HomeMy WebLinkAboutSubmittal-Ben Fernandez-Transcrips of HEPB-May 6, 2014-Item No. 14-00420Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
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CITY OF MIAMI
City Hall
3500 Pan American Drive
Miami, FL 33133
Tuesday, May 6, 2014
HISTORIC and ENVIRONMENTAL PRESERVATION BOARD
Item No. 14-00420
Special Certificates of Appropriateness for
Demolition: 4510 NE 2nd Ave and 191 NE 45 St.
Members of the Board
(Present)
William E. Hopper, Chairperson
Gerald C. Marston, Vice Chair
Timothy Barber
David Freedman
Gary Hecht
Hugh Ryan
Lynn B. Lewis
Todd Tragash, Alternate Member
City Attorney's Office
Amanda Quirke
Assistant City Attorney
Preservation Office
Megan Cross Schmitt
Preservation Officer
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MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
14- 0 421 hA - jubmi-ma I - den M E P4 -
Uf rYj N 0 • I A- b0 420
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
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(All witnesses were duly sworn).
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CHAIRMAN HOPPER: I believe No. 2
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might be ready. Going back to Item No. 2,
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which is a Resolution of the Miami
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Historic and Environmental Preservation
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Board approving or denying an application
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for special certificates of
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appropriateness for demolition of multiple
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buildings at two addresses, at 4510
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Northwest (sic) 2nd Avenue and 191
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Northeast 45th Street, within the Buena
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Vista East Historic District.
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And is the applicant present?
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And are you aware that the
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Preservation Officer has recommended
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continuation?
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MR. FERNANDEZ: Yes.
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Good afternoon, Mr. Chair, Members of
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the Board, Ben Fernandez, 200 South
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Biscayne Boulevard, here today on behalf
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of the applicant. Joined by Mr. Harry
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Benitah, who's the owner of the property,
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as well as by Ellen Uguccioni, who's our
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historic preservationist here to answer
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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any questions that you have about the
historic character or non -historic
character of these structures. Also,
joined with me today is Kobi Karp, our
project architect, and Jennifer
McCoughney.
This application --
CHAIRMAN HOPPER: We'll start with
the staff report.
MR. FERNANDEZ: Sure.
CHAIRMAN HOPPER: Please.
MS. SCHMITT: Thank you..
This is an application for a
Certificate of Appropriateness for the
demolition of non-contributing structures
within the Buena Vista East Historic
District.
The first property, 191 Northeast
45th Street. This non-contributing
Masonry Vernacular two-story apartment
building was constructed in 1940. A
small, one-story structure also in the
Masonry Vernacular style is located to the
east. Both structures are plain with
little to no decorative features and have
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
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gabled roofs, with what appear to be
non -historic barrel tiles. Door openings
and fenestration do not appear to have
been altered on either structure. The
windows on the front facade of the smaller
structure match historic photos on file,
however, the original shutters have been
removed. The windows on the east and
north facade look like later replacements.
The front facade of the two-story
structure has windows that match historic
photographs, as well as windows that were
installed at a later date. The windows on
the east and west facades of the two-story
structure also appear to have been
installed at a later date.
The property at 4510 Northeast 2nd
Avenue, these two non-contributing,
one-story, flat -roof structures were
constructed in 1954. The jalousie windows
seen in historic images have been
replaced. The apartment signage detail
that once framed the parking lot has been
removed. Because of their placement on
the lot, only a small portion of the east
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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facade of the southern building is visible
from the street. A portion of the south
facade and the entire east storefront
facade are visible on the northern
building from the street.
The scope of work being proposed is
total demolition of all structures on
these two parcels to make way for a new
mixed-use construction project that will
be discussed in further detail in Item 3.
Several trees, including Christmas
Palms, Norfolk Palms -- Pines, excuse me,
and a Live Oak, are to be removed as part
of the proposal.
The Preservation Office first had
contact with this applicant in March, when
the owner came in to pull a demolition
permit. At that time, staff explained the
process for applying for a demolition
permit for structures located within a
historic district.
A meeting was then held with the
applicant and his representatives on
April 7, 2014, where the completed
proposal being reviewed today was
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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Record for item(s) PZ. 3
on 10/9/2014, City Clerk
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presented. At that time, staff expressed
concern for the scale and compatibility of
the proposed design within the Buena Vista
East Historic District.
At the time of designation, the
structures that are now under
consideration for demolition were
identified as non-contributing. They are
both modest buildings that were
constructed after the district's period of
significance, which the designation report
established to be from 1922 to 1929.
However, they both exhibit an appropriate
sense of scale and compatible materials,
which are addressed in the designation
report and warrant serious consideration.
The Buena Vista East Historic
District designation report states the
following:
"The neighborhood has retained its
distinct character, with the majority of
postwar buildings being small,
single-family residences designed to
conform with, rather than detract from,
the historic and cohesive architectural
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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fabric. The few intrusions within the
district are restricted to small-scale
apartment buildings and modest
single-family dwellings."
It also states, "Although the
majority of the buildings in the Buena
Vista East Historic District have been
altered, the original massing of most
houses has remained virtually unchanged.
Typical alterations consist of the
installation of contemporary windows,
doors, roofing, and awnings or the
enclosure of porches and additions of
garages or porte cocheres. However,
despite these alterations, the integrity
of the historic fabric and its character
is still preserved."
Chapter - I've been informed I need
to make a small note about the staff
report that I turned in.
The following criteria that I was
using to talk about demolition, in
consideration of demolition of structures
within a historic district, this language
is -- I've been informed, was
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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inadvertently removed from our ordinance
and we're working right now to make sure
that it gets back in, but I still am using
this as the criteria for evaluating this
proposal.
So having said that, the purview --
or demolition of structures under the
purview of the HEP Board shall be
considered based on the following
criteria:
The degree to which the structure
contributes to the historic and/or
architectura7 integrity of the historic
site or district. My response is that
these structures are non-contributing and
modestly ornamented. It is their
appropriate scale and use of either
compatible or non -intrusive materials that
are important to maintaining the character
of the district.
Whether the 7oss of the structure
would adversely affect the historic and/or
architectura7 integrity of the historic
site or district. In this case, it is the
loss of appropriate scale and context that
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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would be felt, given what is proposed to
replace the structures under consideration
for demolition. Though these structures
do not contribute to the district, they
also fail to overwhelm it.
Whether architectural plans have been
presented to the Board for the reuse of
the property, if the proposed demolition
were to be carried out, and the
appropriateness of said plans to the
character of the historic site or
district, if applicable. The applicant
has provided plans for the reuse of the
property, should the proposed demolition
be carried out. The Preservation Office
does not find the current plans to be
appropriate to the character of the
district. One of the challenges faced by
this project is that it combines two lots
in a district characterized by small
parcels. For this reason, factors such as
scale, materials and contextually
appropriate design are even more critical
to consider, precisely because the project
has the capacity to be significantly
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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larger than its surrounding structures.
Whether the structures pose an
imminent threat to public, health or
safety. Neither structure appears to do
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Whether the applicant has
demonstrated that retention of this
structure would create an unreasonable or
undue economic hardship. This has not
been presented nor has it been requested
from our office, so just to clarify.
And whether there is compelling
pub7ic interest requiring the demolition.
We're not aware of any compelling public
interest at this time.
The recommendation from the
Preservation Office, in accordance with
the Secretary of Interior's Standards and
the City of Miami Design Guidelines for
Historic Resources, recommends that this
application for a Certificate of
Appropriateness for the demolition of
non-contributing structures located within
the Buena Vista East Historic District be
continued.
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
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The following suggestion is made:
The Preservation Office requests the
opportunity to work with the applicant to
come up with a proposal that is more in
line with the form, massing and materials
that characterize the Buena Vista East
Historic District.
Thank you.
CHAIRMAN HOPPER: And you have a
response, I'm sure.
MR. FERNANDEZ: Yes, thank you, Mr.
Chair. Members of the Board, again, Ben
Fernandez on behalf of the applicant.
A couple of things about the legal
standard before we get into some of the
details about the project.
I actually called Ms. Schmitt this
afternoon, after reviewing the staff
analysis, and asked her about the source
of these standards, because after
reviewing Chapter 23, it became apparent
to me that these standards do not exist.
I went ahead and reviewed other
similar historic chapters from New
Orleans, for instance. I picked New
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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Orleans simply because I like the City and
because I figured it probably had a very
strict code.
And the types of standards that are
described in this report are standards
that apply to contributing structures, not
to non-contributing structures. And
without really arguing that point, because
I'm not here really to argue today, I
think that we have sort of a common sense
argument that hopefully you all can agree
with, but just look at the very first
question that the standard suggests, which
is on Page 3 of your analysis.
Number A says for you to consider the
degree to which the structure contributes.
to the historic and/or architectural
integrity of the historic site or
district.
Well, by definition, a non-
contributing structure, you have before
you on the board, is a structure that does
not add to the historic architectural
qualities, historic associations -or
archeological values for which a district
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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is significant. It no longer possesses
historic integrity reflecting its
character at that time or is incapable of
yielding important information about the
period.
This is a determination that was made
with respect to the structures on these
properties that are the subject of the
application for a demolition permit that
were already made by the City that are in
your records and that are part of your
designation report that is in your package
today. So we would ask that you consider
this application with that information in
mind.
The other things I guess I will tell
you, is that I think that even -- assuming
arguendo that some of these criteria were
to apply, I would say that we probably
meet most of the criteria. Certainly we
meet A. I just mentioned that.
B is whether the loss of the
structure would adversely affect the
historic and architectural integrity of
the historic site. Well, clearly, if it
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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doesn't contribute by definition, I don't
think the removal of it would affect the
historic character of the district.
The next one is whether the
architectural plans have been presented to
the Board for reuse of the property. Yes,
they have. And that is an item that we
hopefully get to shortly.
The next one is whether the
structures possess an imminent threat to
the public, health and safety. Well, that
is truly a criteria that I have seen
argued to this Board with respect to the
demolition of contributing structures,
where you have to demonstrate that there
is a higher standard to be met as to why
the historic structure should be
demolished: It's unsafe; you know, we
can't save it; it would create an economic
hardship. Those are, you know, very, very
high standards to meet. I don't believe
that they're applicable in this case.
Nevertheless, I've submitted an
unsafe structures violation to you with
respect to one of the structures on this
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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property, which explains that it is --
that the next step is to designate this as
an unsafe structure, to open up an unsafe
structures case. And, in fact, the
40 -year certification study on the one
property at the corner explains that it
would be, you know, cost prohibitive to
really bring this back to a residential
use.
Now, do we even want a residential
use on Northeast 2nd Avenue? The
character of the area -- the character of
the street has changed over time and
become more commercial in character.
The other page that I passed out to
you is the subdivision map, the Shadowland
-- Shadowlawn map. And I circled the lots
in question. Just to show you, this is
lots 1 and 2 of Block 9, at the lower
right-hand corner of the map. And what
I'd like to point out is that the original
subdivision oriented these lots towards
Biscayne Drive. And what you have today,
if you look at the picture on page A-102
of your package, you'll see sort of a
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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panorama of the two structures in
question. And you'll see that they -- the
one on the corner doesn't even face
Northeast 2nd Avenue. It faces the
residential street. Why? Because it's a
home, it's a residential home. That's
what it was originally.
And today, what the area is really
asking for, based on the character
changes, is a commercial development on
that corner, or at least a mixed-use
development, which is what we're proposing
for the property. We're proposing
residential units above commercial, which
is the new urbanist dream mix in a very
low scale.
But without getting into that, my
point to you is that the corner house is
inappropriate today from a standpoint of
its orientation.. Even if you were to try
to bring this home back, why would you do
it? You have a chimney stack facing 2nd
Avenue.
I don't know if you all can see that.
CHAIRMAN HOPPER: You'll need to use
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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the microphone.
MR. FERNANDEZ: I apologize. I
should have brought this image on a board,
but in the center you can see the chimney,
right here, facing Northeast 2nd Avenue at
the corner. And so I don'.t see how you,
you know, add onto that in any kind of
meaningful way to create an orientation
that faces 2nd Avenue.
The other structure to the north is
setback, extremely setback from the
street. And it has lost its ornamental
feature that addresses 2nd Avenue.
By your report, by admission on the
report, and the report indicates that,
that that structure has been altered
significantly, so you don't even really
see it from the street.
So based on these facts, we would,
suggest to you that the appropriate
standard for you to consider in relation
to granting this certificate, Special
Certificate of Appropriateness for
demolition, it's whether or not it's going
to have a detrimental impact of any sort
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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on the historic area. And we don't
believe that it does.
So with that said, I would
respectfully invite you to ask our expert,
not me, our historic preservationist Ellen
Uguccioni, the former historic
preservationist officer for the City of
Miami, any questions that you may have
about these properties.
We would ask you to support our
application. Thank you.
MS. UGUCCIONI: Good evening, Mr.
Chairman, Members of the Board. Let me
say congratulations to Megan, and Megan,
the two Megans, and hello to all of the
Board members that I have known in the
past.
CHAIRMAN HOPPER: And, for the
record, your name.
MS. UGUCCIONI: Oh, by the way, my
name is Ellen Uguccioni. I live at 1115
Obispo Avenue, in Coral Gables, Florida
331 34 .
When I was asked to take a look at
this, I always judge things from the
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standpoint of is it a -- is it a
reasonable request and why is it being
requested. And I think historic districts
are very difficult. And you just talked
about one building within a historic
district. And that's how we look at it,
building by building, but each building
must be part of an ensemble that
characterizes or it has some character
that it conveys. Maybe it's the 1920's.
Maybe it's more than that. Maybe it's all
Mediterranean revival, whatever it is.
In this case, and I was around during
the incredibly long deliberations on Miami
21, Northeast 2nd Avenue is zoned T-4, and
that allows for 3 and 4 -story buildings,
mixed-use buildings. Don't have to be
mixed use, but you'll see in this
photograph, at the very far right, there
is a two-story building. And this is our
site. It's a kind of a wonderful
curvilinear angle there, but the building
that -- I don't have a pointer. Hmm.
The building on the left that Ben
just showed you with the chimney is the
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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1940 property and the white building is
the 1954 property. The residential
sections face east and west. On the
Northeast 2nd Avenue, there's an entirely
different character.
And when we start to do a district,
and I think this is really important, we
have to come up with boundaries. How do
we come up with boundaries? How do we
come up with boundaries for Biscayne
Boulevard? Well, that was easy. It was a
corridor. It was clear.
In this case, could we have gone
farther south or north? Probably, because
it was the residences built between 1922
and 1929, which were featured in the Buena
Vista East Historic District. This now
Northeast 2nd Avenue has an entirely
different character. It isn't zoned, nor
are the lots 50 -feet wide and intended for
individual single-family residences.
There is, as you know, a correlation
between street width and building height.
In the streets Northeast 45th, 46th and so
on, they're 50 feet in width. On
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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Northeast 2nd Avenue, we have a 70 -feet
width. And, again, that was taken into
account when the new Miami 21 Zoning Code
came in.
We have some shots of some commercial
buildings. And here is a very small one,
Jimmy's, which is on the corner, in this
case of North Miami Avenue and Northeast
45th Street. And here's one that faces
Northeast 2nd Avenue that was in that
first shot that I showed you. And here
I'm trying to show you the intersection,
and, again, kind of the width of the
street.
To be arguing the demolition of
non-contributing buildings is a very
difficult thing, in and of itself, because
as we go through a historic district, we
say, does this portray the reasons why
we're designating this district. And if
you read the Buena Vista East district
designation, you'll see there's a lot of
talk about the gentleman who platted this
area, how this area was actually
incorporated before the City of Miami and
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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then was later taken over. It was really
concurrent with Lemon City, and so on, and
so on and so on.
So the houses that were important in
this district, as it was talked about in
1987, were built between '22 and '29. So
Sarah Eden, then preservation officer in
1987, said, no, these buildings we're
looking at today don't have the qualities,
character or history that we have in the
contributing structures.
It's pretty clear that once we have a
designation report, the facts are
understood to be true. And that's why you
want to change or amend perhaps the MiMo
District to include that gentleman's
building.
I think Chapter 23, we need to look
real quickly at what's called out as
non-contributing properties.
And this is an entirely long
paragraph. I have highlighted in red what
I think is most important in this case, a
building that adds to the historical
architectural quality for which the
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district is significant, because it was
present during the period of significance
and possesses historic integrity.
Integrity, meaning, the building looks
like it did when it was first built. It
hasn't been so altered that it no longer
looks like it had when it was first built.
So none of these two buildings -- neither
of these two buildings qualify in that
sense.
Non-contributing building, we simply
put, no, it doesn't. A building does not
-- it does not add to the historic
character. Just the opposite.
And here I've made a statement, 2014,
that nothing has changed to revise the
opinion of the staff in 1987. And, in
fact, that decision is even greater --
have greater impact, because of
deterioration that has occurred at the
time.
When we have a historic district, I
don't know, in 35 years, I have never seen
one where every single building was
contributing. It doesn't happen. Life
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goes on, things change. So you may have a
Walgreens in the middle of a beautiful set
of Mission Revival houses, for example.
So if we don't pay attention to what's
important in a Historic District, and we
put the place the same level or standard
in which your staff report said, again,
what's the impact if this building weren't
there, that was for contributing
buildings, not non-contributing buildings.
Please, please, ignore that, because it
simply is not right.
Do we demolish non-contributing
buildings? No, not without having talked
to you. Why? Because we don't want an
empty lot sitting there for ever more.
And if somebody comes in here with a plan
for another major amusement park, which
you approve and never does it, that's all
we have, is a vacant lot.
So what we're concerned with, if you
allow these buildings to be demolished,
what is compatible on the site? Which the
staff makes very clear, that as you're
driving through, and if you look at your
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map, and hopefully there was a map in your
package of Buena Vista East, Northeast 2nd
Avenue is one of the outer boundaries.
That's really important.
So the compatibility here is
essentially what are the residential
buildings like, because everything in back
of, if you will, west of that Northeast
2nd Avenue are residential structures.
All of them. Why the line was drawn at
Northeast 2nd Avenue, I couldn't tell you,
because you could have gone down,the back
line of the houses.
And I don't mean to be snotty here,
Megan, really, but I've said these
buildings were originally characterized as
non -historic and they can't magically
become important, so that we spend, in my
opinion, all the time -- all this time
trying now to say why are they important,
when it's already been made clear to us
from the original report.
The staff, Megan read it there, both
modest buildings that are considered after
the district's period of significance, and
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then there's this however clause. They
exhibit appropriate sense of scale, scale,
according to the residential structures,
and they have similar materials. Well,
the district isn't designed just because
of similar materials. There's a lot more
than that that goes into a historic
district.
I agree, indeed, with the idea of
compatibility in terms of there cannot be
such an abrupt change that it's
disconcerting, but, quite frankly, the mix
of commercial and residential is, in
itself, a jarring juxtaposition.
I think that the idea of saying that
they're compatible in scale and they have
the same materials used is a very weak
argument and that they are not a part of
the distinctive ensemble that were created
from 1920 to 1929, which, again, is
repeated over and over again.
Very quickly, I want to show you some
pictures of the existing conditions. This
is the property that's built in 1940. On
45th Street, this is the entrance. I
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think there is a historic photograph on
your staff report. And here you can see
that, on the right, that is that little
paraminute one-story bay. There's a
one-story section connected to a
multi -family. There's lally columns or
metal -round columns on the bottom that
divide the bays. On the top, there are
wooden columns that are square. There's
rot, wood rot, on the bottom. And the
railings themselves are horrible, simple
picket fence that has rusted out. You can
see here in the facia, just below the roof
ridge, this, I don't know, a Home Depot
variety facia that was added there. And,
again, you can see the wood rot.
Here we see someone has put a lattice
panel between the windows. And then we're
looking towards the residential section in
Buena Vista East. This is a roof tile.
It's an S tile, not the original tile. I
put my hand on it as I was going down the
stairs and almost fell. Unfortunately, I
didn't, so I still have to work.
