HomeMy WebLinkAboutSubmittal-Sarah Helen Sharp-Transcript of HEPB Meeting of January 2, 2018Submitted frit° the public
record for( n(s) P2.11 .
on 05/24/2018 , City Clerk
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HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD
CITY OF MIAMI
COMMISSION CHAMBERS
3500 Pan American Drive
Miami, Florida
Tuesday, January 2, 2018
3:00 p.m.
• DORIGIKAL
EXCERPT
HEPB 3 — ID NO. 3166
571 NORTHEAST 67TH STREET
BOARD MEMBERS
PRESENT:
William E. Hopper, Chairman
Lynn Lewis, Vice -Chairwoman
Najeeb Campbell
Christopher Cawley
David A. Freedman
Jordan Trachtenberg
Todd Tragash
STAFF PRESENT:
Amber L. Ketterer, Assistant City Attorney
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
5\1\04NA\4 \\e\k,1\ 3kac
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CHAIRMAN DR. HOPPER: You can go ahead
and announce Item No. 3.
THE CLERK: Yes. The next item is HEP
Item No. 3, File ID 3166, a Resolution of the
Miami Historic and Environmental Preservation
Board approving or denying an application for
a special Certificate of Appropriateness for
the demolition of a non-contributing
structure and the new construction of a
five -story multi -family residence with a
rooftop terrace located at approximately 571
Northeast 67th street, within the Palm Grove
Historic District, further incorporating the
analysis, attached herein as Exhibit A.
CHAIRMAN DR. HOPPER: And the
Applicant's attorney is present?
MR. FERNANDEZ: Yes, sir.
CHAIRMAN DR. HOPPER: Please give your
name and address.
MR. FERNANDEZ: Ben Fernandez, 200 South
Biscayne Boulevard, on behalf of Interstate
Development, LLC.
CHAIRMAN DR. HOPPER: Thank you.
we'll start with staff Report.
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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MR. ADAMS: Pursuant to Section
23-6.24(4)(h) of the City Code of ordinances,
as Amended, the applicant is requesting a
Special Certificate of Appropriateness to
permit the demolition of a non-contributing
structure and the new construction of a
five -story multi -family residence, with a
rooftop terrace on a parcel zoned T5-L,
"Urban Center Transect Zone."
The subject property is within the Palm
Grove Historic District, Morningside amended
sub -division, and the upper Eastside NET
area.
The site is approximately located on
Northeast 67th Street between Biscayne
Boulevard and Northeast 5th Avenue.
On February 24, 1925, the City Council
of Miami approved the Morningside amended
sub -division in Section 18, Township 53,
Range 42, and the City of Miami establishing
block 4 lot 27, also known as 571 Northeast
67th Street.
On February 3, 2009, the Historic
Environmental and Preservation Board,
pursuant to Resolution No. HEPB-R-2009-12,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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designated the subject property located at
571 Northeast 67th street, as part of the
Palm Grove Historic District.
on November 7, 2017, the Historic
Environmental and Preservation Board,
pursuant to Section 23-6.24(4)(h) of the city
Code of Ordinances, as amended, reviewed the
request for a special Certificate of
Appropriateness, and letters of support,
attached hereto as Attachment A; that the
applicant submitted as part of the record.
After consideration, the Board voted 7 to 0
in favor of a continuance.
On December 5, 2017, the applicant
submitted updated plans for review by
Preservation Staff.
As of December 18, 2017, the
Preservation office has received five letters
in opposition to the proposed plans attached
hereto as Attachment B.
The applicant is requesting a Special
Certificate of Appropriateness to permit the
demolition of a non-contributing structure
and new construction of a five -story
multi -family residence, with a rooftop
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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terrace, located at approximately 571
Northeast 67th street, within the Palm Grove
Historic District.
Built in 1957, the one-story
multi -family non-contributing structure has
had little if any alterations, and according
to the 40/50 year certification, which is
included in the submittal packet, the subject
property is in good condition.
The applicant is requesting that the
Certificate of Appropriateness be issued for
its demolition. Preservation staff is
hesitant in supporting demolition as the
building is similar to approximately ten
contributing structures within the Palm Grove
Historic District that are also Post -War
Ranch style multi -family residences, attached
hereto as Attachment c.
The applicant is proposing the new
construction of an International style
five -story multi -family residence that is
more compatible with the commercial Miami
Modern/Biscayne Boulevard Historic District,
and not the residential Palm Grove Historic
District that it is located in. According to
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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virginia and Lee McAlester, in their
publication of A Field Guid to American
Houses, the International style is
characterized by floor -to -ceiling windows,
large sections of blank windowless walls,
flat roofs, asymmetrical facades and smooth
unornamented wall surfaces.
The south and west elevations are
storefront systems, which is characteristic
of the style as it meets the requirement of
floor -to -ceiling windows. The proposed
windows on the east and north facades are
elongated vertical fixed glass windows. All
proposed windows and doors intend to have
anodized aluminum frames.
It can be argued that the east and north
elevations contain large sections of blank
windowless walls. while there are windows,
there are large portions of walls that
contain no openings. The use of louvers
serves a functional purpose, as well as,
breaking up the portions of the walls that
are windowless.
The proposed construction meets the rest
of the characteristics of the International
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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style. The roofs are flat which naturally
lends itself to rooftop terrace. All facades
are asymmetrical and incorporate the use of
landscaping of the upper floors visible from
the southern and eastern facades. And,
finally, all stucco walls lack the
ornamentation that is characteristic of other
styles.
Both the 1964 venice charter and the
secretary of the Interior standards for
Historic Preservation that were first issued
in 1977, state that new construction in
historic districts be differentiated from the
original historic fabric. New construction
projects should not duplicate a style from
the past, but should rather compliment with
the use of materials found within the
district, as well as architectural features
that are common in the surroundings.
Additionally, it is important that new
construction projects fit in with the overall
sense of scale of the district, and
compliment its surroundings with appropriate
massing and setbacks.
The proposed new construction of
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five -story multi -family residence, with
rooftop terrace, is not complimentary to its
surroundings in regards to massing, scale,
setbacks, use of materials, and lacks
architectural features that are common in the
surroundings.
The subject parcel is zoned T5-L which
allows for a building with a maximum height
of five stories. This allowable height
contributes to the inconsistency of massing
and scale. Because height restrictions
cannot be imposed, Preservation staff
recommends the issue of massing and scale be
resolved by making use of another style and
architectural elements that are
characteristic of the neighborhood as it will
assist in deflecting from the height
discrepancy between historic and new
construction.
Should the Historic and Environmental
Preservation Board approve the special
Certificate of Appropriateness, Preservation
staff recommends removal of the rooftop
terrace as it adds more height to the
building and contributes to the incompatible
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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massing and scale of the proposed
construction with the historic properties
along 67th Street.
setbacks: Staff conducted a review of
the setbacks along Northeast 67th street
between Biscayne Boulevard and Northeast 5th
Avenue, attached hereto as Attachment D.
There are currently 16 residences, including
the non-contributing multi -family residence
purposed for demolition, with their primary
frontage along Northeast 67th street. The
average setback is approximately 19 feet.
The proposed new construction has a
setback of ten feet on the first floor and a
setback of seven feet on floors two through
five, and the rooftop terrace. The setback
for this project is approximately half of the
average of the current setbacks. A more
appropriate setback for this parcel would be
15 feet. This would make the proposed
construction compatible with the five
contributing structures that surround it.
Architectural features and materials:
Staff conducted a review of the architectural
styles along Northeast 67th Street between
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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Biscayne Boulevard and Northeast 5th Avenue,
attached hereto as Attachment E. There are
currently 16 residences, including the
non-contributing multi -family residence
proposed for demolition. Eight of the
properties, half of which are contributing,
are Post-war Ranch style multi -family
residences. Four of the properties, all of
which are contributing, are Art Deco in
style. Three of the buildings, all of which
are contributing structures, are Spanish
Eclectic. And finally, the last is a
contributing structure in the Colonial
Revival style.
The proposed new construction is in the
International style and relies heavily upon
aluminum. As demonstrated, within proximity,
there are no structures of similar style or
making use of the aluminum as a main
material. As previously mentioned, the
Venice charter and the secretary of Interior
Standards state that while new construction
should not duplicate an architectural style
of the past, it should incorporate
architectural features and elements, and
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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materials from the surroundings. The current
proposed project does not accomplish this,
nor does it include architectural elements of
other styles found throughout the district,
including Mediterranean Revival or Minimal
Traditional, and makes a substantial use of a
material not typical of those styles.
Miami 21 Code: An initial review by the
zoning office determined that the proposed
new construction is not in compliance with
Miami 21 Code.
To come into compliance the Applicant
shall:
Apply for a waiver to allow for
vehicular entry on the Principal Frontage.
