:
On behalf of 5333 Collins Acquisitions LP, a Delaware limited Partnership ("Applicant"), please
accept this letter of intent and application for Design Review Board approval for 5333 Collins Avenue, in
the City of Miami Beach (the "Property").
Proiect Overview
The Property is located in the RM-3, Residential Multifamily, High lntensity zoning district and
currently contaans an existing structure with 120 residential units. Based on the survey enclosed with the
application, the Property is approximately 106,015 square feet (2.434 acres)1 and there is an existing 15-
story building with surface parking and a pool at the rear of the Property. Applicant intends to demolish the
existing im provements.
The purpose of this application is to seek approval from the Design Review Board ("DRB") to
demolish the existing improvements and construct a new multifamily project (the "Proposed Proiect" or
"Project"). The Proposed Project consists of 100 residential units contained in a 19-story tower, with
approximately 317,918 square feet of floor area, 183 parking spaces and 2 loading spaces.
Applicant designed the Proposed Project to meet all requirements under the City of Miami Beach's
("City") Land Development Regulations ("LDRS" or "Code"), and thus no variances are required. The
Proposed Project complies with all requirements under RM-3 including height, FAR, setbacks, parking and
1 Note that there is a small parcel to the west of Collins Avenue, which is approximately 6,200 square feet (0.1423
acres) and zoned WD-1, that is included as part of the folio, but is not included as part of the scope of this application.
I
5E865654;l
aker--
density. ln fact, the permitted density would allow the Applicant to develop approximately 355 units,
whereas Applicant is only proposing a maximum of 100 units for the site. Therefore, the Proposed Project is
at least 265 units below the maximum permitted density, or approximately 27% of the potential permitted
density pursuant to the comprehensive plan. ln addition, there are currently 120 units on the Property.
Therefore, there is a net decrease of 20 units and thus a low impact on the surrounding area.
Proiect Design and Landscape
The tower is being designed by the Office for Metropolitan Architecture ('OMA'), together with
O'DONNELL DANNWOLF & PARTNERS ARCHITECIS INC ('ODP"), as described in greater detail below.
5333 Collins Avenue offers on extraordinary polette for orchitecture, design ond living. Rother thon
conceiving the building os o monolithic slob, or filling the site to block the distinctive water-to-woter
locotion, a series of slender'towers" are rototed to orient views away from neighbors towords the Atlantic
Oceon ond Biscoyne Bay. These "towers" are then merged and lifted into one simple and timeless form,
shaped by the specifics of site. This multi-tower design ond its 4S-degree articulotion to the woter on two
sides ollows residents to experience unique open views of sunrise, sunset, the Miomi skyline ond the oceon
while enjoying multiple corner exposures. The bose of the building is corved to create o dramotic moment of
entry olong Collins ond covered exterior omenities facing the oceon, while the crown is stepped to provide
generous terraces facing the woter both to the east and west. Grocious residences with dramotic floor to
ceiling windows and extensive privote outdoor space bring the outdoors in while creating a level of privacy
usuolly only found in private single-fomily homes.
Along the length of the building, the towers ore subtly distinguished in both the shope ond color of
their bolconies, The olternoting expression of the individuol towers breoks down the scole while ueating a
sense of rhythm os one moves oround the tower. This rhythm ond controst of material, shape ond color is at
once fomilior, poying homage to Miami Beach art deco and midcentury modern past, while ueating
something new, drawing from the unique qualities.of its context.
While many developments have turned their back on Collins, creating an urbon wall opoinst the
oceon, the Proposed Projed opens up towards the City and the oceon. Through lifting ond rotatioi, creating
maximum connection, view, and porosity through the site, while also creating moments of privocy, seclusion
and exclusivity for residents. The development ot 5333 Collins builds on the inherent quolities of its unique
site to creote o distinctive development thot will be an emblematic addition to the Miomi Beoch skyline,
The landscape is being designed by Gustafson Porter + Bowman, together with Architectural
Alliance Landscape ('AAL"), as described in greater detail below.
The londscope design responds positively to its eost side dune edge context and west side street
context. To the eosl the property line is defined by o minimol vertical slotted gote and fence. The dune, o
timber boordwalk and notive dune plonts rise up to meet the top of the bulkheod wall and swimming pool
deck.
The plonting to the west of the swimming pool ond within the north ond south setbocks is densely
planted with notive trees, palms ond shrubs, to ueate o barrier to prevoiling oceon winds. This protects lush
and intimate sub-tropicol garden feoture to the north o'nd south sides of the building.
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The Coltins Avenue planted landscope is bold, to work with the scole of the street, A line of maiestic
Royol Polms shade the street and announce the rise in the ground up to the building's western prow. Here
bonds of smaller Shode trees and low ground cover plonts ollow views between the street and the building's
moin entrance.
Compliance with the LDRs and Desien Review Criteria
The site plan, location, appearance and design of the Proposed Project is generally consistent with
the LDRs, and specifically with Section Ll8-25t ("Design Review Criteria"). The proposed project is sensitive
to and compatible with the environment and adjacent structures, and enhances the appearance of the
surrounding community.
(1) The existing and proposed conditions of the lot, includlng but not necessarily llmited to
topographn vegetation, trees, dralnage, and watenrays.
The existing conditions at the Property consist of mostly surface parking, hardscape, impervious
surfaces, with almost no landscaping or greenery. The Proposed Project will contain the required open
space, landscaping, trees, and drainage for this site. ln addition the Proposed Project will meet the
requirements of the oceanfront and dune preservation overlays.
(21 The location of all existing and proposed buildings, drives, parking spaces, walkways, means
of ingress and egress, drainage facilities, utility serices, landscaplng structures, signs, and lighting and
screening devices.
The building, drives, parking spaces, walkways, means of ingress and egress, landscaping and other
improvements have been carefully contemplated by the design team to create an attractive project, which
complies with the Code, and fits within the context of the neighborhood. Landscaping on the Property,
which is currently sparse and not well planned, will be significantly upgraded on all sides of the Property.
The existing parking consists of approximately 71 surface parking spaces, which can be viewed from the
right of way, The proposed parking will be concealed in a garage.
(31 The dimenslons of all buildints, structures, setbacks, parking spaces, floor area ratio, height,
lot coverage and any other information that may be reasonably necessary to determlne compliance with
the requirements of the underlylng zonlng distrlct, and any applicable overlays, for a partlcular
application or proiect.
The Project plans are appropriately dimensioned to show compliance with all of the applicable
zoning requirements, and oceanfront and dune preservation overlays.
(a) The color, deslgn, selection of landscape materials and architectural elements of exterior
building surfaces and prlmary public interior areas for developments requiring a buildlng permit in areas
of the city identified in Secion 118-252.
The color, design, landscape materials and architectural elements of the exterior of the building
have all been designed to meet the guidelines identified in section tL8-252, which are further detailed in
the enclosed Site Plan.
(5) The proposed site plan, and the location, appearance and design of new and existing buildings
and structures are in conformity with the standards of this article and other applicable ordinances,
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architectura! and design guidelines as adopted and amended periodically by the design review board and
historic preservation board and all pertlnent master plans.
The proposed site plan, appearance and design of the new building are in conformity with the
standards of the Code, and conform with the design guidelines by the Design Review Board.
(51The proposed structure, and/or addltions or modlfications to an existing structure, indicates a
sensitlvlty to and is compatlble with the environment and adjacent structures, and enhances the
appearance of the surrounding properties.
The design of the Proposed Project is compatible with and elevates the surrounding area. The
proposed architecture contains a rhythm and contrast of material, shape and color which pays homage to
the Miami Beach art deco and midcentury modern past, while creating something new, drawing from the
unique qualities of its context.
(7) The design and layout of the proposed slte plan, as well as all new and existing buildings shall
be revlewed so as to provide an efficient arrangement of land uses. Particular attention shall be given to
safety, crime prevention and fire protection, relationship to the surrounding neighborhood, impact on
contiguous and adjacent buildings and lands, pedestrian sight lines and view corridors.
The design and layout of the proposed site plan has been carefully thought out to provide efficient
uses, safety, fire protection, positive contextual relationship with the surrounding neighborhood and view
corridors. Appropriate lighting, view corridors, and pedestrian sight lines are detailed throughout the site
plan. While many developments have turned their back on Collins, creating an urban wall against the
ocean, the Proposed Project opens up towards the city and the ocean. Through lifting and rotation, creating
maximum connection, view, and porosity through the site, the Proposed building creates unique view
corridors. The development at 5333 Collins builds on the inherent qualities of its unique site to create a
distinctive development that will be an emblematic addition to the Miami beach skyline.
(8) Pedestrian and vehicular traffic movement within and adjacent to the site shall be reviewed
to ensure that clearly defined, segregated pedestrian access to the site and all buildlngs is provided for
and that al! parking spaces are usable and are safety and conveniently arranged; pedestrian furniture and
blke racks shall be considered. Access to the site from adlacent roads shall be deslgned so as to interfere
as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe lngress and
egress to the site.
A traffic assessment was prepared by Kimley Horn in accordance with the agreed upon traffic
methodology. Based on the decrease in the total number of units from 120 to 100, the Proposed Project is
expected to result in a reduction of six (5) new vehicle trips during the weekday A.M. peak hour and a
reduction of five (5) new vehicle trips during the weekday P.M. peak hour.
ln addition, the Project team has taken great care in analyzing the existing curb cuts and designing
the Project to interfere with traffic as little as possible. For example, the south bound curb cut will be a one
way entry only since it is close to the traffic light, just a short distance north of the curb cut. There are
segregated pedestrian paths, and all parking is conveniently located in the garage, There is space for bike
racks within the parking garage so that the bike storage is shielded from the elements and is secured. There
are sidewalks on the west side of the Project, which will be enhanced with more and better quality
landscaping.
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(9! tlghting shall be reviewed to ensure safe movement of persons and vehicles and reflection on
public property for security purposes and to mlnimize glare and reflectlon on adiacent properties.
Lighting shall be reviewed to assure that lt enhances the appearance of structures at night.
Lighting will be provided to ensure safety of individuals and vehicles and to minimize any glare on
adjacent properties. Further, lighting will enhance the Project at night.
(10| tandscape and pavlng materlals shall be reviewed to ensure an adequate relationship with
and enhancement of the overall site plan design.
Landscaping and paving materials are consistent with City's guidelines, and are compatible with the
surrounding neighborhood. Landscaping on the Property, which is currently sparse and not well planned,
will be significantly upgraded on all sides of the Property.
(11) Bufferlng materials shall be revlewed to ensure that headlights of vehicles, noise, and light
from structures are adequately shielded from public view, adjacent properties and pedestrian areas.
The proposed landscaping plan adequately shields and buffers the proposed building from the
adjacent public rights-of-way. The parking garage will shield headlights and vehicle noise as wellfrom the
adjacent properties.
(12! The proposed structure has an orientation and massing which is sensitive to and compatible
with the building site and surrounding area and which creates or maintains important view corridor(s).
The Proposed Project has an orientation and massing which is sensitive to the surrounding area.
The tower is rotated to orient views away from neighbors towards the Atlantic Ocean and Biscayne Bay.
The massing is also compatible with the contrast of material, shape and color.
(131 The buildlng has, where feasible, space in that part of the ground floor fronting a street or
streets which is to be occupied for resldential or commercial uses; likewise, the upper floors of the
pedestal portion of the proposed bullding fronting a street, or streets shall have residential or
commercial spaces, shall have the appearance of being a residential or commercial space or shall have an
architectural treatment whlch shall buffer the appearance of the parking structure from the surrounding
area and is integrated with the overall appearance of the project.
Although the minimum required pedestal setback along Collins is 20 feet, the front pedestal
setback is proposed at 35 feet and the tower is proposed to be setback approximately 55 feet at the front
setback (where 50 feet is required). The garage is partially below base flood elevation and will not be
visible from the public right of way, rather the residential entrances and fagade will be seen upon
approaching the site.
(14) The building shall have an appropriate and fully integrated rooftop architectural treatment
whlch substantially screens all mechanical equipment, stairs and elevator towers.
The Project will have an appropriate and fully integrated rooftop architecturaltreatment. As shown
in the Site Plan, the Project encloses the mechanica! equipment, stairs, and elevator towers.
(15) An addition on a bulldlng site shall be designed, sited and massed in a manner which is
sensitive to and compatible wlth the existing improvement(s).
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58865654;1
The Project is not an addition onto an existing building; all existing improvements will be
demolished and the Proposed Project consists of all new structures, which will be compatible with the
surrounding area.
(161 All portlons of a profect fronting a street or sidewalk shall incorporate an architecturally
appropriate amount of transparency at the firct level in order to achieve pedestrian compatibility and
adequate visual interest.
The Project proposed is visually appealing, considerate of the surrounding neighborhood, and
provides transparency for pedestrians, with windows and doors along the ground floor and upper levels of
the Project, maintaining visual interest.
(17) The locatlon, design, screening and bufferlng of all required seruice bays, delivery bays, trash
and refuse receptacles, as well as trash rooms shall be arranged so as to have a minlmal impact on
adjacent properties.
There are two (2) off-street loading spaces provided in the parking structure, which will also contain
the trash room, mechanical equipment, bike storage and security. There is also a temporary loading zone
directly in front of the residential lobby for convenience.
(18) ln addition to the foregoing criteria, subsection [118-1104(5Xt] of the city Code shall apply to
the design review board's review of any proposal to place, construct, modify or maintain a wireless
communications facility or other over the air radio transmission or radio reception facility in the public
rights-of-way.
Not applicable.
(19) The structure and site complies with the sea level rise and resiliency review criteria
in chapter 133, article !1, as appllcable.
The structure and site complies with the sea level rise and resiliency review criteria, as indicated
below in greater detail.
Sea Level Rise Criteria
ln order to ensure that the Project is resilient in light of the effects of sea level rise, the sea level
rise and resiliency review criteria from Section 133-50 of the LDRs are addressed below:
1) A recvcllna or solvaae plan for partial or total demolition shall be provlded.
Applicant will work with Staff to ensure that an adequate recycling plan is provided as part of the
submittal for a demolition permit to the building department.
2) Windows thot are proposed to be reolaced sholl be hurricone proof imood windows.
Hurricane proof impact windows are proposed.
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3) Where feaslble and aporooriote. oassive coolino svstems- such os ooeroble wlndows- sholl be
provided,
The windows for residential units will be operable.
4) Resilient landscaolna balttolerant. hiahlv woter-absorbent. notive or Florida friendlv olantsl sholl be
provided.
All new landscaping will consist of Florida friendly plants.
5) The oroiect aoollcant sholl consider the odopted sea level rise oroiectlons in the Southeast Florida
Reaionol Climote Action Plan. as mov be revlsed from time-to-tlme bv the Southeast Florida Reoionol
Climate Chonoe Comoact. includino a studv of land elevation and elevatlon of surroundino prooerties
were considered,
The Southeast Florida Regional Climate Action Plan projects that sea levelwill rise 5 to 10 inches by
2030, L4 to 25 inches by 205Q and 31 to 61 inches by 2100 above the 1992 mean sea level. This represents
NGVD elevations of 1.10'to 1.43' by 2030, L.77' to 2.77' by 2060, and 3.18' to 5.68' by 2100 at Mean Sea
Level. At Mean High Water this represents NGVD elevations of 2.31' lo 2.64' by 2030, 2.98' to 3.98' by
2060, and 4.39'to 5.89' by 2100.
According to the survey, the ground varies in elevation from approximately 4,5' NGVD to
approximately 11.8 NGVD. The first floor of the building is proposed to be at an elevation of 13 NGVD, and
the second floor is proposed at 29 feet NGVD {where the base flood elevation is 8 feet). This will allow for
the raising of the finished floor of the ground floor in the future if the surrounding roads are raised. The
Project is therefore not anticipated to be impacted by Sea Level Rise in the timeframe included in the Sea
Level Rise projection.
Additionally, a substantial seawall also protects the Property from storm wave impact from the
Atlantic Ocean.
6) The oround floor. drtvewavs. and oomae ramoino for new construdion sholl be odootable to the
ralslna of oubllc rlahts-of-wav and odiocent land. and shall orovide sufficlent heiqht and space to
ensure thot the entru wavs and exits con be modified to accommodote o hioher street heloht of up to
three odditionol feet in heiaht.
According to the Survey and Plans, Project elevations are well above road elevations.
7) As aoolicable to oll new construction. all critlcol mechonlcol ond elearical svstems sholl be located
obove bose flood elevation. All redevelooment oroieds sholl. whenever practicable and economicollv
reasonable. include the relocotion of all crltical mechonical and electrical svstems to a location above
bose flood elevotion.
All critical mechanical and electrical systems will be located above base flood elevation and on
roofs when available. Some mechanical systems are located below base flood elevation and are flood-
proofed.
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8) Existina bulldinos sholl be. where reosonablv feasible and approoriate- elevated to the base flood
elevotion. olus Citv of Mioml Beach Freeboord.
The existing buildings will be demolished as part of the Proposed Project.
9) When habitoble soace is located below the bose flood elevation olus Ciht of Miami Beach Freeboord.
wet or drv flood proofino svstems will be provided in accordance with Chaoter of 54 of the CiN Code.
There are no habitable spaces located below the base flood elevation.
70) As aoplicable to oll new construction. stormwater retention svstems sholl be orovided.
Although no significant impact on water retention at the Property is anticipated by virtue of the
Project, Applicant will work with Staff to ensure that feasible and appropriate water retention systems are
provided.
11) Cool pavement materials or oorous pavement materials shall be utilized.
Cool pavement materials have been utilized.
12) The design of each proiect shall minimize the potential for heat island effects on-site.
The Proposed Project eliminates the existing surface parking lot, and relocates the parking to a
parking garage, which is partially below grade, to minimize the heat island effect. Hardscape areas will be
limited. Landscaped areas will be planted with green lawns, bushes and trees for shade.
We respectfully request your favorable review of the Proposed Project. Please do not hesitate to
contact me should you have any questions related to this matter. Thank you for your consideration.
Sincerely , I
cc:Michael Belush, Chief of Planning & Toning, City of Miami Beach
Fernanda Sotelo Chotel, Principa! Planner, City of Miami Beach
Marissa Amuial, Akerman LLP
58865654;l
8
EXFIIBIT G
Staff Report
October 5, 2021
AAIAA/\IBEACH
PLANNING DEPARTMENT
Stoff Report & Recommendotion Design Review Boord
DATE: October 5, 2021
SUBJECT DRB21-0694
5333 Collins Avenue
An application has been filed requesting Design Review Approval for the construction of a
new 17-story (200' tall) multifamily residential building, to replace an existing 14-story
multifamily building, to be demolished.
RECOMMENDATION:
Approval with conditions.
LEGAL DESCRIPTION:
Lots 27 and 28, of Amended Plat of First Ocean Front Subdivision of the Miami Beach Bay
Shore Company, according to the Plat thereof, as recorded in Plat Book 9, Page 78, of the
Public Records of Miami-Dade County, Florida.
BACKGROUND:
At the September '10,2021 meeting the application was continued to a date certain of
October 5,2021 due to the lack of a quorum.
TO:
FROM:
SILE DATA:
Zaning:
Future Land Use:
Lot Size:
DRB Chairperson and Members
l|:"#n'rtH,"J.Y'
o'"ffi
RM-3
RM-3
106,015 SF | 2.434
acres
Proposed FAR: 317 ,994 SF/ 2.99*
Maximum FAR: 318,045 SF/ 3.0*As represented by the applicant
Height:
Proposed i 200'-0", 1g-Stories
from BFE+S'
Maximum: 200'-0" from BFE+S'
Highest Projection: 225'-0" from BFE+S'
Proposed Use: Multi-family building
Parking
Retail Space
EXISTING PROPERTY:
1S-Story multifamily building - 120 units
Grade: +4.95 NGVD
Base Flood Elevation: +8.00'NGVD
Adjusted Grade: +6.475' NGVD
Finished Floor Elevation: +13.00' NGVD
Surrounding Properties :
East: Atlantic Ocean
North: 15-Story multi-family building
South: 11 -Story multi-family building
West: lndian Creek Canal
Residential Units:
Proposed Parking:
100 Units
183 Parking Spaces
2loading Spaces
160 Bicycle Spaces
Page 2 of 6
DRB21-0694 - 5333 Collins Avenue
October 5,2O21
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Year: 1968
Architect: McKirahan
THE PROJECT:
The applicant has submitted revised plans entitled '5333 Collins Avenue Miami Beach", as
designed by OMA.AMO Architecture and dated, signed, and sealed by ODP Architecture
and Design on July 2,2021. The applicant is requesting Design Review approval for the
construction of a new 17-story residential building with 100 units, that will replace the existing
14 story structure.
GOMPLIANCE WITH ZONING CODE:
A preliminary review of the project indicates that the application, as proposed, appears to be
inconsistent with the applicable sections of the City Code.
URBAN HEAT ISLAND ORDINANCE Sec. 142- 1132. g) Driveways. (4) Driveways and
parking areas that are open to the sky within any required yard shall be composed of
porous pavement or shall have a high albedo surface consisting of a durable material or
sealant, as defined in section 114- 1 of this Code. (5) Driveways and parking areas
composed of asphalt that does not have a high albedo surface, as defined in section 1 14-
1 of this Code, shall be prohibited.
The metal fences proposed within the rear yard of 105'-11" cannot exceed 5'-0" from
elevation of the center of the beach walk along the side property lines.
Sec. 142-802(8). A view corridor shall be created by maintain 50 percent of required rear
yard setback open and unencumbered.
. Walkway adjacent to the loading arpa shall be covered.
The above noted comments shall not be considered final zoning review or approval. These
and all zoning matters shall require final review and verification by the Zoning Administrator
prior to the issuance of a Building Permit.
COMPLIANGE WITH DESIGN REVIEW GRITERIA:
Design Review encompasses the examination of architectural drawings for consistency with
the criteria stated below with regard to the aesthetics, appearances, safety, and function of
the structure or proposed structures in relation to the site, adjacent structures and surrounding
community. Staff recommends that the following criteria are found to be satisfied, not satisfied
or not applicable, as hereto indicated:
The existing and proposed conditions of the lot, including but not necessarily limited
to topography, vegetation, trees, drainage, and waterways.
Satisfied
The location of all existing and proposed buildings, drives, parking spaces, walkways,
means of ingress and egress, drainage facilities, utility services, landscaping
structures, signs, and lighting and screening devices.
Satisfied
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2.
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DRB21-0694 - 5333 Collins Avenue
October s.2021
3.
4.
5.
6.
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The dimensions of all buildings, structures, setbacks, parking spaces, floor area ratio,
height, lot coverage and any other information that may be reasonably necessary to
determine compliance with the requirements of the underlying zoning district, and any
applicable overlays, for a particular application or project.
Satisfied
The color, design, selection of landscape materials and architectural elements of
Exterior Building surfaces and primary public interior areas for Developments requiring
a Building Permit in areas of the City identified in section 118-252.
Satisfied
The proposed site plan, and the location, appearance and design of new and existing
Buildings and Structures are in conformity with the standards of this Ordinance and
other applicable ordinances, architectural and design guidelines as adopted and
amended periodically by the Design Review Board and Historic Preservation Boards,
and all pertinent master plans.
Satisfied
The proposed Structure, and/or additions or modifications to an existing structure,
indicates a sensitivity to and is compatible with the environment and adjacent
Structures, and enhances the appearance of the surrounding properties.
Satisfied
The design and layout of the proposed site plan, as well as all new and existing
buildings shall be reviewed so as to provide an efficient arrangement of land uses.
Particular attention shall be given to safety, crime prevention and fire protection,
relationship to the surrounding neighborhood, impact on contiguous and adjacent
Buildings and lands, pedestrian ligfrt tines and view corridors.
Satisfied
Pedestrian and vehicular traffic movement within and adjacent to the site shall be
reviewed to ensure that clearly defined, segregated pedestrian access to the site and
all buildings is provided for and that all parking spaces are usable and are safely and
conveniently arranged; pedestrian furniture and bike racks shall be considered.
Access to the Site from adjacent roads shall be designed so as to interfere as little as
possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress
and egress to the Site.
Satisfied
Lighting shall be reviewed to ensure safe movement of persons and vehicles and
reflection on public property for security purposes and to minimize glare and reflection
on adjacent properties. Lighting shall be reviewed to assure that it enhances the
appearance of structures at night.
Satisfied
Landscape and paving materials shall be reviewed to ensure an adequate relationship
with and enhancement of the overall Site Plan design.
B
9.
10.
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DRB21-0694 - 5333 Collins Avenue
October 5,2021
11.
Satisfied; However, the landscape plan shall ensure compliance with the
Oceanfront Overlay view corridor requi rement.
Buffering materials shall be reviewed to ensure that headlights of vehicles, noise, and
light from structures are adequately shielded from public view, adjacent properties and
pedestrian areas.
Satisfied
The proposed structure has an orientation and massing which is sensitive to and
compatible with the building site and surrounding area and which creates or maintains
important view corridor(s).
Satisfied
The building has, where feasible, space in that part of the ground floor fronting a street
or streets which is to be occupied for residential or commercial uses; likewise, the
upper floors of the pedestal portion of the proposed building fronting a street, or streets
shall have residential or commercial spaces, shall have the appearance of being a
residential or commercial space or shall have an architectural treatment which shall
buffer the appearance of the parking structure from the surrounding area and is
integrated with the overall appearance of the project.
Satisfied
The building shall have an appropriate and fully integrated rooftop architectural
treatment which substantially screens all mechanical equipment, stairs and elevator
towers.
Satisfied
An addition on a building site shall be designed, sited and massed in a manner which
is sensitive to and compatible with the existing improvement(s).
Satisfied
All portions of a project fronting a street or sidewalk shall incorporate an architecturally
appropriate amount of transparency at the first level in order to achieve pedestrian
compatibility and adequate visual interest.
Satisfied
The location, design, screening and buffering of all required service bays, delivery
bays, trash and refuse receptacles, as well as trash rooms shall be arranged so as to
have a minimal impact on adjacent propefties.
Satisfied; However, staff recommends covered covering a walkway adjacent to
loading area.
ln addition to the foregoing criteria, subsection [118-]104(6)(t) of the City Code shall
apply to the design review board's review of any proposal to place, construct, modify
or maintain a wireless communications facility or other over the air radio transmission
or radio reception facility in the public rights-of-way.
Not Applicable
12.
13.
14.
15.
16.
17
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DRB21-0694 - 5333 Collins
October
Page 5 of 6
Avenue
s. zozt
19.The structure and site complies with the sea level rise and resiliency review criteria in
Chapter 133, Article ll, as applicable.
Satisfied
COMPLIANCE wlTH SEA LEVEL RISE AND RESILIENCY REVIEW CRITERIA
Section 133-50(a) of the Land Development establishes review criteria for sea level rise and
resiliency that must be considered as part of the review process for board orders. The
following is an analysis of the request based upon these criteria:
1. A recycling or salvage plan for partial or total demolition shall be provided.
Not Satisfied: a recvclinq or salvaqe plan shal! be submitted at permlttino.
2. Windows that are proposed to be replaced shall be hurricane proof impact windows.
Satisfied
3. Where feasible and appropriate, passive cooling systems, such as operable windows,
shall be provided.
Satisfied
4. Resilient landscaping (salt tolerant, highly water-absorbent, native or Florida friendly
plants) shall be provided, in accordance with Chapter 126 of the City Code.
Satisfied
5. The project applicant shall consider the adopted sea level rise projections in the
Southeast Florida Regional Climate Action Plan, as may be revised from time-to-time
by the Southeast Florida Regional Climate Change Compact. The applicant shall also
specifically study the land elevation of the subject property and the elevation of
surrounding properties.
Satisfied
6. The ground floor, driveways, and garage ramping for new construction shall be
aOaptaOle to the raising of public rights-of-ways and adjacent land and shall provide
sufficient height and space to ensure that the entry ways and exits can be modified to
accommodate a higher street height of up to three (3) additionalfeet in height.
Satisfied
7. ln all new projects, all critical mechanical and electrical systems shall be located above
base flood elevation. Due to flooding concerns, all redevelopment projects shall,
whenever practicable, and economically reasonable, move all critical mechanical and
electrical systems to a location above base flood elevation.
Satisfied
8. Existing buildings shall be, where reasonably feasible and economically appropriate,
elevated up to base flood elevation, plus City of Miami Beach Freeboard.
Not Applicable
Page 6 of 6
DRB21-0694 - 5333 Collins Avenue
Oetnher 5 )O?1
9. When habitable space is located below the base flood elevation plus City of Miami
Beach Freeboard, wet or dry flood proofing systems will be provided in accordance
with Chapter of 54 of the City Code.
Satisfied
10. ln all new projects, water retention systerns shal! be provided.
Satisfied
11. Cool pavement materials or porous pavement materials shall be utilized.
Satisfied
12.The project design shall minimize the potential for a project causing a heat island effect
on site.
Satisfied
ANALYSIS:
DESIGN REVIEW
The applicant is requesting Design Review approval for a new residential tower on Collins
Avenue. The oceanfront property is approximately 2.43 acres in size and the proposed 200-
foot tower will replace an existing residential tower and its associated surface parking lot.
Designed within the City's zoning thresholds, the applicant is proposing a 17-story residential
building that will house 100 units ranging from one-bedroom to four-bedrooms residences.
Diamond-shaped volumes intersect in a soldier stack arrangement on the rectangular site.
Each building volume is uniquely defined with projecting stucco slabs edges that alternate
between rounded and chamfered, which are coupled with alternating rounded and squared
balcony ends and varying stories that intersect and step down from the central building
volume.
The design also features an alternating material/color palette - white and warm - that further
enforces the alternating rhythm of the design concept. The resultant building design is elegant
with heightened architectural movement and warmth that compliments the seaside site. Staff
is supportive of the application with the conditions noted in the attached Final Order.
RECOMMENDATION:
ln view of the foregoing analysis, staff recommends the application be approved with
conditions, subject to the conditions enumerated in the attached Draft Order, which address
the inconsistencies with the aforementioned Design Review and Sea Level Rise criteria.
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EXFIIBIT H
Sec. 118-25 1
Design Review Criteria
Sec. 1 18-251 . - Design review criteria
(a) Design review encompasses the examination of architectural drawings for consistenry with the criteria stated
below, with regard to the aesthetics, appearances, safety, and function of any new or existing structure and
physical attributes of the project in relation to the site, adjacent structures and surrounding community. The
board and the planning department shall review plans based upon the below stated criteria, criteria listed in
neighborhood plans, if applicable, and design guidelines adopted and amended periodically by the design
review board and/or historic preservation board. Recommendations of the planning department may
include, but not be limited to, comments from the building department and the public works department. lf
the board determines that an application is not consistent with the criteria, it shall set forth in writing the
reasons substantiating its finding. The criteria referenced above are as follows:
(1) The existing and proposed conditions of the lot, including but not necessarily limlted to topography,
vegetation, trees, drainage, and waterways.
(2) The location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress
and egress, drainage facilities, utllity services, landscaping structures, signs, and lighting and screening
devices.
(3) The dimensions of all buildings, structures, setbacks, parking spaces, floor area ratio, height, lot coverage
and any other information that may be reasonably necessary to determine compliance with the
requirements of the underlying zoning district, and any applicable overlays, for a particular application or
project.
(4) The color, design, selection of landscape materials and architectural elements of exterior building
surfaces and primary public interior areas for developments requiring a building permit in areas of the
ciW identified in section 1 18-252.
(5) The proposed site plan, and the location, appearance and design of new and existing buildings and
structures are in conformity with the standards of this article and other applicable ordinances,
architectural and design guidelines as adopted and amended periodically by the design review board and
historic preservation board and all pertinent master plans.
(6) The proposed structure, and/or additions or modifications to an existing structure, indicates a sensitivity
to and is compatible with the environment and adjacent structures, and enhances the appearance of the
surround lng properties.
(7) The design and layout of the proposed site plan, as well as all new and existing buildings shall be
reviewed so as to provide an efficient arrangement of land uses. Particular attention shall be given to
safety, crime prevention and fire protection, relationship to the surrounding neighborhood, impact on
contiguous and adjacent buildings and lands, pedestrian sight lines and view corridors.
(8) Pedestrian and vehicular traffic movement within and adjacent to the site shall be reviewed to ensure
that clearly defined, segregated pedestrian access to the site and all buildings is provided for and that all
parking spaces are usable and are safety and conveniently arranged; pedestrian furniture and bike racks
shall be considered. Access to the site from adjacent roads shall be designed so as to interfere as little as
possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the
site.
(9) Lighting shall be reviewed to ensure safe movement of persons and vehicles and reflection on public
property for security purposes and to minimize glare and reflection on adjacent properties. Lighting shall
be reviewed to assure that it enhances the appearance of structures at night.
(10) Landscape and paving materials shall be reviewed to ensure an adequate relationship with and
enhancement of the overall site plan design.
(1 1) Buffering materials shall be reviewed to ensure that headlights of vehicles, noise, and light from
structures are adequately shielded from public view, adjacent properties and pedestrian areas.
(12) The proposed structure has an orientation and massing which is sensitive to and compatible with the
building site and surroundlng area and which creates or maintains important view corridor(s).
(13) The building has, where feasible, space in that part of the ground floor fronting a street or streets which
is to be occupied for residential or commercial uses; likewise, the upper floors of the pedestal portion of
the proposed building fronting a street, or streets shall have residential or commercial spaces, shall have
the appearance of being a residential or commercial space or shall have an architectural treatment which
shall buffer the appearance of the parking structure from the surrounding area and is integrated with the
overall appearance ofthe project.
(14) The building shall have an appropriate and fully integrated rooftop architectural treatment which
- substantially screens all mechanical equipment, stairs and elevator towers.
(15) An addition on a building site shall be designed, sited and massed in a manner which is sensitive to and
compatible with the existing improvement(s).
(16) All portions of a project fronting a street or sidewalk shall incorporate an architecturally appropriate
amount of transparency at the first level in order to achieve pedestrian compatibility and adequate visual
interest.
(17) The location, design, screening and buffering of all required service bays, delivery bays, trash and refuse
receptacles, as well as trash rooms shall be arranged so as to have a minimal impact on adjacent
properties.
(1 8) ln addition to the foregoing criteria, subsection t1 1 8-11 04(6Xt) of the city Code shall apply to the design
review board's review of any proposal to place, construct, modif, or maintain a wireless communications
facility or other over the air radio transmission or tadio reception facility in the public rights-of-way.
(19) The structure and site complies with the sea level rise and resiliency review criteria in chapjer 'E!3 article
ll, as applicable.
(Ord. No.89-2665, S 18-2(A), eff.10-1-89;Ord. No. 90-2722, eff. 11-21-90; Ord. No.98-3107, S 6,1-21-98;Ord. No.2000-
3268,5 2,9-27-00; Ord. No. 2015-3924,54,2-11-15; Ord. No.2017-4123,53,7-26-17)
EXFIIBIT I
Draft Order
October 5, 2021
DESIGN REVIEW BOARD
City of Miami Beach, Florida
MEETING DATE: October 5,2020
PROPERry/FOLIO: 5333 Collins Avenue 02-3214-025-0001
FILE NO DRB21-0694
IN RE:An application has been filed requesting Design Review Approval for the
construction of a new 17-story (200'tall) multifamily residential building, to
replace an existing 14-story multifamily building, to be demolished.
LEGAL:Lots 27 and 28, of Amended Plat of First Ocean Front Subdivision of the
Miami Beach Bay Shore Company, according to the Plat thereof, as
recorded in Plat Book 9, Page 78, of the Public Records of Miami-Dade
County, Florida.
APPLICANTS: 5333 Collins Acquisitions LP, a Delaware limited Partnership
ORDER
The City of Miami Beach Design Review Board makes the following FINDINGS OF FACT,
based upon the evidence, information, testimony and materials presented at the public hearing
and which are part of the record for this matter:
l. Design Review
A. The Board has jurisdiction pursuant to Section 118-252(a) of the Miami Beach Code.
The property is not located within a designated local historic district and is not an
individually designated historic site.
B. Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning
Department Staff Report, the project as submitted is consistent with Design Review
Criteria in Section 118-251 of the Miami Beach Code.
C. Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning
Department Staff Report, the project as submitted is inconsistent with Sea Level Rise
Criteria 1 and 10 in Section 133-50(a) of the Miami Beach Code.
D. The project would remain consistent with the criteria and requirements of Section 118-
251 andl or Section 133-50(a) if the following conditions are met:
1. Revised elevation, site plan, and floor plan drawings for 5333 Collins Avenue
shall be submitted, at a minimum, such drawings shall incorporate the following:
The final design details and color selection of the of the "white color
palette" shall be submifted, in a manner to be reviewed and approved by
a.
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DRB21-0694 - 5333 Collins Avenue
October 5,2021
staff consistent with the Design Review Criteria and/or the directions from
the Board.
The final design details and color selection of the of the "warm color
palette" shall be submitted, in a manner to be reviewed and approved by
staff consistent with the Design Review Criteria and/or the directions from
the Board.
The exterior walkway adjacent to the loading area shall be redesigned to
be covered, in a manner to be reviewed and approved by staff consistent
with the Design Review Criteria and/or the directions from the Board.
All new exterior handrails and support posts shall incorporate a flat
profile. The final design details, dimensions material and' color of atl
exterior handrails shall be made part of the building permit plans and shall
be subject to the review and approval of staff consistent with the Design
Review Criteria and/or the directions from the Board.
The final design details of the exterior materials and finishes shall be
submitted, in a manner to be reviewed and approved by staff consistent
with the Design Review Criteria and/or the directions from the Board.
A copy of all pages of the recorded Final Order shall be scanned into the
plans submitted for building permit, and shall be located immediately after
the front cover page of the permit plans.
Prior to the issuance of a Certificate of Occupancy, the project Architect
shall verify, in writing, that the subject project has been constructed in
accordance with the plans approved by the Planning Department for
Building Permit.
2. A revised landscape plan, prepared by a Professional Landscape Architect,
registered in the State of Florida, and corresponding site plan, shall be submitted
to and approved by staff. The species type, quantity, dimensions, spacing,
location and overall height of all plant material shall be clearly delineated and
subject to the review and approval of staff. At a minimum, such plan shall
incorporate the following :
Prior to the issuance of a building permit, the applicant shall submit a tree
protection plan for all trees to be retained on site. Such plan shall be
subject to the review and approval of staff, and shall include, but not be
limited to a sturdy tree protection fence installed at the dripline of the
trees prior to any construction.
b.
c.
d
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a.
b.ln order to identify, protect and preserve mature trees on site, which are
suitable for retention and relocation, a Tree Report prepared by a
Certified Tree Arborist shall be submitted for the mature trees on site.
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October 5,2021
c.Any tree identified to be in good overall condition shall be retained, and
protected in their current location if they are not in conflict with the
proposal, or they shall be relocated on site, if determined feasible, subject
to the review and approval of staff, A tree care and watering plan also
prepared by a Certified Arborist shall be submitted prior to the issuance of
a Building Permit or Tree Removal/Relocation Permit. Subsequent to any
approved relocation, a monthly report prepared by a Certifled Arborist
shall be provided to staff describing the overall tree performance and
adjustments to the maintenance plan in order to ensure survivability, such
report shall continue for a period of 18 months unless determined
otherwise by staff.
A landscape plan for the entire site prepared by a licensed Landscape
Architect registered in the State of Florida shall be submitted as part of
the building permit for the project. The landscape plan shall further
enhance current landscape conditions while reducing non-conformity
related to landscape code requirements as prescribed by CMB Chapter
126, particularly as it relates to native tree and shrub requirements
subject, to the review and approval of staff.
e A fully automatic irrigation system with 100% coverage and an automatic
rain sensor in order to render the system inoperative in the event of rain.
Right-of-way areas shall also be incorporated as part of the irrigation
system.
The applicant shall verify, prior to the issuance of a Building Permit, the
exact location of all backflow preventers and all other related devices and
fixtures. The location of backflow preventers, Siamese pipes or other
related devices and flxtures, if any, and how they are screened with
landscape material frbm the right-of-way, shall be clearly indicated on the
site and landscape plans, and shall be subject to the review and approval
of staff.
g. The applicant shall verify, prior to the issuance of a Building Permit, the
exact location of all applicable FPL transformers or vault rooms. The
location of any exterior transformers and how they are screened with
landscape material from the right-of-way shall be clearly indicated on the
site and landscape plans and shall be subject to the review and approval
of staff.
h. Prior to the issuance of a Certificate of Occupancy, the Landscape
Architect or the project architect shall verify, in writing, that the project is
consistent with the site and landscape plans approved by the Planning
Department for Building Permit.
ln accordance with Section 118-262, the applicant, or the city manager on behalf of the
city administration, or an affected person, Miami Design Preservation League or Dade
Heritage Trust may seek review of any order of the Design Review Board by the city
d
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commission, except that orders granting or denying a request for rehearing shall not be
reviewed by the commission.
ll. Variance(s)
A. No variance(s) were filed as part of this application
tll. General Terms and Conditions applying to both '1. Design Review Approval and 'll.
Variances' noted above.
A. The applicant shall comply with the electric vehicle parking requirements, pursuant to
Sec. 130-39 of the City Code.
B. A Construction Parking and Traffic Management Plan (CPTMP) shall be approved by the
Parking Director pursuant to Chapter 106, Article ll, Division 3 of the City Code, prior to
the issuance of a Building Permit.
C. The final building plans shall meet all other requirements of the Land Development
Regulations of the City Code.
D. The Final Order shall be recorded in the Public Records of Miami-Dade County, prior to
the issuance of a Building Permit.
E. Satisfaction of all conditions is required for the Planning Department to give its approval
on a Certificate of Occupancy; a Temporary Certificate of Occupancy or Partial
Certificate of Occupancy may also be conditionally granted Planning Departmental
approval.
F. The Final Order is not severable, and if any provision or condition hereof is held void or
unconstitutional in a final decision by a court of competent jurisdiction, the order shall be
returned to the Board for reconsideration as to whether the order meets the criteria for
approval absent the stricken provision or condition, and/or it is appropriate to modify the
remaining conditions or impose new conditions.
G. The conditions of approval herein are binding on the applicant, the property's owners,
operators, and all successors in interest and assigns.
H. Nothing in this order authorizes a violation of the City Code or other applicable law, nor
allows a relaxation of any requirement or standard set forth in the City Code.
tT lS HEREBY ORDERED, based upon the foregoing findings of fact, the evidence, information
testimony and materials presented at the public hearing, which are part of the record for this
matter, and the staff report and analysis, which are adopted herein, including the staff
recommendations, which were amended and adopted by the Board, that the application is
GRANTED for the above-referenced project subject to those certain conditions specified in
Paragraph l, ll, lll of the Finding of Fact, to which the applicant has agreed.
PROVIDED, the applicant shall build substantially in accordance with the revised plans entitled
"5333 Collins Avenue Miami Beach", as designed by OMA"AMO Architecture and dated,
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October 5.2021
signed, and sealed by ODP Architecture and Design on July 2,2021, and as approved by the
Design Review Board, as determined by staff.
When requesting a building permit, the plans submitted to the Building Department for permit
shall be consistent with the plans approved by the Board, modified in accordance with the
conditions of approval that must be satisfied prior to permit issuance, as set forth in this Order,
have been met.
The issuance of the approval does not relieve the applicant from obtaining all other required
Municipal, County and/or State reviews and permits, including final zoning approval. lf adequate
handicapped access is not provided on the Board approved plans, this approval does not mean
that such handicapped access is not required. When requesting Building permit, the plans
submitted to the Building Department for permit shall be consistent with the plans approved by
the Board, modified in accordance with the conditions set forth in this Order.
lf the Full Building Permit for Phase I of the project is not issued within eighteen (18) months of
the meeting date at which the original approval was granted, and/or if phased building permits
are not issued pursuant to the schedule in Section 1.D.2 of this Order, the application will expire
and become null and void, unless the applicant makes an application to the Board for an
extension of time, in accordance with the requirements and procedures of Chapter 118 of the
City Code, the granting of any such extension of time shall be at the discretion of the Board. lf
the Full Building Permit for the project shall expire for any reason (including but not limited to
construction not commencing and continuing, with required inspections, in accordance with the
applicable Building Code), the application will expire and become null and void.
ln accordance with Chapter 1 18 of the City Code, the violation of any conditions and safeguards
that are a part of this Order shall be deemed a violation of the land development regulations of
the City Code. Failure to comply with this Order shall subject the application to Chapter 118 of
the City Code, for revocation or modification of the application.
Dated
DESIGN REVIEW BOARD
THE CITY OF MIAMI BEACH, FLORIDA
Michael Belush, AICP
Chief of Planning and Zoning
For Chairman
BY:
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DRB21-0694 - 5333 Collins Avenue
October 5,2021
STATE OF FLORTDA ,)
couNry oF M|AM|-DADE 'it
The foregoing instrument was acknowledged before me this day of
2A_ by Michael Belush, Chief of Planning and Zoning of the City
of Miami Beach, Florida, a Florida Municipal Corporation, on behalf of the Corporation. He is
personally known to me.
{NOTARTAL SEALI
Notary:
Print Name
Notary Public, State of Florida
My Commission Expires:
Commission Number:
Approved As To Form:
City Attorney's Office:(
Filed with the Clerk
of the Design Review Board:(
)
)
EXI-IIBIT J
Transcript
October 5, 2O2l DRB Hearing
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CITY OF MIAMI BEACH
COMM ISSION CHAMBERS
DESIGN REVI EW BOARDTuesday,0ctober 5, 2021 e I a.m
ITEM 13
DRB21 -0694, 5333 Coll-i ns Avenue
Board Mernbers
( Present )
J i m Bodnar, Cha'i rrnan
Sam Shel donJason Hagop'i anSCott Di ffenderfer
Sarah G'i 1 I er Neson0rl ando Comas
Al exander Gorl i n
Ci ty Attorney's 0ffi ce
Ni chol as Kal 1 ergi s
Deputy Ci ty Attorney
Appl'i cant's Attorney
Ne-i sen Kasdi n,
Akerman
Esq !
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MR. BELUSH: Ready for the next
appl i cati on?
The next i tem i s DRB Fi I e 21 -0694,
5333 Col I i ns Avenue , wh i ch -i s an
appl i cat'i on f or desi gn revi ew approval f or
the construction of a new 17-story,
200- f oot tal I , nUl ti f ami 1y resi denti'al
bui I di ng, to repl ace an exi sti ng 1 4-story
mul ti fami 1 y bui I di ng to be demol i shed.
Th'i s appl i cati on was f i rst pl aced on
the agenda I ast month on September 1 0th,
and due to the 1 ength of the agenda was
conti nued to today's date
Just an update, the Pl anni ng Board
di d revi ew' thi s appl i cati on, whi ch
i ncl udes mechani cal parki ng I ast month.
That's why it had to be rev'i ewed by the
Pl anni ng Board and the Pl ann'i ng Board was
supporti ve of the appl i cati on and d'i d
approve it at their September meeting.
As noted i n our staff report, the
oceanf ront property i s approx'i matel y
2.43 acres in size and the proposed tower
wi I I rep'l ace an exi st'i ng resi denti al tower
and associ ated surface parki ng I ot.
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The appl i cati on staff has been
worki ng wj th the appl i cant over the I ast
several months. They've desi gned a
proj ect that f u11y compl'i es w'i th the
zoni ng regul ati ons. They're not
request'i ng any vari ances or wai vers.
We are supportive of the design, the
concept, the si te pl an and 'l ayout,
'i ncl ud i ng materi a1 s , and we are
recommendi ng that the appl'i cati on be
approved subj ect to the cond'i t'i ons I i sted
i n the staff report.
And I bel i eve we have Mr. Kasdi n on
the I i ne to begi n the presentat'i on or i s
he here
MR. KASDIN: Yes. Mr. Cha'ir, Mr.
Bel ush, can you hear me?
MR. BELUSH: Yes. Go ahead.
MR. KASDIN: Neisen Kasdin okay.
Mi chael , i f you coul d al so promote our
presentat'i on, and Nei I Porter, f rom
Gustafson Porter, who al so checked i n
earl i er, wj I I be part of the presentati on.
He's i n London, Engl and.
HR. KALLERGIS: And, Mr. Kasd'i n, I'd
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j ust I i ke to swear any members of your
team who wi I I be testi fyi ng, so can each
of you state on the record you swear or
af f i rm that the test'i mony you're about to
gi ve i s the truth, the whol e truth and
nothi ng but the truth?
C0LLECTIVELY: Yes.
ll1R. KALLERGIS: Thank you.
l,|R. KASDIN: Mr. Chair, are you ready
for our presentati on?
CHAIRMAN BODNAR: We are ready.
l'lR. KASDIN: Ne'i sen Kasdin of Akerman
representi ng the appl i cant. Wi th me today
as well here 'i n M'i ami is the design team
I ed by Jasbn Long and Yousef Denni s of
OMA, Michael Flores with ODP, the
I andscape archi tecture by Nei I Porter of
Gustafson Porter is also onl'i ne v-i a Zoom
and Hugh Johnson i s here i n Mi ami wi th us,
and traf f j c Adri an Dabkowski . 0wnersh'i p
is represented by Michael Patrizio here,
wl th Mast Capi ta'l and Chri sti na Cuervo i s
present there 'i n the chambers. Si nce i t
was your preference to have these
presentations remotely, we assembled our
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team here i n Mi ami and that's where we are
presenti ng from.
I w'i 'l I be very bri ef i n my
'i ntroductory comment, because I thi nk the
proj ect speaks f ori tsel f .
We're very proud that th'i s i s a
proj ect, whi ch we bel'i eve moves the Ci ty
of Miami Beach in the direction in which
i t wants to go 'i n terms of qual i ty,
quality of design, low impact and great'l y
enhanced res'i liency.
I would note as well that you will
hear some obj ect'i ons f rom nei ghbors to the
north and south and the Carri age House and
the Amethybt. I woul d I i ke to report that
we've had very construct'i ve and ongo-i ng
di scussi ons wi th Carri age House and we are
confi dent that we wi I I be abl e to address
thei r concerns.
We have not been abl e to engage,
notwi thstandi ng our efforts, wi th the
condo to the south, the Amethyst, but I
w'i I I note that thei r concerns real 1y are
about the means and methods of demol i ti on
of the existing La Costa building and the
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constructi on of the new tower. Those
i tems are i n the provi nce of the Bui I di ng
Department, and wi I'l be deal t wi th,
al though as I say, I emphas'i ze we wi I l
conti nue to work wi th the nei ghbor to
comfort them as to those 'i ssues.
The on'l y other th'i ng I woul d request
is that we have a brief opportun'i ty for
rebuttal at the concl usi on, i f there -i s
opposi ti on expressed.
Wi th that, I'l I turn 'i t over to Jason
Long, and Yousef Dennis of OMA.
MR. LONG: Thank you so much , Nei sen .