This is the interior. You don't have
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control over interiors, but, nonetheless,
I did want to show you the conditions.
This is somebody put a hole in the wall.
It's not been occupied for a very long --
for a very long time. And here, again,
you see this very strange wood on the top
of this porch and an eve that has a hole
that goes around.
Now, what I'm trying to show you is
the lawn and the setback. Look at this.
This is a residential setback. And behind
it there are multi -family residences. And
that's a lot of what's in Buena Vista
East, multi -family residences, thus
setback here is 20 feet or 25 feet. It's
not on Northeast 1st Avenue, according to
-- I'm sorry, 2nd Avenue, according to our
Zoning Code.
Here's a stairway leading down. And
here's that same stairway. Here's the
rear of the building, which is obviously
because it hasn't gotten much sun, it's
all moldy and awful. There's no
electrical service to the building.
Here's the crawl space, which is open.
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There's the electrical panel.
Now we're going to go to the next
building. And you can see here, again,
the setback. It is facing not Northeast
2nd Avenue, but Northeast 45th Street.
And that's very clearly seen in the
left-hand side of the slide.
And you go to the next building that
we're asking to have demolished and that
building is way back on the lot, because
what's -- it's an L-shaped building. And
within that space that the L creates is an
asphalt parking lot.
CHAIRMAN HOPPER: And can you step
through those a little faster?
MS. UGUCCIONI: Yes, sir, yes, sir,
here's this parking lot. I only put this
in, because I wanted to show you where our.
client's building will end, right at that
junction between the awnings and the
building next to it.
Very quickly, these are some of the
buildings that are in Buena Vista East,
for which the district was nominated, and,
again, their orientation. I think I've
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said east and west,before, but it's really
north and south. Here's a med rev. All
of these mission revival. This is a
wonderful bungalow. This you see is
Northeast 1st Avenue. Northeast 1st is
also a 70 -foot right-of-way, but there is
a median in it, but that building is huge,
because it can take it. Another little
bungalow.
And, lastly, in my conclusion, we
agree the building should, in fact,
respect its surroundings. And that's how
our new design was approached. And we
respectfully request the Board consider
the demolition of these two buildings.
Thank you for your attention.
CHAIRMAN HOPPER: Thank you.
BOARD MEMBER FREEDMAN: Mr. Chairman.
CHAIRMAN HOPPER: Yes.
BOARD MEMBER FREEDMAN: Would it be
appropriate to address Ms. Uguccioni at
this point with some questions?
CHAIRMAN HOPPER: Let's wait and see
if there's anyone from the public first.
Is there anyone from the public
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wishing to speak on this item? Please
come forward and give your name and
address for the record.
MS. STEPHAN: Hello, my name is Wendy
Stephan. I live at 101 Northeast 43rd
Street. I'm speaking today on behalf of
the Buena Vista East Historic Neighborhood
Association. We have submitted a
statement. I don't know whether it got
included in your packet, because it came
kind of late, so I'll hand it out to you.
I apologize if it's a duplicate. And.
there are also photos attached to the
packet.
CHAIRMAN HOPPER: Be sure and give
one to Mr. Fernandez. One more for -- one
for Mr. Fernandez and one for staff.
Thanks.
MS. STEPHAN: Everybody get one?
Okay. Thank you for your patience.
So we -- our neighborhood association
was approached by Mr. Benitah on
April 15th, and we met with him and we saw
the plans as they've been presented to
you. And, at that point, we actually
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weren't talking about a demolition, per
se, but I'll address the demolition aspect
of the application first.
The previous speaker mentioned this
idea of boundaries. We do not have to
wonder where the boundaries of our
historic district are. This property --
both of these properties are within the
historic district. That's the only reason
we're here today. So the idea maybe they
shouldn't have been, maybe we're not sure
where the boundaries are, that's
completely disingenuous. These properties
are within the historic district; both of
them.
I can't help but be a little bit
upset, because I'm not surprised to hear
that there's this motion to get this
building, particularly the corner
building, labeled as unsafe. I know this
Board has been very concerned about the
concept of demolition by neglect.
This property -- but, first of all,
the corner property was fully occupied
until Mr. Benitah bought it, at which
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point he evicted everyone, opened all the
windows, ripped out every tree, left junk
all over the front yard. And you can see
the property is not secured. That
happened at the time of purchase.
So it was in poor condition. No
doubt about it. The living conditions --
obviously the building is rundown and
needs maintenance. No doubt about it.
But to come here and say that those
buildings lack physical integrity is, in
my opinion, disingenuous. I walk my dog
by that house everyday, okay? So the
reason there's no electrical service is
because it was turned off, okay? Just to
be clear.
All right. The other property --
again, they were making a very broad brush
about both buildings.
The second building, the one that
faces Northeast 2nd Avenue, is renovated
and is rented out on a short-term. And
each one of the units rents for 1400 to
$1500 a month. You can see that on the
web site at BuenaVistaflats.com.
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So these buildings are not beyond
salvage. The idea that they're unsafe or
that they're somehow a danger to society
is not an accurate perception. So I find
that the characterization is over the top.
So they've also not been drastically
altered. I mean, that's kind of the good
news about something that's not been
maintained. It's kind of been left alone.
So you can see from\the photos, if you had
better photos, you weren't really provided
with good site photos, that there hasn't
actually been much changed to either site,
besides the renovation that was done on
the Northeast 2nd Avenue property.
So the other historic concern that we
have, in terms of demolition, is the
removal of the very, very large oak tree
on the site. The oak tree is on the very
west side of the residential property, the
one that faces Northeast 45th Street. And
it is large enough that I can't put my
arms around the trunk. It's very large.
It's been poorly cared for and poorly
trimmed, but we have a concern for tree
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preservation in the neighborhood. And we
were very concerned to see that it was
going to be removed. So we wanted to
bring that to the Board's attention.
You know, our neighborhood
association has a longstanding concern
about demolition of properties right and
left. We're heading into a boom period.
And we're worried about this. We're
worried about the aggregation of lots,
lots being put together, larger structures
sprouting up.
And, again, the previous speaker
characterized our neighborhood with lots
of multi -family units. That's not true.
We have a very narrow commercial corridor
only on Northeast 2nd Avenue. And it was
consciously included in our designation.
If you look at the photos I've
attached, the first sheet, front and back,
are the residential properties in the same
block as the 45th Street address. So this
is not the store that's all the way over
on North Miami Avenue that they showed
you. These are the residential properties
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I
that lead up basically house by house to
the corner. Okay.
So you can see in terms of the
materials, we're looking at masonry,
archways, wrought iron, barrel tile,
porches, balconies. Again, more arches on
the second page. And then the property is
at the bottom. One is immediately across
the street, the one 6098, is immediately
across the street from the site, okay?
Now, the next set of pictures is
Northeast 2nd Avenue commercial corners.
Again, they were very selective with what
they showed you. This gives a little bit
more of a continuous picture. You can see
all of the existing commercial corners up
and down Northeast 2nd Avenue, similarly
situated to the one that we're talking
about, are two-story, very minimal Art
Deco, sort of minimal decoration, but
pretty consistent.
At the very bottom of this page,
Image #6108, the image.-- the building to
the right is a new structure that was
approved by this Board. It has the
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required 10 -foot setback. It is
completely consistent with other
commercial properties on the corridor.
And there was not a single peep of
complaint from the neighbors. People are
happy to have it there. And it blends in
beautifully in terms of style, color,
design.
The little multiunit building at the
bottom right, 6120, of that same page, is
a contributing structure. And that's a
similar multi -family building on a similar
corner right there where it connects
Northeast 45th and Northeast 2nd Avenue.
So on the back, you see two more
corner properties, again, deco feel.
These are all within the historic
district. A little bit of a deco feel,
kind of minimal eyebrows. You would name
these features better than me. I don't
know what they're called, but there's a
similar look to them and a similar scale.
And I think that is what our historic
preservation officer was making reference
to, that there is some coherence.
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Certainly some of these buildings are
rundown. I'm not arguing that they
couldn't do with some more maintenance.
You know, we have our problem landlords, I
think as every neighborhood does, but I
want to make the point that this
neighborhood, this stretch of commercial
activity is not moribund; it's not lacking,
in investment, et cetera.
So the last two pages are Northeast
2nd Avenue businesses. And you can see
what characterized these businesses is
that they're small, and that they're
quaint and that they have a neighborhood
feel to them.
We know a lot of the owners, some of
them are here tonight. So this is sort of
the feel of what exists right now. And we
want you to have a complete picture, as
you decide about this particular
application.
And we do oppose the demolition of
the properties, particularly in light of
the next item in terms of what's proposed
to replace the two structures.
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Thank you.
CHAIRMAN HOPPER: Thank you.
Anyone else from the public wishing
to speak on this item?
If not, I'll close the public hearing
and open up to the Board for questions and
comments.
BOARD MEMBER FREEDMAN: Mr. Chair, I
have questions for Ellen, if I may.
CHAIRMAN HOPPER: Yes.
MS. UGUCCIONI: Yes.
BOARD MEMBER FREEDMAN: Thank you
very much for your thorough presentation.
It was helpful to me.
We have two matters before us, Item
2, Item 3.
MS. UGUCCIONI: Yes, sir.
BOARD MEMBER FREEDMAN: Item 2, which
we're now considering says, can we knock
it down or them down. Item 3 says can we
replace with what's shown as 45 Buena
Vista.
MS. UGUCCIONI: Yes, sir.
BOARD MEMBER FREEDMAN: I don't think
your side, your client, wants us to really
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consider them separately, because if we
say knock it down, but don't build that,
you're not going to knock it down. And I
think based on the staff report, we can't
really consider them totally separately,
because they're interwoven, particularly
in the category which staff has listed as
Item C in the staff report, where their
architectural plans have been presented to
the Board for the reuse and the
appropriateness of said plans to the
character of the district.
So when I take it all in, my focus
originally was, okay, they look like
they're in bad shape, but then let's look
and see what's proposed. And staff says
where architectural plans have been
presented, we have to look at that in
deciding whether or not to demolish. And
one of the factors we look at is whether
this rendering, 45 Buena Vista, is
"contextually appropriate design."
So can you explain to me why, in your
view, what's shown as 45 Buena Vista, is
contextually appropriate design for Buena
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Vista East?
MS. UGUCCIONI: I'd like to defer my
answer to that, because I think the
architect and his group can speak to that
better than I, but I would like to comment
on the question of whether we can separate
these applications.
My focus was, why would you demolish
the properties that we're bringing to you.
And you can -- should you buy the
arguments, and you wish to let them
demolish, you can certainly make it
contingent on accepting plans that you
feel are appropriate to Northeast 2nd
Avenue.
So, in. my opinion, and I'm sure the
City attorney will correct me if I'm
wrong, you could vote on the demolition
pending approved plans for the site.
I would like to also add, having
heard Ms. Stephan, this is a 288 -property
district. This is a big one. And of all
those 288 buildings, I would guess, and I
am guessing, 98% of them are residential
properties. So when you talk about
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compatibility -- and she spoke to, she
spoke to arches, and barrel tile and so
forth, you think of a commercial building.
It would look pretty funky, in my opinion,
to try to make a commercial building look
like a residence.
So that's the dilemma that came to
me, not the question of, yes, they are in
the district. I've never tried to lead
you astray in that regard. My thought was
I'm not sure why they were, for that very
reason, that it is this kind of
incongruity.
I don't know if that answers your
question.
BOARD MEMBER FREEDMAN: No, it
doesn't. And I feel like I'm putting you
on the spot, but I have to. Forget about
the residential features.
MS. UGUCCIONI: Uh-hum.
BOARD MEMBER FREEDMAN: This is
clearly a commercial corridor, for the
most part, anyway.
MS. UGUCCIONI: Yes, sir.
BOARD MEMBER FREEDMAN: But looking
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at the other commercial corners shown in
the photographs that were passed out, are
you able to tell us, in your view, whether
the proposed 45 Buena Vista is
contextually appropriate design for Buena
Vista East?
MS. UGUCCIONI: Well, I'll say
this -- and, again, I'd rather the
designer speak to it, I think that you
have to understand this is a mixed-use
building. So the first floor is
commercial and there are two floors of
residential above. The parking is
underneath the structure, which was a very
costly move to make, so it's both. And
there are landscape elements that reflect
the kind of landscape that we see in Buena
Vista. There are certain materials that
are in this building that are in Buena
Vista. And many things said, again, the
designer could talk to better than I.
BOARD MEMBER FREEDMAN: I don't think
so, but I'm not going to ask you anymore.
MR. FERNANDEZ: Mr. Chair, with all
due respect, I would like just a couple of
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minutes to respond to some of the lady's,
Ms. Wendy Stephan's comments.
And, also, Mr. Freedman, if I may,
because I think you addressed the legal
standard, which is probably more
appropriate for me to respond to your
question as to whether or not you need to
consider the new plan that has been
submitted in deciding this application.
And as a matter of fact, when we met with
staff, it was staff's recommendation that
the applications be separated and
considered individually, the demolition
permits from the new project.
I don't believe that there's anything
in the code that requires that you have to
consider the new project. It's not to say
we would love to share it with you, and I
think that you're maybe getting ahead of
yourself asking about the new project,
when we haven't even discussed it yet.
BOARD MEMBER RYAN: I think if you
put it in the packet on the same day,
we're not getting ahead of it. It's in
the same packet. We're aware of it.
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MR. FERNANDEZ: Good. So you've seen
it and we're here to answer any questions
about it as well, but I'd just like to
state the very standard that you cite from
the recommendation isn't the accurate law
for you to'consider. It isn't part of
your code.
BOARD MEMBER FREEDMAN: That's the
one you're pointing out before, when you
first started?
MR. FERNANDEZ: Yes, sir. So that
would be my legal response, and that's the
only reason I wanted to make that clear.
I would also like to say that the
statement that was made concerning
demolition by neglect, that is a provision
that stems from Section 2362I of your
code. It does not apply to
non-contributing structures. It applies
only to contributing structures and to
locally designated historic resources.
Again, it's the question of why would you
necessarily want to monitor a
non-contributing structure.
What you're interested in is ensuring
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that whatever replaces that
non-contributing structure is something
that is attractive, and compatible and
consistent with the neighborhood, but the
question of whether or not it's
appropriate to demolish a non-contributing
structure is really not relevant to
demolition by neglect.
BOARD MEMBER MARSTON: I need to
disagree with you from a philosophical
point.
MR. FERNANDEZ: Okay.
BOARD MEMBER MARSTON: Is that, we,
in fact, have historic districts who are
today complaining, because they have
people who have properties in their
neighborhoods, who simply knock the
windows out, leave the property open,
they're noncontributing, okay, and then
they get the house placed on the
demolition list, okay? So it may not be
demolition by neglect, but certainly is
purposeful, you know.
MR. FERNANDEZ: But why would they
need to knock out the windows, if it's
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non-contributing?
BOARD MEMBER MARSTON: They want to
tear the building down.
MR. FERNANDEZ: But as a property
owner, you should have a right to tear
down a building that's non-contributing.
BOARD MEMBER MARSTON: Then they have
to come here and get it approved.
MR. FERNANDEZ: And that's why we're
here, but --
BOARD MEMBER MARSTON: But those
particular people, okay, are getting
around that particular requirement, you
know, by making --
MR. FERNANDEZ: Oh, I see what you're
saying.
BOARD MEMBER MARSTON: -- the
property unsafe.
MR. FERNANDEZ: I understand.
Well, let me just point out something
else I wanted to point out, Mr. Marston,
and I'm glad you brought that up, because
Ms. Stephan also indicated that it was my
client that somehow let this structure
deteriorate.
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The unsafe structure's notice that I
passed out to you was issued well before
my client purchased this property.
BOARD MEMBER LEWIS: When did your
client buy the property?
CHAIRMAN HOPPER: Please give your
name and address.
MR. BENITAH: My name is Harry
Benitah. The first --
CHAIRMAN HOPPER: Address.
MR. BENITAH: Oh, address, 6000
Island Boulevard, Aventura, Florida 33160.
So the purchase of the property was
made in two steps. The first one, which
is 4510 Northeast 2nd Avenue, was made in
June 2012, and the additional one was made
in November 2013. I just --
BOARD MEMBER LEWIS: May I ask your
counsel something?
MR. BENITAH: Yeah, sure.
BOARD MEMBER LEWIS: So you've
entered evidence in the form of what
appears to be something related to failure
to obtain a 40 -year certification.
MR. FERNANDEZ: Yes.
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BOARD MEMBER LEWIS: Okay? And I'm
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not sure what it is, but you've submitted
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this as evidence, correct?
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MR. FERNANDEZ: Yes.
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BOARD MEMBER LEWIS: All right. So
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on -- almost a year ago, May 15, 2013, the
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failure to obtain the 40 -year
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recertification was in the public domain,
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it was in the public record, correct?
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MR. FERNANDEZ: Yes.
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BOARD MEMBER LEWIS: Your client
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purchased one of his properties on June of
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2012, and the other in Novem-ber of 2013.
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MR. FERNANDEZ: Yes.
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BOARD MEMBER LEWIS: That says to me,
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but please correct -- I'd like your
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response.
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MR. FERNANDEZ: Sure.
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BOARD MEMBER LEWIS: That says to me
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that with regard to the first purchase,
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that the neglect to maintain -- to obtain
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the 40 -year certification was something
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caused by your client.
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MR. FERNANDEZ: Well --
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BOARD MEMBER LEWIS: Was your client
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-- your client failed to get the 40 -year
certification.
MR. FERNANDEZ: Sure.
BOARD MEMBER LEWIS: And it also says
to me, but, again, please correct me where
I misstate, that with regard to the second
purchase, if the -- since the 40 -year
certification notice was of record, then
your client assumed that liability. In
other words, he knew that it was out
there, that this violation was there.
MR. FERNANDEZ: Absolutely true. I
agree with that.
BOARD MEMBER LEWIS: Please.
MR. FERNANDEZ: And we've also added
the pictorial evidence concerning the
condition of these structures that I think
was very explicit. I think we had
multiple photographs. We may not have
shown you every detail of the structures,
but it clearly shows that this neglect has
been happening over a significant period
of time that dates back before -- well
before 2012.
BOARD MEMBER LEWIS: Tell us what
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your client has done to mitigate that
deterioration. Has he applied for a
40 -year certification?
MR. FERNANDEZ: Yes.
MR. BENITAH: If I may say something.
BOARD MEMBER LEWIS: Sure.
MR. BENITAH: The first property
doesn't have any issue of recertification.
BOARD MEMBER LEWIS: And that address
is what?
MR. BENITAH: 4510 Northeast 2nd.
BOARD MEMBER LEWIS: Okay.
MR. BENITAH: This property is in
good shape. We've been maintaining. Like
Ms. Stephan said, we have tenant in there.
BOARD MEMBER LEWIS: Yes.
MR. BENITAH: The second property,
actually, we had to delay closing, because
of this issue. And, as you may know, the
attorney say there's a problem on the
property. And we actually decided to take
the property with the -- with the
violation, after talking to the City, who
mentioned that demolition will waive this
violation, because there will not be
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property anymore.
So the plan was part of doing a
demolition. And then we get -- and I
finally met up with Megan. And that's why
we're here today.
You have to understand one thing is,
this is something I would like to mention,
is, I am part of this neighborhood for
more than seven years. I, myself, have my
office a block away from this property.
And we purchased the first property as a
business investment. And when the
opportunity came to purchase the second
property, then we had the idea to develop
a new property within the neighborhood
with commercial and residential. We are
not outside investor that don't care about
this neighborhood. I spend more time or
maybe as much time as Ms. Stephan or any
of the business people there. I care
about this neighborhood. I care about
historic. You know, I come from France,
which is a historic place. I know what's
the meaning of history, and I want to
respect that.
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I think that based on the information
we received about the non-contributing
property, and the fact that this is a
commercial zoning, which is not the
residential, and it has kind of difference
in terms of usage, we were able to do
things with this property.
The idea is to improve the
neighborhood. I mean, if on top of that
this is part of our business, I don't
think anybody has anything against that.
The idea is to make a nice property.