Apply for a waiver to allow parking in
the second layer or eliminate parking spaces
13 and 14.
Update proposed construction plans to
include bay windows at the cantilevered
balconies.
Remove all walls/fences from the first
layer.
Screen all internal elements of the
garage.
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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Provide more information regarding the
location and design of proposed bike racks to
ensure their compliance with Article 3,
section 3.6.10 of Miami 21 Code and the
Historic Design Guidelines.
As this was an initial review, it is
possible there are other instances where the
Applicant is not in compliance with Miami 21
code.
Landscape Plan: The Applicant has
submitted an updated landscape plan. The
proposed work was reviewed by the
Environmental Resources Division, and their
comments are attached hereto as Attachment F.
updated plans: on December 7, 2017, the
Applicant submitted updated plans.
observations by Preservation Staff
include:
1. According to pages A2.04 and L1.03,
the rooftop terrace continues to be a feature
of the five -story multi -family residence.
2. The proposed new construction has
not come in compliance with the requirements
of Miami 21 Code.
3. on the eastern facade, window
MIAMI—DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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openings have been enlarged, eyebrows have
been included, and the proposed plans
incorporate tile and paint colors that are
approved under the MiMo Historic Design
Guidelines.
4. window openings on the northern and
western facade have been enlarged.
5. The proposed landscape plan has been
updated to include more trees.
Preservation Staff continues to urge the
applicant to work with residents of the Palm
Grove Historic District, while the subject
property is in proximity to the MiMo Historic
Commercial District, a historic commercial
district, it is located within the abutting
historic residential district.
Preservation staff finds that the
proposed demolition of a non-contributing
structure to allow for the new construction
of a five -story multi -family residence, with
a rooftop terrace, does adversely affect the
historic district it is within as it is not
compatible in size, massing and design
elements as to those in the surrounding area,
nor does it meet the requirements of Miami 21
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code.
The application is found not to be in
compliance with Chapter 23 entitled "Historic
Preservation" of the city of Miami Code of
ordinances. staff finds the request does not
comply with all applicable criteria and finds
that the request for a special certificate of
Appropriateness for the demolition of a
non-contributing structure and the new
construction of a five -story multi -family
unit, with a rooftop terrace, located at
approximately 571 Northeast 67th Street,
within the Palm Grove Historic District, does
adversely affect the historic, architectural,
or aesthetic character of the aesthetic
interest or value of the historic district.
Staff is recommending continuance of the
Applicant's request as it is found to be
inconsistent with Chapter 23, the
Preservation Office Historic Design
Guidelines, the secretary of the Interiors
standards and Miami 21 Code.
Recommendation: Pursuant to Section
23-6.2(4) of the city of Miami Code of
ordinance, as amended, and the Secretary of
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Interior standards, the Preservation office
recommends continuance of the request for a
Special Certificate of Appropriateness.
CHAIRMAN DR. HOPPER: Yes, sir.
MR. FERNANDEZ: Thank you, Mr. Chair,
Members of the Board. once again, Ben
Fernandez, 200 south Biscayne Boulevard on
behalf of the Applicant. 1 want to thank
Mr. Adams for a very thorough presentation
and introductory comments.
would just like to point out, before
we begin, that 1 think the statement that was
made with respect to the project's compliance
with the zoning Code, Miami 21, and the
statement that it is not in compliance, it is
simply not in compliance yet because the
project only has one frontage. whenever that
condition exists, a waiver is required in
order to allow a project to be developed on a
property with only one principal frontage.
That waiver is typically applied for and
obtained after the certificate of
Appropriateness, or special certificate of
Appropriateness, as it may be in this case.
So, 1 just wanted to -- that is my
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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understanding, Mr. Adams.
so, with that said, let me say I'm
joined today by Mr. Lewis, our project --
Dean Lewis, our project architect. And we
have approximately five letters of support
from abutting property owners, nearby
property owners, that we would like to submit
and share with you for the record.
also think it is important to note
that in this case the Palm Grove Historic
District is the most eclectic historic
districts in the city. That's the way it is
described on the city's website, on the very
first page that discusses the Palm Grove
Historic District. It is described as
miami's largest and most eclectic historic
district, illustrious of various
architectural styles. 1 think that that's
important because this eclectic nature should
provide a broad palette for the architect to
work from in designing buildings that could
co -exist simultaneously and compliment the
district. we believe that our project has
met this burden, and 1 think that it is a
difficult one to meet in this case because
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the project is in Palm Grove, but it also
abuts the MiMo Historic District.
It is also significant to note that Palm
Grove is the only Historic District that does
not contain specific design guidelines.
Therefore, it is up to the architect to use
his or her discretion in designing a project
that incorporates design cues from buildings
within the district and within its
surroundings.
As 1 said, in this case the property
abuts mimo and the plan has been designed to
be esthetically compatible with both Palm
Grove and with the MiMo Historic District.
Just as importantly in this case, the
massing of the building is sensitive to the
less intense parts of Palm Grove. And this
is true even though the property happens to
be sandwiched between two T5 zoning transects
which are not single family residential
transects, as you can see from the image that
Mr. Lewis is pointing at here.
You do have a -- what is -- what was
developed as a single family residential
structure to the west. But that structure is
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in the T5-L zoning District, as is this
property. And it is also significant to note
that that structure to the west is not a
single family home. And 1 don't think that
that's pointed out anywhere in your staff
analysis, and 1 think it is a very
significant point for you to consider.
The structure is the subject of a
Certificate of Appropriateness that was, in
fact, approved by this Board, which
authorized a redevelopment of the structure
to accommodate a counseling center on the
property that is presently under
construction.
More importantly here, the building that
we are proposing is not developed to the full
potential of a T5 zoning district
regulations. The owner has self-imposed
restrictions to ensure compatibility with the
surrounding area. For instance, in terms of
height, the project is considerably lower
than the maximum height permitted under the
zoning regulations. under T5, it is possible
to develop a structure of up to 81 feet in
height. In the present case, what you have
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is a total height of 60 feet to the rooftop,
25 percent lower than is allowed by the
underlying zoning transect.
with respect to the setbacks, the
building provides greater setbacks than what
is required under T5, as well. And this is
done in order to create the transition into
the residential area to the west. The
building is pushed back from the west by
25 -- up to 25 feet. At the lower levels it
is five feet, but once you get past the first
story, the project setbacks 25 feet out of
respect for those lower intensity projects
to the west, or development sites to the
west.
Also, you have a 5-foot setback from the
north, which is not required. The T5 zoning
transect allows a zero foot setback on the
north, and you have a 5-foot setback from the
east, where a zero foot setback is possible,
as well, under the zoning regulations --
025 feet along the east, right.
with respect to the maximum floor area,
and this one is very significant, the maximum
floor area is less than 50 percent of the
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maximum allowable under the zoning
regulations.
zoning regulations would accommodate a
floor area of 28,800 square feet, and this
project has a total of 11,395 square feet.
And that is, of course, as a result of the
fact that we are limiting the height; we are
increasing the setbacks on three sides, and
we are providing a greater amount of open
space, and landscape open space, than is
required under the Code. we have
19 percent -- a little better than 19 percent
landscape open space where only ten percent
is required under the code.
Also, the floor -to -ceiling heights are
at 12 feet, whereas 14-foot floor -to -ceiling
heights are permitted under the Miami 21
zoning regulations, which is why you can get
up to a height of up to 81 feet, by right.
we are limiting that, self -restricting the
project to a lesser floor -to -ceiling height.
And, finally, with respect to density,
the maximum density allowed, under the zoning
district, would be ten units. And we are
proposing a total of six units. So, this is
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really only about a six -unit residential
project. It happens to abut a two-story
residentially developed structure, but we
have been sensitive to that by providing the
additional setback that 1 described at the
beginning of 25 feet.
It is also important to note that
presently the property is developed with five
units. so, we are only proposing one
additional unit over what is presently on the
property today.
Now, clearly, 1 think that a full blown
T5 project would be out of scale with the
development to the west, so 1 think the
question for this Board to consider is
exactly at what point does the building need
to be scaled back to be inoffensive or to be
deemed incompatible with the Historic
District.
It is our position that new construction
should be achievable by breaking walls down
into segments and placing taller masses away
from the street and away from adjacent
buildings, as we have done here.
Also, we've implemented courtyards to
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create a separation between the properties
to the west. within that 25-foot setback
area you have a reflection pond, and an open
accessible area so that there is more air,
and more light, that will continue to reach
the properties to the west.
with respect to staff's analysis, we
would submit to you that this is not a pure
Internationalist style. we believe that it
does share the clean lines and the sense of
efficiency that is consistent with buildings
within the MiMo District and that have a MiMo
influence, but we belive that it is really
more of an eclectic style that borrows from,
in fact, structures that are immediately
across the street to the south from this
building, as Mr. Lewis will explain to you in
just a moment.
we don't believe this building is an
imitation of a style, because that would be
inappropriate under the Secretary of
Interiors Guidelines. So, we believe it is
really eclectic within an eclectic district.
