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OIG No. 25-16 Belle Isle Residents Association Contingency Fee and Lobbyist Issues Joseph M. Centorino, Inspector General Page 1 of 7 TO: Honorable Mayor and Members of the City Commission FROM: Joseph Centorino, Inspector General DATE: September 15, 2025 RE: Belle Isle Residents Association Contingency Fee and Lobbyist Issues OIG No. 25-16 Introduction This report arose out of an investigation conducted by the Miami-Dade Commission on Ethics and Public Trust (COE). The investigation was prompted by a complaint from Commissioner David Suarez to the COE regarding alleged violations of City of Miami Beach Code provisions concerning lobbyist registration requirements and prohibited contingency fees connected to interactions that occurred during 2024 between representatives of the Belle Isle Residents Association, Inc. (BIRA) and representatives of the development team seeking City approvals for the redevelopment of the Standard Hotel and Spa on Belle Isle. The OIG did not conduct the investigation but communicated with the COE Advocate and its investigator and assisted in its work to determine the facts necessary for its consideration of the complaint. As a result of the COE investigation and findings, the OIG has formulated recommendations contained in this report to strengthen and clarify City Code provisions and policies that may serve to avoid future issues similar to those identified during the COE investigation. Background In January 2022, the Standard Hotel and Spa, located on Belle Isle, was purchased with the intent to redevelop the property. NOMADE LIDO, LLC, a Delaware entity, led by CEO Miguel Isla Esteve, is managing the redevelopment. The attorney representing the development team is Michael Larkin, Esq. of the Miami-based law firm of Bercow, Radell, Fernandez, Larkin and Tapanes. The Belle Isle Residents Association, Inc. (BIRA) is a neighborhood organization that represents owners or renters who reside on Belle Isle. There are approximately 1300-1400 residents on Belle Isle according to 2020 Census data. Membership in BIRA is free and open to anyone within Belle Isle’s geographic boundaries, although not all residents have joined the organization. Joining BIRA requires a visit to its website where residents can add their names to a membership mailing list. According to corporate filings with the Secretary of State, the President of BIRA at the time of the complaint in this matter was Shawn Patrick Bryant, and the Vice President was Jack Robbins. Page 2 of 7 The development plan for the Standard Hotel included the new owner’s intent to seek an amendment of the City’s Resiliency Code as well as design approvals from the City’s Design Review Board. These plans were discussed by representatives of the new owner with Shawn Patrick Bryant and Jack Robbins on numerous occasions between 2023 and 2024. During that time, those two representatives of BIRA expressed concerns over the impact of the proposed redevelopment. They met with the owner on those occasions to resolve their differences and reach a mutual understanding between the development team and the interests of BIRA, but with limited communication with the BIRA membership during that time. The result of these meetings was expressed in a “settlement agreement” which was entered into on July 31, 2024. The settlement agreement was signed by Jack Robbins, Vice President of BIRA and by Miguel Isla Esteve for NOMADE LIDO, LLC. The Standard owner agreed to abide by project design standards and other operational safeguards that are detailed in the settlement agreement, attached herein as Exhibit A. In exchange, BIRA, through its corporate officer or legal counsel (Tucker Gibbs, Esq., whose fees were paid by the developer), was required to support the development approvals. This support consisted of the following: (1) a letter signed by a BIRA corporate officer supporting the amendment to the City’s Resiliency Code; (2) a statement of support at all associated zoning public hearings including Land Use and Sustainability Committee, the Planning Board, the City Commission and the Design Review Board; and (3) a waiver of any appeal and a promise not to challenge any building permits. In exchange for BIRA’s public support, the Standard owner agreed to pay $1,200,000.00 to BIRA in three installments: (1) 30% within 15 days of execution of the settlement agreement; (2) 30% within 30 days of a final non-appealable approval of the development approvals, defined as 30 days after rendition of a Design Review Board Order approving the project; and (3) 40% within 30 days of issuance of a master building permit in furtherance of the development approvals. The payments were to be made to a not-for-profit entity that was not yet established for physical, quality of life, security, lifestyle and cultural improvements to Belle Isle as determined by the not- for-profit entity. Consequently, the BIRA Quality of Life Trust, Inc. was incorporated on August 14, 2024, by Jack Robbins. Corporate records show the President of the entity as Shawn Patrick Bryant, the Vice-President as Jack Robbins, and the registered agent as Tucker Gibbs, Esq. The first payment of $360,000 to the Bira Quality of Life Trust, Inc. was paid on the same day. On August 27, 2024, two weeks after receiving the first payment and three weeks after signing the settlement agreement, BIRA held its first neighborhood association meeting, via Zoom, to discuss with its membership the already signed agreement. Initial City Review On September 30, 2024, Shawn Patrick Bryant, as President of BIRA, sent a letter of support for the project to the City Commission and to the City Commission’s Land Use and Sustainability Committee (LUSC), Planning Board and Design Review Board. On October 1, 2024, the proposed development’s design application (DRB23-0994) was heard at a meeting of the Design Review Board. At that time, Michael Larkin, the Attorney for the Developer (NOMADE LIDO, LLC) represented to the Board that he and his client had been working with the neighborhood for more than a year and had “positive uniform support.” During public comment, Page 3 of 7 Mr. Gary Rugg, an unpaid volunteer board member of BIRA, spoke in favor of the Standard project. Mr. Rugg emphasized that BIRA’s concerns with the project were fully addressed by the developer team and that BIRA was in full support of the project. Mr. Larkin disclosed that his client had entered into an agreement with BIRA involving monetary consideration, but he provided no additional information and did not submit the actual agreement as this was not required by the Code. The Board approved the design. On October 4, 2024, Jack Robbins emailed Commissioners Tanya Bhatt and Alex Fernandez, on behalf of BIRA, to express support for the Standard Hotel’s project. On October 14, 2024, the Standard Hotel project was heard at a LUSC meeting. Jack Robbins, on behalf of BIRA, addressed the Committee voicing support for the project. Mr. Larkin again advised the Committee that his team had worked hard with BIRA for more than a year to obtain their support. He did not mention any monetary consideration given to the organization. Complaint at LUSC Meeting During the hearing, Commissioner David Suarez revealed that he had been given a copy of a “settlement agreement” that had been entered into on July 31, 2024, between NOMADE LIDO, LLC and Jack Robbins (Vice-President) on behalf of BIRA. To show compliance with the terms of the agreement, Commissioner Suarez provided text messages that had been sent to him by Shawn Patrick Bryant seeking his support for the development. The text messages stated, in part, that “the BIRA board has worked many months…to get the Standard Hotel to address many quality-of-life concerns/issues that their project will impact the residents of Belle Isle…We feel we negotiated many restrictions…” Commissioner Suarez alleged that the money received by BIRA was under control of three individuals (Shawn Patrick Bryant, Jack Robbins and Cara Glaser) and could be spent for virtually any purpose, including “lifestyle and cultural use.” He further alleged that BIRA and the individuals mentioned above received special compensation for their support of and/or lobbying for the developer’s plans, which he claimed could be considered an illegal contingency fee based on the anticipated City approvals of the project. During public comment it was revealed that, despite Mr. Larkin’s representation that he had “positive uniform support” from Belle Isle residents, that support did not include all of the residents who live on Belle Isle or all BIRA members. One resident who spoke at the hearing advised the Committee that she did not know about the agreement that had been entered into and that BIRA did not speak for her. Revised Settlement Agreement Following the LUSC meeting on October 14, an Amended and Restated Settlement Agreement and Covenant was signed on October 26 by Shawn Patrick Bryant, President of the Belle Isle Residents Association, Inc., and on October 30 by Nomade Lido, LLC. The terms of the alleged contingency payment were amended to state: "The Standard Owner shall pay a total sum of $1,200,000.00 to BIRA (excluding the Bira Quality of Life Trust, Inc.) in the following three installments: (1) 30% within 15 days of execution of the Settlement by all Parties. The Parties acknowledge that the Standard Owner has fulfilled its obligation under this subsection VI(a); (2) 30% by May 15, 2025; (3) 40% by October 1, 2026.” A copy of the complete Amended and Restated Settlement