Develop it.
Today, it's not like -- it's not that
we let it go like that, but we were
supposed to demolish the property and we
get some trouble along the way, but you
have to understand, that if the idea is to
make a brand new building, we're not
neglecting it, but what would be the point
to renovate everything than to demolish it
after? So that was our first approach,
you know.
And, technically, I thought that when
we bought the property at that time, I
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thought months later, we would be able to
just demolish it, but, again, the idea was
not to let this empty, or getting bad or
-- and, I'm sorry, Ms. Stephan, but we
didn't -- we actually put the property
without tenant. We bought the property in
that situation. It was not in a better
situation.
It looks worse now, because we get
rid of a lot of bad plants around the
property that was hiding the property from
all the neighbors. Nobody knew there was
a house there before. I think so. So
today it may look worse, but it's not
worse. It's actually just as it was
before. And the previous owner was living
there for I think maybe 20 years, and he
didn't do anything with it. And they had
-- they do have -- they did have tenants
in there, but they were living in
apartment that were technically unsafe.
So this is the situation today.
You know, the idea is not to come and
knock down a building just to make
business. I am there everyday. I live
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this neighborhood. I go to eat at the
restaurant there everyday. I live this
neighborhood. I'm not just here to make
something, but I think we should find a
way with the neighbor, I'm not against
this idea, you know, with the neighbor,
with the architect, with everybody to try
to make something nice. And don't leave
this building that is -- forget the bad
shape, it doesn't look good. I mean, and
it's not even historical. And make
something nice out of it.
CHAIRMAN HOPPER: Okay.
BOARD MEMBER LEWIS: Staff's
recommendation on this item (inaudible) is
for continuance to allow staff and the
applicant to work with some attention on
plans.
You said that you'd like to and
your counsel is right behind you, and
he'll jump right in, that you'd like to
work with the neighborhood, okay?
And so I would have liked to have
known at the beginning what's wrong with
working with staff, working with the
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neighborhood to attempt to reach some kind
of an agreement with regard to the
replacement project?
MR. BENITAH: That's what we're doing
now, no?
MR. FERNANDEZ: If I may, we did meet
with staff. And it became apparent, after
our initial meeting, that the concern was
one of scale, which is what you see
repeated throughout all of the
recommendations here. They're really not
arguing that these are necessarily worthy
of contributing status, although my fear
is that someone could try to make that
argument and then purposely delay this
application even further, to be quite
honest with you.
But if the argument is strictly based
on scale, we have a three-story project
that is consistent with'the T4L transect
regulations that were recently adopted by
the City of Miami in 2009, and certainly
took into consideration the appropriate
transition into the residential
neighborhood. This was just freshly
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looked at. We had more participation than
there's ever been, I think, in the
adoption of the Zoning Code for a city.
And we believe that the scale of our
project is appropriate. So we wanted to
come to this Board to make our case, and
explain the project to you and get your
thoughts on that issue, because we think
we have a very attractive project, but, of
course, we're willing to discuss some of
the architectural features, but the
question of scale is one that we are --
we're not prepared to negotiate on.
CHAIRMAN HOPPER: So you're asking
for a vote today and not for a
continuance?
MR. FERNANDEZ: Yes.
CHAIRMAN HOPPER: Okay.
BOARD MEMBER HECHT: Mr. Chairman,
I'm sorry to interrupt.
CHAIRMAN HOPPER: Go ahead.
BOARD MEMBER HECHT: I have a
question for Madam City attorney, and it
goes back to what David Freedman was
talking about and I'm sort of stymied
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here.
If you go back to Page 3 of 4 pages
of the staff report, there seems to be an
argument here as to what Chapter 23 really
says. And I'd like to know what it really
says, because it states that an
application for a Certificate of
Appropriateness for the demolition of
structures under the purview of the HEP
Board shall be considered based upon the
following criteria.
Now, what we're hearing from counsel
is, is that really whether or not we have
an adequate substitute plan for that land,
should there be a demolition, that that's
not really a requirement.
It seems to me that, when I'm looking
at the recommendation of staff, they're
saying that they wanted to continue this,
to take a look at the architectural work
that was planned for that land, should
there be a demolition. So it seems to me
that maybe we have the cart before the
horse here again.
I think that if, indeed, I'm asking
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the question of Chapter 23 says, that
there have to be architectural plans as
part of the criteria, and we don't approve
of those plans, that we can't go forward.
MS. QUIRKE: The current code,
Chapter 23, does not include those
specific criteria. Those criteria were
included in a previous version of the
code. My understanding that they're going
to be worked back in, but they're not
there as of today.
BOARD MEMBER HECHT: Okay. Good.
CHAIRMAN HOPPER: Can you tell us
what is in the code concerning the
demolition of non-contributing structures
within a historic district.
MS. QUIRKE: Concerning the
demolition of non-contributing structures,
of non-contributing structures, counsel is
correct that the demolition by neglect
provisions do apply to individually
designated and/or contributing properties,
not non-contributing properties.
This Board does have the ability, if
it so chooses, to vote on the demolition
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a
item, independent of whether you decide to
approve, deny or whatever you decide to do
with Item 3. So it's really the
prerogative of this Board.
BOARD MEMBER LEWIS: But yet we have
the applicant's expert testimony, and I'm
going to paraphrase Ms. Uguccioni, she
showed us a popup, a screen, which said,
does it mean just because they are
non-contributing that you allow demolition
willy nilly, my word, not Ms. Uguccioni's
word. She said, no, the answer to that
is, no, you don't just allow demolition,
because you don't want vacant lots, with
the implication of all the nuisances that
come from that.
So it seems to me that we do need to
consider, if we rely on their expert's
testimony, that we need to look at the
demolition in the context of the proposed
replacement.
BOARD MEMBER HECHT: I happen to
agree with you.
CHAIRMAN HOPPER: So are you
suggesting we table this item and take up
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the next item?
BOARD MEMBER LEWIS: The -- I'm
suggesting that the applicant ought to try
to read the tea leaves. And that some of
us think -- must be thinking that the
project, as designed on Item No. 3, has
some issues. And that we would -- I would
wish that you would work with staff and
work with the neighborhood. You have
every right to say thank you very much; I
want an up or a down vote.
MR. FERNANDEZ: I just haven't heard
that yet. Your -- I don't necessarily --
I didn't read that from the Board.
BOARD MEMBER LEWIS: Okay.
MR. FERNANDEZ: Because we haven't
talked about the project. I guess you've
reviewed your package. That may be your
personal opinion, but I certainly haven't
heard that expressed by the Board with
respect to our package. I think --
BOARD MEMBER HECHT: I'll weigh in on
the tea leaves.
MR. FERNANDEZ: Okay.
BOARD MEMBER HECHT: I think you
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ought to read them.
MR. FERNANDEZ:
CHAIRMAN HOPPER:
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Okay, that makes two.
And I'll make
three.
BOARD MEMBER HECHT: You have a straw
vote from me, too.
BOARD MEMBER MARSTON: I think you're
going to have real issues with the
proposal, okay? And I think -- well, I'll
put the noose on the table, okay, is that
I don't think it's contextual at all. And
I think Ms. Uguccioni stood up and said,
well, here's all these wonderful details
that are residential and here you have a
building which is half residential, and it
doesn't have any of that detail to it. It
doesn't have any of that material and
scales that is appropriate in that
neighborhood. It's a very, very
contemporary building attached to a
historic neighborhood. And I think your
architect can do a whole lot better than
they've done.
CHAIRMAN HOPPER: And if you'd been
around for the last two or three meetings,
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you would know that there were, at
least -- or within the last year, at
least, three applications in historic
districts in which the Board denied
construction of a new building in the
historic district simply because it did
not match the character of the
neighborhood.
BOARD MEMBER RYAN: Our first case
today.
CHAIRMAN HOPPER: Which was a prime
example. That certainly falls -- this
certainly falls in that category. So I'll
ask you again.
MR. FERNANDEZ: Well, sure, and I
appreciate the input, but understand that
I really had not, you know, read that
today until Ms. Lewis made her comments.
And I can appreciate that that may be the
sentiment of the Board, but can I ask
you - -
BOARD MEMBER RYAN: Hold on, hold on.
Then it goes back to, did you really meet
with the neighborhood? Because they seem
to, in their letter to us, convey the same
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message. So if you got nothing out of
that into scale and into design --
MR. FERNANDEZ: Well --
BOARD MEMBER RYAN: -- then you just
came to us thinking we'd be different, I
guess.
MR. FERNANDEZ: As to scale, yes,
because the only question here that I'm
talking about here is scale. I just heard
something else from Mr. Marston, which is
architectural character. You know, of
course, experts will vary on their
opinions as to that, because the whole
nature of this district is how eclectic it
is, and how there really is not a
pervasive type of style in this district.
Read the report. I'll be happy to sit
down and we can go over it together ad
nauseam.
CHAIRMAN HOPPER: I'll remind you
again what the Board has said --
MR. FERNANDEZ: Yes.
CHAIRMAN HOPPER: -- in the last year
about context in historic districts.
MR. FERNANDEZ: Well --
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CHAIRMAN HOPPER: So you need to read
those tea leaves.
MR. FERNANDEZ: But my point is, if
we're talking about architectural
character, contemporary being
inappropriate in Buena Vista, if that's
the sentiment of the Board, then that's
fine, but my point is that this district
is comprised of eclectic -- of an eclectic
nature. And there -- so we have another
style. And certainly on 2nd Avenue, there
is no -- there is no real established type
or style to follow.
But what I'd really like to ask is
about the scale, because forgetting the
architecture and the contemporary nature
of it, are you saying that a three-story
project is inappropriate? 'Cause you can
only go to two, I would imagine, from
three.
BOARD MEMBER MARSTON: I didn't say
that, but I want -- if we continue down
this path, okay, I think you need to go to
the two Megans, the Megans and the Megans,
okay, and I continue to refer to it,
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because we had a wonderful pair of
architects, husband and wife architects,
who built a wonderful little contemporary
house, but went around the entire
neighborhood taking photographs of
features of the other houses and were able
to incorporate some of that same feel into
what was a very small, modest,
contemporary house and fit very
appropriately, all right?
And I'm not sure that if I look at
the pictures of the historic homes in this
neighborhood and look at your particular,
you know, architectural rendering, that I
see any correlation at all. And I simply
don't.
MR. FERNANDEZ: I got to kind of say
that I'm outside of my area of expertise,
but I would feel much more comfortable if
this sort of dialogue were to take place
between my architect and the Board, so
that we can take some comments back with
us that are constructive and not just
guess, because I know that if we meet with
the neighbors, all they want is a
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two-story project. Their concern is
scale. And that's the same thing that
your department wants, is a two-story
project as to scale.
So if we can sit here a little bit
longer and discuss the appropriateness of
the architectural style, then I think
that's something that we can probably
incorporate into our project, but if we're
going to -- if we're going to come back
next week and talk about the
inappropriateness of the scale, that's
something we'd like to know now, 'cause
we'd like to move the application forward.
BOARD MEMBER LEWIS: Okay, let me
give you some more tea leaves from me.
CHAIRMAN HOPPER: I was going to ask
if he wants a straw vote.
BOARD MEMBER LEWIS: Okay. Good.
CHAIRMAN HOPPER: Would you like a
straw vote in terms of scale?
BOARD MEMBER TRAGASH: One question I
have.
Mr. Freedman asked Ms. Uguccioni, was
the new project in context with the
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Historic District and she respectfully
said it should be answered by the
architect. That would be the better
person to answer it. So all this
discussion, maybe we should take a few
moments to hear the architect answer that
question that Mr. Freedman posed.
MR. FERNANDEZ: I would agree with
you, Mr. Tragash. And I would also ask
that if you were to take a vote to please
take a vote on the item that is before you
at present, when you're ready, when you're
ready.
CHAIRMAN HOPPER: No, I was just
asking if you wanted a straw vote.
MR. FERNANDEZ: I don't think so.
Thank you.
BOARD MEMBER HECHT: I was going to
say, wouldn't you think that the architect
thinks, at least thought at the time when
he did the drawing as to scale, if indeed
he prepared this? Doesn't that mean he's
an advocate of his own work?
BOARD MEMBER TRAGASH: One would
think he wouldn't have presented it, if he
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didn't feel comfortable, and, yes, he's an
advocate.
But I think the issue is, why does
the designer think it's compatible or not.
And then it's our ability to say we agree
with you or we don't.
BOARD MEMBER MARSTON: And I think
rather than -- I mean, we've said this
before, okay, this is not our job to
design buildings here, all right? I think
we have a really wonderful staff, who's
going to feel very much the same -- I
mean, they're reading the same tea leaves,
but they probably read them before we did,
which is --
MR. FERNANDEZ: We've had some
conversation with them, and the main issue
with is scale. There have been some
comments concerning some of the
contemporary features of the building.
And I don't want to speak for you, Megan,
of course, you know, but scale has been
the main issue. So that's why I am
insisting on a discussion concerning
scale, because that's a big decision to
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70
make. That's just -- that's not just, you
know, wedding cake features on a facade.
CHAIRMAN HOPPER: That's what I was
just asking for, if you wanted a straw
vote on what we thought about scale.
MS. QUIRKE: Counsel, are you asking
for a vote on Item 2 and then a public
hearing on Item 3?
MR. FERNANDEZ: Yes, I am. Thank you
very much, counsel.
BOARD MEMBER TRAGASH: I have a
question for the attorney, though.
Wasn't it said, though, that if we
were to vote on Item 2, we can condition
it? That our approval is only, if there
is an approved plan to take its place,
once it's demolished?
MS. QUIRKE: You can add any
appropriate conditions to your -- to your
motion. And keep in mind, a Certificate
of Appropriateness is good for 12 months.
So, you know, if you are to issue a
Certificate of Appropriateness for
demolition on a condition that this Board
approves a Special Certificate of
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71
Appropriateness for the new construction,
they do have 12 months during that time
period in order to obtain a building
permit for the demolition.
CHAIRMAN HOPPER: Mr. Barber.
BOARD MEMBER BARBER: Also, Madam
Attorney, if it is denied,,then they would
have to reapply for this, this certificate
again or how does that work?
MS. QUIRKE: If the application for
the demolition is denied, they will have
the ability to appeal that to the City
Commission.
BOARD MEMBER BARBER: Or they can
continue?
MS. QUIRKE: If the matter is
continued, they can come back and make
further arguments to this Board. However,
it's traditional, due to the fact that the
code requires a decision by the Board
within 60 days on a Certificate of
Appropriateness, that the applicant would
consent to such continuance.
BOARD MEMBER RYAN: Let me get
clarification on the first one. If we
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were to have a condition -- approve
demolition on the condition of an approved
building permit basically through us on
what's to replace it, they could not
demolish it until that permit was issued,
correct?
MS. QUIRKE: Yes, you can make that
specific in your condition.
BOARD MEMBER RYAN: And then they can
secure the structure until we have
something to approve that we would agree
on?
MS. QUIRKE: You can make that a
condition as well. Like I said, they do
have -- from the date of the issuance of
the Certificate of Appropriateness by this
Board, they have 12 months during that
time period.
BOARD MEMBER RYAN: But they'll have
12 months to figure it out.
MS. QUIRKE: Yes, sir.
BOARD MEMBER RYAN: I mean, we can
make conditions that they don't demolish
the structure until they have that
approved from us, approved permit to
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replace it.
MS. QUIRKE: You can make.that a
condition.
BOARD MEMBER RYAN: Then the process
have the structure secured and clean.
MS. QUIRKE: You can make that a
condition.
MR. FERNANDEZ: Mr. Chair, may I
address Mr. Ryan's comment?
CHAIRMAN HOPPER: Yes.
MR. FERNANDEZ: I think that that's a
good comment. And I think that my client
would be willing to agree to that. We
would, however, ask that if that could be
the motion with respect to the building
that is intact and operational, we're
certainly happy to keep that open and
running.
The one on the corner that is in the
more dilapidated state, it's only an
invitation to crime.
BOARD MEMBER RYAN: Let me ask you,
'cause I missed it. When did you
purchase, when did the owner purchase the
property, that property on the corner
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that's in
MR. BENITAH: The second one?
BOARD MEMBER RYAN: The one --
MR. BENITAH: The corner one, in
November 2013.
BOARD MEMBER RYAN: So six months
ago?
MR. BENITAH: Uh-hum.
BOARD MEMBER RYAN: I know we went,
you know, through the whole song and dance
about how bad they are. I know it was
never your intention to keep the building,
so I understand that. However, when I buy
buildings that are in much worst shape, my
pictures would blow everybody away, the
first thing I do is paint it. First thing
I do is I secure it. The amount of money
that you're putting in this whole thing,
that's nothing. And then all the pictures
and saying who cares, who cares. The
people live on the block here. The people
live down the street, they're the ones who
care. So seeing nothing is set and then
structurally I know you're kind of going
for unsafe structures on this, but I know
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that these old structures are structurally
sound, but it needs to be secured. It
needs the elements kept up and people kept
out. So if you do all that, then when you
come back with an approved building permit
for what goes there -- I mean, that's just
one idea, because I think getting rid of
the structure, before you have a building
permit, I wouldn't vote for that at all.
BOARD MEMBER FREEDMAN: Mr. Chairman,
I've got to echo those sentiments. You
know, you're a property owner in the
neighborhood. You really have a duty to
your neighbors to keep the place looking
decent. Even if it's vacant, keep it
safe. Keep it looking decent. You want
to knock it down now, once it's knocked
down, it's gone. If you never come back
with anything that we approve, it's gone.
That's what common sense says to me, if
we're going to go this route, just take
some small reasonable steps to make it
look better for the neighborhood with a
view toward building something eventually
that will be very good for the
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ME
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76
neighborhood.
BOARD MEMBER HECHT: Mr. Chairman.
CHAIRMAN HOPPER: Yes.
BOARD MEMBER HECHT: I sort of feel
like we're going in circles here. I'd
like to make a motion.
CHAIRMAN HOPPER: I'm ready.
BOARD MEMBER HECHT: Yeah, I'd like
to move to have this item continued to
time certain June 3rd, our next meeting of
the HEP Board.
CHAIRMAN HOPPER: Is there a second
to the motion?
BOARD MEMBER UNIDENTIFIED: Second.
CHAIRMAN HOPPER: Is there any
discussion on the motion?
And do you consent or do you want a
vote today?
MS. QUIRKE: From the applicant, is
there a consent to that continuance, just
for the record?
MR. FERNANDEZ: May I have one second
with my client?
CHAIRMAN HOPPER: You may. You may
have a whole minute.
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MR. FERNANDEZ: We would ask you to
take a vote on the demolition permits
today and not continue the item.
CHAIRMAN HOPPER: Okay. We have a
motion.
You withdraw your motion?
BOARD MEMBER HECHT: I'll withdraw.
CHAIRMAN HOPPER: Okay. Is there
another motion?
BOARD MEMBER MARSTON: Mr. Chairman,
I'd like to move that the application for
demolition be denied.
UNIDENTIFIED SPEAKERS: I 'second.
CHAIRMAN HOPPER: There's several
seconds on that.
Is there any discussion on that
motion?
MS. QUIRKE: For the record, if you'd
like to -- just for your own information,
the application was submitted on
April 11th. So if there was a continuance
and a decision on June 3rd, that would be
within the 60 days, just for your own
information.
CHAIRMAN HOPPER: So the motion is to
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01
deny the demolition. Can we have a roll
call.
BOARD MEMBER FREEDMAN: Whoa, whoa,
I'm sorry,.discussion.
CHAIRMAN HOPPER: Oh, I beg your
pardon. Go ahead.
BOARD MEMBER FREEDMAN: I'm not a fan
of demolishing structures in historic
districts. I think the small residential
unit around the corner appears to be in
really bad shape. And I'm hoping that the
property owner can improve the
neighborhood.
And I get the feeling that if we
resolved to approve demolition subject to
plans coming to us for the replacement,
and subject to the owner maintaining that
property and securing that property in the
interim, then maybe we can move a process
forward as opposed to just flat out
denying. And I don't see any harm to the
neighborhood in giving them a chance to do
that.
