710-2025 RDA RESOLUTION NO. 710-2025
A RESOLUTION OF THE CHAIRPERSON AND MEMBERS OF THE MIAMI
BEACH REDEVELOPMENT AGENCY (RDA), APPROVING, IN SUBSTANTIAL
FORM, AMENDMENT NO.2 TO THE IEASE AGREEMENT BETWEEN THE RDA
(LANDLORD) AND COLLINS 1560, LLC D/B/A LIME TREE CAFE (TENANT),
FOR USE OF APPROXIMATELY 2,697 SQUARE FEET OF GROUND FLOOR
RETAIL SPACE LOCATED AT 1560 COLLINS AVENUE, SUITES 1-2, TO
EXTEND THE RENT ABATEMENT PERIOD TO THE EARLIER OF: (i) THE
OPENING OF THE PREMISES OR (ii) AN ADDITIONAL EIGHT (8) MONTH
PERIOD, FROM JUNE 6, 2025 THROUGH FEBRUARY 5, 2026, DUE TO
PERMITTING AND CONSTRUCTION DELAYS; AND FURTHER AUTHORIZING
THE EXECUTIVE DIRECTOR TO FINALIZE AND EXECUTE AMENDMENT NO.
2.
WHEREAS, on December 14, 2022, the Miami Beach Redevelopment Agency ("RDA" or
"Landlord") and Collins 1560 LLC d/b/a Lime Tree Cafe ("TenanY'), entered into a Lease, for use of
approximately 2,697 square feet of ground floor retail space located at 1560 Collins Avenue, Suites
1-2, for the operation of an upscale dining restaurant; and
WHEREAS, the Lease term is for nine (9)years and 272 days, commencing on April 6, 2023,
when Tenant took possession of the Premises, and expiring on January 3, 2033; and
WHEREAS, under the Lease, Tenant received the following concessions:
• for months 2-7 from Commencement Date (May 6, 2023 - November 5, 2023), the
Mlnimum Rent and Operating Expenses were abated (Minimum Rent and Additional
Rent Abatement Period); and
. for months 8-18 from Commencement Date (November 6, 2023- October 5, 2024),
the monthly Minimum Rent payment (at the time, $16,85625 plus applicable sales
tax) was abated (Rent Abatement Period); however, during the Rent Abatement
Period, Tenantwas still required to paythe monthly payment for Operating Expenses;
and
WHEREAS, on June 26, 2024, the Chairman and Members of the RDA adopted Resolution
No. 690-2024, approving an extension of the Rent Abatement Period for an additional eight (8)
months, from October 6, 2024 to June 5, 2025, during which time Minimum Rent was $17,361.94
plus applicable sales tax; and
WHEREAS, simultaneously with the developmentof the Premises,Tenant is also developing
a separate restaurant wncept, Open Vision (Cave 305), in adjacent Suites 3-4, which shares
infrastructure and overlapping permitting timelines with the Llme Tree Cafe project, contributing to
construction delays; and
WHEREAS, on April 1, 2025, the Tenant submitted a formal request for an additional eight-
month extension of the Rent Abatement Period, from June 6, 2025 lhrough February 5, 2026, or
when Tenant opensfor business,whicheveroccurs first, citing ongoing permitting issues, particularly
with the DERM review process for a shared grease trap; and
WHEREAS, during the proposed extended Rent Abatement Period, the Tenant shall
continue paying Operating Ezpenses, estimated to be$3,146.50 per month,while remaining exempt
from payment of the Minimum Rent payment of $17,361.94 through September 30, 2025 and
$17,882.80 through February 28, 2026, as well as any applicable Concession Fee and Percentage
Rent; and
W HEREAS,the proposed Amendment does not alter the Lease's expiration date or introduce
new economic incentives, but rather aligns Lease milestones with construction realities and supports
timely project completion; and
WHEREAS, the approval, in substantial form, of Amendmeni No. 2, a draft copy of which is
attached to the RDA Memorandum accompanying this Resolution as Exhibit B, would provide
Tenant with the necessary temporary rent relief and support it needs to have a successful opening
of Lime Tree Cafe, consisfent with the RDA's goals to activate retail space, support local business,
and preserve long-term revenue potential.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE CHAIRPERSON AND MEMBERS
OF THE MIAMI BEACH REDEVELOPMENT AGENCY (RDA), that the Chairperson and Members
of the RDA hereby approve, in substantial form, Amendment No. 2 to the Lease Agreement between
the RDA (Landlord) and Collins 1560 LLC d/b/a Lime Tree Cafe (Tenant), for use of approximately
2,697 square feet of ground floor retail space located at 1560 Collins Avenue, Suites 1-2, to extend
the Rent Abatement Period to the earlier of: (i)the opening of the Premises or(ii)an additional eight
(8) monih period, from June 6, 2025 through February 5, 2026, due to permitting and construction
delays; and further authorize the Executive Director to finalize and execute Amendment No. 2.