Is it possible to bring up the
presentati bn that we have sent? Thank you
so much
So my name i s Jason Long. I'm a
partner at OMA, and we're working together
wi th I ocal archi tect ODP on the
devel opment of thi s bu'i I d'i ng as wel I as
wi th Gustafson Porter as you j ust heard.
Next.
Th j s bui I di ng w'i I I have 100 uni ts,
and adheres to the height limit of
200 feet.
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Next, next.
So our offi ce i s an i nternati onal
f i rm. We're work'i ng on thi s f rom our New
York offi ce where we al so devel oped our
design for the Faena Forum here in l'|iami
Beach.
Next.
0ur work is international in scope,
and varied in sty1e. We try to make very
speci fi c responses to very speci f i c
cond'i t'i ons, whi ch you can see i n bui I di ngs
l'i ke the Seattl e central 1i brary oF, of
course, the Faena Forum here 'i n Mi am'i .
Next .
And i t i ncl udes resi dent'i al proj ects
al I throughout the country and the worl d,
i ncl ud'i ng Park Grove three towers i n
Coconut Grove, i n Mi ami .
Next.
We're worki ng wi th Gustafson Porter,
who are known as real 1 y i nternat'i onal 1 y
renown I andscape archi tects. They're
worki ng on the redevel opment of the Ei ffel
Tower grounds f or the 2024 01ympi cs 'i n
Pari s.
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Next.
And al so devel op the Pri ncess Di ana
memorial in Hyde Park.
Next. So next.
Th'i s si te i s real'l y a speci a1 s'i te
wi thi n Mi ami Beach. There's an area of
the beach between 44th Street and j ust
north of our si te where Col I j ns hugs
Ind'i an Creek maki ng si tes that real I y span
the enti re wi dth of the beach.
Next.
Here you see the sj te today wi th the
exi sti ng La Costa bui I di ng on the si te.
This is the dog leg configuration that
real 1y occirpi es the enti re wi dth of the
si te al most.
Next.
And here you see a number of vi ews of
the si te as i t exi sts today. We're,
agai n, speci a1 1 y i n #4 here and #3, you
can real 1 y see that the dog I eg
conf i gurati on real'l y f iI I s the wi dth of
the site almost from end to end.
Next, next.
So, for us, one of the greatest
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assets that this site and this area of the
beach has is the potential for views, not
on1 y east to the ocean, but al so back west
along Ind'i an Creek and to downtown Miami .
Next.
So we beg'i n thi nki ng about the s i te
as a smal I er scal e than the mul t'i f ami 1y
bui I di ng that we're ul ti matel y maki ng, the
scal e al most of ki nd of a 1 arge vi I I a, and
th'i nki ng how do we ori ent that on the s j te
to take maximum advantage of the v1 ews
whi I e al so 1 ooki ng past our nei ghbors and
posi t'i oni ng the bui I di ng i n such a way
that i t creates the most openness around
the si te.
Next.
We imagined the building almost as an
accumul ati on of the smal I er sca'l e, a scal e
not di ssi mi I ar f rom the v'i I I as that are
across the creek.
Next .
And so what i f we extrude that basi c
form, ?l I rotate 45 degrees and then fuse
them together?
Next
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Creati ng a bui I di ng whose soff i t
conf i gurat'i on breaks down the scal e of the
mass, but al so ori ent the uni ts towards
the beach or towards the western vi ew.
Next.
So here you see that on the s'i te
l ook'i ng f rom the south.
Next.
We di dn't want to occupy the ful I
zoni ng envel ope of the 200 feet. Next.
So we carved away the upper portions of
the bui I di ng to make terraces, stepp'i ng
down, both towards Col l'i ns and towards the
beach, and we've al so carved the base of
the bui I di hg, mak'i ng 'i t ki nd of a si ngl e
poi nt of contact and openi ng up shaded
areas towards faci ng both Col I i ns and the
beach.
Next.
Here you see a vi ew from the east,
from the beach s'i de, where you can see the
steppi ng, both at the top of the bui I d'i ng
and away from the bottom of the form.
Next
And then here here a vi ew more
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from the beach i tsel f. We wanted to make
a form that was vari ed i n i ts scal e, but
very s'i mp'l e at the same ti me.
Next
Here you see an overl ay of our
overall tower footprint on the site as it
exists today with the La Costa 'i n black
and our tower outl i ned i n red.
Because we're placing this bu'i lding
in the middle of the site and using the
conf i gurati on ori entati on of di fferent
components to capture the v'i ews rather
than creati ng a dog I eg conf i gurat'i on,
we're actual-l y steppi ng back an addi ti onal
20 feet on'both sides in comparjson with
the ex'i sti ng bui I di ng.
Next.
In here you see a similar outline of
ex'i sti ng cond'i ti on and el evati on w'i dth,
agai n, the proposed tower outl i ne overl aj d
'i n red.
Next.
And here you see the s'i tuat'i on today
'l ooki ng f rom Col I i ns at the La Costa
bui I di ng.
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Next.
And then here that cond'i t'i on, as we
i magi ne i t, where pu1-l i ng the bu'i I di ng
towards the mi ddl e real'l y opens up vi ews
back towards the beach and pu1 I i ng the
bui I di ng up al so creates a real I y
we1 comi ng envi ronment from Col I i ns.
Next
MR. DENNIS: Good morn'i ng, Everyone.
This is Yousef Denn'i s, with OMA. I'd like
to descri be some more detai I s of the
propert'i es starti ng wj th the resi dences.
Next.
So j nstead of a typi ca1 sl ab
ori entati oh f or the bui I di ng that 'i s ki nd
of organi zed perpend'i cul ar to the beach,
next, we've rotated each i ndi v'i dual uni t
to take advantage of the 'i nherent v'i ews
from the s'i te, but also create a real
sense of pri vacy, both for peop'l e that
live wl thin the bu'i lding and also the
nei ghbors to the north and south.
Next.
So you can see here a vi ew from
44 f eet 'i f the bui I di ng was organ ized
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perpendi cul ar 'l ook'i ng d'i rectl y south.
Next
And through th'i s 45-degree rotati on
that Jason mentioned, it allows us to open
up vi ews towards the hori zon, but al so
create a real sense of privacy from the
nei ghbors to the north and the south.
Next
So we ' re propos'i ng a devel opment of a
100 un'i ts, whi ch i s a 20-uni t reducti on
from the exi sti ng bui I di ng.
Next
Series of two bedrooms, three
bedrooms and four bedrooms that, agai n,
taper at the top, and then al so taper i n
at the base of the bui I di ng.
Next.
For the f acade, next, we have real'l y
looked at introducing a real variation in
scal e, i n shape, i n col or and texture to
rea'l 1y break down the form of the
building.
Next.
And we th'i nk the resul t i s somethi ng
that 'i s both contemporary, next , but at
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the same ti me real 1y f i ts i n wl thi n the
context of Miami Beach architecture.
Next.
And we thi nk wi I I be a rea'l 1y ki nd of
memorabl e addi ti on to the evol vi ng beach
skyl i ne.
Next.
For the bal coni es, we're us'i ng a
mi xture of curved bal con'i es and square
bal coni es that, dga'i n, rea'l 1y create a
sense of rhythm as you move around the
tower and then a sense of variation.
Next.
And at the same ti me al so feel s
pl ayf u'l antl i n ki nd of beach context.
Next
As Jason mentioned before, the tower,
agai n, i s al so vari ed i n p1an, but al so 'i n
el evat i on .
CHAI RiIAN BODNAR: Excuse me . I ' m
sorry to i nterrupt, but how much more ti me
would you like for your presentation?
MR. DENNIS: I th'i nk three mi nutes or
fi ve mi nutes.
CHAIRMAN BODNAR: 0k"y, try four.
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lllR. DENNIS: Next. Thank you. Next.
You arri ve at the tower from Col I i ns
Avenue on the west, and the bui I di ng k'i nd
of steps back both at the top and at the
base to create a generous sense of porte
cochere and entry from the street.
Next.
You can see here a 4O-foot high porte
cochere moment and a generous I andscape
buffer agai nst Col I i ns Avenue, whj ch
provi des adequate shade for pedestri ans
passi ng the sj te.
Next .
And here you see the bui I di ng i n
secti on whbre you can see the porte
cochere on the west and how the I andscape
gent'l y moves up f rom the si dewal k I evel at
four-and-a-half feet up to the main lobby
I evel at pl us 13 f eet, f u11y concea'l i ng
one level of underground park'i ng below.
Next.
Here you see a ser-i es of Zoomed - i n
sect'i ons of the condi ti on al ong Col I i ns
Avenue, where, agai n, we're tryi ng to
create a generous I andsGape buffer and
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setbacks from the street.
Next
And , si mi 1ar'l y, on the ocean or beach
si de, we're observi ng al I the requ'i red
setbacks and overl ays and al so creati ng a
ki nd of shaded ameni ty terrace faci ng the
beach.
Next.
Here you see our one I evel of
underground parki ng at a p1 us zero I evel
where we have 1 83 parki ng spaces, 68 of
wh j ch are be'i ng accommodated through
mechani cal parki ng. We're al so prov'i di ng
( i naud-i b'l e) parki ng at thi s I evel .
And oh the mai n f 1oor, you enter the
s'i te f rom the curb cut on the southwest,
through an exi st'i ng curb cut and you
proceed up to the p1 us 1 3 I evel , where
then you can go down i nto the parki ng
garage via this entrance on the north, and
the bui I di ng rea'l 1y touches the ground i n
a very ki nd of f i ght mi ni mal way to al I ow
f or real'l y adequate I andscapi ng and
outdoor ameni ti es space to rea11y k'i nd of
fill in the s'i te
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ocean
and a
pool .
Next .
And here you can see a vi ew from the
side where we're 'i ntegrat'i ng a pool
cl ubhouse moment that can serve the
Next .
And wi th that, I 'd 1 i ke to i ntroduce
Ne'i I Porter f rom Gustaf son Porter, who's
goi ng to i ntroduce us to the I andscape
des'i gn .
MR. PORTER: Hi there. Hi. Can you
hear me?
CHAI RMAN B0DNAR: Yes .
MR. P0RTER: Great .
Okay,'can we go on to the next sl'i de,
p-l ease.
CHAIRMAN BODNAR: And were you sworn
in?
lllR. P0RTER: Go ahead.
HR. KALLERGIS: I can swear you in.
Do you swear the test'i mony you're about to
give is the truth, the whole truth and
nothi ng but the truth?
MR. PORTER: I do.
MR. KALLERGIS: Thank you.
I
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ltlR. P0RTER: The landscape concept
basi ca11y works i n a very 1og'i ca1 woy,
worki ng from the dune I andscape besi de the
coast, on the east si de of the si te and
then protecti ng a seri es of gardens that
si t 'i n the center and the west si de, where
the maj ori ty of nati ve p1 ants .
Next sl i de. Next sf i de, pl ease.
And so 'i n terms of the layout, we've
created a dune setback area and conti nue
the character of that p1 anti ng around the
poo-l and cabanas that look over to the
beach and to the east.
Then we created a garden I andscape to
the north i n shade and the sun garden i n
the south wi th a pool and water feature
that creates a vi sual I i nk to the beach.
And then on the Collins Avenue s'i de
and to the west, we've got obvi ousl y an
entrance garden, where we p'l aced royal
pa'l ms a1 ongs i de buttonwood t rees , wh i ch
creates the canopy shade that one woul d
want on the sidewalk.
Next sl i de.
We've i ntroduced a seri es of
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di fferent characters of pavi ng. We wanted
to get the boardwal k feel through usi ng
I i near
CHAIRMAN B0DNAR: Sorry to i nterrupt.
How much more time would you need for your
presentat'i on?
l,lR. PORTER: I bel i eve j ust a m'i nute
or two.
CHAIRMAN B0DNAR: 0kay. Thank you.
l'lR. P0RTER: Next slide. Next sl'i de.
So I descri bed very bri ef1 y the
character of the gardens movi ng from the
dune and to the shade garden i n the north,
and sun garden to the south and then we've
got a seri bs of out paves and terraces
that I i nk the 'i nteri ors of the bui I di ng
wi th the exteri or creati ng thi s very sort
of hospitable landscape that's in a way
create rooms f or act'i vi ti es assoc'i ated
wi th the peop'l e who I i ve i n the bui I d'i ng.
Next sl i de,
Sorry, there must be a delay between
here and Fl ori da.
And th'i s basi ca11y shows that we're
us'i ng a very wl de range of p'l ants. And,
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as I said, more than 50% are native and
di vers'i ty means that we create a very
resilient landscape, you know, diseases.
Illnesses don't harm all the plants that
thr.ough being a monoculture, but more
di verse, the better.
Next sl i de.
And th-i s shows the l ong secti on, wi th
the dune, setback area and poo'l area to
the east and the entrance I andscape ri si ng
up to the 30-foot level and lobby to the
west .
Next sl i de.
I bel i eve i t's yeah, thi s i s the
oceanf ront' overl ay that prov'i des the
statistics that give you more than 50%
permeab'l e surf ace, reduci ng the heat
i sl and effect.
Next sl'i de.
Some 3-D v'i ews, thi s i s f rom the
beach and dune area 1 ooki ng i nwards to the
poo'l
Next.
A vi ew 1 ooki ng back towards the ocean
from the pool area and the cabanas.
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Next.
CHAIRMAN BODNAR: Does that complete
your presentati on?
MR. PORTER: I'm almost there.
CHAI Rl'lAN B0DNAR: Let ' s t ry to wrap
'i t up.
MR. PORTER: AlI right. Finally,
these are the last two slides. This shows
the current site where we have only 4,000
or I ess than 4,000 square feet of p1 anti ng
surface i n the si te area.
And then the next sl i de, f i nal sl'i de,
whi ch shows that we have i ncreased the
p1 anted area to j ust under 40,000 square
feet
CHAIRMAN BODNAR: And, Neil, does
that compl ete your presentati on?
MR. PORTER: And that completes my
presentati on. Thank you.
CHAIRMAN BODNAR: Thank you.
]tlR. KASDIN: Mr. Chai r, that
completes the presentation for our group.
WB, agai n, woul d request the abi 1 i ty to
rebut any opposition. And, of course, our
enti re team i s avai I abl e to answer
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questions from l'lembers of the Board.
Thank you.
CHAIRMAN B0DNAR: Thank you.
0kay, I'd l'i ke to open up then to the
publ i c at th'i s t i me . Anyone who wi shes to
speak, p'l ease raise your hand or come
forward to the podium.
ll1R. KALLERGIS: And , Mr. Chai rman,
I'd just like to ask the Board, aside from
the written e-mai1s, which have been
forwarded to staff, i f any Board members
have any di scl osures to make on thi s
appl i cat'i on .
CHAIRMAN BODNAR: I see none.
lllR. KALLERGIS: Okay.
MR. BELUSH: Okay, our first speaker
onl i ne i s Andrew Di ckman.
MR. DICKMAN: Good morni ng, Mr. Chai r
and Members of the Board. I'm Andrew
Di ckman. My I aw fi rm i s I ocated at 8Og
Wal kerb'i I t Road, j n Nap'l es, Fl ori da.
CHAIRMAN BODNAR: Nick, do we need to
swear him in?
['lR. KALLERGIS: He's an attorney. So
unless he intends to provide testimony, I
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don't .
CHAIRMAN BODNAR: Okay. Go ahead,
And rew, you have two m'i nutes .
MR. DICKMAN: We'l 'l , I ' I I try to do
thi s under three mi nutes, but we're
i nterested parti es. But, anyway, Tom, for
the record, I'm shaved, dressed and i n a
ti e. Thanks for that ti p, Mi chael .
I'm representing the owners of
penthouse 6, penthouse 2 and uni t 1 535 at
the Carri age House Condomi n'i um, 5401
Col I i ns Road, whi ch i s si tuated di rectl y
north of the proposed 5333 Col I i ns Avenue
resi denti al tower.
L'i ke ine, they w1 I I be appeari ng vi a
Zoom f ol I owi ng my presentat'i on. For the
record, we have not had any constructive
meeti ngs w'i th Nei sen. Thei r uni ts are at
the top fl oor of the south end of the
Carriage House, literally a stone's throw
away from the 1 4th fl oor of the new tower.
Page 2 of the exhi bi ts submi tted I ast week
i I I ustrates thei r prox'i m'i ty to 5333
Collins Avenue.
l'/ly cl i ents are i nterested parti es,
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and 1 egal 1 y al I owed to provi de I ay person
testi moni es. I 've submi tted a I etter to
you last week, which should be
i ncorporated i nto the record as wel I as my
cl i ent's exhi bi ts prev'i ousl y submi tted.
Thi s proj ect, as desi gned, wi I I I eave
my cl j ents stari ng at a wal I of 91 ass,
steel , concrete and 1i ghts ri s'i ng four
stori es or more over the'i r un'i ts,
provi di ng an unobstructed vi ew i nto the
bal coni es and homes of future resi dents
and I i ttl e or no v'i ew of the sky and
ocean.
Thi s devel oper wi I I unfai 11 y reap the
benef i ts of the new base fI ood el evati on
and f reeboard that my cl i ents d'i dn't have.
This uneven measurement of 200-foot
Zoni ng Code hei ght 'l i mi t wi I I adversel y
affect my cl i ents i f you approve i t.
Thi s method of measuri ng 200- foot
limit is not adequately addressed in the
descri pt j ons and d-i agrams, nor are the
rooftop features. In real i ty, the tower
wi I I be much hi gher than 200 f eet.
Fai rness woul d be control 1 i ng the
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hei ght of thi s proj ect more comparabl e to
the Carri age House and surroundi ng
nei ghborhood. The deve'l oper i s more
i nterested i n not turni ng
CHAIRMAN B0DNAR: Sorry to interrupt.
Another mi nute?
MR. DICKT'IAN: I can do it in less
than another mi nute.
CHAIRMAN B0DNAR: 0kay. Thank you.
t'lR. DICKMAN: The devel oper i s more
i nterested i n not turni ng thei r backs on
Col I i ns Avenue at the expense of the
Carri age House and surround'i ng
nei ghborhood context.
The Dbsign Rev'i ew cri teria #2,6, 7,
9 and 12 i n your code speaks d'i rectl y to
the consi derati on of the nearby exi sti ng
bui I di ngs and not j ust cel ebrat'i on of the
bui I di ng's desi gn j n i sol ati on.
The staff report has poi nted out four
zoni ng vi ol at'i ons that must be corrected.
Beyond that, however, the staff report
provi des no anal ys'i s of the des-i gn revi ew
cri teri a that must be adhered to. The
staf f report si mp'l y concl udes that each
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criteria is satisfied.
In effect, your professi onal p1 anners
have not provi ded you wi th any competent
substanti al evi dence.
Because you must make wri tten
f i nd'i ngs of compl i ance wl th each cri teri a,
staff has predetermj ned your approval i n a
draf t order wi thout provi d'i ng the basi s of
thei r concl usi ons i n the staff report.
When the zoni ng codes are cl ear and
unambiguous, due process requires strict
adherence.
I urge you to ask your p1 anners not
to j ust your p1 anners not j ust the
devel opers' for answers. Don't make thi s
process si mp1 y about the devel oper's own
advocacy of hi s own proj ect. Your
professi onal p1 anners must gi ve you and
the pubf ic a more balanced objective
rev'i ew based stri ct'l y on the code.
Respectf u'l 1y, pl ease don't del egate
changes to the adm'i ni strati on and deny
this project in its current form.
Thank you for your ti me and servi ce
to Mi ami Beach.
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My cl i ents wi I I be speaki ng next.
CHAIRMAN B0DNAR: Thank yoU, Andrew.
Next speaker.
MR. BELUSH: We have Jacquel i ne
Rebhuhn.
MR. KALLERGIS: Jacqueline, do you
swear that the testimony you're about to
g'i ve i s the truth, the whol e truth and
nothi ng but the truth?
MS. REBHUHN: I swear.
MR. KALLERGIS: Thank you. You have
two mi nutes.
MS. REBHUHN: Thank you. H'i , Dear
Board Members. F1y name i s Jacquel i ne
Rebhuhn, ahO I am an owner and full-time
resident of Carriage House, penthouse 2,
at 5401 Col I i ns Avenue.
I purchased thi s uni t i n Apri I 201 9.
My unit is located on the side of our
bu'i I d'i ng, di rectl y 'i mpacted by the
proposed resi denti al tower, at 5333
Col I i ns Avenue, whi ch wi I I have bal coni es
approxi matel y 75 feet from my bal cory, i f
you approve thi s des'i gn.
The location of my penthouse unit is
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marked and shown on pages 2 and 3 of our
exhi bi ts.
I , a1 ong wi th other uni t owners at
the Carri age House, strongl y oppose the
proposed resi denti al tower as currentl y
desi gned . 0ur attorney, Andrew Di ckman,
has suppl i ed you wi th photographs and
di agrams to 'i I I ustrate the proposed
tower's impact of a unit that are common
areas near the beach.
It i s my op'i ni on that the proposed
tower vi ol ates several Zoni ng Code
requi rements and fal I s fai I s to sati sfy
a number of the des'i gn revi ew cri teri a as
summari zed' by our attorney.
One of the most attractive features
of my penthouse two-unit and the primary
reason I purchased it, it is 1arge. It's
1arge, 1660-square feet terrace that faces
east, and has sweepi ng ocean vi ews to the
east and the south, as depi cted on the
photos that appears on page I of our
exh'i bi t.
If thl s Board were to approve thi s
massi ve tower, at I east i n the form
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proposed, it w'i ll substant'i a1ly impair at
least 50% of my view and could complete'l y
bl ock our vi ews to the south, as depi cted
on the photos 'i n page 8.
The exi st i ng La Costa bui I d i ng has a
height of 140 feet and our penthouse 2
terrace is (inaudible) at the La Costa
roof I i ne. Prov'i d'i ng cl ear vi ews to the
south and southeast over the top of the La
Costa bui I di ng.
The proposed res'i dent i al tower has a
si ze mass'i ng that greatl y exceeds La Costa
rising almost a 100 feet above La Costa,
wl th a proposed hei ght of 238 f eet, whi ch
i s over 70% tal I er than the current La
Costa bui I di ng.
CHAIRMAN B0DNAR: Jacquel i ne, thank
you.
Next speaker.
MR. BELUSH : f 'm go'i ng to cal I on
Thomas Hahn.
|tlR. KALLERGIS: Thomas, do you swear
the testi mony you're about to g'i ve i s the
truth, the whol e truth and noth'i ng but the
truth?
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MR. BELUSH: I th'i nk you' re muted,
Thomas.
},lR. HAHN: Unmute. Okay.
MR. KALLERGIS: Hi, Thomas, do you so
swea r?
HR. HAHN: I do.
MR. KALLERGIS: Thank you. You have
two mi nutes.
MR. HAHN: Okay. My wife and I own
the condo on the 1 sth fl oor of the
Carri age House, on north si de of the Costa
where the new tower i s p1 anned. We have
ni ce vi ews of the west, of the south and
these views were a big consideration when
we bought bur condo.
We were di smayed when we I earned of
the devel opers p1 an to repl ace the La
Costa with a much larger structure. He
speaks of a reducti on of un'i ts, but omi ts
that the bui I di ng i s some 50% 1 arger i n
square footage.
Thi s proj ect I bel i eve does not
compl y wi th the DRB mandates on massi ng,
compat'i bi f ity wi th adj acent structure and
preservi ng s i te I 'i nes and v'i ew corri dors .
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Thi s proj ect, i t I ooks beaut'i f ul on
paper. However, in reality, it's go'i ng to
be a monstrosity. It's vastly out of
scal e wi th 'i ts nei ghbors. It I ooms over
the beach i n Col I i ns Avenue. It I ooks
l'i ke the Death Star f rom Star Wars movi e
I anded i n Mi ami Beach. It's goi ng to
tower over us by 60 feet, bl ocki ng our
vi ews to the south and the southeast.
Moreover, if you factor in the
cl ubhouse, -i n addi ti on to the bui I di ng
i tsel f, j t's goi ng to extend wel I past our
bui I di ng. It's goi ng to go from street
all the way down to the beach walk.
The dbvel oper has admi tted the new
tower w'i I I cast enormous shadows over our
property i n the presentati on. Thi s
cal I osal wi I I rob us of our sunshi ne at
the pool and our cabana.
Jacky menti oned about noncompl i ance
wi th the zon'i ng codes, so I'm not goi ng to
repeat that, but we're concerned about
that as wel I .
In his presentation, prior to ours,
Mr. Kasdi n proud'l y extol I the wonderf ul
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views his project will offer the
resi dents, but p1 ease be aware that these
wonderf ul vi ews wi'l I come at the expense
of removi ng ours.
I I ook to the DRB to curb the scal e
of th'i s enormi ty. And I'm done.
CHAIRMAN B0DNAR: Thank you. Thank
you very much, Thomas.
MR. HAHN: Yes.
MR. BELUSH: Next , I 'm goi ng to cal I
on Davi d Sebbag.
MR. KALLERGIS: David, do you swear
that the testi mony you're about to g'i ve i s
the truth, the whol e truth and nothi ng but
the truth?'
MR. SEBBAG: I affi rm.
MR. KALLERGIS: Thank you.
MR. SEBBAG: So I thank you for
a1 1 owi ng me to bri ng my concerns over here
today. My condomi n'i um i s on the h'i ghest
fl oor, j ust above penthouse 2 and 1 535 you
j ust heard from.
We purchased and renovated the entj re
tower f I oor excl usi ve'l y at a great cost ,
mi I I i ons of dol I ars, our enti re I i fe
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savi rgs, and the goal and the purpose of
spend'i ng the rest of our f ivi ng years
enj oyi ng the peace and the i nfi ni te
unobstructed v'i ews that we found to be
breathtaki ng to the east, to the west and
now moreover to the south of our home.
0ur 3,000-square foot wraps around in
all directions to the east, to the west
and to the south. Currently, our terrace
j s 25 feet above the current rooftop of
the La Costa bui I di ng. Great expense was
spent to renovate and upgrade these
terraces, an i mportant el ement, an
i mportant usage for our qual i ty of I i fe
duri ng our remai n'i ng reti rement years.
Approve th-i s monstrous bu'i I di ng,
whi ch wi I I tower some 60 to 80 feet above
our terraces and condos means neutral i zi ng
the en j oyment of our ret'i rement years by
obstructi ng vi ews and our a'i r f I ow.
My wi fe and I are i n our earl y 70's.
We were hoping to enjoy our ret'i rement
years and benefi t the frui ts of our hard
toiled investment, wh'i ch were our life
savi ngs .
t
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You're approvi ng thi s monstrous
bui I di ng, not on'l y do we have to suf f er
wi th the noi se and the dust, but we have
to spend preci ous reti ri ng years w'i th a
crane hoveri ng over our heads and putti ng
up wjth the cortesh (phonetic) of concrete
trucks and del i veri es that are requi red
for such a huge proj ect.
CHAIRMAN BODNAR: David, thank you
for your comments.
MR. BELUSH: The next cal I er i s
Manri que Carti n.
MR. KALLERGIS: Good morning to you.
Do you swear to tel I do you swear that
the testimbny you're about to give is the
truth, the whol e truth and nothi ng but the
truth?
MR. CARTIN: I swear.
MR. KALLERGIS: Thank you. You have
two mi nutes.
MR. CARTIN: Hi. My name is Manrique
Carti n. I'm a resi dent of Mi ami Beach.
My house i s i n 56 Street, 'i r M'i ami Beach.
I am I'm i n support of thl s bui I di ng,
not on1 y because i t has there's no
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vari ances that have been requested,
there's I ess uni ts, but al so because of
the great desi gn of thi s bui I di ng.
I thi nk thi s i s one of the new
bu-i I di ngs i n M'i am'i Beach that i s not onl y
modern desi gn, but i t's rem'i ni scent of the
archi tecture of Mi ami Beach.
OlllA i s for sure one of the best
archi tectures of our t'i mel'i ne 'i n our
generati on. And between them and
Gustaf son Porter, thi s bui I d'i ng i s goi ng
to be great f or M'i ami Beach. It has a
great approach. They have i ncreased the
I andscape area.
And wb al so have to remember that we
have to compare what i s there now and what
they're doi ng.
So I hear everyth'i ng that other
res'i dents are saying, but we have to be
real-l y consc'i ous of the new bui I di ngs that
are comi ng to Mi ami Beach. I thi nk I al so
see what OMA di d for Faena di stri ct, whi ch
has been great for Miam'i Beach, and we
have to I ook at the new Mi ami Beach and
now j ust keep the ol d bu'i I di ngs, r'i ght?
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So there are some i ssues comi ng wi th
the bui I di ng. There always i s when
there's construction, but this is a great
desi gn. I'm real 1 y exci ted to hopeful 1 y
see th'i s bui I di ng i n our nei ghborhood.
Thank you.
CHAIRMAN BODNAR: Thank you,
Manri que.
NR. BELUSH: The next caller is
in'i tials D.L.
I'lR. KALLERGIS: Good morning.
Pl ease, state your name for the record.
And do you swear that the test'i mony you're
about to give is the truth, the whole
truth and hothi ng but the truth?
I'lR. PARELO: Yes , I do. |lly name i s
Dario Parelo (phonetic), and I object to
thi s appl i cati on. As you mi ght recal I , I
spoke I ast week regard'i ng the mechani cal
parki ng appl i cati on, same I ocati on. f'm
one of the 15 peopl e st-i I I own uni ts 'i n La
Costa, the bui I di ng the I''last Cap'i ta1 wants
to demol i sh. We're sti I I i n acti ve
I i t'i gati on wi th that.
Last week, you said that you do not
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deci de on the 1 egal aspects of the
appl icat'i on and just approve the proposed
desi gn. I understand that.
You also ment'i oned that any approval
by the Board woul d be condj ti oned what the
courts say on the matter, and I understand
that, too.
However, my questi on -i S, i f someone
came here i n front of you and submi tted an
appl i cati on to demol'i sh your own home and
cl ai m to fu1 1 y own i t, woul d you approve
that? Would you consider it a normal
th'i ng for the City of Miami Beach to do
whi le you still own it and have no
i ntenti on of se1 1 i ng i t?
My concern i s that 14ast Cap'i ta1 mi ght
take your approval , which came wt'th the
condi ti ons and caveats that we need to
wait for the courts to dec'i de on the
matter, and use i t wi thout any condi t-i ons
and caveats to try to demol i sh the
bui 1 di ng and proceed wi th thei r pl ans
before al I I i ti gati on has been ful 1 y
compl eted.
So 'i f you don't agree to postpon'i ng
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the heari ng of th'i s appl i cat'i on unti I al I
1 i ti gati on has been fu1 1 y compl eted, whi ch
I bel i eve woul d real 1 y be the proper
course of acti on, I woul d I i ke to
respectf u'l 1y ask you at I east to c'l earl y
state here on the record that al I and any
approval s by the Board cannot be used for
the purposes of openi ng permi ts,
demol i shi ng or bu'i I di ng somethi ng as 'l ong
as there 'i s acti ve I i ti gat'i on regardi ng
the ownershi p of the bu1 I di ng and common
areas and regardi ng the termi nat'i on of the
condomi ni um associ ati on.
So thi s appl i cat'i on i s pretty much
the best and 'i mproper at worst as i t
tramp'l es on our ri ghts as uni t owners,
i ncl udi ng our consti tuti onal ri ght to due
process and protecti on agai nst forced sal e
of our homestead.
Thank you for your ti me.
CHAIRMAN BODNAR: Thank you.
lt1R. BELUSH: The next cal I er i s w'i th
a phone number endi ng 8486.
ll1R. KALLERGIS: Good morn'i ng, Pl ease
state your name for the record, and do you
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swear or affirm the testimony you're about
to give is the truth, the whole truth and
nothi ng but the truth?
MR. GIBBS: Yes, th'i s is Tucker
Gi bbs, and, yes, I do
MR. KALLERGIS: Thank you.
MR. GIBBS: Good morni ng. My name i s
Tucker Gi bbs. I'm representi ng the
Carri age House Condomi n'i um Associ ati on.
Are you heari ng me?
MR. KALLERGIS: Yes, we are.
ltlR. GIBBS: Okay. The condomi ni um
associ ati on at 5401 Col I i ns Avenue, whi ch
is adjacent to the property at issue. The
associ ati on has an o\ilnersh'i p 'i nterest i n
the common el ements of the condomi n'i um.
It recei ved noti ce of today's heari ng. As
a nei ghbori ng property owner, the Carri age
House Condomi n'i um Associ ati on has a
1 egi ti mate and protected property i nterest
and the protection of its neighborhood
aga'i nst zoning approvals that are contrary
to the appl i cabl e zoni ng regul ati ons.
Theref ore, i ts i nterest 'i n thi s matter i s
affected to a greater extent than the
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pubfic at 1arge, public in general.
The associ ati on obj ects to the
appl i cati on, because the appl i cant di dn't
fol I ow the approval of thi s appl i cati on
woul dn't fol I ow the essenti al requi rements
of Iaw set forth in Sect'i on 118-251 , and
'i s not supported by any competent
substanti al evi dence
My cl i ent -i s al so been worki ng wi th
the appl i cant to resol ve the assoc'i ati on's
concerns wi th the proposed devel opment,
but the parti es have not yet been abl e to
bri dge that gap. Theref ore, my cl-i ent
opposes thi s appl i cat'i on. It al so adopts
the arguments i n the record of thi s
heari ng 'i n oppos'i ti on to the arguments.
Excuse me. Thank you very much.
CHAIRMAN BODNAR: Thank you , Patri ck
(sic).
I'1R. BELUSH: We have two more
cal I ers. The next one i s Anamari e de
Mel o.
MR. KALLERGIS: Anamarie, do you
swear or affi rm that the testi mony you're
about to gi ve 'i s the truth, the whol e
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truth and noth'i ng but the truth?
MS. FERREIRA DE MEL0: I do.
MR. KALLERGIS: Thank you. You have
two m'i nutes.
l.ls. FERREIRA DE MELO: Good morning.
f'm Anamari e Ferrei ra de Mel o , 4779
Col I i ns Avenue resi dent and the pres'i dent
of the Mi dBeach Nei ghborhood Associ at'i on
that represents condom-i n'i ums and hotel s
along Coll'i ns Avenue and Indian Creek
Drive, between 24th and 63rd Street.
0n Wednesday, August 4, 2021, the
5333 proj ect team presented for an hour at
the MBNA membershi p meeti ng. More than 70
parti ci pants engaged i n thi s presentat'i on,
At both Carri age House that our members of
thi s property, that are members of MBNA
were present and expressed thei r concerns
and thoughts. MBNA's position is to
support our members and more so to support
our commun'i ty.
Th'i s proj ect has the potenti al to
bri ng a new devel opment that wi I I
posi ti ve1 y i mpact our skyl i ne and property
val ues. We are exci ted about hav'i ng th'i s
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property i n our communi ty.
We're al so very or especi a'l 1y
sensi ti ve to the d'i rect 'i mpacts thi s
proj ect wi I I have to our members,
especi a'l 1y the Carri age House and
Amethyst. And based on some recent
devel opments 'i n Mi dBeach al ong Col l'i ns
Avenue and 57th, and the Surfsi de tragedy,
we know that beyond the desi gn and the
practices and we ask thl s Board to be
extra sensitive with the recommendations
f or the desi gn and bu'i I d'i ng of thi s
proj ect, but al so f or demol'i ti on and
bu i I d i ng pract i ces , wh'i ch are two that
we're aski ng, even though we wl I I conti nue
to f ol I ow the Mi ami Beach gu'i de'l i nes, that
the that they be revi si ted and that
they be I ooked at very careful 1 y j ust
based on the recent experi ences, and that
was a recommendati on from our executi ve
board .
In conc'l usi on, al though the appl i cant
and the properti es haven't come to
consensus, we are confi dent that through
conti nued conversati ons that they''l 1 be
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abl e to have a proj ect that wi I I be cl ose
to what 'i s presented today, because we are
i n f avor of the proj ect, but 'i t i s al so
sensi ti ve to the members and to thei r
concerns.
Thank you.
CHAIRMAN B0DNAR: Thank you,
Anamari e.
MR. BELUSH: And the last caller we
have is Jay Parker.
l'lR. KALLERGIS: Hi, Jay. Do you
swear or af f i rm that the test'imony you're
about to give is truth, the whole truth
and noth'i ng but the truth?
ltlR. PARKER: Yes
l'1R. KALLERGIS: Thank you. You have
two mi nutes.
MR. PARKER: Thank you. Hi . Hy name
i s Jay Parker. I'm the presi dent of the
Dougl as devel opment market. I've had the
pri vi 1 ege of worki ng a1 ongsi de Mast
Capi ta1 for the I ast few years i n i ts
p1 anni ng, concepti on and ul ti mate
devel opment of th'i s proj ect.
I'm a fj rm proponent of the
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'i mprovements that th'i s proj ect w-i I I have
to both the ci ty, the corri dor, bri ng'i ng
design, architecture, enhanced residences,
qual i ty of 1 i vi ng to thi s nei ghborhood
wi I I conti nue to support the great
momentum that our ci ty -i s en j oyi ng.
I stand f i rml y behi nd thi s
opportuni ty, and I bel i eve that th'i s
proj ect wi I I , once aga'i n , enhance al l
aspects of our communi ty from tax base,
from a resident base, and ultimately from
a constructi on standpoi nt, bri ngi ng
qual i ty product to our communi ti es i n a
way that wi I I enhance every aspect of our
I i f esty'l e. ' So I stand behi nd i t, and I
hope that the Board wi I I stand posi ti ve
favor of thi s proj ect.
Thank you.
CHAIRMAN B0DNAR: Thank you, Jay.
If there i s no one el se from the
public that wishes to speak, I'm going to
turn 'i t over to the appl i cant agai n f or
rebuttal they requested.
MR. KASDIN: Yes, Hr. Cha'i r, very
bri efl y.
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Wi th respect to the comments of Mr.
Di ckman, the staff anal ysi s and
recommendatjon is v'i ewed as competent
substant'i al evi dence, and I woul d poi nt
out that the staff anal ysi s found us
cons'i stent w'i th each and every cri teri a.
As we1 l, w€ have agreed to all of the
cond'i t'i ons that staf f has proposed and
that we are or wi I I be i n ful I compl i ance
wi th al I zoni ng requi rements. So those
are not 'i ssues here
You have heard, of course, from a
number of the ne-i ghbors. We are
conti nui ng we've had some very
construct'i ve and extensi ve di al ogue wi th
the Carri age House Condomi ni um
Associ ati on, and we wi I I conti nue worki ng
wi th them and we're conf i dent we wi I I be
abl e to reach a conol usi on wi th them
satisfactory, but these issues deal with
the constructi on and the demol i ti on, wh'i ch
i s a provi nce of the Bui I d'i ng Department
and not of the Design Review Board.
Fi nal I y, you've heard from a handful
of resi dents of the Carri age House
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compl ai n'i ng essenti a1l y that there wi I I be
i mpai rment of thei r vi ews. Wel I , the most
famous case on that probab'l y is the Miami
Beach i n Mi ami Beach i tsel f, The
Fontai nebl eau. There i s no r-i ght to
uni mpai red vi ews.
What we are bu'i I di ng, w'i th respect to
hei ght, wi th respect to setbacks i s
compl etel y compl i ant. And, i n fact, os
was demonstrated by 0l'lA, they have
situated the building in a way that it is
I east i mpactful on the nei ghbors that
surround i t.
One fi na1 poi nt I woul d poi nt out
about the Carri age House property i s,
basi ca1 1 y the Carri age House property,
which in volume is sign'i ficantly larger
than the proposed bu'i I di ng that we wi I I be
bui l di ng, I drgel y turns 'i ts back to our
property. There's a two-story or so
parki ng wal I . Then there's on top of
that, there's another 4-or -5-story back
wi ng of the Carri age House, wh'i ch has
vi rtual 1 y no wi ndows and faces north. And
on the eastern western portion of the
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Carri age House, agai n, i t i s vi rtual'l y a
wal I w'i thout wi ndows. The Carri age House
i tsel f turns i ts back on our own property.
We have, 'i f the Board woul d I i ke to
see, a compl ete shadow stud'i es, whi ch
shows we have virtually no impact
whatsoever on our neighbor in terms of
creati ng addi ti onal shadows. In fact,
most of the shadows experi enced by the
Carri age House are by the way that
bui I di ng was desi gned and bui I t i tsel f.
So wi th that, our team stands here
and i s prepared to answer any quest'i ons
that the Board may have.
Thank'you f or your t'i me and
consi derati on.
CHAIRMAN BODNAR: Thank you, Nei sen.
So wi th that, I'm goi ng to cl ose the
publ i c porti on of the meeti ng and turn i t
over to the Board for comments.
B0ARD ll1EMBER HAGOPIAN: I can start,
Mr. Cha'i r.
CHAIRMAN B0DNAR: Pl ease. Pl ease do.
BOARD MEMBER HAGOPIAN: Thank you.
And thank you to the appl i cant.
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A project like this for me 'i s what I
I ove to see happeni ng here 'i n Mi ami Beach,
to be honest wi th you. I have tons of
notes, but I'm j ust goi ng to keep i t
rea'l 1y bri ef j ust so that i t can be sai d,
but, f i rst of al l , thank you to OMA for
creat'i ng a real 1y thoughtf u'l 1y desi gned
proj ect, whi ch i s j ust as thoughtful 1 y
shown in your presentation. And I just
want to thank you for your presentat'i on,
whi ch was not as typi ca1 to what we see,
but was very, very easy to understand, and
understand the genesis of your project,
the envi ronmental i mpact, how the
I andscapi ni works, the mass'i ng.
Agai n, I'm an archi tect, but I assume
th'i s presentati on f or the non -archi tects
on the Board was easy to understand i n a
way that a I ay person maybe abl e to
understand i t.
So j ust some comments on we've
seen thi s k'i nd of an angl e thi ng happeni ng
at the W Hotel , works out real 1 y, real 1 y
well, if you've ever been in that
property, 'i n those rooms.
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I bel i eve i t al so happens at the St.
Regi s 'i n Bal Harbor. Agai n, I've been 'i n
those rooms. It does a great job to
ori ent towards the towards the money
spot, which is, of course, the ocean and
away from the si des.
I thi nk the ci rcul ati on 'i s very
thoughtful. I love the deliberate
gestures, both from a massi ng standpoi nt
and the materi al 'i ty. I apprec'i ate the
f act that thi s bu'i I di ng i s actual 1y
narrower than the bu'i I d'i ng that i s there
now and that 'i t's beauti f u11y craf ted.
I do see i n the secti ons that the
exi sti ng bul 1 di ng there are porti ons of
the exi st'i ng bui I d'i ng that are onl y three
stori es I ower than thi s bui I d'i ng.
I think that your attention to the
sunset and the sunri se and j ust those
exampl es are great. I don't know i f
anyone el se noti ced, but the way you're
accessi ng the beach, I thi nk i s beauti ful .
I I ove that there are I ess uni ts here.
You're reduci ng the traffi c I oad from I
think 120 to a 100 un-i ts. I appreciate
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that.
You know, os someone that owns the
propeFty, you have the ri ght to bui I d on
i t. And i f we're goi ng to be bui I di ng
bui I d'i ngs l'i ke thi s, and there wi I I be
more of them, peopl e, there wi I I be, we
want to get ri d of the ol d bui I di ngs that
are ei ther not h'i stori c , or not stabl e and
not structurally sound. There will be new
bui I d'i ngs, and everybody i n th j s area
shoul d be very, very pl eased that an
archi tecture fi rm of thi s magni tude has
created a proj ect I i ke thi s, b€cause i t's
f ul I of beaut'i f ul thi ngs.
And I'm fu1 1 y, fu1 1 y supporti ve of
thi s appl i cati on.
Thank you very much.
CHAIRt.lAN BODNAR: Sarah.
B0ARD MEMBER NELSON: I comp'l ete'l y
agree wi th Jason, and I'm very
apprec'i ati ve to Mast Capi tal f or bri ngi ng
i n thi s cal i ber of proj ect.
I real'l y like how thoughtful it is,
and what you've done w'i th the detai I s and,
agai n, the mass'i ng.
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I do have I do have some questions
actual l y more f rom l'li chael Bel ush. We had
a barrage of I etters comi ng i n from
res-i dents that were very concerned about
the repercussjons of the demolition and
the rebui'l di ng and I 'm curi ous to know
what the ci ty i s doi ng, i f anythi ng, or
chang'i ng. You know, we're all living in
the wake of Champl ai n. Is the Bui I di ng
Department doi ng thi ngs di f f erent'l y now?
MR. BELUSH: Well, any sort of
demol i ti on w'i I I be subj ect to revi ew by
the Bui I di ng Department i n terms of the
methodol ogy for the demol i ti on, and, you
know, Deighbors are notified of that
demol i ti on.
I believe that the applicant did
submi t a response regardi ng that. And
maybe, Nel sen, can you speak to the
procedures for demol i ti on that you're
required to comply with?
MR. KASDIN: Yes, Mr. Belush, I can.
Wel 1 , the means and methods of
demol 'i t i on have not been f i na1 1 y
determi ned. One thi ng that we wi I I do i s,
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we wl I I before we permi t that, we w'i I I
share i t wi th the nei ghbors, but, of
course, the c'i ty's Bui I di ng Department
wj I I oversee that process, wi I I have to
approve what the demol i ti on process 'i s.
So that's its own separate process that
the Bui I di ng Department wi I I pass on to
make sure that the means and methods
provi de max'i mum saf ety f or nei ghbori ng
propert i es .
MR. BELUSH : Al so, 'i t ' s my
understandi ng as wel I that i mp'l os'i on i s
not al though I thi nk there was one a
whi I e ago f or extraordi nary c'i rcumstances,
i mpl os'i on i s not a method f or demol i ti on.
Typi ca1 1 y, i t's sl ower and more
methodical, so I think that should also
he1 p address any concerns regardi ng any
sort of i mp'l 'i cati on 'i n terms of i mpl osi on.
BOARD MEMBER NELSON: And what about
what they f ound w'i th the vi brati ons and
the construct'i on of the bui I di ng that got
resi dents concerned?
MR. BELUSH: Wel I , I know that I 've
seen th'i s case wi th other properti es where
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what they do js insta-l 1, like, sensors on
the nei ghbori ng bui I d'i ng or property to
sort of measure any sort of movement and
have a basel i ne a basel i ne 'i nspect i on
of the nei ghbori ng bui I di ng before the
construction starts, so that may be
somethi ng that the nei ghbors shoul d thi nk
about goi ng forward, i s to have that done
wi th thei r bui I di ngs before constructi on
starts and maybe even hav'i ng those sensors
i nstal I ed and di scussi ng that wi th the
appljcant in this case.
BOARD lJlEMBER GORLIN: But, !'|'i chael ,
what happens i f there's a prob'l em
di scovered'wi th ei ther of the nei ghbori ng
bui I di ngs? Whi ch obv'i ousl y 'i f there had
been research i nto Surfsi de before the
Mi ami Beach bui I d'i ng was bui I t, they
coul dn't have gone ahead, so
MR. BELUSH: I know
BOARD MEMBER G0RLIN: in a w?y,
thi s i s ki nd of a ch'i cken and egg ki nd of
thi ng.
l'lR. BELUSH: I rea'l 1y don't have
'i nf ormat'i on. I'm not a structural
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eng'i neer to comment on that. I do know
that the city does have the 40-year
recerti fi cati on process, whi ch has to
occur. It's supposed to occur four years
after the bu'i I di ng i s bui I t and then every
1 0 years.
And I know that the c'i ty has been
real'l y di I i gent goi ng through and l ooki ng
at al I the bui I di ngs that we have on the
beach, especi a1 1 y after what happened wi th
the Champl a'i n Towers ri ght now and maki ng
sure that those procedures and processes
are i n pl ace and are bei ng revi ewed.
I know the ci ty Bui I di ng Department
has put thbse resources i n to make sure
that those 40 -year i nspect'i ons and reports
are carri ed out.
B0ARD MEMBER G0RLIN: Wel I , that's
very that's a good i dea, but what 'i f
these bui I di ngs are 35 years or 25 years
ol d?
MR. BELUSH: I just
BOARD MEMBER GORLIN: I think, in the
end, it m'i ght be better to have the two
bu j I di ngs on e'i ther si de cert-i f i ed as saf e
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before th'i s goes ahead.
MR. BELUSH: That's somethi ng
BOARD MEMBER G0RLIN: I know i t's not
a DRB thi ng.
MR. BELUSH: That's ri ght. It's not
a f 'm sure there's go'i ng to be changes
made at the state I evel I'm sure after
what happened wi th Champl ai n Towers. I 'm
sure the state i s worki ng on that. And
maybe some requi rements are goi ng to come
i n pl ace at that ti me, but at thi s po'i nt,
our pl anni ng staf f i s not experts 'i n that
process, i n demol i ti on and stabi I i zati on.
And the DRB i s al so not experts i n revi ew
of structui'al anal ysi s of nei ghbori ng
bui I di ngs as a condi ti on of approval . So
I th'i nk that 'i s sort of rea11y out of the
purvi ew of thi s Board to revi ew at thi s
ti me.
And I thi nk that what you may want to
do i s, i f you want to have someone from
the Bu'i I d'i ng Department come and add ress
the Board, or i f you have any comments or
questions addressed to the Building
Department, we can forward them to the
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Bui I di ng Department and maybe have
somebody present to answer any quest'i ons
that the Board has , you know, regard'i ng
the implicat'i on of new construction and
the extent of requi rements that woul d
resul t f rom demol i t'i on and new
const ruct i on .
BOARD MEMBER NELS0N: And then
although do'i ng what we do, we approve the
desi gn and then i t moves forward and gets
a demo perm'i t. There's stjll people in
the ci ty that exami ne what's bei ng
presented before they i ssue the demo
permi t. It's not, I i ke, once we approve
i t, the defio permi t goes out.
l'lR. BELUSH: No, because the drawings
that are submi tted for you, these are j ust
desi gn devel opment drawi ngs. Everyth'i ng
has to be much more devel oped for
constructi on I evel bui 1 di ng permi ts and
subm'i tted to the ci ty f or revi ew. Those
are al I revi ewed by al I the di sci p-l i nes,
al I the departments, i ncl ud'i ng structural
eng i neers .
B0ARD MEMBER NELS0N: Thank you.
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I al so have oh, sorry, I had
another or was i t
CHAIRMAN B0DNAR: 0n that same topic,
i t appears to me that i t's the onus of the
owners of the adj acent buj I di ngs to
moni tor the j r own bu'i I di ng. The devel oper
should not have any impact in that at all
except maybe sharing information from the
owners of those two adj acent bui I di ngs,
and they shoul d h'i re thei r own engi neer,
do thei r own study of thei r bui I di ng, the
soundness of i t, mon'i tori ng i t and doi ng a
whole before-and-after construction
anal ysi s.
MR. BELUSH: That 's what I woul d
recommend.
CHAIRHAN BODNAR: That's who should
be do'i ng i t, and that's probabl y the
wi sest thi ng, i f these owners are
I i steni ng, to do.