I'm also not sure that 1 completely
understand Staff's analysis. when 1 read it,
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seem to understand that if we were to
change the style, that somehow the issues of
massing and height would be resolved. And we
would submit to you that the style should be
within the purview of the designer, as long
as it is deemed to be compatible and
inoffensive to the Historic District
And before 1 turn it over to Mr. Lewis
to explain how he has drown on the various
styles within the area, 1 just would like to
point out that within the MiMo -- and 1 know
that this isn't in MiMo, but 1 think it is
significant to bring up the MiMo design
guidelines, since they are no design
guidelines in the Palm Grove District.
The MiMo design guidelines talk about
the Art Deco and Art Moderne styles, and I'm
reading from Page 5 of those design
guidelines. It says, "Moderne styles found
on the Boulevard are stylistically
interpretations and derivations from the
International style."
So, 1 think that it is -- it's sort of
significant to understand that all of these
styles draw in, one way or another, from the
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International style.
And, so, Mr. Lewis, can you go to the
exhibit and describe where you have drawn the
various design elements from?
MR. LEWIS: Okay. Good afternoon.
Thank you very much for your patience. I'm
very pleased to have the opportunity to fully
present to you the project at this time.
CHAIRMAN DR. HOPPER: Name and address,
please.
MR. LEWIS: Dean Lewis. Address, 5910
North Bayshore Drive, with offices at 6301
Biscayne Boulevard.
In particular, 1 want to call reference
to the fact that the period of significance
for our historic district was 1920 to early
1960's; as per your web page and criteria,
1959, 1921, 1959.
It is also Miami's largest and most
eclectic historic district. Palm Grove is
illustrative of the growth and development of
Miami from the '20s through the late '50s.
The example on the website is a
two-story bay window, Art Moderne structure
that's 6621, 6623 on Northeast 5th Avenue.
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want to show you that.
so, here you do have the two-story bay
windows, in recess and in a beveled angled
form configuration which actually is
reference to the octagon window geometry
across the street at 572 Northeast 67th
street.
In fact, what 1 would forward to you is
that our design is more Art moderne than Art
Deco, than an International -styled reference
without detailing. In fact, the emphasis in
Art Deco design was a streamline, simple
geometry, plan plainer walls and the frequent
use of flat roofs, all of which you see here.
Typical characteristic include
symmetrical or asymmetrical plan, as you can
see, generally with a vertical emphasis,
indicated here, and central emphasis often
with a projecting parapet, which we have.
The parapet, though sliced with linear sky
windows, we call them, to break down the
parapet and further open up the box and avoid
excessive massing.
ornamentation my be incised or in
relief, ranging from organic forms to
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geometric forms. And 1 want to also play up
the fact that, again, directly across the
street we have five references reinterpreted
and employed here that ties us to the
neighborhood, with local reference, one of
which is a corner glass window base, corner
glass window base, you see here, as well.
You also have the horizontal tan bronze
colored banding across the street, which we
reinterpreted with anodized light bronze, if
you will, gold -tinted horizontal banding to
separate the floors, as well as the louvers,
an ornamental louver detailing, similar in
color but different in material.
Decorative linear slots and bands
related to the project's linear window slots
and louvers of our trellis design, our linear
window detailing, you can see prevalent
whether horizontal or vertical is also
sincere and compatible.
As it relates to MiMo, because we have
to remember, we are interfacing between mimo
to the east, on our line, and Palm Grove
directly to the west, of which we are
surrounded with T5-L zoning on both sides,
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and that zoning is not by accident. That
zoning, if you look at my reference here,
here is our site, over four blocks of T5
zoning since 2006, Miami 21 overlay. That
was the preferred zoning of the neighborhood
for this area. why? Because it was
originally R-3, R-3 office, minimum 50 feet
of height. The neighborhood didn't want to
change that. They had multiple years and
opportunities to do so.
Here we are today with a project, it's
not a full -on T-5 at 81 feet. It's a short,
small 50 percent reduction in mass and square
footage for a scale down T5 building of only
60 feet, joyous and animated to the point
where our most sensitive neighbors to the
west are in support of it, which is also a
commercial business, a specialty business,
fully supported by Palm Grove, approved by
your Board.
So today I'm a bit surprised with the
push -back. 1 want to let you know that
heard you the last time we had a few moments
of exchange of commentary, one of which to
increase the linear windows. why do 1 have
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to have high windows on the west facade for
this duplex unit on these two stories?
Primarily because these units face towards
the street, and these windows on the west
facade are secondary windows and have to have
enough height to allow furnishings; bed
walls, T.V., media centers, et cetera. But
we did enlarge the size of the windows for
you.
In addition I heard MiMo saying, "Wait a
minute, this isn't MiMo enough. This facade
is cold, it's blank walls." well, there is
no blank walls on any one of these four
facades, on the contrary. There is multiple
recesses, projections, the bay windows in
recess, angled back, in octagon shape on the
front facade to the south, as well as to the
west, and the balconies project forward
within that depth, as you can see in the plan
and understand a little better where I'm
referring to, on your plans A202 and A203.
But suffice to say we've also built in a
water feature and animated courtyard to fully
bring forth a beautiful experience of light,
space and compatibility with our neighbors
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for over 75 percent of the length of the
building, reducing its width tremendously.
Again, less than 50 percent of my allowable
square footage for this site. only 60
percent of my allowable density, from ten
units down to six units, quadrupled the
required setbacks. How much further do we
need to go, 1 ask the Board? we are
sensitive to the compatibility situation. we
know we are the transition project. we know
it has to interface between two styles. If
you want further articulate where 1 was
going with accents colors, MiMo detailing,
tile glass, tile glazing. All that you can
find illustrated on A302, relative to the
east facade hopefully garnishing more support
from MiMo, who, by the way since 2003, wholly
advocated for Miami 21, supported Miami 21 in
the letter that 1 gave a copy to you of, with
the one exception that their district not be
lower in height than 53 feet with exceptions
to particular case studies of up to 70 feet.
so, to all of a sudden come back and say,
"well, hold on, wait a minute, MiMo is only
35, how dare you," just doesn't make sense to
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me. It seems unfounded. And 1 need logic
and facts and a basis to proceed with these
kind of projects that make a difference.
It's a lot of work to put this together and
bring it to where we are today to avoid these
sub -standard, one-story, five units
non -conforming buildings to sit and
proliferate this secondary layer behind MiMo,
and next to our Historic District, whether it
be Palm Grove or others.
what do you think, do 1 reserve some
more time for any responses?
MR. FERNANDEZ: I think.
MR. LEWIS: I would graciously
appreciate, at this point, your support and
recommendation of approval. As 1 said, we've
worked this building down tremendously from
81 feet to 60 feet to roof deck. 1 think we
are reasonable. 1 think we are compliant.
think that it is time for all of us come
together and make it happen.
MR. FERNANDEZ: Thank you, Dean.
think that that's pretty complete.
would only say, and this is not technical,
but to me what really caught my eye about
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this design is that the use of horizontal
lines really, you know, changes the scale of
the project and makes it look like you're
looking at three stories, or three volumes,
rather than five. And 1 thinking that that's
really significant. And 1 think that they
are elegant, you know, tall and
MR. LEWIS: As well as the vertical
division of the front facade.
Remember, Miami 21 doesn't advocate for
you to set the building back 19 feet. And
this setback discussion of all the averages,
19 feet, well, you know, you didn't really
take a full average, you didn't continue the
street all the way to Biscayne Boulevard
where you have zero setbacks, two and three,
four foot setbacks. And we are the
interfaced building, so to speak, so it seems
kind of disingenuous not to include the whole
street and say, "well, hey, the right
compromise is in fact T5 zoning, which we are
compliant with, right, which is ten feet, and
then allowable bay balcony, projection of
three feet on the upper two levels, you know,
seems only fair to recognize. The only
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nonconformity is the waiver required for the
front entrance vehicular access to the front
facade because it's a buried single frontage
lot which every single frontage lot has to go
through, it's just part -- that doesn't mean
the project is incompatible or non -compliant
with Miami 21. It just means it needs a
waiver, just like every project. 1 sit
co-chair the urban Development Review Board
for the City of Miami. we review every month
multiple projects, much larger scale, and we
do our best to add, make positive
contributions to all these issues, which
know very well and respect and appreciate,
and they all ask for waivers, because they
all need waivers. That's the way the Code is
set up, and it gives us a preview to ensure
that it is done the right way. As you can
see, you are not going to see parking on the
street, like all these other buildings that
are overly setback, that have commercial uses
along 67th street, which is very different
than other sections of the Historic District.