PASSED and ADOPTED this af day of �Nvlt 2025.
ATTEST:
Jl1P! 3 0 2025 �' �-�^
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ae . ranado, Secretary ^i B^^���,,, Steven Meiner, Chairperson
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APPROVED ASTO
FORM & LANGUAGE
�ION
Irp Zf7oZS
RedevelopmentAgency Date
GenaraiCounsel E�rA�
J�hl
Redevelopmenl Agency Items (RDA) 1
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Mem6ers of the City Commission
FROM: Eric Carpenter, Executive Director
DATE: June 25, 2025
TITLE: A RESOLUTION OF THE CHAIftPERSON AND MEMBERS OF THE MIAMI BEACH
REDEVELOPMENT AGENCY (RDA), APPROVING. IN SUBSTANTIAL FORM,
AMENDMENT NO. 2 TO THE LEASE AGREEMENT BETWEEN THE RDA
(LANDLORD) AND COLLINS 1560, LLC DIBIA LIME TREE CAFE (TENANT), FOR
USE OF APPROXIMATELY 2,697 SQUARE FEET OF GROUND FLOOR RETAIL
SPACE LOCATED AT 1560 COLLINS AVENUE, SUITES i-2, TO EXTEND THE
RENT ABATEMENT PERIOD TO THE EARLIER OF: (I) THE OPENING OF THE
PREMISES OR (II) AN ADDITIONAL EIGHT (8) MONTH PERIOD, FROM JUNE 6, .
2025 THROUGH FEBRUARY 5, 2026, DUE TO PERMITTING AND
CONSTRUCTION DELAYS; AND FURTHER AUTHORIZING THE EXECUTIVE
DIRECTOR TO FINALIZE AND EXECUTE AMENDMENT NO. 2.
RECOMMENDATION
The Adminisiretion recommends Ihat the Chairperson and Members of the Miami Beach
Redevelopment Agency approve Amendment No. 2 lo the Lease Agreement with Collins 1560
LLC dlb/a Lime Tree Cafe, extending the Rent Abatement Period.
BACKGROUND/HISTORY
On December 14, 2022, ihe Miami Beach Redevelopment Agency ("Landlord") entered into a
Lease Agreement wilh Collins 1560 LLC d/bla Lime Tree Cafe ("TenanP') for the lease of
approximately 2,697 square feet of grountl floor retail space located at 1560 Collins Avenue,
Suites 1-2, for Ihe operation of a fne dining restaurant known as Lime Tree Cafe under a term of
nine(9)years and 272 days.
The Tenant is also developing a separale reslaurant concept. Open Vision (Cave 305), in
adjacent Suites 3-4. Due [o shared infrashucture and overlapping permitting timelines, both
projects have experienced delays related to the complez constmction process, including the
installation of a shared grease trap.
The original Lease granted the Tenant an eleven(11)month aba[ement o/Minimum Rent. In April
2024, via Amendment No. t,the RDA approved an eight-month ez[ension of the Rent Aba�ement
Period through June 5, 2025, to accommodate ongoing construction and permitting delays.
On April 1, 2025, the Tenant requested an additional eight-month extension of �he abatement
period, citing continued challenges in the construction and permitting process. The requested
extension would run from June 6, 2025, through Febmary 5, 2026, and includes a proposal to
continue paying Operating Expenses while deferring Minimum Rent, the Concession Fee, and
any applicable Percentage Rent.
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ANALYSIS
The Tenant is wrrently obligated to pay Minimum Rent of$17.361.94 per month upon conclusion
of the rent abatement period, along with a Concession Fee and Percentage Rent. However, due
to unresolved permitting issues, particularly with the DERM review process for the shared grease
trep, the Tenant has not been able to complete conslruction and commence operations.
In response, ihe Tenant has reques�ed an additional eight-month extension of the Rent
Abatement Period or upon opening,which occurs first During ihis proposed eztension,the Tenant
will continue to pay Operating Expenses, estimated at approzimately$3,146.50 per month, while
remaining temporarily exempt from Minimum Rent and other rent obligations.
The requested extension would not affect the ezpiration date of the Lease or modify its overall
term. It is a time-limited adjustment aimed at supporting completion of the buildout and ensuring
ihe successful launch of the Lime Tree Cafe.