Agreement and Covenant is attached as Exhibit B. Page 4 of 7 Neither Shawn Patrick Bryant, nor Jack Robbins or Gary Rugg, filed the Neighborhood/Homeowner Association Representative Registration Form, required per Section 2-482 of the City Code, with the City Clerk prior to their communications with elected officials and board/committee members. COE Complaint On November 1, 2024, City of Miami Beach Commissioner David Suarez filed a sworn complaint with the COE against Respondents Nomade Lido, LLC (C24-41-11), Belle Isle Residents Association, Inc. (C24-42-11) and BIRA Quality of Life Trust, Inc. (C24-43-11), alleging violations of Sections 2-482 and 2-485.3 of the City of Miami Beach Code regarding lobbyist registration requirements and the prohibited use of contingency fees. The complaint was dismissed by the COE as legally insufficient. Commissioner Suarez then filed a new complaint against Respondents Jack Robbins (C24-38- 11), Shawn Patrick Bryant (C 24-39-11), and Gary Rugg (C-25-15-02), alleging violations of Sections 2-482 and 2-485.3 of the City of Miami Beach Code regarding lobbyist registration requirements and the prohibition of contingency fees. On December 4, 2024, the COE General Counsel found that there was sufficient probable cause to begin an investigation. Miami Beach Code Provisions Related to Lobbyists, Sec. 2-481 and 2-482. Pursuant to Section 2-482(a) of the City of Miami Beach Code, lobbyists engaged in lobbying activities are required to register with the City Clerk prior to engaging in such activities. The definition of “lobbyist” under Section 2-481 of the City of Miami Beach Code specifically excludes “any person who only appears as a representative of a neighborhood association without compensation or reimbursement for the appearance, whether direct, indirect or contingent, to express support or opposition to any item…The persons specifically excluded from the definition of “lobbyist” shall, prior to communicating with subject city personnel, disclose in writing to the city clerk their name, address, and principal on whose behalf they are communicating.” (Emphasis added.) Contingency Fee Prohibition (City and County Ordinances) With respect to contingency fees, both the City of Miami Beach and the Miami-Dade County ethics ordinances prohibit contingency fees which are dependent upon government approval of project applications. The Miami Beach Code, Sec. 2-485.3, “Contingency fee prohibited,” states: No person or entity may, in whole or in part, pay, give or agree to pay or give a contingency fee to another person. No person may, in whole or in part, receive or agree to receive a contingency fee. As used herein, "contingency fee" means a fee, bonus, commission, or non-monetary benefit as compensation which is dependent on or in any way contingent on the passage, defeat, or modification of: (1) An ordinance, resolution, action or decision of the city commission. (2) Any action, decision or recommendation of the city manager or any city board or committee; or Page 5 of 7 (3) Any action, decision or recommendation of city personnel during the time period of the entire decision-making process regarding such action, decision or recommendation which foreseeably will be heard or reviewed by the city commission, or a city board or committee. The Miami-Dade County Code, Sec. 2-11.1 (s)(8), "Contingency fees," states: (a) No person may, in whole or in part, pay, give or agree to pay or give a contingency fee to another person. No person may, in whole or in part, receive or agree to receive a contingency fee. (b) As used herein, "contingency fee" means a fee, bonus, commission, or non-monetary benefit as compensation which is dependent on or in any way contingent on the lobbying activities. COE Action On June 11, 2025, this matter was presented to the COE board for a probable cause determination. The Commission found that there was no probable cause to conclude that there had been a violation of 2-11.1(s) of the Miami-Dade County Ethics Code, Section 2-482 of the City of Miami Beach Code and Section 2-485.3 of the City of Miami Beach Code. The respondents were deemed exempt from lobbyist registration as unpaid representatives of a neighborhood association and there was no evidence that they received or agreed to receive any personal compensation or benefit as a contingency fee from the $1.2 million. With respect to the disclosure requirement under the City of Miami Beach Code, the COE found that the respondents did not file the required disclosure forms before contacting City officials, however, no prior enforcement or notice of this requirement existed and no other neighborhood association had ever filed such disclosures. Consequently, the Ethics Commission recommended issuing a Letter of Instruction to all Respondents for failing to file a written disclosure with the City Clerk prior to communication with City officials as required by Section 2-481 of the City of Miami Beach Code. The Probable Cause Memorandum, Final Reports and Final Orders for all three Respondents are attached as Composite Exhibit C. The OIG notes that the Advocate for the Commission on Ethics and Public Trust contacted the Clerk for the City and has been advised that they are updating all of the agendas for City board meetings to to provide notice that, prior to contacting City officials and prior to speaking at a public board meeting on behalf of a neighborhood association, the required form must be signed and filed with the Clerk. OIG Recommendations 1. Sec.2-485.3 of the City of Miami Beach Code should be amended to state: “No person or entity may, in whole or in part, pay, give or agree to pay or give a contingency fee to another person or entity. No person or entity may, in whole or in part, receive or agree to receive a contingency fee.” The highlighted proposed language will allow for consistent application to individuals as well as organizations. 2. The September 3, 2025, City Commission meeting included an Ordinance (agenda item R5V) sponsored by Commissioner Suarez, which would amend Chapter Two of the Miami Page 6 of 7 Beach Code, related to Standards of Conduct for lobbying activities by individuals who are excluded from the Code’s current definition of lobbyist. The proposed Ordinance aims to: (a) amend the definition of department personnel and adopt a definition of City personnel to align with the Miami-Dade County Code of Ethics; (b) require neighborhood association representatives to register as lobbyists if they receive any form of consideration and to further disclose, with specificity, what consideration has been received; (c) clarify that the City's lobbying Ordinance is enforceable by the Miami-Dade Commission on Ethics for individuals and entities; and (d) specify that the contingency fee prohibition applies to both individuals and entities (as recommended above). The OIG believes it is good public policy to require that those lobbying the City or participating in quasi-judicial hearings file financial and advocacy disclosures, especially if they receive City funding. The OIG encourages passage of this legislation upon second reading. 3. The City should clarify the role and regulation of Neighborhood Associations. BIRA’s roles during this project included those of a private association, political/lobbyist participant, and neighborhood representative. Currently, Chapter 2 Article VII defines a neighborhood association as “an organization of residential homeowners and tenants created to address quality of life issues in a defined neighborhood or community. Only registered associations under this article are officially recognized for the purpose of receiving notices and participating in public processes.” The OIG believes that registered associations engaged in lobbying on a quasi-judicial matter should be required to disclose any contribution received from the applicant within two years prior to its lobbying activity, with an appropriate penalty for non-disclosure. 4. Strengthen Rules on ex parte communications by amending Article VIII Section 2-511. Currently, the definition states: Ex-parte communication means any written or oral communication with any member which may directly or indirectly influence the disposition of an application other than those made on the record during a public hearing. The OIG believes that the definition should be further refined to state that written communications include, but are not limited to, memos, letters, emails, text messages, instant/direct messages on social media, comments on online forums, or encrypted messages on messaging apps; and that oral communications include, but are not limited to, private phone calls, in-person conversations, voicemail messages, and recorded text messages. The City should provide targeted training on the ethical use of digital platforms to teach decision makers how to handle improper digital contacts. 