They have parking. You know, parking is
illegal in the first layer. we pull the
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parking in and behind the lobby, hence the
little driveway, the gate, the pavers, the
plaza, et cetera.
so, and then the vertical integrated
gardens and the facade further breaks down
that massing that we talked about while still
respecting the minimum 70 percent of frontage
required of Miami 21 of our facade at our
minimum setback of ten feet. so, thank you.
CHAIRMAN DR. HOPPER: Thank you.
MR. FERNANDEZ: Thanks. we'll reserve
some time for rebuttal, if that's all right
with the Board.
CHAIRMAN DR. HOPPER: Thank you. Is
there anyone from the public wishing to speak
on this item? Please come forward and give
your name and address for the record.
MS. STANDER: Debbie Stander, 830
Northeast 74th Street. 1 have one main point
to make, which is that Mr. Lewis and his
attorney, 1 suppose, have been consistently
referring to Miami 21, Miami 21, Miami 21.
And, really, 1 believe that it is the job of
this Board to represent and uphold the
provisions of chapter 23, Historic
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Preservation Ordinances, which actually state
that in historic districts, buildings should
conform to this, that and the other. And
those are the ordinances that are used as the
basis for Preservation staff's objections to
this particular building. They simply did
not feel that this particular building
sufficiently took the requirements of the
ordinance into consideration. And, of
course, that's going to be up to the Board to
decide.
I'm personally not very happy with the
eastern facade as it relates to the MiMo
Historic District, and as a backdrop to the
MiMo Historic District. It just looks, you
know, awfully -- 1 would have to -- maybe
there have been some changes since the last
time 1 looked at it, but, you know, it didn't
say MiMo to me.
And, finally, with respect to the
comments of Mr. Lewis about the MiMo Biscayne
Association having previously advocated the
possibility of higher structures, other than
35 feet, absolutely for quite some time the
MiMo Board supported 1 think a slightly up to
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maybe 50, 53 feet. But that position was
abandoned, and was abandoned at least a year
and a half ago, when we realized that there
could be some real problems if we started to
mess with the zoning laws, because we
immediately sensed that a lot of people would
come in, and want to get involved, and all of
a sudden any production that we had for
height limitations might be disrupted. so,
we backed up that position. And 1 don't
think we should be held to it forever
afterwards. Thank you.
CHAIRMAN DR. HOPPER: Thank you.
Anyone else?
UNIDENTIFIED SPEAKER: if anybody wants
to speak. 1 need to get set up here.
MR. POWERS: Bob Powers --
CHAIRMAN DR. HOPPER: Were you sworn in?
MR. POWERS: Yes, I was.
CHAIRMAN DR. HOPPER: Thank you.
MR. POWERS: Bob Powers, President of
the Palm Grove Neighborhood Association.
reside at 565 Northeast 66th Street, Miami,
Florida. And be seeing this building
from the back of my house, directly from the
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back of my home.
so, the issue at hand is some of the
things that Dean brought up are very
interesting. The fact that there is a T5
there is for use, it was never supposed to be
for height, because it was supposed to codify
the sT9 overlay. And that's why the Transfer
Development Rights were put into effect, was
so that people could transfer their
development rights elsewhere instead of
having height. Those buildings -- all of
that was done, and 1 know because 1 was
there, 1 was there with Miami Neighborhoods
United, working to do miami 21, and there has
been a push to address some of these issues.
But the bottom line, in order to have an
office use, you had to go to T5. There is no
other way to do it. You can't do it in T4 --
no you couldn't. At the time, you could not.
And 1 have the floor right now, you don't.
You could not, at the time that this was
done, and I'm going to tell you something, if
you really want me to go through my e-mails
of all the requests that have been made
to the zoning department to address this
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issue, literally hundreds of requests that
this was going to be a problem, and
Mr. Francis Mr. Garcia to make meetings,
and he knows that this is a problem that
needed to be addressed, and it still has not
been addressed.
so, you can't put that on a neighborhood
who wanted to achieve, not losing uses in it,
when the -- when the original zoning was for
certain use. And the only way to ensure that
use was to give it a T5 usage. So, it was
never supposed to be about height, never
supposed to be about height.
At any rate, the other thing that you
need to know, because I've lived there for 18
years in my house, I've been there for a long
time, I've seen that whole boulevard get
cleaned up. And it wasn't because of Dean
Lewis, it was because of people like me who
are active in their neighborhoods. 1 mean
now Dean is riding the wave of that, that's
great, but not then.
The other thing also was the letter that
was sent out as a letter of support, it was a
letter of support for the next door, for the
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use that they were going to use that
building, and that went through my Board.
Before I wrote that letter, the letter that
is in your packet from 2015, that went
through the Board, and that was signed by me,
to Dean, so that he could get the use for
what he wanted on that other property next
door, which turns out to be owned by the same
people who own this property, which is coming
before you under a different LLC, but the
same people.
So, I just wanted to clean up any of
that, like, any of the -- anything else. And
I'll be around if you have any questions to
ask me, because I've been going through this
for a very long period of time. Thank you
very much.
CHAIRMAN DR. HOPPER: Thank you. Yes,
sir?
MR. CRUZ: Mr. Chairman, Board, thank
you. Elvis Cruz, 631 Northeast 57th Street.
If I could draw your attention to the handout
that I gave all of you just a moment ago.
At the top are two excerpts from Miami
21. And without reading them verbatim to
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save time, they completely empower this Board
to make changes, or to reject this
application, because, as they say in those
excerpts, they are superseded by the City
Code regarding historic preservation. The
standards are absolutely correct. Miami 21
yields to the Historic Preservation laws, and
have those below. You see that excerpt
from Chapter 23, section 23.6.2. I've
highlighted in bold, and specifically I've
highlighted that one word, height. "It is
completely within your authority, your
jurisdiction, to reject an application
because it is incongruous because it
adversely affects the historical architecture
or aesthetic character and congruity between
the subject and the neighboring structures,
et cetera, because of height, nor shall the
proposed work adversely affect the special
character of the Historic District." It is
very plain, it is very clear.
Now, if 1 can draw your attention to the
PowerPoint. why are we here having this
argument? Because there is a strange anomaly
in the zoning here. This is the zoning map
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before Miami 21. And you see the Biscayne
Boulevard corridor was commercial, C-1. And
for some strange reason, two to three lots
deep into Palm Grove was zoned 0, for office.
was part of the committee with miami
Neighborhoods united that oversaw the Miami
21 process, and we asked the Planning
Department, point blank, "why is this? why
is it that you have three lots going into
what is basically a one and two-story
single-family duplex, maybe a handful of
three or four -unit buildings? why do you
have office zoning intruding in?
And at the time, under 11,000, offices
zoning included R-4, which meant they could
build a high-rise of unlimited height with
150 units per acre. This was insane. This
was madness. Nor was there anywhere else in
the City of Miami that we could see a strange
zoning anomaly like this.
In Palm Grove, you can see that it was
only in that small piece, from 69th to the
mid block of 63 to 64. only that small
sliver. The city was never able to tell us
why that happened. we said, "Are you going
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to fix that as part of Miami 21?"
They said, "we are going to look into
it." They gave us nebulous answers, they
sometimes do that. And yet when Miami 21
came along, what did they do? They changed
it to T5-L. T5-L is all wrong. If you've
been there, I'm sure some of you have, you
know that T5 zoning is completely incongruous
use with that whole area. we were told that,
oh, don't worry, once you get your Palm Grove
Historic District you're going to be
protected from tall buildings, and yet here
we are having to go through this, and having
to put you through this. And that's not
quite right.
would ask this Board to consider a
motion asking the city to down zone this
sliver from T5, take it down to T3, maybe T4,
but the overwhelming character of the
existing building environment in that sliver
is one or two-story buildings. Thank you.
CHAIRMAN DR. HOPPER: Thank you.
Is there anyone else? Yes, ma'am.
ms. SHARP: Hello. My name is Sarah
Ellen Sharp and 1 live at 636 Northeast 70th
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Street. 1 moved to this area of the City to
try to run away from the white boxes that are
taking over Coconut Grove that are destroying
the tree canopy and the nature of the
neighborhoods. And 1 hope that you won't
approve this white box. It is not compatible
with Palm Grove in any respect.
And 1 think it is disingenuous to use
the eclectic nature of the neighborhood as
the basis for anything goes. if you walk
through that neighborhood it is clear that it
is unified, perhaps not in style but in scale
and in setbacks. There is a rhythm and
reason to that neighborhood. It is not the
wild west.