FISCAL IMPACT STATEMENT
The fscal impact of the proposed Amendment No. 2 includes the de(erral of ihe TenanCs Minimum
Rent, Concession Fee, and Percentage Rent obllgations during the requested eight-month
extension. Based on the Lease's current rent schedule,this equates to a deferral of approximately
$138.895.52 in Minimum Rent revenue in addition to the forgone collection of associaled
Concession Fees and any Percentage Rent that would have been due if operations had
commenced.
Despite the temporary dete«al of this revenue, the Tenant will continue to pay monthly Operating
Expenses ot appmzimately$3,146.50,totaling$25,172.00 over the eight-month eztension.These
payments ensure that lhe Landlord continues to recover essential costs tied to maintaining the
premises during Ihe abatement period.
The proposed amendment does not increase the total lease term or provide additional economic
incentives. Rather, it aligns the rent commencement timeline with realisiic consiruction
miles�ones, ihereby preserving the Lease's long-term fnancial sWcture and enhancing the
likelihood of full tenant occupancy and revenue generation in future lease years.
Does this Ordinance reauire a Business Imoact Estimate?
(FOR ORDINANCES ONLY)
If applicable, the Business Impact Estimate (BIE)was puhlished on:
See BIE at: htlps !/ �b hFl q I 'ty-h III 'lv-clerk/mee£na-notices!
FINANCIAL INFORMATION
CONCLUSION
The Administration recommends that the Chairperson and Members of the Miami Beach
Redevelopment Agency approve Amendment No. 2 to Ihe Lease Agreement with Collins 1560
LLC dlb/a Lime Tree Cafe, extending the Rent A6atement Period to the eadier of: (i)lhe opening
of the Premises or(ii) an additional eight(8) monih period, from June 6, 2025 through February
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Q 2026, due to construction and pertnitting delays�, and further authorize the Executive Director
to finalize and execute Amendment No. 2.
App�icable Area
Sou�h Beach
Is this a "Residents Riqht to Know" item, Is this item related to a G.O. Bond
pursuant to Citv Code Section 2-17? Proiect?
No NO
Was th's Aqenda Item initiallV requested bv a lobbvist which as defined in Cade Sec. 2-481
includes a principal enaaqed in lobbvinq'+ No
If so, specify the name of lobbyist(s}and principal(s):
Deoartment
Facilities and Fleet Management
Soonsorlsl
Co-saonsods)
Condensed Title
Amendment 2 to Lease, Lime Tree Cafe - 1560 Collins Ave Add'I (8) Months Rent Ahatement.
FF
Previous Action (For Ciri Clerk Use Onlvl
2353
.1pril G. 2�13i
Afr. Urric llo�n�'.n�;ucz,
CS\t Dfrccrnr ot;Asscr A[anagcmrn�
Facilitics and 1'leci Vlanagcment Depr.
Cia' of�(iami I3each
1833 6a�Rnad,2`•� Ploo�
\tlemi Itcach,Pl��nda 3i139
Re Reyuest for Gsccvslun af Renc C��mmcnce�nevt Date and Renc.Aba[crnent Period of che
l.ense be�u'een the Ciic of Atinmi Ilexch nnd Collins LiGO, I J.0 tor rhe Pm�crq_Lncared ar
" II' 1 5 �t� 1 d'
Drac Ozzie: �
r1s vou know,chis fimi rcp�csrncs Collins 156�I,LC(thN'7'cnanP��rith�cspca m thc l.casc
bec��cen thc Tcnanc and che Cin' uf Mlami Hcach (chc "Cicd'J toc [hc pcoprcq• locatcd at 1560
Collins :Aamuc, Suircs 1 and 2 (the "P�ope�q'"), dared M1larch 23, 2023. Pleasc allow chis
�orrespondencc �o sen�e as a rcquesc for Estension oF thc Arnt Commcnccmcnt D�ate and Rcnc
96a[emen� Pe�iod of the Izase Aet�ceeo ihe Cn}° of\1iaml [tcac6 and the'Cenant fnr[he Propem-
;�hc `Y aasc')-
D se �ption f the Prooem. 9'he Propern' Is locamd on the south side ol 16'" Sttect
betu-ec�i Collim and A�ashington Avenues, in [he GC, Goaernmenr lise, zuning dstnct. Ir is also
loca�cd �richin thc C)cean Dnac/Cnllins Accnuc Local Hfsmnc Disrncr and nc� A1fami Rca�h
Amhirecmral Distria fn the Nadonal Re},dscer of Hrsmric Disttictt. 61iam[ Uade Cou�tc idenuties
ihe praperq- 6�� FoGo I�o.: 02-323d-019-1090. Pursuan[ m [he Dliami-0xde Counn' Pmpecro
Appmiser,�he properq'is npproximatelt'3G7 fi00 square (cet nn{houses�a fire stun' acn¢mre. The
wp four (4) lecels uf the sm�cmre house a pnrkinK garnge, while rhe ground Flour pruddes for
commc�cial uscs. 'fhis rcqucst pcttnfns [o swres l and 2,thc Piupcm'.