BOARD MEMBER RYAN: I agree with
that. I don't think -- I don't think we
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should demolish without or allow it to be
demolished without an approved set in
there -- approved set of plans. However,
you know, I think that something could
improve the business corridor on 2nd
Avenue.
Also, considering -- let me ask the
City here, anyone. Do you know if there's
any plans to improve 2nd Avenue? Yeah.
So is the width going to be shortened,
narrowed? 'Cause right now we're getting
quotes of 70 feet. Yeah,, anyone? I guess
the homeowner association might know. All
right, whoever.
MS. STEPHAN: Yes, there is a current
plan for Northeast 2nd Avenue
improvements. It does include widening
sidewalks to allow for some of the seating
for restaurants, some of the seating that
you saw that's currently in pretty unsafe
spots, so enhanced curbs. It will narrow
the sidewalk -- narrow traffic lanes
considerably. There will be parking along
the west side, not the side that you see.
It's just a single strip of parking. So
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it will narrow the streets slightly and
hopefully slow traffic down. It's a
safety concern right now.
BOARD MEMBER RYAN: Yeah, I don't --
I personally don't think that it's -- you
know, it's certainly within zoning codes
and the rules to put something there that
belongs there, that can be appropriate
there. So I don't think flat out saying
no is the right --
MR. FERNANDEZ: We would be agreeable
to that condition -- those conditions.
CHAIRMAN HOPPER: Well, we're not
there yet.
MR. FERNANDEZ: Okay.
CHAIRMAN HOPPER: Any other question,
discussion on the motion?
BOARD MEMBER BARBER: Just a point of
discussion on this. I don't agree with my
colleague saying that we should allow it
to go to demolition with criteria for
that.
I think that the client has stated --
applicant has stated that there was no
intention to restore this property. I
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A
think there's been a neglect of this
property.
Before I demolish anything, I need
more information as to the structural
soundness of the building. I don't think
they've argued whether -- from a
professional standpoint, whether this
building is really structurally unsound.
So before I say whether I'm going to
demolish a building, I need to see more
information. I need to see a structural
engineer that's talking about the
structure. We need to have more clarity,
because we've seen plenty of times we've
agreed to demolish a building for
developers, developer end up selling the
building -- demolishing, selling and
leaving town and we have an empty lot. I
just don't want to be a part of that. And
I just won't agree with the criteria. I
can't do that.
Thank you.
CHAIRMAN HOPPER: Any other
discussion on the motion to deny?
BOARD MEMBER HECHT: I just wanted to
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say -- remind my colleagues that this
motion was made at the request of the
applicant.
CHAIRMAN HOPPER: Right.
BOARD MEMBER HECHT: So we can go on
from there.
BOARD MEMBER LEWIS: Call the
question.
CHAIRMAN HOPPER: We're ready for a
roll call, please.
MS. SCHMITT: Timothy Barber?
BOARD MEMBER BARBER: Yes to deny.
MS. SCHMITT: David Freedman?
BOARD MEMBER FREEDMAN: No.
MS. SCHMITT: Gary Hecht?
BOARD MEMBER HECHT: Yes to deny.
MS. SCHMITT: Jorge Kuperman?
CHAIRMAN HOPPER: Is not here.
MS. SCHMITT: Lynn Lewis?
BOARD MEMBER LEWIS: No.
MS. SCHMITT: Gerald Marston?
BOARD MEMBER MARSTON: Yes to deny.
MR. SCHMITT: Hugh Ryan?
BOARD MEMBER RYAN: No.
MS. SCHMITT: Sorry?
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BOARD MEMBER RYAN: No.
MS. SCHMITT: No.
Todd Tragash?
BOARD MEMBER TRAGASH: No.
MS. SCHMITT: William Hopper?
CHAIRMAN HOPPER: Yes.
So the motion fails 4 to 4.
MS. QUIRKE: Correct.
CHAIRMAN HOPPER: Do we have a
substitute motion, please?
BOARD MEMBER LEWIS: Mr. Chairman, I
would move to approve the demolition of
the improvements located at 4510 Northeast
2nd Avenue and at 191 Northeast 45th
Street, subject to the occurrence of
conditions subsequent.
And for those of us who aren't
lawyers, you can't demolish until the
following occurs: That a Certificate of
Appropriateness is issued for a new
structure or structures on both parcels of
real estate.
Second condition subsequent is that
the applicant -- in other words, you can't
demolish until you have also demonstrated
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that the applicant secured each structure
and made reasonable efforts to clean up
the exter.ior so that they look -- so that
they have an appearance of not being
abandoned and vacant structures.
BOARD MEMBER MARSTON: Second.
CHAIRMAN HOPPER: Any other
discussion on that motion?
BOARD MEMBER FREEDMAN: Yes.
CHAIRMAN HOPPER: Yes, Mr. Freedman.
BOARD MEMBER FREEDMAN: I think that
this motion gives the best chance to
improve the neighborhood and would favor
it.
CHAIRMAN HOPPER: Mr. Ryan, did
you have -- did that include all your
comments?
BOARD MEMBER RYAN: Yeah, I was
mostly thinking about maintaining it in
the process. You got the point about
until we get an approved set of plans,
something that we approve, I would say
scale and whatnot, yeah.
BOARD MEMBER TRAGASH: And I would
just like to add the language where you're
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saying it won't look abandoned, the City
codified standards for vacant properties
of how they should be maintained, that's
what we should require here.
BOARD MEMBER LEWIS: Excellent
amendment.
BOARD MEMBER RYAN: (Inaudible) is a
better code enforcement?
CHAIRMAN HOPPER: Was there a second
to your motion?
BOARD MEMBER MARSTON: Yes.
CHAIRMAN HOPPER: Mr. Marston,
second.
Any other discussion on the motion?
Mr. Barber.
BOARD MEMBER BARBER: Now this is my
look at criteria for designation of
non-contributing to contributing, this is
the argument that you feared.
I think previously with the City and
designating these properties as recent as
the property -- the neighborhood that we
just designated, the 50 -year rule comes
into question, because a lot of properties
were not designated, because they didn't
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meet that particular criteria. Not that
they did not meet the architectural
criteria; they just didn't meet the
50 -year criteria. And I think that is
flawed when we look at non-contributing
buildings. I just want to put that on
record.
CHAIRMAN HOPPER: Thank you. Good
point.
Are we ready for the question?
Roll call.
MR. FERNANDEZ: Mr. Chair, my client
-- I'm sorry, my client just like.a point
of clarification, because the condition is
a little bit unique. And he's pointing
out to me that if the idea here is to make
sure that the property is improved before
it can be demolished, that he would like
to offer to the Board an alternative to
that for your consideration just before
you vote.
MR. BENITAH: Yes. I'm sorry,
because I'm a little confused with all
this, but if the intention is at one point
to redevelop it and present a new project
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that would be accepted by the Board and
the neighbor, which means at that one
point we will have the demolition of this
property. Wouldn't it be better for our
site, for example, to participate in
something in the neighborhood that will
stay instead of just renovating a property
that will be demolished?
I mean, I'm trying to improve the
neighborhood. I'm not trying to improve
the property that we're going to demolish
six months later.
BOARD MEMBER RYAN: Sir, I think
you're missing the point. It's not
improving. It's actually maintenance. We
just had somebody come in front of us who
spent five months trying to get through
something. You have to maintain
something. It's almost like taxes; you
got to mow the yard; you got to paint the
place; you got to board up the windows.
You know, there's responsibilities of
ownership, even if you're not going to use
that structure that you have to take care
of .
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MR. BENITAH: I understand, sir.
BOARD MEMBER RYAN: It's like paying
property taxes, but, you know, you're
investing, right, into doing something
more with the property, so it's almost
part of that investment. And, actually,
you're going to help out the neighborhood,
because the neighbors don't want to see
three-foot high weeds, and rats, and
vagrants and people --
MR. BENITAH: And I agree, because I
work in front of it everyday also myself.
BOARD MEMBER BARBER: Discussion.
CHAIRMAN HOPPER: Yes, Mr. Barber.
BOARD MEMBER BARBER: The point still
remains that, why would he want to fix up
something that he wants to knock down?
And that's blatantly letting you know --
BOARD MEMBER RYAN: He's not fixing
it up. He's not putting up any plumbing.
He's securing it.
BOARD MEMBER BARBER: I understand,
but regardless of the fact, you know, the
intent is not to save this property, not
do anything. It's an investment. So,
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therefore, you know, if I continue to let
it deteriorate, then there's a demolition
by neglect. So we're headed down
regardless -- whether he wants to secure
this property, we're headed down a road
that, you know, this might end up biting
us anyway.
CHAIRMAN HOPPER: But the permit to
demolish is contingent on the second --
BOARD MEMBER BARBER: Not if the
County beats them to it with a demolition
by neglect.
BOARD MEMBER LEWIS: Well, if the
County comes in, then the records of this
Board and what we have said to the
applicant, assuming this motion passes,
okay, will go before the County and before
the City demolition board.
And, secondly, if the hypothetical --
assuming arguendo that the applicant were
to take three years to come back with his
plans, then he's got three years of lawn
mowing, and trimming, and maintaining the
paint and keeping the windows boarded up.
Conversely, if he wants to build his
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• a
project, which he has every indication
that he wants to, then he will do 1 or 2
mows, and he will really come in and speak
to staff and he will really work with the
neighborhood. There's an incentive, an
economic incentive, to get it approved
fast .
BOARD MEMBER BARBER: And I would
have faith, if you were on that team
helping him do that, but you're not on
that team. So, you know, we're leaving it
in the hands that he would follow that
criteria that you put forth in good faith,
but, you know, in the past, it hasn't been
followed. It's good intentions for us to
do this, but I just don't see it
happening.
BOARD MEMBER FREEDMAN: If we had
voted to deny the demolition, then the
applicant could go down the same path,
Mr. Barber, that you're describing and try
to get it demolished by the County based
on neglect.
If we approve the permit for one -yeas
period, subject to conditions that he
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comes in and shows us and makes peace with
the neighbors that he's really going to
improve this neighborhood, then it seems
to me less likely that he's just going to
let it go. So that's sort of where it is.
I think -- the se.nse that I get from
this applicant is he wants to be a good
neighbor. And part of being a good
neighbor is to not let your property be a
mess and an eyesore for your neighbors.
BOARD MEMBER HECHT: I think the
other thing is, I think that all the
boards in the City have one central
purpose. I think it's probably, if I were
to identity it, the public good. You
know, that's what this Board does. That's
what the Zoning Board does. That's what
the boards do. That's why citizens sit on
these,boards, look out for our fellow man.
I think that's what we're doing here.
I mean, I'm really in favor of this
new motion that was made, by the way, but
I think at the same time, it wouldn't hurt
you to board up the place. That's all
we're asking.
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on 10/9/2014, City Clerk
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Thank you.
BOARD MEMBER
TRAGASH: And I
just
think that whether
we put it in our
motion
or not, it's a requirement.
Any property
needs minimum property
standards,
so it's
really just redundant.
MS. QUIRKE:
That is correct.
CHAIRMAN HOPPER:
We're ready
for our
roll call?
MS. SCHMITT:
Timothy Barber?
BOARD MEMBER
BARBER: For the
sake of
my colleagues, I'll
say yes.
MS. SCHMITT:
David Freedman?
BOARD MEMBER
FREEDMAN: Yes.
MS. SCHMITT:
Gary Hecht?
BOARD MEMBER
HECHT: Yes.
MS. SCHMITT:
Jorge Kuperman?
CHAIRMAN HOPPER:
Not here.
MS. SCHMITT:
Lynn Lewis?
BOARD MEMBER
LEWIS: Yes.
MS. SCHMITT:
Gerald Marston?
BOARD MEMBER
MARSTON: Yes.
MS. SCHMITT:
Hugh Ryan?
BOARD MEMBER
RYAN: Yes.
MS. SCHMITT:
Todd Tragash?
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BOARD MEMBER TRAGASH: Yes.
MS. SCHMITT: Motion passes 8-0.
CHAIRMAN HOPPER: Okay.
(Thereupon, the hearing on Item No.
2, 14-00420, was concluded).
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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CERTIFICATE OF REPORTER
I, Lorena Ramos, National Registered
Professional Reporter and Florida Professional
Reporter, do hereby certify that,I. was
authorized to and did TRANSCRIBE the foregoing
VIDEOTAPED proceeding, HEPB Item #14-00420,
heard by the Historic and Environmental
Preservation Board on the 6th day of May 2014;
and that the transcript, pages 1 through 93, is
a true and correct record of the VIDEOTAPED
proceeding, to the best of my ability.
DATED this 26th day of September 2014, at
Miami -Dade County, Florida.
LORENA RAMOS, RPR & FPR
COURT REPORTER
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
Submitted into the public
Record for item(s) EZ 3
on 10/9/2014, City Clerk
#14-00420 [11 - 94:8
#6108 (1] - 36:23
$1500 [1] - 33:24
'22 (1] - 22:6
'29 (1] 22:6
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1115[1] - 18:21
11th [1] - 77:21
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15th [11 - 31:23
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1920 [1] - 26:20
1920's [11 - 19:10
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1940 [31 - 3:21, 20:1,