And speaking of the west, 1 was a little
taken aback by a comment that was made by
Mr. Lewis. He said the most sensitive
neighbor to the west supports this
development.
And as Mr. Powers pointed out, it is
important for you to know that the neighbor
to the west is an LLC that is managed by the
same people who own the LLC for the subject
property. so, they might be the most
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sensitive, but they also benefit the most
from a decision to approve this construction.
Thank you.
CHAIRMAN DR. HOPPER: Is there anyone
else from the public wishing to speak on this
item? Yes, sir.
MR. LOVELAND: My name is Michael
Loveland. 1 live at 510 Northeast 64th
Street. I've sat on the Palm Grove
Homeowners Board for 14, 15 years. 1 helped
create the Historic District there, for this
very reason. we've worked with Dean in the
past with other projects, and 1 personally
don't have any issue with Mr. Lewis and his
projects, but we have had issues in the past.
personally live on the street where
the Starbucks project happened. we saw
issues that were going to be happening with
that project. we went, we met with them,
when it was just drawings, "we'll take care
of it, we'll look into it, we'll try to do
our best." Nothing changed. And now we are
stuck with traffic jams at the corner every
single day.
I think this building is quite
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beautiful, 1 just think it is out of scale
for the neighborhood. And at this point and
this stage in the game, we have to really
consider the scale. If the zoning isn't
going to be our friend, 1 would only hope
that the Board, the Preservation Board, will
be able to step in and help mitigate these
things, because this is just the first of,
I'm sure many, if we can't work on this T5
whole we seem to have. so, thank you.
CHAIRMAN DR. HOPPER: Were you sworn?
MS. RUPP: No.
THE CLERK: Do you swear or affirm the
testimony you're about to give is the truth,
the whole truth, and nothing but the truth?
MS. RUPP: I do.
THE CLERK: Thank you.
MS. RUPP: Good afternoon, christine
Rubb, Executive Director Dade Heritage Trust.
And 1 really didn't come prepared today to
speak on this issue, but as the conversation
went along, 1 took the liberty to do a Google
street view off the property. And you can
see how out of scale this project is with the
surrounding neighborhood.
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You know, Dade Heritage Trust is working
on preservation of neighborhood issues around
urban Miami, and people, residents of various
urban areas, especially those in historic
districts, are speaking up and speaking out,
and they want to take control of the future
of their neighborhoods. And 1 believe the
Board can really make a statement today to
look at the surrounding neighbors, look at
this neighborhood and see what this building
would mean to that neighborhood, as far as
the context and the historic integrity of the
area. Thank you.
MS. ZAPADA: Good evening. Elizabeth
zapada, 531 Northeast 76th Street. I'm still
not sure why this can't be three stories, why
we can't come to a compromise. 1, too,
appreciate the design, 1 think it's a lovely
building, but it is just massive for our
neighborhood. T5, in my understanding, is to
be at the head of a block in a more
commercial area, something that starts. This
is three, almost four folios back in the
neighborhood. our neighborhood is only two
blocks wide. That's it. so, when you are
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half a block in, that's a substantial impact
on our neighborhood. This project is
sandwiched on a little sliver of land in
between two historic districts, and it
will -- it's permanent. once it is built, it
is there. It creates that impact forever.
just -- you know, I'm having a hard time
wrapping my brain around the size, the scale,
of this building. And 1 would really like to
see if there is some way that we can, you
know, still come to a compromise and reduce
this down to a possibility of three stories.
Thank you, 1 appreciate it.
CHAIRMAN DR. HOPPER: Thank you. Anyone
one else from the public wishing to speak on
this item?
MR. FERNANDEZ: Thank you. if I may
have a few minutes for rebuttal?
CHAIRMAN DR, HOPPER: Yes,
Mr. Fernandez.
MR. FERNANDEZ: Well, I think that all
valid comments from the neighbors. 1 think
we heard many of these comments before when
this hearing was continued until today.
think it's important to emphasize the fact
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that our client does own the property to the
west. That property did come before this
Board, did obtain a Certificate of
Appropriateness, and it remains a
contributing historic structure that we have
not applied to modify. we have not applied
for a height increase on, an addition for.
we are utilizing it as an adaptive re -use of
a structure that is there today. And that,
in and of itself, provides a transition into
the other residents that live on the block
that they wouldn't otherwise have, 1 believe.
In addition, this project is entirely a
residential project that, although it is
taller, it will only add one residential unit
over what is already there today on the
block.
The current zoning, T5-L, would allow
more commercial uses, potentially, as it is a
mixed use transect, which would be arguably
more incompatible and introduce more intense
uses into this mixed use character street,
would describe it as, then the residential
project introduces.
so, 1 think that as a full residential
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project, you have a much more friendly
neighbor than you could otherwise have as a
commercial project. we are not disputing the
fact that the height is a factor that this
Board can consider. we can read the Code.
we understand that that's the case, and
that's, in fact, why we have capitulated and
provided a height reduction of over
25 percent over what is permitted under the
code. we think that that's very significant.
we've taken every design element, design cue,
potential use, such as a courtyard, hanging
gardens, flat roof, every type of design cue
possible, to move the massing and the impacts
of this structure towards the east and
separate the arguable impacts from the areas
to the west.
As to Mr. Cruz's comments with respect
to the zoning that was in place under the
prior code, 1 think those comments are
entirely irrelevant. The Commission had the
ability to revisit the zoning in this area
when they adopted Miami 21, and at that time
I'm sure that Mr. Cruz made the same
arguments that he's making today to the
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1 Commission, that this area should be
2 down -zoned, or should be limited as MiMo has
3 been limited, but the Commission decided not
4 to take that action.
5 And, in fact, the reason that you have
6 office zoning near this area and why you have
7 more intense development in this area, is
8 that this is a duplex area and always has
9 been a duplex area, and it is across from
10 Legion Park.
11 under the old Code ordinance 11,000, the
12 Code acknowledged that properties across from
13 large parks would be entitled to additional
14 floor area because they were across from
15 large vast open spaces, and there was a
16 certain balancing act that took place under
17 that Code in recognition of that fact.
18 we could go on for hours, and 1 could
19 bore the Board as to why things were the way
20 they were, but 1 won't.
21 And I would just say that we have made a
22 significant self-imposed restriction here in
23 an effort to obtain a favorable staff
24 recommendation. we think that we are
25 entitled or should be entitled to the
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Certificate of Appropriateness, based on the
good design that is before you, and the fact
that it is sensitive and compatible with both
the Palm Grove and MiMo's District. Thank
you.
CHAIRMAN DR. HOPPER: Thank you.
BOARD MEMBER MR. CAMPBELL: Mr. Chair,
may I ask a question?
CHAIRMAN DR. HOPPER: Let me close the
public hearing first.
BOARD MEMBER MR. CAMPBELL: Sure.
CHAIRMAN DR. HOPPER: I'll now close the
public hearing and open it up to the Board
for questions, comments, beginning with
Mr. Campbell.
BOARD MEMBER MR. CAMPBELL: Question for
the attorney of Mr. Lewis. Your property,
the property you're designing for is four
lots in from Biscayne Boulevard, right?
Correct?
MR. LEWIS: As you can see, yes, sir, we
are the fourth lot, commercial, commercial
parking to the Boulevard, 6600, and you also
have this parking lot, which will never go
away because it is integral to the Biscayne
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Inn Hotel, which completes the rest of the
block.
And this is a narrow sliver of utility
easement, alley, also.
BOARD MEMBER MR. CAMPBELL: okay.
MR. LEWIS: To your question, this is
the line which starts Palm Grove. It is not
three folios deep, as implied, it is actually
right on the fringe, right on the edge where
they advocate for a little bit more buffer
and height.
BOARD MEMBER MR. CAMPBELL: Okay. on
the property immediately to the west of you
is also T5?
MR. LEWIS: Yes, sir.
BOARD MEMBER MR. CAMPBELL: Correct?
MR. LEWIS: Yes, sir.
BOARD MEMBER MR. CAMPBELL: Does T5 end
after that?
MR. LEWIS: Yes. It then goes to T3-L
which is --
BOARD MEMBER MR. CAMPBELL: How many
lots are left on the block to the nearest
north/south street west of Biscayne?
MR. LEWIS: How many more blocks this
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way?
BOARD MEMBER MR. CAMPBELL: How many
more lots are, you know, how many lots are
left on that block, as you move west?
MR. LEWIS: Yes. I'm going to have to
look at my zoning map to confirm that.
MR. FERNANDEZ: I believe five.
MR. LEWIS: One, two, three, four, five,
six. Six. Half a dozen.
BOARD MEMBER MR. CAMPBELL: Okay. Thank
you.
MR. LEWIS: Sure.