MR. BELUSH: Yes, it's hard to
establ i sh i f somethi ng affected a
bui I d'i ng, i f there's not a basel'i ne to
start from.
CHAIRMAN BODNAR: Correct.
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MR. BELUSH: If I could just comment
on one more thi ng that was presented i n
terms of nei ghbors' concerns.
So there is no requ'i rement or
expected the expected mai ntenance of a
v'i ew corri dor of over pri vate property.
We do we do regul ate vi ew corri dors,
you know, through pub'l i c si tes or pub'l i c
street and mai ntenance of those pub'l i c
vi ew corri dors.
There's no requi rement, or anal ysi s
or expectati on that a pri vate property
owner i s goi ng to not have the'i r vi ew
i mpacted by deve'l opment on an ad j acent
si te
BOARD MEMBER NELSON: 0kay.
I al so had sort of a cl ari fi cati on
questi on about the desi gn of the entrance
to the bui I di ng. I 'm curi ous about thi s
this is a structure that has the
address on i t, and on'l y because i n two
di fferent sf i des, i t l ooks di fferent,
sl i de one versus sl'i de 27 . And I was j ust
wondering which one it is, if this is
rea11y going to affect the street side
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experi ence.
CHAIRMAN BODNAR: OMA, do you want to
comment?
ltlR. DENNIS: Yes. Sorry, we' re j ust
pu1'l i ng up the sl j des. Can you gi ve us
agai n the sl i de numbers you referenced?
BOARD I'IEMBER NELSON: The f irst sl i de
and then #27.
l,lR. DENNIS: Yeah , they' re correct .
The most up-to-date design is slide 27.
There's not thi s vari ati on i n materi al
that you see i n the k'i nd of earl i er s1i de,
so apol ogi ze for that i nconsi stency.
And there was a comment devoted
hav'i ng a cbvered pathway along that facade
to further kind of activate that entry
moment, so we'l I al so be p'l anni ng to
comply wl th that comment f rom staff as
wel l
MR. KASDIN: Thank you. Yeah,
there's a section a f ittle bit north of
us, i n Sunny Is1 es, where we have I ots of
large condos. And on the street side,
they're j ust 1 arge expanses of wa1 1 s, so I
was hopi ng that that coul d be avoi ded,
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especi a1 l y consi deri ng how busy thj s
street -i s. So I f eel , I i ke, that's
something that, you know, can work with
staff to refi ne. I mean, i t seems ri ght
now thi s i s al most two- story I don't
know how many feet hi gh thi s i s, but I
woul d say i t's si gni fi cant al ong the
si dewal k.
I al so I don't know i f my other
col I eagues woul d agree wj th me or not. I
love this concept, and I love, you know,
the i nversi on and the 'i nterpl ay of f orms
and masses. I'm a little I'm a little
sad that we can't see that i t's not the
f ront of the bui I di ng that i t's so obvi ous
to, but I'm 'l ooki ng f orward to wal ki ng up
and down the beach and at I east getti ng a
sense of, you know, this very thoughtful
design, but I feel , l'i ke, the front v'i ew,
the street s'i de view, the lower part is a
little bit awkward.
And I don't know i f anybody el se fel t
that, but that was j ust my i mpressi on,
that the transl ati on of thi s concept 'i nto,
you know, actual bi I 1 abl e form that's
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what f 'm tak'i ng away, that there's al most
too much of the recessed part, but I was
curious to know if that struck anybody
el se or
BOARD MEMBER GORLIN: Wel I , I have to
agree, because I thi nk general 1 y, I
thi nk i t's much better than most
specul ati ve devel oper bui I di ngs, but, on
the other hand, I know Oll1A and Rem
Kool haas has worked for the I ast 40 years,
and I thi nk i t wasn't very fortunate to
show al I the'i r great bu'i I di ngs at the
begi nni ng of the presentat'i on, i nc'l udi ng
the Faeno,
.
beoause I don't th'i nk thi s i s
one of thei r best bu'i I di ngs at al I . And
so I don't real 1 y know what happened here,
but as a ki nd of a hi gh end arch'i tecture
crit'i que of this building, OMA's work has
a'lways had k'i nd of a f reshness to i t , and
a critique. And, in fact, some critical
node 'i s always a very explicit part of how
the work i s presented. And, y€t, th'i s, to
il€, 'i s very b1and, and there's a certai n
at the same time relentless nature to
'i t that i s the oppos'i te of the way i t's
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presented.
The massi ng, the whol e 'i dea of these
i ndi vi dual bl ocks that are even presented
at the same scal e of the charmi ng houses
across on P'i ne Tree Dri ve, whi ch i s 'i n one
of the p1ans, and then these I'i ttl e bl ocks
that are put together jn d'i fferent colors
to d'i st'i ngu'i sh one f rom the other
completely, to ile, is then lost in the
renderi ngs.
In fact, not only that, but you show
a number of there's a detai I of a Mi ami
bui I di ng that al so has di agonal s that i n
whi ch each i s a di fferent col or, a bl ue
and cream, and then you have the
umbrel I as, and , you know, there's a k'i nd
of charming light quality to it and then
the renderi ng show th'i s rea11y very
monol i th'i c, w'i th a barel y di st'i ngui shabl e
white and light beige color between these
two bl ocks, between al I of these di agonal
bl ocks.
So I thi nk what you say you're doi ng,
and what is now designed, lou know,
presented i s not the same. And I'd I i ke
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to know I mean, f thi nk there shoul d be
more di sti ncti on between the i ndi vi dual
towers, as you cal I them, and not wrappi ng
them, so ty'i ng them together i n a manner
that makes i t more monol i th'i c and more
monumental.
CHAIRMAN BODNAR: I want to come back
to someth'i ng that Sarah ment'i oned about
the sign in the front or the number in the
front, but we're not approvi ng that at
th'i s tjme, are wB, Michael?
MR. BELUSH: No, I mean, they haven't
asked for any variance for the signs.
That's al I done at staff I evel i n
compl i ance wi th the code requi rements.
CHAIRMAN B0DNAR: Okay. Thank you.
BOARD MEMBER GORLIN: But I woul d
f i ke to ask the archi tect speci fi ca1 1 y
about the di fference between the
presentati on of the col ors between the
towers, and your at I east thi s pre'l i mi nary
presentati on of the col ors.
MR. LONG: Yes . Thank you . Thl s i s
Jason from OMA.
We've gone through a number of
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st ud i es worki ng toget her wi th Mast , Feal 'l y
tryi ng to bal ance, emphasi z'i ng the
di sti nct'i on between the di f ferent vol umes,
as you menti oned, wh'i ch we're showi ng, of
course, especi a1l y -i n the more conceptual
'i I I ustrati ons and then al so tryi ng to keep
the th'i ng read'i ng as a p'i ece and not be'i ng
too busy effecti ve1 y, and that's somethi ng
that we're cont'i nui ng to devel op.
B0ARD MEMBER G0RLIN: Yeah, I th'i nk
that real 1 y i s the maj or i ssue wi th the
design. I mean, I could see how you want
i t to read as a si ng1 e bui I di ng, but then
t he concept 'i s real 'l y somewhat 'i t ' s
di f f erent i.o* the way i t's bei ng p'l ayed
out at the end, so I woul d recommend that
you continue to look at that part of it.
B0ARD MEMBER NELSON: I'l I al so poi nt
out to yoU, you actual 1 y i ncl uded i n your
presentati on the Aman Hotel , whi ch I ooks
very from the street, the hotel - - the
bui I di ngs I ook very, very si mi I ar. You
know, something to think about. It's on
sl i de 10.
l'lR. DENNIS: Sl i de 1 0 .
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BOARD MEMBER NELSON: And I thi nk
'i t's goi ng up f urther south on Col 1i ns.
MR. L0NG: Thank you. That's rea11y
not our i ntent.
BOARD MEMBER C01'|AS: I bas j ca11y
agree wi th most everythi ng that has been
sa'i d about the bui I d'i ng.
I woul d I i ke to address the I andscape
arch'i tecture. Not that easy to
understand, but I d'i d wri te a f ew notes
that I woul d I i ke to be taken i nto
consi derati on.
There 'i s no tree protection or tree
protecti on deta'i I , one.
Two, there's no mi ti gati on, al though
there's not much to mitigate, but there is
no mi ti gati on. There 'i s a very conf usi ng
descri pt'i on of the I andscape, the desi gn
i ntent when i t comes to areas and the use
of p1 ants by percentages.
When I et's say i n the fi rst area,
whi ch i s ye1'l ow or ye11ow'i sh i n co1or, you
say 25% Philodendrons Burle Marx. Is that
25% of the area a'l together ori s that 5%
i n di fferent areas? It's real 1 y a very
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di ffi cul t concept to understand as far as
the desi gn i ntent.
There are issues of specifications
such as under trees. There's seagrape as
a tree, but it's 24 to 30 inches high.
And I bel i eve, 'l et me see, yes , 3 f eet
from center. That seems to me more the
use as a shrub than as a tree. In the
I et me see what sheet. Gi ve me a mi nute,
p1 ease.
MR. KASDIN: Can we respond?
BOARD MEMBER C0l'lAS : Okay . I n
sheet
MR. KASDIN: Mr . Cha'i r?
BOARD MEMBER COMASi -- LDOO4.
CHAIRMAN B0DNAR: Yes, please
res pond .
BOARD i'IEMBER C0MAS: Next to the
s i dewal k
MR. KASDIN: Mr. Chai r?
CHAIRMAN BODNAR: Are you finished?
Go ahead.
l'|R. KASDIN: Mr. Cha'i r.
CHAIRMAN B0DNAR: No, no.
BOARD MEMBER C0MAS: Next to the
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si dewal k, there j s someth'i ng cal I ed the
R.S., is that reo? Is the landscape
archi tect there?
MR. KASDIN: Yes, Hugh Johnson from
the I andscape team wi I I answer your
questi ons.
BOARD MEMBER C0MAS: Okay, I 'm ask-i ng
him,'i s R.S. reo or Iloses-in-the-cradle?
MR. JOHNS0N: Yes, I believe on the
pl an thl s i s Hugh Johnson. I'm the
I ocal I andscape archi tect of record. I
bel i eve I bel i eve that the p1 ans that
you're'l ooking at are a set of conceptua'l
pl ans that were 'i ni ti a1'l y submi tted f or
th'i s submt ttat . We've si nce gone back,
and re'i ssued and submi tted i nto the stead
more devel oped I andscape archi tectural
p'l ans .
MR. DENNIS: Found on page 111 of the
append i x .
MR. J0HNSON: And that can yes,
111 of the appendix. In doing so, I
worked very cl osel y wl th Enri que Nunez,
the I andscape rev'i ewer f or the C'i ty of
Mi ami Beach. We do have more deta'i I ed
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speci fi c I andscape p1 ans wi th quanti ti es
and requi rements as provi ded as
requ'i red to be provided by the code to the
Ci ty of Mi ami Beach.
And the extent of our meeti ngs wi th
Enri gu€, we have repl aced those ori gi nal
p1 ans wi th what the current p1 ans that are
wi th the staff, and Enri que has approved
everythi ng that we've put forth.
BOARD MEMBER COMAS: Do you recal I i f
the ground cover next to the sidewalk on
Collins is R.S. Moses-in-the-cradle?
],lR. JOHNSON: 0n the on the
yes, on the ori gi nal p1 ans, that j s
correct, and that was reo, but on the
current p1 ans
CHAIRMAN B0DNAR: Do we have the
current p1 ans, Mi chael , we, the Board?
MR. BELUSH: Yes, I think all the
p1 ans are onl i ne. f'm not sure whi ch
p1 ans
CHAIRMAN BODNAR: Well, the on'l y
I andscape p1 an i s the one from September
10th.
BOARD MEMBER HAG0PIAN: Yeah, there's
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an 18-page package that says landscape,
and that has much, much more of the
presentation, so if you want to look at
that. I don't know i f that's the set
you're 1 ooki ng ot, but
MR. DENNIS: Al so, olr the
presentation from today, oh page 111.
B0ARD MEMBER COMAS: Hy bi ggest i ssue
w'i th the reo bei ng used there i s that 'i t
'i s toxi c. It 'i s an area where chi I dren
and pets are go'i ng to be walking next to
i t, and a I eaf coul d end up i n thei r mouth
and I woul d I i ke that to be changed to
somethi ng el se.
MR. IOHff SOU: We agree.
BOARD MEMBER COMAS: If , 'i n fact, it
'i s reo.
MR. KASDIN: Repeat.
t,lR. J0HNS0N: It is it is, in
f act, reo. We agree wi th that cond'i ti on.
BOARD l,tEt'IBER COMAS: You understand
that it is tox'i c?
MR. JOHNSON: Yes , si r.
B0ARD MEMBER COMAS: Okay. I wi I l
take a I ook at the other p1 ans and see
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what d'id you do any mi ti gati on?
MR. J0HNS0N: Yes , mi ti gat'i on p1 ans
are i ncl uded, and have been revi ewed and
approved by the revi ewer.
BOARD MEMBER C0MAS: Okay. Thank
you.
MR. J0HNSON: Thank you.
BOARD MEMBER NELSON: Thanks.
f 've been si tti ng here th'i nki ng a I ot
about Al ex's comments, and I real 1 y I
agree in the presentation, you talked a
I of about the pl ayful ness, and that I
thi nk i t seems to be m'i ssi ng f rom what
we're seei ng.
And I rea'l 1y I agree that I woul d
I i ke to see more of a d'i sti ncti on between
these d'i f f erent sect'i ons. You know, that
seems to be a bi g part of your concept.
And I thjnk that's you know, that can
be a way to solve it to, you know, think
about th'i s pl ayf ul ness 'i dea i n terms qf
how you di st'i ngu'i sh one sect'i on f rom the
next.
CHAIRMAN BODNAR: Let me pose that
question to OMA. How are you going to
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change thi s massi ng to read better as per
Al ex's and Sarah's comments, and be more
descri pt'i ve j n the manner i n whi ch your
di agram show?
Jason f rom OMA. You know, €ls we develop
the design, we thought that the
di fferences i n geometry from the dj fferent
bal coni es, whi ch, of course, are al so
vi s'i bl e wi thi n the g'l ass guardrai I s
t hat
CHAIRMAN BODNAR: Sorry to interrupt.
Coul d OMA answer the questi on?
MR. L0NG: This is Jason from 0MA,
Jason Long.
CHAIRMAN B0DNAR: Okay. So what
woul d you change? I can see the ba1 cony
shapes and the ra'i l'i ngs are di f f erent, and
I can see maybe a sof f it 'i s pai nted a
di f f erent col or i n certai n p'l aces, but
what other changes coul d you make to
c1 ari fy the massi ng of the bundl ed vo1 ume,
for I ack of a better term?
MR. L0NG: Yeah, I think what we have
I ooked, ?s you noted before, co1 or, of
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course the shape of the bal coni es, wh-i ch
i s a1 ready sti I 1 present, whj ch i s sti I I
present and then i ssues wi th deta'i 1i ng
even in terms of the alignment of slabs,
such that we f urther d'i f f erenti ate and I
think we can look still at those different
el ements, al so wi th staff, to j ust ki nd of
f urther enhance the d'i f f erent shapes
between the d-i f f erent vol umes and i ncl ude
more of a ki nd of pl ayf u'l sense, wh'i ch we
do agree w1 th.
So we woul d real 1 y I i ke to work wi th
staff to make sure that that conceptual
c1 ari ty that we have i n some of the
i I I ustrati ons te1 egraphs through to the
fi nal resul ts.
CHAIRMAN BODNAR: So I don't know
about my other Board members, but I'm not
heari ng i t, any changes happen'i ng here.
We can wai t for another month or two and
see what changes we can have.
MR. LONG: I was suggesting that the
col or, both i n terms of the ki nd of wal l
pane'l s, kj nd of verti cal porti ons of
wal I s, and al so sof f i ts, wh'i ch i s
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someth'i ng that
you I ook up at
of a sense of
and then maybe
we've I ooked at, so that as
the bu-i lding, there's more
distinction between the two,
'i n the way that
vol umes comi ng
even a sense of the detai I
you see the different
together at the I evel of
the sl ab.
BOARD HEMBER HAGOPIAN: Wel I , I thi nk
we have to see what they come up wi th
next.
MR. KASDIN: We woul d Mr. Chai r,
we woul d respectful 1 y request that we be
able to work w'i th staf f on the further
detai'l i ng of thi s , the maj or themes i n
terms of the di sti nct'i on between the
vol umes i s set forth as desi gn. And we
can work wi th staff, as OMA has j ust
stated, to enhance those el ements.
CHAI RMAN BODNAR : We1 'l , i f OMA cou I d
come up wi th a good sol uti on, we'd I ove to
see i t.
MR. BELUSH: What the Board could do
i s i t sounds l'i ke that's the onl y I ast
i ssue here. What the Board coul d do, i f
they wanted to actual 1 y see that speci fj c
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change oF, you know, more contrast with
the col ors of verti cal vol umes or materi al
fi ni shes i s approve the proj ect, and have
the fi nal detai I s for those defi ni ng
vol umes, come back to the Board for the
fi nal revi ew and approval . I thi nk the
Board 'i s comf ortabl e wi th the
CHAIRMAN B0DNAR: I don't th'i nk it's
a staff I evel thi ng.
MR. BELUSH: No, Do, f 'm sayi ng that
that woul d be that e1 ement, that
d i f f erent i at-i on wi I I come back to the
Board for the DRB to revi ew and approve,
but the Board approvi ng the general
proj ect today, wi th those el ements
CHAIRMAN BODNAR: That's feel i ng a
I i ttl e backwards. It's ki nd of , l-i ke, 'i t
wl ll be overbaked by then. And maybe they
wi I I put much more effort i nto i t. We si t
here and Soy, oo, sorry doesn't sat'i sfy
our expectati on.
MR. BELUSH: So it sounds like it's
j ust a matter of these th'i ngs col or i s too
cl ose.
CHAIRMAN B0DNAR: It may end up to be
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a col or theme. It may be soffi t whi te
when they get done and tn'at goes away.
And the rai'l ing and the edge of the slab
i ssues aren't real 1 y percepti b1 e as much
as a d'i sti ngui shi ng f actor.
It may requi re that the actual
there has to be sol'i ds it will be the
j uncti on between one vol ume to the next.
It's not the edge of the sl ab you're goi ng
to read. You're goi ng to read the
i ntersectj on of that j uncti on, and that
j unct'i on may requ-i re sol i di ty or some
other telling sign that this is the Ieft
side of the box and that's the right side
of the next box, some other ways
creati vel y that the 'i ntersecti on can be
read cl earl y.
MR. BELUSH: Yes , I th'i nk i f the
Board i s thi nki ng about a stronger change,
then you may want to contjnue the project
and have them come back.
B0ARD MEMBER G0RLIN: Yeah, I thi nk
there's more i ncenti ve for them to come
back and make more s i gn i f i cant changes 'i f
i t's not approved and j ust wi th some mi nor
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changes; am I ri ght?
B0ARD MEMBER NELSON: It seems I i ke
what I'm heari ng my col I eagues say i s
maybe we should have a continuance.
BOARD MEMBER G0RLIN: Yeah.
BOARD MEMBER HAGOPIAN: f'm not a fan
of a cont'i nuance right now. You won't get
my vote for that.
B0ARD ['|EMBER GORLI N : I thi nk 'i t ' s
too 'i mportant of a proj ect . And , as you
said, you know, it's great that OMA is
do'i ng a bui I di ng, but I want to see thei r
best bu'i I di ng here. I don't want to see,
you know
MR. KASDIN: l,lr. Chair.
CHAI RMAN BODNAR: Yes .
MR. KASDIN: May I address?
CHAIRI'IAN BODNAR: I'm sorry?
MR. KASDIN: Yeah , 1 ook, I thi nk
Mi chael has set forth a good path forward
and al I ows thi s proj ect to conti nue to
move forward. Thi s el ement, or the
detai f i ng of i t wi I I come back to the
Board. They wi I I be under every bi t as
much compul s'i on to present to you what you
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want to see, if it is approved today, oF
'i f al I of it 'i s approached today, and
part of it is th-i s detaif ing comes back to
the Board or if it doesn't. I mean,
they're professi onal s. They've heard your
message. They wi I I work on 'i t.
And we woul d request some i ndul gence
to be abl e to go forward wi th the rest of
the proj ect and come back w1 th th'i s, thi s
el ement.
It's a time de'l ay. Candidly
speaki ng, you know, we' re enteri ng i nto a
part of ti me where we ''re enteri ng i nto the
se1'l i ng season f or these bui I d'i ngs. And
i f the bui'i d'i ng i s approved, and thi s one
el ement has to come back for further
revi ew by the Board, I thi nk we'd
accompf i sh what you want and as wel I what
the client wants and allow this project to
move forward.
CHAIRMAN BODNAR: Nei sen, we'l I
probably take a vote now.
l'lR. KASDIN: Yes, si r.
B0ARD MEMBER G0RLIN: I propose a
cont i nuance .
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BOARD ll1EMBER NELS0N: I second.
lllR. BELUSH: Motion made by Mr.
Gorl i n to conti nue. Seconded by Ms.
Gi I I er Nel son.
Thi s woul d have to be to the
December 17th meeti rg, unl ess, Nei sen, you
thi nk you coul d come up wi th substant'i al
renderi ngs and mod'i f i cati ons and submi t
them by Honday for the November 2nd
meet i ng .
t,lR. KASDIN: We will do if that is
the wi sh of the Board, that's what we wi I I
do. We certai n1 y woul d not want to go
beyond that ti me, beyond November.
MR. BELUSH : We' I I take the mot'i on
MR. KASDIN: We're hopi ng that
B0ARD MEMBER NELS0N: Can I - - you
know, I think what we're asking for js
somethi ng that demands a I of of thought
and time. And I don't know if, you know,
a week 'i f I could be frank. Every time
we've rushed these conti nuances, i t
doesn't seem to be done i n the way that,
you know, it rea11y makes a d'i fference. I
mean, I would recommend a longer time,
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gi vi ng them somet'i me to rea1l y th'i nk i t
through, because I thi nk these are some
very fundamental concerns to the desi gn,
and thi s 'i s an enormous structure.
And, I mean, 'i t would sit better with
me knowi ng that your cl i ent has spent a
1 onger amount of ti me rather than I ess
than a week worki ng through these
recommendat i ons .
MR. KASDIN: If I may
CHAIRMAN BODNAR: Thank you. We have
a moti on.
MR. KASDIN: They're committed to do
it.
CHAIRiIAN B0DNAR: Neisen, we have a
mot i on on the f I oor here we ' re vot'i ng on .
MR. BELUSH: So, MF. Gorl i n, does the
moti on i ncl ude cont-i nuance to the December
1 7th meeti ng?
BOARD MEI'IBER G0RLIN: Yes.
MR. BELUSH: 0k"y, that was seconded
by Ms. Gi I I er Nel son, I'l I do rol I cal I .
Mr. Shel don?
B0ARD ltlEI'IBER SHELDON: Yes.
MR. BELUSH: Mr. Hagopi an?
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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BOARD t'lE]'IBER HAG0PIAN: No.
MR. BELUSH: Mr. Gorl i n?
BOARD MEMBER GORLIN: Yes.
t'lR. BELUSH: l'lr . Di f f enderf er?
BOARD MEMBER DIFFENDERFER: Yes.
MR. BELUSH: Ms . Gi I I er Nel son?
B0ARD MEMBER NELSON: Yes.
],lR. BELUSH: Mr. Comas?
BOARD MEMBER COMAS: Yes.
MR. BELUSH: And Mr. Bodnar?
CHAIRMAN B0DNAR: Yes.
MR. BELUSH: Motion passes 6 to 1.
The appl i cati on i s conti nued to the
December 1 7th meeti ng.
CHAIRIIAN B0DNAR: Okay. Thank you .
(Thereupon, at 12:15 p.m., the
heari ng was conc'l uded) .
I'IIAMI -DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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CERTI FI CATE OF REPORTER
STATE OF FLORI DA)
c0uNTY 0F M IAM I - DADE )
I, Lorena Ramos, National Registered
Prof essi onal Reporter, do hereby cert'i f y that I
was authori zed to and did stenograph'i ca1 1y
report the proceedi ng of Ci ty of Mi ami Beach
Design Review Board's October 5, 2021 meeting
regarding Item 13, DRB21-0694; and that the
f orego'i ng transcri pt, pages 1 through 80 i s a
true record of my stenographic notes.
DATED th'i s 121231202f in the City of
Mi am'i , Mi ami - Dade County, Fl ori da.
bowa- r&.*npz-
LORENA RAMOS, COURT REPORTER
Regj stered Professi onal Reporter
MrAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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#27 tzt - 58:23, 59:10
2nd ltt - 78:9
70%trt - 29:15
70's trt - 33:21
75 trt - 27:23
Adrlan ru - 4:20
advantage t2l - 9:11,
12:18
adverselyftl - 24:18
advocacy tll - 26:17
affect 121 - 24:19,
58:25
affected tzt - 39:25,
57:22
affirm tq - 4:4, 32:16,
39:1 , 40:24, 43:12
agenda p1- 2:11 ,
2:12
ago yr1- 52:14
agree tlol - 37:25,
50:20, 60:1 0, 61 :6,
65:6, 69:15, 69:20,
70:11 , 7O:15, 72:11
agreed fl - 45:7
ahead p1 - 3:18,
17:19, 23:2,53:19,
55:1 ,66:22
air trl - 33:2A
Akerman t2l - 1:24,
4:12
Alefs 121 - 70:10, 71:2
Alexander 1t1 - 1 :1 6
alignment 111 - 72:4
allow lzl - 16'22,
77:19
allowed H - 24:1
allowing tll - 32:19
allows tzl - 13:4,
76:21
almost tal - 8:1 6,
8;23,9:9, 9:17, 21:4,
29:13, 60:5, 61:1
alongside 1zt - 18:21,
43:21
altogether trt - 65:24
Aman tr: - 64:20
amenities ttl - 16:24
amenity trt - 16:6
Amethysttgt - 5:15,
5:22,42:6
amount lrt - 79:7
analysls t6l - 25;23,
45:2,45:5, 55:1 5,
57:14, 58:11
Anamarie tel - 40:21 ,
40:23,41:6, 43:8
Andrew p1- 22:17,
22:19, 23:3, 27:2,
28:6
angle Ul - 48:22
answer H - 21:25,
47 13, 56:2, 67:5,
71:13
answens lrt - 26:15
anlruvay ttt - 23:6
apologize ttl - 59:13
appearlng t1l - 23:15
appendix tzl - 67:20,
67:22
appllcable ttt - 39:23
appllcant pt - 3:2,
4:13, 40:3, 40:10,
42:22, 44:22, 47:25,
51 :17 , 53:12
appticant's ttl - 1:23
applicatlon tlel - 2:2,
2:5, 2:10, 2:15, 2:19,
3:1, 3:10, 22:13,
36:18, 36:20 , 37:2,
37:10, 38: 1 , 38:14,
40:3, 40:4, 40:14,
50:16, 80:13
appreclate lzl - 49:10,
49:25
appreciative ttl -
50:21
approach ttl - 35:1 3
approached g - 77:2
approval m - 2:5,
26:7 , 37:4, 37:17 ,
40:4, 55:1 6, 74:6
approvals tzl - 38:7,
39:22
approve t12l - 2:20,
24:19, 27:24, 28:24,
33: 1 6, 37 :2, 37:11 ,
52:5, 56:9, 56:14,
74:3,74:13
approved 1el - 3:1 1 ,
68:8, 70:4,75:25,
77:1,77:15
approYing lst - 34:1 ,
63:1 0,74:14
Aprll 1t1- 27:18
archltecttq - 6:19,
48:16, 63:18, 67:3,
67:1 1
archltects tzl - 7:22,
48:17
archltectural 1t1 -
67:17
archltecture m - 4:17,
14:2,35:7,44:3,
50:1 2, 61:1 7, 65:9
archltectures 1t1 -
35:9
area ti4l - 8:6, 9:1,
18:10, 20:9, 20:21 ,
20:25, 21:11,21:14,
35:14, 50:1 0, 65:21 ,
65:24,69:10
aroas tsl - 1 0:17 ,
28:10, 38:1 2, 65:1 9,
65:25
arguments tzl - 40:1 5,
#27 ttt - 59:8 3 I
1
3lst - 8:20, 28:1, 66:6
3,000-square t1l -
33:7
3-D [r] - 20:20
30 trt - 66:5
30-foot ttl - 20:11
35 tri - 54:20
8 tzt - 28:22,29:4
80 lzt - 33:17 , 81:13
809 1t1- 22:20
8486 ttr - 38:23
1 tzt - 80:12,81:13
10 tst - 54:6, 64:24,
64:25
100 ft - 6:23, 13:'t0,
29:13,49:25
1Oth 121 - 2:11 , 68:24
111 tgt - 67:19, 67:22,
69:7
fi8A51ttt - 40:6
12 ttt - 25:1 6
142312021 lrl - 81:16
120 ttt - 49:25
12:15 ftt - 80:16
13 tnl - 1 :8, 15:19,
16:1 8, 81:12
l4-story1t1 - 2:8
140 1r1 - 29:6
14th 1t1 - 23:21
15 ttt - 36:21
1535 tzt - 23:10, 32:21
1sth trt - 30:10
1660-square [1] -
28:1 9
17-story ttl - 2:6
17th 1a1 - 78:6, 79:19,
80:1 4
18-page lll - 69:1
183 t1t - 16:1 1
9
9 lzt - 1:2,25:164
4tzl - 8:20, 41:12
4,000 tzl - 21:9, 21 :1 0
4-or-S-story 1t1 -
46:22
40ttt-61:10
40,000 ttl - 21:14
40-foot ttt - 15:8
4O-year p1- 54:2,
54:1 6
44ttt - 12.:25
tt4th lrt - 8:7
45lrt - 9:23
4S-degree til - 13:3
47791t1 - 41:6
A
a.m fi - 1:2
ability t1t - 21:23
able tal - 5:18, 5:20,
40:12, 43:1 , 45:19,
48:19, 73:13,77:8
accessing lrl - 49:22
accommodated ttl -
1612
accompllsh ttl -
77:18
accumulation 1t1 -
9:18
acres fi - 2:23
action trt - 38:4
activate ttt - 59:1 6
active tet - 36:23,
38:1 0
activities tll - 19:1 9
actual tzl - 60:25, 75:6
addition pt - 14:5,
31:11
additional tzt - 11:14,
47:8
address t6l - 5:18,
52:18, 55:22, 58:21,
65:8, 76:17
addressed 121 - 24:21,
55:24
adequate lzl - 15:1 1,
16:23
adequately ttl - 24:21
adhered ttl - 25:24
adherence ru - 26:12
adheres t1l - 6:24
adJacent tsl - 30:24,
39:1 4, 57:5, 57:9,
58:1 4
administration ttl -
26,,22
admitted ltt - 31 :1 5
adopts ttt - 40: 14
5
5 tzt - 1:2,81;11
S%ttt - 65:24
50%tqt - 20:1,20:16,
29:2,30:20
5333 t6l - 1 :9, 2:4,
23:13, 23:23, 27:21,
41 :13
5401 1s1 - 23:1 1 ,
27:17, 39:1 3
56 trt - 34:23
57th t\ - 42:8
2
2m - 23:10,23:22,
25:15, 27:16, 28:1 ,
29:6, 32:21
2,43 ttl - 2:23
20 ltt -11:15
20-unlt tll - 13:10
20O tsl - 6:25, 10:10,
24:24
200-foot tst - 2:7,
24:17,24:20
2019 1t1- 27:18
2021pt - 1:2,41:12,
81:11
2024Ut - 7:24
21-0694 1t1 - 2:3
238trt - 29:14
24ttl - 66:5
24th ttl - 41:11
25 tzl - 33:10, 54:20
25%tzt - 65:23, 65:24
6
6 lst - 23:10, 25:1 5,
80:1 2
60 tzt - 31:8, 33:17
63rd H - 41:11
68 trt - 16:1 1
7
7 trt - 25:15
70 ttt - 41:14
MIAMr-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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40:1 6
arrive fi - 15:2
aside U,t - 22:9
aspect Ul - 44:14
aspects tzl - 37:1,
44:10
assembled ttl - 4:25
assets ttt - 9:1
assoclated pl - 2:25,
19:19
assoclatlon tll -
38:13, 39:13, 39:15,
40:2
Association 1c1 - 39:9,
39:19, 41 :8, 45:17
association's 1r1 -
40:1 0
assume ttt - 48:16
attentlon t1l - 49:18
Attorney Vl - 1:21 ,
1:23
attorneyl3l - 22:24,
28:6, 28:1 5
Attorne/s ttt - 1:19
attractlve t1l - 28:16
August 1t1- 41:12
authorlzed 1t1 - 81:9
available ttl - 21:25
Avenue 116l - 1:9,2:4,
15:3, 15:10, 15:24,
18:1 8, 23:13, 23:24,
25:12, 27:17 , 27:22,
31 :5, 39:13, 41:7 ,
41:10,42:8
avoided trt - 59:25
aware n - 32:2
awkward ttl - 60:21
basic tfi - 9:22
basls ttt - 26:8
Beach t23l - 5:8, 7:6,
8:6, 1 4:2,26:25,
31:7 , 34:22, 34:23,
35:5, 35:7, 35:12,
35:21, 35:23, 35:24,
37:13, 42:16, 46:4,
48:2,53:1 8, 67:25,
68:4, 81 :1 0
BEACH trt - 1:1
beach t23l - 8:7, 8:10,
9:2, 10:4, 10:14,
10:1 8, 10:21 , 11:1 ,
12:5, 12:16, 14:5,
14:15, 16:3, 16:7 ,
18:13, 18:17 , 20:21 ,
28:10, 31:5, 31:14,
49:22, 54:10, 60:17
beautiful tst - 31:1,
49:22,50:14
beautifutly ttt - 49:13
bedrooms t3l - 13:13,
13:14
before-and-after t1l -
57:13
begin tzl - 3:14, 9:6
beginning 111 - 61:13
behlnd tzt - 44:7,
44:15
beige n - 62:20
below t1l - 15:20
Belush ttt - 51,.2
belush tzt - 3:17,
51:22
BELUSH tlrt - 2:1 ,
3:18, 22:16,27:4,
29:20,30:1, 32:10,
34:11, 36:9, 38:22,
40:20,43:9, 51 :1 1 ,
52:11, 52:24, 53;20,
53:24, 54:22,55:2,
55:5, 56:1 6, 57:1 5,
57:21, 58:1, 63:12,
68:1 9,73:22,74:1O,
74:22,75:18, 78:2,
78:15, 79:17 ,79:21,
79:25,80:2, 80:4,
80:6, 80:8, 80:1 0,
80:12
benefit ttt - 33:23
benefits tll - 24:15
beslde trl - 18:3
best t+l - 35:8, 38:15,
61:15, 76:13
better tol - 20:6,
54:24, 61:7 , 7 1:1 ,
71:23,79:5
between tlsl - 8:7,
19:22, 35: 1 0, 41:11 ,
62:20, 62:21 , 63:2,
63:19, 63:20, O4:3,
70:16, 72:9, 73:3,
73:15, 75:8
beyond :r1- 25:22,
42:9,78:14
blg tzt - 30:14,70:18
biggest frt - 69:8
billable ttl - 60:25
bit tst - 59:21, 60:21,
76:24
black Vl - 11:7
bland 1tl - 61:23
block ttt - 29:3
blocklng t1t - 31:8
blocks tl: - 62:3, 62:6,
62:21,62:22
blue g - 62:14
BOARD 1+s1 - 1:2,
47:21,47:24,50:19,
52:20,53:1 3, 53:21 ,
54:1 8, 54:23, 55:3,
56:8, 56:25, 58:16,
59:7, 61 :5, 63:1 7,
64:10, 64:18, 65:1,
65:5, 66:1 2, 66:1 5,
66:18, 66:25 , 67:7,
68:10, 68:25, 69:8,
69:16, 69:21 ,69:24,
70:5, 70:8, 73:8,
75:22, 76:2, 76:5,
76:6, 76:9, 77:24,
78:1 ,78:17 ,79:20,
79:24,80:1 , 80:3,
80:5, 80:7, 80:9
board n - 42:21
Board t3sl - 1:12,
2:14,2:18,22:1,
22:9, 22:11 , 22:19,
27:14,28:24, 37:5,
38:7, 42:10, 44:16,
45:23, 47:4, 47'.14,
47:20,48:1 8, 55: 1 8,
55:23, 56:3, 68:18,
72:18,73:22,73:24,
74:5,74:7 ,74:13,
74:14, 75:19, 76:24,
77:4,77:17 ,78:12
Board's ttt - 81:1 1
boardwalk trl - 19:2
Bodnartzl - 1:13,
80:1 0
BODNAR 1ss1 - 4:11,
14:20,14;25, 17:13,
17:17, 19:4,19:9,
21:2, 21:5, 21:16,
21:20, 22:3, 22:14,
22:22,23:2, 25:5,
25:9, 27:2,29:17,
32:7 ,34:9, 36:7,
38:21, 40:18, 43:7,
44:19, 47:17 , 47:23,
50:18, 57:3, 57:17 ,
57:25,59:2, 63:7,
63:1 6, 66:1 6, 66:21 ,
66:24, 68:17 , 68:22,
70:24, 71 12,71:'16,
72:17 ,73:19,74:8,
74:16,74:25, 76:16,
76:18,77:21 ,79:11,
79:15, 80:11, 80:15
bottom t1t - 10:23
bought 1r1 - 30:1 5
box tzl - 75:14,75:15
break t1l - 13:21
breaks trl - 10:2
breathtaking 1r1 -
33:5
brldge ttt - 40:13
brlef 1a1 - 5:3, 6:8,
48:5
briefly pt - 19:1 1 ,
44:25
bring tsl - 6:14,32:19,
41:23
bringing t31 - 44:2,
44:12,50:21
buffer t21 - 15:1 0,
15:25
bulld ttt - 50:3
bullding tsol - 2:8,
2:9,5:25, 6:20, 6:23,
8:1 3, 9:8, 9:1 3, 9:1 7,
1 0:1 , 1 0: 12, 10:1 5,
10:22,11:9, 11:16,
11:25, 12:3, 12:6,
12:15, 12:21, 12:25,
13:11,13:16, 13:22,
15:3, 15:1 4, 16:21,
19:16, 19:20 , 27:20,
29:5, 29:10, 29:16,
30:20, 31 :1 1 , 31 :1 3,
33:1 1 , 33: 16, 34:2,
34:24,35:3, 35:1 1,
36:2,36:5, 36:22,
37:22,38:9, 38:1 1,
42:12, 42:14, 46:7,
46:1 1, 46:18, 46:19,
47:11, 49:11, 49:12,
49:15, 49:16, 49:17 ,
50:4, 52:22,53:2,
53:5, 53:18, 54:5,
56:20, 57:6, 57:11,
57:23,58:19, 60:15,
61 :1 8, 62:1 3, 64:1 3,
65:7, 73:2,76:12,
76:13,77:15
Building tlot - 6:2,
45:22,51 :9, 51:13,
52:3, 52:7, 54:14,
55:22, 55:24,56:1
building's [1] - 25:19
buildings I21l - 7:11,
25:18, 35:5, 35:20,
35:25, 50:5, 50:7,
50:1 0, 53:9, 53:1 6,
54:9, 54:20,54;25,
55:16, 57:5, 57:9,
61 :8, 61 :1 2, 61 :1 5,
64:22,77:14
built 1s1- 47:11,
53:18, 54:5
bundled frl - 71:22
Burle 1r1 - 65:23
busy pt - 60:1, M:8
buttonwood ttl -
18.21
c
cabana trt - 31 :19
cabanas t2l - 18:12,
2O:25
callber n - 5O:22
callertal - 34:11, 36:9,
38:22,43:9
callers fl - 4A:21
callosal ttl - 31 :18
candidly tll - 77:11
cannot trt - 38:7
canopytll - 18:22
Gapital F) - 4:22,
36:22. 37:16, 43:22,
50:21
capturetll - 11:12
carefully ttt - 42:18
Carriage t21l - 5:14,
5:17 , 23:11, 23:20,
25:2, 25:13, 27:16,
28:4,30:1 1 , 39:9,
39:18, 41 :16, 42:5,
45:1 6, 45:25, 46:1 5,
46:16, 46:23 , 47;1,
47:2,47:10
carried n - 54:17
Cartin el - 34:12,
34:22
CARTIN lrt - 34:18
cARTIN ttl - 34:21
carvedr{l-10:11,
1O:14
case 1s1 - 46:3 , 52:25,
53:1 2
cast ttt - 31 :1 6
caveats tzl - 37:18,
37:21
celebratlon ttt - 25:1 8
center el - 18:6, 66:7
central ru - 7:12
B
backs ttl - 25:11
baclnrards ttl - 74:17
Bal 1r1 - 49:2
balance fi - 64:2
balanced trt - 26:19
balconies m - 14:8,
14:9, 14:10, 24:11 ,
27:22,71:9,72:1
balcony pl - 27:23,
7 1:17
barely ttt - 62:19
barrage 1t1 - 51:3
base 161 - 10:14,
13:16, 15:5, 24:15,
44:10, 4411
based tq - 26:20,
42:6,42:19
basellne pl - 53:4,
57:23
]'IIAMI -DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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certaln lzl - 61:23,
71:20
certainly ltt - 78:1 3
CERTIFICATETTT -
81:1
certified ttt - 54:25
certlfy ttl - 81 :8
Chalr Ir ll - 3:1 6, 4:9,
21:21,22:18, M:24,
47',22, 66:1 4, 66:20,
66:23, 73:11 , 76:15
Ghalrman t2l - 1:13,
22:8
CHAIRMAN rsq -
4:11, 14:20, 14:25,
17:13, 17:17, 19:4,
19:9, 21:2, 21;5,
21:16, 21:20, 22:3,
22:14, 22:22, 23;2,
25:5,25:9, 27:2,
29:17 , 32:7 ,34:9,
36:7, 38:21, 40:18,
43:7 , 44:19, 47:17,
47:23,50:18, 57:3,
57:17, 57:25, 59:2,
63:7, 63:1 6, 66: 1 6,
66:21 , 66:24,68:17,
68:22, 7O:24, 71:12,
71',16,72:17 ,73:19,
74:8, 74:16, 74:25,
76:16, 76:18,77:21,
79:11 ,79:15, 80:1 1 ,
80:1 5
chambers tll - 4:23
CHAMBERS trt - 1:1
Ghamplaln 1al - 51:9,
54:1 1, 55:8
change Vl - 71:1 ,
71:17,74:1,75:19
changed trt - 69:13
changes f4 - 26:22,
55:6, 71:21,72:19,
72:21 , 75:24, 76:1
changlng t1l - 51:8
characterlel- 18:11,
19:12
charactens 1t1 - 19:1
charrnlng t2l - 62:4,
62:17
checked ttl - 3:22
chicken fi - 53:22
children t1l - 69:10
Chrlstlna t1t - 4:22
clrculatlon 111 - 49:7
circumstances 1t1 -
52:14
clty p1- M:2, 44i6,
51:7, 54:2, 54:7,
54:14, 56:12, 56:21
CITYttt- 1:1
City tgl - 1 ',19, 1:21,
5:7 , 37:13, 67:24,
68:4, 81 :1 0, 81 :16
clSs ttl - 52:3
claim ttt - 37:11
clariflcation 1t1 -
58:1 7
clarlfy ttl - 71:22
clarity ttl - 72:14
clear 14 - 26:10, 29:8
clearly tzl - 38:5,
75:17
client l+l - 40:9, 40:13,
77:19,79:6
client's ttl - 24:5
clients lsl - 23:25,
24:7 , 24:16, 24:19,
27:1
close tgl - 43:1 , 47:18,
74:24
closely n - 67:23
clubhouse p1- 17:4,
31:11
coast ttt - 18:4
cochere tsl - 15:6,
1 5:9, 1 5:1 6
Coconut trl - 7:18
code tal - 25:1 6,
26:2A,63:15, 68:3
Gode 121- 24:18,
28:12
codes tzl - 26:10,
31:21
colleagues [2] -
60:10, 76:3
COLLECTIVELYttt -
4:7
Collins p4l - 1:9,2:4,
8:8, 10:13, 10:17 ,
11:24, 12:7, 15:2,
15:10, 15:23, 18:18,
23:12, 23:13, 23:24,
25:12, 27:17 , 27:22,
31:5, 39:13, 41:7,
41:10, 42:7 ,65:2,
6812
color tel - 13;20,
62:14, 62:20, 65:22,
71:20, 71:25, 72:23,
74:23,75:1
colorc p1- 62:7,
63:20, 63:22,74:2
COMAS t13l - 65:5,
66:12, 66:15, 66:18,
66:25, 67:7 ,68:10,
69:8, 69:16, 69:21 ,
69:24,70:5, 80:9
Comas [rl - 1:16
comas tt: - 80:8
comfort ttt - 6:6
comfortable fi - 74:7
comlng 1c1 - 35:21,
36:1, 51 :3, 73:6
comment tol - 5:4,
54:1, 58:1, 59:3,
59:14, 59:18
comments ;4 - 34:10,
45:1, 47:20, 48:21,
55:23, 70:1 0,71:2
COMMISSION ttt -
1:1
commltted ttl - 79:13
common I3l - 28:9,
38:1 1, 39:16
communities ttl -
M:13
communlty tgt -
41:21, 42:1, 44:10
comparable fi - 25:1
compars ttt - 35:16
comparison ttl -
1 1:15
compatibility 1t1 -
3A:24
competent tsl - 26:3,
40:7,45:3
complalnlng ttl - 46:1
complete tsl - 21:2,
21:17,47:5
completed p1 - 37:24,
38:2
completely Ft - 29:2,
46:9,50:19,62:9
completes tzl - 21:18,
21,.22
compliance 1a1 - 26:6,
45:9, 63:1 5
cornpliant 1tl - 46:9
complies ttl - 3:4
comply Ist - 30:23,
51:21, 59:18
components 1t1 -
11:12
cornpulsion ttl -
76:25
conceallng t1l - 1 5:1 9
concept fn - 3:8,
18:1,60:11,60:24,
64: 1 4, 66:1 , 70:1 I
conceptlon 1t1 - 43:23
conceptual tgl - 64:5,
67:13,72:13
concern ttt - 37:1 6
concerned lgl - 31:22,
51:4, 52:23
concerns tel - 5:19,
5:23, 32:19, 40:1 1 ,
41:18, 43:5, 52:18,
58:3, 79:3
concluded) ttt - 80:17
concludes [1] - 25:25
conclusion tsl - 6:9,
42:22,45:19
concluslons 1rl - 26:9
concrete p1 - 24:8,
34:6
condltlonlsl- 11:19,
12:2, 15:23,55:16,
69:20
condltloned ltl - 37:5
condltions tst - 3:1 1,
7:11, 37;18, 37:20,
45:8
condo pl - 5;22,
30:1 0, 30:1 5
condominium p1 -
32:20, 38:13, 39:12,
39:1 6
Condominium p1 -
23:11 , 39:9, 39:19,
45:1 6
condomlniums tI -
41:9
condos 121 - 33:1 8,
59:23
confident tgl - 5:1 8,
42:24, 45:1 8
configuration tsl -
8:14, 8:22, 10:2,
11:11, 11:13
confusing 1r1 - 65:17
consclous t1l - 35:20
consensus ttl - 42:24
conslder tll - 37:12
consideration Fl -
25:17, 30:14, 47;16,
65:12
consldering tr: - 60:1
conslstent trl - 45:6
constitutional trl -
38:1 7
construction Uq -
2:6, 6:1, 36:3, 44;12,
45:21, 52:22,53:6,
53:9, 56:4, 56:7,
56:20,57:13
constructlve tgl -
5:16, 23:17 , 45:15
contact ttt - 10:16
contemporary lll -
13:25
contextl3l - 14:2,
14:15,25:14
continuance [4] -
76:4,76:7 ,77:25,
79:1 I
contlnuances [1] -
78:22
continue pl - 6:5,
18:1 0, 42:15, 44:5,
4$17 , M:17,75:20,
76:21, 78:3
contlnued 1s1 - 2:13,
42:25,80:13
contlnuing tzl - 45:14,
64:9
contrary m - 39:22
contrast ttl - 74:1
controlling n - 24:25
conversations ttl -
42:25
correct 1e1 - 57:25,
59:9, 68:15
corrected ltl - 25:21
corridorV) - 44:2,
58:6
corrldors t3l - 30:25,
58:7, 58:10
cortesh ftt - 34:6
cost lrt - 32:24
Costa I14l - 5:25,8:13,
11:7 , 11:24,29:5,
297 , 29:10, 29:12,
29:13, 29:16, 30:1 1,
30: 1 8, 33: 11 , 36:22
countryttt - 7:16
Gounty ttt - 81 :17
COUNTYITt - 81:5
course tgl - 7:1 3,
21:24,38:4, 45:12,
49:5, 52:3, 64:5,
71:9, 72:1
COURT tll - 81:20
courts lzl - 37:6,
37:1 9
cover ttt - 68:1 1
covered lrt - 59:1 5
cradle tel - 67:8,
68:1 2
crafted ttt - 49:13
crano ltl - 34:5
cream ttt - 62:15
create fA - 12:19,
13:6, 14:10, 15:5,
15:25, 't9:1 9, 20:2
created t3l - 1 8:1 0,
18:14, 50:1 3
creates Fl - 9:14,
12:6, 18:17, 18:22
creatlng 16l - 1 0:1 ,
11:13, 16:5, 19:17,
47:8,48:7
creatlvely trl - 75:16
Greek 1s1 - 8:9, 9:4,
41:10
creek ttl - 9:20
criterla 101 - 25:1 5,
25:24,26:1, 26:6,
28:14, 45:6
critical ftt - 61:20