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ability [4] - 59:24,
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able [4] - 43:3, 53:6,
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abrupt [1] - 26:11
absolutely [11 - 50:12
accepted [11 - 87:1
accepting [1] - 41:13
accordance [11-
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according [3] - 26:3,
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accurate 12] - 34:4,
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activity [1] - 38:8
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add [6] - 12:23, 17:7,
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additions [1] - 7:13
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adversely [2] - 8:22,
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advocate [2] - 68:23,
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afternoon [2] - 2:19,
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allow [7] - 24:22,
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allows [1] - 19:16
almost [4] - 27:23,
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alterations [2] - 7:10,
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amendment (1] - 85:6
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application [16) - 2:7,
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apply [4] - 12:6, 13:19,
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appreciate [21 - 63:16,
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approach [1] - 53:22
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66:10
Appropriateness (11]
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on 10/9/2014, City Clerk
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approved [121- 36:25,
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72:2, 72:25, 75:5,
79:2, 79:3, 84:21,
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approving ill - 2:7
April [31- 5:24, 31:23,
77:21
archeological [1] -
12:25
arches 121- 36:6, 42:2
architect [8] - 3:5,
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68:19
architects [21 - 66:2
architectural [19]-
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14:5, 22:25, 40:9,
40:17, 57:11, 58:20,
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66:14, 67:7, 86:2
architecture [1] -
65:16
archways [11- 36:5
area 161- 15:12, 16:8,
18:1, 21:24, 66:18
argue [11- 12:9
argued [21- 14:13,
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arguendo [21 - 13:18,
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arguing [41 - 12:8,
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argument [61- 12:11,
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58:4, 85:19
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arms [11- 34:23
Art [1] - 36:19
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Assistant [11- 1:21
Association [11- 31:8
association [31 -
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assumed [1] - 50:9
assuming [31- 13:17,
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astray [1] - 42:10
attached [31 - 31:13,
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attempt [1] - 56:1
attention [4] - 24:4,
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attorney [4] - 41:17,
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Attorney's [1] - 1:20
attractive [21 - 46:3,
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authorized [11 - 94:7
Ave 11 ] - 1:10
Aventura [1] - 48:12
Avenue [371 - 2:11,
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25:9, 25:11, 28:16,
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35:24, 36:12, 36:17,
37:14, 38:11, 41:15,
48:15, 65:11, 79:6,
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aware [3] - 2:15,
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awful [11 - 28:23
awnings [21- 7:12,
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bad [6] - 40:15, 54:3,
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balconies [11- 36:6
BARBER [111- 71:6,
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Barber (71- 1:15,
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88:14, 90:21, 92:10
barrel [31- 4:2, 36:5,
42:2
based [81- 8:9, 16:9,
17:19, 40:4, 53:1,
56:18, 58:10, 90:22
bay [11- 27:4
bays ill - 27:8
beats [11- 89:11
beautiful [1] - 24:2
beautifully [11- 37:7
became [21- 11:21,
56:7
become [21 - 15:14,
25:18
beg 111 - 78:5
beginning [11 - 55:24
behalf [31- 2:21,
11:13, 31:6
behind [21- 28:11,
55:20
belongs [11 - 80:8
below [1] - 27:13
Ben [31- 2:20, 11:12,
19:24
benitah i1] - 31:22
BENITAH [151- 48:8,
48:11, 48:20, 51:5,
51:7, 51:11, 51:13,
51:17, 56:4, 74:2,
74:4, 74:8, 86:22,
88:1, 88:11
Benitah [31- 2:23,
32:25, 48:9
best [21- 84:12, 94:13
better [1o1- 34:11,
37:20, 41:5, 43:21,
54:7, 62:22, 68:3,
75:23, 85:8, 87:4
between [61- 20:15,
20:23, 22:6, 27:18,
29:20, 66:21
beyond 111- 34.1
big (21- 41:22, 69:25
Biscayne (3) - 2:21,
15:23, 20:10
bit [51 - 32:16, 36:14,
37:18, 67:5, 86:15
biting [1] - 89:6
blatantly [11 - 88:18
blends [1] - 37:6
Block [11 - 15:19
block [31 - 35:22,
52:10, 74:21
blow [1] - 74:15
BOARD [1211- 1:7,
30:18, 30:20, 39:8,
39:12, 39:18, 39:24,
42:16, 42:21, 42:25,
43:22, 44:22, 45:8,
46:9, 46:13, 47:2,
47:7, 47:11, 47:17,
48:4, 48:18, 48:21,
49:1, 49:5, 49:11,
49:15, 49:19, 49:25,
50:4, 50:14, 50:25,
51:6, 51:9, 51:12,
51:16, 55:14, 57:19,
57:22, 59:12, 60:5,
60:22, 61:2, 61:15,
61:22, 61:25, 62:5,
62:7, 63:9, 63:22,
64:4, 65:21, 67:15,
67:19, 67:22, 68:18,
68:24, 69:7, 70:11,
71:6, 71:14, 71:24,
72:9, 72:19, 72:22,
73:4, 73:22, 74:3,
74:6, 74:9, 75:10,
76:2, 76:4, 76:8,
76:14, 77:7, 77:10,
78:3, 78:7, 78:24,
80:4, 80:18, 81:25,
82:5, 82:7, 82:12,
82:14, 82:16, 82:20,
82:22, 82:24, 83:1,
83:4, 83:11, 84:6,
84:9, 84:11, 84:18,
84:24, 85:5, 85:7,
85:11, 85:16, 87:13,
88:2, 88:13, 88:15,
88:19, 88:22, 89:10,
89:13, 90:8, 90:18,
91:11, 92:2, 92:11,
92:14, 92:16, 92:20,
92:22, 92:24, 93:1
board [51- 12:22,
17:3, 87:21, 89:18,
91:24
Board [371 - 1:13, 2:7,
2:20, 8:8, 9:7, 11:12,
14:6, 14:13, 18:13,
18:16, 30:14, 32:21,
36:25, 39:6, 40:10,
57:6, 58:10, 59:24,
60:4, 61:14, 61:20,
63:4, 63:20, 64:21,
65:7, 66:21, 70:24,
71:18, 71:20, 72:17,
76:.11, 86:19, 87:1,
89:15, 91:16, 91:17,
94.10
Board's 11] - 35:4
boarded [1] - 89:24
boards [31- 91:13,
91:18, 91:19
boom [11 - 35:8
bottom [51- 27:7,
27:10, 36.8, 36:22,
37:10
bought [3[ - 32:25,
53:25, 54:6
Boulevard [3] - 2:21,
20:11, 48:12
boundaries [71- 20:8,
20:9, 20:10, 25:3,
32:5, 32:6, 32:12
brand [11- 53:19
bring [31- 15:8, 16:21,
35:4
bringing [1] - 41:9
broad [11 - 33:18
brought [21- 17:3,
47:22
brush [11- 33:18
Buena [231- 2:12,
3:16, 6:3, 6:17, 7:6,
10:24, 11:6, 20:16,
21:21, 25:2, 27:20,
28:13, 29:23, 31:7,
39:21, 40:21, 40:24,
40:25, 43:4, 43:5,
43:17, 43:19, 65:6
BuenaVistaflats.com
[1] - 33:25
build [21- 40:2, 89:25
building [611- 3:21,
5:1, 5:5, 19:5, 19:7,
19:20, 19:22, 19:24,
20:1, 20:23, 22:17,
22:24, 23:4, 23:11,
23:12, 23:24, 24:8,
28:21, 28:24, 29:3,
29:8, 29:10, 29:11,
29:19, 29:21, 30:7,
30:11, 32:19, 32:20,
33:8, 33:20, 36:23,
37:9, 37:12, 42:3,
42:5, 43:11, 43:19,
47:3, 47:6, 53:19,
54:24, 55:9, 62:15,
62:20, 63:5, 69:20,
71:3, 72:3, 73:15,
74:12, 75:5, 75:8,
75:24, 81:5, 81:8,
81:10, 81:15, 81:17
buildings [291- 2:10,
6:9, 6:22, 7:3, 7:6,
19:16, 19:17, 21:6,
21:16, 22:8, 23:8,
23:9, 24:10, 24:14,
24:22, 25:7, 25:16,
25:24, 29:23, 30:15,
33:11, 33:19, 34:1,
38:1, 41:23, 69:10,
74:14, 86:6
built [61- 20:15, 22:6,
23:5, 23:7, 26:24,
66:3
bungalow [21- 30:4,
30:9
business [5]- 52:12,
52:20, 53:10, 54:25,
79:5
businesses [21-
38:11, 38:12
buy [31- 41:10, 48:5,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
2
Submitted into the public
Record for item(s) PZ.- 3
on 10/9/2014, City Clerk
74:13
C
cake [1] - 70:2
cannot [1] - 26:10
capacity [11 - 9:25
care [5] - 52:17, 52:20,
52:21, 74:23, 87:24
cared [1] - 34:24
cares [2] - 74:20
carried [21- 9:9, 9:15
cart [11 - 58:23
case [9] - 8:24, 14:22,
15:4, 19:13, 20:13,
21:8, 22:23, 57:6,
63:9
category 121 - 40:7,
63:13
caused [1) - 49:23
center [1l - 17:4
central [1] - 91:13
certain [21- 43:18,
76:10
certainly [l 1] - 13:20,
38:1, 41:12, 46:22,
56:22, 61:19, 63:12,
63:13, 65:11, 73:17,
80:6
CERTIFICATE [11 -
94:1
Certificate [1o] - 3:14,
10:21, 17:23, 58:7,
70:20, 70:23, 70:25,
71:21, 72:16, 83:19
certificate [21- 17:22,
71:8
Certificates [1] - 1:9
certificates Ill - 2:8
certification [6] - 15:5,
48:24, 49:22, 50:2,
50:8, 51:3
certify [11 - 94:6
cetera [1l - 38:9
Chair[7] - 1:15, 2:19,
11:12, 39:8, 43:24,
73:8, 86:12
Chairman [71- 18:13,
30:18, 57:19, 75:10,
76:2, 77:10, 83:11
CHAIRMAN [621- 2:3,
3:8, 3:11, 11:9,
16:25, 18:18, 29:14,
30:17, 30:19, 30:23,
31:15, 39:2, 39:10,
48:6, 48:10, 55:13,
57:14, 57:18, 57:21,
59:13, 60:24, 62:3,
62:24, 63:11, 64:20,
64:23, 65:1, 67:17,
67:20, 68:14, 70:3,
71:5, 73:10, 76:3,
76:7, 76:12, 76:15,
76:24, 77:4, 77:8,
77:14, 77:25, 78:5,
80:13, 80:16, 81:23,
82:4, 82:9, 82:18,
83:6, 83:9, 84:7,
84:10, 84:15, 85:9,
85:12, 86:8, 88:14,
89:8, 92:8, 92:18,
93:3
Chairperson [1] - 1:14
challenges [1] - 9:18
chance [2) - 78:22,
84:12
change [31 - 22:15,
24:1, 26:11
changed [31- 15:13,
23:16, 34:13
changes [1] - 16:10
Chapter [6] - 7:18,
11:21, 22:18, 58:4,
59:1, 59:6
chapters [1] - 11:24
character[22] - 3:2,
3:3, 6:21, 7:16, 8:19,
9:11, 9:17, 13:3,
14:3, 15:12, 15:14,
16:9, 19:9, 20:5,
20:19, 22:10, 23:14,
40:12, 63:7, 64:11,
65:5
characterization [1] -
34:5
characterize [1] - 11:6
characterized X4) -
9:20, 25:16, 35:14,
38:12
characterizes [11 -
19:9
chimney [31- 16:22,
17:4, 19:25
chooses [1] - 59:25
Christmas [1] - 5:11
circled [1] - 15:17
circles [1l - 76:5
cite [1] - 45:4
citizens (1] - 91:18
CITY [1] - 1:1
City [2] - 1:1, 57:3
City [18] - 1:20, 1:21,
10:19, 12:1, 13:10,
18:7, 21:25, 22:2,
41:17, 51:23, 56:22,
57:23, 71:12, 79:8,
85:1, 85:20, 89:18,
91:13
clarification [2] -
71:25, 86:14
clarify [1] - 10:11
clarity [1) - 81:13
clause [1] - 26:1
clean [21- 73:5, 84:2
clear [6] - 20:12,
22:12, 24:24, 25:21,
33:16, 45:13
clearly [4] - 13:25,
29:6, 42:22, 50:21
client [15] - 39:25,
47:24, 48:3, 48:5,
49:11, 49:23, 49:25,
50:1, 50:9, 51:1,
73:12, 76:23, 80:23,
86:12, 86:13
client's [1] - 29:19
close [1] - 39:5
closing [1] - 51:18
cocheres [1] - 7:14
Code [3] - 21:3, 28:18,
57:3
code [91 - 12:3, 44:16,
45:7, 45:18, 59:5,
59:9, 59:14, 71:20,
85:8
codes [11 - 80:6
codified [1] - 85:2
coherence [1] - 37:25
cohesive [1] - 6:25
colleague [11 - 80:20
colleagues [2] - 82:1,
92:12
color [1l - 37:7
columns [3] - 27:6,
27:7, 27:9
combines [1] - 9:19
comfortable [2] -
66:19, 69:1
coming [1] - 78:16
comment 13] - 41:5,
73:9, 73:12
comments [61- 39:7,
44:2, 63:18, 66:22,
69:19, 84:17
commercial [171 -
15:14, 16:10, 16:14,
21:5, 26:13, 35:16,
36:12, 36:16, 37:3,
38:7, 42:3, 42:5,
42:22, 43:1, 43:12,
52:16, 53:4
Commission [1] -
71:13
common [2) - 12:10,
75:20
compatibility [4] - 6:2,
25:5, 26:10, 42:1
compatible [6] - 6:14,
8:18, 24:23, 26:16,
46:3, 69:4
compelling [2) -
10:12, 10:14
complaining [1] -
46:15
complaint [1] - 37:5
complete (1) - 38:19
completed [1] - 5:24
completely [2] -
32:13, 37:2
comprised [1] - 65:9
concept [1] - 32:22
concern [71- 6:2,
34:16, 34:25, 35:6,
56:8, 67:1, 80:3
concerned [3] - 24:21,
32:21, 35:2
concerning [6] -
45:15, 50:16, 59:14,
59:17, 69:19, 69:24
concluded) [1] - 93:5
conclusion i1] - 30:10
concurrent [1] - 22:2
condition [13] - 33:6,
50:17, 70:14, 70:24,
72:1, 72:2, 72:8,
72:14, 73:3, 73:7,
80:12, 83:23, 86:14
conditions [el - 26:23,
28:2, 33:7, 70:19,
72:23, 80:12, 83:16,
90:25
conform [1] - 6:24
confused [1] - 86:23
congratulations [1l -
18:14
connected ill - 27:5
connects [1l - 37:13
consciously [1] -
35:18
consent [3] - 71:23,
76:17, 76:20
consider (l 1] - 9:24,
12:15, 13:13, 17:21,
30:14, 40:1, 40:5,
44:8, 44:17, 45:6,
60:18
considerably ill -
79:23
consideration [6] -
6:7, 6:16, 7:23, 9:2,
56:23, 86:20
considered [4] - 8:9,
25:24, 44:13, 58:10
considering [2] -
39:19, 79:7
consist [1] - 7:10
consistent [4] - 36:21,
37:2, 46:4, 56:20
constructed [3] -
3:21, 4:20, 6:10
construction [3] - 5:9,
63:5, 71:1
constructive [1] -
66:23
contact [1] - 5:16
contemporary [7] -
7:11, 62:20, 65:5,
65:16, 66:3, 66:9,
69:20
context [4] - 8:25,
60:20, 64:24, 67:25
contextual [1] - 62:11
contextually [4] -
9:22, 40:22, 40:25,
43:5
contingent [2] - 41:13,
89:9
continuance [5] -
55:16, 57:16, 71:23,
76:20, 77:21
continuation [1] -
2:17
continue [6] - 58:19,
65:22, 65:25, 71:15,
77:3, 89:1
continued [3] - 10:25,
71:17, 76:9
continuous [1] - 36:15
contribute [2] - 9:4,
14:1
contributes [2] - 8:12,
12:16
contributing [371 -
3:15, 3:19, 4:18, 6:8,
8:15, 10:23, 12:6,
12:7, 12:21, 14:14,
21:16, 22:11, 22:20,
23:11, 23:25, 24:9,
24:10, 24:13, 37:11,
45:19, 45:20, 45:24,
46:2, 46:6, 47:1,
47:6, 53:2, 56:13,
59:15, 59:18, 59:19,
59:22, 59:23, 60:10,
85:18, 86:5
control [1] - 28:1
conversation [1] -
69:17
conversely [1] - 89:25
convey [1] - 63:25
conveys [1] - 19:10
Coral [1] - 18:22
corner[16] - 15:6,
15:20, 16:3, 16:11,
16:18, 17:6, 21:7,
32:19, 32:24, 36:2,
37:13, 37:16, 73:19,
73:25, 74:4, 78:10
corners [3] - 36:12,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
3
Submitted into the public
Record for item(s)117- 3
on 10/9/2014, City Clcrk
36:16, 43:1
correct [i o] - 41:17,
49:3, 49:9, 49:16,
50:5, 59:20, 72:6,
83:8, 92:7, 94:12
correlation 121 -
20:22, 66:15
corridor [51 - 20:12,
35:16, 37:3, 42:22,
79:5
cost [1] - 15:7
costly [1] - 43:15
counsel [6] - 48:19,
55:20, 58:12, 59:19,
70:6, 70:10
County [5] - 89:11,
89:14, 89:17, 90:22,
94:16
couple [2] - 11:14,
43:25
course [31- 57:10,
64:12, 69:22
COURT [1] - 94:23
crawl [1] - 28:25
create [3] - 10:8,
14:19, 17:8
created [1] - 26:19
creates [1l - 29:12
crime [1] - 73:21
criteria [171- 7:21, 8:4,
8:10, 13:18, 13:20,
14:12, 58:11, 59:3,
59:7, 80:21, 81:20,
85:17, 86:1, 86:3,
86:4, 90:13
critical [1] - 9:23
Cross [1] - 1:24
curbs [1] - 79:21
current [3] - 9:16,
59:5, 79:15
curvilinear[1] - 19:22
Dade [1] - 94:16
dance [1] - 74:10
danger [1] - 34:3
date [3] - 4:13, 4:16,
72:15
DATED [11 - 94:15
dates Ill - 50:23
David [4] - 1:16,
57:24, 82:13, 92:13
days [2] - 71:21, 77:23
decent [2] - 75:15,
75:16
decide [3] - 38:20,
60:1, 60:2
decided [1] - 51:21
deciding [2] - 40:19,
44:9
decision (4) - 23:18,
69:25, 71:20, 77:22