And, well, these are the buildings that
complete the street with the zero to maximum
5-foot setbacks and the parking imposing that
we wanted to buffer.
CHAIRMAN DR. HOPPER: Mr. Fernandez?
MR. FERNANDEZ: Yes, sir.
CHAIRMAN DR. HOPPER: Who is the owner
of this property?
MR. FERNANDEZ: The owner is Interstate
Development, LLC,
CHAIRMAN DR. HOPPER: LLC, or LLP?
MR. LEWIS: LLP. Interstate
Development, LLP,
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MR. FERNANDEZ: Sorry, LLP.
CHAIRMAN DR. HOPPER: Are you aware that
this was administratively dissolved in 2001?
MR. FERNANDEZ: No, I'm not aware of
that.
CHAIRMAN DR. HOPPER: According to
sunbiz dot com it was. Does that have an
effect on your application?
MR. FERNANDEZ: I would have to look at
that. 1 don't know that -- that it hasn't
been reinstated. It's possible that it has
been reinstated.
BOARD MEMBER MS. LEWIS: Did you say
LLP, as in Peter, or LLC, as in cat?
MR. FERNANDEZ: LLP, as in Peter. I did
not create the corporation. I'm not the
corporate attorney.
CHAIRMAN DR. HOPPER: I would trust you
on that. It's LLC. My mistake, that was an
LLC of the same name, also in Deerfield.
To your knowledge, the LLP, as in Paul,
is active?
MR. FERNANDEZ: Is active.
BOARD MEMBER MS. LEWIS: what
jurisdiction is it formed in; do you know?
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MR. FERNANDEZ: Where it was
incorporated in, the partnership? 1 do not
know. 1 assume it is Florida, but 1 do not
know. 1 could find out for you.
CHAIRMAN DR. HOPPER: Just to make sure
our all I's are dotted and our T's are
crossed.
BOARD MEMBER MS. LEWIS: May I ask a
question?
CHAIRMAN DR. HOPPER: Yes. Ms. Lewis
has a question.
BOARD MEMBER MS. LEWIS: Mr. Fernandez,
did 1 understand correctly that the -- what's
the street address of the property
immediately to the west of 571?
MR. FERNANDEZ: 563.
BOARD MEMBER MS. LEWIS: 563?
MR. FERNANDEZ: Perhaps this will
refresh your recollection.
BOARD MEMBER MS. LEWIS: Do you expect
me to remember that long ago? 563, okay.
And 563, that property is also in T5-L?
MR. FERNANDEZ: Yes.
BOARD MEMBER MS. LEWIS: And did
understand correctly that the beneficial
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owners of whoever owns the 563 Northeast 67
Street are the same beneficial owners for 571
Northeast 67th Street?
MR. FERNANDEZ: That is correct.
MR. LEWIS: Which we've always --
BOARD MEMBER MS. LEWIS: I'm sorry, I
can't hear you, and I can -- I'm on a lineal
progression.
Did I also understand you to say that it
is of note, or that this Board -- you
suggested that this Board should take note
that the owner of 563 could, under existing
zoning, come to this Board and seek a
Certificate of Appropriateness to --
MR. FERNANDEZ: Modify?
BOARD MEMBER MS. LEWIS: -- undo what we
did in 2015?
MR. FERNANDEZ: No. What I said was
that they didn't come and apply for an
addition to that structure. In fact, they
sought to simply adaptively reuse the
contributing structure, as is, and they are
comfortable with that. And they could have
also incorporated that structure as part of
this application and combined both lots and
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provided an argument that they were providing
even a greater amount of setback by unifying
the lots, since they are both T5 and they
aren't T3, a Unity of Title would have been
possible to increase the lot size and make an
argument that the zoning -- the zoning
intensity is much, much less.
So, we didn't do that to create that
artifice, even though it would have been
entirely technically accurate, but we are
suggesting to you that the fact that they do
own it means that there is, in fact, a
transition taking place that is the result of
the actions of the similar beneficial owners.
BOARD MEMBER MS. LEWIS: Since you
brought it up, it would seem to me that it
would be helpful to the folks owning the six
lots to the west, were they comforted that
the lot abutting the lower -- lower zoned
residential lots would not seek the height
that is permitted by T5-L. So, since you
brought it up, what about a Unity of Title?
MR. FERNANDEZ: I knew you were going
there. well, I don't know about a unity of
Title, if that is necessary, but I think what
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you're getting at is a restriction on the
contributing structure, that they would not
apply for any height increase. Is that where
you are going with this? In other words --
BOARD MEMBER MS. LEWIS: You brought it
up, far be it for me to have thought of it on
my own.
MR. FERNANDEZ: Absolutely. And 1 think
we would be amenable to that.
BOARD MEMBER MS. LEWIS: Okay. So, that
there would be, just to be clear, you're
pointing at 563 Northeast 67th street.
MR. FERNANDEZ: Yes.
BOARD MEMBER MS. LEWIS: And it is now
two stories.
MR. FERNANDEZ: Yes.
BOARD MEMBER MS. LEWIS: And legally, as
we've all discussed, it could go up much
higher, even though it has a historic
designation, and that would have to come back
to our Board.
MR. FERNANDEZ: Right,
BOARD MEMBER MS. LEWIS: I think it
might be helpful, and an awfully good
gesture, if the owner of 563 Northeast 67th
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Street, were to bind that property in some --
voluntarily bind, of course, in some
recordable way and assurance to the City of
Miami, to Staff, to Palm Grove, to this
Board, that that property would never be
sought to have its height restricted above
the existing two stories.
MR. FERNANDEZ: I think that that's
perfectly acceptable, subject to being able
to utilize TDR's, to transfer the unused
development capacity, as is permitted under
all historic districts?
CHAIRMAN DR. HOPPER: And why would you
be unwilling to do that in this proposed --
MR. FERNANDEZ: Because today there is
no market for TDR's, for one.
And, number two, that shouldn't be a
requirement within a historic district that
you have to use TDR's. It's a voluntary
process that's available to an owner under
the code.
BOARD MEMBER MS. LEWIS: Let me go back
to your subject two, okay?
Today, 563 Northeast 67th Street could
go through the TDR process, today, it could.
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MR. FERNANDEZ: Yes.
BOARD MEMBER MS. LEWIS: And we don't
know whether it would comply, let alone know
whether there would be a market for those
TDR's.
MR. FERNANDEZ: Correct.
BOARD MEMBER MS. LEWIS: okay. So, the
idea of, let's put a restriction on 563
Northeast 67th street so that its height
would be capped at two stories, whatever that
is, not in any way abrogating the prior
historic designation, nor in any way
abrogating its right under the code to seek
TDR's.
MR. FERNANDEZ: I think that's
acceptable.
BOARD MEMBER MS. LEWIS: Okay. Thank
you.
MR. FERNANDEZ: Thank you.
BOARD MEMBER MR. TRACHTENBERG: I think
the point being made that this is the site,
or the folio, that creates the entry to Palm
Grove is an interesting one, because that's,
in theory, where the neighborhood begins.
But it seems like the question about the
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height is pretty much the major concern
from -- 1 mean, 1 unfortunately was not here
during the last meeting, so 1 missed that
conversation, but it seemed as though that is
sort of the direction in which they are
heading, especially since staff has commented
on that within the Report.
So, in that regard, 1 have a question.
mean, this isn't negating the fact that
think the design has a very interesting
modern approach. 1 think the aesthetic of
the building, whether it be here or somewhere
else, is rather, 1 think, definitive and nice
for its own right. But, in this zone it does
have an issue with a height in comparison to
its surrounding context, seeing as though
MiMo just to the east is 35 feet, right, and
then, of course, whether or not this goes
through with the two stories to the west.
My question would be for mr. Lewis is,
had he tested the idea of this floor -to -floor
of 12 feet.
mr. Lewis, your floor plate package, so
the ceiling to slab, is how deep?
MR. LEWIS: It would average 11 -- the
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12 feet is including -- is floor -to -floor.
So, subtracting your structural depth, in
most cases it would be hopefully at least
ten, when we have our ducts, our ceilings and
our secondary spaces and clear in the larger
spaces, 11, which is --
BOARD MEMBER MR. TRACHTENBERG: You're
saying about a foot, the package would be
about a foot?
MR. LEWIS: Structurally, yeah.
BOARD MEMBER MR. TRACHTENBERG: Now
ask that because if you're looking at a
24-foot, you know, floor -to -floor, when
you're thinking of unit -to -unit, because the
majority of your unit has a sort of an open
mezzanine space, right?
MR. LEWIS: Yes.