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
4I
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critique t2l - 61 :18,
61:20
Cuervo fi - 4:22
curb t3l - 16:16,
16:1 7 , 32:5
curious tsl - 51:6,
58:19, 61:3
curent m - 21:9,
26:23, 29:15, 33:10,
68:7, 68:1 6, 68:1 8
curved trt - 14:9
cut tzl - 1 6:1 6, 1 6:1 7
14:23, 15:1, 59:9,
64:25,67:19, 69:6
deny fl - 26:22
Departmentlrol - 6:3,
45:22, 51 :1 0, 51 :1 3,
52:3, 52:7, 54:14,
55:22,55:25, 56:1
departments trl -
56:23
depicted tzt - 28:21,
29:3
Deputy ttt - 1:21
describe I1l - 12:11
described ttl - 1 9:1 1
descriptlon ttt - 65:18
descriptlons ttl -
24'.22
descriptlve ttl - 71:3
Design pt - 25:15,
45:23, 81 :1 1
DES|GN ttl - 1:2
design t2sl - 2:5, 3:7,
4:14, 5:1 0, 7:5,
17:10, 25:19, 25:23,
27:24,28:14, 35:3,
35:6, 36:4, 37:3,
42:9, 42:12,44:3,
56: 1 0, 56: 1 8, 58:1 8,
59:10, 60:19, 64:12,
65:18, 66:2, 71:7 ,
73:16, 79:3
deslgned tst - 3:3,
24:6,28:6, 47:11,
48:7,62:24
detail [gt - 62:12,
65:1 4, 73:4
detalled ttt - 67:25
detailing t4l - 72:3,
73:14,76:23, 77:3
details t3l - 12:11,
50:24,74:4
determlned trt - 51:25
develop 1s1 - 8:2,
64:9,71:6
developed tsl - 7:4,
56:19,67:17
developer t6l - 24:14,
25:3, 25:10, 31 :15,
57:6, 61:8
develope/s lrl -
26:1 6
developenr B] -
26:15, 30:1 7
development tsl -
6:20, 13:9,40:11,
41:23, 43'.20, 43:24,
56:18, 58:14
developments trl -
42:7
devoted ftt - 59:14
diagona! 1t] - 62:21
diagonals 1r1 - 62:13
diagram ru - 71:4
diagrams t2l - 24:22,
28:8
dialogue t1t - 45:15
Dlana ttl - 8:2
Dickman t4l - 22:17,
22:20,28:6,45:2
DIGKMAN t+t - 22:18,
23:4,25:7,25:10
Dlffenderfer 121 - 1 :1 5,
80:4
DIFFENDERFER rtr -
80:5
difference t2l - 63:19,
78:24
differences ttl - 71:8
different ttA - 11:11,
19:1 , 58:22, 62:7 ,
62:14, 64:3, 64:15,
65:25, 70:17 ,71:8,
71:18,71:20,72:6,
72:8,72:9,73:5
differentiate fi - 72:5
differentiation 1r1 -
74:12
differently 1r1 - 51 :1 0
difficult 1rt - 66:1
diligent 1t1 - 54:8
direct lrt - 42:3
directlon ttl - 5:8
directlons t1l - 33:8
directly p1 - 13:1 ,
23:12, 25:16,27:20
disclpllnes tr: - 56:22
disclosures t1l -
22:12
discovered ttl - 53:1 5
discussing 1t1 - 53:1 1
discussions lrt - 5:1 7
diseases t1l - 20:3
dismayed trt - 30:16
dissimilarltl - 9:19
distlnction tst - 63:2,
64:3, 70:16, 73:3,
73:1 5
distinguish tzt - 62:8,
70:22
distlnguishable t1l -
62:1 9
distinguishing 1r1 -
75:5
district ttl - 35:22
diverse ttl - 20:6
diverclty 1t1- 20:2
dog tgt - 8:14,8:21,
11:13
dollars fl - 32:25
done tet - 32:6, 50:24,
53:8, 63:1 4,75:2,
78:23
Douglas t1l - 43:20
down t6l - 1 0:2, 10:13,
13:21, 16:19, 31 :14,
60:1 7
downtown trl - 9:4
draft trl - 26:8
drawings t2l - 56:16,
56:1 I
DRB tol - 2:3, 30:23,
32:5, 55:4, 55:14,
74:13
DRB21 -0694 121 - 1 :9,
81:12
dressed frt - 23:7
Drlve Vl - 41:11, 62:5
due Fl - 2:12, 26:11,
38:1 7
dune Isl - 18:3, 18:10,
19:13, 20:9, 20:21
during lrt - 33:15
dust 1r1 - 34:3
engaged trt - 41:15
englne er lq - 54:1 ,
57:1 0
engineens t1l - 56:24
England ttt - 3:24
enhance FI - 44:9,
M:14,72:8, 73:18
enhanced tzl - 5:1 1,
M:3
enjoy ftt - 33:22
enJoylng t2t - 33:3,
M:6
enJoyment 1t1 - 33:1 9
enormlty ttt - 32:6
enormous t2l - 31 :16,
79:4
Enrlque tsl - 67:23,
68:6, 68:8
enter tll - 16:15
enterlng t2l - 77:12,
77:13
entlre tsl - 8:10, 8:15,
21:25, 32:23, 32:25
entrance t4l - 16:20,
18:20, 20:10, 58:1 8
entry e) - 15:6, 59:16
envelope t1l - 10:10
environment ttl - 12:7
environmental 61 -
48:14
especially tsl - 42:2,
42:5, 5,4:10, 60:1,
64:5
Esq ru - 1:24
essential 1r1 - 40:5
essentiallyftt - 46:1
establlsh ttt - 57:22
evldence t3l - 26:4,
40:8, 45:4
evolving I1l - 14:5
examlnetll - 56:12
examples t1l - 49:20
exceeds tll - 29:12
except 1r1 - 57:8
excited tzl - 36:4,
41:25
exclusively fi - 32:24
Excuse Vl - 14'.20,
4O:17
executive t1l - 42:20
exhibit ttt - 28:23
exhlblts tst - 23:22,
24:5,28:2
existing fq - 2:8,
2:24, 5:25, 8:13,
11:16, 11:19, 13:11,
16:17,25:17,29:5,
49:15,49:16
exists 121 - 8:19, 11:7
expanses t1l - 59:24
D
D.L 111 - 36:10
Dabkowskl ttt - 4:20
DADE trt - 81:5
Dade ltt - 81:17
Dario frl - 36:17
date 121 - 2:1 3, 59:1 0
DATED t1t - 81:16
David tsl - 32:11,
32:12,34:9
de tzl - 4A:21, 41:6
DE 1zl - 41:2,41:5
dea! g - 45:20
dealt 1t1 - 6:3
Dear ru - 27:13
Death ttl - 31:6
Decemberlsl - 78:6,
79:18, 80: 14
declde tzt - 37:1,
37:1 9
definlng t1l - 74:4
degrees t1l - 9:23
delay lzt - 19:22,
77:11
delegate t1l - 26:21
dellberate 1r1 - 49:8
deliveries 1r1 - 34:7
demands t1l - 78:19
demo tsl - 56:1 1,
56:13,56:15
demolish lst - 36:23,
37:10,37:21
demolished trl - 2:9
demollshing 1t1 - 38:9
demolitiontrq-5:24,
42:13, 45:21, 51:5,
51 :1 2, 51:14, 51 :1 6,
51:20, 51:24,52:5,
52:15, 55:13, 56:6
demonstrated 1r1 -
46:10
Dennls tsl - 4:15,
6:12, 12:10
dENNIS trl - 59:4
DENNIS m - 12:9,
E
e+nails tl - 22:10
early trt - 33:21
easttsl - 9:3, 10:20,
1 8:4, 1 8:1 3, 20: 1 0,
28:2A,28:21, 33:5,
33:8
eastern lrl - 46:25
easy p) - 48:12,
48:18, 65:9
edge tzt - 75:3, 75:9
effect el - 20:18,26:2
effectlvelytrl - 64:8
effort trt - 74:1 9
efforts trt - 5:21
egg trt - 53:22
Eiffel Ul - 7:23
elther 1s1 - 50:8,
53:15, 54:25
element tsl - 33:1 3,
74:11,76:22,77:10,
77:16
elements tal - 39:1 6,
72:7 ,73:18,74:15
elevationt3l - 11:19,
14:19,24:15
ernphaslze trl - 6:4
emphasizing 111 -
64:2
end lst - 8:23 ,2319,
il:24,61 :17 , 64:16,
69:1 2,74:25
ending lrt - 38:23
ongage frl - 5:20
MIAMr-DADE C0UNTY CoURT REP0RTERS, INC. (305) 373-s600
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expoctation 121 -
58:12,74:21
expected pl - 58:5
expense tsl - 25:12,
32:3,33:1 1
experlence 1r1 - 59:1
experienced trl - 47:9
experiences ttl -
42:19
experts 121- 55:12,
55:1 4
explicit 1t1 - 61:21
exprossed pl - 6:10,
41:18
extend W - 31:12
extensive t1l - 45:15
extent tel - 39:25,
56:5, 68:5
exteriortll - 19:17
extoll t1l - 31:25
extra n - 42:11
extraordinarytrl -
52:14
extrude fi - 9:22
Ferreira trl - 41 :6
few lzl - 43:22, 65:10
Flle ttt - 2:3
fill ttt - 16:25
fills trt - 8:22
linal Ft - 21 :12,46:14,
72:16,744,74:6
finally tsJ - 21:7 ,
45:24,51:24
findings t1t - 26:6
finished trt - 66:21
finlshes t1l - 74:3
firm p7 - 7:3,22:20,
43:25,50:12
firmly Ul - 44:7
first tsl - 2:10, 22:16,
48:6, 59:7, 65:21
fits ftt - 14:1
five til - 14:24
flood ttl - 24:15
floor fA - 16:15,
23:19, 23:21, 30:10,
32:21 , 32:24, 79:16
Flores 1t1 - 4:16
FLORIDA rtt - 81:4
Florlda lsl - 19:23,
22:21, 81:17
flow ttt - 33:20
follow tgl - 40:4, 40:5,
42:16
followlng 111 - 23:16
Fontalnebleau trl -
46:5
foot ttt - 33:7
footage ltl - 30:21
footprinttrt - 11:6
forced trt - 38:18
foregoing I1l - 81:13
form fn - 9:23, 10:23,
11:2, 13:21 ,26:23,
28:25,60:25
forms frt - 60:12
forth lal - 40:6, 68:9,
73:16, 76:20
fortunate ttl - 61:1 1
Forum V) - 7:5,7:13
forward pl - 22:7,
53:8, 55:25, 56:10,
60:16, 76:20 ,76:22,
77:8,77:20
forwarded trl - 22:11
four t6l - 1 3:14, 14:25,
15:1 8,24:8,25:20,
54:4
four-and-a-half ttt -
15:1 8
frank g - 78:21
freeboard [rl - 24:16
freshness t1l - 61 :1 9
front tq - 37:9, 60:15,
60:1 9, 63:9, 63:1 0
frults [tl - 33:23
full Int - 10:9, 27:15,
45:9,50:14
full-tlme t1l - 27:15
fully g4 - 3:4, 1 5:1 9,
37:11 , 37:23, 38:2,
50:15
fundamental ttt - 79:3
fuse ltt - 9:23
future g - 24:11
grounds t1l - 7:24
group 1t1- 21:22
Grove tzl - 7:17,7:18
guardrails 1r1 - 71:10
guidelines n - 42:16
Gustafson t6l - 3:22,
4:18, 6:21,7:20,
17:8,35:1 1
hotel fi - 64:21
Hotel p1- 48:23,
64:20
hotels ttt - 41:9
hour lrt - 41 :13
House ?11- 5:14,
5:17 , 23:11 , 23:20,
25:2, 25:13, 27:16,
28:4,30:1 1 , 39:9,
39:19, 41 ;16, 42:5,
45:16, 45:25, 46:15,
46:1 6, 46:23 , 47:1 ,
47:2,47:10
house ftt - 34:23
houses frt - 62:4
hoverlng t1l - 34:5
huge 1t1 - 34:8
Hugh tst - 4:19, 67:4,
67:10
hugs 1r1 - 8:8
Hyde 1t1 - 8:3
H
HAGOPIAN tet -
47.,21, 47:24,68:25,
73:8, 76:6, 80:1
Hagopian pl - 1:14,
79'25
Hahn g - 29:21
HAHN tet - 30:3, 30:6,
30:9, 32:9
half tU - 1 5:1 8
hand Vl - 22:6, 61:9
handful frt - 45.24
Harbor n - 49:2
hard tzt - 33:23,57:21
harm ru - 20:4
heads ttl - 34:5
hear tcl - 3:17 , 5:13,
17:12, 35:1 8
heard 1s1 - 6:21,
32:22,45:12, 45:24,
77:5
hearing f4 - 38:1 ,
39:10, 39:17 , 40:16,
72:19, 76:3, 80:17
heat g - 20:17
height 1e1 - 6:24,
24:18, 25:1, 29:6,
29:14, 46:8
help trt - 52:1 I
hereby trl - 81:8
hi fn - 17:11, 27:13,
30:4, ?4:21, 43:11,
43:1 I
high t4l - 15:8, 60:6,
61 :1 7, 66:5
hlgher n - 24.24
highest ttt - 32:20
hire tr: - 57:1 0
hlstorlc ttl - 50:8
home 1zl - 33:6, 37:10
homes n - 24:11
homestead 1r; - 38:19
honest trt - 48:3
hope 1r1 - 44:1 6
hopefully 1r1 - 36:4
hoplng t3t - 33:22,
59:25, 78:1 6
horizon frl - 13:5
hospitable 1r1 - 19:18
G
gap 1r1 - 40:13
garage t1l - 16:20
garden Isl - 18:14,
1 8:1 5, 1 8:20, 1 9:1 3,
1 9:14
gardens t2l - 18:5,
19:12
general tzt - 40:1 ,
74:14
generally trt - 61 :6
generation ttt - 35:10
generous t3l - 15:5,
15:9, 15:25
genesis trt - 48:1 3
gentlytlt - 15:17
geometry t1l - 71:8
gestures t1l - 49:9
GIBBS tst - 39:4, 39:7,
39:1 2
Glbbs tzl - 39:5, 39:8
glller fi - 78:4
Glller t3t - 1 :15, 79:22,
80:6
glass fzl - 24:7 ,71:10
goal ttt - 33:1
GORLIN t14l - 53:13,
53:21, 54:18, 54:23,
55:3, 61:5, 63:17,
64:1 0,75:22. 76:5,
76:9, 77:24,79:20,
80:3
Gorlin l4l - 1:16, 78:3,
79:17,80:2
great t13l - 17:14,
32:24,33:1 1 , 35:3,
35:12, 35:13, 35:23,
36:3, M:5,49:3,
49:20,61 :1 2, 76:11
greater trt - 39:25
greatest trt - 8:25
greatly tzt - 5:1 0,
29:12
ground A - 16:21,
68:1 1
I
idea Isl - 54:19, 62:2,
70:21
illnesses t1l - 20:4
illustrate ttl - 28:8
illustrates ltl - 23:23
lllustratlons 121 - M:6,
72:15
imagine ftt - 12:3
lmaglned trt - 9:17
lmpact tol - 5:10,
28:9, 41:24, 47:6,
48:14,57:7
impacted lel - 27:20,
58:1 4
lmpactful 1r1 - 46:12
impacts ttl - 42:3
impair 1tl - 29:1
lmpalrment ttl - 46:2
impllcation tzl -
52:19, 56:4
lmplosion t3l - 52:12,
52:15, 52:19
irnportant [gl - 33:13,
33:1 4, 76:10
impression ttl - 60:23
impropertil - 38:15
improvements 1t1 -
44:1
inaudlbletzt - 16:14,
29:7
lncentive t1l - 75:23
inches ttt - 66:5
include lzl - 72:9,
79:1 8
included tzt - 64:19,
F
facade A - 13:18,
59:1 5
faces tzl - 28:19,
46:24
faclng lzt - 10:17,
16:6
fact g4 - 46:9 , 47:8,
49:1 1, 61 :20, 62:11,
69:16, 69:20
factor tzt - 31 :10, 75:5
Faena 1c1 - 7:5, 7:13,
35:22,61:14
falls ttt - 28:13
fairness t1l - 24:25
falls frt - 28:13
famous ltt - 46:3
fan ttl - 76:6
far 1t1 - 66:1
favor lzt - 43:3 , 44:17
feature 11l - 18:16
features t2l - 24:23,
28:16
feet tl sl - 6:25, 1 0:1 0,
11:15, 12:25, 15:18,
15:19,21:10,21:15,
24:24, 27:23,28:19,
29:6, 29:13,29:14,
31 :8, 33:1 0, 33:1 7,
60:6, 66:6
felt trt - 60:22
FERREIRA tzt - 41:2,
41:5
MIAMI-DADE CoUNTY CoURT REPoRTERS, rNC. (305) 373-5600
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6
70:3
includes p1- 2:16,
7:15
lncluding tsl - 3:9,
7:17,38:17, 56:23,
61 :13
lnconslstency 111 -
59:1 3
incorporated Irl -
24:4
increased 121 - 21:13,
35:1 3
lndian p1 - 8:9, 9:4,
41:10
lndlvldual tst - 12:17,
62:3, 63:2
lndulgence Ul - 77:7
lnfinlte ftl - 33:3
information tzl -
53:25, 57:8
lnherent ttl - 12:18
initials trt - 36:10
inspectlon ltl - 53:4
lnspections 111 -
54:16
install ltl - 53:1
lnstalled ttt - 53:11
instead t1l - 12:14
lntegratlng ttl - 17:3
lntends trt - 22:25
lntent tsl - 65:4,
65:19, 66:2
lntentlon tll - 37:15
interest tst - 39:15,
39:20, 39:24
lnterested tql - 23'$,
23:25, 25:4, 25:11
lnterlors lll - 19:16
lnternatlonal Vl - 7:2,
7:8
lnternatlonally 1r1 -
7:21
lnterplay tll - 60:12
lnterrupt t+l - 14:21,
19:4, 25:5, 71:12
lntersection p] -
75:11,75:16
lntroduce t2l - 17:7,
17:9
introduced t1l - 18:25
lntroducing 1t1 -
13:19
introductory 1r1 - 5:4
inversion t1l - 60:12
investment trl - 33:24
lnwards fil - 20:21
Island ftl - 20:18
lsles m - 59:22
isolation t1l - 25:1 9
issue tsl - 39:14,
56:13, 64:1 1, 69:8,
73:24
lssuesfrl - 6:6,36:1,
45:11,45:20,66:3,
72:3,75:4
Item tl - 81:12
ITEM trt - 1:8
Item ttl - 2:3
Items trl - 6:2
itself 1s1 - 5:5, 11:1 ,
31 :12, 46:4, 47:3,
47:11
79:1 3
keep lst - 35:25, 48:4,
64:6
kind Vzl - 9:9, 10:15,
12:15, 14:4, 14:15,
15:3, 16:6, 16:22,
16:24, 48:22, 53:22,
59:12, 59:16, 61:17,
61:19, 62:16,72:7,
72:10,72:23,72:24,
74:17
knowlng t1l - 79:6
known fi - 7:21
Koolhaas t1] - 61 :10
less FI - 21 :10,25:7,
35:2, 49:23,79:7
letter fi - 24:2
letters trl - 51:3
level t13l - 15:17 ,
1 5:1 9, 1 5:20, 1 6:9,
16:10, 16:14,16:18,
20:11, 55:7, 56:20,
63:1 4,73:6,74:9
library fi - 7:12
llfe tgl - 32:25,33:14,
33:24
lifestyle trt - 44:15
llght I31 - 16:22,
62:17,62:20
llghts trl - 24:8
llmlt tst - 6:24,24:18,
24:21
line 1e1 - 3:14,29:8
llnear trt - 19:3
llnes trt - 30:25
llnk Vt - 18:17 , 19:16
listed frt - 3:11
listening 1lt - 57:20
llterally 1t1- 23:20
litigation I4t - 36:24,
37:23, 38:2, 38:1 0
live 1e1 - 12:21, 19:20
livlng Fl - 33:2, 44:4,
51 :8
load ttl - 49:24
lobby tzt - 15:1 8,
2O:11
local 121 - 6:1 9, 67: 1 1
located tzl - 22:20,
27:'19
location p1- 27:25,
36:20
loglcal g - 18:2
London fi - 3:24
LONG ;4 - 6:13,
63:23, 65:3, 71:5,
71:14,71:24,72:22
look tlol - 18:1 2, 32:5,
35:24,64:17 , 64'22,
69:3, 69:25, 72:6,
73:2,76:19
looked t4t - 13:19,
42:18, 71:25, 73:1
looking tlol - 9:12,
10:7 , 11:24, 13:1 ,
20:21 , 20:24,54:8,
60:16, 67:13, 69:5
looks tat - 31:1, 31:5,
58:22,64:20
looms trl - 31:4
IORENA 1r1 - 81:20
Lorena trt - 81:7
lost 111 - 62:9
love tol - 48:2, 49:8,
49:23,60:1 1 ,73:20
Iowlr: - 5:10
lower Vl - 49:17,
60:20
M
magnltude ttt - 50:12
malls 1r1- 22:10
main pl - 15:18, 16:15
maintenance [2] -
58:5, 58:9
major pt - 64:11,
73:14
majoritytrt - 18:7
mandates t1l - 30:23
manner 121 - 63:4,
71:3
Manrique t3l - 34:12,
34:21, 36:8
rnarked 1t] - 28:1
market ttt - 43:20
Marx ttt - 65:23
mass ttt - 10:3
masses lrt - 60:13
massing lal - 29:12,
30:23, 48:1 5, 49:9,
50:25, 62:2,71 1 ,
71:22
massive t1l - 28:25
Mast Fl - 4:22,36:22,
37:16, 43:21, 50:21,
64:1
material lzt - 59:1 1 ,
74:2
materlallff ttt - 49:1 0
materlals 1r1 - 3:9
matter tll - 37:6,
37:20, 39:24,74:23
maxlmum pl - 9:11,
52:9
MBNA tzt - 41:14,
41:17
MBNAs 1r1 - 41:19
mean fA - 60:4, 63:1,
63:1 2, 64:12,77:4,
78:25,79:5
means fst - 5:24 ,20:2,
33:18, 51 :23, 52;8
measure t1l - 53:3
measurement lrl -
24:17
measuring 1r1 - 24:20
mechanlcal tsl - 2:16,
16:13,36:19
meeting pl - 2:20,
41:14, 47:1 9, 78:6,
78:10, 79:1 9, 80:14,
81:11
J
Jacky ttt - 31:20
Jacquellne pl - 27:4,
27:6, 27:14, 29:17
Jason t11l - 1:14,
4:'15, 6:1 1 , 6:17 ,
13:4, 14:17 , 50:20,
63:24, 71:6, 71:14,
71:15
Jay tat - 43:10, 43:11,
43:19, 44:19
Jim ttt - 1:13
job 111 - 49:3
JOHNSON rar - 67:9,
67:21, 68: 1 3, 69:1 5,
69:19, 69:23 ,7Q:2,
707
Johnson t3) - 4:19,
67:4,67:10
junction Fl - 75:8,
75:11,75:12
L
lack fl -71:23
landed ltt - 31:7
landscape E3l - 4:17,
7:22, 1 5:9, 1 5:1 6,
15:25, 17:9, 18:1 ,
18:3, 18:14, 19:18,
20:3,20:10, 35:14,
65:8, 65:18,67:2,
67:5, 67:11, 67:17,
67:24,68:1 , 68:23,
69:1
landscaping tzt -
16:23, 48:15
large 101 - 9:9, 28:18,
28:19, 40:1 , 59:23,
59:24
largely ltt - 46:1 9
larger tal - 30:1 8,
30:20, 46:17
last I12l - 2:11 , 2:16,
3:2,21:8,23:22,
24:3,36:19, 36:25,
43:9, 43:22,61 :10,
73:23
law Vl - 22:20, 40:6
lay 121 - 24:1 , 48:19
layoutlz; - 3:8, 18:9
LD004 1t1 - 66:15
leaf lrt - 69:12
learned ttt - 30:1 6
least pl - 28:25,29:2,
38:5, 46:12,60:17,
63:21
leave ttt - 24:6
led trt - 4:15
left trt - 75:13
leg 101 - 8:1 4, 8:21,
11:13
legal tr: - 37:1
legally ttl - 24:1
legitimate ttt - 39:20
length ttl - 2:12
K
Kallergis trl - 1:20
KALLERGIS t24l -
3:25,4:8, 17:20,
17:25, 22:8, 22:15,
22:24, 27:6, 27:11 ,
29;22,30:4, 30:7,
32:12, 32:17 , 34:13,
M:19, 36:11, 38:24,
39:6, 39:1 1, 40:23,
41:3, 43:11 , 43:16
Kasdin Ft - 1:24,
3:13, 3:19, 3:25,
4:12,31 :25
KASDIN I23l - 3:16,
3:19, 4:9, 4:12,
21:21, M:24, 51:22,
59:20, 66:11, 66:14,
66:20, 66:23, 67 4,
69:18, 73:11 , 76:15,
76:17 ,76:19,77:23,
78:11,78:16, 79:10,
MIAilI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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meetlngs t2l - 23:18,
68:5
MELO tzl - 41:2, 41:5
Melo pl - 40:22, 41:6
MEMBER 1lat - 47:21,
47:24,50:19, 52:20,
53:13, 53:21, 54:18,
54:23,55:3, 56:8,
56:25, 58:16, 59:7,
61 :5, 63:17, 64:10,
64:1 8, 65:1 , 65:5,
66:12, 66:15, 66:18,
66:25, 67:7 , 68:1 0,
68:25, 69:8, 69:16,
69:21 , 69:24,70:5,
70:8, 73:8, 75:22,
76:2,76:5, 76:6,
76:9, 77:24,78:1,
78:17 ,79:20,79:24,
80:1, 80:3, 80:5,
80:7, 80:9
members tal - 4:1,
22:11 , 41: 1 6, 4 1:17 ,
41:20, 42:4, 43:4,
72:18
Members t4l - 1:12,
22:1 , 22:19, 27:14
membership ttt -
41:14
memorable ttt - 14:5
memorial 1t1 - 8:3
mentloned tol - 13:4,
14:17 , 31:20, 37:4,
63:8, 64:4
message t1l - 77:6
method tzt - 24:20,
52:15
methodlcal ttl - 52:17
methodology 1r1 -
51:14
methods Ft - 5:24,
51:23,52:8
MIAMI tzt - 1:1, 81:5
Miami t32t - 4:14,
4:19, 5:1, 5:8 ,7:5,
7:13, 7:18, 8:6, 9:4,
14;2, 26:25, 31:7 ,
34:22, 34:23,35:5,
35:7, 35:12,35:21,
35:23, 35:24,37:13,
42:16, 46:3, 46:4,
48:2,53:1 8, 62:12,
67:25, 68:4, 81 :10,
81:17
MIAMI-DADE trt -
81:5
Mlami-Dade trl -
81:17
Mlchael tgt - 3:20,
4:16, 4:21, 23:8,
51:2, 53:13, 63:1 1 ,
68:1 8,76:20
MidBeach 121 - 41:8,
42:7
middlet2t - 11:10,
12:4
mlght tgt - 36:18,
37:16,54:24
milllons fi - 32:25
minlmal trt - 16:22
rnlnor H - 75:25
mlnute Fl - 19:7,
25:6, 25:8,66:9
mlnutes tel - 14:23,
14:24,23:3, 23:5,
27:12, 30:8, 34:20,
41:4,43:17
misslng ttt - 70:13
mitigate t1l - 65:16
mitlgatlon tqt - 65:15,
65:17,70:1 ,70:2
mixture ttt - 14:9
modern ttt - 35:6
modifications ttl -
78:8
rnoment [gt - 15:9,
17:4,59:17
momentum trl - 44:6
Monday t1l - 78:9
money ltl - 49:4
monltor tll - 57:6
monltoring Ul - 57:12
monoculture ttl -
20:5
monollthlc 121 - 62:19,
63:5
monstroslty ftt - 31:3
monstrous I2l -
33:16, 34:1
month tsl - 2:11 , 2:16,
72:20
months ltl - 3:3
monurnental ltt - 63:6
moreover t2l - 31 :1 0,
33:6
mornlng m - 12:9,
22:18, 34:13, 36:1 1 ,
38:24,39:7, 41:5
Moses 121 - 67:8,
68:1 2
Moses-in-the+radle
tzl - 67:8,68:12
most fn - 9:14,28'.16,
46:2, 47:9,59:10,
61:7 ,65:6
motlon Fl - 78:2,
78:15, 79:12,79:16,
79:18, 80:1 2
mouth ttt - 69:12
movet3l-14:11,
76:22,77:20
movoment ttl - 53:3
moves FI - 5:7, 15:17,
56:1 0
movie ttt - 31:6
moving I1l - 19:12
MR ttogl - 2:1, 3:16,
3:18, 3:19, 3:25, 4:8,
4:9, 4:12, 6:13, 1 2:9,
14:23, 15:1 , 17:11 ,
17:14, 17:19, 17:20,
17:24, 17:25, 18:1 ,
19:7 , 19:1 0, 21:4,
21:7 ,21:18, 21:21,
22:8, 22:15, 22:16,
22:18, 22:24, 23:4,
25:7 , 25:10, 27:4,
27:6,27:11 , 29:20,
29:22,30:1, 30:3,
30:4, 30:6, 30:7,
30:9, 32:9, 32:10,
32:12, 32:16, 32:17 ,
32:18, 34:11,34:13,
34:18, 34: 19, 34:21 ,
36:9, 36:1 1 , 36:1 6,
38:22, 38:24,39:4,
39:6, 39:7, 39:11,
39:1 2, 40:20, 40:23,
41 :3, 43:9, 43:11,
43:15, 43:16, 43:18,
44:24,51:1 1, 51:22,
52:11, 52:24, 53:20,
53:24, 54:22,55:2,
55:5, 56:1 6, 57:1 5,
57:21, 58:1, 59:4,
59:9, 59:20, 63:12,
63:23, 64:25,65:3,
66:11,66:14,66:20,
66:23, 67:4,67:9,
67:19, 67:21, 68:13,
68:1 9, 69:6, 69:1 5,
69:1 8, 69:1 9, 69:23,
70:2,70:7,71:5,
71:14,71:24, 72:22,
73:11 ,73:22,74:10,
74:22, 75:18, 76:1 5,
76:17 ,76:19,77:23,
78:2, 78:11 , 78:15,
78:16, 79:1 0, 79:1 3,
79:17 ,79:21 ,79:25,
80:2, 80:4, 80:6,
80:8, 80:10, 80:12
MS tat - 27:10,27:13,
41:2,41:5
rnultlfamily 1t1- 2:7,
2:9,9:7
must tsl - 19:22,
25:21 , 25:24, 26:5,
26:18
muted 1t1 - 30:1
N 11:22, 12:1, 12:8,
12:13, 12:17, 12:23,
13:2, 13:8, 13:12,
13:17,13:18, 13:23,
1 3:25, 14:3, 14:7 ,
14:13, 14:16, 1 5:1 ,
15:7 , 15:13, 15:21,
16:2, 16:8, 17:1,
17 :6 , 17 :15, 1 8: 8,
18:24, 19:1 0, 19:21,
20:7 , 20:13, 20:19,
20:23, 21:1 , 21:12,
27:1 , 27:3,29:19,
32:10,34:11,36:9,
38:22, 40:21, 66:18,
66:25, 68:11, 69:11,
70:23,73:10, 75:8,
75:15
nice ltt - 30:13
Nlcholas t1l - 1:20
Nlck ttl - 22:22
node lrt - 61:21
nolse trl - 34:3
non ttl - 48:17
non-?rchitects 1t1 -
48:17
noncompliance t1l -
31:20
none g - 22:14
normal n - 37:12
north t11l - 5:14, 8:8,
12:22, 13:7 , 16:20,
18:15, 19:13,23:13,
30:1 1, 46:24, 59:21
note 121 - 5:12, 5:23
noted A - 2:21,71:25
notes 1gl - 48:4,
65:10, 81:14
nothlng 1lol - 4:6,
17:23, 27:9, 29:24,
32:14,34:16, 36:15,
39:3, 41:1, 43:14
notlce 1r1 - 39:17
noticed n - 49:21
notified ttt - 51:15
notwithstanding t1l -
5:21
Novembertzl - 78:9,
78:14
number m - 8:18,
28:14, 38:23, 45:13,
62:12, 63:9, 63:25
numbers trt - 59:6
Nunez lr: - 67:23
name Isl - 6:17,27:14,
34:21, 36:12, 36:1 6,
38:25, 39:7, 43:18
Naples n - 22:21
narrower tll - 49:12
Natlonal trl - 81:7
natlve H - 18:7,20:1
nature tll - 61:24
near ftt - 28:1 0
nearby Ul - 25:17
need Fl - 19:5,22:22,
37:1 8
nelghbor t2l - 6:5,
47:7
neighborhood 1q -
25:3,25:14, 36:5,
39:21 ,44:4
Nelghborhood 1t1 -
41:8
neighborlng 101 -
39:18, 52:9, 53:2,
53:5, 53:1 5, 55:1 5
neighbors [101 - 5:13,
9:12, 12:22, 13:7,
31:4, 45:13, 46:12,
51:15, 52'2,53:7
nelghbors'trt - 58:3
Neil p) - 3:21, 4:17 ,
17:8,21:16
Nelsen p) - 1:24,
4:12,6:13, 23:18,
47:17 , 51:19,77:21,
78:6, 79:1 5
neisen trt - 3:19
Nelson 1s1 - 78:4,
79:22,80:6
NELSON 1ra1 - 50:19,
52:20,56:8, 56:25,
58:1 6, 59:7, 64:1 8,
65:1, 70:8, 76:2,
78:1,78:17 , 80:7
Nesontrl-1:15
neutrallzing 1r1 -
33:1 8
New trl - 7:3
new t13l - 2:6, 6:1,
23:21, 24:15, 30:12,
31 :1 5, 35:4, 35:20,
35:24, 41:23,50:9,
56:4, 56:6
next tall - 2:1, 2:3,
6:22,7:1 ,7:7 ,7:14,
7:19,8:1, 8:4, 8:11,
8:17 , 8:24, 9:5, 9:1 6,
9:21, 9:25, 10:5,
1 0:8, 1 0:1 0, 1 0:1 9,
10:24, 11:4, 11:17,
o
obJect ttt - 36:17
objections t1l - 5:1 3
MIAl.lI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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objective t1l - 26:1 9
obJects ttl - 40:2
obserylng trl - 16:4
obstructing 1r1 -
33:20
obvlous I1l - 60:15
obviously tzl , 18:19,
53:1 6
occuples I1l - 8:1 5
occupytrl - 10:9
occur el - 54:4
ocean ;4 - 9:3, 16:3,
17:3, 20:24, 24:13,
28:20,49:5
oceanfront W - 2:22,
20:1 5
October 121- 1:2,
81:11
ODP tA - 4:16, 6:19
OF t+t - 1:1, 81 :1 ,
81:4,81 :5
offerlrl - 32:1
office 121- 7:2,7:4
Office 1t1 - 1:19
old 1s1 - 35:25, 50:7,
54:21
Ofymplcs t1l - 7:24
OMAIIBI - 4:16, 6:12,
6:18, 12:10, 35:8,
35:22,46:10, 48:6,
59:2, 61:9, 63:24,
70:25,71:6,71:13,
71:14,73:17 ,73:19,
7 6:11
OMA's ttt - 61:18
omits ttt - 30:19
once lzl - 44:9, 56:14
one p4l - 8:25, 15:2A,
16:9, 18:22,28:16,
35:4, 35:8, 36:21,
40:21, 44:20, 46:14,
51:25, 52:13, 58:2,
58:23, 58:24, 61 :1 5,
62:5,62:8, 65:14,
68:23, 70:22,75:8,
77:15
ongoing tll - 5:16
onllne pt - 4:18,
22:17,68,20
onus n - 57:4
open H - 13:4,22:4
opening t2l - 10:16,
38:8
opennoss t1l - 9:14
opens n - 124
oplnlon 1ri.1- 28:11
opportunity tzl - 6:8,
44:8
oppose Ul - 28:4
opposes t1l - 40:14
opposite ttl - 61:25
opposltlon tgl - 6:10,
21:24, 40: 1 6
order [tl - 26:8
organlzed tzl - 12:16,
12:25
orient lgl - 9:1 0, 10:3,
49:4
orientation pl -
11:1 1, 12:15
original tzl - 68:6,
68:1 4
Orlandotrt-1:16
outdoor tll - 16:24
outline el - 11 :18,
11:20
outlinedftt - 11:8
overall ttt - 11:6
overbaked Ul - 74:18
overlaldtll- 11:20
overlaytzl - 11:5,
20:15
overlays t1l - 16:5
oversee n - 52:4
own 112l - 26:16,
26:17, 30:9, 36:21 ,
37:10, 37:11,37:14,
47:3,52:6, 57:6,
57:10, 57:11
owner p1- 27:15,
39:18,58:13
owners tel - 23:9,
28:3, 38:16, 57:5,
57:9, 57:19
olvnership 1s1 - 4:20,
38:1 1, 39:15
oYvns trt - 50:2
2:25, 15:20, 16:10,
16:11,16:13, 16:14,
16:19, 36:20,46:21
part tst - 3:23, 60:20,
61:2, 61:21 , 64:17,
70:18,77:3,77:13
participants trl -
41:15
partles tsl - 23:6,
23:25,40:12
partner 1t1 - 6:1 8
pass ttl - 52:7
passes trt - 80:12
passlng t1l - 15:12
past tzl - 9:12, 31:12
path ttt - 76:20
pathwaytll - 59:15
Patrlck trl - 40:1 8
Patrizio 1t1- 4:21
paves tll - 19:15
pavlng 1t1 - 19:1
peace ttl - 33:3
pedestrlans 1t1 -
15:1 1
penthouse y4 - 23:10,
27:16, 27:25, 28:17 ,
29:6, 32:21
people Ft - 12:20,
19:20,36:21 , 50:6,
56:1 1
per t1) - 71 1
percentages tll -
65:20
porceptlble 1t1 - 75:4
perrneable ttl - 20:17
permlt tnl - 52:1 ,
56:1 1, 56:14, 56:1 5
permlts 1zl - 38:8,
56:20
perpendicular 121 -
12:16, 1 3:1
person p1- 24:1,
48:1 9
pets ttt - 69:11
Philodendrons 1r1 -
65:23
phone trt - 38:23
phonetic tzl - 34:6,
36:1 7
photographs 1t1 -
28:7
photos tzt - 28:22,
29:4
piece lrt - 64:7
Pine ttl - 62:5
place tzt - 54:13,
55:1 1
placed Vl - 2:10,
18:20
places n - 71:20
placingltl-11:9
plan tsl - 3:8, 14:18,
30:1 7 , 67:1 0, 68:23
planned ttt - 30:12
plannerc pl - 26:2,
26:13, 26:14,26:18
planning t3l - 43:23,
55:1 2, 59:17
Plannlng Fl - 2:14,
2:18
plans tlsl - 37:22,
62:6, 67:12,67:14,
67:18, 68:1 , 68:7,
68:14, 68:16, 68:18,
68:20, 68:21, 69:25,
70:2
planted g - 21:14
plantlng Et - 18:11,
21:10
plants 1a1 - 18:7,
19:25, 20:4,65:20
played ftt - 64:15
playful tzt - 14:15,
72:10
playfulness t2l -
70:12,70:21
pleased ttt - 50:1 1
plus t3l - 1 5:1 9, 1 6:1 0,
16:1 8
podlum H - 22:7
point t6l - 10:16, 45:4,
46:1 4, 55:1 1 , 64:1 8
pointed ru - 25:20
pool Isl - 17:3, 17:5,
18:1 2, 18:16, 20:9,
20:22, 20:25,31:19
porte t3l - 15:5, 15:8,
15:15
Porter lgt - 3:21 ,3:22,
4:17, 4:18, 6:21,
7:20, 17:8,35:11
PORTER rrot - 17:11,
17:14, 17:19, 17:24,
1 8:1 , 19:7 , 1 9:1 0,
21:4,21:7,21:18
portion 121- 46:25,
47:19
portlons t3l - 10:11,
49:1 5,72:24
pose g - 70:24
posltlon t1l - 41 :19
posltloning ttt - 9:13
posltlve lll - 44:16
posltlvely 1r1 - 41:24
posslble 1rl - 6:14
postponlng 1r1 -
37:25
potential tzl - 9:2,
41:22
practlces t2l - 42:10,
42:14
precious I1l - 34:4
predetermined 1t1 -
26:7
preference n - 4:24
preliminary ttt - 63:21
prepared ttt - 47:13
present tol - 4:23,
41:18, 56:2, 72:2,
72:3,76:25
Present ftl - 1:12
presentatlon t2sl -
3:14, 3:21, 3:23,
4:10, 6:1 5, 14;22,
19:6, 21:3, 21:17 ,
21:19, 21:22,23:16,
31 :17 , 31:24, 41 :15,
48:9, 48:10,48:17,
61 :13, 63:20 , 63:22,
64:20,69:3, 69:7,
70:11
presontations ttl -
4:25
presented tel - 41'.13,
43:2, 56:1 3, 58:2,
61:22,62:1, 62:3,
62:25
presenting ttl - 5:2
preselYing 1t1 - 30:25
presldent ta - 41:7,
43:1 9
pretty Itl - 38:14
prevlously 1t1 - 24:5
primary ru - 28:17
Princess ltl - 8:2
privacy 14 - 12:20,
13:6
private 121 - 58:6,
58:12
privilege tlt - 43:21
problem ttt - 53:14
procedures [2] -
51:20, 54:12
proceed tzt - 16:1 8,
37:22
proceeding ttt - 81:10
process t8l - 26:11 ,
26:16, 38:18,52:4,
52:5, 52:6, 54:3,
55:1 3
processes fi - 54:12
product ttt - 44:13
Professlonal tzl -
81:8, 81:21
professlonal tzl -
26:2,26:18
professionals ttl -
77:5
proJect tssl - 3:4, 5:5,
5:7,24:6, 25:1,
P
p.m ttt - 80:16
package t1l - 69:1
page Ft - 23:22,
28:22, 29:4,67:19,
69:7
pages Vl - 28:1 , 81:13
painted 1r1 - 71 :19
palms t1l - 18',21
panels Fl - 72:24
paper f't - 31:2
PARELO tt: - 36:16
Parelo ftt - 36:17
Paris n - 7:25
Parkrz1-7:17,8:3
Parker tzt - 43:1 0,
43:1 I
PARKERIzI - 43:15,
43:1 I
parking tlol - 2:16,
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
t
I
T
T
I
I
I
I
I
I
I
I
I
T
I
!
I
I
I
9
26:17 , 26:23, 30:22,
31:1 ,32:1, 34:8,
41:13, 41 :22,42:4,
42:13, 43:1 , 43:3,
43:24, 44:1, 44'9,
44:17 , 48:1, 48:8,
48:13, 50:13, 50:22,
74:3, 74:15, 75:20,
76:10,76:21,77:9,
77:19
projects t1l - 7:15
promote tll - 3:20
proper ftt - 38:3
propertles Fl - 12:12,
42:23, 52:10, 52:25
property Un - 2:22,
31 :1 7, 39:1 4, 39:1 8,
39:20, 41:17, 41:24,
42:1, 46:1 5, 46:1 6,
46:20, 47:3, 48:25,
50:3, 53:2,58:6,
58:1 2
proponent trl - 43:25
propose t1l - 77:24
proposed trql - 2:23,
11:20, 23:13, 27:21,
28:5,28:8, 28:11,
29:1 , 29:11, 29:14,
37:2,40:1 1, 45:8,
46:1 8
proposing 1rl - 13:9
protected 1t1 - 39:20
protectlng trl - 18:5
protectlon 1+1 - 38:1 8,
39:21 , 65: 1 3, 65:14
proud 1t1 - 5:6
proudly t1t - 31:25
provide lsl - 22:25,
24:1, 52:9
provided tgt - 26:3,
68:2,68:3
provldest3l - 15:11,
20:15,25:23
providlng t4l - 16:13,
24:10, 26:8, 29:8
province 121 - 6:2,
45:22
proximi$ ttt - 23:23
public 1s1- 22:5,
26:19, 40:1, 44:21 ,
47:19, 58:8, 58:9
pulling 1s; - 12:3,
12:5,59:5
purchased p1- 27:18,
28:18,32:23
purpose t1l - 33:1
purposes t1l - 38:8
purview trt - 55:18
put 1e1 - 54:15, 62:7 ,
68:9, 74:19
putting ttt - 34:5 recertlfication ttl -
54:3
recessed ttt - 61:2
recommend tel -
57:16, 64:16,78:25
recommendation t2l -
42:20,45:3
recommendations t2l
- 42:11, 79:9
recommending 1t1 -
3:10
record tlol - 4:3, 23:7,
23:17 , 24:4, 36:1 2,
38:6, 38:25, 40:1 5,
67:11,81:14
red tel - 11:8, 11:21
redeveloprnent trt -
7:23
reduclng t2l - 20:17 ,
49:24
reductlon t2l - 13:10,
30:1 9
referenced ltt - 59:6
refine 111 - 60:4
regarding f4 - 36:19,
38:10, 38: 12, 51:18,
52:18, 56:3, 81:12
Regls ttl - 49:2
Reglstered 1el - 81:7,
81:21
regulato t1l - 58:7
regulations 121 - 3:5,
39:23
reissuqd ltt - 67:16
relentless tll - 61:24
Rem ttt - 61:9
remalnlng lll - 33:15
remembertll - 35:15
remlnlscentltl - 35:6
remotely ttt - 4:25
removlng tll - 32:4
renderlng t1l - 62:18
renderings tzl -
62:10, 78:8
renovate l1l - 33:12
renovated ttl - 32:23
renown n - 7:22
reo [6] - 67:2,67:8,
68:1 5, 69:9, 69:1 7,
69:20
repeat p1- 31:22,
69:1 8
repercusslons ttl -
51 :5
replace tgl - 2:8, 2:24,
30:1 7
replaced trt - 68:6
report H - 2:2'1,3',12,
5:1 5, 25:20, 25:22,
25:25,26:9, 81 :1 0
REPORTER rzt - 81:1 ,
81:20
Reportert2l - 81:8,
81:21
reports trt - 54:1 6
represented ru - 4:21
representing 1s1 -
4:13, 23:9, 39:8
represents trl - 41:9
request 1ql - 6:7,
21:23, 73:12, 77:7
requested tzl - 35:1 ,
44:23
requesting frt - 3:6
require 1e1 - 75:6,
75:12
requlred fqt - 16:4,
34:7, 51:21, 68:3
requirement 121 -
58:4, 58:11
requirements;4 -
28:13, 40:5, 45:1 0,
55:1 0, 56:5, 63: 1 5,
68:2
requires t1l - 26:11
research lrt - 53:17
residences t2l -
12:12,44:3
resident Fl - 27:16,
34:22, 41:7, 44:11
residential fn - 2:7 ,
2:24,7:15, 23:14,
27:21,28:5, 29:11
residents tol - 24:11,
32:2,35:19,45:25,
51:4, 52:23
resiliency l1l - 5:1 1
reslllent ttt - 20:3
resolve trt - 40:1 0
resources t1l - 54:15
respect Isl - 45:1 ,
46:7,46:8
respectfully 1s1 -
26:21, 38:5, 73:12
respond tet - 66:1 1 ,
66:1 7
responso t1l - 51:18
nosponses tr: - 7:1 0
restfet - 33:2,77:8
result l2j - 13:24,56:6
results ttl - 72:16
retirement 1s1 - 33:15,
33:19,33:22
retiring frt - 34:4
Reviewlal - 25:15,
45:23,81:1 1
REVIEW ttl - 1:2
revlewll2l - 2:5,2:15,
25:23, 26:20, 28:14,
51 :1 2, 55:1 4, 55:1 8,
56:21 ,74:6, 74:13,
77:17
revlewed Fl - 2:17,
54:13,56:22, 70:3
revlewert2l - 67:24,
70:4
revlslted ttt - 42:17
rhythm t1t - 14:11
rid ftt - 50:7
rights frl - 38:16
rising tot - 20:10,
24:8,29:13
Road tzt - 22:21,
23:12
rob trt - 31:18
roll trl - 79:22
roof 1r1 - 29:8
rooftop tzt - 24:23,
33:1 0
rooms t3l - 19:19,
48:25,49:3
rotate 1r1 - 9:23
rotated tll - 12:17
rotation ttt - 13:3
royal t11 - 18:20
rushed n - 78:22
a
qualitytol - 5:9, 5:10,
33:14, M:4,44:13,
62:17
quantities ttl - 68:1
questions t6l - 22:1,
47:13, 51 :1 , 55:24,
56:2, 67:6
R
R.S [g] - 67:2,67:8,
68:1 2
railing ltt - 75:3
railings frt - 71 :18
ralse ttl - 22:6
RAMOS rrr - 81:20
Ramos ftt - 81:7
range t1l - 19:25
rather H - 11:12,79:7
reach 1t1 - 45:19
read tsl - 64:13,71:1,
75:10,75:17
reading 1t1 - 64:7
ready tgl - 2:1, 4:9,
4:11
real l3l - 1 2:19, 13:6,
13:19
reality tzl - 24:23,31:2
really l42l - 5:23, 7:21,
8:5, 8:9, 8:1 5, 8:21 ,
8:22, 12:4, 12:6,
13:1 8, 13:21 , 14:1 ,
14:4, 14:10, 1 6:21 ,
16:23, 16:24,35:20,
36:4, 38:3, 48:5,
48:7 , 48:23,50:23,
53:24,54:8, 55:17,
5E:25, 61:16,62:18,
64:1, 64: 11 , 64:14,
65:3, 65:25, 70:10,
70:15,72:12, 75:4,
78:24,79:1
reap g - 24:14
reason ltl - 28:18
Rebhuhn t2l - 27:5,
27:15
REBHUHN tzt - 27:10,
27:13
rebulldlng 1t1 - 51:6
rebut ttl - 21:24
rebuttal tet - 6:9,
44:23
received ttt - 39:1 7
recent p1 - 42:6,
42:19
S
sad lrt - 60:14
safe ttt - 54:25
safety trl - 52:9
sale ttl - 38:18
Sam ttt - 1:14
Sarah tel - 1:15,
50:1 8, 63:8
Sarah's 1t1- 71:2
satisfactory 1t1 -
45:20
satisfied ltl - 26:1
satlsfy tzt - 28:13,
74:20
savings tzl - 33:1,
33:25
scale tlol - 9:7, 9:9,
9:18, 10:2, 11:2,
13:20, 31:4, 32:5,
62:4
scope 1t1 - 7:8
Scottttt - 1:15
seagrape t1l - 66:4
season fi - 77:14
Seattle fi - 7:12
Sebbag ru - 32:11
SEBBAG tet - 32:16,
32:1 I
second trt - 78:1
seconded tzl - 78:3,
79:21
MrAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
10
Sectlon ttl - 40:6
sectlon t41 - 15:15,
20:8,59:21 ,70:22
sections t3l - 15:23,
49:1 4,70:17
see F1l - 7:11,8'-12,
8:18, 8:21, 10:6,
10:20, 10:21 , 11:5,
11:18, 11 :23, 12:24,
15:8, 15:14, 15:15,
15:22, 16:9, 17:2,
22:14,35:22, 36:5,
47:5, 48:2, 48:1 1 ,
49:14, 59:12, 60:14,
64:12, 66:6, 66:9,
69:25, 7A:16,71:17 ,
71:19,72:21, 73:5,
73:9, 73:21,73:25,
76:12, 76:13,77;1
seeing til - 70:14
seem g - 78:23
selling tzt - 37:15,
77:14
sense pl - 12:20,
13:6, 14:11 , 14:12,
15:5, 60:1 8,72:10,
73:3, 73:4
sensitive t3l - 42:3,
42:11, 43:4
sensors 121 - 53:1 ,
53:1 0
sent 111 - 6:15
separate ttl - 52:6
September 1gl - 2:11,
2:20,68:23
series tsl - 13:13,
15'.22, 18:5, 18:25,
19:15
serYe ru - 17:4
serrylce fi - 26:24
set tsl - 40:6, 67:13,
69:4, 73:16,76:20
setback pt - 18:1 0,
20:9
setbacksFl - 16:1,
16:5, 46:8
several p1 - 3:3, 28:12
shadet4l - 15:11,
18:1 5, 18:22, 19:13
shaded L4 - 10:1 6,
16:6
shadow ttl - 47:5
shadows lsl - 31 :16,
47:8,47:9
shape H - 13:24,72:1
shapes pt - 71:18,
72:8
share fi - 52:2
sharlng ttl - 57:8
shaved g - 23:7
sheettzt - 66:9,66:13
Sheldon tzl - 1:14,
79:23
SHELDON trt - 79:24
show p1 - 61:12,
62:11, 62:18,71:4
showing 1ll - 64:4
shown p1- 28:1, 48:9
shows tsl - 19:24,
20:8, 21:8, 21:13,
47:6
shrub ttl - 66:8
sic) 1t1 - 40:1 9
slde t14l - 10:21, 16:4,
17:3, 18:4, 18:6,
1 8:1 8, 27:1 9, 30:1 1 ,
54:25,58:25, 59:23,
60:20, 75:14
sides tzl - 11:'15, 49:6
sldewalk tet - 15:17,
18:23, 60:8, 66:19,
67:1, 68:11
sign 121 - 63:9 ,75:13
slgnlficant lzl - 60:7,
75,,24
significantly 1t1 -
46:17
signs trt - 63:13
slmilar Vt - 11 :18,
64:22
slmllarly ttt - 16:3
slmple ltt - 11:3
simply Vt - 25:25,
26:1 6
single 14 - 10:15,
64:1 3
sit tsl - 18:6, 74:19,
79:5
slte l2sl - 3:8, 8:5, 8:8,
8:12, 8:1 3, 8:1 6,
8:1 9, 8:23, 9:1 , 9:6,
9:1 0, 9:1 5, 1 0:6,
1 1 :6, 11:10, 1 2: 1 9,
15:1 2, 16:16, 1 6:25,
18:4, 21:9, 21:11,
30:25, 58:1 5
sltes tzl - 8:9, 58:8
slttlng lrt - 70:9
sltuated lzt - 23:12,
46:11
sltuation t1l - 11:23
slze g - 2:23,29:12
sky ttl - 24:12
skyline pt - 14:6,
41:24
slab FI - 12:14,73:7,
75:3, 75:9
slabs Ul - 72:4
sllde t2ot - 17:15,
18:8, 18:24, 19:10,
19:21,20:7 , 20:13,
20:19, 21:12, 58:23,
59:6, 59:7, 59:10,
59:1 2, 64:24, 64;25
slides tsl - 21:8,
58:22,59:5
slower ttt - 52:16
smallertzl - 9:7, 9:18
soffit t3t - 10:1 , 71 :19,
75:1
soffits ttl - 72:25
solidity ttl - 75:12
solids Ul - 75:7
solutlon t1l - 73:20
solve g - 70:20
someone t3l - 37:8,
50:2, 55:21
sometlme t1l - 79:.1
somewhat trl - il:14
sorry Iq - 1 4:21, 19:4,
19:22,25:5, 57:1 ,
59:4, 71:12,74:20,
76:1 I
sortn-19.17,51:11,
52:19, 53:3, 55:17,
58:1 7
sound ttt - 50:9
soundness t1l - 57:12
sounds p1 - 73:23,
74:22
south Un - 5'.14, 5:22,
10:7 , 12:22, 13:1 ,
13:7 , 18:1 6, 19:14,
23:19,28:21, 29:3,
29:9, 30:1 3, 31 :9,
33:6, 33:9, 65:2
southeast tzl - 29:9,
31:9
southwest ttl - 16:16
spacetll -16:24
spaces t1l - 16:1 1
span 1t1 - 8:9
speakert3l - 22:16,
27:3,29:19
speaklng t2t - 27;1,
77:12
speaks tsl - 5:5,
25:16, 30:19
speclalltl - 8:5
speclally trt - 8:2A
speclfic 1t1- 7:10,
68:1 ,73:25
speclflcally ftl - 63:18
speclfications ttl -
66:3
speculatlve ttl - 61:8
spend ttt - 34:4
spending t1l - 33:2
spent tzt - 33:1 2,79:6
spot 1t1 - 49:5
square t4l - 14:9,
21:10, 2'l:14, 30:21
St ttt - 49:1
stabllization ttl -
55:1 3
stable 1t1 - 50:8
staff l2zt - 2:21, 3:1 ,
3:12, 22:11 , 25:20,
25:22, 25:25, 26:7 ,
26:9,45;2,45:5,
45:8, 55:1 2, 59:1 8,
60:4, 63:14, 68:8,
72:7 ,72:13, 73:13,
73:17 ,74:9
stand pl - 44:7,
44:15, 44:1 6
standpolnt p1- 44:'12,
49:9
stands m - 47:12
Star tz: - 31 :6
staring n - 24:7
start Vl - 47:21 , 57:24
startlng t1l - 12:12
starts tzl - 53:6, 53:10
state tol - 4:3, 36:12,
38:6, 38:25, 55:7,
55:9
STATE ttl - 81:4
statlstics t1t - 20:1 6
stead trl - 67:16
steel fi - 24:8
stenographlc 1r1 -
81:14
stenographically frt -
81:9
stepplng t3t - 10:12,
10:22, 11:14
steps lrt - 15:4
stlll m - 36:21, 36:23,
37:14, 56:11 ,72:2,
72:6
stone's Ul - 23:20
stories 121- 24:9,
49.17
story pl - 46:20, 60:5
Street[s] - 8:7, 34:23,
41:11
street tel - 15:6, 16:1 ,
31 :13, 58:9, 58:25,
59:23, 60:2, 60:20,
64:21
strict ttl - 26:11
strlctly ttl - 26:20
stronger t1l - 75:1 9
strongly tlt - 28:4
struck lrt - 61 :3
structural tsl - 53:25,
55:15, 56:23
structurally fri - 50:9
structure [4] - 30:18,
30:24,58:20, 79:4
studies tzl - 47:5,
64:1
study ttt_- 57:1 1
style p1 - 7:9
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submlt [zt - 51 :18,
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submittal ttl - 67:15
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surounding lzt -
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sweeping t1l - 28:20
sworn t1l - 17:17
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tall tt: - 2:7
taller 1r1 - 29:15
taper H - 13:15
tax trl - M:10
teamn-4:2,4:14,
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MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (30s) 373-5600
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telegraphs ltl - 72:15
term g - 71:23
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terms tlol - 5:9, 18:9,
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tlp tr: - 23:8
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60:1 9, 60:20
viewed 1rl - 45:3
views t2ol - 8:18, 9:2,
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villa 1t1 - 9:9
vlllas trl - 9:19
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vlsible frt - 71:10
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volume 1s; - 46:17,
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volumes 16l - 64:3,
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vote tet - 76:8 ,77:22
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water t1l - 18:16
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yellowlsh trl - 65:22
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variance t1l - 63:13
varlances [2] - 3:6,
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MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-s600
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31:21,39:22, 39:23,
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Zoom p1- 4:18, 23:16
Zoomed ftt - 15:22
Zoomed-in t1l - 15:22
MIAMr-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
EXFIIBIT K
Supplementary Letter of Intent
November 5, 2O2L
E
akerman
Re:
Akerman LLP
Three Brickell City Centre
98 Southeast Seventh Street
Suite 1100
Miami, FL 33131
November 5, 2O2L
Chair and Members of the Design Review Board
City of Miami Beach
L70O Convention Center Drive
Miami Beach, FL 33139
Supplementary Letter of Intent - 5333 Collins Avenue
Application for Design Review Board Approval
Dear Mr. Mooney:
On behalf of 5333 Collins Acquisitions LP, a Delaware limited Partnership ("Applicant"),
please accept this supplementary letter of intent and application materials for Design Review
Board approvalfor 5333 Collins Avenue, in the City of Miami Beach (the "Property"). The design
review application for the Property was first heard at the Design Review Board's (the "Board")
October 5,2OZ1- meeting and was deferred to the December L7 ,2O2L.