Deco [1]- 36:20
deco 121 - 37:16, 37:18
decoration [11 - 36:20
decorative [1] - 3:25
defer [i] - 41:2
definition [21 - 12:20,
14:1
degree [21 - 8:11,
12:16
delay [2) - 51:18,
56:15
deliberations [1] -
19:14
demolish t181- 24:13,
40:19, 41:8, 41:12,
46:6, 53:16, 53:21,
54:2, 72:5, 72:23,
79:1, 81:3, 81:10,
81:15, 83:18, 83:25,
87:11, 89:9
demolished [8) -
14:18, 24:22, 29:9,
70:17, 79:2, 86:18,
87:8, 90:22
demolishing [2] -
78:8, 81:17
demolition (581- 2:9,
3:15, 5:7, 5:17, 5:19,
6:7, 7:22, 7:23, 8:7,
9:3, 9:8, 9:14, 10:13,
10:22, 13:9, 14:14,
17:24, 21:15, 30:15,
32:1, 32:2, 32:22,
34:17, 35:7, 38:22,
41:18, 44:13, 45:16,
46:8, 46:21, 46:22,
51:24, 52:3, 58:8,
58:15, 58:22, 59:15,
59:18, 59:20, 59:25,
60:10, 60:13, 60:20,
70:24, 71:4, 71:11,
72:2, 77:2, 77:12,
78:1, 78:15, 80:21,
83:12, 87:3, 89:2,
89:11, 89:18, 90:19
Demolition 11l - 1:10
demonstrate [1] -
14:15
demonstrated 12] -
10:7, 83:25
denied [41- 63:4,
71:7, 71:11, 77:12
deny [7] - 60:2, 78:1,
81:24, 82:12, 82:16,
82:22, 90:19
denying (21- 2:7,
78:21
department [1] - 67:3
Depot [1] - 27:14
described [1] - 12:5
describing [1] - 90:21
design [91- 6:3, 9:23,
30:13, 37:8, 40:22,
40:25, 43:5, 64:2,
69:10
Design [11 - 10:19
designate [1] - 15:2
designated [4] -
45:21, 59:22, 85:23,
85:25
designating [2] -
21:20, 85:21
designation [91- 6:5,
6:11, 6:15, 6:18,
13:12, 21:22, 22:13,
35:18, 85:17
designed [3] - 6:23,
26:5, 61:6
designer [3) - 43:9,
43:21, 69:4
despite [11 - 7:15
detail [4) - 4:22, 5:10,
50:20, 62:16
details [21 - 11:16,
62:13
deteriorate [2] - 47:25,
89:2
deterioration [2] -
23:20, 51:2
determination [1] -
13:6
detract 11] - 6:24
detrimental ll] - 17:25
develop [2] - 52:14,
53:13
developer [1] - 81:16
developers [1) - 81:16
development [2] -
16:10, 16:12
dialogue [1l - 66:20
difference 11] - 53:5
different [31- 20:5,
20:19, 64:5
difficult (21- 19:4,
21:17
dilapidated t11- 73:20
dilemma [1] - 42:7
disagree [1] - 46:10
disconcerting [1] -
26:12
discuss [2] - 57:10,
67:6
discussed [2) - 5:10,
44:21
discussion [111- 68:5,
69:24, 76:16, 77:16,
78:4, 80:17, 80:19,
81:24, 84:8, 85:14,
88:13
disingenuous [2] -
32:13, 33:12
distinct [1l - 6:21
distinctive [1l - 26:19
District [11] - 2:13,
3:17, 6:4, 6:18, 7:7,
10:24, 11:7, 20:17,
22:16, 24:5, 68:1
district [361- 5:21, 7:2,
7:24, 8:14, 8:20,
8:24, 9:4, 9:12,9:18,
9:20, 12:19, 12:25,
14:3, 19:6, 20:6,
21:18, 21:20, 21:21,
22:5, 23:1, 23:22,
26:5, 26:8, 29:24,
32:7, 32:9, 32:14,
37:18, 40:12, 41:22,
42:9, 59:16, 63:6,
64:14, 64:16, 65:8
district's [21- 6:10,
25:25
districts [5] - 19:3,
46:14, 63:4, 64:24,
78:9
divide [1) - 27:8
dog [1] - 33:12
domain [11 - 49:8
done [3] - 34:14, 51:1,
62:23
door 11] - 4:2
doors [11 - 7:12
doubt [21 - 33:7, 33:9
down [22] - 25:12,
27:22, 28:19, 36:17,
39:20, 40:2, 40:3,
47:3, 47:6, 54:24,
61:11, 64:18, 65:22,
74:22, 75:17, 75:18,
80:2, 88:17, 89:3,
89:5, 90:20
drastically [11 - 34:6
drawing [11 - 68:21
drawn [1] - 25:10
dream [11- 16:15
Drive 121 - 1:2, 15:23
driving [11 - 24:25
due [2] - 43:25, 71:19
duly [1] - 2:1
duplicate [1) - 31:12
during [4] - 19:13,
23:2, 71:2, 72:17
duty [1] - 75:13
dwellings [1] - 7:4
E
east [7] - 3:24, 4:8,
4:14, 4:25, 5:3, 20:3,
30:1
East [16] - 2:13, 3:16,
6:4, 6:17, 7:7, 10:24,
11:6, 20:17, 21:21,
25:2, 27:20, 28:14,
29:23, 31:7, 41:1,
43:6
easy [1] - 20:11
eat [i] - 55:1
echo [1l - 75:11
eclectic [31- 64:14,
65:9
economic [31- 10:9,
14:19, 90:6
Eden [1] - 22:7
efforts [1] - 84:2
either [3] - 4:4, 8:17,
34:13
electrical [31 - 28:24,
29:1, 33:14
elements [2) - 43:16,
75:3
Ellen [4] - 2:24, 18:5,
18:21, 39:9
empty [3) - 24:16,
54:3, 81:18
enclosure [1] - 7:13
end [3) - 29:19, 81:16,
89:6
enforcement [1) - 85:8
engineer [1l - 81:12
enhanced [1l - 79:21
ensemble [2] - 19:8,
26:19
ensuring (1) - 45:25
entered [1l - 48:22
entire [21- 5:3, 66:4
entirely [31 - 20:4,
20:18, 22:21
entrance [1] - 26:25
ENVIRONMENTAL [1l
- 1:7
Environmental [21 -
2:6, 94:9
essentially [1] - 25:6
established [21- 6:12,
65:12
estate 111- 83:22
et [1] - 38:9
evaluating [1] - 8:4
eve [1l - 28:7
evening [11 - 18:12
eventually [11- 75:24
everyday [4] - 33:13,
54:25. 55:2. 88:12
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
0
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
evicted [1] - 33:1
evidence [31- 48:22,
49:3, 50:16
example [3] - 24:3,
63:12, 87:5
excellent Ill - 85:5
excuse 11] - 5:12
exhibit [21- 6:13, 26:2
exist 111- 11:22
existing 12) - 26:23,
36:16
exists [1) - 38:18
expert [21 - 18:4, 60:6
expert's [1] - 60:18
expertise I11- 66:18
experts [1] - 64:12
explain [2) - 40:23,
57:7
explained Ill - 5:18
explains [2] - 15:1,
15:6
explicit [11- 50:18
expressed [2] - 6:1,
61:20
exterior [1] - 84:3
extremely [1] - 17:11
eyebrows [1] - 37:19
eyesore 11) - 91:10
fabric [21 - 7:1, 7:16
facade [7] - 4:5, 4:9,
4:10, 5:1, 5:3, 5:4,
70:2
facades [1] - 4:14
face [21 - 16:3, 20:3
faced [1) - 9:18
faces [5] - 16:4, 17:9,
21:9, 33:21, 34:21
facia [2] - 27:13, 27:15
facing [3] - 16:22,
17:5, 29:4
fact [8] - 15:4, 23:18,
30:11, 44:10, 46:14,
53:3, 71:19, 88:23
factors I21- 9:21,
40:20
facts [21 - 17:19, 22:13
fail [1] - 9:5
failed [11 - 50:1
fails 11l - 83:7
failure [2) - 48:23,
49:7
faith [21- 90:9, 90:13
falls [2] - 63:12, 63:13
family [8] - 6:23, 7:4,
20:21, 27:6, 28:12,
28:14, 35:15, 37:12
fan [1] - 78:7
far Ill - 19:19
fast[ ij - 90:7
faster [1] - 29:15
favor [21- 84:13,
91:21
fear [1) - 56:13
feared (11 - 85:19
feature [1] - 17:13
featured Ill - 20:16
features F) - 3:25,
37:20, 42:19, 57:11,
66:6, 69:20, 70:2
feet [41 - 20:25, 28:15,
79:12
fell [1] - 27:23
fellow [1] - 91:19
felt Ill - 9:1
fence [1) - 27:12
fenestration [1] - 4:3
FERNANDEZ [47] -
2:18, 3:10, 11:11,
17:2, 43:24, 45:1,
45:11, 46:12, 46:24,
47:4, 47:9, 47:15,
47:19, 48:25, 49:4,
49:10, 49:14, 49:18,
49:24, 50:3, 50:12,
50:15, 51:4, 56:6,
57:17, 61:12, 61:16,
61:24, 62:2, 63:15,
64:3, 64:7, 64:22,
64:25, 65:3, 66:17,
68:8, 68:16, 69:16,
70:9, 73:8, 73:11,
76:22, 77:1, 80:11,
80:15, 86:12
Fernandez 141 - 2:20,
11:13, 31:16, 31:17
few [2] - 7:1, 68:5
figure 11l - 72:20
figured [1] - 12:2
file [1] - 4:6
finally [11 - 52:4
fine [1l - 65:8
first [221 - 3:18, 5:15,
12:12, 21:11, 23:5,
23:7, 30:24, 32:3,
32:23, 35:20, 43:11,
45:10, 48:9, 48:14,
49:20, 51:7, 52:11,
53:22, 63:9, 71:25,
74:16
fit [11- 66:9
five [1] - 87:17
fix [1) - 88:16
fixing [1] - 88:19
FL[1]- 1:2
flat [31- 4:19, 78:20,
80:9
flat-roof[i] - 4:19
flawed 11] - 86:5
floor [11- 43:11
floors Ill - 43:12
Florida [4] - 18:22,
48:12, 94:5, 94:16
focus [21- 40:13, 41:8
follow 12] - 65:13,
90:12
followed [1] - 90:15
following [6] - 6:19,
7:21, 8:9, 11:1,
58:11, 83:19
foot [11- 88:9
foregoing Ill - 94:7
forget [21- 42:18, 55:9
forgetting [1] - 65:15
form [21- 11:5, 48:22
former [11- 18:6
forth [21- 42:3, 90:13
forward [4] - 31:2,
59:4, 67:14, 78:20
FPR [11- 94:22
framed 111 - 4:23
France [1] - 52:22
frankly [1] - 26:12
Freedman [81- 1:16,
44:3, 57:24, 67:24,
68:7, 82:13, 84:10,
92:13
FREEDMAN [191-
30:18, 30:20, 39:8,
39:12, 39:18, 39:24,
42:16, 42:21, 42:25,
43:22, 45:8, 75:10,
78:3, 78:7, 82:14,
84:9, 84:11, 90:18,
92:14
freshly 11l - 56:25
front [6] - 4:5, 4:10,
33:3, 35:20, 87:16,
88:12
fully 11l - 32:24
funky [1] - 42:4
G
gabled [11 - 4:1
Gables [11- 18:22
garages 111 - 7:14
Gary [31- 1:16, 82:15,
92:15
gentleman [1] - 21:23
gentleman's [1] -
22:16
gerald [1] - 1:15
Gerald [2] - 82:21,
92:21
given 111- 9:1
glad [11- 47:22
granting [1] - 17:22
greater[21- 23:18,
23:19
group [11- 41:4
guess [61 - 13:16,
41:23, 61:17, 64:6,
66:24, 79:12
guessing 11l - 41:24
Guidelines 11]- 10:19
Z
half [1] - 62:15
Hall [1] - 1:1
hand [4] - 15:20,
27:22, 29:7, 31:11
hands 111- 90:12
happy [31 - 37:6,
64:17, 73:17
hardship [21- 10:9,
14:20
harm 11l - 78:21
Harry [2) - 2:22, 48:8
headed [2] - 89:3,
89:5
heading 111- 35:8
health [2] - 10:3,
14:11
hear [21 - 32:17, 68:6
heard [5] - 41:21,
61:12, 61:20, 64:9,
94:9
hearing [4) - 39:5,
58:12, 70:8, 93:4
HECHT[171- 57:19,
57:22, 59:12, 60:22,
61:22, 61:25, 62:5,
68:18, 76:2, 76:4,
76:8, 77:7, 81:25,
82:5, 82:16, 91:11,
92:16
Hecht [3) - 1:16,
82:15, 92:15
height [1] - 20:23
held 11] - 5:22
hello [21- 18:15, 31:4
help [2] - 32:16, 88:7
helpful [1] - 39:14
helping 11l - 90:10
HEP [31- 8:8, 58:9,
76:11
HEPB [11- 94:8
hereby [1] - 94:6
hiding 111- 54:11
high [2) - 14:21, 88:9
higher [11- 14:16
highlighted [11- 22:22
HISTORIC [1) - 1:7
Historic [14] - 2:6,
2:13, 3:16, 6:4, 6:17,
7:7, 10:20, 10:24,
11:7, 20:17, 24:5,
31:7, 68:1, 94:9
historic [551- 2:25,
3:2, 4:2, 4:6, 4:11,
4:21, 5:21, 6:25,
7:16, 7:24, 8:12,
8:13, 8:22, 8:23,
9:11, 11:24, 12:17,
12:18, 12:23, 12:24,
13:2, 13:24, 13:25,
14:3, 14:17, 18:1,
18:5, 18:6, 19:3,
19:5, 21:18, 23:3,
23:13, 23:22, 25:17,
26:7, 27:1, 32:7,
32:9, 32:14, 34:16,
37:17, 37:23, 45:21,
46:14, 52:22, 52:23,
59:16, 62:21, 63:3,
63:6, 64:24, 66:12,
78:8
historical [2] - 22:24,
55:11
history [21- 22:10,
52:24
hmm 11l - 19:23
hold [21- 63:22
hole [2] - 28:3, 28:7
home [3] - 16:6, 16:21
Home [1] - 27:14
homeowner [1] -
79:13
homes [1] - 66:12
honest 11l - 56:17
hopefully I41- 12:11,
14:8, 25:1, 80:2
hoping [11- 78:11
HOPPER [621- 2:3,
3:8, 3:11, 11:9,
16:25, 18:18, 29:14,
30:17, 30:19, 30:23,
31:15, 39:2, 39:10,
48:6, 48:10, 55:13,
57:14, 57:18, 57:21,
59:13, 60:24, 62:3,
62:24, 63:11, 64:20,
64:23, 65:1, 67:17,
67:20, 68:14, 70:3,
71:5, 73:10, 76:3,
76:7, 76:12, 76:15,
76:24, 77:4, 77:8,
77:14, 77:25, 78:5,
80:13, 80:16, 81:23,
82:4, 82:9, 82:18,
83:6, 83:9, 84:7,
84:10, 84:15, 85:9,
85:12, 86:8, 88:14,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
9
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
89:8, 92:8, 92:18,
93:3
Hopper (21- 1:14,
83:5
horrible (i] - 27:11
horse 11] - 58:24
house [81- 16:18,
33:13, 36:1, 46:20,
54:13, 66:4, 66:9
houses [5] - 7:9, 22:4,
24:3, 25:13, 66:6
huge (1] - 30:7
Hugh (2) - 1:17, 82:23
hugh ill - 92:23
hum [21- 42:20, 74:8
hurt ill - 91:23
husband ill - 66:2
hypothetical Ill -
89:19
idea [14] - 26:9, 26:15,
32:5, 32:10, 34:2,
52:14, 53:8, 53:12,
53:18, 54:2, 54:23,
55:6, 75:7, 86:16
identified [11- 6:8
identity (ll - 91:15
ignore Ili - 24:11
Image [i) - 36:23
image (2] - 17:3, 36:23
images [i] - 4:21
imagine [1] - 65:19
immediately (2] -
36:8, 36:9
imminent (2] - 10:3,
14:10
impact(3) - 17:25,
23:19, 24:8
implication Ill - 60:15
important (9] - 8:19,
13:4, 20:7, 22:4,
22:23, 24:5, 25:4,
25:18, 25:20
improve (al - 53:8,
78:12, 79:5, 79:9,
84:13, 87:9, 87:10,
91:3
improved [1] - 86:17
improvements [2] -
79:17, 83:13
improving [1] - 87:15
inadvertently ill - 8:1
inappropriate [31 -
16:19, 65:6, 65:18
inappropriateness (i]
- 67:12
inaudible [2] - 55:15,
85:7
incapable (1] - 13:3
incentive [21- 90:5,
90:6
include 14] - 22:16,
59:6, 79:17, 84:16
included (3) - 31:10,
35:18, 59:8
including lit - 5:11
incongruity [i] -
42:13
incorporate [21- 66:7,
67:9
incorporated [11 -
21:25
incredibly Ill - 19:14
indeed [3] - 26:9,
58:25, 68:21
independent Ill - 60:1
indicated (1l - 47:23
indicates Iii - 17:15
indication (1] - 90:1
individual Il] - 20:21
individually [2] -
44:13, 59:21
information [71- 13:4,
13:14, 53:1, 77:19,
77:24, 81:4, 81:11
informed [21- 7:18,
7:25
initial [1] - 56:8
input ill - 63:16
insisting (11 - 69:24
installation [11 - 7:11
installed [2] - 4:13,
4:16
Instance (11 - 11:25
instead [11 - 87:7
intact [i1- 73:16
integrity [9] - 7:15,
8:13, 8:23, 12:18,
13:2, 13:24, 23:3,
23:4, 33:11
intended Il] - 20:20
intent [i] - 88:24
intention [31- 74:12,
80:25, 86:24
intentions [1] - 90:15
Interest [21- 10:13,
10:15
interested [i1 - 45:25
interim [1] - 78:19
interior [1] - 27:25
Interior's [1] - 10:18
interiors [1l - 28:1
interrupt [1] - 57:20
intersection (ll -
21:12
interwoven [1] - 40:6
intrusions (t) - 7:1
intrusive 11) - 8:18
investing Ill - 88:4
investment [41- 38:9,
52:12, 88:6, 88:25
investor [1) - 52:17
invitation (1) - 73:21
invite [1) - 18:4
iron (11- 36:5
Island (i] - 48:12
issuance [11 - 72:15
issue [7] - 51:8, 51:19,
57:8, 69:3, 69:17,
69:23, 70:22
issued [3] - 48:2, 72:5,
83:20
issues (21 - 61:7, 62:8
Item [14] - 2:4, 5:10,
39:15, 39:16, 39:18,
39:20, 40:8, 60:3,
61:6, 70:71 70:81
70:14, 93:4, 94:8
item [12]- 1:9, 14:7,
31:1, 38:24, 39:4,
55:15, 60:1, 60:25,
61:1, 68:11, 76:9,
77:3
itself [2) - 21:17, 26:14
J
jalousie [l] - 4:20
jarring (1] - 26:14
Jennifer [1] - 3:5
Jimmy's [11 - 21:7
job [1] - 69:9
joined [2) - 2:22, 3:4
Jorge (2) - 82:17,
92:17
judge 111 - 18:25
jump ill - 55:21
junction ill - 29:20
June [41 - 48:16,
49:12, 76:10, 77:22
junk [11- 33:2
juxtaposition Il) -
26:14
11
Karp [i) - 3:4
keep [6) - 70:20,
73:17, 74:12, 75:14,
75:15, 75:16
keeping ill - 89:24
kept [2] - 75:3
kind 1131- 17:7, 19:21,
21:13, 31:11, 34:7,
34:9, 37:19, 42:12,
43:17, 53:5, 56:1,
66:17, 74:24
knock [81- 39:19,
40:2, 40:3, 46:17,
46:25, 54:24, 75:17,
88:17
knocked [1] - 75:17
known [2] - 18:16,
55:24
Kobi (11- 3:4
Kuperman (21- 82:17,
92:17
L
L-shaped [11 - 29:11
labeled [1] - 32:20
lack (1) - 33:11
lacking (11 - 38:8
lady's [11- 44:1
lally [1] - 27:6
land (21- 58:14, 58:21
landlords [11- 38:4
landscape [21- 43:16,
43:17
lanes [1] - 79:22
language [21- 7:24,
84:25
large [3) - 34:18,
34:22, 34:23
larger [21- 10:1, 35:11
last 141 - 38:10, 62:25,
63:2, 64:23
lastly [ll - 30:10
late Ill - 31:11
lattice [iI - 27:17
law 11] - 45:5
lawn [2) - 28:10, 89:22
lawyers [1) - 83:18
lead [2] - 36:1, 42:9
leading [1) - 28:19
least [4) - 16:11, 63:2,
63:3, 68:20
leave [21 - 46:18, 55:8
leaves [5] - 61:4,
61:23, 65:2, 67:16,
69:13
leaving (2] - 81:18,
90:11
left (5] - 19:24, 29:7,
33:2, 34:9, 35:8
left-hand Ill - 29:7
legal [3) - 11:14, 44:4,
45:12
Lemon [1] - 22:2
less 11) - 91:4
letter[i) - 63:25
letting [i) - 88:18
level [1] - 24:6
LEWIS [28) - 48:4,
48:18, 48:21, 49:1,
49:5, 49:11, 49:15,
49:19, 49:25, 50:4,
50:14, 50:25, 51:6,
51:9, 51:12, 51:16,
55:14, 60:5, 61:2,
61:15, 67:15, 67:19,
82:7, 82:20, 83:11,
85:5, 89:13, 92:20
Lewis [41- 1:17,
63:18, 82:19, 92:19
liability ill - 50:9
life [1] - 23:25
light (1] - 38:23
likely [i1- 91:4
line (3] - 11:5, 25:10,
25:13
list ill - 46:21
listed (1] - 40:7
Live [11- 5:13
live [6] - 18:21, 31:5,
54:25, 55:2, 74:21,
74:22
living [3) - 33:7, 54:16,
54:20
locally (11- 45:21
located [4] - 3:23,
5:20, 10:23, 83:13
longstanding [i] -
35:6
look [28) - 4:9, 12:12,
15:24, 18:24, 19:6,
22:18, 24:25, 28:10,
35:19, 37:22, 40:14,
40:15, 40:18, 40:20,
42:4, 42:5, 54:14,