BOARD MEMBER MR. TRACHTENBERG: Have you
tested the same strategy, the same layout
with a floor -to -floor height of ten or nine
and a half to see what happens? Because when
you get your floor package, you end up
getting nine to ten foot clear, in that
regard, and in that move you end up gaining
anywhere from eight to ten feet of, you know,
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drop of height of your building.
MR. LEWIS: Right. well, we came down
from 14. You know, our competing market is
about 14 in these lofts, and we felt that 12
was a fair compromise, as opposed to 14.
Could we go slightly lower and squeeze
out a little bit more height is your
question?
BOARD MEMBER MR. TRACHTENBERG: I'm
trying to see what the ground here is in
terms of the lowest comfortable -- if you
studied these or not, of course. Because if
you're able to generate a lower height,
don't know if it's agreeable.
MR. LEWIS: I will be frank because I've
already looked at that, yes.
In response, we have already offered, as
well as the accommodations provisioned herein
at setbacks, density, scale, height, to go
down to 11 feet floor -to -floor, which would
give us a 55-foot height to top of roof deck
in exchange for Palm Grove's support. And we
never got a response back to them on that,
which, remember, would barely squeak out nine
and a half clear, 10 feet, in a larger
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spaces, and be lower in the secondary
tertiary with ducting and ceilings, et
cetera.
BOARD MEMBER MR. TRACHTENBERG: Okay.
MR. LEWIS: so, that's on the table. If
you want to make that a condition, we are
willing to accept.
BOARD MEMBER MR. TRAGASH: Are you
finished?
BOARD MEMBER MR. TRACHTENBERG: Go
ahead.
BOARD MEMBER MR. TRAGASH: I just want
to say, just from the start, this is the most
articulate Staff Report I have ever seen in
opposition to any project that I've been
familiar with.
MR. FERNANDEZ: we would have to agree
with you.
BOARD MEMBER MR. TRAGASH: And 1 think
it's for a reason, though. And 1 think the
reason is how -- not the design of the
building. You have a talented architect
doing a very qualified design. It's the
context. It's the massing, it's the scale,
it's the height, it is what should be denser
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along Biscayne Boulevard and higher is now
the low point, and now this intermediary
space next to single family residences is now
very high.
And I'm trying to understand, because
I'm looking at the zoning, I'm trying to
understand how the floor area fits into this
equation. And, so, I'm looking at this and
you have a 7,200 square foot lot, and you are
putting on 11,395 square feet. And how is
did that 11,395 arrived at? Is that the
maximum you can put?
MR. FERNANDEZ: No, no, the maximum is
28,000.
MR, LEWIS: 28,800 square feet.
Remember
BOARD MEMBER MR. TRAGASH: And how is
that determined, by 2.0 FAR?
MR. FERNANDEZ: It is determined by lot
coverage times five stories.
MR. LEWIS: That is not quite right. In
T5 you take the 80 percent of the lot
coverage and you multiply it by five stories.
That is your maximum buildable area, which in
this case the math is 28,800 square feet.
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MR. FERNANDEZ: That is what I just
said.
MR. LEWIS: Well, yeah. He meant --
it's not FLR, sorry. He's right. 80 percent
of the lot, times five, and successfully T4
is 60 percent times three.
BOARD MEMBER MR. TRAGASH: Are you
arguing that even though that's the maximum
allowed, it is not desirable?
MR. FERNANDEZ: No, no. What we're
saying --
MR. LEWIS: We are less than 50 percent.
CHAIRMAN DR. HOPPER: One of you at a
time.
MR. LEWIS: Yes, sir. We are less than
12,000 square feet. In fact, our building --
I've already gone like this. You have got to
stop beating -- we are there. That's my
point.
BOARD MEMBER MR. TRAGASH: And I like
your -- your contortion of how you're
describing the architecture. And this is
something that you said, Ben, that everything
has been done architecturally to keep this
building small scale as possible. And I
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would argue on the contrary. 1 would argue
the fact that you have two story volumes of
space is bulking the building up. The fact
that on the -- 1 guess it is on the west
side, you pull the building back, your floor
plates on the -- on the larger floor plate is
only 40 percent of the lot. Your floor
plates on the smaller are only 30 percent of
the lot. You could get the same 11,395
square feet in three stories, and you
would -- you would have exactly that much
MR. FERNANDEZ: But the setbacks would
be very different.
MR. LEWIS: Right.
MR. FERNANDEZ: The setbacks would be
right in front of the abutting
BOARD MEMBER MR. TRAGASH: But that's
what I'm trying to understand. The setbacks,
as you're describing them, there is zero
setbacks on the east, west and rear side, and
there is only a ten -foot front setback on the
front.
MR. FERNANDEZ: That is allowable. we
are providing much more than that. we are
providing five on all sides, ten in the
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front.
BOARD MEMBER MR. TRAGASH: what I'm
saying is, instead of having -- you could go
even higher. You are trying to squish this
down. But go higher, floor by floor, but
don't put two level apartments, put one level
apartment.
MR. LEWIS: Well, you're changing the
demographics of our client's analysis with
his people, his brokers, they wanted lofts,
lofts, people. The market is lofts.
BOARD MEMBER MR. TRAGASH: Right. But
what I'm trying to do is find an equation
where you can get the five units you want,
you can get them at the full 11,395 square
feet, and you can build a three-story
building.
MR. LEWIS: Well, then 1 wouldn't have
any windows or view. 1 have the courtyard
that 1 created with the west setback of over
27 feet from the property line in order to
ensure that those units have a private
spacial environment, hence further framed
with the trellis work. And that's the key to
the zero lot line developments. if 1 all of
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a sudden pack in flats, and I'm three-story
of flats, and my unit has a window where my
living space is, and I've got a wall banger
or whatever, and I'm looking at another wall,
which there is an 8-foot wall here built by
the neighbor, there is no value there for the
residents, hence the setback, so, that's why
we did it.
BOARD MEMBER MR. TRAGASH: But I'm
looking at the --
MR. LEWIS: Could we have done it and
squished it down a little? Then 1 got
smaller units. The client wanted larger loft
units. There is only six instead of ten.
There is obviously those design decisions we
are taking into consideration, and we
believed -- by the way, the so-9 overlay that
was referenced by one of our opponents,
Mr. Powers, is SD-9 employed this kind of
horizontal setback that was all adopted
by the community way back when, when I was
there, and also on the Board, with a
45-degree setback, as opposed to trying to
pull the building down to 40, 50 feet full
width, they rather 20 feet of height, 24 feet
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of height, and then a 45-degree angle. why?
Because that created this such highly
desirable living space buffer, green
landscape et cetera that we herein present to
you as the best solution.
BOARD MEMBER MR. TRAGASH: But the
result of what you're saying is making this
building go higher than it would have to go.
And that to me --
MR. FERNANDEZ: when you combine it with
the restriction being imposed on the T5-L lot
to the west, i think it is highly significant
because that lot could be the subject of an
application in the future for additional
intensity, based on the underlying zoning.
And I'm not saying that they would
necessarily do that, but the future owner
might do that.
So, by proffering a condition that would
in perpetuity limit that ability, 1 think
that is highly significant and creates an
appropriate transition outside, or abutting
the T3-L transect, which is further west.
BOARD MEMBER MR. TRAGASH: Right. But
I'm trying to find a way where the concern of
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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staff, the concern of the neighbors --
MR. FERNANDEZ: I don't think that
Staff, with all due respect, factored in what
just described to you, the fact that the
owners are the same beneficial owners, number
one.
Number two, that that contributing
structure to the west isn't a residential
house at all, but that it is a counseling
center that was approved by this -- those
facts are omitted from the Staff Report, as
thorough as it is. I'm bringing those things
to your attention now because 1 think that
they are salient and significant for you to
consider.
BOARD MEMBER MR. TRAGASH: But I think
this project represents a larger issue where
it's not just the immediate neighbors. This
seems to be a component of the Miami 21
zoning that occurs for, and 1 forget exactly,
five or six blocks. And so what -- what we
approve today is going to then set the
precedence for those five or six blocks.
MR. FERNANDEZ: As I've heard this Board
say many times, every application is taken on
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a case -by -case basis.
BOARD MEMBER MR. TRAGASH: But the case
for contextualism, the case for scale, the
case for height, all those that make this
compatible with the -- with the Historic
District, doesn't stop, it is just one. That
is what we are looking at.
MR. FERNANDEZ: I understand. I
understand.
BOARD MEMBER MR. TRAGASH: Okay. And
then one last thing. I'm trying to look at
how you are getting 14,000 square feet of
open space when 1 look at this. What part is
considered open and what part is not
considered open on your ground floor?
MR. LEWIS: Open space, by definition,
undeveloped excess --
BOARD MEMBER MR. TRAGASH: If you can
just get the ground floor and kind of show
me.
MR. LEWIS: Okay.