Design Updates
ln response to the Board's comments at the October 5,2021Board meeting, the Applicant
has made the following updates to the listed elements within the application package:
1. Tower
o. Privacy screen set back to create reveal to better differentiate towers
b. Subtle vertical texture on privacy screen to emphasize verticality
c. Slab edge profile
d. Building color simplified to chalk white
2, Entry Pavilion
o. Massing now consists of 2 volurnes
b, lnternal arrangement of rooms
c. Front stairs now evenly placed
d. Canopy added along front stairs
akerman.com
60730558;2
Chair and Members of the Design Review Board
November 5,202L
Page 2
3. Clubhouse
o. Massing has been scaled down to similar size of Entry Pavilion - pushed further
West from Beach
b. lnternal Arrangement of rooms
c. Connection to cellar
d. Provided adequate washrooms for pool size
4, Landscope
o. Planting plan and planting list has been updated
b, Pooland jacuzzi modified in size and shape
c. Sunrise deck landscaping and seating areas added
d. Additional planters in various areas
e. Shape of certain existing planters have been changed
f. Four (4) foot securityfence has been added around the pool deck area
g, New staircase at the south has been added
h, The staircase along the entrance pavilion has been modified
i. Vehicular paving materials have been modified
j. Pooldeck paving materials have been modified
k, Pool and water feature finish materials have been modified
/. Height and material of the proposed fences have been modified
m. Bench materials have been modified
n. Lighting scheme has been adjusted to follow the updated layout
We respectfully request your favorable review and approval of the Proposed Project at
the December DRB meeting. Please do not hesitate to contact me should you have any questions
related to this matter. Thank you for your consideration.
Sincerely,
cc:Michael Belush, Chief of Planning & Zoning, City of Miami Beach
Fernanda Sotelo Chotel, Principal Planner, City of Miami Beach
Marissa Amuial, Akerman LLP
60730558;2
EXFIIBIT L
Andrew Dickman Letter to DRB
December 15, 2O2L
Miami
T: (305) 758-362't
F: (305) 7s8-0508
Dickrnan Law Firm
Naples
T: (23e\ 434-0840
F: Q39) 434-0940
St. Peterqburg
T: (72n 527-7'1.50
F: (727) 527-n80
December 75,2AZl
sEhrTvrA EMArr
James Bodnar, chair
Jason Hagopian, board mqnber
Samuel Sheldon, board member
Sarah Nelson, board member
Scott Diffenderfor, board member
Alex Gorlin, board member
Orlando Comas, board member
DESIGN REVIEW BOARD
City of Miami Beach
1700 Convention Center Drive
Miami Beach, Florida, 33139
RE: DRB2I-0694; 5333 Collins Avenue Miami Beach Residential Tower.
Dear Mr, Chair and members of the Board:
Our finn represents the owners ofthree units at the "lS-Story multi-family building," known as the Cariage
House Condominium (Caniage House), 5401 Collins Avenue, which is located directly north of the above
referenced new development. (City StaffReport, Page 1). Their units, PH6, PH2, and #1535, are situated
very close to the proposed 5333 tower and have bllconies and outdoor areas facing the proposed tower, at
some areas less than 100 feet away.
City staffhave failed to consider how much of an funpact the proposed building will have on tle Cariage
House. Please note that on page 1, city staffwrites that the existing building is 14 stories, and the proposed
building will be 17 stories, but then state it will be I 9-stories with the highest projection of 225 feet. But
paga 2 states that the proposed building only will be l7 stories. This roference to 17 stories is repoated on
page 6. My clients own units atthe top of the Carriage Houso and changing from a l4-story structure to a
17 or l9-story structure has a monumental impact on them. Kindly ask staffto clarif thcso conflicting
statements pertaining to height and impact on the Carriage House. Reducing the unit number from the
existing 120 to 100 has no bearing on the impact to my clients' quality of life and property diminution. In
fact the larger balconies facing directly to their units will probably worsen the situation.
Standing.
My clients are "affected persons" who are impacted to a greater degree than members of the general public.
Renmd v. Dade Cotmty,26l So.2d 832 (Fla., 1972). As such, I respectfully request that I be allowed 3
minutes to make comments and that my clients be allowed 3 minutes each to express their concerns, in their
own words, to the Board at the quasi-judicial hearing next week. We rvere unfairly restricted to 2 minutes
at the October 56 public hearing. If your agenda is olerloaded to the point you restrict commenb fiom
alfected persons to 2 minutes (on complicated matters), then they city must make adjustments to allow for
the public's right to participate. See 286.011 4, Fla. Stat.: Public meetings; reasonable opportunity to be
heard; attorney fees.
P.O. Box 77L39O. Naples, FL 34107-7390 r www.dickrrranlawfirrn,org
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Destgn Revtex' Board
December 15,2021
Page 2 of S
The attached exhibits illustate the exact location of flreir units in the Caniage House Condominium in
proximtty to the proposed residential tower. Once again, my clients are affected persons and are directly
and negatively impacted by the proposed development.
The City of Miami Beach's has very talented lawyers and can confirm for you that Iayperson testimony
(non-expert testimony) can be consideredvalid evidence given by neighboring lanttowners (assurningthey
are not restricted to unreasonably limited time or cut off) when their testimony is based on facts and are not
general statements in opposition of a project. Miami-Dade County t Walberg, 739 So. 2d ll5, I I 7 (Fla.
3rd DCA 1999). Supporting documentation should be presented along with the layperson testimonl,, which
may include reporl maps, or other information. Metropolitan Dade Comty v. Sportacres Dev. Group,
1nc.,698 So. 2d 281 (FIa. 3rd DCA 1997). We will have a court reporter transcribing the quasi-judicial
hearing. Once again, please allow me and my client 3 minutes each to provide you with important legal
ar guments, testimony, and evidence,
Powers and dutieo.
As you know, Sec. 118-71(l) and (2) entrusts ttre City's Design Review Board (DRB) to'teview all
applications requiring design review approval for all properties not located within a designated historic
district or not designated as a historic site" and within those areas of the City to "promote excellence in
urban design." (Emphasis supplied). Because the subject project and my clients' residences are not in a
historic diskict and are not a designated site, the City and DRB must pay respect to the urban design of the
area and not simply the design of the project. Urban design, by definition, requires considering how the
project frts into the existing uses, including the Carriage House and how its residerrts are impacted not only
in their units but also on the properfy fronting Collins and, in the rear, where the pool and cabanas are
located. If the City did not care about "excellence in urban design" then the code would simply allow an
adminisfrative approval ofaproject that meets the zoning performance standards. By establishing the DRB,
the City has made it clear that a greater scrutiny is required at a public hearing, following formal direct mail
notice to the hundreds of property owners within 375 of the subject property. In other words, your solemn
duty is not only to examine the projecq but to coqsider how it will affect the hundreds of property owners
in the neighborhood, especially ttrose, like my clients, who are directly affeoted.
The above responsibility of the DRB in Sec. 118-71 is required, not optional: "[t]he design review board
shall have the following pow€rs and duties ..,[t]o promote excellence in urban desigu." This is different
from arohieotural design of the proposed tower without consideration to the surounding neighborhood.
"Stafffind that the revised building design is elegant wiflr heightened architectural movement and warmth
that compliments the seaside sitc." StaffReport, pago 7. This finding proves that there is no interest in the
proposed building's impact within the neighborhood.
Due Process/Unlawful Delegation ofPowers to Administmtive Staff.
On page 2 of the StaffRepor! several zoning code noncompliance are documented for your consideration.
Yet city staff is dictating to you that these matters will be handled administatively, out of the sunshine
where the public has no acc€ss: "The above noted comments shall not be considered final zo:ring reviow
or approval, These and all zoning matt€rs shall require final review and verification by the Zoning
Administrator prior to the issuance of a Building Permit."
Height.
My clients aro aware of the situation with the 1S-story La Costa - the location for the proposed residential
tower. The I-a Costa's height is significantly lower than the Carriage Flouse and was built at a time whe,lr
maximum height was measured differently, as wasl the Carriage House, if not the entire neighborhood.
However, even though the maximum height in the RM-3 zoning district for ocean front projects is 200 feeg
the new proposed residential tower reaps the benefit of a new base flood elevation (BFE) and freeboard.
Now the 200 feet starts at BFE+5. In other words, since BFE is 8 feot, this development has 13 additional
P.O. Box n7.3i90 o Naples, FL 34LA7-1390 o www.dickmanlawfirm.org
Desigtt Rqieu, Board
Decenher 15, 2021
Page i of S
feet before the maximum zoning height starts. So norry the roof line is 213 feet, according to the plans
submitted. Butthere'smore. Theproposed2l3-foottower,however"ismuchtaller. Thestafrreportstatos
the maximum "projection" is225 feet fiom BFE+S, which equates to 238 feet. That number is not listed
in the staffreport and it is not shown on the submitted plani, sheets A-201, A-ZO2,A-301, and A-302.
Those elevations comveniently show measurements to ttre roof tine. All the exha constucfion is labeled
"Roof/IUech." I don't know how the staffrepgf 9un determine the full impact to the adjacent buildings
without all new construction being accurately disclosed. Remember, these plans are for the public to be
informed, not just the City. Interestingly, the method of illustrating the Carriage House fails to accurately
compare the impact of hoight beeause there are different heights of deferent farts of the entirp structuri.
Yqu are being shown a onedimensional comparison; Nevertheless, one cag sumrise that my clients wilt
be at least three residential floqrs betow the proposed tower, plus the additional height for "Roof/Mech."
This becomes a finaneial windfall for the developer, sinoe higher residences sell ati higher price, at the
expense of my clients. You should also consider the impact to all the other residents who-have- units lower
thanmy clients, as well as the Carriage House gardeq pool and cabana areas,
If you approve the 5333 residential tower, as cunently designed, you will be subjecting everyono on tlre
south side of the Carriage House, including my clients. to loss of views, &esh air circulaiion, shadows not
sunshine, noise and glare from the new extensive balconies, and devaluation of theii homes. Require the
developer to submit better plans showing you and the neighbors the aotual height, impao! and shadow
regulations studies. Sec. 1 18-253 ofyour land development code requires all applications for design review
to be complete. Please consider the exhibits my clients have submitted with this letter and their references
to them at the public hearing.
Sec. 118-254(o) authorizes the DRB to "... require such changes in the plans and specifications, and
conditions, as in its judgment may be requisite and appropriate to tho maintenance o{ a high standard of
architecture ...", which insludes how the proposed architecfure affects adjacent existing structures.
Sec. 118-264 goes on to power the DRB with requiring safeguards and conditions: 'Tn granting design
review approval, the design review board may prescribe appropriate conditions and safeguards either as
part of a wftten order or on apBroved plans. Violation of such conditions and safeguards, when made a part
of the terms underwhich the desigrr review approval is granted, shall be deemed a violation of these land
development regulations." Considering the affect on adjacenf residents with safegrands and conditions is
within your power.
T,oning violations.
On page 2 of the seff report prepared by the City's professional planners explain 4 instances where this
proposed tower is not consistent with the City's zoning code (violates the zoning code): l) thc project is
designed and using materials meating a lreif island, 2) the metal fence in the rear yard is illegal under tJre
code, 3) the rear yard setback, as designed creates a closed and encumbered view coridor, and 4) there is
an uncolered walkway adjacent to the loading area. It is youl responsibility to require resubmittal or
correction of these violations, rather than delegate it to the administration to correct, outside a public headng
with no notice to the neighborhood. If the developer realty wants these violations, he can ry to legalize
them with variances. Either way, the public is entitled to due process (notice and opportunityto be heard).
Design review.
Sec. I 18-251 expressly establishes the design review criteria the DRB must follow when analyzing the
testimony and widence at a duly noticed quasi-judicial public hearing. Subparagraplr (a) is clear that
"Desigrr review ercompasses the examination of architectural drawings for coqsistency with the criteria
stated below. with regard to the aesthetics, appearances, safegr, and funotion of any new or existing structure
and physical attributes ofthe projecti4 rela(io4 tg.the.site. adiacent structures and sunounding communitv."
(Emphasis supplicd).
P.O. Box 771390 o Naples, Ft 341A7-A390 o www,dickmanlawfirm.org
Design Ra,iew Board
Decvnber 15,2021
Page 1 of 5
This list of criteria in lhe City's zoning code must be followed . Zonng laws are in derogation of the
common law andtherefore are to be stictly construed, and the City has an affirmative dutyto strictly follow
all the code provisions. City of Miami Beachv. 100 Lincoln Rood, Inc.,2l4 So. 2d 39 Gfu 3rd DCA 196g);
Mandelstam v. City of South Miamr, 539 So. 2d Ll39 (Fla. 3rd DCA 1988). "significance and effect muit
be given to every word...and words in a stafute should not be construed as mere su"plusage, Hechrnan v.
Nationals Tttle Ins, of New York,840 So.2d 993,996 (Fta 2003).
Of the 19 listed criteria in Sec. 118-251(a), the following clearly apply to the 5333 residential tower and its
affecUrelationship with the adjacent Carriage House, includirg our clients:
@ The location of all existing and proposed buildines. drives, parking spaces,
wallcways, means of ingress and egress, drainage facilities, utility services, landscaping
structures, signs, and lighting and screening devices.
(6) The proposed structure, and/or additions or modifications to an existing sfucture,
indicates a sensitivity to and is compatible wlth the environme4t and adjacent-stuctures.
and enhances the appearance ofthe surrounding properties.
(7) The design and layout of the proposed site plan, as well as all new and existing
buildings shall be reviewed so as to provide an efficient arrangement of land uses.
Particular attention shall be given to safety, crime prevention and fire protection,
rolationship to the sumounding neiehborhood- impact on contiguo$ and adjage.nt buildings
aud lands. pedestriflgr sight lines and view corridors.
(9) Lighting shall bc reviewed to ensure safe molement of persons and vehicles and
reflection on public properly for security purposes and to minimize elare and reflection og
adiacent properties. Lighting shall be reviewed to assure that it enhances the appearance of
structures at night.
(12) The proposed stnrcture has an oriettation and massing which is sensitive to and
compatible with the building site and surrounding area and which creates or_pggln!4igq
importarrt view corridor(S).
(15) An atldition on a building site shall be designed, sited and massed in a manner
which is sensitive to and compatible with the existing improvement(.s)
(Emphasis supplied).
The above criteria, which carry the weight of zoning laws, clearly require the City and DRB to consider the
proposed project's size, scale, massing, and height, and other impacts to the Carriage House, not just the
proposed design in isolation. This project as currently designed, does not meet the requiremenh of the
above refercnced criteria.
Analysis.
I have enonnous rcspect for the City's planning departrrent. However, in reading the staff report for this
project, what is clear is that it lacks analysis of the zoning requirements. The staff report resuscitates the
criteria andthen concludes "Satisfied." More conclusions are notwhat the City's professional planners are
required to do. They must explain in wrifing fbr the DRB and the public, how the criteria is satisfied. They
cannot put it off for the applicant to explain. The applicant is a separate party from the City in a quasi-
judicial hearing. Absent the analysis, you professional planners are not offering competent substantial
evidence. I would go so far as to say this is a violation of duo process. The public reads the staff report
published on the DRB's agenda expeoting to be informed, to have an opportunity to be heard at the public
hearing, and to support or oppose the staffreport, The three paragraphs on page 6 of 6 in the staffreport is
not an analysis. This analysis is simply a description of what the applicant is requesting. So roally the 6-
P.O. Box 7TL39O I Naples, Ft 3fIA7-1390 o www.dickrnanlawfirm.org
Design Reviav Board
Decemher 15,2021
Page 5 of 5
page staffreport is at best conclusory and recommends approval ofthe proposed torrer. The design review
criteriq as well as the entire Article in the zoning oode applying to the process for design review approval,
requires more than u'ritten conclusions from the staffreport. And waitingforthe public hearing denies my
clienb the opporhrnity to understand why the City's professional planners believe the design review criteria
is "Satisfied."
I reserve the right to supply additional information before or at the public hearing,
Thank you for your time and attention.
Sincerely,
DICKN{AN
Erq., AICP
cc:Thomas Mooney, Planning Director
Michael Belush, Chief of Planning & Zoning
Nick Kallergis, Assistant City Attorney
Neisen Kasdin, EsQ.
P.O. Box n739O. Naples, FL 34107-\390 o www.dickmanlanrfirur.org
EXFIIBIT M
Staff Report
December 17, 2021
AAIAAAIBEACH
PLANNING DEPARTMENT
Stoff Repori & Recommendotion Design Review Boord
DATE: Decernber 17, 2A21DRB Chairperson and MembersTO:
FROM:Thomas R, Mooney,
Planning Director
SUBJECT:DRB21-0694
5333 Collins Avenue
An application has been filed requesting Design Review Approval for the construction of a
new 17-story (200' tall) multifamily residential building, to replace an existing 14-story
multifamily building, to be demolished.
REGOMMENDATION:
Approval with conditions.
LEGAL DESCRIPTIQN:
Lots 27 and 28, of Amended Plat of First Ocean Front Subdivision of the Miami Beach Bay
Shore Company, according to the Plat thereof, as recorded in Plat Book 9, Page 78, of the
Public Records of Miami-Dade County, Florida.
BACKGROUND:
At the September 10,2021Design Review Board meeting the application was continued
to a date certain of October 5,2021 du'e to the lack of a quorum, On October 5, 2021 this
item was continued to a date certain of December 17, 2021, in order to address the
concerns expressed by the Board.
SITE DATA:
Zoning: RM-3
Future Land Use: RM-3
Lot Size: 106,015 SF | 2,434
acres
Proposed FAR: 317,994 SF/ 2.99*
Maximum FAR: 318,045 SF/ 3.0*As represented by the applicant
Height:
Proposed: 200'-0", 1g-Stories
from BFE+S'
Maximum: 200'-0" from BFE+S'
Highest Projection', 225'-0' from BFE+S'
Proposed Use: Multi-family building
Parking
Gradei +4.95 NGVD
Base Flood Elevation: +8.00'NGVD
Adjusted Grade: +6.475' NGVD
Finished Floor Elevation: +13.00' NGVD
Surroundinq Properties :
East: Atlantic Ocean
North: 1S-Story multi-family building
South: 1 1-Story multi-family building
West: lndian Creek Canal
Residential Units:
Proposed Parking:
Retail Space
100 Units
183 Parking Spaces
2loading Spaces
160 Bicycle Spaces
Page 2 of 7
DRB21-0694 - 5333 Collins Avenue
December 17.2021
EXISTING PROPERW:
1S-Story multifamily building - 120 units
Year: 1968
Architect McKirahan
THE PROJECT:
The applicant has submitted revised plans entitled '5333 Collins Avenue Miami Beach, FL
33140, DRB - Resubmittal - November 5,2021", as designed by OMA*AMO Architecture
and dated, signed, and sealed by ODP Architecture and Design on November 5,2021. The
applicant is requesting Design Review approval for the construction of a new 17-story
residential building with 100 units, that will replace the existing 14 story structure.
COMPLIANCE WITH ZONING CODE:
A preliminary review of the project indicates that the application, as proposed, appears to be
inconsistent with the applicable sections of the City Code.
URBAN HEAT ISLAND ORDINANCE Sec. 142- 1132. g) Driveways. (4) Driveways and
parking areas that are open to the sky within any required yard shall be composed of
porous pavement or shall have a high albedo surface consisting of a durable material or
sealant, as defined in section 114- 1 of this Code. (5) Driveways and parking areas
composed of asphalt that does not have a high albedo surface, as defined in section 1 14-
1 of this Code, shall be prohibited.
o
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The metal fences proposed within the rear yard of 105'-11" cannot exceed 5'-0" from
elevation of the center of the beach walk along the side property lines.
Sec. 142-802(8). A view conidor shall be created by maintain 50 percent of required rear
yard setback open and unencumbered.
Walkway adjacent to the loading area shall be covered.
The above noted comments shall not be considered final zoning review or approval. These
and all zoning matters shall require final review and verification by the Zoning Administrator
prior to the issuance of a Building Permit.
GOMPLIANCE WITH DESIGN REVIEW CRITERIA:
Design Review encompasses the examination of architectural drawings for consistency with
the criteria stated below with regard to the aesthetics, appearances, safety, and function of
the structure or proposed structures in relation to the site, adjacent structures and sunounding
community. Staff recommends that the following criteria are found to be satisfied, not satisfied
or not applicable, as hereto indicated:
The existing and proposed conditions of the lot, including but not necessarily limited
to topography, vegetation, trees, drainage, and watenuays.
Satisfied
1
Page 3 ol 7
DRB21-0694 - 5333 Collins Avenue
Decernber 17, 2021
3
2.
5.
The location of all existing and proposed buildings, drives, parking spaces, walkways,
means of ingress and egress, drainage facilities, utility services, landscaping
structures, signs, and lighting and screening devices.
Satisfied
The dimensions of all buildings, structures, setbacks, parking spaces, floor area ratio,
height, lot coverage and any other information that may be reasonably necessary to
determine compliance with the requirements of the underlying zoning district, and any
applicable overlays, for a particular application or project.
Satisfied
The color, design, selection of landscape materials and architectural elements of
Exterior Building surfaces and primary public interior areas for Developments requiring
a Building Permit in areas of the City identified in section 118-252.
Satisfied
The proposed site plan, and the location, appearance and design of new and existing
Buildings and Structures are in conformity with the standards of this Ordinance and
other applicable ordinances, architectural and design guidelines as adopted and
amended periodically by the Design Review Board and Historic Preservation Boards,
and all pertinent master plans.
Satisfied
The proposed Structure, and/or additions or modiflcations to an existing structure,
indicates a sensitivity to and is compatible with the environment and adjacent
Structures, and enhances the appearance of the surrounding properties.
Satisfied
The design and layout of the proposed site plan, as well as all new and existing
buildings shall be reviewed so as to provide an efficient arrangement of land uses.
Particular attention shall be given to safety, crime prevention and fire protection,
relationship to the sunounding neighborhood, impact on contiguous and adjacent
Buildings and lands, pedestrian sight lines and view coridors.
Satisfied
Pedestrian and vehicular traffic movement within and adjacent to the site shall be
reviewed to ensure that clearly defined, segregated pedestrian access to the site and
all buildings is provided for and that all parking spaces are usable and are safely and
conveniently arranged; pedestrlan furniture and bike racks shall be considered.
Access to the Site from adjacent roads shall be designed so as to interfere as little as
possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress
and egress to the Site.
Satisfied
Lighting shall be reviewed to ensure safe movement of persons and vehicles and
reflection on public property for security purposes and to minimize glare and reflection
on adjacent properties. Lighting shall be reviewed to assure that it enhances the
appearance of structures at night.
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DRB21-0694 - 5333 Collins Avenue
December 17 .2021
10.
Satisfied
Landscape and paving materials shall be reviewed to ensure an adequate relationship
with and enhancement of the overall Site Plan design.
Satisfied; However, the landscape plan shall ensure compliance with the
Oceanfront Overlay view corridor requirement.
Buffering materials shall be reviewed to ensure that headlights of vehicles, noise, and
light from structures are adequately shielded from public view, adjacent properties and
pedestrian areas.
Satisfied
The proposed structure has an orientation and massing which is sensitive to and
compatible with the building site and surrounding area and which creates or maintains
important view conidor(s).
Satisfied
The building has, where feasible, space in that part of the ground floor fronting a street
or streets which is to be occupied for residential or commercial uses; likewise, the
upper floors of the pedestal portion of the proposed building fronting a street, or streets
shall have residential or commercial spaces, shall have the appearance of being a
residential or commercial space or shall have an architectural treatment which shall
buffer the appearance of the parking structure from the surrounding area and is
integrated with the overall appearance of the project.
Satisfied
The building shall have an appropriate and fully integrated rooftop architectural
treatment which substantially screens all mechanical equipment, stairs and elevator
towers.
Satisfied
An addition on a building site shall be designed, sited and massed in a manner which
is sensitive to and compatible with the existing improvement(s),
Satisfied
All portions of a project fronting a street or sidewalk shall incorporate an architecturally
appropriate amount of transparency at the first level in order to achieve pedestrian
compatibility and adequate visual interest.
Satisfied
The location, design, screening and buffering of all required service bays, delivery
bays, trash and refuse receptacles, as well as trash rooms shall be arranged so as to
have a minimal impact on adjacent properties.
Satisfied; However, staff recommends covered covering a walkway adjacent to
loading area.
ln addition to the foregoing criteria, subsection [118-]104(6Xt) of the City Code shall
apply to the design review board's review of any proposal to place, construct, modify
11.
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DRB21-0694 - 5333 Collins Avenue
December 17,2021
or maintain a wireless communications facility or other over the air radio transmission
or radio reception facility in the public rights-of-way.
Not Applicable
19,The structure and site complies with the sea level rise and resiliency review criteria in
Chapter 133, Article ll, as applicable.
Satisfied
COMPLIANCE WTH SEA LEVEL RISE AND RESILIENCY REVIEW CRITERIA
Section 133-50(a) of the Land Development establishes review criteria for sea level rise and
resiliency that must be considered as part of the review process for board orders. The
following is an analysis of the request based upon these criteria:
1. A recycling or salvage plan for partial or total demolition shall be provided.
Not Satisfied: a recvclins or salvaoe plan shall be submitted at permittins.
2. Windows that are proposed to be replaced shall be hurricane proof impact windows.
Satisfied
3. Where feasible and appropriate, passive cooling systems, such as operable windows,
shall be provided.
Satisfied
4. Resilient landscaping (salt tolerant, highly water-absorbent, native or Florida friendly
plants) shall be provided, in accordance with Chapter 126 of the City Code.
Satisfied
5. The project applicant shall consider the adopted sea level rise projections in the
Southeast Florida Regional Climate Action Plan, as may be revised from timeto-time
by the Southeast Florida Regional Climate Change Compact. The applicant shall also
specifically study the land elevation of the subject property and the elevation of
surrounding properties.
Satisfied
6. The ground floor, driveways, and garage ramping for new construction shall be
adaptable to the raising of public rights-of-ways and adjacent land and shall provide
sufficient height and space to ensure that the entry ways and exits can be modified to
accommodate a higher street height of up to three (3) additional feet in height.
Satlsfied
7. ln all new projects, all critical mechanical and electrical systems shall be located above
base flood elevation. Due to flooding concerns, al! redevelopment projects shall,
whenever practicable, and economically reasonable, move all critical mechanical and
electrical systems to a location above base flood elevation.
Satisfied
8. Existing buildings shall be, where reasonably feasible and economically appropriate,
elevated up to base flood elevation, plus City of Miami Beach Freeboard.
Page 6 of 7
DRB21-0694 - 5333 Collins Avenue
December 17.2021
Not Aoplicable
9. When habitable space is located below the base flood elevation plus City of Miami
Beach Freeboard, wet or dry flood proofing systems will be provided in accordance
with Chapter of 54 of the City Code.
Satisfied
10. ln all new projects, water retention systems shall be provided
Satisfied
11. Cool pavement materials or porous pavement materials shall be utilized
Satisfied
12. The project design shall minimize the potential for a project causing a heat island effect
on site.
Satisfied
ANALYSIS:
DESIGN REVIEW
The applicant is requesting Design Review approval for a new residential tower on Collins
Avenue. The oceanfront property is approximately 2.43 acres in size and the proposed 200-
foot tower will replace an existing residential tower and its associated surface parking lot.
Designed within the City's zoning thresholds, the applicant is proposing a 17-story residential
building that will house 100 units ranging from one-bedroom to four-bedrooms residences.
Diamond-shaped volumes intersect in a soldier stack arrangement on the rectangular site.
Each building volume is uniquely defined with projecting stucco slabs edges that alternate
between rounded and chamfered, which are coupled with alternating rounded and squared
balcony ends and varying stories that intersect and step down from the central building
volume.
At the October 5,2021 Design Review Board meeting, the Board continued the application to
allow the architecture team to refine the design elements of the building and to better re-
enforce the design concept. !n response to the Board's comments, the following modifications
were made:o The balcony privacy screens were setback, and the slab edge profile has been further
pronounced in order to better differentiate the vertical design elements;. Verticaltexture was added to the privacy screens;. The slab edges have been thinned;o The overall building color palette has been muted to tones of white;. The entry pavilion has been revised to two volumes and a canopy has been added to
the front stairs;. The clubhouse sited at the rear of the property has been pushed further back from the
beach and scaled down in massing;. Landscape and hardscape has been modified to include changes to the sunrise deck,
pool and jacuzzi, and additional planters added throughout.
Page 7 of 7
DRB21-0694 - 5333 Collins Avenue
December 17 2A21
Staff find that the revised building design is elegant with heightened architectural movement
and warmth that compliments the seaside site. Staff is supportive of the application with the
conditions noted in the aftached FinalOrder.
REGOMMENDATION:
ln view of the foregoing analysis, staff recommends the application be approved with
conditions, subject to the conditions enumerated in the attached Draft Order, which address
the inconsistencies with the aforementioned Design Review and Sea Level Rise criteria.
E
EXI-IIBIT N
Transcript
December 17, 2021
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CITY OF M IAM I BEACH
COr'lMISSION CHAMBERS
DESIGN REVIEW BOARDFri day, December 17 , 2021 g I a. m
ITEM 7
DRB21 - 0694, 5333 Col I i ns Avenue
Board Members(Present)
Ji m Bodnar, Chai rman
Sam Shel donJason Hagopi anScbtt Di f fEnberf er
Sarah Gi I I er Nel son
Al exander Gorl'i n
Ci ty Attorney's 0ffi ce
Ni chol as Kal I ergi s
Deputy Ci ty Attorney
Appl i cant's Attorney
Neisen Kasd-i n,
Ake rma n
Esq,
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MR. BELUSH: With that, now that we
have our four members present i n chambers,
we'l I go back to Fi I e No. DRB21 -0694,
wh'i ch i s 5333 Col l'i ns Avenue.
Thi s i s an appl i cati on requesti ng
des'i gn revi ew approval of a constructi on
of a new 17-story, 200-foot tall,
mul ti f ami 1y res j denti al bu'i I di ng to
repl ace an exi sti ng 1 4-story bui I di ng to
be demol 'i shed.
Th'i s appl i cati on was I ast heard by
the Board on October sth and conti nued to
a date certal n of today in order to
address the desi gn concerns expressed by
the Board.'
As a quick summary, this is a
200-foot tall tower, on a s'i te that's
approximately 2.43 acres in size and
rep'l ace on the existing tower and the
associ ated surface parki ng I ot.
There's a total of 100 units ranging
from one bedroom to four-bedroom
resi dences. We noted the modi fi cati ons to
the staff report.
I'l I turn 'i t over to the appl i cant to
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go over thei r revi sed drawi ngs. We are
recommending approval subject to the
conditions noted in our attached draft
order.
And, agai n, our staf f report for th'i s
proj ect begi ns on Page 37 of the Board
packages.
MR. KASDIN: Thank you , Mi chael .
Good morni ng, Chai r, Members of the Board.
Nei sen Kasdi n and Mari ssa Amui al w'i th
Akerman, 98 Southeast 7 Street,
representi ng the appl'i cant here.
And I wi I I not make 'l ong remarks,
because I thi nk thi s i s rea'l 1y about the
modi f i cati bns to the archi tecture i n
response to some of your comments at the
last Board meeting and a little bit of a
f urther ref i nement of the p'l ans.
To j ust I et you know that Mi chael
Patri z'i o wi th Mast Capi ta1 i s here wi th us
today, archi tects from OMA wi I I be
present'i ng, Jason Long, al ong wi th Yousef
Denni s as wel I as Mi chael Fl ores from ODP
i s here. Landscape archi tect Ne'i I Porter
of Gustafson and Porter has come here from
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Brita1 n to present and answer any
questions that you may have as well, along
wl th Hugh Johnson f rom Flori da. And we
have our traf f i c consul tant i s ava'i I abl e,
i f you have any questi ons.
I thi nk you wi I I see that, consi stent
wi th the staff's report and
recommendat i on , th'i s 'i s an except i onal 'l y
thoughtful, well -detailed,
wel I - thought - out des'i gn .
As a resul t of some of the feedback
and the addi ti onal t'i me we've had , there
are some further refi nements that have
been made as wel I , whi ch we'd I i ke to show
you.
And, wi th that, I'd I i ke to hand thi s
over to Jason.
I woul d request, I thi nk that some of
the nei ghbors i n the bu i I d'i ngs to the
south and the north may have obj ecti ons.
I'd request some time for rebuttal, if
necessary.
Thank you, Mr. Cha'i r.
CHAIRMAN BODNAR: Thank you.
l,lR. LONG: Thank you, Neisen, and
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thank you al l fori nvi ti ng us here today.
If we can put up the presentation.
l'lR. KALLERGIS: I see a few new
faces. Is there anybody I need to swear
i n who wasn't sworn i n a1 ready?
MR. KASDIN: I th'i nk we were all
here.
MR. KALLERGIS: All righty, thank
you.
MR. LONG: ft's the fi rst ti me I
expose my face. Okay. Great. Agai n,
thank you very much f or hav'i ng us here
agai n today
We, of course, have been worki ng over
the I ast fbw weeks and months to refi ne
the desi gn that we've presented to you
previ ousl y and I'm 1 ooki ng forward to
present-i ng -i t to you together wi th Yousef
and Nei I .
Next, next.
So, fi rst, I j ust want to tal k a
I i ttl e b'i t about the concept of the
bui I d'i ng, whi ch we presented I ast ti me,
but I'd like to reiterate. 0f course,
we're f aced here wi th a s'i te that 'i s a
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uni que condi t'i on on the beach that
stretches where the si te i tsel f can
stretch between the ocean and near'l y the
creek, where Col I'i ns runs di rectl y a'l ong
Col I i ns runs di rect'l y al ong Ind'i an
Creek, and we wanted to take advantage of
that si te.
And the way we di d that was to take
conce'i ve of the bu-i I di ng, not as a
sing1e slab or as a k'i nd of dog-l'i ke
building, but rather as a series of towers
that we coul d rotate at 45 degrees to
max'i mi ze the potent'i al vi ews f rom wi thi n
the bui I di ng whi I e al so mani pu'l ati ng the
massi ng to' open up the bui I di ng to both
the I andscape and al so i ntegrate wi th the
ne'i ghbors.
Next.
0ur concept f or that bui I d'i ng
contrary to maybe some of the images that
we showed last time, was never or not
pri mari 1y about try-i ng to al ternate those
towers, but rather treati ng them, the
bui I di ng i tsel f, as an assembl age of
towers that are, agai n, rotated and then
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mani pul ated to i ntergrade the massi ng w'i th
the landscaping, create in its profile a
rea11y dynami c and we thi nk i con'i c f orm.
Next .
The most cri ti cal thi ng there i s
rea'l 1y i n the i ntersecti on of those
vol umes as they come together. And as
you'1 1 see j n some of the i mages we've
shown, one of the thi ngs we've focused on
'i s tryi ng to rea11y ref i ne how that moment
of i ntersecti on i s detai I ed and vi sual i zed
whi I e al so worki ng to ref ine and s'i mp1 i f y
the overal I expressi on of the bui I d'i ng.
Next.
I thihk it's 'i nstructive to look a
I i ttl e bi t at what we coul d have done or
how the bui I di ng i ntegrates i nto i ts
surroundi ng. So here you see a sl ab, a
volume pushed to the maximum height that's
al I owed on the si te, so 200 f eet p'l us 25
feet of mechanical volume.
Next.
First, the idea of treating the
bui I di ng as a seri es of rotated towers
serrates that vol ume and breaks down i ts
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scal e.
Next.
And then the mani pu1 ati on of the
mass, which carves away from the ground
p1 ai n and al so from the top of the
bui I di ng opens the si te to the ground, and
al so to the sky.
Next.
And also aligns the most forward
port'i ons of the bui I di ngs at Col I i ns and
also the ocean s'i de to a more 175 foot
datum that's the predomi nant datum of
bui I di ngs that run al ong i n Col I i ns 'i n
thi s area, i rcl udi ng the Amethyst to the
north, wh'i bh you can see here i n thi s
'i Ilustration.
And then, of course, those terraces
at the top of the bui I d'i ng al so creates
spaces for the residence, and the carving
of the base al I ows I andscape and vi ews to
fl ow around and under the bui I di ng.
Next.
So now I'd I i ke to turn i t over to
Yousef to talk a little bit more about the
refi nements that we've been worki ng on.
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MR. DENNIS: Good morni ng. My name
'i s Yousef Denni s, archi tect wi th OMA, i n
New York.
So I'd I i ke to fi rst summarize some
of the ref i nements we've made to the
desi gn si nce we've met previ ousl y.
Start'i ng wi th the tower, one of the
th'i ngs that we've done, 'i s we've setback
the pri vacy screen to try to emphas'i ze
thi s 'i ntersecti on between the towers i n a
ki nd of subtl e, but effecti ve way. We've
al so si mpl i fi ed the ki nd of materi aI
pa'l 1et. We al so brought materi aI sampl es
here today, wh'i ch we thi nk i t's ref ined to
a chal k whi te co1 or, whi ch we thi nk
emphas j zes the k'i nd of subtl ety and power
of the form.
We've al so further arti cul ated the
sl ab edge desi gn and made adj ustments to
the cl ubhouse pavi I i on that you see on the
watersi de where we've pu1 1 ed i t further
away from the water and al so reduced i ts
si ze
And on the Col I i ns s'i de, we've al so
si mpl i f i ed the mass'i ng of the entry
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pavi I i on add'i ng a canopy to better
i ntergrade i t i nto the arri val experi ence
i nto the property.
Next.
So starti ng wj th the pri vacy screen,
you see here a p'l anned deta'i I of th'i s
screen, wh'i ch both acts structural I y, but
al so provi des the necessary separati on
between uni ts.
What we've done i s, next, i nset thi s
wal I to ki nd of reveal the corner of the
glass ljne.
Next.
Here you see, agai n, the prev'i ous
1 ooki ng di iectl y at thi s pri vacy screen.
Next.
And what we've done i s i nset thi s
wal I to al I ow thi s verti cal read'i ng of
each i ndi vi dual tower.
Next.
Here you see another prev'i ous i mage
of what was presented, aga'i n, wi th a k'i nd
of vari at'i on i n col or.
Next.
And here you see the updated vi ew
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wi th the si mpl i fi ed chal k whj te col or
pa11et, which allows the form to be read
much cl earer. You al so see the 'i nset of
the wa1 1 s, whi ch al I ows for some
verti cal i ty. We've al so added a ki nd of
subtl e verti cal texture through a GFR
screen, whi ch al so adds another 1 ayer of
deta'i I .
Next.
The sl ab edge desi gn, we've refi ned
'i nto a kj nd of surf board edge, next, whi ch
gi ves the bal coni es al most an i mpossi bl e
thi nness.
Next.
And hbre you see al I these el ements
together, the refj ned col or pa1 1 et, the
i nset wal I and the sl ab edge.
Next.
Agai n, as I menti oned, we have some
of these samples, wh'i ch we can take a
cl oser I ook at here. The ki nd of whi te
col or pa1l et we thi nk i s very f itti ng wl th
the nei ghborhood and i ts context.
Next.
Aga'i n, so a previ ous 'i mage of what we
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presented last tjme where we had mixture
of some l'i mestone and white and alternated
soff i ts.
Next.
And the updated vi ew 1 ooki ng towards
the northeast wi th the i nset wal I s and
ref i ned des'i gn el ements.
Next.
Another v'i ew that hi gh'l i ghts the
stepp'i ng of the top terraces.
Next.
And a view here looking along the
gardens to the north where you see the
subtle interplay of the various towers.
Next.'
Wi th that, I'l I hand i t back to
Jason.
MR. L0NG: Thank you. Next.
So thi s shows the I andscape and
overal I ground p'l an of the devel opment.
We've been worki ng together w'i th Nei I to
devel op the I andscapi ng. I'l I tal k about
that in just a second.
One thi ng we've done i s push the
pool , we've enl arged the pool and pushed
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back the cl ubhouse a I i ttl e bi t further
from the waterfront. And we've al so been
worki ng on devel opments to the entry
pav'i I i on , and I 'd I i ke to poi nt out here
that that entry pavi I i on i s I i ned wi th the
entry roadway that bri ngs vehi cl es up.
It's angl ed and setback from Col I i ns and
screened wl th a I andscaped, a ramped entry
for pedestri ans.
Next.
So one of the chal 1 enges we faced i s,
we need to because of an ex'i sting kind
of crosswal k and red 1 i ght use the two
exist'i ng curb cuts that we have and we
need to enter from the south. And so
we've orchestrated vehi cl es and
pedestrians on the site to rea1ly work
wi th'i n that f ramework, w'i th vehi cl es
enteri ng on the south si de, traversi ng to
the north, to enter parki ng, then comi ng
out on the south si de of the bu1 I di ng and
then exiting on the north curb cut.
And then pedestri ans can access the
si te ei ther through an accessi bl e ramped
access path through ki nd of I ush
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I andscapi ng a1 ong Col I i ns or a ki nd of
pathway that i s al so covered wi th a canopy
adj acent to the entry pavi I i on.
Next.
And so here you see a vi ew from
Indi an Creek.
Next.
And here a cl oser vi ew showi ng the
f rontage al ong Col I i ns, ot', aga-i n, as a
ki nd of I ush I andscaped garden that has a
ramped path that I eads you up to the
bui I di ng. And here you can see the entry
pavi I'i on on the ri ght s'i de, aga'i n, angl ed
back and pushed back from Col I i ns.
Next. '
And here you see you're movi ng a1 ong
that ki nd of entry path, where there's the
pedestri an stai r that I eads up
CHAIRMAN B0DNAR: How much more time
would you like?
MR. LONG: Could we have five more
mi nutes? Thank you so much.
Here pedestrj ans can move up a stai r
a1 ong entry pavi I i on where we've al so
integrated a canopy to provide shade, and,
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1s
of course, protect-i on f rom the weather and
also further articulation for the entry
pav'i I'i on 'i tsel f .
And you move up under the bu'i I d'i ng
where obv'i ousl y i t steps up to create thi s
generous entry.
Next.
And then here, back a'l ong Col I i ns,
l ooki ng at the ki nd of exi t, the veh'i cl e
ex'i t where, agai n, you can see a cl oser
view of this kind of lush garden with the
ramped pedestri an access up i nto the
property.
Next.
The whol e 1 obby and ground I evel i s
cl ad i n a ki nd of a femoral 91 ass
structure, wi th g'l ass emol l'i ents. And
here you see the vehicle entry 'i nto the
parking that's on the north side of the
bui I di ng.
Next.
Here, a view of the pool , look'i ng
from the ki nd of beach si de, where you see
al so the cl ubhouse pavi I i on that we've
been work'i ng to develop as an amen'i ty for
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the residents, but also as kind of a
subtl y step vol ume i t echoes the mai n
tower.