5. Additionally, any City Commissioner, board member, or public official who receives a text message, instant message, email, voicemail or other digital communication in a quasi- judicial matter from a person or entity engaged in lobbying, should be obliged to promptly disclose the communication to the Clerk of the respective board. The City Clerk might consider a dedicated digital portal for ex parte communications which could be uploaded and time stamped as part of the required disclosure. The OIG believes that these communications, when undisclosed, undermine transparency and public trust in City approval processes and potentially expose the City to litigation. The OIG recognizes that these recommendations would alter currently accepted modes of operation within the City; however, the cost of losing public trust in such processes is too great to ignore. Training for participants in official public approval processes, including elected officials and board/committee members, may need to be expanded. A required affirmative oath to enforce these recommendations may also be useful. Respectfully submitted, cc: Michael Larkin, Esq. Tucker Gibbs, Esq. Shawn Patrick Bryant Jack Robbins Radia Turay, Miami-Dade Commission on Ethics and Public Trust OFFICE OF THE INSPECTOR GENERAL, City of Miami Beach 1130 Washington Avenue, 6th Floor, Miami Beach, FL 33139 Tel: 305.673.7020 • Fax: 305.587.2401 • Hotline: 786.897.1111 Email: CityofMiamiBeachOIG@miamibeachfl.gov Website: www.mbinspectorgeneral.com Page 7 of 7 Exhibit A CFN: 20240769922 BOOK 34444 PAGE 1550 DATE:10/11/2024 02:36:31 PM JUAN FERNANDEZ-BARQUIN CLERK OF THE COURT & COMPTROLLER Docusign Envelope ID: EF 30486F-6A9F-4545-8F 14-AFCA495D6D45 MIAMI-DADE COUNTY, FL Prepared hy: Michael Larkin, Esq. 200 $ Biscayne Boulevard Suite 300 Miarni, FL 331391 THIS SETTLEMENT AGREEMENT, (the “Agreement is made this S( __ day of. Neto _ 2024, by and between NOMADE LIDO, LLC, a Delaware Limited Liability Company (the “Standard Owner” and the BELLE ISLE RESIDENTS ASSOCIATION, INC. a Florida not-for-profit Corporation (BIRA) (hereinafter coliectively referred to as the "Parties”). WHEREAS, Standard Owner is the owner of the property located at 40 Island Avenue, 1 Farrey Lane, and 2 Farrey Lane, identified by Miami-Dade County Folio Nos. O2-3233-004-0090; 02-3233-003-0010; and 02-3233-003-0020 {collectively the "Standard Property") within the Belle Isle neighborhood of the City of Miami Beach (the City’); WHEREAS the term Standard Owner as used in this Agreement includes NOMADE LIDO, LLC, its partners, managers, employees, licensees, consultants, contractors, subcontractors, agents, successors, and assigns. WHEREAS, BIRA ts a resident association established to enhance the quality of life for the residents of Belle Isle; SEPALS NERS RINA GUN E CON MOEN LL CLI EES RN TN ER APN INS CRISIS EIR EIN LN TT AIAN IOI EROS RATA RIN IS IIE EET YS LI SIRNAS OPER LNG UTR DARAN MORIN NEUE AAT BY IDI SEEN ANCORA LIA SN ARIZA NARA ACORTAR OS LISI EIN LIOR AA RI wea r rk Y rw E 7 oh i o : : nore SO SA ] k il vi poems NYIYA nz, s o Esa ME: 2209 TB AS ORE -GRES-B EOS ONCE HOFAEnO ES io de PA Page 19847 TANGO BOFAESO En | ME | li a CFN: 20240769922 BOOK 34444 PAGE 1551 Docusign Envelope IQ: EF3DABBr-DAGr-I5A-BF 14-APCA4SSDGBSS WHEREAS, the Standard Property is developed with an existing legal non- conforming 105-room hotel comprised of the following three structures: A. the three (3) story south wing. B, the three (3) story west wing. C. the one (1) story east wing. WHEREAS the Standard contains the following four (4) accessory food and beverage establishments: A. Café Standard at the southeast side of the Lobby (see page 26 Of Exhilbt A); B, the Lido Bayside Restaurant and Bar at the north side of the property (see page 21 of Exinibsit A); C. the Monterrey Bar at the northeast side of the Lobby (see page 26 of Exhibit A); D. the Belle a pool-side food and beverage venue accessible only to hotel quests/members (see page 25 of Exhibit A); WHEREAS, the Standard Owner intends to renovate the existing Standard Property by renovating the west wing to accommodate between 50 and 35 hotel roams and the south wing Lobby, restaurant and cafe, as well as redeveloping the east wing into a five (5) story mixed-use building containing a minimum 65-space ground level parking structure, between 50 and 55 hotel units, and six (6) luxury residential units, with the total number of hotel units distributed between the east and west wings not to exceed a total of 105-rooms throughout the Property (the “Project”. WHEREAS, the Project shall not increase the 105 room count af the existing hotel or increase the seat count and floor area of the four accessary food and beverage venues; e rr rra lr Poe a bo bee CMS SE SENS TES ae pT SE AR j=S. epee te PE AA GARA RDA II A wee A . wre . : SE aa Mose ROBA RARE AM ASIA Bg | o yes Sits Tal RS ‘, 3 y ry e yur Ss a ts At A A kd AS. de 5 LE E A ed BL pr a ct 4 E PACA Nur AF- o E : pe. ] + ‘ t an ot . . vex ae nd we o ~ Ly 4 7 d E " cia 1 É on MN . BSE DA E NS ter EA Se EII nas E ES PAT oe Mr RR: ten pts Me 2 - Re oa: EA PR Ee A: , 382 ; AA Rote EA: E ARAS : ng ROY DA INS JA E ae AF Res SS ATG O ESE SEI Se LM ee CE Te TS TU A AT TS, PS ASS EN 7 Y 2 lr EE CFN: 20240769922 BOOK 34444 PAGE 1552 Mocusign Envelope io: EFSD486P-GAGF.46AE-B8 1 4-APCAGSSDANAS VIHEREAS, the six (6) residential units planned as part of the Project: A. shall not be rented or leased for periods of less than six (6) months and one (1) day., B. shall not be used as hotel rooms, and C. shall not be subjected to fractional ownership; WHEREAS as part of the Project, the Standard Owner shall make improvements to the Property to facilitate off-street loading and reduce impacts to the surrounding street network: WHEREAS, in order to implement the Project, the Standard Owner seeks to amend the City Resiliency Code to allow no more than six (6) residential units to be developed within the Standard Property and require a minimum 45% reduction in vehicle trips to and from the Standard Property as a result of the construction of an on-site parking garage (the “Proposed Legislation’), subject to design review approval from the City’s Design Review Board (the “DRE Approval’) (collectively the “"Develaprment Approvals’); WHEREAS, BIRA has expressed concern with the impacts of the Project on Selle iste residents and has met with representatives of Standard Owner regarding those CONCEPTS, WHEREAS, in an effart to resolve their differences in an amicable manner, the Parties have agreed to safeguards and mitigation with respect ta the Froject and future operation of the Standard Property that are intended to protect and preserve the quality of life for residents of Belle Isle A rer ee a ee 5 ASA AAA AT RA O AS MS E RA A NS E A A Ao A RN A RS ee eM ores babes el EE] SESE RS emi E NN pe DP spade E PE Sy pk ON Meet Ty tek ASB Rs ISA eg OY AR AL e MOS E da SN 4 Ee Fr A Sido gta y Ger hE Pepe ER ERIE EBA o, che Beter Wa A ACABE TEEPE Page 3 al 17 IANCOTBOFAESD ERE EA ACA % a SCRE: , CFN: 20240769922 BOOK 34444 PAGE 1553 Docusign Envelope ID: EFIDABGF-SABF-4GAE-8F 14-AFCA485D6D45 WHEREAS, this Agreement is intended to memorialize the safeguards, pravide for mitigation regarding the Project and set farth the commitments to BIRA made by the standard Owner in consideration for BIRA's support for the Development Approvals; WYHEREAS, the Parties understand and mutually agree to act and cooperate in good faith with the terms of this Agreement, NOW. THEREFORE for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by the Standard Owner and BIRA, the parties hereto agree as follows: i.Recitals. The foregoing recitals are true and correct and incorporated herein by reference. Project Substantial Compliance with Plans. Standard Owner agrees that the Project shall be developed substantially in compliance with the plans entitled “The Standard" prepared by Kobi Karp Architecture and Interior Desiqn, dated 3/10/24 attached hereto as Exhibit A (“Project Plans”). Any request for a determination that a given change to the Project Plans is in substantial compliance (“Substantial Compliance") with the Project Plans shall meet the following conditions: a) The north, east, south and west setbacks as set forth on page 8 of Exhibit A shall nat be reduced. 6) The hours af operation, square-footage and number of seats for all food and beverage venues shail not be increased beyond what is set forth on page 21 of Exhibit A. provided that the hours of operations ea oss RR, do VRE E Daroca ie DERIO A ARS EEL tN EEN OP AI LL, AA AED rca NA ARA ATTE DENIA FOL EL NOI CO UU eh ¿A z E A A] AD SS TR ORATORIA . es vos os o Tina Wieity Gc i CUIALE AGS Re OO AP RRER 0 Page 4 of 17 S8RICOT ROE 4E MO CFN: 20240769922 BOOK 34444 PAGE 1554 Docusign Envelope 0; EF3D4365.6A9F-464E-8F14-AFCA48506D45 may be modified in accordance with the limitations set forth in subsectian IV(H of this Agreement. c) No reduction of the length and width of the loading area as depicted on page 9 of Exhibit A. d) There shall be no reduction of the length, width and configuration of the Hotel entrance drop-off and pick-up area as depicted on page 12 of Exhibit A. e) Dimensions of the West Wing third floor hotel unit and balcony/terrace, or the limitation on its use set forth herein shall not be reduced from that depicted on page 11 of Exhibit A. f} The number of residential units on the Standard property shall not exceed six (6). Standards, Standard Owner further agrees that the Project shall be developed in accordance with the following design standards: a. Number of Hotel Rooms. The maximum number of hotel rooms permitted to be developed on the Standard Hotel Property shall be 105 rooms with each room limited to a maximum of two beds. b. Number of Residential Units, The maximum number of residential units permitted to be developed on the Standard Hotel Property shail be six (6) residential arto units as depicted on pages 19-20 of Exhibit A so long as the primary use of the Standard Hotel Property remains a hotel. ERES AAA RANES ANSIA FRENOS VIRAL RARO ENS US MARES LOCAS OLN NTE TESOL EERIE ALR RRA AD AICA SARA BEET RIV TIO ORD PEI TREE SON IMITAR © DueVarity Is RFUIBA RARO 4EFU-ARRS BOOT BOPAESO Page 5 of 17 SRDCETBORSAESS = ve Ye > ERASE CFN: 20240769922 BOOK 