Reauest The'Tenan[is requectin�an eight(Sj mnnth c�rension nf time nf the u�mmencemrnt
dacc and cen[ab�mment pe�od uf[he Lease, ur In the alternaei��e tt�rough thc timc of recci�'in� a
Certificate uf Ose (CU) from the Cin• of Dfiami Reach, u-hichever is earlicr. 7'his request is as a
direc� rrsuL uC incre�.i�ed construcnun cosa �and the delacs rela�ing w the Tenants cump�nioa lease
bcm-ec� chc Ciq- and Oprn Visiun I.LC fur>uftcs 3 and 4. 7�he delays wich the permi[s Eur Open
\'Lcion, 1LC, hacc had ripplc cffcc[s inro dic Tcnant's abilip� [u pmcced cspcdiriuusly �vich bo[h
prujeta simulumcuuslv. Also,xince both prujects ace slmared within die same pmpern', there h�ve
bcrn multiplc ins�anms o! mnFusing thc permits dunng ��uhmissloq resultin�. m e�runcous
com�nena,which hace cesulted in pecmit failures,and dela}'s. 6clow please find the �;rneral permit
timclinc tnr this projccc
• December 27, 202i—BC2122855—renan� applicd fur mnstrr permit
M c Rccicw q�des—Dcccmbcc 20�, Dlag,2024,Scprcmbcr 2U24,Januan 2025
o Pcrmic procese dclaccd pcnding 3a 6mc rc��ic�c, which pcccc�rcd prucccdfng wfrh
� nnv rc�acws, and dcla�'cd subseyurnt permit suhnuc�iuns (plan� faileJ fu[F�Iwnbing,
� hut pcecenred upluad (o�ocher discipGnes,mduding dca�ieal).
c Holds rcicascd i�Januam
LAW pq ]950 NW 53""STREET.•SURE 33]•MIAMI,fL�33166•305542-3445� MONIKA@MHELAWPA,COM
2354
'.Nc Ovic Damineuvz
1550 Collins LLC
\piil G. '_035
r�,� z orz
o :l�po�cals fr��m ,Atcchanical, s�ruaunl, trcq cicnricnl, nnd 6uilding di+ciphnc> in
:Alnrch 2�25
c I�ailcci plumbinG—calling Fnr DIiRb1 redcw and Counn' POG
,. Pl�ns ��-rth Cave 305 confused u Ith diece permirs
„ �anu2g 2025 - Outmach ro 6uilding Deparrmenc adcising dint DHR:�f appro��als
mv�c previouslv tiled and uf reciewer cnnfusion Uenceen permits (bn�h sets of
permi[s are for cest�ucaots az the same pmpertv, jusr differenr u�its.
• August 15�20?A—EI.C2414984—applied fnr cummcrcial signs �
o Issucd02/U�/35
• Peemlt u-ent through iwo cecles of�ericws (Scptembcr and October 2024).
• The plans were approved dudng che thi�d cycte in eadr 2U25.
VAhle thc Trnant v'us hopeful iu ha�e Cvice 305 (Ope�� A'Ision) openad by .1prll 1, 2U25,
vlluuing foc rhem co dien Cmish the permining tor 15G0 I.LC (I.ime Trec), the delacs In Ca��
3U5 hacc had a ripple etfea on this prolect and resuked on a deleccd stan wi[h thc
permits. Se�'ettheless, �hr Tcnant cununued (ull tu�ce ��'ith theie permils, buc d�e mn�usion
hencecn the prujects hace untocmnatel}�aJded m the delay in hacing these peemin issue in ocder m
finatlze chc �rork at the Proper¢-. e\s a resuli, u�c are requcsting an addirional amendmcn[ and
c�rension oi ihe cummencemenr date and rencabacement pcood tor rhe Propettc.
Conclusioa "Ihe �eopuscd use is a�nsismnt wi�h thc permicred use,. in the disttia and che
proposed cafc�vill corich thc ocighborhood.
\Yliile vuur xssistance �hus Ea�, �cnth the permicting, h.�s been imGspe��sable, �ce nuw seek
�our=upport Eur this etiteaslon request
Should vm huce any yucsoons ur comments,please du ma hesirnm a� amtact mc.
Sincercly,
AIHF( L:1\\' P:1
�tunika I�I. ICnrin
J950 NW 53""STPCCT.•SUITC 33] •MIAMI, FL�33166�305 5423445� MONINA@MHELAWPA.COM
2355