Next.
Here you see another view of the poo'l
l ook'i ng a'l ong towards the entry pavi I j on
I mean, sorry, the cl ubhouse.
Next.
of wood wal I s that compl ement GFRC's
arti cul ati on of actual sl abs.
Next.
And nbw I'd l'i ke to turn 'i t over to
Ne'i 1 Porter to talk more about the
I andscapi ng.
That cl ubhouse , aga'i n, echos ,
doesn't i mi tate the archi tecture of
mai n tower, oh, sorry, next, wi th a
but
l,l R . PORTER : Good mo rn'i ng . 0u r
conceptual plan 'i n a way illustrates
very si mpl e i dea about the I andscape.
is that we wanted to really pull the
character of beach front up into the
and then w-i th the use of plants, get
really protective sequence of gardens
north and south s i des of the bu'i I d'i ng
the
seri es
Aa
0ne
dune
si te ,
a
and
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then descend onto Col I i ns.
Next sl'i de.
And thi s i s the former p1 an that we
showed. We've been abl e to i ncrease the
si ze of the pool , so i t's a ni ce, Si mpl e
rectangul ar pool , j ncreasi ng the area
around i t and to the cabanas s'l 'i ghtl y to
the west side and then introduce more
p1 anti ng. So the resul t i s that we
ori gi na1 1y had about ex'i sti ng s-i te 4,000
square feet. We now have 40,000 square
f eet of pl anted area, and th'i s i s
si gni f i cantl y go'i ng to i ncrease the
intimacy of the landscape around the
bu'i I d'i ng and creati ng rea'l 1 y i nt'i mate
spaces that link the building to terraces
i n the garden and creati ng a ni ce sense of
home wi thi n the I andscape i tsel f.
And on the street front, we've p1 aced
a seri es of roya'l pal ms and they're
i nterl aced wi th si I ver buttonwood. And
then that I andscape ri ses up wi th an
accessi bl e route to the front entrance.
We've kept i t very si mp1 e, worki ng wi th
the very cl ear and vehi cl e d'i agram that
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sort of uses the cross route through and
the s'i des .
And on the south side, we've placed a
long water feature, which creates a view
corri dor through to the beach, and i t's
accompani ed by the margi nal water- 1 ovi ng
p'l ants and that I eads to the dune
I andscape at the beach si de, whi ch you''l 'l
see in the next view, the next slide.
And you can see that we rea'l 'l y worked
hard to get a I of of p'l anti ng 'i n there and
creating these nice rooms for seating and
pl aces for peopl e to i nhabi t the I andscape
before they move down 'i nto the pool area
and the bebch and beyond.
Next sl i de.
So the whole idea of creating th'i s
sort of protective dune landscape creates
an ab'i lity to have more diverse range of
plants in land and we rea'l 1y just want to
cel ebrate that nati ve p1 ants, natural i zed
pl ants of Mi ami Beach, Fl ori da, reg-i on i n
thi s I andscape.
Next sl'i de.
And you can see i n these vi ews that
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we've echoed the curbed and recti I i near
f orms of the archi tecture 'i n the curves
and recti I i near forms 'i n the pl ant'i ngs
that si ts bel ow on the ground.
Next sl'i de.
And here, aga'i n
CHAIRMAN BODNAR: Sorry to interrupt.
Another mi nute?
MR. PORTER: A couple of seconds.
And here you can see that w€, agai n,
created the smal I est scal e and seati ng
terraces, pl aces for i nhabi tants to spi 1 1
out f rom the i nteri or to the exteri or w'i th
dense p'l ant i ng around the peri meter of the
bui I di ng.
Next sl i de.
And then much more open I andscape
that obvi ousl y i ncorporates dune p'l anti ng
1 ooki ng out to the ocean.
Thank you.
MR. KASDIN: Mr. Chai r, that
concl udes our presentati on.
I wou'l d, f or the record, I i ke to note
that we've of f ered conversat'i on between
the archi tects and each and every Board
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member, so i t's an ex- parte di scl osure. I
believe there was a conversation with the
Chai r and Mr. Gorl'i n wi th the archi tects.
MR. KALLERGIS: And do any other
Board Members have any dj scl osures to make
on th'i s application?
BOARD MEMBER DIFFENDERFER: NO. ANd
Nei sen cal I ed me to see 'i f I needed to
meet with h'i m, and I did not.
MR. KALLERGIS: 0kay. Anyone else?
Okay.
l,lR. BELUSH: Mr. Chai r, the fi rst
person we have onl i ne 'i s a Jay Parker.
MR. KALLERGIS: Good morni ng, l,lr.
Parker. Db you swear or aff i rm that the
testi mony you're about to gi ve i s the
truth, the whol e truth and nothi ng but the
truth?
NR. PARKER: I do.
MR. KALLERGIS: Thank you.
MR. PARKER: Good morni ng, Mr.
Cha'i rman, Board.
I'd I i ke to thank Mr. Kasdi n and OMA
for I believe is an extraordinary
presentati on. I've had the benefi t of
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worki ng al ongsl de many of the most
s'i gni f i cant devel opers i n the State of
Fl ori da, and I recogn'i ze that many of
these new structures present change and
that someti mes that change comes wi th a
1 i ttl e bi t of fear, but I can represent to
you that worki ng al ongsi de M'i ke Patri zi o,
and some of the proj ects that he's done,
and havi ng know Cami I o l'1'i guel f rom Mast
Capi ta1 for decades, I'm qui te confi dent
that not only does this project represent
I ess 'i mpact to the current I ocati on, ?D
extraordi nary aestheti c posi ti oni ng, I ess
densi ty i n terms of the number of uni ts,
and real 1 y' an extraordi nary representati on
of where the C'i ty of M'i am1 Beach is moving
i n terms of 1 uxury, and qua'l i ty,
aesthet'i c, the demographi c. I 'm f i rml y 'i n
support of thi s proj ect.
I can tel I you that I've seen
mul ti p1e 'i rri tat'i ons of the proj ect, and
thi nk that thi s one tru'l y ref I ects
somethi ng that i s i n the best 'i nterest of
the C'i ty of Mi ami Beach, a t rue
opportuni ty to upgrade the I andscape, the
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v j sual aestheti c and rea'l 'l y i ndi cati ve of
where thi s j ncred'i bl e ci ty i s goi ng.
I hope that the Board and Mr.
Chaj rman w'i I I approve th'i s, al ong wi th the
city, and I hope to see this opportunity
real ized for both Mast Capi tal , OMA and
the Ci ty of Ml ami Beach.
I thank you very much.
CHAIRMAN BODNAR: Thank you, Jay.
Anybody el se wi sh to speak, come
f orward or rai se the'i r hand.
MR. BELUSH: Next person we have i s
Mr. Andrew Di ckman.
I,lR. DICKMAN : Yes . Thank you . Can I
defer to mi cl i ent, Jacky Rebhuhn? She's
got to go to work at 11.
MR. BELUSH: Sure. We can take her
next. Jacky Rebhuhn, are you there?
Jacque'l i ne, I thi nk you need to unmute.
t4S . REBHUHN : Yes . Good morn'i ng .
I'm here.
ll1R. KALLERGIS: Hi , Jacquel i ne, do
you swear that the testimony you're about
to gi ve i s the truth, the whol e truth and
nothi ng but the truth?
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MS. REBHUHN: I swear.
MR. KALLERGIS: Thank you.
MS. REBHUHN: Yes. Good morni ng,
Dear Board Members. My name i s Jacquel i ne
Rebhuhn, and I am an owner and f ul I -t'i me
res'i dent of Carri age House , penthouse 2 ,
on Col I i ns Avenue. I purchased my uni t i n
2019. My uni t i s I ocated on the si de of
the bu-i I di ng, di rect'l y i mpacted by the
proposed res'i denti al tower 5333 Col I i ns
Avenue, whi ch wi I I have bal coni es
approxi matel y 75 feet from mi ne, i f you
approve th'i s des'i gn. The I ocati on of my
penthouse 2 un'i t i s marked and shown on
pages 2 and 3 of our exh'i bi ts.
I , a1 ong wi th other uni t members,
owners at the Carri age House, are strongl y
opposed with the proposed residential
tower as currentl y desi gned. Attorney
Andrew Di ckman has suppl i ed you wi th
photographs and di agrams that i I I ustrate
the proposed towers' 'i mpact our uni ts and
our common areas near the beach.
It is my opinion that the proposed
tower v'i ol ates several Zoni ng Code
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requi rements and fai I to sati sfy a number
of desi gn rev'i ew cri teri a and summari zed
by our attorney.
We have revi ewed the amendments to
the desi gn, submi tted by the devel oper on
November 5, 2021, and none of those
amendments address ouri ssues. The desi gn
sti I I f ai I s to sat'i sfy the revi ew
cri teri a, and shoul d not be approved for
al I the reasons asserted by my attorney
and set f orth 'i n the wri tten statements I
have submitted to the Board.
The desi gn al so f a'i I s to sati sfy a
number of the I i sted cri teri a i n Sect'i on
1 1 8- 251A, i nc1 udi ng the cri teri a set forth
in paragraphs 2, 6, 7, 9, 12 and 15.
The ori entat'i on and mass'i ng i s not
sens'i ti ve or compati bl e w1 th the
surroundi ng area and does not mai ntai n
view corridors. 0ur photographs and
exhi bi ts support thi s.
For al I of these reasons as wel I as
the 1 egal poi nts made by our attorney
regardi ng the vari ous Zon'i ng Code
v j ol ati ons, I urge and request that th'i s
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Board vote agai nst the 5333 proj ect as
proposed.
Thank you for your attenti on.
CHAIRMAN BODNAR: Thank you,
Jacquel i ne.
Anyone el se, l'li chael ?
!llR. BELUSH: We can go back to
actual 1 y, Thomas Hahn fi rst . Thomas, are
you there?
MR. HAHN: I am.
MR. KALLERGIS: Hi , Thomas . Do you
swear that the testi mony you're about to
gi ve i s the truth, the whol e truth and
nothi ng but the truth?
HR. HAHN: I do.
t.tR. KALLERGIS: Thank you.
MR. HAHN: Hi. First of all, I'd
like to refer the Board to my attorney's
statement as wel I as the previ ous
statements as wel I as the wri tten
statement that I submi tted to you
yesterday.
The pubf ished Miami Beach design
gu'i del i nes that represent your Board's
mandate I i sts the number of goal s, whi ch
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La Costa proj ect does not compl y wi th.
A si gn'i f icant part, your goa'l s speak
about compati b'i 1i ty w'i th ad j acent
bui I di ngs and hei ght, massi ng and scal e.
La Costa proj ect i s mass'i vel y tal I er than
the 5401 Col I i ns bui I di ng where I l'i ve.
And wi th the addi t'i on of the cl ubhouse,
presents the appearance of an unbroken
wal I from street to seawal I from the
perspecti ve of our property, compl etel y
bl ock'i ng our si ght I i nes to the south and
the southeast, parti cul a11 y from the pool
deck where we spend quite a bit of time
and i s of a very di fferent character than
the bu'i I di hgs around i t. It j ust doesn't
belong in this area.
0n another topi c, I respectful 1 y
submi t that al I government enti t'i es, be i t
certai n publ i c safety responsi bi I i ti es,
and the DRB is no exception.
The concern I now ment'i on 'i s becomi ng
more compe'l l ing in the wake of the
Surfsi de tragedy. The Costa proj ect i s
I ocated i n a shi fti ng subsoi I envi ronment,
wh'i ch i s bei ng i ncreasi ngl y undermi ned by
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sea I evel ri se, presenti ng a concern'i ng
hazard of destabi l'i z'i ng the subsoi I duri ng
demol i ti on, pi 1 i ngs work and foundati on
work, ?l I of whl ch were pl aced, the 5401
building where I l'i ve and our neighbors at
ri sk.
Until these conditions and practice
are appropri ate'l y and thoroughl y eval uated
by impartial experts approval of the 5333
proj ect shoul d be p1 aced on hol d. The
dec'i s'i on you make may well impact on human
life.
Thank you.
CHAIRMAN BODNAR: Thank you, Thomas.
MR. BELUSH: Mr. Chair, we can go
back to Mr. Andrew Di ckman. Do you wi sh
to speak on this item? Andrew, are you
t he re?
MR. DICKT'IAN: I 'm here. Can you hear
me fi ne?
MR. BELUSH: Yes.
MR. DICKMAN: 0kay. Great . Thank
you,
Good
Di ckman .
i
morning. I'm attorney
My law firm is located
And rew
at 809
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Wal kerbi I t Road , 'i r Napl es , Fl ori da . 0u r
fi rm represents the owners of penthouse 6,
2 and uni t 1 535, ?t the Carri age House
Condom'i nium, directly north of the 5333
resi denti al tower proposed to you. Thei r
uni ts are ori ented d'i rectl y at the
proposed tower, I ess than a 1 00 feet away,
and ri si ng above them nearl y a 1 00 feet.
Sect'i ons 118-71 and 251 of the ci ty
code requi res you to base your deci s'i on on
whether the new mega residential tower
promotes excel I ence i n urban desi gn,
respects the location of all existing
bu'i I di ngs, i t's sens'i ti ve to and i s
compati bl e' wi th the env'i ronment and
adj acent structures, and enhances the
appearance of surroundi ng bui I di ngs,
provi des an ef f i c'i ent arrangement i n
rel ati onshi p to the surroundi ng
nei ghborhood, 'i lnpacts on conti guous and
adj acent bui I di ngs and 1 ands, pedestri an
s'i ght I i nes and vi ew corri dors has
f ight'i ng to mi ni m'i ze gl are and ref I ect'i on
on adj acent properti es, has an ori entati on
in massing, which is sens'i tive and
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compati bl e wi th the surroundi ng area and
whi ch creates or ma'i ntai ns an 'i mportant
vi ew corri dor. Its des'i gn ci ted en mass
in a manner which is sensitive and
compati bl e w'i th the exi st'i ng abutti ng
Carri age House.
My cl i ents and I have submi tted
wri tten statements and exhi bi ts to
objectively support our position that the
proposed resi d.enti al tower f ai I s to meet
numerous sections of the design review
cri teri a. The current bui I di ng that i s
located there now is 14 stori es, wh'i le the
proposed tower w1 I I be a superstructure at
19 stories', with the highest projection at
225 feet, and then an addit'i onal 13 feet
for base fl ood el evati on and freeboard.
Reduci ng the uni t number from the
exi st'i ng 120 to 100 doesn't i mpact the new
res'i dent'i al hyper ba'l cony gl ass
resj denti al tower wi I I have on my cl i ents'
quaf ity of I i f e, I i ght, noi se po1'l ut'i on,
pri vacy, use and property di m'i nuti on.
Thei r homes' common areas, i ncl udi ng the
poo'l and cabana areas, and the sandy beach
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wi I I be affected. As such, Dy cl i ents
qual i fy as affected parti es under the
Renard case standard. They're i mpacted to
a greater degree than the members of the
general pub'l i c. Thi s means they have a
1ega1 ri ght to a f ai r heari ng at th1 s
quasi - j udi ci al proceed'i ng i n that they
wi I I have standi ng to appeal your
deci s'i on.
For the record, I must obj ect to the
limitations put on us to cross-examine
wi tnesses.
CHAIRMAN BODNAR: Sorry to interrupt.
How much more time would you l'i ke?
],tR. DICKT'IAN: We1 1 , I 've been tol d
that I onl y have a f ew m-i nutes, so I'm
maki ng an obj ecti on now.
CHAIRMAN BODNAR: You have three.
You want three more mi nutes wi th the
u nderstand i ng
MR. DICKMAN: Sure. I 'd I ove three
more mi nutes.
CHAIRMAN BODNAR: You have 3 minutes,
3 more mi nutes. And keep i n mi nd that
we've al I read your I etter.
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compat'i bl e wi th the surroundi ng area and
which creates or mainta'i ns an important
v'i ew corri dor. Its desi gn c'i ted en mass
i n a manner whi ch 'i s sensi ti ve and
compati bl e wi th the exi st'i ng abutti ng
Carri age House.
l'1y cl i ents and I have submi tted
wri tten statements and exhi bi ts to
obj ecti ve'l y support our posi ti on that the
proposed resi dent'i al tower f ai I s to meet
numerous sections of the design rev'i ew
cri teri a. The current bui I di ng that i s
located there now is 14 stories, while the
proposed tower wi I I be a superstructure at
19 stori es, wi th the hi ghest proj ect'i on at
225 f eet, and then an addi t'i onal 13 f eet
for base f lood elevat'i on and f reeboard.
Reduc'i ng the uni t number f rom the
exi st'i ng 12A to 100 doesn't i mpact the new
res'i denti al hyper bal cony gl ass
res'i dent'i al tower wl I I have on my cl i ents'
quality of life, light, noise po'l lution,
pri vacy, use and property di mi nuti on.
Thei r homes' common areas, i ncl udi ng the
pool and cabana areas, and the sandy beach
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wi I I be affected. As such, my cl i ents
qual i fy as affected parti es under the
Renard case standard. They're i mpacted to
a greater degree than the members of the
genera'l publ i c . Th i s means they have a
l ega'l ri ght to a f a'i r heari ng at thi s
quasi -j udi ci al proceedi ng i n that they
wi I I have standi ng to appeal your
dec'i sion.
For the record, I must obj ect to the
I i mi tat'i ons put on us to cross - exami ne
w'i tnesses.
CHAIRMAN BODNAR: Sorry to 'i nterrupt.
How much more time would you like?
t'lR. DICKMAN: Wel I , I 've been tol d
that I on1 y have a few mi nutes, so I'm
maki ng an obj ecti on now.
CHAIRMAN BODNAR: You have three.
You want three more mi nutes wi th the
understandi ng
MR. DICKT'IAN: Sure. I 'd I ove three
more m'i nutes.
CHAIRMAN BODNAR: You have 3 minutes,
3 more minutes. And keep 'i n mind that
we've al I read your I etter.
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MR. DICKHAN: I apprec'i ate that, but
we also have a right under quasi-judicial
rul es to ti me to exam'i ne wi tnesses under
quasi -j udj ci al rul es, but I've been tol d
that I'm on1 y al I owed to have 2 to
3 mi nutes, but I'm ask'i ng you to deny thi s
appl i cati on.
The staf f report 'i s very conc'l usory,
no anal ysi s.
' And I real 1 y want you to focus on the
f act that they've tol d you thi s 'i s
200 feet, but, in fact, it doesn't take
'i nto account the extra BFE and f reeboard.
And I ook at how much 91 ass, not on1 y i n
the huge bal coni es thi s ent'i re bui I di ng
has and the ef f ect that i t's go-i ng to have
on my cI i ents.
Th'i s is not this is something that
i s begg'i ng f or code enf orcement i n the
future. It doesn't al I ow for pri vacy
actua'l 1y on both si des, the new bu'i I di ng
and my cl i ents. And that i t's
d'i si ngenuous to say that i t's 200 f eet,
when, i n fact, the staff report says
225 feet, p1 us BFE and freeboard.
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So, once agai n, p'l ease deny thi s
appl i cat i on . t'ly cl i ents are af f ected
parti es and they have standi ng, and we are
prepared to appeal this decision, if you
approve i t. Thank you.
CHAIRMAN BODNAR: Thank you.
Mi chae'l , i s there anyone el se?
l'lR. BELUSH: We have one last
speaker, Mr. Tucker Gi bbs.
MR. GIBBS: Good morni ng, Can you
al I hear me?
ll1R. BELUSH: Yes. Go ahead, Tucker.
||4R. GIBBS: 0kay. Thank you .
My name i s Tucker Gi bbs, I aw off i ces
at 3835 Utbpia Court, in Coconut Grove,
and I represent the Carri age House
Condomi n'i um Associ ati on, whi ch 'i s at 5401
Col l'i ns Avenue, and i t's ad j acent to the
subj ect property.
The associ ati on has an ownersh'i p
i nterest i n the common el ements of the
condomi n'i um and 'i t recei ved noti ce of the
October 5th heari ng, and through that
heari ng, noti ce of today's heari ng.
As a nei ghbori ng property owner of
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the Carri age House Condomi n'i um
Assoc'i at j on, has a 1eg'i ti mate and
protected property interest in the
protection of its neighborhood against
developmenta-l approva'l s that are contrary
to the appl i cabl e 'l and deve'l opment
regul at i ons .
Here, those are the Ci ty's desi gn
revi ew regul ati ons. Therefore, the
appl i cati on, the proposed deve'l opment,
woul d ef f ect 'i t to a greater extent wi th'i n
the pub'l i c and general and af f orded
standing under the Renard case.
The Carri age House obj ects to th'i s
appl i cati on, because i t does not fol I ow
the essent'i a1 requi rements of I aw set
forth in Sect'i on 118-251 , and it's not
supported by any competent substanti al
evi dence.
There are four poi nts to remember
when you consi der thi s appl i cati on:
Number 1 , the appl i cant has fai I ed to
meet its initial burden to show that it
compl i es wi th each of the appl-i cabl e
desi gn revi ew cri teri a. The proposed
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hei ght, 250 f eet, 'i s not an ent'i t'l ement,
because the appl'i cant needs to show you
that the enti re proj ect meets the desi gn
revi ew cri teri a. And there's a case on
thi s, i t's di rectl y on po'i nt, Mr. Kasdi n
i s very f ami I'i ar wi th i t, i t's ref erred to
as Euro Ameri can Group versus the Ci ty of
l.|i ami Beach regardi ng the des'i gn revi ew
process, and i t speci f -i ca11y says that the
250- foot requi rement the 250- foot
height f im'i t is just that, a ljmit, and'i t
i s not an enti tl ement.
And, Number 3, j ust because the staff
opi nes i n i ts staff report that the
appl i cat'i oh sati sf i es a desi gn revi ew
cri teri a does not make i t so. Any
statement made by staff or the appl i cant
must be supported by rel evant facts that
rel ate to the assert'i on or the opi ni on
being made, according to Florida case law.
The staff report presents p1 enty of
opi ni on, but i t does not prov'i de any
rel evant facts that support those
opi n'i ons.
Number 4. The proposed order that i s
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part of the staff report i nasmuch as i t
provi des for any fi nal approval by staff,
wi thout pub'l i c DRB heari ng, i s an i mproper
del egati on of the des'i gn revi ew authori ty
to staff.
So for those reasons, p1 us those set
f orth i n my presentat'i on on October sth,
as wel I as Mr. Di ckman's I etter dated
December 1sth of this year and his
presentation today, the Carriage House
urges thi s Board to deny th'i s appl i cati on.
Thank you.
CHAIRMAN BODNAR: Thank you, Tucker.
HR. BELUSH: Okay, we have no other
members in-person or online with their
hand rai sed to speak on thi s appl'i cati on.
CHAIRMAN B0DNAR: So, rebuttal.
MR. KASDIN: Thank you, Mr. Cha'i r.
Nei sen Kasdi n. Bri ef rebuttal .
CHAIRMAN B0DNAR: Five minutes?
Three mi nutes?
MR. KASDIN: Five w'i ll be plenty.
F'i rst, as thi s Board I thi nk wel l
knows that the staff report i s competent
substanti al ev'i dence and the staf f f ound
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cons'i stency wi th each and every cri teri a.
In add'i ti on, i n the staf f 's anal ys'i s,
they go i nto detai I i n terms of support of
thei r fi ndi ngs. And, of course, you have
seen thi s presentati on of the p1 an and the
archjtecture and make your determinations
as well, so it is very strongly 1ega11y
supported.
Number 2. I'd I i ke to poi nt out that
the obj ecti ons from the Carri age House do
not have a 'l egal basi s. And, 'i n f act,
there i f you I ook at i t cl osel y, 'i f I
may step forward to the model , I woul d
I i ke to show you somethi ng.
A I ot' has been made whether or not
this is a contextual building. Well, we
happen to have 'i n these models someth'i ng
contextual w'i th that nei ghborhood, and
there are massive structures in the
nei ghborhood, such as 5101 Col I'i ns Avenue,
tal I er bui I di ngs across the street, but I
woul d poi nt out to you that the Carri age
House i tsel f , i n terms of vol ume, -i s a
si gni f i cant'l y 'l arger bui I di ng w'i th a
si gni f i cantl y 'l arger f I oor area rati o than
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thi s proposed bui I di ng.
And 'i n addi ti on to that, not onl y i s
thi s he'i ght what i s 1ega1'l y al I owed today
i n the d'i stri ct, the Carri age House i tsel f
turns its back to this property, And you
can see here, the mai n reason why they
have the'i r poo'l area i s l arge'l y
blocked, is because they built a 4 or
5 story w'i ng on top of a (inaudible)
vi rtual 1 y wi ndowl ess on the north si de
f aci ng ('i naudi bl e) . And thi s porti on of
the Carri age House, the southern wal I i s
al so vi rtual 1 y wi ndowl ess, So the
Carri age House, i n i ts enti rety, turns 'i ts
back to this property.
Yes, maybe the one penthouse un'i t has
gl ass and has certai n vi ews, whi ch w'i I I
remai n f or 200 un'i mpai red for
270 degrees, wi th some i mpai rment here.
We al I know l ega'l 1y there's no ri ght to
perpetual vi ews.
So we have an unf ri endl y bu'i I di ng,
which turns its back to our propeFty, that
creates j ts own probl ems, because of the
way the Carriage House was des'i gned and
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how i t I ooms over thei r own poo'l area,
wi th an extensi ve wi ng, wi th v-i rtual-l y no
wi ndows.
And what we are doi ng i s opposi te
here, creati ng somethi ng that i s
( i naudi bl e) . That' s okay.
So wi th that, that real 1 y concl udes
my response and rebuttal . I woul d on1 y
end by sayi ng I thi nk we are trul y
f ortunate that we have such a beaut'i f ul
new work that i s bei ng proposed for our
communi ty that wi I I be of such great
benefi t to thj s communi ty.
And, i n addi ti on, the sooner that i t
i s abl e to be bu j I t, the ex'i sti ng La Costa
bui l di ng there, wh'i ch i s of no
archi tectural meri t, as I thi nk we showed
you in the last presentation, actually is
a longer building, from east to west, and
bl ocks more of the vi ews from the north
and the south than thi s proposed tower,
but 'i t i s al so goi ng to be rep'l aced wi th a
beauti fu1 pi ece of archi tecture.
And, i n add'i ti on to that, a many-fol d
'i ncrease i n green space and I andscapi ng,
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because the exi sti ng La Costa tower there
bas-i ca'l 1y has a surf ace parki ng I of that
surrounds it made of asphalt. So, in
addi t'i on to th'i s beauti f ul structure, we
wi I I have beauti fu1 green space created.
It wl I I be a great enhancement for the
whol e nei ghborhood
Thank you very much.
CHAIRMAN BODNAR: Thank you.
Wi th that, I'm goi ng to cl ose the
publ i c port'i on of the heari ng and turn i t
over for the Board for comment, and I'm
goi ng to take a wal k and go I ook at the
model .
BOARD' MEMBER SHELDON: So I'm the
non-des'i gn person on the Board, but I
thi nk i t's a beauti f ul des'i gn. I di d not
hear anyth'i ng from anyone at the Carri age
House establ i shi ng ei ther that th'i s
appl i cati on i s def i ci ent wi th respect to
any rel evant cri teri on or that hav'i ng thi s
imposes some sort of undue hardship on
them, so I support thi s appl i cati on.
MR. DIFFENDERFER: f'm the other
non - arch'i tect . I al so I i ke to say the
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i mprovements made are real 1 y great. I
d'i dn't thi nk I di dn't have probl ems
wi th i t before, but I real 1 y thi nk the
i mprovements are rea11y n'i ce, especi a1l y
the col or.
I feel terri bl e for the nei ghbors
whose vi ews are goi ng to be bl ocked, and
the penthouses. Unfortunately, it's
happeni ng everywhere, i n every part of our
ci ty and our greater Metropol i tan area on
Brickell. Everybody, ?rother one, I live
on Bel'l e i sl es, and every bui I di ng that's
come up after a certain time has blocked
v'i ews f rom the other one.
So I thi nk the way th'i s bui I di ng si ts
on that pi ece of property i s so respectful
for what i s al I owed to be bui I t. And so I
j ust thi nk i t real 1 y has a great
f ootpri nt, the way 'i t sets back, the way
i t tapers off from the bottom and the top.
And i f you're goi ng to have to I ook at
something, I think this is a rea11y nice
p roj ect .
CHAIRMAN B0DNAR: Sarah, do you want
to add anyth'i ng?
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BOARD t.lEMBER NELS0N: Yeah. Thank
you. Yeah, I agree both w'i th Sam and
Scott. And I rea11y I also rea11y like
thi s desi gn, the proj ect. I th'i nk that
the changes that you've made are
si gn'i f i cant 'i mprovements.
I did have a question for Nick.
There's a I of of back and forth about thi s
hei ght i ssue. What I mean, i s thi s
somethi ng what's are they do'i ng, you
know, do al I owed hei ght i s enti tl ed, What
do you adv'i se about the hei ght concern?
MR. KALLERGIS: What I would say to
that i s that the I and devel opment
regul ati on' establ'i sh a maxi mum hei ght 'i n
thi s parti cul ar zoni ng di stri ct. That's
not to say that every property owner
automati ca1 'l y bui I ds to that he'i ght. The
Des'i gn Revi ew Board sti I I retai ns i ts f ul I
you know, the full scope of its
authori ty to revi ew 'i ndi vi dual
appl i cati ons, but a proj ect can certai n1 y
go up to the maxi mum he'i ght i n that
parti cul ar zon'i ng di str j ct.
MR. BELUSH: I would just add, too, I
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ment'i oned thi s when I f -i rst met w'i th the
( i naudi b1 e) for the very fi rst ti me. I
thought thi s was very un'i que and unusual
that they were not going to the maximum
for the entire portion of the building.
Typi ca1 1 y, you see somebody comi ng i h,
maxi ng out that hei ght. They've actua'l 'l y
stepped i t from the ocean, stepped i t from
the street, so I th'i nk th'i s i s noteworthy
in that it has that stepping notion in
there.
And as we mentioned 'i n our staff
report, we f ound 'i t that i t sati sf i es the
criteria in terms of the overalI height,
scal e and inass and compat'i bi f ity wi th the
surroundi ng nei ghborhood.
In other i nstances, the Board has
requ'i red , you know, steppi ng of the
bui I di ng to present a more 1 ower, you
know, facade, when it faces adjacent
structures that are I ower.
Typi ca1 1 y, they've done you guys
have done thi s i n most scal e mul ti fami 1 y
bui I di ngs where the surround'i ng
neighborhood 'i s comprised of one or two
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stori es and somebody 'i s coming in w-i th
fi ve stori es.
In th'i s case, thi s 200 f oot tal I ,
whi ch 'i s al I owed by the code as wel I as
al I owabl e hei ght encroachments of 25 feet
above I i kes to screen mechan'i cal equi pment
is all in conformance with the regulations
and we f eel that the revi ew cri ter-i a has
been sat'i sf i ed f or the Board to grant thi s
hei ght as requested.
B0ARD MEi'IBER NELSON: Thank you.
Thank you for cl ari fyi ng that.
Hy only my on'l y comment on the
design 'i s, I remain a little bit concerned
that it sebms, like, in the materials that
I've been prov'i ded, there's a bi t of a
d'i screpancy wi th thi s entry pav'i I i on.
Again, last time, one of the comments that
I had i s, we di dn't want i t to be a
24-f oot wal I al ong Col I i ns 'l ead'i ng up the
dri veway, and maybe there's some materi al s
in one of the presentations that you can
show us, but i n j ust to c1 ari fy exactl y
what i s go'i ng to be t here , I know you ' ve
added thi s canopy. I don't know i n the
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I 'm l ook'i ng at sheet number A019. 1 , and i t
I ooks di fferent than what's noted i n
A020.1 . One seems a I of more I ush w'i th
vegetati on than the other, and I was j ust
wonderi ng whi ch one was the correct one.
MR. YOUSEF: Sure. Thi s i s Yousef.
I'm happy to cl ari fy.
CHAIRMAN BODNAR: Is your m'i crophone
on?
MR. DENNIS: Is it on? It sounds
like r't.
Let's see i f I have the board here.
We previ ousl y been showi ng green comi ng
down the facade i n ki nd of previ ous
i terat'i ons, Out the addi ti on of thi s
canopy, of course, wi I I not al I ow for that
to happen, but we have added ki nd of I ush
greenery on the roof of the entry pavi I i on
that you can see i n the model , or maybe
you have some di ffi cu1 ty seei ng, but
you'1 1 al so see i n the renderi ngs. And
thi s green can al so come down over the
canopy, but not down the facade i tsel f.
The facade will be activated, not
on'l y by the path and the entry access
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al ong 'i t, but al so by the securi ty booth
at the k'i nd of poi nt of the tri ang1e.
And I'd al so 1 i ke to rei terate what
Jason sajd earl'i er, is that, you know,
real'l y the f orm of the bui I di ng i s
designed to not create a wall against
Col I i ns, and had to real 1y pu'l 1 the
bu'i I di ng back and I ead you i nto the si te.
So the angle itself allows for, you know,
the I andscapi ng of the area a1 ong CoI I i ns
to be conti nuous and very I ush. So i t
real'l y 'i s the ki nd of entry 'i nto the
property. So i t's i n our best i nterest to
rea'l 'l y make i t ki nd of most beauti f ul
entry possiUte. I hope that answers your
quest i on
BOARD MEMBER NELSON: So, ro, not
rea11y. So are there going to be trees
1 i ni ng the wa1 kway up or there's j ust
goi ng to be trees i n the I mean, the
wa'l kway not the one -i n the center wi th
the pedestri an ramp, but wi th the sta'i rs,
that was the wal I .
tlR. DENNIS: There's no space a'l ong
the entry staj rs to have any p1 anti ng.
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There wi I I be p1 anti ng on the roof that
w'i I I hopef u1'l y come over the canopy, but
not on the ground 'i tsel f . There's si mpl y
not enough kind of w-i dth to accommodate
the vehi cul ar access and turni ng radi uses
and s i x f oot w-i de pedest ri an path .
MR. KASDIN: Wl th the canopy, which
was requested at the I ast heari ng.
MR. DENNIS: That 's correct .
BOARD MEMBER NELSON: Yeah. I mean,
I woul d j ust soy, agai n, 'cause I'm not
there, especi a1'l y to see the model , you
know, I defer to my other Board members,
and to, you know, M'i chael , just to ensure
that therel s enough the massi ng i s
broken up. That i t's not I i ke we have
thi s wal I a'l ong Col I i ns Avenue.
I know i n other i terat'i ons of the
p1 ans t hat we ' ve seen , you ' ve had a rea'l 1 y
1 arge the address, the street numbers
there f or the bui I d'i ng, are you goi ng to
propose that as wel I and what about any
si gnage?
MR. DENNIS: We have been showing the
bui I d'i ng address there, whi ch coul d be i n
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our m'i nd a placeholder for the name of the
bui I di ng, but that has not yet
l.,lR. KASDIN: Signage is not part of
th'i s appl i cati on.
MR. DENNIS: That's correct.
t'lR. BELUSH: Coul d you guys poi nt to
the materi al f or that wa] I . It I ooks I'i ke
i t's some sort of corrugated system where
i t has a vari ety of some of the verti cal
elements that you have also on the site
that's al so goi ng to be a1 ong that
structure? I was j ust l ook'i ng to see i f
you had materi al sampl e where you can
po'i nt to what that f i ni sh i s goi ng to be.
l'lR. oEruurs: The f i ni sh i s desi gned
currently as GFRC fins, so jt wiII be the
same materi al as the pri vacy screens. So
i t won't have thi s exact same structure,
but i t wi I I be the same col orati on of the
pri vacy screens and al so the GFRC used on
the cl ubhouse pav'i 1i ons, so i t w1 I I be
ki nd of whi te thi n.
HR. BELUSH: Thank you .
BOARD MEMBER NELSON: I al so had an
are you done wi th that?
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CHAIRMAN B0DNAR: I'm sorry, Sarah,
what di d you say?
BOARD HEMBER NELS0N: I al so had a
quest'i on about the cl ubhouse. I rea-l'l y
I i ke the effect that i s happeni ng wi th
these bal coni es, how you changed the
apparent thickness of it and was wondering
why you can't repeat that 'i n the cl ubhouse
structure. Those seemed a lot thicker.
I'lR. DENNIS: Yeah, I think as Jason
mentioned in the presentation, we d'i dn't
want the cl ubhouse pavi I i on to I ook as a
kind of m1 ni ile, or rea11y the same as the
tower, but real1y to stjll use the same
coloration and some of the same
materi al'i ty, but real'l y to have i ts own
'i dent'i ty. And that's why these ki nd of
wood screen wa1'l s, or us'i ng a di f f erent
materi al than the pri vacy screens, but
st'i l1 creati ng some res'i dence there, And
there's some curbs to the ki nd of the
edges of the sl ab desi gn that reference
the toweri tsel f , but, agai n, don't try to
directly copy it. That was the design
i ntenti on there.
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BOARD MEMBER NELSON: Thank you.
B0ARD MEMBER GORLIN: I want to thank
the appl i cant for maki ng some of the
changes that we tal ked about, and I thi nk
'i t's become very el egant.
I do have one quest'i on si nce th j s i s
the Desi gn Revi ew Board. I 'd I i ke ei ther
Jason or Yousef to tal k about how th'i s
f its 'i n w-i th OMA's work, because, I mean ,
al though j t's very e1 egant, I do fi nd i t
very conservat'i ve and a bi t unexpected
still, so I just, as a kjnd of
phi 1 osophi cal asi de, coul d you tal k a
l'i ttl e bi t about that.
MR. LbruO: Deep quest'i on, but I'll
try my best to answer. I mean, of course,
thi s proj ect i s a resi denti al devel opment
that di ffers from a I of of the cul tural
bui I di ngs that we do, so, 'i nevi tabl y, 'i t
has a bit of a different expression, but I
thi nk a I of of our proj ects, and thi s i s
t rue even here i n Mi ami Beach , 'i f you I ook
at the Faena, stri ve to meet the ground 'i n
a way that i nvi tes peopl e 'i h, or that
creates unexpected opportuni ti es for open
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our publ i c space even under the bu j I d'i ng.
It's a bi t true, say, the Casa Husi ca i n
Porto al so where there's s1 oped surfaces
that ki nd of bri ng you i nto the bui 1d'i ng.
And I th'i nk there i s some resi dents here.
0f course we're not do'i ng it as
dramati ca1'l y wi th canti l evers, and the
bui I di ng 'i s ul ti matel y a pri vate
deve'l opment, but I think a lot of the way
that we meet the ground and 'i nvi te the
I andscape i n does resonate wl th those
moves.
And I think there's often in our work
an 'i nterest i n not compl-i cat'i ng
materi al i ti, and 'l ook'i ng real 1y at cl ear
vol ume metri cs expressj ons and el ear
vol ume metri cs l ogi c to def i ne the form of
the building and its 'i dentity. And I
thi nk that th-i s proj ect al so carri es
across some of that same thi nki ng, but, of
course, in a different form. It is in
some ways more conservative.
BOARD MEMBER GORLIN: And, by the
way, I do think it actually is contextual,
because the vol ume on Col l'i ns real'l y
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maintains the street wall height that was
set by Morri s Lapi dus, and I can see that
actual 1 y from my apartment, so I thi nk
that 'i t's good that you di d not break that
wal I on Col I i ns or the ocean si de.
lJlR. LONG: Thank you . Yeah, I mean,
I think we real'l y tri ed to carry across
that datum that you see. It's vari ed
a1 ong Col I i ns here, but there i s ki nd of a
cl ear datum that's establ i shed by the
exi sti ng structures that we've stepped
down to.
B0ARD MEMBER GORLIN: I have one
questi on f or Mi chae'l , because, I mean, a
I ot of the' obj ecti ons real 1 y of nei ghbors
I thi nk stem from the fear of Surfsi de,
and ri ghtful 1 y so, of any new
const ruct i on .
So is this Board is it possible to
i mpose a condi ti on of addi ti onal
monj tori ng or vi brati on moni tori ng or i s
that someth'i ng that the ci ty has a'l ready
set
MR. BELUSH: But I think because the
Board and staff does not have the
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expert'i se regard'i ng those types of i ssues,
I thi nk we can re1 y or shoul d rel y on the
bui'l di ng of f i ci al i n that department to
regul ate the constructi on methodol ogy.
And I'm sure that, you know, because of
Surfside, that's going to have extra
scrutiny'i n today's world.
I wouldn't suggest adding that to a
cond'i ti on, 'cause I do bel'i eve i t's the
bui I di ng offi ci al 's purvi ew for that.
B0ARD MEMBER GORLIN: I on1 y ask
that, because it's coming up all the time
now for any new construction, €specially
on the ocean.
MR. gELusH: I do thi nk 'i t 's
adv'i sabl e f or anybody that ' s a nei gh bor to
'i nstal I thei r own mon i tori ng , so t hey can
have a baseline in case there's a future
prob'l em, but that woul d rea'l 1y be j ust
advi sabl e f or anybody that's 'l i vi ng next
door to a constructi on proj ect.
l'lR. KASDIN: If I may, Mr. Chair,
j ust say two thi ngs.
Number 1, we have reached out and
wi I I cont'i nue to reach out to the
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nei ghbors understandi ng the -l egi ti mate
'i nterest 'i n the methods of constructi on,
and we will comm'i t to that. We have
commi tted to them. We wi I I comm'i t to that
publicly throughout.
The other th'i ng I woul d say j ust as a
1 egal matter, the bui I di ng offi ci al i s an
autonomous of f i c'i al , who exerci ses
authori ty under Fl ori da I aw that can't
Ci ty Manager, el ected offj ci al s, nobody
can tel I the bui I di ng offj ci al what to do
or not to do. So those issues do real1y
f al I wi thi n the doma'i n of the bu'i I di ng
offi ci al .
CHAI nhnru BODNAR : Do you have a s I 'i de
of that view, a board of that view? 0h,
good.
So we talked about last time the
c1 ari ty of the readi ng of the rotated
squares of the i ntersecti on. So i f you
Iook at the Ieft-hand intersect'i on, it's
goi ng to be hard to descri be, put your
f inger on one of the f loor p'l ates and walk
s'l ow1 y. Stop. I woul d I i ke to see a
renderi ng of that removed, where they
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connect f rom one volume to the next and 'i t
woul d make that pl ai n, that wal I , 'l ook
I'i ke one conti nuous wal I al I the way to
the ground or to where i t stops.
l'lR. LONG: We don't have that
rendering here, but I wi ll say that we do
have that renderi ng, because we've I ooked
at that as a potenti al - -
CHAIRMAN BODNAR: Yeah, if you would
j ust send i t to staff and I et them work
wi th you on that condi t'i on.
MR. LONG: We can certainly do that.
If I can expl ai n why we di dn't pursue j t
j ust i n pref erence to actual'l y shari ng i t,
because the vol ume 'i tsel f i s, of course,
i nterl ocki ng wl th the next vol ume. The
line of where you make that distinction is
amb'i guous i n a certai n way. So when we
I ooked at removi ng thi s, the connecti on
i tsel f , 'i t arti cul ated an edge that wasn't
qui te the edge of the actual tower or
bl urred the i nterl ocki ng, we thought, but
we're happy to share the renderi ng.
You want to move that forward? Is
that what you're suggesti ng?
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CHAIRMAN BODNAR: I 'm suggest'i ng you
I believe to read the separation
between the vol ume, you need one cl ear'l y
read as one and the intersection reads
wi th the other. R-i ght now, what's
happeni ng, i s j ust because the spaghetti
f I oor p'l ates are j ust wrapp'i ng I i ke bands
around i t, i t's al I one bui I di ng
offi ci a1 1 y i n the end. Yeah, you'l I have
a corrugated wal I , but i t's not readi ng as
separate vol umes, and that i s, agai n, al l
the discussion we've had.
And, you know, you're always
rel uctant to change, but go back and take
another I obk at i t and share wi th
MR. DENNIS: We' I I do that. And I 'd
al so j ust add to Jason's comment, another
reason that we thought that looked a b-i t
busy, it was a diff icult th-i ng to
termi nate wi th the steppi ng, €speci a1 1 y
wi th the canopy, so you can i mag'i ne when
you get to the top and you end up
CHAIRMAN BODNAR: You do 'i t pretty
wel I ri ght here, by 1 etti ng the roof
soffit, so-called roof , stop that flowing
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up. Anyway, take a look
wl I I hel p, but the terms
I want to say that glven
this will be the diamond
ok ay?
at 'it, I th'ink it
of contextual I y,
this context,
in the rough,
l.lR. BELUSH: Mr. Cha'i rman, because
especi a1l y th'i s has been a controversi al
appl i cati on, what condi ti on are you
suggesti ng that we add a condi t'i on to the
order that would allow them to further
modi fy the vol umes to create a cl earer
separat'i on between those volumes at staf f
I evel , i f they feel that that's
appropri ate?
CHAINMNru BODNAR: YEAh, At StAff
1 evel , and we're on1 y ta1 ki ng about that
I ocati on i n terms of each of the vol umes.
MR. BELUSH: Can we identify that?
Do a s i te p1 an where you can i dent'i f y
where that condition occurs on the
MR. DENNIS: It ' s the i nsi de corner
of each
CHAIRMAN B0DNAR: If you look at the
model , i t's outsi de corners and then
there's 'i nsi de.
i
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MR. BELUSH: So every inside corner
'on both the north and south elevations.
t'lR. L0NG: There' s no ba'l cony, but
there's a conti nuat'i on of sl ab edge cover
across the
MR. BELUSH: So basical-l y it would be
f or the arch'i tect to study the removal of
that sl ab edge i n between the vol umes, and
that may be removed'i f the applicant
w'i shes to remove that.
CHAIRMAN BODNAR: 0kay. Thank you.
MR. L0NG: Thank you for the
comment s .
CHAIRMAN B0DNAR: Moti on.
BOARD' MEMBER SHELD0N: I make a
moti on to approve.
],lR. BELUSH: I th'i nk we shoul d wa'i t
for Sam to come back.
CHAIRMAN B0DNAR: I think the
steppi ng i s probabl y the rooftop
probabl y the strongest feature of the
proj ect. I wi sh the vol ume was read
cl earer and equal 'l y compati bl e, because
you can read i t at the top of the
bui I d'i ng. You can't read i t at the body
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of the building. So it makes good
corners, if you will.
BOARD MEMBER SHELD0N: Yeah, unl ess
somebody has any other comments, I'm goi ng
to move to approve th i s appl 'i catl on .
BOARD MEMBER GORLIN: I second that.
HR. BELUSH: Motion made by Hr.
Shel don. Seconded by Mr. Gorl i n.
I'll do a roll call.
Mr. Di ffenderfer?
B0ARD t'lEt'IBER DI FFENDERFER: Yes .
MR. BELUSH: Ms . Gi I I er Nel son?
BOARD t,lEI{BER NELS0N: Yes.
MR. BELUSH: Mr. Gorl i n?
BOARD' l'IEMBER G0RLIN: Yes.
l.|R. BELUSH: Mr. Shel don?
BOARD MEMBER SHELDON: Yes.
MR. BELUSH: Mr. Bodnar?
CHAIRMAN B0DNAR: Yes.
MR. BELUSH: Mot'i on passes
unani mouSl y, 5 to 0.
MR. L0NG: Thank you very much,
CHAIRMAN B0DNAR: You d'i d a great
presentat'i on. I mean, you rea11y went out
and di d the ri ght thi ng.
HIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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MR, LONG: Thank you .
MR. KASDIN: I always do.
(Thereupon, of 11:30 a.m., the
heari ng was concluded).
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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CERTI FICATE OF REPORTER
STATE OF FLORI DA)
couNTY 0F MIAMI-DADE)
I, Lorena Ramos, National Registered
Prof ess'i onal Reporter, do hereby certi fy that I
was authori zed to and dj d stenographi ca1 1 y
report the proceedi ng of C'i ty of M'i ami Beach
Desi gn Revi ew Board's December 17 , 2021 meeti ng
regarding Item 7, DRB21-0694; and that the
foregoi ng transcri pt, pages 1 through 59, j s a
true record of my stenograph'i c notes.
Type text here
DATED this 1212312021 in the C.i ty of
M'i ami , Mi ami - Dade County, Fl ori da.
b4a*/a,fua-
LORENA RAMOS, COURT REPORTER
Regi stered Professi onal Reporter
MIAMr-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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CERTIFICATE OF REPORTER
STATE OF FLORI DA)
c0uNTY 0F M IAM I - DADE )
I, Lorena Ramos, Nati onal Regi stered
Prof ess'i onal Reporter, do hereby certi fy that I
was authori zed to and di d stenograph'i ca11y
report the proceedi ng of Ci ty of Mi ami Beach
Des'i gn Rev'i ew Board's December 17 , 2021 meeti ng
regarding Item 7, DRB21-0694; and that the
foregoi ng transcri pt, pages 1 through 59, i s a
true record of my stenographic notes.
Type text here
DATED this 12123 1202f in the C'i ty of
llli am'i , M'i ami - Dade County, Fl ori da.
ba-etl&M
LORENA RAMOS, COURT REPORTER
Regi stered Professi onal Reporter
MIAMr-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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0 4
0 rrt - 58:21
L
4rzt - 34:25. 37:8
4.000 rrt - 17:10
40.000 nt - 17:11
45 rrr - 6:1 2
5
5 tst - 24:6. 37:9.
58:21
5101 trt - 36:20
5333 tot - 1:9. 2:4.
23:10,25:1 ,27:9,
28:4
5401 rst - 26:6.27:4,
32:17
59 lrt - 60:13
Sthtst - 2:12. 32:23.
35:7
E
6 tzt - 24:16, 28:2
7
Lrct - 33:22. 52:24,
60:1 3
100 ut - 2:21 , 28:7 .
28:8. 29:19
1'l nt - 22:16
118-251 rrr - 33:17
118-251Ant - 24:15
118-71 trt - 28:9
11 :30 tt - 59:3
12 tl - 24:16
'212312021 nt - 60:16
120 trt - 29:19
13 trt - 29:1 6
14nt - 29:13
14-storu rtt - 2:9
15 nt - 24:16
1535 trt - 28:3
15th rrt - 35:9
17 tzt - 1:2. 60:11
17-story rrt - 2:7
175 rrt - 8:11
19 rrt - 29:15
Z
7 rqt - 1:8 , 3:11 . 24:16,
60:1 2
75nr - 23:12
g
809 rt - 27:25
29:24.29:25
arranqement rtt -
28:1 8
arrival ttt - 10:2
articulated tzt - 9:18.
54:2O
articulation rzt - 15:2.
16:1 3
aside rtt - 49:13
asphalt rt - 39:3
assemblaoe rtt - 6:24
asseiled rtt - 24:1 0
assertion ttt - 34:1 9
associated rtt - 2:20
Association tzt -
32:17, 33:2
associatlon rtt -
32,20
attached rtt - 3:3
attention ttt - 25:3
attornev tsl - 23:1 9.