34444 PAGE 1555 Locusign Envelope Ils EF ID4ASRF-GAGE-46AE-O8F 14.AF CAAB5S D595 c. Parking Structure. In accordance with the Project Plans, the Project shall include a minimum of 65 parking spaces (including Accessible spaces) within an enclosed ground level parking structure (the “Parking Structure”) as depicted on page 15 of Exit A. ad. Scooter Parking. The Standard Owner shall provide an area for scooter parking for employees within the Standard Property to reduce the number of scooters utilizing the desiqnated scooter parking area on North island Avenue as depicted on page 15 of Exchibit A. e. Loading. In accordance with the page 9 of Exhibit A, the Project shall include a loading zone on the east side of the Stannard Hotel Property that can accornmodate a minimum of two standard sized boxed trucks, and is designed to allow for independent ingress and eqress for each loading vehicie. The Standard Owner agrees to provide BIRA with a plan it will implement te minimize delivery conflicts during specified time periods and to ensure that alí deliveries/pick-ups occur within the Standard Property (‘Plan’). In the event that BIRA reasonably determines that the Plan is not effective, the Standard Owner shall revisit the Plan with input from BIRA to improve its effectiveness. E, Weast Wing Third Level Unit. The proposed hotel unit (Hotel Room’) on the third level of the existing west wing depicted on page 11 of Exhibit A, shall be limited to a maximum overnight occupancy of two persons. The maximum number of persons permitted to access the Hotel Room and proposed balcony at any given time shall be limited to six (6) persons, provided that any quests shall leave the premises by 9:00pm. The hotel room and balcony shall be considered as a hotel room and shall not be used for any events, including special events or functions, or parties. No television or video Pe LEER do LT ee ee ei ASE QE! Ti CIR GRP AS EROS TL CFN: 20240769922 BOOK 34444 PAGE 1556 Docusign Envelope 1D: EF 3D486F-GA0F-46AE-8F 14-APCA4Q8D6D45 projection devices, music or amplified sound, other than required for life-safety purposes shall be permitted on the balcony for the west wing third level unit or the west wing rooftap. There shall be no hotel catering services permitted for this hotel room with the exception of room service to service the occupants of the hotel unit. This hotel room shall not exceed 1,000 square feet of floor area. The proposed balco ny shail be limited to a depth of 10 feet measured from the exterior face of the unit to the balcony, and the balcony shall be surrounded by a decorative planter that is a minimum of six (6) feet in width. No additional rooftop hotel units shall be permitted on the west wing nor shall any rooftop residential units be permitted on the west wing. Any mechanical equipment on the west wing roof top shall include a noise attenuation system that will ensure the quiet enjoyment of neighboring residential properties. iV. Operational Safeguards. In Order to ensure the operation of the Standard Property is harmonious with the Belle Isle community, the Standard Owner agrees to the following operational safeguards: a. Valet Operations. Valet operations in connection with the hote! and residences shall use the Parking Structure. In order to reduce the number of vehicle trips accessing North Island Avenue and Venetian Way, the valet stand for egress from the Standard Property shall be located within the Parking Structure. The valet drop-off shall remain at the front of the south wing of the Standard Property. The Standard Owner shall ensure that valet operations do not result in queuing of vehicles on North island Avenue the maximum extent practicable. See page 15 of Exhibit A. la, Ride Share Pick-Up Point. The Standard Owner shall designate space on the west side of the existing valet driveway in front of the south wing as a taxi/ride share pick-up point as set forth on page 12 of Exhibit A. RRR MA TARTA LOIS IRLANDA TIEN APR NONE LAWN NIN Bitte aie! LINE A xc - ; ; O ES AIN 2 POSI TOTAL CANA as AUN ti As, TARE SRER REECE II NII REPUDIO NEE RIER ARMENIO AVOIR OSIRIS RARO TST NINA ICRA Sy VAS ee — $ ETE AOL Bi. EL Ae ES Na yee Peat. Se De FS Race AA shel a a 8 eee IRE DN 4 “ vests e Dd SAI ee EL A SA j S, E AU a Pee Pee PA dae era. “ss y SE AR Nr on NTE RY LA LIOPI IE MA NMAL RN GR at yay . e > Dos tyOD: GAOT HAS OUE MALES AERAGODOVIOPIESO ES PAS AC E CENT page 7 of 17 mapens seno CFN: 20240769922 BOOK 34444 PAGE 1557 Docusign Envelope 1D: EFSD486F-GAGF-46AE-BF 14-AF CA4Q5D6D45 E. East Wing Rooftop. The proposed rooftap terrace of the redeveloped east wing shall only be accessible to owners and guests of the residential units. No special events special functions or parties, and no television or video projection devices, music or amplified sound, other than required for life-safety purposes shall be permitted on the rooftop terrace of the new east wing. The maximum number of persons permitted to access the rooftop at any given time shail be limited to 40 persons, provided that any gathering of residents and quests on the roaftop shall cease by 99m Sunday-Thursday, 10pm Friday-Saturday. Any mechanical equipment on the East wing roof top shall include a noise attenuation system that will ensure the quiet enjoyment of neighboring residential properties. d. Prohibition of Fractional Ownership of Residential Units. The fee simple absolute interest in the residential units shall be offered for sale to owners. The Standard Owner shall not divide and convey fractional ownership interests to multiple unrelated owners. This includes but is not limited to time-share uses. The Standard Owner shall provide BIRA with a duly executed affidavit attesting to the number of owners of individual residential units and form of ownership upon the reasonable request of a BIRA corporate officer with authorization to make the request. e. Prohibition of Short-Term Rentals. The rental or lease of the residential units for a period of less than six (6) months and one (1) day shail be prohibited. f. Food and Beverage Establishments. The Standard Owner shail not allow any change in the hours of operation that would result in a closing time past 12AM (midnight) or an opening time earlier than 7AM, any increase in the number of food and beverage rar NRO AAA A A A O A A O SSA SS SS A A A A OS O LS EER EH INS A A TA A AA Paga & of 17 BENCOIBOFAEBA ei eee 7 Ae Doc Warty IE RENTIOA- GOO t-45F3-A ESS SOTO (ONES ey LA | y E Hl : Rian Bes Bak OF out: SE 17 E NO Porch: E ES CFN: 20240769922 BOOK 34444 PAGE 1558 Docusign Envelope i: EF3ID456F-GASF-4646-SF 14- AFP CA4G5S DENS establishments and the increase in the number of, of seats and square footage of, the existing accessory food and beverage establishments. which are: 1. Lido Bayside, 200 seats, and 8,191 square feet of area, e. Monterrey Bar, 37 seats, and 517 square feet of area. 3. Café Standard: 47 seats, and 1,045 square feet area. 4 Belle 19,514 square feet of area. V. Support for Development Approvals. BIRA through a corporate officer or legal counsel PVT NYS ARAN AARNE LENT INIA ENANA BV GT RAE RS PEP PPOL LOCI Te NT PLE RON IN WA LET CNY LNT WN Bog SE SONA SARA SEAMLESS ISG ISN A AT BATT EINES FOREN ONION BOYER POLO NIG YALE PL RE RIGA BY IN Et BESET RMR al OVINA O ARETES NY LL EADS | FES SPLIT NST RE RIDE ERT PET NP ae VA AGOTADAS RTOS EME Re wwe ESOO oon shail support the Development Approvals, including the proposed legislation and Design Review Board ("DRB") application at one (1) or more zoning public hearings, as applicable, and any subsequent zoning application(s) needed to effectuate the Project as set forth in Exhibit A. Support shall consist of: 1. Aletter signed by a BIRA corporate officer supporting the legislation referenced herein, and the Development Approvals. The letter shall be submitted to counsel to the Standard Owner in advance of the first zoning public hearing. The Standard Owner shall notify BIRA of the first zoning hearing no sooner than three weeks prior to that zoning hearing. £. A statement of support at all associated zoning public hearings including the land Use and Sustainability Committee, the Planning Board, the City Commission, and DRB, whether such meetings are held virtually or in-person, provided that Standard Owner provides three-week advanced notice of the public hearing where such testimony is desired. 