55:10, 58:20, 60:19,
66:11, 66:13, 75:23,
84:3, 85:1, 85:17,
86:5, 91:19
looked (1] - 57:1
looking [7] - 22:9,
27:19, 36:4, 42:25,
58:17, 75:14, 75:16
looks 131- 23:4, 23:7,
54:9
Lorena [i] - 94:4
LORENA [1) - 94:22
loss [31- 8:21, 8:25,
13:22
lost [1] - 17:12
love [1] - 44:18
low [11- 16:16
lower ill - 15:19
Lynn [3] - 1:17, 82:19,
92:19
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
L
Submitted into the pl,blic
Record for item(s) U' 3
on 10/9, Cit' Clerk
Vil
Madam [2] - 57:23,
71:6
magically [i] - 25:17
main (21- 69:17, 69:23
maintain [2) - 49:21,
87:18
maintained [21- 34:9,
85:3
maintaining [5] - 8:19,
51:14, 78:17, 84:19,
89:23
maintenance [31 -
33:9, 38:3, 87:15
major [1] - 24:18
majority [2] - 6:21, 7:6
man [1] - 91:19
map (5] - 15:16, 15:17,
15:20, 25:1
March [1] - 5:16
marston [11 - 64:10
MARSTON (141- 46:9,
46:13, 47:2, 47:7,
47:11, 47:17, 62:7,
65:21, 69:7, 77:10,
82:22, 84:6, 85:11,
92:22
Marston (51- 1:15,
47:21, 82:21, 85:12,
92:21
Masonry [21 - 3:20,
3:23
masonry [i1 - 36:4
massing (21- 7:8,
11:5
match [3] - 4:6, 4:11,
63:7
material [11 - 62:17
materials [91 - 6:14,
8:18, 9:22, 11:5,
26:4, 26:6, 26:17,
36:4, 43:18
matter [2) - 44:10,
71:16
matters [i) - 39:15
McCoughney [i1 - 3:6
mean [121- 25:14,
34:7, 53:9, 55:10,
60:9, 68:22, 69:8,
69:13, 72:22, 75:6,
87:9, 91:21
meaning [2] - 23:4,
52:24
meaningful [i) - 17:8
means [i] - 87:2
med lit - 30:2
median [1] - 30:7
Mediterranean [1] -
19:12
meet [9] - 13:20,
13:21, 14:21, 56:6,
63:23, 66:24, 86:1,
86:2, 86:3
meeting [31- 5:22,
56:8, 76:10
meetings (1] - 62:25
Megan (71- 1:24,
18:14, 25:15, 25:23,
52:4, 69:21
Megans [4] - 18:15,
65:24
Member [i] - 1:18
MEMBER [1201 -
30:18, 30:20, 39:8,
39:12, 39:18, 39:24,
42:16, 42:21, 42:25,
43:22, 44:22, 45:8,
46:9, 46:13, 47:2,
47:7, 47:11, 47:17,_
48:4, 48:18, 48:21,
49:1, 49:5, 49:11,
49:15, 49:19, 49:25,
50:4, 50:14, 50:25,
51:6, 51:9, 51:12,
51:16, 55:14, 57:19,
57:22, 59:12, 60:5,
60:22, 61:2, 61:15,
61:22, 61:25, 62:5,
62:7, 63:9, 63:22,
64:4, 65:21, 67:15,
67:19, 67:22, 68:18,,
68:24, 69:7, 70:11,
71:6, 71:14, 71:24,
72:9, 72:19, 72:22,
73:4, 73:22, 74:3,
74:6, 74:9, 75:10,
76:2, 76:4, 76:8,
76:14, 77:7, 77:10,
78:3, 78:7, 78:24,
80:4, 80:18, 81:25,
82:5, 82:7, 82:12,
82:14, 82:16, 82:20,
82:22, 82:24, 83:1,
83:4, 83:11, 84:6,
84:9, 84:11, 84:18,
84:24, 85:5, 85:7,
85:11, 85:16, 87:13,
88:2, 88:13, 88:15,
88:19, 88:22, 89:10,
89:13, 90:8, 90:18,
91:11, 92:2, 92:11,
92:14, 92:16, 92:20,
92:22, 92:24, 93:1
members [i]- 18:16
Members (41- 1:13,
2:19, 11:12, 18:13
mention [11- 52:7
mentioned (31- 13:21,
32:4, 51:24
mess [1] - 91:10
message [i] - 64:1
met (41 - 14:16, 31:23,
44:10, 52:4
metal [1] - 27:7
metal -round [l1- 27:7
MIAMI [i] - 1:1
Miami [ii] - 1:2, 2:5,
10:19, 18:8, 19:14,
21:3, 21:8, 21:25,
35:24, 56:22, 94:16
Miami -Dade (1] -
94:16
microphone [i] - 17:1
middle [i1 - 24:2
might [3] - 2:4, 79:13,
89:6
Minto [1] - 22:15
mind [2) - 13:15,
70:20
minimal [3] - 36:19,
36:20, 37:19
minimum [11- 92:5
minute [11- 76:25
minutes [11- 44:1
missed (1] - 73:23
missing [i]- 87:14
mission [11 - 30:3
Mission (11-24:3
misstate r] - 50:6
mitigate (i) - 51:1
mix [21- 16:15, 26:12
mixed (5) - 5:9, 16:11,
19:17, 19:18,43:10
mixed-use [4] - 5:9,
16:11, 19:17, 43:10
modest [41- 6:9, 7:3,
25:24, 66:8
modestly [11- 8:16
moldy [1] - 28:23
moments [1] - 68:6
money [1] - 74:17
monitor [1] - 45:23
month [i] - 33:24
months [8) - 54:1,
70:21, 71:2, 72:17,
72:20, 74:6, 87:12,
87:17
moribund [i) - 38:8
most [4] - 7:8, 13:20,
22:23, 42:23
mostly [1] - 84:19
motion [241- 32:18,
70:20, 73:15, 76:6,
76:13, 76:16, 77:5,
77:6, 77:9, 77:17,
77:25, 80:17, 81:24,
82:2, 83:7, 83:10,
84:8, 84:12, 85:10,
85:14, 89:16, 91:22,
92:3, 93:2
move [6) - 43:15,
67:14, 76:9, 77:11,
78:19, 83:12
mow [l1 - 87:20
mowing [1] - 89:23
mows [11- 90:3
MR [631 - 2:18, 3:10,
11:11, 17:2, 43:24,
45:1, 45:11, 46:12,
46:24, 47:4, 47:9,
47:15, 47:19, 48:8,
48:11, 48:20, 48:25,
49:4, 49:10, 49:14,
49:18, 49:24, 50:3,
50:12, 50:15, 51:4,
51:5, 51:7, 51:11,
51:13, 51:17, 56:4,
56:6, 57:17, 61:12,
61:16, 61:24, 62:2,
63:15, 64:3, 64:7,
64:22, 64:25, 65:3,
66:17, 68:8, 68:16,
69:16, 70:9, 73:8,
73:11, 74:2, 74:4,
74:8, 76:22, 77:1,
80:11, 80:15, 82:23,
86:12, 86:22, 88:1,
88:11
MS [47] - 3:12, 18:12,
18:20, 29:16, 31:4,
31:19, 39:11, 39:17,
39:23, 41:2, 42:20,
42:24, 43:7, 59:5,
59:17, 70:6, 70:18,
71:10, 71:16, 72:7,
72:13, 72:21, 73:2,
73:6, 76:19, 77:18,
79:15, 82:11, 82:13,
82:15,82:17, 82:19,
82:21, 82:25, 83:2,
83:5, 83:8, 92:7,
92:10, 92:13, 92:15,
92:17, 92:19, 92:21,
92:23, 92:25, 93:2
multi [51- 27:6, 28:12,
28:14, 35:15, 37:12
multi -family [5) - 27:6,
28:12, 28:14, 35:15,
37:12
multiple [2] - 2:9,
50:19
multiunit (1] - 37:9
must [21- 19:8, 61:5
N
name (7) - 18:19,
18:21, 31:2, 31:4,
37:19, 48:7, 48:8
narrow [4] - 35:16,
79:21, 79:22, 80:1
narrowed [l1 - 79:11
National [i] - 94:4
nature [3) - 64:14,
65:10, 65:16
nauseam [1] - 64:19
NE [2) - 1:10
necessarily [3) -
45:23, 56:12, 61:13
need [14] - 7:18,
16:25, 22:18, 44:7,
46:9, 46:25, 60:17,
60:19, 65:1, 65:23,
81:3, 81:10, 81:11,
81:13
needs [4) - 33:9, 75:2,
75:3, 92:5
neglect [ii] - 32:22,
45:16, 46:8, 46:22,
49:21, 50:21, 59:20,
81:1, 89:3, 89:12,
90:23
neglecting [i] - 53:20
negotiate 11] - 57:13
neighbor (51- 55:5,
55:6, 87:2, 91:8,
91:9
Neighborhood [11 -
31:7
neighborhood 1381-
6:20, 31:21, 35:1,
35:5, 35:14, 38:5,
38:7, 38:14, 46:4,
52:8, 52:15, 52:18,
52:21, 53:9, 55:1,
55:3, 55:22, 56:1,
56:25, 61:9, 62:19,
62:21, 63:8, 63:24,
66:5, 66:13, 75:13,
75:23, 76:1, 78:13,
78:22, 84:13, 85:22,
87:6, 87:10, 88:7,
90:5, 91:3
neighborhoods [i] -
46:17
neighbors [71- 37:5,
54:12, 66:25, 75:14,
88:8, 91:2, 91:10
never [51 - 23:23,
24:19, 42:9, 74:12,
75:18
nevertheless [i] -
14:23
New [2) - 11:24, 11:25
new (17] - 5:8, 16:15,
21:3, 30:13, 36:24,
44:8, 44:14, 44:17,
44:20, 52:15, 53:19,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
7
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
63:5, 67:25, 71:1,
83:20, 86:25, 91:22
news [1] - 34:8
next (111 - 14:4, 14:9,
15:2, 29:2, 29:8,
29:21, 36:11, 38:24,
61:1, 67:11, 76:10
nice [3l - 53:12, 55:8,
55:12
nilly [i] - 60:11
nobody (11 - 54:12
nominated [1] - 29:24
non (311- 3:2, 3:15,
3:19, 4:2, 4:18, 6:8,
8:15, 8:18, 10:23,
12:7, 12:20, 21:16,
22:20, 23:11, 24:10,
24:13, 25:17, 45:19,
45:24, 46:2, 46:6,
47:1, 47:6, 53:2,
59:15, 59:18, 59:19,
59:23, 60:10, 85:18,
86:5
non-contributing [261
- 3:15, 3:19, 4:18,
6:8, 8:15, 10:23,
12:7, 21:16, 22:20,
23:11, 24:10, 24:13,
45:19, 45:24, 46:2,
46:6, 47:1, 47:6,
53:2, 59:15, 59:18,
59:19, 59:23, 60:10,
85:18, 86:5
non -historic [31 - 3:2,
4:2, 25:17
non -intrusive (1] -
8:18
noncontributing [1] -
46:19
none [1] - 23:8
nonetheless [11- 28:1
noose [11- 62:10
Norfolk [1l - 5:12
north [41 - 4:9, 17:10,
20:14, 30:2
North [21- 21:8, 35:24
Northeast [371- 2:12,
3:18, 4:17, 15:11,
16:4, 17:5, 19:15,
20:4, 20:18, 20:24,
21:1, 21:8, 21:10,
25:2, 25:8, 25:11,
28:16, 29:4, 29:5,
30:5, 31:5, 33:21,
34:15, 34:21, 35:17,
36:12, 36:17, 37:14,
38:10, 41:14, 48:15,
51:11, 79:16, 83:13,
83:14
northern [1l - 5:4
Northwest [1] - 2:11
note [11 - 7:19
nothing (41- 23:16,
64:1, 74:19, 74:23
notice [21 - 48:1, 50:8
November [3l - 48:17,
49:13, 74:5
nuisances [1] - 60:15
number(1] - 12:15
C
Oak (1l - 5:13
oak [2] - 34:18, 34:19
Obispo (1] - 18:22
obtain [4] - 48:24,
49:7, 49:21, 71:3
obviously [21- 28:21,
33:8
occupied (21 - 28:4,
32:24
occurred (11 - 23:20
occurrence (1] - 83:15
occurs [11- 83:19
OF [2l - 1:1, 94:1
offer [1l - 86:19
Office [61 - 1:20, 1:23,
5:15, 9:15, 10:17,
11:2
office (2] - 10:11,
52:10
Officer [21- 1:24, 2:16
officer [31- 18:7, 22:7,
37:24
old [1] - 75:1
once [41- 4:23, 22:12,
70:17, 75:17
one [48] - 3:22, 4:19,
9:18, 14:4, 14:9,
14:25, 15:5, 16:3,
19:5, 21:6, 21:9,
23:24, 25:3, 27:4,
27:5, 31:16, 31:17,
31:19, 33:20, 33:23,
34:21, 36:8, 36:9,
36:18, 40:20, 41:22,
45:9, 48:14, 48:16,
49:12, 52:6, 56:9,
57:12, 67:22, 68:24,
71:25, 73:19, 74:2,
74:3, 74:4, 75:7,
76:22, 86:24, 87:2,
90:24, 91:13
one-story (41- 3:22,
4:19, 27:4, 27:5
one-year [1] - 90:24
ones (11 - 74:22
open (5] - 15:3, 28:25,
39:6, 46:18, 73:17
opened [1] - 33:1
openings [1] - 4:2
operational (11 - 73:16
opinion [61- 23:17,
25:19, 33:12, 41:16,
42:4, 61:19
opinions [1] - 64:13
opportunity [21- 11:3,
52:13
oppose (1] - 38:22
opposed [11- 78:20
opposite [11- 23:14
orderlll - 71:3
ordinance [11- 8:1
orientation (31-
16:20, 17:8, 29:25
oriented [1l - 15:22
original [51- 4:7, 7:8,
15:21, 25:22, 27:21
originally 131- 16:7,
25:16, 40:14
Orleans (21- 11:25,
12:1
ornamental [11- 17:12
ornamented [11- 8:16
ought [21 - 61:3, 62:1
outer [1] - 25:3
outside [21- 52:17,
66:18
overwhelm (11- 9:5
own (31- 68:23, 77:19,
77:23
owner (81- 2:23, 5:17,
47:5, 54:16, 73:24,
75:12, 78:12, 78:17
owners [1] - 38:16
ownership [1] - 87:23
package [51- 13:12,
15:25, 25:2, 61:18,
61:21
packet [4] - 31:10,
31:14, 44:23, 44:25
Page [21 - 12:14, 58:2
page [51- 15:15,
15:24, 36:7, 36:22,
37:10
pages (31- 38:10,
58:2, 94:11
paint [31- 74:16,
87:20, 89:24
pair [1] - 66:1
Palms (21- 5:12
Pan [1] - 1:2
panel [21- 27:18, 29:1
panorama [11- 16:1
paragraph 111 - 22:22
paraminute [1l - 27:4
paraphrase [11- 60:7
parcels [31- 5:8, 9:21,
83:21
pardon [11 - 78:6
park [1] - 24:18
parking [6] - 4:23,
29:13, 29:17, 43:13,
79:23, 79:25
part [131 - 5:13, 13:11,
19:8, 26:18, 42:23,
45:6, 52:2, 52:8,
53:10, 59:3, 81:19,
88:6, 91:8
participate [1l - 87:5
participation Ill -
57:1
particular[51- 38:20,
47:12, 47:13, 66:13,
86:1
particularly [31-
32:19, 38:23, 40:6
passed [31- 15:15,
43:2, 48:2
passes (21- 89:16,
93:2
past [2] - 18:17, 90:14
path [2] - 65:23, 90:20
patience [1] - 31:20
pay (1) - 24:4
paying [11 - 88:2
peace (11- 91:1
peep [11 - 37:4
pending [1] - 41:19
people [81- 37:5,
46:16, 47:12, 52:20,
74:21, 75:3, 88:10
per [11- 32:1
perception [11 - 34:4
perhaps [11- 22:15
period [9] - 6:10, 13:5,
23:2, 25:25, 35:8,
50:22, 71:3, 72:18,
90:25
permit [111 - 5:18,
5:20, 13:9, 71:4,
72:3, 72:5, 72:25,
75:5, 75:9, 89:8,
90:24
permits [21- 44:14,
77:2
person [11- 68:4
personal [11- 61:19
personally [1l - 80:5
pervasive [1] - 64:16
philosophical [1] -
46:10
photograph [2] -
19:19, 27:1
photographs [4] -
4:12, 43:2, 50:19,
66:5
photos [61- 4:6,
31:13, 34:10, 34:11,
34:12, 35:19
physical (11- 33:11
picked [1] - 11:25
picket [11- 27:12
pictorial [1] - 50:16
picture [31 - 15:24,
36:15, 38:19
pictures [5] - 26:23,
36:11, 66:12, 74:15,
74:19
Pines [1] - 5:12
place [71- 24:6, 52:23,
66:20, 70:16, 75:14,
87:21, 91:24
placed [11- 46:20
placement (1] - 4:24
plain [11- 3:24
plan [6l - 24:17, 44:8,
52:2, 58:14, 70:16,
79:16
planned [1] - 58:21
plans [19] - 9:6, 9:10,
9:13, 9:16, 14:5,
31:24, 40:9, 40:11,
40:17, 41:13, 41:19,
55:18, 59:2, 59:4,
78:16, 79:3, 79:9,
84:21, 89:22
plants [1] - 54:10
platted [11- 21:23
plenty [11 - 81:14
plumbing (1] - 88:20
point [21] - 12:8,
15:21, 16:18, 30:22,
31:25, 33:1, 38:6,
46:11, 47:20, 47:21,
53:20, 65:3, 65:8,
80:18, 84:20, 86:9,
86:13, 86:24, 87:3,
87:14, 88:15
pointer [1] - 19:23
pointing [2] - 45:9,
86:15
poor [11- 33:6
poorly [21- 34:24
popup [1l - 60:8
porch [11- 28:7
porches [2] - 7:13,
36:6
porte [1] - 7:14
portion [21 - 4:25, 5:2
portray [1] - 21:19
pose [11- 10:2
posed [1l - 68:7
possess (1l - 14:10
possesses [21 - 13:1,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
0
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
23:3
postwar [11- 6:22
precisely [1] - 9:24
prepared 12] - 57:13,
68:22
prerogative [1l 60:4
present [4] - 2:14,
23:2, 68:12, 86:25
Present [1] - 1:13
presentation [1l -
39:13
presented (81 - 6:1,
9:7, 10:10, 14:5,
31:24, 40:9, 40:18,
68:25
preservation [3] -
22:7, 35:1, 37:24
PRESERVATION [1] -
1:7
Preservation [91-
1:23, 1:24, 2:6, 2:16,
5:15, 9:15, 10:17,
11:2, 94:10
preservationist (3] -
2:25, 18:5, 18:7
preserved [1l - 7:17
pretty (4)- 22:12,
36:21, 42:4, 79:20
previous [4] - 32:4,
35:13, 54:16, 59:8
previously [1] - 85:20
prime [1] - 63:11
problem 121- 38:4,
51:20
proceeding [21- 94:8,
94:13
process [41- 5:19,
73:4, 78:19, 84:20
professional [1] - 81:7
Professional [2] -
94:5
prohibitive [1) - 15:7
project 1221 - 3:5, 5:9,
9:19, 9:24, 11:16,
44:14, 44:17, 44:20,
56:3, 56:19, 57:5,
57:7, 57:9, 61:6,
61:17, 65:18, 67:1,
67:4, 67:9, 67:25,
86:25, 90:1
properties [201- 13:8,
18:9, 22:20, 32:8,
32:13, 35:7, 35:21,
35:25, 37:3, 37:16,
38:23, 41:9, 41:25,
46:16, 49:12, 59:22,
59:23, 85:2, 85:21,
85:24
property [651- 2:23,
3:18, 4:17, 9:8, 9:14,
14:6, 15:1, 15:6,
16:13, 20:1, 20:2,
26:24, 32:7, 32:23,
32:24, 33:4, 33:17,
34:15, 34:20, 36:7,
46:18, 47:4, 47:18,
48:3, 48:5, 48:13,
51:7, 51:13, 51:17,
51:21, 51:22, 52:1,
52:10, 52:11, 52:14,
52:15, 53:3, 53:7,
53:12, 53:16, 53:25,
54:5, 54:6, 54:11,
73:25, 75:12, 78:12,
78:18, 80:25, 81:2,
85:22, 86:17, 87:4,
87:7, 87:11, 88:3,
88:5, 88:24, 89:5,
91:9, 92:4, 92:5
proposal [51- 5:14,
5:25, 8:5, 11:4, 62:9
proposed [9] - 5:6,
6:3, 9:1, 9:8, 9:14,
38:24, 40:16, 43:4,
60:20
proposing [21- 16:12,
16:13
provided [21- 9:13,
34:11
provision 11] - 45:16
provisions [11- 59:21
public (121- 10:3,
10:13, 10:14, 14:11,
30:24, 30:25, 39:3,
39:5, 49:8, 49:9,
70:7, 91:15
pull [1] - 5:17
purchase M - 33:5,
48:13, 49:20, 50:7,
52:13, 73:24
purchased [31- 48:3,
49:12, 52:11
purpose 11] - 91:14
purposeful [1] - 46:23
purposely i1] - 56:15
purview [31- 8:6, 8:8,
58:9
put [l 5] - 23:12, 24:6,
27:17, 27:22, 28:3,
29:17, 34:22, 35:11,
44:23, 54:5, 62:10,
80:7, 86:6, 90:13,
92:3
putting (3) - 42:17,
74:18, 88:20
quaint [1] - 38:14
qualify [1] - 23:9
qualities (2] - 12:24,
22:9
quality [11- 22:25
questions [61- 3:1,
18:8, 30:22, 39:6,
39:9, 45:2
quickly (3] - 22:19,
26:22, 29:22
Quirke [1] - 1:21
QUIRKE [151- 59:5,
59:17, 70:6, 70:18,
71:10, 71:16, 72:7,
72:13, 72:21, 73:2,
73:6, 76:19, 77:18,
83:8, 92:7
quite [21- 26:12,
56:16
quotes [11- 79:12
R
railings [1] - 27:11
Ramos [1] - 94:4
RAMOS [1] - 94:22
rather [31 - 6:24, 43:8,
69:8
rats [11- 88:9
reach (1] - 56:1
read [9] - 21:21,
25:23, 61:4, 61:14,
62:1, 63:17, 64:17,
65:1, 69:14
reading [1] - 69:13
ready [7] - 2:4, 68:12,
68:13, 76:7, 82:9,
86:10, 92:8
real [4] - 22:19, 62:8,
65:12, 83:22
really (33] - 12:8, 12:9,
15:8, 16:8, 17:17,
20:7, 22:1, 25:4,
25:15, 30:1, 34:11,
39:25, 40:5, 46:7,
56:11, 58:4, 58:5,
58:13, 58:16, 60:3,
63:17, 63:23, 64:15,
65:14, 69:11, 75:13,