24:3. 24.10, 24:23.
27:24
Attorneytzt - 1:20.
1:22
attornet's rtt - 25:1 8
Attornet'sttt - 1:19
authority rst - 35:4,
41:21, 53:9
authorized rrt - 60:9
automaticallv rtt -
41:18
autonomous ttl -
53:8
available ltt - 4:4
Avenue rzt - 1 :9. 2:4.
23:7 . 23:11. 32:18.
36:20. 46:17
9 B
9 rzt - 1:2. 24:16
98 rrt - 3:1 1
A
2m - 23:6. 23:14,
23:15. 24:16. 28:3.
31:5. 36:9
2.43 rt - 2:18
200 rst - 7:20. 31 : 1 2.
31 :23. 37:18. 43:3
Z00-toottzt - 2:7 .2:17
201!l rrt - 23:8
2021 rzt - 1:2.24:6.
60:1 1
225rzt - 29:16.31:25
24-lootnt - 43'.20
25tzt - 7:20, 43:5
250 rrr - 34:1
250-foot rzt - 34:1 0
251 rrr - 28:9
270 rrt - 37:19
3
accordino ttt - 34:20
account rr t - 31 :1 3
acres rtt - 2.1 8
activated ttt: 44:24
acts rtt - 10:7
actual rzt - 16:13.
54:21
add$r - 40,25.41:25.
55:17. 56:9
addedrst-11:5.
43:25.44:17
adding tzt - 10:1. 52.8
additic.ln rn - 26:7.
36:2,37:2, 38:14.
38:24.39:4. 44:15
additional rst - 4:12.
29:16.51:20
address lat - 2:14.
24:7, 46:20, 46:25
addsrtt-11:7
adjacentm - 14:3.
26:3,28:16.28:21 ,
28.24. 32:18. 42:20
adiustments rtt - 9:1 9
advantaqe ttt - 6:6
advisable tzt - 52:16.
52:20
advisertt - 41:12
aesthetic rst - 21:13.
21:18,22:1
affected tst - 30:1 .
30:2.32:2
affirm rtt - 20:15
afforded rtt - 33:12
aoree rt - 41,2
ahead ttt - 32:12
Akermanrzt- 1:24.
3:1 1
Alexander rtt - 1 :1 6
aliqns ltt - 8:9
allow t+t - 1 0:1 8.
31 :20. 44:1 6. 56: 1 0
allowable ltt - 43:5
allowed rot - 7:20.
31 :5. 37:3. 40:17.
41 11 , 43:4
allows rct - 8:20. 1 1:2.
1 1:4, 45:9
almost rtt - 11:12
alonqside rzt - 21:1.
21:7
alternate nt - 6:22
alternated ttt - 12:2
ambiguous ttt - 54:18
amendments rzt -
24:4,24'.7
amenlty rtt - 15:25
American rtt - 34:7
Amethystttt - 8:14
Amuial rtt - 3:10
analysis tzt - 31 :9.
36:2
Andrew tst - 22:1 3.
23:20. 27:16, 27:17 .
27:24
anqle ttt - 45:9
anoled tzt - 13:7.
14:13
answer [zt. - 4:1 , 49:16
answers trt - 45:1 5
anywayrtt - 56:1
AO19.1 rrr - 44:1
AO20.1 rrt - 44:3
apartment rtt - 51:3
apparent rrr - 48:7
appeal tzt - 30:8. 32:4
aopearance tzt - 26:8.
28:17
a p pl i ca ble tzt -_3 3_:_6.
33:24
applicant rt - 2:25.
3:12. 33:22. 34:2,
34:17, 49:3. 57:9
applicant's trt - 1:22
appligation lr ot - 2:5.
2:11 . 20:6, 31:7 .
32:2, 33:1 0. 33:1 5.
33:21 . 34:1 5, 35:1 1 ,
35:16. 39:20, 39:23.
47:4. 56:8. 58:5
appllcations ttt -
41.22
appreciatertt- 11:1
approprlate rtt -
56:1 4
approoriatelv rtt -
27:8
approval tat - 2:6. 3:2.
27:9.35:2
approvals rtt - 33:5
aoorovetst - 22:4,
23:13. 32:5, 57:16.
58:5
approved rtt - 24:9
architect ret - 3:24,
9:2.39:25, 57:7
architects lst - 3:21.
19:25. 20:3
archltecturalrt -
38:1 7
architecture tst - 3:15.
16:10. 19:2,36:6.
38:23
area lrzt - 8:14. 17:6.
17'.12, 18:14.24:19,
26:16. 29J , 36:25.
37:7. 38:1. 40:10.
45:1 0
areas rsr - 23:23.
balconies rat - 1 1:1 2.
23:1 1 . 31 :1 5. 48:6
balcony rzl - 29:20.
57:3
bands rtt - 55:7
base rgt_- 8:20. 28:1 0.
29:17
baseline rtt - 52:18
Fasis rrt - 36:11
BEACH ttt - 1:1
Beachret- 18:22.,
21:16.21:24.22;7 ,-
25:23.34:8. 49:22,
60:1 0
beach lst - 6:1 , 15:23.
16:22. 18:5. 18:8.
18:15, 23:23, 29:25
beautiful lot - 38:1 0.
3 tst - 23:1 5. 30:23.
30:24. U:6. 34:13
37 rrr - 3:6
3835trt - 32:15
a.m rzr - 1:2. 59:3
ability rrt - 18:19
able lzt - 17:4. 38:15
abuttinq rtt - 29:5
access tst - 13:23.
13:25, 15:12.44:25.
46:5
accessible rzt - 13:24.
17:23
accommodate ttt -
46:4
accompanied [tt -
18:6
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) s73-5600
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38:23. 39:4. 39:5.
39:17. 45:14
become ltt - 49:5
becoming rrt - 26:21
bedroomtzt - 2:22
begolng trt - 31:19
begins rrt - 3:6
Belle rrt - 40:12
belong rtt - 26:16
below lrt-- 19:4
BELIISH rrnt - ?:1
2O;12. 22:12, 22:17 ,
25:7. 27:15, 27:21.
32:8. 32:12, 35:14.-
41:25. 47:6. 47:23.
51:24. 52:15. 56:6.
56:18. 57:1. 57:6.
57:17, 58'.7, 58:12.
58:14. 58:16. 58:18._
58:20
beneflt rzt - 20:25,
38:1 3
best rsr - 21:23. 45:13.
49:1 6
better trt - 10:1
between m - 6:3.
9:10. 10:9. 19:24,
55:3.56:12.57:8
beyond rrt - 18:15
BFE rzr - 31:13. 31:25
bit tr at_- 3: 1 7. 5:22.
7:16.8:24. 131 ,
21:6. 26:13. 43:14.
43:1 6. 49:1 1. 49:14.
49:20, 50:2. 55:18
blocked mr - 37:8,
40:7, 40:13
blockinq rrt - 26:1 1
blocks rtr - 38:20
blurred rtt - 54:22
BOARD tzrr - 1:2,
20:7, 39:1 5. 41 :1 ,
43:11, 45:17 , 46:10.
47:24, 48:3. 49:1,
49:2. 50:23. 51 :1 3,
52:1 1 . 57:1 5, 58:3.
58:6.58:11.58:13.
58:15.58:17
board Et - 44:12.
53:1 6
Boardnst - 1:12.
2:1 2. 2:1 5, 3:6, 3:9.
3:1 7. 1 9:25. 20:5.
20'.22, 22:3. 23'.4,
24:12. 25:1. 25:18,-
35:1 1 . 35:23. 39:1 2.
39:16, 41:19, 42:17,
43:9. 46:13. 49:7.
51:19.51:25
Board's rzt - 25:24.
60:1 1
BODNAR rzst - 4:24.
14:19. 19:7,22:9,
25:4. 27:14. 30:13,
30:18. 30:23. 32:6.
35:13. 35J 7. 35:20.
39:9. 40:24, 44:8.
48:1 . 53: 1 5, 54:9.
55:1, 55:23. 56:15.
56.,23. 57:11. 57:14,
57:19. 58:1 9. 58:23
Bodnar tzt - 1 :1 3.
58:1 8
bodv rrt - 57:25
booth rrt - 45:1
bottom rtt - 40:20
break rrt - 51:4
breaks ttt - 7.25
Brickell rrt - 40:tl
brief rrt - 35:1 9
brino lrt - 50:4
brinos rrt - 13:6
Britain ltt - 4:1
broken nt - 46:16
brouoht ltt - 9:1 3
bulldino tsot - 2:8.
2:9, 5:23. 6:9, 6:11,
6:14. 6:15. 6:19,
6.?4 7.13 7.17
7:24. 8.6. 8:18. 8:21.
13:21. 14:12. 15:4.
15:20. 16:25. 17:15,
1 7:1 6. 1 9: 1 5, 23:9.
26:6.27:5, 29:12,
31 :15, 31 :21 . 36:16.
36:24, 37:1, 37'.22,
38:16. 38:19. 40:12.
40:15, 42:5, 42:19. .
45:5, 45:8. 46:21,
46:25, 47:2, 5O:1 .
50:4. 50:8. 50: 1 8.
52:3. 52: 1 0. 53:7,
53:1 1 . 53:1 3. 55:8.
57:25. 58:1
buildings ttt - 4:19,
8:1 0. 8:1 3. 26:4.
26:15. 28:14. 28:17 ,
28:21. 36:21, 42:24,
49:1 9
builds rrt - 41:18
built tst - 37:8. 38:15.
40:17
burden trt - 33:23
busv lrr - 55:19
buttonwood rtt -
17:21
c chanoes rzt - 41:5.
49:4
characler ra - 16:.22,
26:14
clted Irt - 29:3
city tst - 22:2. 22'5.
28:9. 40:10,51:22
CITY rrr - 1:1
City rgr - 1 :1 9. 1 :20.
21;16. 21:24, 22:7 ,
34:7. 53:1 0. 60:1 0,
60:1 6
Glty's rrt - 33:8
clad rtt - 15:16
claritv rzt - 43:23. 44:7
clarifuinq rrt - 43:12
clarity tt - 53:19
cleartu - 17:25.
50:15. 50:16. 51:10
clearerrst - 11:3.
56:1 1. 57:23
clearlv ttt - 55:3
client rtt - 22:15
cllents tsr - 29:7. 30:1.
31;17 , 31:22, 32:2
clients'rtt - 29:21
close trt - 39:1 0
closelytrt - 36:12
closer rst - 1 1:21 .
14:8. 15:10
clubhouse rror - 9:20.
13:1. 15:24. 16:7 ,
16:9, 26:7, 47:21,
48:4, 4B:8,48:12
Goconut rrr - 32:1 5
code tat - 28:10.
31:19.43:4
Code tzt - 23:25,
24:24
Collins rzsr - 1:9.2:4.
6:4. 6:5, 8: 1 0. 8:1 3.
9:24 . 13'.7 . 14.1 ,
14:9. 14:14. 1 5:8.
17:1. 23:7 . 23:10,
26:6. 32:18. 36:20.
43:20, 45:7. 45:10,
46:17, 50:25. 51 :5.
51:9
color tot - 9:1 5. 1 0:23,
11:1. 11:16, 11:22.
40:5
coloration ra - 47:19.
48:1 5
cominq rst - 13:20.
42:.6, 43:1 , 44'.13.
52:12
cornment lgr - 39:1 2.
43:13.55:17
comments rnl - 3:16.
43:1 8. 57:13. 58:4
COMMISSION rtt -
1:1
commlt tet - 53:3.
53:4
committed rtt - 53:4
common rst - 23:23.
2!24.32:21
community tzt -
38:12.38:13
compatibilitv rzt -
26:3.42:15
compatible ra -
24:18. 28:15.29:1,
29:5.57:23
compelllno lrt - 26:22
comp-etent tzt - 33:1 8,
35',24
complement ttt -
16:12
completely tt - 26:1 0
complicating Ltt -
50:1 4
complies ttt_- 33:24
comply rtt - 26:1
comprised rrt - 42:25
conceive rrt - 6:9
concept lzt - 5:22.
6:1 9
conceptual rtt - 16:19
concern tzt - 26:21,
41:12
concernedttt - 43:14
concerninq rtt - 27:1
concerns t1l - 2:1 4
concluded) rtt - 59:4
concludes tzt - 19:22.
38:7
conclusory nt - 31:8
condition m - 6:1.
51:20. 52:9. 54:1 1 .
56:8, 56:9, 56:20
conditions rzt - 3:3.
27:7
condominium rtt -
32:22
Condominium rsr -
28,4.32:17.33:1
confident ttt - 21 :10
conformance ril -
43:7
connect rl - 54:1
connection rtt - 54:19
conseruative rzt -
49:11, 50:22
consider ttt - 33:21
consistencvrtt - 36:1
consistent ttt - 4:6
construction [ot - 2:6,
51 :1 8. 52:4. 52:1 3.
52:21,53:2
cabana trt - 29:25
cabanas rl -_ 17:7
Camilo ttt - 21:9
canopy rgt - 1 0:1 ,
14:2. 14:25.43:25,
44:16. 44:23.46:2.
46:7.55:21
cantilevers rtt - 50:7
Capital rst - 3:20.
21:1O.22:6
Carrlaqe ltst - 23:6.
23:17.28:3, 29:6,
32:16. 33:1. 33:14.
35:10. 36:1 0. 36:22.
37:4.37:12. 37:14.
37:25. 39:1 8
carries rtt - 50:1 9
carrvrrt - 5'1 :7
carves ltt - 8:4
carving ttt_- 8:19
Gasa rrt - 50:2
casetot - 30:3, 33:13.
34:4. 34:20. 43:3.
52:18
celebratertt - 18:21
centerttt - 45:21
certain ts - 2:13,
26:19. 37:17. 40:13,
54:1 8
cer1ainlv tzt - 41,22,
54:12
CERTIFICATE rrt -
60:1 '
ceilify rtt - 60:8
Ghairrar - 3:9, 4:23,.
19:21. 2O:3. 20:12,
27:15.35:18, 52:22
CHAIRMAN tzet -
4:24. 14:19. 19:7,
22:9.25:4. 27:14,
30:1 3. 30:1 8. 30:23.
32:6. 35:13. 35:17.
35:20. 39:9. 40:24.
44:8. 48:1 . 53: 1 5.
54:9. 55:1. 55:23.
56:15. 56:23. 57:1 1 .
57:14. 57:1 9. 58:1 9.
58:23
Chairmanrat - 1:13,
20:22,22:4,56:6
chalk ra - 9:1 5. 1 1 :1
challenqes ttt - 13:1 1
CHAMBERS rtt - 1:1
chambers ttt - 2:2
change rst - 21:4.
21:5,55:14
changed ltt - 48:6
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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consultant 11l - 4:4
context rzr - 11:23.
56:3
contextual rst - 36:16.
36:1 8. 50:24
contextually rtt - 5_6: 2
contiguous trt - 28:20
continuation rtt -
57:4
contilue rtt - 52:25
continued lrt - 2:12
g:ontinuous tzt -
45:1 1 , 54:3
contraru lzt - 6:20.
33:5
controversial rtt -
56:7
conversation rzt -
19:24,20:2
copv ttt - 48:24
cornertst- 10:11,
56:21, 57:1
corners lzt - 56:24.
58:2
correct rst - 44:5.
46:9. 47:5
corridor rzl - 18:5,_
29:3
corridors tzt - 24:20.
28:22
corrugated rzt - 47:8.
55:1 0
Costa tst - 26:1. 26:5.
26:23, 38:1 5. 39:1
COUNTY rrt - 60:5
County rrt - 60:17
couole lrt - 19:9
course tt ot - 5:14.
5:24. 8:17, 15:1.
36:4. 44:1 6. 49:1 6.
50:6. 50:21 . 54:1 5
COURT rtt - 60:20
Court rl - 32:1 5
cover rrt - 57:4
covered rrt - 14:2
create rut - 7:2. 15:5.
45:6. 56:1 1
created rzt - 19:1 1.
39:5
creates tel - 8:18.
18:4, 18:18, 29'.2,
37:24.49:25
creatinq lot - 17;15.
17:17, 18:12. 19',17.
38:5. 48:20
creek rtt - 6:4
Creek rzt - 6:6. 14:6
criterianlr - 24:2.
24:9.24:14, 24:15,
2912. 33:25. 34:4.
34:16. 36:1. 42:14.
43:8
criterion ttt - 39:21
critical rrt - 7:5
cross tzt - 1 8:1 . 30:1 1
cross-examine ril -
30:1 1
crosswalk ttt - 13:13
cultural rrt - 49:18
curb rz - 13:14. 13:22
curbedtrt- 19:1
curbs ll - 48:21
currenltzt - 21:12.
29:12
curves ttt - 19:2
cutnt - 13:22
cuts rrt - 13:14
describe rrt - 53:22
Desiqn lst - 41:19.
49:7. 60:11
DESIGN rrt - 1:2
design tzgr - 2:6, 2:14.
4:1 0. 5:16. 9:6. 9:1 9,
11:10. 12:7.23:13.
)4.? 24-5 ?4:7
24:13. 25:23. 28:12,
29:3, 29:11. 33:8.
33:25, 34:3. 34:8.
34:1 5. 35:4. 39:1 6.
39:17. 41:4, 43'.14.
48:22,48;24
desiqned rt - 23:19.
37:25.45:6. 47:15
destabilizinq trt -
27:2
detail rst - 10:6. 1 1:8.
96:9
detailed rzt - 4:9. 7:11
detegninations ttt -
36:6
developtzt - 12:22,
15:25
develooerttt - 24:5
developers rt - 21 :2
development rot -
12:20. 33:6. 33:1 0.
41 :14. 49:1 7, 50:9
developmental rtt -
33:5
devetopments ttt -
13:3
diaqram ltt_- 17:25
diaqra'ms trt - 23:21
diamond rtt - 56:4
Dickman t+t - 22:13.
23:20. 27:16. 27:25
DICKMAN rot - 22:14.
27:19. 27:22. 3O:15.
30:21. 31:1
dickman's trt - 35:8
Diffenderfer lrt - 1 :1 5
DIFFENDERFER tsr -
20:7,39'.24, 58:11
diffenderfer rtt -
58:1 0
different rs - 26:14,
44:2.48'.18. 49:20.
50.21
differs rtt - 49:1 I
difficult rtt - 55:1 I
difficulty rtt - 44:20
diminution ttt - 29:23
directlytst - 6:4. 6:5.
10:15, 23:9. 28:4.
28:6,34:5, 48:24
disclcsu re rt t - 20: 1
disclosures rtt - 20:5
discreoancy ltt -
43:17
discusslon rtt - 55:1 2
disinoenuous trt -
31:23
dlstlnction nt - 5{1 7-
district rst - 37:4.
41:16. 41:24
dlverse rrt - 18:19
dog rrt - 6:10
dog-like rt - 6:1 0
domain lrt - 53:13
done rgt - 7:16. 9:8.
1O;1O. 1O:17. 12:24, ,
21:8. 42:22.42:23.
47:.25
door nt - 52:21
down rot - 7:25. 18:14.
M:14. 44:22,44:23.
5'l:12
draft rtt - 3:-3
dramaticallv ltt - 50:7
drawings ltt - 3:1
DRB ra - 26:20. 35:3
DRB21-0694tsr - 1:9.
2:3. 60:12
driveway rtt - 43:21
dune [+t - 16:21 . 18:7.
18:18. 1 9:1 8
durinq rrr - 27:2
dynamic trt - 7:3
encroachments rtt -
43:5
end rst - 38:9. 55:9.
55:22
enforcement ttt -
31:19
enhancement rtt_-
39:6
enhances rtt - 28:16
enlarged rtt - 12:25
ensure ttt - 46: 14
enter rzt - 13:15.
13:20
enterlnq rtt - 13:19
entire rst - 31 :15.
34:3. 42:5
entiretv ttt. - 37:14
entities ltt - 26:18
entitled rrt - 41:1 1
entitlement rzt - 34:1 .
34:12
entrance rtt - 17:23
entrv ttst - 9:25. 13:3.
13:5. 13:6. 13:8,
14:3, 14:12, 14:17 ,
14:24. 15:2, 15:6.
1 5:1 8. 16:6. 43:17.
44'.18. 44:25, 45:12.
45:15. 45:25
environment [zt -
26:24.28:15
equally ttt - 57:23
equipment rtt - 43:6
especiallv rst - 40:4,
46:12. 52:13. 55:20.
56:7
Esq ltt - 1:23
essential rtt - 33:16
establish rtt - 41:15
established ttt -
51:10
establishinq ttt_-
39:1 9
Euro trt - 34:7
evaluated rtt - 27:8
evervwhere rtt:40:9
evidence tzt - 33:1 9.
35:25
ex trt - 20:1
ex-parte ttt - 20:1
exact rtt - 47:18
exactlvltt - 43:23
examine [zt - 30:1 1 .
31:3
excellence rtt - 28:12
exception rtt - 26:20
exceptionallvttt - 4:8
exercises rtt - 53:8
exhibits ret. - 23: 1 5.
24.21, 29:8
D
DADE rrr - 60:5
Dade tr - 60:1 7
date ttt - 2:13
dated trt - 35:8
DATED rrt - 60:16
datum rat - 8:12. 51:8,
51:10
DearLrr - 23:4
decades rt - 21:10
Decembertst - 1:2.
35:9. 60:1 1
decision r4l - 27:11.
28:10,30:9.32:4
deck nt - 26:13
deep trt_- 49:15
deter,a -,22:15,
46:1 3
deficient ltt - 39:20
define rtt - 50:17
deqree rtt - 30:4
degrees rzt - 6:1 2.
37:1 9
delegatlon ttl - 35:4
demoqraphic rrt -
21:18
dernolished rtt - 2:10
demolition ttt - 27:3
Dennis lzt - 3:23. 9:2
DENNIS rrot - 9:1.
44:10, 45:24. 46:9,
46:24.47:5. 47:15.
48: 1 0. 55: 1 6. 56:21
dense lrt - 19:14
densitv rtt - 21 :14
denv rst - 31 :6. 32:1 .
35:1 1
department rtt - 52:3
Deputy rrt - 1:20
descend rtt - 17:1
E
eastnt - 38:19
echoedltt- 19:1
echoes ttt - 16:2
echos ttt - 16;9
edoe rat - 9:1 9. 1 1 :10.
11:.11, 11:17 , 54:20,
54:21, 57:4, 57:8
edoes tr - 48:22
effect rat - 31 :16.
33:1 1. 48:5
effective rtt-- 9:1 1
efficient ttt - 28:18
either rst - 13:24,
39:1 9. 49:7
elected ttt - 53:10
eleqant tzt - 49:5.
49:1 0
elementsrat- 11:15,
12:7. 32:21, 47:10
elevation rtt - 29:17
elevations tr_- 57:2
emollients rtt - 15:17
emohasize rtt - 9:9
emnhasizes rtt - 9:16
en trt - 29:3
MrAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 37s-5600
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existinq tt rt - 2:9.
2:19. 13:12, 13:14.
17:10, 28:13,29:5,
29:19. 38:1 5._3-$1 ,
51:11
exit tzr - 15:9. 15:1 0
exiting rrt - 13:22
experience ttt - 10:2
expertise ttt - 52:1
experts ttt - 27:9
explain rtt - 54:13
expose ttt - 5:1 1
expressed ttt - 2:14
expression rzt - 7:13,-
49:2O
expressions rtt -
50:1 6
extensive rtt - 38:2
extent rtl - 33:1 1
exterior rrt - 1 9:1 3
extra rzt - 31:13. 52.6
extraordinary tsl -
20:24, 21:13.21:15
finger trt - 53:23
finish lzt - 47:14.
47:15
fins lrt - 47:16
firmlzt - 27:25,28:2
fifrnly rtt - 21 :18
firstrtot - 5:10. 5:21.
7:23. 9:4. 2O.12, .
25:8.25:17. 35:23.-
42:1. 42:2
fits rrl - 49:9
fittingftt- 11:22
five Ft - 14:?1. 35:20.
35:22.43:2
flood lrt - 29:17
floor tat--.36:25.
53:23, 55:7
Flores rt - 3:23
FL9RIDA tt - 60:4
Florida rn - 4:3,
18:22, 21:3, 28:1,
34:20. 53:9. 60:17
flow rrt - 8:21
flowing trt - 55:25
focus rtt - 31:10
focqsed rrt - 7:9
fold rtt - 38:24
follow trl:- 33:1 5
foot tst - 8:1 1. 43:3.
46:6
footprint ttl - 40:1 9
foregoino nt - 60:1 3
form rot - 7:3. 9:17.
1 1 :2. 45:5, 50:17.
50:21
former rtt - 17:3
forms tzt - 1_9:2. 19:3
forth ro - 24:1 1,
24:15. 33:17 . 35:7 .
41.:8,
fortunate rrt - 38:10
forward tst - 5:17. 8:9.
22:11.36:13, 54:24
foundation rtt - 27:3
four tst - 2:2.2:22.
3:20
f-glrr-bedroom nt:
2:22
frameworkttt - 13:18
freeboard rst - 29:17, .
31:13.31:25
Fridayrrt-1:2
front tst - 16:22,
17:19. 17:23
frontaqe rtt - 14:9
full tst-- 23:5, 41:19.
41:20
full-time ttt - 23:5
future Lzt - 31:20.
52:18
g hard rzl - 18:11. 53:22
hardship rrt - 39:22
hazardnt - 27:2
hear tst - 27:1 9.
32:1 1. 39:1 8
heard rtr - 2:11
hearinq [at - 30:6.
3?:?3,_3224.35:3,
3$11. 46:8. 59:4
height rrot - 7:19_. .
26:4. 34:1 , 34:11 ,
37:3, 41:9. 41:.1 1,
41'.12, 41:15-41:18,
41:23, 42:7. 42:14,
43:5, 43:10. 51:1
help ttt - 56:2
]preby tt - 60:8
Hitr - 22:22
hi tzt - 25:11 , 25:17
hiqhest rrr : 29:15
hiqhlights rtt - 12:9
hold rrr - 27:10
home ttt - 17:1 I
homes'rtt - 29:24
hope rs - 22:3. 22:5.
45:1 5
hopefullv rtt - 46:2
House nn - 23:6,
23:17 . 28:3, 29:6,
32:16. 33:1. 33:14.
35:1 0. 36:1 0. 36:23.
37:4. 37:12. 37:14.
37:25. 39:1 9
huge ttt - 31 :15
Huoh rtr - 4:3
human rrt - 27:1 1
hyoerrrt - 29:20
impacts rtl - 28:20
impairment rtt - 37:1 9
impartial rrt:_27:9
important rtt - -29:2
impose ltt - 51:20
imposes rtt - 3.9:22
impossible ttt - 11:12
improperrtt - 35:3
improvements t:t -
40:1. 40:4. 41 :6
in-person tl_- 35:15
iLasmuch ttt - 35:1
inaudible rzt - 37:9.
42:2
inatldible) rzt - 3J:11.
38:6
includinq rgt - 8:14.
24:15.29:24
incorporates rtt -
19:18
increase rst - 17:4.
17:13.3&25
increasinq rtl - 17:6
increasingly ttt -
26:25
incredible rtt - 22:2
lndian rzt - 6:5. 14:6
indicative ttt - 22:1
individual rzt - 10:19.
41:21
inevitably nt - 49:19
inhabit tl - 18:13
inhabitants ttt - 19:12
initial ttt - 33:23
inset ro - 10:10.
10:17. 11:3. 11:17 ,
12:6
inside rat - 56:21.
56:25. 57:1
install ttt - 52:17
instances rtt - 42:17
instructive rtt - 7:15
inteqrate rtt - 6:1 6.
integrated ttt - 14:25
integrates rtt.- 7:17
i-ntention ttt - 48:25
interestrot - 21:23.
32:21 . 33:3. 45:1 3.
50-:14. 53:2
intergrade rzt - 7:1 .
10:2
interiorrtt - 19:13
interlaced ttt - 17:21
interlockinq rzt -
54:16.54:22
interplay rl - 12:14
interrupt rzt - 19:7,
30:1 3
intersection rot - 7:6.
oarden rst - 14:10.
15:11. 17:17
qardens rz] - 12:13.
16:24
general rzr - 30:5.
33:12
oenerous tlr - 15:6
GFR rrt - 11:6
QFRC tzt - 47:16,
47:2O
GFRC'sttt - 16:12
Gib,bs rzr.- 32:9. 32:14
GIBBQ rzt .- 32:10.
32:13
Giller ta - 1 :15. 58:12
given trt - 56:3
glare rtt:28:23
qlassrgt - 10:12,
15:16. 15:17,29:2A.
31:14.37:17
goalstzt - 25:25,26'.2
Gorlin tat - 1:16. 20:3.
58:8. 58:14
GORLIN Lor - 49:2.
50:23, 51 :1 3. 52:1 1 .
58:6, 58:15
qovernment rtt -
26:1 8
qrant ttt - 43:9
sreatnt - 5:11, 27:22.
38:12. 39:6. 4011 .
40:1 B. 58:23
greater tst - 30:4,
33:1 1. 40:1 0
qreen r+t - 38:25.
39:5,44:13. 44:22
oreenerv nt - 44:18
ground rgt - 8:4. 8:6.
12:.20. 15;15. 19:4,
46:3. 49:23. 50:10.
54:4
Group trt_- 34:7
Grove ttt - 32:1.5
quidelines mt - 25:24
Gustafsgn rtt - 3:25
swspt - 42:22.47:6
E
tagaderq - 42:20.
44:14. 44:23.44:24
face rt - 5:1 1
faced tzt - 5:25. 13:1 1
taces rzl: 5:4, 42:20
facing rtt - 37:11
fact r+t - 31 :1 1 , 31j1 2,
31.24, 36:11
facts rzl - 34:18. 34:23
Faen-a ttt - 49:23
Iall tr - 24:1
failed rrt - 33:22
fails tsr - 24:8. 24:13.
29:10
fair rrt - .30:6
fall rrt - 53:13
familiarrrr - 34:6
feartzt - 21:6. 51:16
feature rzt - 18:4.
57:21
feedback ttt - 4:1 1
teetn_qt - 7 :20, 7 :21.,.
17;11, 17l'12, 23:.12.
28:7 . 28:8. 29:16,
31:12. 31:23, 31:25.
34:1 , 43:5
fefnoral ttt - 15:16
few rsr - 5:3. 5:15.
30:1 6
Filq rrl.- 2:3
final rtt - 35:2
findings tt.- 36:4
finett - 27:20
t
iconic rtt - 7:3
idea lsr - 7:23. 16:20.
18:17
identify rzt - 56:18,
56:1 9
identitv tzt - 48:17.
50:1 I
illustrate rtt - 23:21
illustrates rrt - 16:1 9
illustration ttt - 8:16
imaqe tzt - 10:21.
11:25
imaoes tzt - 6:20, 7:8
imagine rrt - 55:21
imitate rtt - 1 6:1 0
imoactlq - 21:12.
23:22. 27:11.29:19
impacted [zt - 23:9,
30:3
H
Haqopian rtt - 1:14
Hahn rtt - 25:8
HAHN rst - 25:10.
25:15,25:17
hand ra - 4:1 6. 1 2:16.
22:11, 3516. -53:21
happv tzt - 44:7 . 54'.23
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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7:11.9:10.53:20.
53:21. 55:4
intimacv rrr - 1 7:1 4
intlmate trt.- 1 7:1 5
introduce ltt - 17:8
invite rrr - 50:10
invites rtt - 49:24
inviting rrt - 5:1
irritations trt - 21:21
isles ttt - 40:12
issue ltt - 41 :9
issues rat - 24:7. 52:1.
53:1 2
Item rtt - 60:12
Item n - 27:17
ITEM rrt - 1:B
iterations rzt - 44:1 5.
46:1 8
itself rrzt - 6:2, 6:24.
15:3. 17:18. 36:23.
37:4, 44:23. 45:9,
46:3, 48:23. 54:15.
54:20
Kind rszt - 6:10. 9:1 1 .
9:1 2, 9:1 6, 1 0:1 1 .
1O:22, 11:5, 11:11.
11:21. 13:12. 13:25,
14:1, 14:10. 14:17 .
15:9. 15:11.15:16.
15:23. 16:1 .44:14.
44:17. 45:2. 45:12,
45:14, 46:4, 47:22.
48;13, 48:17 . 48:21.
49: 1 2. 50:4. 51 :9
knows trt - 35:24
lite ru - 27:12, 29:22
liohlrzt - 13:13, 29:22
lighting ttt - 28:23
limestone rtt - 12:2
llmlt rzt - 34:11
limitations trt - 30:1 1
line rzt - 1 0:12. 54:17
lined trr - 13:5
lines tzt - 26:1 1, 28:22
lininq ttt - 45:19
link trt - 17:16
listed trt - 24:14
lists trt - 25:25
live rgt - 26:6. 27:5.
40:1 1
living trt - 52:20
lobbytrt - 15:15
located tat - 23:8,
26:24, 27:25, 29:13
locationlat-21:12,
23:1 3. 28:1 3. 56:1 7
loqic rtt - 50:17
LONG Lrzt - 4:25.
5:10. 12:18. 14:21.
49:15.51:6.54:5.
54'12 57:3 57:1?
58:22. 59:1
look [r st - 7:1 5. 1 1 :21 .
31:14. 36:1 2. 39:1 3.
40.21, 48:12. N:?2.
53:21 , 54:2. 55:1 5*
56:1 . 56:23
looked tst - 54:7,
54:1 9, 55:1.8
lookin.S rttt - 5:17.
10:15, 12:5, 12:12,
1 5:9. 1 5:22. 16:6.
19'.19, 44:1. 47:12,
50:1 5
looksrzt - 44;2, 47:7
looms ttt - 38:1
Lorena rrt - 60:7
IORENA rrt - 60:20
love nt - 30:21
lovinq rtt - 18:6
lower tzt - 42'.19,
42:21
lush ror - 1 3:25. 1 4:1 0.
15:11, 44:3, 44:17 ,
45:1 1
luxury rtt - 21 :17
Manager lrt - 53:1 0
mandate rt - 25:25
manipulated rtr - 7:1-
manipulatinq ttt -
6:14
manipulation rtr - 8:3
mannerltl - 29:4
many-fold rrt - 38:24
marqinal trt - 18:6
Marissa ttt - 3:10
marked rrt - 23:14
mass let - 8:4. 29:3.
42;15
massinq m - 6:15.
7:1 ,9:25.24:17.
26:4.28:25, 46:15
massive rrt - 36:19
massivelvrtt - 26:5
Mast rsr - 3:20. 21:9.
22:6
material rot - 9:12,
9:13, 47:7 , -47:13,
47:17. 48:19
materialitv rzt - 48:1 6.
50:1 5
materials rzt - 43:1 5.
43:21
matterrrt - 53:7
maximize rrt - 6:13
maximum lat - 7:19.
41:15. 41:23.42:4
maxinq t1t - 42:7
nlean rgt - 16:7. 41:9.
45:20. 46:10. 49:9.
49:1 6, 51 :6. 5J :14.
58:24
means ttt - 30:5
mechanical tzt - 7:21.
43:6
meet tst - 20:9, 29:10.
33:23. 49:23. 50:10
meetinq lzt - 3:17.
60:1 1
meets rrt - 34:3
mega rtt - 28:11
memberrtt - 20:1
MEMBER lzot - 20:7,
39:1 5. 41:1. 43:1 1.
45:17. 46:10. 47:24.
48'3 49:1 49:?
50:23, 51 :1 3. 52:1 1 .
57:15, 58:3. 58:6.
58:1 1. 58:13. 58:15.
58:1 7
Membersl4l - 1:12,
3:9. 20:5. 23:4
members tsr - 2:2.
23:1 6-30:4, 35:1 5.
46:1sl
mention Lrt -_26:21
mentioned rat - 1 1:1 9.
42:1, 42:12, 48:11
meritrrt - 38:17
met rzt - 9:6. 42:1
methodoloqy ttt -
52:4
methods rtt - 53:2
metrics rzt - 50:16.
50:1 7
Metropolitan rtt -
40:1 0
Miami rtot - 18:22.
21:16. 21:24,22:7.
25:23.34:8. 49:22.
60:10.60:17
MIAMI tzt - 1:1.60:5
MIAMI-DADE rtt -
60:5
Miami-Dade rtt -
60:1 7
Michael m - 3:8, 3:1 9.
3:23.25:6, 32'.7,
46X4,51:14
rnicrophone rtt - 44.8
Miquel rtt - 21:9
Mike rtt - 21:7
mtnd tzt - 30:24, 47:1
rnine rtt - 23:12
mini rtt - 48:1 3
minimize ltt - 28:23
minute rtt - 19:8
minutes lst - 14:22.
30:16, 30:1 9. 30:22,
30:23, 30:24. 31:6.
35:20.35:21
mixture rtt - 12:1
model rst - 36:13.
39:14, 44:19, 46:12,
56:24
models rtt - 36:17
modifications rzt -
2:23,3:15
moditu ltt - 56:11
moment rtt - 7:10
monitorinq tst -
51:21 , 52:17
months rtt - 5:15
morning tgt - 3:9. 9:1.
16:18, 20:14, 20:21,
22:20. 23:3. 27:24.
32:10
Morris trt - 51:2
most lst - 7:5, 8:9.
21:1. 42:23, 45:14
motion tnt - 57:14.
57: 1 6. 58:7. 58:20
rnove ra - 14:23. 15:4.
1 8:14. 54:24. 58:5
moves rtt - 50:12
movinq rzt - 14:16.
L
land rst - 18:20. 33:6.
41:14
lands lrt - 28:21
landscape rrst - 3:24.
6:1 6. 8:20. 1 2:1 9.
16:20. 17.14, 17:18,
17:22, 18:8. 18:13,
1 8:1 8. 1 8:23. 1 9:1 7.
21 .25. 50:11
landscaoed lzt - 13:8.
14:10
landscaping tot - 7:2.
12:22. 14;1. 16:17.
38:25. 45:10
Lapidus rtt - 51:2
large rtt - 46:20
largely trt - 37:7
laroer rzt - 36:24.
36:25
last rt rt - 2:1 1 . 3:1 7.
5J 5. 5:23, 6:21,
1 2:1. 32:8, 38:1 8.
43:18. 46:8. 53:18
law tst - 27:25.32:14,
33:16. 34:20. 53:9
laverrt - 11:7
lead rtt - 45:8
leadinq ttt - 43:20
leads tst - 14:1 1 ,
14:18. 18:7
left ttt - 53:21
left-hand rrt: 53:21
legal tat - 24:23. 30:6.
36:11. 53:7
leqallv tst - 36:7, 37:3,
37:20
leqitimate rzt - 33:2,
53:1
less tst - 21 : 1 2. 21 :1 3.
28:7
letter tzt - 30:25. 35:8
lettinq rrt - 55:24
level tat - 1 5:15. 27:1 . -
56:1 3. 56:1 6
J
Jacky m - 22:15
iackv ttt - 22:1 8
Jacqueline lqt -
22:19. 22:22, 23:4.
25:5
Jasonm - 1:14.3:22.
4:17. 12:17. 45.4.
48:1 0. 49:8
Jason'sft - 55:17
Jay tzt - 20:13. 22:9
Jim rrr - 1:13
Johnson ttt - 4:3
iudiclal rst - 30:7.-
31:2.31:4
K
KALLERGIS rrr - 5:3.
5:8,20:4.20:10.
20:14, 20:20. 22'.22.
23:2, 25:11. 25:16.
41:13
Kallergisrrt- 1:20
KASDIN tgt - 3:8. 5:6.
19.21 ,35:18.35:22.
46:7, 47:3, 52:22,
59:2
Kasdin tst - 1:23.
3:10. 20:23, 34:5.
35:1 9
keep ttt - 30:24
keptnt - 17:24
M
main rst - 16:2. 16:1 1 .
37:6
maintain rtt - 24:19
malntalns tzl - 29:2,
51:1
MrAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
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2-l:16
MR roar - 2',1, 3:8.
4:25, 5:3. 5:6. 5:8.
5:10,9:1.12:18.
16:18. 19:9. 19:21 .
20:4.20:10, 2012.
20:14, 2O'.19. 20:20,
20:21 .22:12,22:14,
22:8, 22'.22, 23'.2,
25:7 , 25:10. 25:11,
25:15, 25:16.25:17.
27 :15. 27:19 . 27 :21 .
27:22. 3O:15. 3O:21,
31 :1 . 32:8, 32:1 0.
32:12, 32:13. 35:14,
35:18, 35:22. 39:24.
41:13. 41:25. 44:6.
44.10, 45,24, 46:7.
46:9. 46:24. 47:3,
47:5. 47:6, 47 .15.
47:23, 48.10. 49:15,
51:6. 51:24. 52:1 5.
52:22. 54:5. 54:12.
55:16. 56:6, 56:1 8.
56:21. 57:1, 57:3,
57:6. 57:12. 57:17,
58:7. 58:1 2. 58:14.
58:1 6. 58:1 8, 58:20.
58:22. 59:1 . 59:2
MS rst -_?2:20, 23:1.
23:3
multifaE0lly tzt - 2:8.
42:23
multiple rrt - 21:21
Musica ttt - 50:2
must tzt - 30:1 0,
34:1 8
neiohboring trl -
32:25
neiqhbors lsr - 4:19.
6:17.27:5, 40'.6.
51:1 5. 53:1
Neil r+t - 3:24. 5:19.
12:21 , 16:16
Neisentst- 1:23.
3:10.4:25.20:8.
35:1 9
NELSON rat - 41:1 .
43:1 1 . 45:1 7, 46:1 0.
47:24. 48:3. 49:1 ,
58:1 3
Nelson lzt - 1:15.
58:12
never rtt - 6:21
New rrt - 9:3
new tgt - 2:7. 5:3,
2!:4. 28'.11 , 29:19,
31 :21. 38:1 1. 51:1 7.
52:13
next rast - 5:20. 6:18.
7:4,7:14,7'.22. 8:2.
8:8, 8:22. 10:4.
1 0:1 0. 1 0:1 3. 1 0:16.
10:20, 10:24. 11:9.
11:11. 11:14, 11:18,
11:24, 12:4. 12'.8,
1211, 12:15, 12:18,
13:10, 14:4. 14;7,
14:15. 157 . 15:.14,
15:21 .16:4. 16:8.
16:11. 16:14, 17:2,
1 8:9. 1 8:1 6. 1 8:24.
19:5, 19:16,22:12.
22:18. 52:20, 54:1,
54:1 6
nice tst - 1 7:5. 1 7:1 7,
18:12. 40:4.44:22
Nicholas nt - 1:20
Nick rtt - 41:7
nobodv ttt - 53:10
noise ttt - 29:22
non rzt - 39:16.39:25
non-architect [tt_-
39:25
non-desion rtt - 39:16
none rrt - 24:6
north rrtt - 4:20. 8:15.
12:13, 13:20. 13:22.
1 5:19. 16:25, 28:4.
37 1O, 38:20, 57:2
northeast nt - 12:6
note rtt - 19:23
noted rsl - 2:23. 3:3.
44:2
notes rtt - 60:14
notewofthy ttt - 42:9
nothing rst - 20:17.
22:25,25:14
nollce tzt - 32:22.
32:24
notion ttt - 42:10
Novemberttt - 24:6
number tat - 21 : 14.
24:1. 24;14. 25:25.
29:1 8*36:9. 44:1 ,
52:24
Number rgt - 33:22.
34:13. 34:25
numbers rrt - 46:20
numerous rtt - 29:1 1
49:25
opens lrt - 8:6
oplnes trt - 34:14
opinion rst - 23:24,
34:19,34:22
opinions rtt - 34:24
opoortunities trt -
49:25
opportunity rzt -
21:25.22:5
opnosed trt - 23:18
opposite rtt - 38:4
orchestrated rrt -
13:16
order Ht - 2:13. 3:4.
34:25. 56:10
orlentation lzt -
24:17,28:24
oriented rrt - 28:6
originally ttt - 17:10
outslde rrt - 56:24
overall tst - 7:13.
12:20.42:14
own tu.-.37:24. 38:1.
48:16. 52:17
owner rgt - 23:5.
32:25, 41:17
owners rzt - 23'.17.
28:2
ownership ll - 32:20
Patrizig tzt - 3:20,
21:7
pavllion rtst - 9:20.
10:1.13:4. 13:5.
14:3. 14:13. 14,24.
15:3. 15:24. 1 6:6.
43:17, 44:18. 48:'12
pavilions ttt - 47:21
pqdestrian rst - 14:18.
15:12.28:21 , 45:22.
46:6
pedestrians rat - 13:9.
13:17. 13:23. 14:23
penthouse rqt - 23:6.
23:14. 28:2, 37:16
penthouses mt - 40:8
people rzt - 18:13.
49:24
perimeterrtt - 19:14
perpgtual ttt - 37:21
person rat - 20:13.
22: 1 2, 35: 1 5. 39: 1 6
perspective tl -
26:10
philosophical rtt -
49:1 3
photographs rzt -
23:21, 24:20
piece tzt - 38:23.
40:1 6
pilinss rtt --?7:3
placed tat - 17:19.
18;3. 27:4, 27:10
placeholder rtt. - 47:1
placesrzt- 18:13,
19:12
plain tzt - 8:5. 54:2
plan [n - 12:20. 16:19,
17:3; 36:5, 56:19
planned rtt - 10:6
plans tzt - 3:18. 46:19
planted trt - 17:12
planting lot - 17:9.
18:11.19:14,19:18.
45:25.46:1
plantinqs ttt - 19:3
plants tst - 16:23.
18:7, 18:20. 18:21 ,
18:22
plates tzt - 53:23. 55:7
plentv tzt - 34:21 .
35:22
plus rst - 7:20. 31:25,
35:6
pointm-13:4.34:5.
36:9. 36:22. 45:2.
47:6. 47:14
points tzt - 24:23.
33:20
pollution rtt - 29:22
o
obiectttt - 30:10
obiection ttt - 30:1 7
obiections rst - 4:20,
36:10.51:15
obiectively ttt - 29:9
obiects ttt - 33:14
obviouslv rzt - 15:5,
1 9:18
occurs ttt - 56:20
ocean rot - 6:3. 8:1 1.
19:19,42:8. 51:5,
52:14
October rst - 2:1 2.
32:23.35:7
ODP rrt - 3:23
OFlqt -1:1,60:1.
60:4. 60:5
offered trt - 19:24
Officettt - 1:19
offices ttt - 32:14
official rst - 52:3.
53:7. 53:8. 53:11.
53:14
offlclal's rrt - 52:10
officiallv rtt - 55:9
officials rtt - 53:10
often ltt - 50:1 3
OMAtat - 3:21, 9:2.
20:23.22:6
OMA's rtt - 49:9
once rtt - 32:1
one nat - 2:22. 7:9.
9:7 , 12'.24. 1311 ,
16:20. 21:22. 32:8,
37:16.40:11.40:14.
42:25, 43:18, 43:22,
44:3, 44:5. 45:21 .
49:6. 51 :1 3. 53:23.
54:1, 54:3. 55.3.
55:4. 55:8
online rzt - 20:13,
35:1 5
open tst - 6:15. 19:17.
P
packaoes rtt - 3:7
Paqe ltt - 3:6
pages tzr - 23:1 5.
60:1 3
pallet Ft - 9:13. 11:2,
11:16. 11:22
palms rtt - 17:20
paraoraphs ltt - 24:16
Parker rzt - 20:1 3.
2O:15
PARKER lzt - 20:19,
20:21
oarkinq rat - 2:20.
1 3:20. 1 5:1 9. 39:2
part t+t - 26;2. 35:1.
40:9. 47:3
oarte trt - 20:1
particular rzt - 41 :16.
41:24
particularly ttt - 26:12
parties rzt - 30:2. 32:3
passeg rtl.- 58:20
path tst - 13:25,
14:!. 14:17 . 44:25.
46:6
pathway ttt - 14:2
N
narne ur - 9:1. 23:4.
32:14. 47:1
Naples ttt - 28:1
N?tional trt - 60:7
native rtt - 18:21
naturallzed rtr - 18:21
near rrt - 23:23
nearly lzt - 6:3. 28:8
necessarvlzt - 4:22.
10:8
need lst - 5:4. 13:12,
1 3:1 5, 22:19. 55:3
needed ttt - 20:8
needs trt - 34:2
neiqhbor ttt - 52:1 6
neiqhborhood tat -_
11:23, 28:20. 33:4.
36:1 B. 36:20, 39:7.
42:16. 42:25
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC, (305) 373-5600
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oool nt - 12:25,
15:22, 16:5. 17:5.
17:6. 18:14.26:12,
29:25.37:7.38:1
PORTER tzt - 16:18.
19:9
Porter lst - 3:24, 3:25.
16:16
portion tst : 37:1 1.
39:1L 42:5
portions ttt - 8;10
Porto rrt - 50:3
position rtt - 29:9
positioning ttt - 21:13
possible rzt - 45:15.
51 :19
potential rzt - 6:13.
54:8
power rtt - 9:16
practice trt - 27:7
pre{ominant rtt -
8:12
pleference ttt - 54:14
prenared ttt - 32:4
Present ltt - 1 :1 2
present r+t - 2.2, 4:1,
21:4, 42:19
presentation lgt - 5:2.
19:22. 20:25. 35.7 .
35:10, 36:5. 38:18.
48:11, 58:24
presentations rtt -
43:2?
presented tat - 5:1 6,
5:23, 10:22. 12:1
presentinq lst - 3:22.
5:18,27:1
presents rzt - 26:8.
34:21
prettv ttt - 55:23
previous lst - 10:14.
10:21. 11:25. 25:19.
44:14
previous-ly tst - 5:1 7.
9:6, 44:1 3
primarily ttt - 6:22
privacv[st - 9:9. 10:5.
10:15, 29;23, 31:20.
47:17, 47:20. 48:19
privale rrt; 50:8
problem ttt - 52:19
problems tzt - 37:24.
40.2
proceeding rzt - 30:7.
60:1 0
process ttt - 34:9
Professional lzt -
60:8. 00:21
profile ll - 7:2
proiectttzt - 3:6.
21:11 . 21:19, 21:21 .
25:1. 26:1, 26:5.
26:23. 27:1O. 34:3.
40:23. 41:4. 41:22.
49:17. 50:19. 52:21.
57:22
projection ttt - 29:1 5
projects rzt - 21:8.
49:21.
promotes I1l - 28:12
properties ttt - 28:24
propertv rt at - 1 0:3.
15:13. 26:1O, 29:23.
32:19. 32:25. 33:3.
37:5. 37:15. 37:23,
4O:16. 41:17, 45:13
DroDose 11r - 46:22
proposed [tst - 23:10.
23:18. 23:22. 23:24.
25"2.28;5,28:7,
29:10. 29:14, 33:10,
33:25. 34:25,37:1,
38:1 1 . 38:21
Eotected rtt - 33:3
protection rzt - 1 5:1 .