3. BIRA shali not appeal, or encourage third parties to appeal, the Development Approvals, as applicable, and shall not challenge any and all building permits E Page 9 af 47 GIDOCGIBOFAEAO ANA etn fh doe e he de > FE eae Sikes A beg? A ae, EP RS E teil Rae Sg ee A a E po MT O A ee Mr e ro SE Y - A AA Tp RSE O A FRY PA RUS PLS FO an oe ar AS A CFN: 20240769922 BOOK 34444 PAGE 1559 20cusign Envelope ID: EFSD4RSF-6AGF-AGAE-RE 14-AF CAGISDENAS necessary to construct the Project pursuant to the Development Approvals unless the Development Approvals do not conform with Exhibit A. senerit Contribution. The Standard Owner shall pay a total sum of $1,200,000.00 to BIRA in the following three installments: a. 30% within 15 days of execution of this Agreement by all parties. ka. 30% within 30 days of final non-appealable approval of the Development Approvals, defined as 30 days after rendition of a Design Review Board Order approving the Project, or the effective date of Proposed Legislation; whichever comes later. G. 40% within 30 days of issuance of a master building for the Project in furtherance of the Development Approvals. Payments shail be made to a not-for-profit entity established by BIRA for physical, quality of life, security, lifestyle and cultural, improvements to Belle Isle, as determined by the not-for-profit entity established by BIRA. Said monies shall not be expended on objector attorney fees or political matters including but not limited to donations to advocates for or against ballot questions of any kind, to candidates, political committees, or political action committees. a. Contact Persons: No later than 30 days prior to issuance of the Notice of Commencement for the master building permit for the Project, the Parties shall provide each other (in writing) the name, e-mail address and 24-hour telephone number of a contact person to whom all demolition and construction-related communications and ail notices will be addressed. All communications between the parties shall be made between : the contact persons and shall be via telephone and confirmed by email. The parties Aen ss REVO VERE EIN ARAU NILO IRIS IRONIA NAAA DON NT PL TRAVIS CIR AIN NA IIS NAAA SOLE TORIO TTL ARETE NA ROTAR EAR IY PAVE MDNR Sd 8 SEEN IOLE IAL EVO IEA FTES Te BMT ATINS Pay Hy EES: F> SOUSSESSCL ERO MALE Y + dacifaty E 2203 1008-08 SAPS Rat ETRE A EGR Page 10 of 17 t98DC0I1BOFAESO ee ME AA CFN: 20240769922 BOOK 34444 PAGE 1560 Docusign Eavelopea iD: EP AU486F-.8AgP-4BAE-BF 14-APOAAGSNGOSK understand that the designated contact persons may change from time to time. In that event, the other party shall be notified in writing and provided the information described in this paragraph, no later than ten (10) days prior to the change in contact person. Ea. Plan: The Standard Owner shall provide, to BIRA for its review and approval, a AI A construction staging and construction parking management plan to BIRA thirty (30) days in advance of the Notice of Commencement for the master building permit for the Project, iIncicating the approximate location of construction employee parking, portable toilets, storage and staging of construction materials. Standard Owner agrees that construction activities including any and all deliveries for the Project are permitted only Monday through Friday between 8:00 AM and 6:00 PM and Saturdays from 10:00 AM to 4:00 PM, and shall not take place during legal holidays or on Sundays. Standard Owner shall comply with the ordinances of the City of Miami Beach regarding noise and hours of operation. standard Owner shall provide BIRA with no less than five-day-notice of any request for governmental determinations to waive or suspend governmental regulations relating to construction hours of operation, noise restrictions or ather construction-related requests to waive or suspend governmental regulations regarding the Project. Standard Owner shall provide BIRA with advanced written notice (no less than five (5) calendar days) of major construction events such as cantinuous concrete pours, street closures and road ciosings. Continuous concrete pours shall be gaverned by applicable governmental codes and requiations. INIA ANAL AP TI TT AEP Me POTTVN Ph EL NT PPR EQN SZ OD LL ca dr rr ra ra ee a. Modification of Project Plans for Governmental Approvals. The Parties acknowledge that the Project Plans have not been submitted or approved by City or any other governmental body holding jurisdiction over development of the stanaara Praperty. The Parties agree that reasonabie modifications to the Project at, MDL ADD NIT O SN HUME LISI A DIST SEE ie avis ans 2 E : (VARS Een Dg eee, Sooty tonne ane TORNAN E © fatwa tad Fa A IE A LEONI, oe BETIS UE otic Bho YS NUI ee RMA Mere AA Tea SPST). AE : axe. E a ofeuy tenes rs Pago 11 of 17 {ISDOUIRGESE SH E RAE HIE Soa TE ‘ CFN: 20240769922 BOOK 34444 PAGE 1561 Docusign Envetape ID: EFSD486F-GAGF-46AE-8F 14-APCA49SD6D45 Plans necessary to obtain government approvals or conform to the requirement of applicable Federal, State, or local government regulations shail be permitted. Thase reasonable modifications shall be substantially compliant with the Project Plans as defined in Section HU herein. tf the DRB or any other governmental decision-making body with authority to make changes to the plans at a meeting seeks to change the Project Plans so as to cause those plans not to be in Substantial Compliance with those plans the applicant shall immediately seek a deferral of the board's consideration of the application to allow Standard Owner to meet with the BIRA to discuss the DRB (or any other governmental decision-making body) proposed change and will work with Standard Owner in a timely and good faith manner to achieve an agreement regarding the proposed change. A. Standard Owner shall inform BIRA no later than twenty-one (21) days prior ta the next DRB meeting (or any other governmental decision-making body's meeting) whether the Standard Owner agrees to incorporate any of the proposed substantially noncompliant changes into its plan. B. In the event that the Standard Owner opts to incorporate proposed changes that violate the above-described Substantial Compliance oravisions in Section Il into its revised plans the BIRA shall retain its right to object to the changed plans. 1. And, if the BIRA objects at the next DRB meeting (or any other governmental decision-making body's meeting) this Settlement Agreement immediately shall become null and void. 12 PERLE SOLES DISNEI NARRAN SN IO ASAS LS IL ASH STM ISA ONE ARO ANY RRA TDS Y IIS ARES YN CARTA TARRO ERE UN LAI AO ARIANE POROTOS DANDO NATA ESCALANTE VA Page tx of t7 tAGEHCG I BOF AE RG ern CFN: 20240769922 BOOK 34444 PAGE 1562 Docusign Envelope iD: EFSD 480 F-6AGF-48AE-BF 16-AF CA4S5D6D45 Le. a E, However, $ BIRA agrees at the DRB meeting (or any other governmental decision-making body's meeting) that the DRB (or any other governmental decision-making body's meeting) proposed changes conform with the above-described Substantial Compliance conditions contained in Section Hl, the process set forth in this section snail not apply. Term. This Agreement shall be recorded in the Public Records of Miami-Dade County within ten (10) days of the final non-appealable decision on the Development Approvals. The Agreement shall be binding on the Parties and ther successors and assigns as a covenant running with the land, However, the Agreement shall terminate upon the complete demalition of the existing hotel Structure, Modification, Amendment, Release. This Agreement may be modified, amended or released as to the Property, or ary portion thereof, by a written instrument executed by the Standard Owner ana BIKA. Enforcement. Enforcement shall be oy action against any parties or person violating, or attempting to violate, this Agreement. This enforcement provision shall be in addition to ary other remedies available at law, in equity or both. The parties agree that any bond required for the filing of an injunction shail be imited to $1,000.00. The prevailing Party in any action or suit pertaining to or arising out of this Agreement shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as a court may adjudge to be reasonable for the services of an attorney, at all levels, including appeals. Paga 13 ef 17 ERVIN BOR AES CFN: 20240769922 BOOK 34444 PAGE 1563 Docusign Envelope ID: EFSO4RSF-BADE-4AGAE-SF 14-.APCA4Q9SNSD45 e, hata IRA LIE Ae SAIN DN AOE RORETHANO RT PRIMA RAR LAME RE NI [REPAIR RIDER O TV IRRITANTE ARSS INR IRSA AR ROCOSO AEREA ARRE EA o oferte REUVIDAB-6941 BER ANDA-NCONDOESESO oe: a Ce Widow chee EN OST Election of Remedies. All rights, remedies and privileges granted herein shall be deemed to be cumulative and the exercise of any one or more shall neither be deemed to constitute an election of remedies, nor shall it preciude the party exercising the same from exercising such other additional rights, remedies or privileges. Choice of Law and Venue. This Agreement shall be governed by. construed, and enforced in accordance with the laws of the State of Florida. Venue for any action under this agreement and covenant shall be in Miami-Dade County Florida. Counterparts. This Agreement may be executed by the Parties in counterpart originals with the same force and effect as if fully and simultaneously executed in a single original document. Facsimile, emailed pdf documents or other electronically-generated and transmitted copies of this Agreement shall be deemed originals Notices. All notices between the Parties shali be made in writing and delivered either () via a nationally recognized overnight courier (which shall be deemed delivered on the first business day following actual receipt by recipient), or (i) delivered via certified US Mail return receipt requested (which shall be deemed delivered four (4) business days following the postmark date), Notices shall be provided as fallows: To Standard Owner: Namade Lido, LLC Attn. Miguel Isla 40 island Ave Miami Beach, FL 33139 14 Page 14 af 17 1A 1 BOFAEW OOS MECN sent regs A mh sea mn) e A A ee ae ee a Via € Sh E E SA As - 1 Pta ot > bl . Pek oJ e Aur w+ A : $ AA y des. A E 4 = See a Ng x De CFN: 20240769922 BOOK 34444 PAGE 1564 Docusign Envelope IO: EP ODARGF-GAGF-4GAE-SF 14-AFCAISS DSS With a Copy to: Bercow Radell Fernandez Larkin & Tapanes, PLLC 290 S. Biscayne Boulevard, Suite 300 Miaml, Florida, 3313] BIRA: Belle isle Residents Association, Inc. c/Q shawn Patrick Bryant, Vice President 404 Lincoln Road, Suite GH-1347 Miami Beach, Florida, 33139 With a Copy to: W. Tucker Gibbs, Esq. 3025 Utopia Court Coconut Grove, Florida, 33133 ha Severability. Invalidation of any one of these covenants, by judgment of Court, shail not affect any of the other provisions which shall remain in full force and effect, open ¢ successors and Assigns, The terms of this Agreement shall be binding on the Parties heirs, successors and assigns. as a covenant ru ning with the land. [Execution Paces Fallow! Sipe IA mew eee EME ett ae me me eee ee yi O sii as ST A LA SS A A DA - . Dye ae ot eins O dy Di va Loa Dar ya DA AS IA AA e NANI oro et etn E ea Ma ete ses ee. its EN ee VP A Ta SMOG SR OR dees ates ay ee ‘ ES o POE Tey ULB ead Rotel ad sev a tes ed eae emeseeanateavemecscpnqerenges me Ag Weis EE SEN o NE Ns TRATO ie Ep A pole A ONES re ' \ BS RAN MEE VY Eee TEENY EASE AE Oi Ni . A A AA rere: Ex OE TAN ESE PX Y TA tl E 1 + rd rie AA Ag ye A SOU ec ee . A : ER $ ed : ES Anc AA Cage Page Rot it TRJOGOÍ ROPERO a .. 