78:11, 81:8, 90:3,
90:4, 91:2, 91:21,
92:6
reapply 111 - 71:8
rear [1] - 28:21
reason (51- 9:21,
32:9, 33:14, 42:12,
45:13
reasonable [31- 19:2,
75:22, 84:2
reasons [11 - 21:19
received [11 - 53:2
recent [1] - 85:21
recently [11 - 56:21
recertification [21-
49:8, 51:8
recommendation [5] -
10:16, 44:11, 45:5,
55:15, 58:18
recommendations [1]
- 56:11
recommended (1l -
2:16
recommends [11-
10:20
record [8] - 18:19,
31:3, 49:9, 50:8,
76:21, 77:18, 86:7,
94:12
records 121- 13:11,
89:14
red [11 - 22:22
redevelop [11- 86:25
redundant [1l - 92:6
refer (11 - 65:25
reference [1] - 37:24
reflect [11- 43:16
reflecting [11- 13:2
regard [41 - 42:10,
49:20, 50:6, 56:2
regardless [21- 88:23,
89:4
Registered (1l - 94:4
regulations [1] - 56:21
related [1] - 48:23
relation 111 - 1721
relevant [1] - 46:7
rely [1] - 60:18
remained [1] - 7:9
remains [1] - 88:16
remind (21- 64:20,
82:1
removal 121- 14:2,
34:18
removed [51- 4:8,
4:24, 5:13, 8:1, 35:3
rendering [21- 40:21,
66:14
renovate [1] - 53:21
renovated [1] - 33:21
renovating 111- 87:7
renovation [1l - 34:14
rented [1] - 33:22
rents [1] - 33:23
repeated [21- 26:21,
56:10
replace [51 - 9:2,
38:25, 39:21, 72:4,
73:1
replaced 111 - 4:22
replacement [31 -
56:3, 60:21, 78:16
replacements [1] - 4:9
replaces [1] - 46:1
report 1181 - 3:9, 6:11,
6:16, 6:18, 7:20,
12:5, 13:12, 17:14,
17:15, 22:13, 24:7,
25:22, 27:2, 40:4,
40:8, 58:3, 64:17
REPORTER [21- 94:1,
94:23
Reporter [21- 94:5,
94:6
representatives [1] -
5:23
request [31- 19:2,
30:14, 82:2
requested [21- 10:10,
19:3
requests [1l - 11:2
require [1] - 85:4
required [1l - 37:1
requirement [31-
47:13, 58:16, 92:4
requires [2] - 44:16,
71:20
requiring [1l - 10:13
residence [1] - 42:6
residences [5] - 6:23,
20:15, 20:21, 28:12,
28:14
residential [24]- 15:8,
15:10, 16:5, 16:6,
16:14, 20:2, 25:6,
25:9, 26:3, 26:13,
27:19, 28:11, 34:20,
35:21, 35:25, 41:24,
42:19, 43:13, 52:16,
53:5, 56:24, 62:14,
62:15, 78:9
Resolution [1l - 2:5
resolved [1] - 78:15
Resources [1l - 10:20
resources [1] - 45:21
respect [8]- 13:7,
14:13, 14:25, 30:12,
43:25, 52:25, 61:21,
73:15
respectfully [31- 18:4,
30:14, 68:1
respond [21 - 44:1,
44:6
response (4] - 8:14,
11:10, 45:12, 49:17
responsibilities [1] -
87:22
restaurant [1] - 55:2
restaurants [11 - 79:19
restore (1] - 80:25
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
X
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
restricted [1] - 7:2
retained [11- 6:20
retention [1] - 10:7
reuse [4] - 9:7, 9:13,
14:6, 40:10
rev [11- 30:2
reviewed [31- 5:25,
11:23, 61:18
reviewing [21 - 11:18,
11:21
revise [11- 23:16
Revival [11 - 24:3
revival (2] - 19:12,
30:3
rid 121 - 54:10, 75:7
ridge [1] - 27:14
right-hand (1] - 15:20
right-of-way 11l - 30:6
ripped [11 - 33:2
road [1]- 89:5
roll (4] - 78:1, 82:10,
86:11, 92:9
roof [31 - 4:19, 27:13,
27:20
roofing [1]- 7:12
roofs (1) - 4:1
rot [3] - 27:10, 27:16
round [1] - 27:7
route [1l - 75:21
RPR (11- 94:22
rule (1] - 85:23
rules (11 - 80:7
rundown (2] - 33:8,
38:2
running [1] - 73:18
rusted [1] - 27:12
RYAN [231- 44:22,
63:9, 63:22, 64:4,
71:24, 72:9, 72:19,
72:22, 73:4, 73:22,
74:3, 74:6, 74:9,
78:24, 80:4, 82:24,
83:1, 84:18, 85:7,
87:13, 88:2, 88:19,
92:24
Ryan [4) - 1:17, 82:23,
84:15, 92:23
Ryan's (11 - 73:9
S
safe Ill - 75:16
safety [3] - 10:4,
14:11, 80:3
sake [11- 92:11
salvage [1] - 34:2
Sarah [1] - 22:7
save (21- 14:19, 88:24
saw [2] - 31:23, 79:20
scale [291- 6:2, 6:14,
7:2, 8:17, 8:25, 9:22,
16:16, 26:2, 26:16,
37:22, 56:9, 56:19,
57:4, 57:12, 64:2,
64:7, 64:9, 65:15,
67:2, 67:4, 67:12,
67:21, 68:21, 69:18,
69:22, 69:25, 70:5,
84:23
scales [11- 62:18
Schmitt [2] - 1:24,
11:17
SCHMITT (201- 3:12,
82:11, 82:13, 82:15,
82:17, 82:19, 82:21,
82:23, 82:25, 83:2,
83:5, 92:10, 92:13,
92:15, 92:17, 92:19,
92:21, 92:23, 92:25,
93:2
scope [1] - 5:6
screen [11 - 60:8
se [1) - 32:2
seating [21- 79:18,
79:19
second [151- 33:20,
36:7, 50:6, 51:17,
52:13, 74:2, 76:12,
76:14, 76:22, 77:13,
83:23, 84:6, 85:9,
85:13, 89:9
secondly [11- 89:19
seconds Ill - 77:15
Secretary (11 - 10:18
section [2) - 27:5,
27:19
Section (11- 45:17
sections [1l - 20:3
secure [3] - 72:10,
74:17, 89:4
secured [4] - 33:4,
73:5, 75:2, 84:1
securing (21- 78:18,
88:21
see [35] - 15:25, 16:2,
16:24, 17:4, 17:6,
17:18, 19:18, 21:22,
27:2, 27:13, 27:16,
27:17, 28:6, 29:3,
30:4, 30:23, 33:3,
33:24, 34:10, 35:2,
36:3, 36:15, 37:15,
38:11, 40:16, 43:17,
47:15, 56:9, 66:15,
78:21, 79:24, 81:10,
81:11, 88:8, 90:16
seeing [1] - 74:23
seem [1] - 63:24
selective [11- 36:13
selling [2] - 81:16,
81:17
sense [6) - 6:14,
12:10, 23:10, 26:2,
75:20, 91:6
sentiment [2] - 63:20,
65:7
sentiments [1] - 75:11
separate (11 - 41:6
separated [1l - 44:12
separately [2] - 40:1,
40:5
September [1) - 94:15
serious [11 - 6:16
service [2] - 28:24,
33:14
set [6] - 24:2, 36:11,
74:23, 79:2, 79:3,
84:21
setback (7] - 17:11,
28:10, 28:11, 28:15,
29:4, 37:1
seven [11- 52:9
several 121- 5:11,
77:14
Shadowland [11-
15:16
Shadowlawn [11 -
15:17
shall (2] - 8:8, 58:10
shape 15l - 40:15,
51:14, 55:10, 74:14,
78:11
shaped [1] - 29:11
share [11- 44:18
sheet (1] - 35:20
short [11- 33:22
short-term [1] - 33:22
shortened 11] - 79:10
shortly [11- 14:8
shot (11- 21:11
shots [1) - 21:5
show [6) - 15:18,
21:12, 26:22, 28:2,
28:9, 29:18
showed [51- 19:25,
21:11, 35:24, 36:14,
60:8
shown (4) - 39:21,
40:24, 43:1, 50:20
shows [21 - 50:21,
91:1
shutters [11- 4:7
sic [1) - 2:11
side [5] - 29:7, 34:20,
39:25, 79:24
sidewalk [1] - 79:22
sidewalks [1] - 79:18
signage [1] - 4:22
significance [3] -
6:11, 23:2, 25:25
significant [3] - 13:1,
23:1, 50:22
significantly (21-
9:25, 17:17
similar[71 - 11:24,
26:4, 26:6, 37:12,
37:22
similarly [1] - 36:17
simple [11 - 27:11
simply [6) - 12:1,
23:11, 24:12, 46:17,
63:6, 66:15
single [6) - 6:23, 7:4,
20:21, 23:24, 37:4,
79:25
single-family [31-
6:23, 7:4, 20:21
Sit 131 - 64:17, 67:5,
91:18
site (141 - 8:14, 8:24,
9:11, 12:18, 13:25,
19:21, 24:23, 33:25,
34:12, 34:13, 34:19,
36:10, 41:19, 87:5
sitting [1]- 24:16
situated [11 - 36:18
situation [31- 54:7,
54:8, 54:22
six 121 - 74:6, 87:12
slide (1] - 29:7
slightly [1] - 80:1
slow [11- 80:2
small [11] - 3:22, 4:25,
6:22, 7:2, 7:19, 9:20,
21:6, 38:13, 66:8,
75:22, 78:9
small-scale [11- 7:2
smaller [1] - 4:5
snotty (1) - 25:14
society Ill - 34:3
someone [2) - 27:17,
56:14
song [1] - 74:10
sorry [71 - 28:17, 54:4,
57:20, 78:4, 82:25,
86:13, 86:22
sort [91- 12:10, 15:25,
17:25, 36:20, 38:17,
57:25, 66:20, 76:4,
91:5
sound [1] - 75:2
soundness [11- 81:5
source [1] - 11:19
South [1]- 2:20
south [3) - 5:2, 20:14,
30:2
southern [11- 5:1
space 121 - 28:25,
29:12
10
speaker [21 - 32:4,
35:13
SPEAKERS[l]-
77:13
PEAKERS[1]-
77:13
speaking [1] - 31:6
Special [3] - 1:9,
17:22, 70:25
special 11l - 2:8
specific [2] - 59:7,
72:8
spend [21- 25:18,
52:18
spent [1] - 87:17
spot [11 - 42:18
spots 111- 79:21
sprouting [1] - 35:12
square (1) - 27:9
St [1) - 1:10
stack [1) - 16:22
staff [24] - 3:9, 5:18,
6:1, 7:19, 11:18,
23:17, 24:7, 24:24,
25:23, 27:2, 31:17,
40:4, 40:7, 40:8,
40:16, 44:11, 55:16,
55:25, 56:7, 58:3,
58:18, 61:8, 69:11,
90:4
staff's [2) - 44:11,
55:14
stairs [1] - 27:23
stairway (2) - 28:19,
28:20
standard (7] - 11:15,
12:13, 14:16, 17:21,
24:6, 44:5, 45:4
Standards Ill - 10:18
standards [7] - 11:20,
11:22, 12:4, 12:5,
14:21, 85:2, 92:5
standpoint [31- 16:19,
19:1, 81:7
start [2] - 3:8, 20:6
started [11 - 45:10
state 121 - 45:4, 73:20
statement [31 - 23:15,
31:9, 45:15
states [31- 6:18, 7:5,
58:6
status [1] - 56:13
stay 11) - 87:7
stems [1] - 45:17
step [2) - 15:2, 29:14
STEPHAN (31- 31:4,
31:19, 79:15
Stephan [6] - 31:5,
41:21, 47:23, 51:15,
52:19, 54:4
Stephan's 11] - 44:2
steps [2) - 48:14,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
75:22
Still [4] - 7:17, 8:3,
27:24, 88:15
stood [1] - 62:12
store[1] - 35:23
storefront [1] - 5:3
story[13] - 3:20, 3:22,
4:10, 4:14, 4:19,
19:20, 27:4, 27:5,
36:19, 56:19, 65:17,
67:1, 67:3
strange [11 - 28:6
straw [5) - 62:5, 67:18,
67:21, 68:15, 70:4
Street [9] - 2:12, 3:19,
21:9, 26:25, 29:5,
31:6, 34:21, 35:22,
83:15
street [11] - 5:2, 5:5,
15:13, 16:5, 17:12,
17:18, 20:23, 21:14,
36:9, 36:10, 74:22
streets [2] - 20:24,
80:1
stretch [1] - 38:7
strict [1] - 12:3
strictly [1] - 56:18
strip 11] - 79:25
structural [2] - 81:4,
81:11
structurally [3] -
74:24, 75:1, 81:8
structure 132] - 3:22,
4:4, 4:6, 4:11, 4:15,
8:11, 8:21, 10:4,
10:8, 12:16, 12:21,
12:22, 13:23, 14:17,
15:3, 17:10, 17:16,
36:24, 37:11, 43:14,
45:24, 46:2, 46:7,
47:24, 72:10, 72:24,
73:5, 75:8, 81:13,
83:21, 84:1, 87:24
structure's [11- 48:1
structures [42] - 3:3,
3:15, 3:24, 4:19, 5:7,
5:20, 6:6, 7:23, 8:7,
8:15, 9:2, 9:3, 10:1,
10:2, 10:23, 12:6,
12:7, 13:7, 14:10,
14:14, 14:24, 14:25,
15:4, 16:1, 22:11,
25:9, 26:3, 35:11,
38:25, 45:19, 45:20,
50:17, 50:20, 58:9,
59:15, 59:18, 59:19,
74:25, 75:1, 78:8,
83:21, 84:5
study [11- 15:5
style [61- 3:23, 37:7,
64:16, 65:11, 65:13,
67:7
stymied [1] - 57:25
subdivision 121 -
15:16, 15:22
subject [5] - 13:8,
78:15, 78:17, 83:15,
90:25
submitted [5] - 14:23,
31:8, 44:9, 49:2,
77:20
subsequent [2] -
83:16, 83:23
substitute [2] - 58:14,
83:10
suggest [1] - 17:20
suggesting [2] -
60:25, 61:3
suggestion [1] - 11:1
suggests [1] - 12:13
sun [1) - 28:22
support[1] - 18:10
supposed [1] - 53:16
surprised [1] - 32:17
surrounding [1] - 10:1
surroundings [1) -
30:12
sworn) [il - 2:1
1A
T-4111- 19:15
T4L 11] - 56:20
table [2] - 60:25, 62:10
taxes [2] - 87:19, 88:3
tea [5] - 61:4, 61:23,
65:2, 67:16, 69:13
team [2] - 90:9, 90:11
tear [2] - 47:3, 47:5
technically [2] - 53:24,
54:21
tenant [2] - 51:15,
54:6
tenants [1] - 54:19
term [1] - 33:22
terms [71 - 26:10,
34:17, 36:3, 37:7,
38:24, 53:6, 67:21
testimony [2] - 60:6,
60:19
themselves [1] - 27:11
therefore [1) - 89:1
Thereupon 111 - 93:4
they've [4] - 31:24,
34:6, 62:23, 81:6
thinking [31- 61:5,
64:5, 84:19
thinks [11 - 68:20
thorough [1] - 39:13
thoughts [1] - 57:8
threat [2] - 10:3, 14:10
three [9] - 56:19, 62:4,
62:25, 63:3, 65:17,
65:20, 88:9, 89:21,
89:22
three-foot [1] - 88:9
three-story [21 -
56:19, 65:17
throughout [1] - 56:10
tile [5] - 27:20, 27:21,
36:5, 42:2
tiles [1] - 4:2
Timothy (3) - 1:15,
82:11, 92:10
today [221- 2:21, 3:4,
5:25, 12:9, 13:13,
15:23, 16:8, 16:19,
22:9, 31:6, 32:10,
46:15, 52:5, 53:14,
54:14, 54:22, 57:15,
59:11, 63:10, 63:18,
76:18, 77:3
Todd [3] - 1:18, 83:3,
92:25
together [2] - 35:11,
64:18
tonight [1] - 38:17
took [1] - 56:23
top [4] - 27:8, 28:6,
34:5, 53:9
total [1] - 5:7
totally [1) - 40:5
toward [1] - 75:24
towards [2] - 15:22,
27:19
town 11] - 81:18
traditional 11] - 71:19
traffic [2] - 79:22, 80:2
TRAGASH [7) - 67:22,
68:24, 70:11, 83:4,
84:24, 92:2, 93:1
Tragash [4] - 1:18,
68:9, 83:3, 92:25
TRANSCRIBE [1] -
94:7
transcript [1] - 94:11
transect [1] - 56:20
transition [1] - 56:24
tree [4] - 33:2, 34:18,
34:19, 34:25
trees [1] - 5:11
tried 11) - 42:9
trimmed [1] - 34:25
trimming [1) - 89:23
trouble [11 - 53:17
true [4] - 22:14, 35:15,
50:12, 94:12
truly [1] - 14:12
trunk [1] - 34:23
try [61- 16:20, 42:5,
55:7, 56:14, 61:3,
90:21
trying [61 - 21:12,
25:20, 28:9, 87:9,
87:10, 87:17
Tuesday [11 - 1:3
turned [21- 7:20,
33:15
two [26] - 2:10, 3:20,
4:10, 4:14, 4:18, 5:8
9:19, 16:1, 18:15,
19:20, 23:8, 23:9,
30:15, 36:19, 37:15,
38:10, 38:25, 39:15,
43:12, 48:14, 62:2,
62:25, 65:19, 65:24,
67:1, 67:3
two-story p1- 3:20,
4:10, 4:14, 19:20,
36:19, 67:1, 67:3
type [21- 64:16, 65:12
types [1] - 12:4
typical [1] - 7:10
Lt
UGUCCIONI [10l -
18:12, 18:20, 29:16,
39:11, 39:17, 39:23,
41:2, 42:20, 42:24,
43:7
Uguccioni p] - 2:24,
18:6, 18:21, 30:21,
60:7, 62:12, 67:24
Uguccioni's [1] -
60:11
uh-hum [2] - 42:20,
74:8
unchanged 11] - 7:9
under[4] - 6:6, 8:7,
9:2, 58:9
underneath [1] -
43:14
understood [1] -
22:14
undue 11] - 10:9
unfortunately 11] -
27:23
UNIDENTIFIED [2] -
76:14, 77:13
unique [1] - 86:15
unit [11 - 78:10
units [31 - 16:14,
33:23, 35:15
unreasonable [11-
10:8
unsafe [1 1] - 14:18,
14:24, 15:3, 32:20,
11
34:2, 47:18, 48:1,
54:21, 74:25, 79:20
unsound [1] - 81:8
UP [24] - 11:4, 15:3,
20:8, 20:9, 20:10,
35:12, 36:1, 36:16,
39:6, 47:22, 52:4,
60:25, 61:11, 62:12,
75:3, 81:16, 84:2,
87:21, 88:16, 88:20,
89:6, 89:24, 91:24
upset [1] - 32:17
urbanist Ill - 16:15
usage [1] - 53:6
A
vacant 151 - 24:20,
60:14, 75:15, 84:5,
85:2
vagrants [1] - 88:10
values [1] - 12:25
variety 11] - 27:15
vary [1] - 64:12
Vernacular [2] - 3:20,
3:23
version 11) - 59:8
Vice [11 - 1:15
VIDEOTAPED [21 -
94:8, 94:12
view [3] - 40:24, 43:3,
75:24
violation [4] - 14:24,
50:11, 51:23, 51:25
virtually 11] - 7:9
visible [2) - 5:1, 5:4
Vista [23] - 2:13, 3:16,
6:3, 6:17, 7:7, 10:24,
11:6, 20:17, 21:21,
25:2, 27:20, 28:13,
29:23, 31:7, 39:22,
40:21, 40:24, 41:1,
43:4, 43:6, 43:18,
43:20, 65:6
vote [171- 41:18,
57:15, 59:25, 61:11,
62:6, 67:18, 67:21,
68:10, 68:11, 68:15,
70:5, 70:7, 70:14,
75:9, 76:18, 77:2,
86:21
voted [1] - 90:19
W
wait [1] - 30:23
waive [1] - 51:24
Walgreens 11] - 24:2
walk 11]- 33:12
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
Submitted into the public
Record for item(s) PZ. 3
on 10/9/2014, City Clerk
wall [11- 28:3
wants 181 - 39:25,
67:3, 67:18, 88:17,
89:4, 89:25, 90:2,
91:7
warrant 111- 6:16
weak [1] - 26:17
web [1] - 33:25
wedding [11 - 70:2
weeds [1] - 88:9
week [1] - 67:11
weigh (11- 61:22
Wendy [2] - 31:4, 44:2
west [61- 4:14, 20:3,
25:8, 30:1, 34:20,
79:24
whatnot [11- 84:23
white [11- 20:1
whoa [21- 78:3
whole [5] - 62:22,
64:13, 74:10, 74:18,
76:25
wide [11- 20:20
widening [11 - 79:17
width [51- 20:23,
20:25, 21:2, 21:13,
79:10
wife [1] - 66:2
William (21 - 1:14,
83:5
willing [21- 57:10,
73:13
willy [11 - 60:11
windows [131 - 4:5,
4:8, 4:11, 4:12, 4:13,
4:20, 7:11, 27:18,
33:2, 46:18, 46:25,
87:21, 89:24
wish [21 - 41:11, 61:8
wishing [2] - 31:1,
39:3
withdraw [21- 77:6,
77:7
witnesses [1] - 2:1
wonderll] - 32:6
wonderful [61- 19:21,
30:4, 62:13, 66:1,
66:3, 69:11
wood [31- 27:10,
27:16, 28:6
wooden [11- 27:9
word (2) - 60:11,
60:12
words [21- 50:10,
83:24
worried [21- 35:9,
35:10
worse [31- 54:9,
54:14, 54:15
worst (11 - 74:14
worthy [11- 56:12
wrought (11 - 36:5
V
yard [21 - 33:3, 87:20
year [4] - 49:6, 63:2,
64:23, 90:24
years 151 - 23:23, 52:9,
54:17, 89:21, 89:22
yielding [11 - 13:4
yourself [11- 44:20
N
zoned (21 - 19:15,
20:19
Zoning [41- 21:3,
28:18, 57:3, 91:17
zoning [21- 53:4, 80:6
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
12