33:4
protective rzt - 16:24.
18:18
provide rzt - 14:25,
34:22
provided ttt - 43:16
provides rst - 10:8.
28:1 8. 35:2
public tot - 26:19.
30:5. 33:12, 35:3.
39:1 1. 50:1
publicly rtt - 53:5
published rtt - 25:23
pull rzt - 16:21, 45:7
pulled ttt - 9:11
purchased tl - 23:7
pursue rtt - 54:13
purviewttt - 52:10
Wrch rn - 12:24
pushed rst - 7:19.
12:25. 14:14
put rst - 5:2. 30:1 1.
53:22
4:5
quick rrt - 2:1 6
quite tst - 21 :1 0,
26:13-54:21
rectanqular Ltt - 17:6
rectitinear lzt - 1 9:1 .
19:3
red rrr - 13:1 3
reduced lrt - 9:22
reducinq rtt - 29:18
refer rtt - 25:18
reference ltt - 48:22
rglerred rn - 34:6
refine lat - 5:1 5. 7:1 0.
7:12
refined rqt - 9:14.
11:10. 1116, 12:7
reflnement trt - 3:1 8
reflnements [st - 4:13.
8:25. 9:5
reflection ttt - 28:23
rellectsnt - 21:22
r_eaardinq rat - 24:24.
34:8, 52:1, 60:12
reoion trt - 18:22
Reqistered rzt - 60:7,
60:2 1
requlate rrt - 52:4
requlation rrt - 41:1 5
requlations tst - 33:7.
33:9. 43:7
reiterate rzt - 5:24.
45:3
relate rtt - 34:19
relationship rrt -
28:1 9
relevant rgt - 34:1 8.
34:23,39:21
reluctant rtt - 55:14
rely a - 52,2
remain rzt - 37:18,.
43:14
remarks rtt - 3:13
rememberrtt - 33:20
removal rrt - 57:7
remove ttt - 57:1 0
removed rzt - 53:25.
57:9
removinq rl - 54:19
Renard lzt - 30:3.
33:1 3
renderino [ar:13:25.
54:6. 54:7. 54:23
renderings lrt - 44:21
repeat ttt - 48:8
replacetzt - 2:9, 2:19
replaced ttt - 38:22
repoft rr rt - 2:24. 3:5.
4:7. 31:8. 31:24,
34:14. 34:21 , 35:1 .
35:24. 42: 1 3. 60:1 0
REPORTER rzt - 60:1 , .
60:20
Reporter rzt - 60:8.
60:21
represent rat - 21:6.
21:11. 25:24, 32:16
representation rtt -
21 15
representinq ttt:-
3:12
represents rtt - 28:2
request rst - 4:18.
4:21, 24:25
requested rzt - 43:1 0.
46:8
requestinq ttt - 2:5
reouired ttt - 42:18
requirement rtt -
34:1 0
requirements rzt -
24:1. 33:1 6
reouires nt: 28:10
residence rzt - 8:1 9.
48:2O
residences ttt - 2:23
resident ttt - 23:6
residential tst - 2:8.
23:10. 23:18. 28:5.
28:11.29:10, 29:20.
29:21. 49:17
residents rzt - 16:1.
5.0:5
resonate rti - 50:1 1
respect rtt - 39:20
respectful ttt - 40:16
respectfully ltt -
26:17
resoects rrt - 28:1 3
response lzt - 3:1 6.
38:8
responsibilities ttt -
26:1 9
resultrzt-4:11,17:9
retains rtt - 41 :1 9
reveal trt - 10:11
Review lst - 41:19.
49:7. 60:1 1
REVIEW rtt - 1:2
review nzl - 2:6.24:2,
24:8. 29:11. 33:9,
33:25. 34:4, 34:8,
34:15.35:4. 41:21.
43:8
reviewed trt - 24:4
revised ttt - 3:1
riqhtfullv ttt - 51:17
riqhtv trt: 5:8
riae trt - 27:1
rlses rtt - 17:22
risinq rtt - 28:8
risk rtt - 27:6
Road rtt - 28:1
B
radiuses ttt - 46:5
ralsem - 22:11
raised rtt - 35:1 6
Ramos ttt - 60:7
RAMOS rtt - 60:20
ramom - 45:22
ramped rat - 13:8.
13:24. 14:11. 15:12
ranqertt - 18:19
ranqina tfi - 2:21
ratherrzt-6:11.6:23
ratio nt - 36:25
reach Llt - 52:25
reached trt - 52:24
readm - 11'.2.30:25.
55:2.55:4, 57:22.
57:24.57:25
reading rst - 10:18.
53:1 9. 55:1 0
reads ttt - 55:4
realized m - 22:6
really tsst - 3:14. 7:3.
7:6,7:10. 13:17.
16:21,16:24. 17:15,
18:10, 18:20.21:15.
22:1. 31:10. 38:7 ,
40:1. 40:3. 40:4.
4O:18, 40:22. 41:3.
45:5, 45:7, 45'.12,
45:14. 45:1 8. 46:1 9.
48:4. 48:1 3. 48:14,
48:1 6. 50:1 5. 50:25.
51:7.51:15. 52:19.
53:12.58:24
reason rzt - 37:6.
55:1 8
reasons [st - 24:1 0.
24:22.35:6
Rebhuhn ret - 22:15.
22:18.23:5
REBHUHN tst - 22:20.
23:1. 23:3
rebuttal tct - 4:21.
35:1 7. 35:1 9. 38:8
received ltt - 32:22
recoqnize rtt - 21:3
recommendation rtt -
4.8
recommendino ttt -
3:2
record rst - 19:23.
30:10.6J:14
o
qualify rtt - 30:2
quality tzt_-_21:1 7,
29:22
ouasl rsr :30:7. 31:2.
31:4
quasi-ludicial [st -.
30:7. 31 :2, 31 :4
questions rzt - 4:?.
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC, (305) 373-5600
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roadwav ttt - 13:6
roll trt - 58:9
root ut - 44'.18. 46:1,
55:24, 55:25
rooftop ttt - 57:20
rooms ttt - 18:1 2
rotate nt - 6:12
rotated rst - 6:25.
7:24, 53:19
rough ltt - 56:4
route tzt - 17:23, 1 8:1
royalrtt - 17:20
rules rzt - 31 :3, 31 :4
run ttt - 8:1 3
runs rzt - 6:4. 6:5
10:25. 11:3. 11:15,
12:13, 14.5. 14:12.
1 4: 1 6. 1 5:1 0. 1 5: 1 B.
15:23. 16:5. 18:9.
1 8:1 0. 1 8:25. 1 9:1 0.
20:8,22:5.37:6.
42:6, 44:12.44:19.
44:21 , 46:12, 47:12.
51:2. 51:8,53:24
seeino ltt - 44:20
send ttt - 54:10
sensettt - 17:17
sensitive rat - 24:1 8.
28:14, 28:25. 29:4
separate trt - 55:1 1
separation tst - 10:8.
55:2. 56:1 2
sequence ttt - 16:24
series tat - 6:11, 7:24.
16:11, 17:20
serrates ttt - 7:25
settot - 24'.11,2415,
33:16. 35:6,51 :2.
51:23
setback rzt - 9:8. 13:7
sets rrt - 40:19
several tr t.- 23:25
shade ltt - 14:25
share tzt - 54,23,
55:1 5
sharinq rtt - 54:14
sheet rtt - 44:1
Sheldon rst - 1:14,
58:8. 58:1 6
SHELDON r+t - 39:15.
57:1 5. 58:3. 58:1 7
shifting ttt - 26:24
show tst - 4:14. 33:23.
34:2,36:14, 43:23
showed tst - 6:21.
17:4, 38:17
shoyvinq ret - 14:8.
44:13, 46:24
shown lzt - 7:9. 23:14
shows rtt - 12:19
side trst - 8:1 1. 9:24.
1 3:19. 1 3:21 . 14:1 3.
1 5:1 9. 1 5:23. 17:8.
18:3, 18:8. 23:8,
37:10. 51:5
sides rgt - 16:25. 18:2.
31:21
sight rzt - 26:1 1,
28:22
sionaqe rzt - 46:23,
47:3
siqnificant rst - 21:2,
26:2, 41:6
significantlv tst -
17:13, 36:24.36:25
silverrtt - 17:21
simple tgt - 16:20,
17:5, 17:24
simplified rst - 9:12.
9:25. 11:1
simplifv rtt - 7:12
simplv rtt - 46:3
sinqle ttt - 6:10
site rtsr - 2:17. 5:25,
6:2. 6:7. 7:20. 8:6.
13:17. 13:24, 16:22.
17:-10, 45:8, 47:10.
56:1 9
sits rzt - 19:4. 40:1 5
six rt - 46:6
size tst - 2:18. 9:23.
17:5
skv lt - 8:7
slab tst - 6:1 0. 7:18.
9: 1 9. 1 1 :1 0. 1 1 :1 7,
48:22.57:4, 57:8
slabs trt - 16:13
slidem- 17:2. 18:9.
18:16, 18:24. 19:5.
19:16.53:15
sliqhtly ttt - 17:7
sloped rt - 50:3
slowly rrt - 53:24
smallest ttt - 19:1 1
so-called rt - 55:25
soffit ltt - 55:25
soffits rtt - 12:3
sometlmes ttt - 21:5
soonerrtt - 38:L4
sorrytfl - 16:7. 16:1l.
1 9:7. 30:1 3. 48:1
sortt+t- 18:1. 18:18.
39:22.47:8
sounds ltt - 44:10
south rgt - 4:20.
13:1 5. 13:1 9. 13:21 .
16:25. 18:3. 26:1 1 .
38:21. 57:2
southeast rtt.. 26:1 2
Southeast lrt - 3:1 1
southern rtl - 37:12
space t+t - 38:25.
39:5. 45:24. 50:1
spaces rzt - 8:1 9,
17:16
spaqhetti rtt - 55:6
speakerrtt - 32:9
specificallv rtt - 34:9
spend rtt - 26:13
spill ttt - 19:12
square rzt - 1 7:1 1
souares ttt - 53:20
staff ttet - 2:24. 3:5.
31:8, 31:24. 34:1 3.
34:14, 34:17 , 34:21.
35:1.35:2,35:5*
35:24.35:25. 42:12,
51 :25. 54:1 0. 56:1 2.
56:1 5
staffs Xzr:4:7. 3F:2
stair ta - 14:18. 14:23
stairs tzt - 45'??
45:25
standard rtt - 3-0:3
standinq tst - 30:8.
32:3. 33:1 3
startinq tzt - 9:7. 10:5
STATE rrr - 60:4
State trt - 21:2
statement lst.- 25:1 9.
25:21, 34:17
statements rst -
24:11. 25:20. 29:8
stem rrt - 51 :16
stenogralhic rtt -
60:1 4
stenographically rtt -
60:9
step rzt - 16:2. 36;1 3
steppe-d rst - 42:8.
51:1 1
stepping tst - 12:10,
42:10. 42:18.55:20,
57:20
stens nt - 15:5
still tn - 24:8, 41:19.
48:14, 48:20,49.12
stop tzt - 53:24. 55:?5
stops ttt - 54:4
stories tat - 29:1 3.
29:15, 43.1, 43:2
sto3r rrt - 37:9
street rot - 17:19.
26;9.36:21, 42:9,
46:20.511
Street rrr - 3:1 1
stretch ttt - 6:3
stretches Ltt - 6:2
strive rrt - 49:23
stronqest rtt - 57:21
stronolv rzr - 23:17.
36:7
structurallyttt - 10:7
structure rs - 1 5:1 7.
39:4.47:12. 47:18.
48:9
structures [st - 21:4.
28:16.36:19. 42:21.
51:11
study rrt - 57:7
subiect rzr - 3:2.
32:19
submit rtt - 26:1 8
submitted r+t - 24:5.
24J2. 25:21. 29:7
subsgil lzt - 26:24.
27:2
substantial rzt -
33:18. 35:25
subtle Ist - 9:1 1. 1 1:6.
12.14
subtleW rtt - 9:16
subtly ttt - 16:2
suoqest rrt - 52:8
suggesting rst -
54:25. 55:1. 56:9
summarize ttt - 9:4
summarized ttt - 24:2
summaryttt - 2:16
superstructure ttt -
29:14
supnlied rtt - 23:20
Support rot - 21:19.
24:21, 29:9. 34:23.
36:3, 39:23
supported rst - 33:18.
34:1 8, 36:8
surface rzt - 2:20,
39:2
surfaces rtt - 50:3
surfboardrrt- 11:11
Surfside rst - 26:23.
51:16.52:6
surroundino [zt -
7:18, 24:19,28'.17,
28:19. 29:1. 42:16,
42:24
surrounds rtt - 39:3
swear tst - 5:4. 20:15.
22:23, 23:1.25:12
sworn rtt - 5:5
system Et - 47:8
S
safety ttt - 26:1 9
Sam rst_- 1 :14. 41 :2,
57:1 8
sample ttt - 47:1 3
samoles rzt - 9:1 3,
11:20
sandv ttt - 29:25
Sarah tst - 1:15,
40'.24, 48:1
satisfied rtt - 43:9
satisfies rzt - 34:1 5.
42:13
satisfv lrt - 24:1 . 24:8,
24:13
scalelst-8:1. 19:11.
26'.4, 42:15. 42:23
scope trt - 41:20
Scottrzt - 1:15. 41:3
screen rzl - 9:9. 10:5.
1O:7 . 10:15, 11:7 .
43:6. 48:1 8
screened ttt - 13:8
screens tst - 47:17.
47:20. 48:19
scrutinv rtt - 52:7
sea rrt - 27:1
seatino tzt - 1P.'12
19:1 1
seawall trt - 26:9
second tzt - 12:23.
58:6
seconded ttt - 58:8
seconds rtt - 19:9
Section rzt - 24:14,
33:1 7
sections tzt - 28:9.
29:11
security tt - 45:1
see 136r - 4:6. 5:3. 7:8.
7:1 8. 8:1 5. 9:20.
10:6, 10:14. 10:21.
I
tall tst - 2:7 . 2:17 . 43:3
tallertzt - 26:5. 36:21
tapers ltt - 40:20
terminate ltt - 55:20
terms tzt - 21 :14.
21 :17. 36:3. 36:23.
42'.14, 56:2, 56:17
terracest+t - 8:17.
12:10, 17:16, 19:12
terrible trt - 40:6
testimonv rst - 20:16.
22:23.25.12
texturertt- 11:6
therefore rtt - 33:9
Thereupon ttt_- 59:3
thev've tst: 31:1 1 .
42.7, 42.22
thickerrtt - 48:9
thickness rtt - 48:7
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC. (305) 373-5600
II
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I
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I
I
I
I
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I
thin tt - 47:22
thinking trr - 50:20
thinnessrtt- 11:13
Thomas rat - 25:8,
25:11, 27:14
thorouqhlv lrt - 27:8
thouqhtful rtt - 4:9
three tnt - 30:18.
30:19. 30:21 , 35:21
throuqhout ltt - 53:5
today rn - 2:1 3. 3:21 ,
5:1.5:13,9:14,
35:1 0. 37:3
tgday's tzt - 32:24.
tr2:7
toqether tat - 5:1 8.
7:7, 11:16, 12:21
top nt - 8:5. 8:18.
12;10,37:9. 40:20.
55:22, 57.24
topic ttt - 26:17
total rtt - 2:21
towards rzr - 12:5,
16:6
tower tzot - 2j7 , 2;19,
9:7, 10:1 9. 16:3,
1 6:1 1 . 23:1 0. 23:1 9.
23:25. 28:5, 28:7 ,_
28:11. 29:10. 29:14.
29:21. 38:21. 39:1.
48:14, 48:23,54:21
towers rot - 6:1 '1
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6:23. 6:25,7:24,
9:10. 12:14
towers'trt - 23:22
traffic ttt - 4:4
traoedv ttt - 26:23
transcripttrt - 60:13
traversinqnt - 13:19
treatinq tzt - 6:23.
7:23
trees rzt - 45:18, 45:20
trianqle rrt - 45:2
tried ttt - 51:7
truew - 21:24.49:22.
50.2. 60: 14
truly rzt - 21:22. 38:9
truth tst - 20:17.
20:18. 22:24, 22:25.
25:13.25:14
try fst - 9:9. 48:23.
49:1 6
tryingrzt - 6:22.7:10
Tuckert,rr - 32:9,
32:12, 32:14.35:13
turn r+r - 2:25. 8:23.
1 6:1 5. 39:1 1
turninq rtt - 46:5
turns tst - 37:5, 37:14.
37:23
two tst - 13:1 3. 42:25.
52:23
tvpes rtt - 52:1
tvpicallv rzt - 42:0,
42:22
15:18, 17:25
vehlcles t$ - 13:6.
13:16.13:18
vehiculantt - 46:5
versus rtt - 34:7
vertical tst - 10:18.
11:6. 47:9
vertlcalltvrrt - 11:5
vibration rrr - 51:21
view not - 10:25. 12:5.
12:9. 1212, 14:5,
14:8. 15:11, 15:22,-
16:5. 18:4. 18:9,
24:20, 28:22, 29:3.
53:1 6
views$t - 6:13. 8:20.
18:25. 37:17 . 37:21.
38:20. 4O:7, 40:14
violates ttt - 23:25
violqtions ttt - 24:25
virtuallv rgt_- 37:10. .
37:1 3. 38:2
visual trt - 22:1
visualized rtt - 7:1 1
volume rr st - 7:1 9.
7:21.7 .25, 16.2.
36:23, 50:16. 50:17.
50:25, 54:1 . 54:1 5.
54:16, 55:3. 57.22
volumes tet - 7:7.
55:1 1. 56:1 1. 56:1 2.
56:17. 57:8
vote trt - 25:1
well-thought-out ttt -
4:1 0
west tzr - 17:8. 38:19
whiterst-9:15. 11:1.
11:21. 12:2, 47:22
whole tor - 15:15.
18:17. 20:17 . 22:24,
25:13,39:7
wide rtt - 46:6
width rrt - 46:4
windowless rzt -
37:1 0. 37:1 3
windows Ut - 38:3
winq rzr - 37:9, 38:2
wlsh rst - 22:10.
27:16,57:22
wishes trt - 57:10.
wltnesses tzt - 30:12,
31:3
wondering rzt - 44:5.
48:7
wood rzt - 1 6:1 2.
48:1 8
world ltt - 52:7
wrappinq ttt - 55:7
written lst - 24:1 1 .
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ultimately trt - 50:8
unanlmously rt -
58:2 1
ulrbroken ltt - 26:8
under [at - 8:21. 15:4,
30:2. 31 :2, 31 :3.
33:13. 50:1 . 53:9
undermined ttt -
26:25
undue rrt - 39:22
qnexpected tzt_-
49:1 1 . 49:25
unfoilunately ttt.-
40:8
unfriendly rtt - 37:22
unimpaired ttt - 37:1 8
unique tzt - 6:1. 42:3
unit tzt - 23:7, 23:8,
23:14. 23:16. 28:3.
29:1 B. 37:1 6
units rst - 2:21. 10:9,
21:14, 23:22. 28:6
unless ltt - 58:3
unmute trt - 22:19
unusual ttt - 42:3
up lt gt - 5:2. 6:1 5.
1 3:6. J 4:1 1 , 14:1 8.
14:23. 15:4. 15:5.
15;12, 16:22. 17:22.
4O:13. 41:23. 43:24,
45:19. 46:16,52:12,
55:22, 56:1
updated tzt - 10:25,
12:5
uporade rtt - 21:25
urban ttt - 28:12
urge nt - 24:25
urqes rtt - 35:1 1
uses ttt - 18:1
Utopia rrt - 32:15
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vearttt - 35:9
vesterdavttt - 25:22
York rrt - 9:3
YOUSEF rrr - 44:6
Yousef ror - 3:22.
5'.18, 8:24, 9;2, 44'.6,
49:8
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wait rtt - 57:17
wake $:26:22
walk rzt - 39:13. 53:23
Walkerbilt rtt - 28:1
walkwav rzt - 45:19,
45:21
wall rrst -10:11.
1 0:1 8. 1 1 :1 7. 26:9.
37:12, 43,,2A, 45:6.
45:23, 46:17, 47:7,
51:1, 51:5. 54:2.
54:3. 55:1 0
wallsrat- 11:4. 12:6,
16:12,48:18
water tst - 9:22. 18:4.
18:6
water-lovinq rtt - 18:6
waterfront ttt - 13:2
waterside trt - 9:21
ways rrt - 50:22
weather rrt; 1 5:1
weeks rtt_- 5J 5
well-detailed rtt - 4:9
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Zoninqlal - 23.25.
24:24
zoninq rzr - 41 :1_6.
41:24
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variation ttt - 10:23
varigd rtt - 51:8
varietv rtt - 47:9
various rzt - 12:14.
24:24
veoetation rrt - 44:4
vehicle rst - 15:9.
MIAMI-DADE CoUNTY CoURT REPoRTERS, INC, (305) 373-5600
EXI_IIBIT O
Sec. 118-7 1
DRB Power and Duties
Sec. 118-71 . - Powers and duties.
The design review board shall have the following powers and duties:
(1) To promote excellence in urban design.
(2) To review all applications requiring design review approvalfor all properties not located
within a designated historic district or not designated as a historic site. For works of art in the
art in public places program, the design review board shall serue as advisor to the city
commission, and may impose binding criteria, as provided in chap-!e1$a article Vll, "art in
public places," division 4, "procedures." This authority shall include review and approval of
design and location within public rights-of-way outside of locally designated historic districts
of all wireless communications facilities as defined in chapJLer '[01, "telecommunications,"
article l, "communications rights-of-way" under the standards provided therein.
(3) To prepare and recommend adoption of design plans pertaining to neighborhood studies.
(4) To promote reduced crime and fear of crime through the use of crime prevention through
environmental design guidelines and strategies, as approved by the city commission.
(5) To hear and decide appeals of the planning director.
(6) To authorize, upon application, variances from the terms of these land development
regulations, where authorized by subsection 1 1 8-351(a), pursuant to the requirements in
fug!;|B, article Vlll, of the land development regulations, as will not be contrary to the
public interest when, owning to special conditions, a literal enforcement of provisions of
these land development regulations would result in unnecessary and undue hardship.
(7) The design review board shall serve as the city's floodplain management board in reviewing
applications for properties within the board's jurisdiction, and shall have the authority to
exercise al! powers and perform all duties assigned to such board pursuant to section 54-31,
et seq.; Resolution No. 93-20698; and in accordance with the procedures set forth therein as
such ordinance and resolution may be amended from time to time. For the purposes of
determining jurisdiction, the criteria in subsection 1 18-351(a) for a variance shall be utilized.
(Ord. No. 89-2665,5 18-1(A), eff. 10-1-89; Ord. No.90-2722, eff. 11-21-90; Ord. No.97-3067,5 1,1-8-97; Ord.
No.2000-3268,5 1,9-27-00; Ord. No.2001-3333, S 3, 11-28-01; Ord. No.2014-3914,51,12-18-14; Ord. No.
2015-3924, S 2,2-11-1 5; Ord. No. 201 5-3977,5 2, eff. 12-19-15)
I
EXFIIBIT P
Article VI, Sec. 118-25 1 to 264
Design Review Procedures
ARTICLE VI. - DESIGN REVIEW PROCEDURES
Sec. 118-251 . - Design review criteria.
(a) Design review encompasses the examination of architectural drawings for consistency with the criteria stated
below, with regard to the aesthetics, appearances, safety, and function of any new or existing structure and
physical attributes of the project in relation to the site, adjacent structures and surrounding community. The
board and the planning department shall review plans based upon the below stated criteria, criteria listed in
neighborhood plans, if applicable, and design guidelines adopted and amended periodically by the design
review board and/or historic preservation board. Recommendations of the planning department may
include, but not be limited to, comments from the building department and the public works department. lf
the board determines that an application is not consistent with the criteria, it shall set forth in writing the
reasons substantiating its finding. The criteria referenced above are as follows:
(1) The existing and proposed conditions of the lot, including but not necessarily limited to topography,
vegetation, trees, drainage, and waterways.
(2) The location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress
and egress, drainage facilities, utility services, landscaping structures, signs, and lighting and screening
devices.
(3) The dimensions of all buildings, structures, setbacks, parking spaces, floor area ratio, height, lot coverage
and any other information that may be reasonably necessary to determine compliance with the
requirements of the underlying zoning district, and any applicable overlays, for a particular application or
project.
(4) The color, design, selection of landscape materials and architectural elements of exterior building
surfaces and primary public interior areas for developments requiring a building permit in areas of the
city identified in section 118-252.
(5) The proposed site plan, and the location, appearance and design of new and existing buildings and
structures are in conformity with the standards of this article and other applicable ordinances,
architectural and design guidelines as adopted and amended periodically by the design review board and
historic preservation board and all pertinent master plans.
(6) The proposed structure, and/or additions or modifications to an existing structure, indicates a sensitivity
to and is compatible with the environment and adjacent structures, and enhances the appearance of the
surrounding properties.
(7) The design and layout of the proposed site plan, as well as all new and existing buildings shall be
reviewed so as to provide an efficient arrangement of land uses. Particular attention shall be given to
safety, crime prevention and fire protection, relationship to the surrounding neighborhood, impact on
contiguous and adjacent buildings and lands, pedestrian sight lines and view corridors.
(8) Pedestrian and vehicular traffic movement within and adjacent to the site shall be reviewed to ensure
that clearly defined, segregated pedestrian access to the site and all buildings is provided for and that all
parking spaces are usable and are safety and conveniently arranged; pedestrian furniture and bike racks
I
shall be considered. Access to the site from adjacent roads shall be designed so as to interfere as little as
possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the
site.
(9) Lighting shall be reviewed to ensure safe movement of persons and vehicles and reflection on public
property for security purposes and to minimize glare and reflection on adjacent properties. Lighting shall
be reviewed to assure that it enhances the appearance of structures at night.
(10) Landscape and paving materials shall be reviewed to ensure an adequate relationship with and
enhancement of the overallsite plan design.
(1'1) Buffering materials shall be reviewed to ensure that headlights of vehicles, noise, and light from
structures are adequately shielded from public view, adjacent properties and pedestrian areas.
(12) The proposed structure has an orientation and massing which is sensitive to and compatible with the
building site and surrounding area and which creates or maintains important view corridor(s).
(13) The building has, where feasible, space in that part of the ground floor fronting a street or streets which
is to be occupied for residential or commercial uses; likewise, the upper floors of the pedestal portion of
the proposed building fronting a street, or streets shall have residential or commercial spaces, shall have
the appearance of being a residential or commercial space or shall have an architectural treatment which
shall buffer the appearance of the parking structure from the surrounding area and is integrated with the
overall appearance ofthe project.
(14) The building shall have an appropriate and fully integrated rooftop architectural treatment which
substantially screens all mechanical equipment, stairs and elevator towers.
(15) An addition on a building site shall be designed, sited and massed in a manner which is sensitive to and
compatible with the existing improvement(s).
(15) All portions of a project fronting a street or sidewalk shall incorporate an architecturally appropriate
amount of transparency at the first level in order to achieve pedestrian compatibility and adequate visual
interest.
(17) The location, design, screening and buffering of all required service bays, delivery bays, trash and refuse
receptacles, as well as trash rooms shall be arranged so as to have a minimal impact on adjacent
properties.
\ (18) ln addition to the foregoing criteria, subsection t1 18-1104(5Xt) of the city Code shall apply to the design
review board's review of any proposal to place, construct, modiff or maintain a wireless communications
facility or other over the air radio transmission or radio reception facility in the public rights-of-way.
(19) The structure and site complies with the sea level rise and resiliency review criteria in chap!4]L!3 article
ll, as applicable.
(Ord. No. 89-2665,5 18-2(A), eff.10-1-89; Ord. No. 90-2722, eff.11-21-90;Ord. No.98-3107,5 6,1-21-98; Ord. No.2000-
3268, 5 2, 9-27-00; Ord. No. 2015-3924,5 4,2-11-1 5; Ord. No. 2017-41 23, 5 3, 7-26-17)
Sec. 118-252. - Applicability and exemptions.
(al Applicability.
(1) All building permits for new construction, public interior areas, interior areas that face a street or L
sidewalk demolitions and wrecking, alterations, or additions to existing buildings, including fences,
parking lots, walls and signs, whether new or change of copy, and exterior surface finishes and materials,
shall be subject to review under the design review procedures except as provided in subsection (b) of this
section. No building permit shall be issued without the written approval by the design review board or
staff as provided for in these regulations.
(2) Except for stormwater pump stations and related apparatus installed by the City, all public improvements
upon public rights-of-way and easements shall be reviewed by the Design Review Board. For purposes
hereof, public improvements shall include, structures, streetscape projects, street improvements or
redesign, modifications to street lighting or signage, landscaping projects, medians, master screening
plans for stormwater pump stations and related apparatus, and above ground utilities; provided,
however, that public improvements shall not include routine maintenance, utility repair work, and
stormwater pump stations and related apparatus installed by the city.
(3) The review and approval of all new single-family home construction, in accordance with subsection 142-
1os(dx7).
(b) Exemptions. Exemptions to these regulations include all of the following provided no new construction or
additions to existing buildings are required:
(1) All permits for plumbing, heating, air conditioning, elevators, fire alarms and extinguishing equipment,
and all other mechanical and electrical equipment when such work is entirely within the interior of the
building, excluding public interior areas and interior areas that face a street or sidewalk; however, the
planning director may approve such building permit applications for minor work on the exterior of
buildings.
(2) Any permit necessary for the compliance with a laMul order of the building official, fire marshal or public
works director related to the immediate public health or safety.
(3) All single-family dwellings are exempt from the design review regulations, with the exception of exterior
surface color samples and finishes, and the review and approval of all new single-family home
construction in accordance with subsection-LlL105(dX7). However, all building permits for new
construction, alterations or additions to existing structures shall be subject to compliance with section
142-105. and all demolition permits must be signed by the planning director, or designee.
(4) All properties located within designated historic districts and designated historic sites.
(c) Advisory review.The design review board shall be required to review certain specified city neighborhood
projects, stormwater pump stations, and related apparatus (which are otherwise exempt from design review
pursuant to subsection (aX1)), in a non-binding, advisory capacity, and provide written recommendations on
such projects to the city commission, subject to the following regulations:
(1) City projects subject to advisory review.Fhe scope of the design review board's advisory review pursuant
to this subsection (c), shall be limited to the following projects:
a. Stormwater pump stations and related aPParatus;
b. The location and screening of above-ground infrastructure;
c. The design of new street lighting;
d. The above-ground design of non-standard materials for newly constructed sidewalks, streets and
3
crosswalks;
e. The above-ground design of new roadway medians, traffic circles, and plazas;
f. Protected bike lanes;
g. Roadway elevations ln excess of six inches above the existing crown of road;
h. Pedestrian bridges; and
i. Master neighborhood improvement plans which involve and integrate any of the above elements.
(2) Timeframe for revienr. The design review board shall review the project and provide an advisory
recommendation within 35 days of the first design review board meeting at which the project is reviewed.
Any recommendations of the design review board shall be transmitted to the city commission via letter to
commission. Notwithstanding the foregoing, the requirement set forth in this paragraph shall be deemed
to have been satisfied in the event that the design review board fails, for any reason whatsoever, to
review a project and/or provide a recommendation to the city commission within the 35-day period
following the first meeting at which the project is reviewed.
(3) Substantial changes.lf the design of a project should change substantially, as determined by the planning
director, after it has been reviewed by the design review board, the board shall be required to review the
changes to the design.
(4) Waiver, Upon a written recommendation of the city manager, the cityr commission may, by majority vote,
waive the advisory review required pursuant to this subsection (c), if the city commission finds such
waiver to be in the best interest of the city.
(5) Notrce. The advisory review by the design review board shall be noticed by publication in a newspaper of
general circulation at least 15 days in advance of the meeting, Additionally, for stormwater pump stations
and related apparatus, notice shall be posled on the land subjectto the application, and mailed to
owners of record of land lying within 375 feet of the land pursuant to section 1 18-8.
(6) Exceptions. Advisory review pursuant to this subsection (c) shall not be required for:
a. Emergency work.
b. Crosswalk projects that address compliance with the Americans with Disabilities Act and Florida
Accessibility Code.
c. Lighting improvements for public safety purposes.
d. Routine maintenance and utility repair work.
e. Projects for which a notice to proceed with construction has been issued on or before September 30,
2020.
(Ord. No. 89-2637 , eff. 4-15-89; Ord. No. 89-2655, 5 1 8-2(B), eff. 1 0-1-89; Ord. No. 90-2722, eff. 1 1-21-90; Ord. No. 91-
2767, eff . 11-2-91; Ord. No. 2000-3268, 5 2,9-27-00; Ord, No. 2002-3375, E 2,7-10-02; Ord. No. 2014-3914,5 2, 12-18-14;
Ord. No.2015-3952,51,7-8-15; Ord. No. 2020-4353, S 1,9-16-20)
Sec. 118-253. - Application for design review.
(a) The applicant shall obtain a design review application from the planning department, which shall be
responsible for the overall coordination and administration of the design review process. When the I
application is complete, the planning department shall place the application on the agenda and prepare a
recommendation to the design review board. The planning department shall determine the date on which
the application will be heard by the board; however, the board shall consider the application and planning
department recommendation at the next available meeting date after the submission of a completed
application to the planning department. Any applicant requesting a public hearing on any application
pursuant to this section shall pay, upon submission, the applicable fees in section 1 18-7. No application shall
be considered complete until all requested information has been submitted and all applicable fees paid.
(b) ln the event the applicant seeks a preliminary evaluation of a project from the board for information and
guidance purposes only, an application for preliminary evaluation shall be required. The planning director, or
designee, shall determine the supplemental documents and exhibits necessary and appropriate to complete
an application for a preliminary evaluation; the required supplemental documents and exhibits shall serve to
describe and illustrate the project proposed in the application in a manner sufficient to enable the board to
provide general comments, feedback, information and guidance with respect to the application. Preliminary
evaluations by the board shall be for informational purposes only; a preliminary evaluation by the board shall
not constitute a binding approval, nor shall any comments, feedback, information or guidance provided by
the board be binding upon the board during subsequent review of the preliminary application or a related
final application. The board may provide a general comment, feedback information and guidance during the
initial hearing on the application for preliminary evaluations, and may continue discussion on a preliminary
evaluation to subsequent meetings in order for the applicant to better address any specific concerns raised
by the board or staff, or may elect to terminate the preliminary evaluation process after providing general
comments. All preliminary evaluations shall be subject to the noticing requirements provided in section 118-
254. Preliminary evaluations shall not constitute a design review approval, and therefore an applicant
acquires no equitable estoppel rights or protections of any kind, type or nature based upon the flling or
review of the preliminary evaluation application. The board will not issue an order either approving or
denying a project or take any formal action on preliminary evaluation application, Preliminary evaluations
shall not entitle applicants to any of the benefits accorded to applicants who have received design review
approval, inclusive of appeals or rehearings. Except as used in this section, the use of the phrase
"application" throughout this article refers to a completed application for approval and not to a preliminary
evaluation application.
(c) [Reserved.]
(d) All applications involving demolition, new building construction, alteration, rehabilitation, renovation,
restoration or any other physical modification of any building, structure, improvement, landscape feature,
public interior or site in accordance with section 1 1 8-252 of the Miami Beach Code shall be on a form
provided bythe planning department and shall include such information and attached exhibits as the board
and the planning department determine are needed to allow for complete evaluation of the proposed
demolition, construction and other physical improvements, alterations or modifications including, but not
limited to, the following:
(1) Completed board application, affidavits and disclosures of interest.
(2) Written description of proposed action with details of application request.
(3) Survey (original signed and sealed) dated less than six months old at the time of application (lot area shall
5
\
be provided by surveyor), identiffing grade (if not sidewalk, provide a letter from Public Works,
establishing grade), spot elevations and Elevation Certificate.
(4) All applicable zoning information.
(5) Complete site plan.
(6) Materials containing detailed data as to architectural elevations and plans showing proposed changes
and existing conditions to be preserved.
(7) Preliminary plans showing new construction in cases of demolition.
(8) All available data and historic documentation regarding the building, site or features, if required.
(9) Commercial and mixed-use developments over 5,000 gross square feet and multi-family projects with
more than four units or 15,000 gross square feet shall submit a transportation analysis and mitigation
plan, prepared by a professional traffic engineer, licensed and registered in the State of Florida. The
analysis and plan shall at a minimum provide the following:
a. Details on the impact of projected traffic on the adjacent corridors, intersections, and areas to be
determined by the city.
b. Strategies to mitigate the impact of the proposed development on the adjacent transportation
network, to the maximum extent feasible, in a manner consistent with the adopted transportation
master plan and adopted mode share goals.
c. Whenever possible, driveways shall be minimized and use common access points to reduce potential
turn movements and conflict points with pedestrians.
d. Applicable treatments may include, without limitation, transportation demand management
strategies included in the transportation element of the comprehensive plan.
For that propose an increase in floor area.'
(Ord. No. 89-2665,5 18-2(C), eff. 10-1-89; Ord. No. 90-2722, eff .'11-21-90; Ord. No. 97-3067,5 1, 1-8-97; Ord. No. 2000-
3258, S 2,9-27-OO; Ord. No. 2015-3978,5 5, 12-9-15, eff.4-1-16; Ord. No,2015-3986, 5 1, 1-13-15;Ord. No.2019-4306, S
1,10-16-19)
Sec. 118-254, - Decision of design review board
(a) The design review board shall consider each application at a quasi-judicial, public hearing, at which the
applicant and interested persons shall have an opportunity to express their opinions, present evidence and
rebut all evidence presented. The planning department, shall provide the applicant with advance notice of
the hearing date and time, including a copy of the agenda and the recommendation of the planning
department.
(b) Applications shall comply with the notice requirements in accordance withgU4L!-&8.
(c) The board may require such changes in the plans and specifications, and conditions, as in its judgment may
be requisite and appropriate to the maintenance of a high standard of architecture, as established by the
standards contained in these land development regulations and as specified in the city's comprehensive plan
and other specific plans adopted by the city of pertaining to the areas identified in subsection 118-252(a).
(d) Upon approval of an application by the board, the planning director or his authorized representative shall
b
stamp and sign three sets of plans. Two sets of plans shall be returned to the applicant who may then submit
an application for a building permit. The remaining approved plans shall be part of the board's official record
and shall be maintained on file with the planning department. The board's decision shall be set forth in a
written order, speciffing the reasons for such decision.
(e) The planning department, shall promptly mail a copy of the board's order to the applicant.
(ord. No. 89-2665,5 18-2(D), eff. 10-1-89;Ord. No. g}i7zz,eff. 11-21-90;Ord. No. g4-2g5},eff .10-29-94;Ord. No.94-
2959,eff .12-17-94; Ord. No.00-3268, 52,9-27-0O; Ord. No. 2010-3711,5 3, 12-8-10; Ord. No. 2015-3976,5 4, eff. 12-19-
1s)
Cross reference- Review requests and meetings of the historic preservation board and design review board joint
oroiects. S 118-531.
Sec. 118-255. - Reserved.
Editor's note- Sec. 5 of Ord. No. 2015-3978, adopted Dec. 9, 20'l 5, effective Apr. 1 ,2016, repealed 5 1 1 8-255 which
pertained to fees, and derived from Ord. No. 89-2665, effective Oct. 1, 1989; Ord. No.90-2722, effective Nov.21, 1990;
Ord. No.92-2786, effectiveJuly 19,1992; Ord. No.94-2959, effective Dec,17,1994;Ord. No.95-2993, effective May27,
1995; Ord. No. 97-3067, effective Ja n. 8, 1997; and Ord. No. 98-31 55, effective Nov. 1 8, 1998.
Sec. 118-256. - Clarification hearing.
Should a question arise as to compliance with the conditions as outlined by the design review board, a clarification
hearing before the design review board may be called at the request of the planning department, or by the applicant.
(Ord. No.89-2665,518-2(F), eff, 10-1-89;Ord. No. 90-2722, eff.11-21-90; Ord. No.97-3067,51,1-8-97; Ord. No.2000-
3258, S 2,9-27-00)
Sec. 118-257, - Deferrals, continuances, and withdrawals.
(a) An applicant may defer an application before the public hearing only one time. The request to defer shall be
in writing. When an application is deferred, it shall be re-noticed at the applicant's expense as provided in
section 118-254. The applicant shall also pay a deferral fee as set forth in this article. ln the event that the
application is not presented to the design review board for approval at the meeting date for which the
application was deferred, the application shall be deemed null and void. lf the application is deferred by the
board, the notice requirements shall be the same as for a new application as provided in section 118-254.
and shall be at the city's expense.
(b) The board may continue an application to a date certain at either the request of the applicant or at its own
discretion.
(c) ln the event the application is continued due to the excessive length of an agenda or in order for the
applicant to address specific concerns expressed by the board and/or staff, the applicant shall present for
approval to the board a revised application inclusive of all required exhibits which attempt to address the
concerns of the board and/orstaff, forthe date certain set bythe board, which shallbe no morethan 120
days after the date on which the board continues the matter.
I
(d) ln the event that the applicant fails to present for approval to the board, a revised application as described abot
within 120 days of the date the application was continued, the application shall be deemed null and void.
(e) Deferrals or continuances for a specific application shall not exceed one year cumulatively for all such
continuances or deferrals made by the board, or the application shall be deemed null and void.
(f) An application may be withdrawn by the applicant if such request is in writing and filed with the planning
department prior to the public hearing, or requested during the public hearing, provided, however, that no
application may be withdrawn after final action has been taken. Upon a withdrawal or final denial of an
application for design review approval from the design review board the same application cannot be flled
within six months of the date of the withdrawal or denial unless, however, the decision of the board taking
any such action is made without prejudice to reflle.
(g) ln the event there is a lack of a quorum, all pending or remaining matters shall be continued to the nex
available meeting of the board.
(Ord. No. 89-2665,518-2(G), eff.10-1-89; Ord. No.95-3003, eff.7-22-95; Ord. No.2000-3268,92,9-27-OO; Ord. No.2010-
3711,5 3, 12-8-10)
Sec. 118-258. - Building permit application.
(a) The applicant or his authorized agent shall make application for a building permit. The application shall
include, at a minimum, the two sets of plans which were approved by the design review board and stamped
and signed by the planning director or his authorized representative.
(b) No building permit, certificate of occupancy, certificate of completion, or occupational license shall be issued
unless all of the plans, including amendments, notes, revisions, or modifications, have been approved bythe
planning director. Minor modifications to plans that have been approved by the board shall be permitted
when approved by the planning director.
(c) Expiration of orders of the design review board. No building permit, full building permit or phased
development permit shall be issued for any plan subject to design review except in conformity with the
approved plans. The applicant shall have up to 18 months, or such lesser time as may be specified by the
board, from the date of the board meeting at which design review approval was granted to obtain a full
building permit or a phased development permit. The foregoing 18-month time period includes the time
period during which an appeal of the decision of the design review board may be filed, pursuant to the
requirements ofteggon-t[I!-9. lf the applicant fails to obtain a full building permit or a phased development
permit within 1 8 months, or such lesser time as may be specified by the board, of the board meeting date at
which design review approval was granted , andlor construction does not commence and proceed in
accordance with said permit and the requirements of the applicable Florida Building Code, all staff and board
approvals shall be deemed null and void. Extensions for good cause, not to exceed a total of one year for all
extensions, may be granted by the board, at its sole discretion, provided the applicant submits a request in
writing to the planning director no later than 90 calendar days after the expiration of the original approval,
showing good cause for such an extension, At the discretion of the planning director, an applicant may have
up to 30 days (not to extend beyond 30 months from the date of original approval) to complete the building
permit review process and obtain a full building permit, provided that within the time provided by the board
8
to obtain a full building permit a valid full building permit application and plans have been filed with the
building department, a building permit process number has been issued and the planning department has
reviewed the plans and provided initial comments.
Please refer toleElign LL8,9 relating to appealed orders, and tolling.
(d) An applicant may submit an application for a building permit simultaneously with a design plan review in
order to expedite processing, however, no building permit shall be issued until the final design plan has been
stamped and signed by the planning director or designee in accordance with these land development
regulations.
(e) No construction may commence in the event a design review approval expires.
(0 Timeframes in development agreements. The time period to obtain a full building permit or phased
development permit set forth in subsection (c) may be superseded and modifled by a development
agreement approved and fully executed pursuant to section 118-4 of this Code, so long as the modified time
period is expressly negotiated and set forth in the executed development agreement.
(Ord. No.89-2665, 5 18-2(H), eff. 10-1-89; Ord. No. 90-2722, eff. 11-21-90; Ord. No.95-3003, eff .7-22-95: Ord. No. 2000-
3268, S 2,9-27-00; Ord. No. 2003-3416,52,6-11-03; Ord. No.2008-3599,52,3-12-08;Ord. No.2015-3977,59,eff .12-
19-1 5; Ord. No. 2019-4254,5 3, 4-10-19)
Sec. 118-259. - Phased development permit.
A phased development permit shall apply to multiple building/structure development only and shall include all plans
for each phase of the project as submitted, required and approved by the design review board. The applicant shall
request the board approve a phased development at the public hearing and the board shall speciff a reasonable time
limit within which the phases shall begin or be completed or both. The board shall require a progress report from the
applicant at the completion of each phase. A phased development permit shall not be a demolition, electrical,
foundation, mechanical or plumbing permit or any other partial permit.
(Ord. No, 89-2665, S 3-2(159), eff. 10-1-89; Ord. No. 95-3003, eff .7-22-95)
Sec. 118-260. - Administrative review procedures.
(a) The planning director or the director's designated representative, shall have the authority to aPprove,
approve with conditions, or deny an application on behalf of the board, for the following:
(1) Ground level additions to existing structures, not to exceed 30 feet in height, which are not substantially
visible from the public right-of-way, any waterfront or public park. For those lots which are greater than
10,000 square feet, the floor area of the proposed addition may not exceed ten percent of the floor area
of the existing structure or primary lot, whichever is less, with a maximum total floor area not to exceed
1 0,000 square feet.
(2) Replacement of windows, doors, storefront frames and windows, or the approval of awnings, canopies,
exterior surface colors, storm shutters and signs.
(3) Fagade and building alterations, renovations and restorations which are minor in nature.
(4) Modifications to storefronts and/or faEade alterations in commercial zoning districts that support
q
indoor/outdoor uses, which are compatible with the architecture of the building, except for vehicular
drive-through facilities. Such modifications may include the installation of operable window and entry
systems such as pass-through windows, take-out counters, sliding or folding panel doors, French doors,
or partially transparent overhead-door systems. Applications submitted pursuant to this subsection (aX4)
shall comply with the following regulations:
a. The property shall not be located within 300 feet of any residential zoning district, measured following
a straight line from the proposed operable storefront of the commercial establishment to the nearest
point of the property designated as RS, RM, RMPS, RPS, RO or TH on the city's zoning district map; and
b. The extent of demolition and alterations to the fagade of the building shall not permanently alter the
character of the building's architecture by removing original architecturalfeatures that cannot be
easily replaced, or by compromising the integrity of the architectural design.
Should the proposed storefront modification not comply with any of the above regulations, the
proposed modifications to storefronts and/or facade alterations shall require design review board
review and approval.
(5) Modifications to storefronts and/or facade alterations utilizing an exterior component within the
storefront and/or facade, which are compatible with the architecture of the building (including, without
limitation, the installation of walk-up teller systems and similar 2417 ATM-style pickup openings, dry-
cleaning drop-off and pick-up kiosks, and similar self seruice facilities; but excluding vehicular drive-
through facilities). Any new openings shall be architecturally compatible with the building and minimally
sized to facilitate the transfer of goods and seryices.
(6) Minor demolition and alterations to address accessibility, life safety, mechanical and other applicable
code requirements.
(7) Minor demolition and alterations to rear and secondaryfacades to accommodate utilities, refuse disposal ,'
and storage.
(8) Minor work associated with the public interiors of buildings and those interior portions of commercial :
structures which front a street or sidewalk.
(9) Minor work involving public improvements upon public rights-of-way and easements.
(10) Minor work which is associated with rehabilitations and additions to existing buildings, or the
construction, repair, or rehabilitation of new or existing walls, at-grade parking lots, fences.
(11) Applications related to exterior balcony, terrace, porch and stairway rails on existing buildings, which
have become nonconforming as it pertains to applicable Florida State Codes, and which have been issued
a violation by an agency or city department responsible for the enforcement of Florida Statutes
associated with life safety codes. Modifications required to address compliance with applicable state life
safety codes shall be consistent with the original design character of the existing rails, and may include
the introduction of secondary materials such as fabric mesh, solid panels and glass panels.
The director's decision shall be based upon the criteria listed in this article. The applicant may appeal a decision of
the planning director, pursuant to the procedural requirements of section-Ll8€..
IO
(Ord. No. 89-2655, 5 18-2(l), eff. 10-1-89; Ord. No. 90-2722, eff. 1 1-21-90; Ord. No. 99-3167, S 2, 1-20-99; Ord. No. 2000-
3268,5 2,9-27-OO: Ord. No. 2015-3977,5'10, eff. 12-19-15; Ord. No.2017-4083,5 2, 4-26-17; Ord. No.2018-4182, S 1,4-
11-18; Ord. No.2019-4271, S 1,5-5-19;Ord. No.2020-4359, S 2, 10-14-20)
Sec. 1 1 8-261 . - Reserved.
Editor's note- Sec. 1 1 of Ord. No. 201 5-3977, effective Dec. 1 9, 201 5, repealed 5 1 18-261 , which pertained to
rehearings and derived from Ord. No.89-2565, effective Oct. 1, 1989;Ord. No.94-2950, effective Oct.29,1994;Ord. No.
98-3133, adoptedJuly 15, 1998; and Ord. No.2000-3258, adopted Sept.27,2000.
Sec, 1 1 8-262. - Reserved.
Editor's note- Sec. 12 of Ord. No. 2015-3977, effective Dec. 19, 2015, repealed 5 1 18-262, review of design review
decisions in its entirety. See Code Comparative Table for legislative history.
Sec. 118-263. - Reserved.
Editor's note- Sec. 13 of ord. No.2015-3977, effective Dec. 19,2015, repealed 5 118-263, which pertained to stay
during rehearings/reviews/appeals, and derived from Ord. No.89-2665, effective Oct.1,1989;Ord. No.95-3003,
effective July 22, 1995; and Ord. No. 2000-3258, adopted Sept. 27, 2000.
Sec. 118-264. - Design review approval conditions and safeguards.
ln granting design review approval, the design review board may prescribe appropriate conditions and safeguards
either as part of a written order or on approved plans. Violation of such conditions and safeguards, when made a part
of the terms under which the design review approval is granted, shall be deemed a violation of these land development
,,
regulations.
(Ord. No .2007-3566, S 3, 9-5-07)
Secs. 118-265-1 18-320. - Reserved
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