0 . » PAN OA EE AA SE CFN: 20240769922 BOOK 34444 PAGE 1565 Docusign Envelope (DO: EFSD4S6GF-GAGF 46AE-GF 14-AFP CASES DGD45 IN WITNESS WHEREOF, the undersigned has executed this Agreement as of this __ day of _ozrsoroza d,s 2024. Nomade Lido, LLC WITNESSSES a Delaware Limited Liability Company e SFO RTS CREED ERS yes LdeperaeSaicg eersh Pase: | ) Vanilla ( arvajal 8 Uf Y aguas Isla. By: TE EN , ooo Y. ci dE Loro Name: Dante! carvaj al Name and Title: Miguel Isla, Authorized Person. #00 & Biscayne Blvd Suite 300 Miami, FL 33131 Address: pe thosipurgued Ef: | ‘Exelon GAróa. A rhs Er) 4 tty By. Name: Evelyn cedron -200 Ss, Biscayne alvd. Address: o STATE OF _ Florida ss siséS ) $5 COUNTY GF Miami-Dade ) The foregoing instrument was acknowledged before me by means of ____ physical presence OR_X ontine notarization, this 30. day of jut _ e aS auihorized manager... Of, 4 + g ee . Personally Known _ Xo type of identifi cation Produced _ pene amo Diana Ramos Print or Stamp Name: | Notary Public, State of _ Florida, Commission No. My Commission Expires: Nena Ramos E Commilasion # HH 340927 é Notary Public - State of Florida 16 ¿My Commission Expiras Apr 16, 2027 Nas SE ENCOR ACR AN INNER NAO RAN O po ARANDA ta —s ayy ~~ pia, agi a. Brad SNIPE FINS SNNUNANE a. amen oi ANY ASIAN NINOS IFLR GDA FLINT VERTER RIADA ARANA RARA ALDANA ANI AT . do Se DS " Renta’ EP eee e BIER CEDAR Rs Es 3 CFN: 20240769922 BOOK 34444 PAGE 1566 IN WITNESS WHEREOF, the undersigned has executed this Agreement as of this __ day of Cc ch CZ. , 2024, ULA ARA AAA Belle Isle Residents Association, Inc. a Florida not-for-profit Corporation py: bob lt Name: Zobe f do Besson g- Address. &_ 15 lane pre STATE OF Eh ce e) ) SS COUNTY OF {et 9.03. Yada The foregoing instrument was acknowledged before me by means of ¿<_ physical presence OR ____ online 0 (Lak notarization, this Z@.. day of CST, 2072.4 by “WOM. Cakdlotesas Ds. Recorder) 4 . Personally Known _22_ or Produced Identification _ Wary Type of Identification Produced soci Print or Stamp Name Notary Public, State of § a Bile, BLANCA TAPIA a E "o's: Notary Public - State of Florida h Commission No.: 1303838 — Commission + HH 263372 | SEBAS My Comm. Expires May 11, 2026 Pp . ‘ ‘ ÉS ces “Bonde h . > My Commission Expires nea rough National Notary Assn. | 17 CFN: 20240769922 BOOK 34444 PAGE 1567 ASMA Rape, Da, ar os e A de GE EA INTER: S” Wes # i ee SS SS i ES S pS A A A tee etree eatttind ft sae eee suse epepery ae seittiscerye. % tera : EA Mang? ES Nie: 1) a = e ‘. _ lr, a, o a 2 reals stp ee Y . cal AS t a Ra Sy 4: ; atte . de ' . E - Final Settlement A DocVerify ID: 220118A8-6981-45F3- AES5- >8DCO1BOF4ESO Signature Susnunary tc >iinaturs Notary: Diana Hamos (ara) duty 30, 2024 06:09:42 -8:00 (S1IEDACLECRA (74. 220.90, tt] dramosibrroningiaw cor a i i TI Mí ni BWP NEON ST NCIS Slate BUTE SPER SSID EST A SEU ES STINTS PU weld LI Satan Na Sable Leather bas ebedet ee ot TED pr Pe IL Brera ie . : e ERR: ERA TU AER a E Shope ge ea Gorga Gov Pega BOCOTBOFATRO : . 4 : PA O ee A A ee ED ha : PICA EDAD A RETA RR AR OIR AA ERRE AMARA Y Tre eee ft ev escew on ene" 4s er ve AUR AAA me alot ee do let tT tT ee tT ed ts cee ee eo ee de ed de ed asiaticos A tati dei MTI ANI AN LIA II ARICA RANIA ds sd i Bucdbuchs A A cakes segs A A on ate Santee Pace? md dada Poets mel sms toco ct td Dato a Pm IDIOMA Aa mea ETHAN Da AMOO DIA A ca PONDS y AN IICA AO Y FDO ANN O O AE Y LAA AA ACI AAA OE de 323-0094 - Final Subimáta UR “A EII a ee ede ed ee ed a ANI t Vr. ver Ane ELARAA Lap Mat Sah MOS ~ DOVES RU paa s A e. o» > A Ts 0 = + ++ hits o 4, ra #5 ae De r . -t A A A A ss A sl ad o is e Letts sg ACCES ¿Julie Sá on A A V8 SE 4 e ASIA dr HAE Motes 5 +4 e 2% Sg sIN arts Aaa tne PPO ERT EEE ACA al Cd Aia DE At Li de e e E e AA E OTI TA mero we LAN dees ite dogo card Fs! + A tara 755 + tr art RET ADA TIAS ? - . Aer ta eee ec eee rr rr Ses - rr rr rr ees eh se e ” “4 A] 5 S AS DS OSA, WR Fon ERIN IRM cd St end Ea, AG s dE, =P ple 7 RF ea Fea PE GN GI 26 + TT + A : = = NH PENA AA PEt E A SS ES NN =? e 2 RRO APO PE TA JE ES: Sant A ust. «ev avers « i q. vv. . Porra VO IA 1%}, ¥ . o we ar A TPL allie atlice Petlice list? Lice Pall! «4 . A A A A A TAE ne no. 4 THE SISPZED COVER O A < 3 en OF == (O SSA > da, ERP ¿TÉR EY ES vs 1 e] - CHRRISTOPAZR Y ZA LAN 1 “2 y Ed | [3 Fox Fox Studio CFN: 20240/69922 BOOK 34444 PAGE 1568 mb AAA 3 2 e ÍA . . e mite $ vid oBi rr rey! ul: ma IS O GO: : ? : rr dd es II SE IN nene di di + a dd pasee 4 + a Alaa hd ee 157 AY 73 E < (eked, O thie aña? os mpeeae ee ee eat) ARS penas asaltada LL Las € ant a . : Lañañs alada rad were adel rad Ido o Nin : = Pe Pe = . Vis Md eres Cada ld sells la) OPER eta det E AE A seat inner rro .... +0. . ¿ E III AI AAN III rar . " +» e . + . 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Biscayne Boulevard Suite 300 Miami, FL 33131 (space reserved for clerk) AMENDED AND RESTATED SETTLEMENT AGREEMENT AND COVENANT THIS AMENDED AND RESTATED SETTLEMENT AGREEMENT AND COVENANT, (the “Agreement”) is made this __________ day of _______________, 2024, by and between NOMADE LIDO, LLC, a Foreign Limited Liability Company (the “Standard Owner”), and the BELLE ISLE RESIDENTS ASSOCIATION, INC., a Florida not-for-profit Corporation (“BIRA”) (hereinafter collectively referred to as the “Parties”). WHEREAS, the Parties herein entered into that certain Settlement Agreement recorded in Official Record Book 34444, Page 1550, of the Public Records of Miami-Dade County, Florida (the “Settlement”), which is intended to be amended, restated, and superseded in its entirety by this Amended and Restated Settlement Agreement and Covenant; and WHEREAS, Standard Owner is the owner of the property located at 40 Island Avenue, 1 Farrey Lane, and 2 Farrey Lane, identified by Miami-Dade County Folio Nos. 02-3233-004-0090; 02-3233-003-0010; and 02-3233-003-0020 (collectively the “Standard Property”) within the Belle Isle neighborhood of the City of Miami Beach (the “City”), legally described in Exhibit A, attached hereto and incorporated herein 30 October 2 WHEREAS, the term Standard Owner as used in this Agreement includes NOMADE LIDO, LLC, its partners, managers, employees, licensees, consultants, contractors, subcontractors, agents, successors, and assigns. WHEREAS, BIRA is a resident association established to enhance the quality of life for the residents of Belle Isle; WHEREAS, the Standard Property is developed with an existing legal non- conforming 105-room hotel comprised of the following three structures: A. the three (3) story south wing. B. the three (3) story west wing. C. the one (1) story east wing. WHEREAS, the Standard contains the following four (4) accessory food and beverage establishments: A. Café Standard at the southeast side of the Lobby (see page 26 of Exhibit B); B. the Lido Bayside Restaurant and Bar at the north side of the property (see page 21 of Exhibit B); C. the Monterrey Bar at the northeast side of the Lobby (see page 26 of Exhibit B); D. the Belle a pool-side food and beverage venue accessible only to hotel guests/members (see page 25 of Exhibit B); WHEREAS, the Standard Owner intends to renovate the existing Standard Property by renovating the west wing to accommodate between 50 and 55 hotel rooms and the south wing Lobby, restaurant and cafe, as well as redeveloping the east wing into a five (5) story mixed-use building containing a minimum 65-space ground level parking structure, between 50 and 55 hotel units, and six (6) luxury residential units, with the total 3 number of hotel units distributed between the east and west wings not to exceed a total of 105-rooms throughout the Property (the “Project”). WHEREAS, the Project shall not increase the 105 room count of the existing hotel or increase the seat count and floor area of the four accessory food and beverage venues; WHEREAS, the six (6) residential units planned as part of the Project: A. shall not be rented or leased for periods of less than six (6) months and one (1) day., B. shall not be used as hotel rooms, and C. shall not be subjected to fractional ownership; WHEREAS, as part of the Project, the Standard Owner shall make improvements to the Property to facilitate off-street loading and reduce impacts to the surrounding street network; WHEREAS, in order to implement the Project, the Standard Owner seeks to amend the City Resiliency Code to allow no more than six (6) residential units to be developed within the Standard Property and require a minimum 45% reduction in vehicle trips to and from the Standard Property as a result of the construction of an on-site parking garage (the “Proposed Legislation”), subject to design review approval from the Cityʼs Design Review Board (the “DRB Approval”) (collectively the “Development Approvals”); WHEREAS, BIRA has expressed concern with the impacts of the Project on Belle Isle residents and has met with representatives of Standard Owner regarding those concerns; 4 WHEREAS, in an effort to resolve their differences in an amicable manner, the Parties have agreed to safeguards and mitigation with respect to the Project and future operation of the Standard Property that are intended to protect and preserve the quality of life for residents of Belle Isle; WHEREAS, this Agreement is intended to memorialize the safeguards, provide for mitigation regarding the Project and set forth the commitments to BIRA made by the Standard Owner in consideration for BIRAʼs support for the Development Approvals; WHEREAS, the Parties have voluntarily and in good faith negotiated and entered into this Agreement with the intention of funding, or making funds available for, physical, quality of life, security, lifestyle and cultural, improvements to Belle Isle; and WHEREAS, the Parties understand and mutually agree to act and cooperate in good faith with the terms of this Agreement. NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by the Standard Owner and BIRA, the parties hereto agree as follows: I.Recitals. The foregoing recitals are true and correct and incorporated herein by reference. II.Project Substantial Compliance with Plans. Standard Owner agrees that the Project shall be developed substantially in compliance with the plans entitled “The Standard” 5 prepared by Kobi Karp Architecture and Interior Design, dated 3/10/24 attached hereto as Exhibit B (“Project Plans”). Any request for a determination that a given change to the Project Plans is in substantial compliance ("Substantial Compliance") with the Project Plans shall meet the following conditions: a) The north, east, south and west setbacks as set forth on page 8 of Exhibit B shall not be reduced. b) The hours of operation, square-footage and number of seats for all food and beverage venues shall not be increased beyond what is set forth on page 21 of Exhibit B., provided that the hours of operations may be modified in accordance with the limitations set forth in subsection IV(f) of this Agreement. c) No reduction of the length and width of the loading area as depicted on page 9 of Exhibit B. d) There shall be no reduction of the length, width and configuration of the Hotel entrance drop-off and pick-up area as depicted on page 12 of Exhibit B. e) Dimensions of the West Wing third floor hotel unit and balcony/terrace, or the limitation on its use set forth herein shall not be reduced from that depicted on page 11 of Exhibit B. f) The number of residential units on the Standard property shall not exceed six (6). 6 III. Project Design Standards. Standard Owner further agrees that the Project shall be developed in accordance with the following design standards: a. Number of Hotel Rooms. The maximum number of hotel rooms permitted to be developed on the Standard Hotel Property shall be 105 rooms with each room limited to a maximum of two beds. b. Number of Residential Units. The maximum number of residential units permitted to be developed on the Standard Hotel Property shall be six (6) residential units as depicted on pages 19-20 of Exhibit B so long as the primary use of the Standard Hotel Property remains a hotel. c. Parking Structure. In accordance with the Project Plans, the Project shall include a minimum of 65 parking spaces (including Accessible spaces) within an enclosed ground level parking structure (the “Parking Structure”) as depicted on page 15 of Exhibit B. d. Scooter Parking. The Standard Owner shall provide an area for scooter parking for employees within the Standard Property to reduce the number of scooters utilizing the designated scooter parking area on North Island Avenue as depicted on page 15 of Exhibit B. e. Loading. In accordance with the page 9 of Exhibit B, the Project shall include a loading zone on the east side of the Standard Hotel Property that can accommodate a minimum of two standard sized boxed trucks, and is designed to allow for independent ingress and egress for each loading vehicle. The Standard Owner agrees 7 to provide BIRA with a plan it will implement to minimize delivery conflicts during specified time periods and to ensure that all deliveries/pick-ups occur within the Standard Property (“Plan”). In the event that BIRA reasonably determines that the Plan is not effective, the Standard Owner shall revisit the Plan with input from BIRA to improve its effectiveness. f. West Wing Third Level Unit. The proposed hotel unit (“Hotel Room”) on the third level of the existing west wing depicted on page 11 of Exhibit B, shall be limited to a maximum overnight occupancy of two persons. The maximum number of persons permitted to access the Hotel Room and proposed balcony at any given time shall be limited to six (6) persons, provided that any guests shall leave the premises by 9:00pm. The hotel room and balcony shall be considered as a hotel room and shall not be used for any events, including special events or functions, or parties. No television or video projection devices, music or amplified sound, other than required for life-safety purposes shall be permitted on the balcony for the west wing third level unit or the west wing rooftop. There shall be no hotel catering services permitted for this hotel room with the exception of room service to service the occupants of the hotel unit. This hotel room shall not exceed 1,000 square feet of floor area. The proposed balcony shall be limited to a depth of 10 feet measured from the exterior face of the unit to the balcony, and the balcony shall be surrounded by a decorative planter that is a minimum of six (6) feet in width. No additional rooftop hotel units shall be permitted on the west wing nor shall any rooftop residential units be permitted on the west wing. Any mechanical equipment on the west wing roof top shall include a noise attenuation system that will ensure the quiet enjoyment of neighboring residential properties. 8 IV. Operational Safeguards. In Order to ensure the operation of the Standard Property is harmonious with the Belle Isle community, the Standard Owner agrees to the following operational safeguards: a. Valet Operations. Valet operations in connection with the hotel and residences shall use the Parking Structure. In order to reduce the number of vehicle trips accessing North Island Avenue and Venetian Way, the valet stand for egress from the Standard Property shall be located within the Parking Structure. The valet drop-off shall remain at the front of the south wing of the Standard Property. The Standard Owner shall ensure that valet operations do not result in queuing of vehicles on North Island Avenue the maximum extent practicable. See page 15 of Exhibit B. b. Ride Share Pick-Up Point. The Standard Owner shall designate space on the west side of the existing valet driveway in front of the south wing as a taxi/ride share pick-up point as set forth on page 12 of Exhibit B. c. East Wing Rooftop. The proposed rooftop terrace of the redeveloped east wing shall only be accessible to owners and guests of the residential units. No special events special functions or parties, and no television or video projection devices, music or amplified sound, other than required for life-safety purposes shall be permitted on the rooftop terrace of the new east wing. The maximum number of persons permitted to access the rooftop at any given time shall be limited to 40 persons, provided that any gathering of residents and guests on the rooftop shall cease by 9pm Sunday-Thursday, 10pm Friday-Saturday. Any mechanical equipment on the East wing roof top shall include a noise attenuation system that will ensure the quiet enjoyment of neighboring residential properties. 9 d. Prohibition of Fractional Ownership of Residential Units. The fee simple absolute interest in the residential units shall be offered for sale to owners. The Standard Owner shall not divide and convey fractional ownership interests to multiple unrelated owners. This includes but is not limited to time-share uses. The Standard Owner shall provide BIRA with a duly executed affidavit attesting to the number of owners of individual residential units and form of ownership upon the reasonable request of a BIRA corporate officer with authorization to make the request. e. Prohibition of Short-Term Rentals. The rental or lease of the residential units for a period of less than six (6) months and one (1) day shall be prohibited. f. Food and Beverage Establishments. The Standard Owner shall not allow any change in the hours of operation that would result in a closing time past 12AM (midnight) or an opening time earlier than 7AM, any increase in the number of food and beverage establishments and the increase in the number of, of seats and square footage of, the existing accessory food and beverage establishments. which are: 1. Lido Bayside, 200 seats, and 8,191 square feet of area. 2. Monterrey Bar, 37 seats, and 517 square feet of area. 3. Café Standard: 47 seats, and 1,045 square feet area. 4. Belle 19,514 square feet of area. V. Support for Development Approvals. BIRA through a corporate officer or legal counsel shall support the Development Approvals, including the proposed legislation and Design Review Board (“DRB”) application at one (1) or more zoning public hearings, as applicable, and any subsequent zoning application(s) needed to effectuate the Project as set forth in Exhibit B. Support shall consist of: 10 1. A letter signed by a BIRA corporate officer supporting the legislation referenced herein, and the Development Approvals. The letter shall be submitted to counsel to the Standard Owner in advance of the first zoning public hearing. The Standard Owner shall notify BIRA of the first zoning hearing no sooner than three weeks prior to that zoning hearing. 2. A statement of support at all associated zoning public hearings including the Land Use and Sustainability Committee, the Planning Board, the City Commission, and DRB, whether such meetings are held virtually or in-person, provided that Standard Owner provides three-week advanced notice of the public hearing where such testimony is desired. 3. BIRA shall not appeal, or encourage third parties to appeal, the Development Approvals, as applicable, and shall not challenge any and all building permits necessary to construct the Project pursuant to the Development Approvals unless the Development Approvals do not conform with Exhibit B. VI.Standard Owner Public Benefit Contribution. The Standard Owner shall pay a total sum of $1,200,000.00 to BIRA in the following three installments: a. 30% within 15 days of execution of the Settlement by all Parties. The Parties acknowledge that the Standard Owner has fulfilled its obligation under this subsection VI(a). b. 30% by May 15, 2025. c. 40% by October 1, 2026. 11 Payments shall be made to a not-for-profit entity established by BIRA for physical, quality of life, security, lifestyle and cultural, improvements to Belle Isle, as determined by the not-for-profit entity established by BIRA. Said monies shall not be expended on objector attorney fees or political matters including but not limited to donations to advocates for or against ballot questions of any kind, to candidates, political committees, or political action committees. VII.Construction Logistics. a. Contact Persons: No later than 30 days prior to issuance of the Notice of Commencement for the master building permit for the Project, the Parties shall provide each other (in writing) the name, e-mail address and 24-hour telephone number of a contact person to whom all demolition and construction-related communications and all notices will be addressed. All communications between the parties shall be made between the contact persons and shall be via telephone and confirmed by email. The parties understand that the designated contact persons may change from time to time. In that event, the other party shall be notified in writing and provided the information described in this paragraph, no later than ten (10) days prior to the change in contact person. b. Plan: The Standard Owner shall provide, to BIRA for its review and approval, a construction staging and construction parking management plan to BIRA thirty (30) days in advance of the Notice of Commencement for the master building permit for the Project, indicating the approximate location of construction employee parking, portable toilets, storage and staging of construction materials. Standard Owner agrees that construction activities including any and all deliveries for the Project are permitted only Monday through Friday between 8:00 AM and 6:00 PM and Saturdays from 10:00 AM to 4:00 PM, and shall not take place during legal holidays or on Sundays. Standard Owner shall comply 12 with the ordinances of the City of Miami Beach regarding noise and hours of operation. Standard Owner shall provide BIRA with no less than five-day-notice of any request for governmental determinations to waive or suspend governmental regulations relating to construction hours of operation, noise restrictions or other construction-related requests to waive or suspend governmental regulations regarding the Project. Standard Owner shall provide BIRA with advanced written notice (no less than five (5) calendar days) of major construction events such as continuous concrete pours, street closures and road closings. Continuous concrete pours shall be governed by applicable governmental codes and regulations. VIII. Miscellaneous. a. Modification of Project Plans for Governmental Approvals. The Parties acknowledge that the Project Plans have not been submitted or approved by City or any other governmental body holding jurisdiction over development of the Standard Property. The Parties agree that reasonable modifications to the Project Plans necessary to obtain government approvals or conform to the requirement of applicable Federal, State, or local government regulations shall be permitted. Those reasonable modifications shall be substantially compliant with the Project Plans as defined in Section II herein. If the DRB or any other governmental decision-making body with authority to make changes to the plans at a meeting seeks to change the Project Plans so as to cause those plans not to be in Substantial Compliance with those plans the applicant shall immediately seek a deferral of the boardʼs consideration of the application to allow Standard Owner to meet with the BIRA to discuss the DRB (or any other governmental decision-making body) proposed change and will work 13 with Standard Owner in a timely and good faith manner to achieve an agreement regarding the proposed change. A. Standard Owner shall inform BIRA no later than twenty-one (21) days prior to the next DRB meeting (or any other governmental decision-making body's meeting) whether the Standard Owner agrees to incorporate any of the proposed substantially noncompliant changes into its plan. B. In the event that the Standard Owner opts to incorporate proposed changes that violate the above-described Substantial Compliance provisions in Section II into its revised plans the BIRA shall retain its right to object to the changed plans. 1. And, if the BIRA objects at the next DRB meeting (or any other governmental decision-making body's meeting) this Settlement Agreement immediately shall become null and void. 2. However, if BIRA agrees at the DRB meeting (or any other governmental decision-making body's meeting) that the DRB (or any other governmental decision-making body's meeting) proposed changes conform with the above-described Substantial Compliance conditions contained in Section II, the process set forth in this section shall not apply. b. Term. This Agreement shall be recorded in the Public Records of Miami-Dade County within thirty (30) days of execution of this Agreement. The Agreement shall 14 be binding on the Parties and their successors and assigns as a covenant running with the land. However, the Agreement shall terminate upon the complete demolition of the existing hotel structure. c. Modification, Amendment, Release. This Agreement may be modified, amended or released as to the Property, or any portion thereof, by a written instrument executed by the Standard Owner and BIRA. d. Enforcement. Enforcement shall be by action against any parties or person violating, or attempting to violate, this Agreement. This enforcement provision shall be in addition to any other remedies available at law, in equity or both. The parties agree that any bond required for the filing of an injunction shall be limited to $1,000.00. The prevailing Party in any action or suit pertaining to or arising out of this Agreement shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as a court may adjudge to be reasonable for the services of an attorney, at all levels, including appeals. e. Election of Remedies. All rights, remedies and privileges granted herein shall be deemed to be cumulative and the exercise of any one or more shall neither be deemed to constitute an election of remedies, nor shall it preclude the party exercising the same from exercising such other additional rights, remedies or privileges. f. Choice of Law and Venue. This Agreement shall be governed by, construed, and enforced in accordance with the laws of the State of Florida. Venue for any action under this agreement and covenant shall be in Miami-Dade County Florida. 15 g. Counterparts. This Agreement may be executed by the Parties in counterpart originals with the same force and effect as if fully and simultaneously executed in a single original document. Facsimile, emailed pdf documents or other electronically-generated and transmitted copies of this Agreement shall be deemed originals h. Notices. All notices between the Parties shall be made in writing and delivered either (i) via a nationally recognized overnight courier (which shall be deemed delivered on the first business day following actual receipt by recipient), or (ii) delivered via certified US Mail return receipt requested (which shall be deemed delivered four (4) business days following the postmark date). Notices shall be provided as follows: To Standard Owner: Nomade Lido, LLC Attn. Miguel Isla 40 Island Ave Miami Beach, FL 33139 With a Copy to: Bercow Radell Fernandez Larkin & Tapanes, PLLC 200 S. Biscayne Boulevard, Suite 300 Miami, Florida, 33131 BIRA: Belle Isle Residents Association, Inc. c/o Shawn Patrick Bryant, Vice President 404 Lincoln Road, Suite 6H-1347 16 Miami Beach, Florida, 33139 With a Copy to: W. Tucker Gibbs, Esq. 3835 Utopia Court Coconut Grove, Florida, 33133 i. Severability. Invalidation of any one of these covenants, by judgment of Court, shall not affect any of the other provisions which shall remain in full force and effect. j. Successors and Assigns. The terms of this Agreement shall be binding on the Parties heirs, successors and assigns. as a covenant running with the land. k. Prior Agreement. That certain Settlement Agreement recorded in Official Record Book 34444, Page 1550, of the Public Records of Miami-Dade County, Florida, is hereby amended, restated, and superseded in its entirety by this Agreement, and is of no further force and effect except as stated herein. [Execution Pages Follow] 30 October Exhibit A Legal Description of Standard Property Exhibit B Project Plans Exhibit C Type text here