BOARD MEMBER MR. TRAGASH: I'm seeing
how -- is open space even though the building
on the second floor covers it, what is
setback on the ground floor?
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MR. LEWIS: No, no, of course not. Okay
you have here open space --
BOARD MEMBER MS. LEWIS: what sheet are
you on?
MR. LEWIS: A201. I'm going to look at
my diagram two seconds here.
BOARD MEMBER MR. TRAGASH: Because, you
know, from 1,400 square feet to 7,200,
that's, like, 20 percent. 1 don't see
20 percent open space.
And while he is looking, I'm looking at
you, Mr. Powers, the letter that was signed
on your behalf --
MR. POWERS: Correct. That is what
Elisa wanted to come up and say. we wanted
to make something very clear to this Board.
MR. LEWIS: Open space.
MR. POWERS: we approved the changing of
that house to be used as an office for a
commercial use. The neighborhood -- at the
time the neighborhood didn't know that that
owner also owned the property next door, nor
did they ever plan to build a building on it.
so, that was done in good faith with
Mr. Lewis at the time to give his client an
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office use.
BOARD MEMBER MR. TRAGASH: But this is
specifically the December 4, 2017.
MR. POWERS: Well, no, that was for '15,
2015. That was for 563.
BOARD MEMBER MR. TRAGASH: No. But this
is saying, signature, Elisa zapada, on behalf
of the Palm Grove Neighborhood Association,
Bob Powers, President,
MR. POWERS: Right. No, no, no, but I
also wanted to clear up the other letter that
Mr. Lewis gave. I'm sorry. what was the
other thing, Elisa?
MS. ZAPADA: The letter that he's
referencing is from 2015. This was a home.
People lived there. This was --
BOARD MEMBER MR. TRAGASH: Right. But
I'm referring to this one that was signed on
2017.
MS. ZAPADA: No. That was in opposition
to this -- that was from back in November or
December, 1 believe, when we started this
process. No, he and 1 are referencing one
from 2015 that 1 believe is in your package.
BOARD MEMBER MR. TRAGASH: Okay, 1 get
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it.
MS. ZAPADA: And this was always a
single family home. we agreed
BOARD MEMBER MR. TRAGASH: That's the
discrepancy of before --
MS. ZAPADA: -- we agreed to allow this.
BOARD MEMBER MR. TRAGASH: -- to support
and now it's opposition.
MR. POWERS: we didn't know. we had no
idea that this --
MS. ZAPADA: -- to be used as an office.
MR. POWERS: -- project was coming
along. we didn't know that.
MS. ZAPADA: we feel like we keep
getting pushed.
BOARD MEMBER MR. TRAGASH: Understood.
Thank you.
MR. LEWIS: Okay.
BOARD MEMBER MR. TRAGASH: So, you were
just looking at the open space requirements.
MR. LEWIS: Yes, sir, open space.
Any parcel or area of land -- this is
how we calculated it -- based essentially
unimproved permanent by permanent building,
open to the sky, such space shall be reserved
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for public or private use. open spaces may
include parks, greens, squares, courtyards,
hence our garden/courtyard is included in
that open space, on level two.
BOARD MEMBER MR. TRAGASH: Oh, so the
open space isn't on the ground floor, it is
on level two?
MR. LEWIS: It's combined. It's on the
ground and it's on the courtyard level.
BOARD MEMBER MR. TRAGASH: Okay.
MR. LEWIS: And includes gardens
BOARD MEMBER MR. TRAGASH: And the roof,
as well?
MR. LEWIS: paseos, and this is per
Article 1, definition of Miami 21.
Just to follow-up, our green space is
also compliant and that's open space outdoors
at grade, on roof landscaped and free of
impervious surfaces, and there you have 795
square feet.
BOARD MEMBER MR. TRAGASH: So they occur
on multiple levels?
MR. LEWIS: Green space, yes. Open
space, yes, is allowed.
BOARD MEMBER MR. TRAGASH: And one last
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question, just to understand this. so, 1 see
there is a pool on the second floor.
MR. LEWIS: It is more of a water
feature than a pool. You could call it a
plunge pool.
BOARD MEMBER MR. TRAGASH: And is it
only accessible to the lower floor units?
MR. LEWIS: No, no, it is accessible to
everybody.
BOARD MEMBER MR. TRAGASH: How would
they get there without going through those
units? 1 mean, it looks like you would have
to walk through someone's unit to get there,
unless those are your three units.
MR. LEWIS: Yes. The three unit lofts,
the unit lofts, have access to that pool.
The upper three units don't have immediate
access to that, they have separate balconies
instead.
BOARD MEMBER MR. TRAGASH: Okay, so they
have the overlook to it, but they can't --
MR. LEWIS: Yes.
BOARD MEMBER MR. TRAGASH: Got it.
MR. LEWIS: And then, of course, every
tenant or occupant has access to the roof
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terrace trellis, garden trellis.
BOARD MEMBER MR. TRAGASH: Let's get
back to where i think the other Board Members
were trying to find resolution, and myself,
as well. How can this be more compatible
with the neighborhood? How can it go down in
height? And where I'm saying the -- having
floors that are only 30 percent of the -- of
the site, that it seems like you could
increase that. You could -- so, you could
eliminate a whole floor, or eliminate two
floors. And there were some other
suggestions, well, maybe there could be
covenant for adjacent property, and so
therefore this would be a little bit higher
and that would create a better buffer. so,
think that's the direction.
MR. LEWIS: I had that discussion with
the ownership, and they are willing to drop
down another foot on each floor to 55 to roof
deck, in response to your concern.
BOARD MEMBER MS. LEWIS: Say that again?
MR. LEWIS: Instead of 60 feet to top of
roof deck, we'll push down another five feet
by going to 11 feet floor -to -floor, instead
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of our proposed 12, which is already two feet
lower than our entitled 14.
BOARD MEMBER MS. LEWIS: What does that
make your height?
MR. LEWIS: 55 to roof deck, instead of
60.
BOARD MEMBER MS. LEWIS: To top of roof
deck from grade?
MR. LEWIS: Yes.
BOARD MEMBER MR. TRAGASH: See, I'm
looking at it from a different standpoint of,
if you have -- let me just see what it is.
MR. LEWIS: The trellis is above, on top
of the roof.
BOARD MEMBER MR. TRAGASH: You have a
21-foot setback on the west side.
MR. LEWIS: That's actually greater than
21. As you can see here, depending on what
you're including, if you --
BOARD MEMBER MR. TRAGASH: 22-foot three
inches.
MR. LEWIS: Yes.
BOARD MEMBER MR. TRAGASH: If you didn't
have a 22-foot three-inch setback and you had
a 12-foot setback, could you take two floors
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off?
MR. LEWIS: NO, I couldn't. 1 couldn't
take two floors off. That would eliminate
the courtyard and the terrace, reducing it
down to the size of a bedroom, as opposed to
a courtyard, 20 feet. Remember, it is
20 feet of courtyard plus five feet of
landscape buffer that comes up from ground
level.
The ownership is adamant about the
two-story loft product, moreover than
squeezing wider flats. And you would
significantly have to reduce the square
footage.
But, again, we are willing to come
further down in height to 11-feet
floor -to -floor. Hopefully that's amenable,
as well as offering up a covenant to limit
future development on the adjacent historic
site to the west. To say, for example,
maximum of T4 development, or three stories,
two stories -- three stories, exactly. Three
stories. T4 is three stories, by the way.
It would seem to me that if the transition is
somewhat separate from this Board, but also
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part of your concern is that we introduce in
a rezoning band of T4, Transitional zoning,
on that westerly strip, and we can resolve
this issue for future concerns.
CHAIRMAN DR. HOPPER: So, just out of
curiosity, who is the target market for these
type of facility?
MR. LEWIS: High -end rental
professionals. It is not expected to be a
condominium. The live/work product is what
was demographically tested, proven, found to
be the most attractive that can have an
office space and still a bedroom on the loft
level.
CHAIRMAN DR. HOPPER: So, it would
include an office use, as well?
MR. LEWIS: No. Live/work meaning --
CHAIRMAN DR. HOPPER: Yeah, they would
have their office --
MR. LEWIS: Not per se, but, you know,
everybody likes to have a workspace, and that
seems to be the attraction of the double
level loft.
BOARD MEMBER MR. CAMPBELL: May I?
CHAIRMAN DR. HOPPER: Yes, Mr. Campbell,
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sorry.
BOARD MEMBER MR. CAMPBELL: Okay. In
terms of Mr. Tragash's suggestion, 1 do
understand Mr. Lewis' position because
squashing down to three would eliminate the
more sophisticated spacial amenities which
his client desires. 1 would really make it a
more of a lower costing housing project, more
than a more sophisticated urban product. So,
understand the difficulties in trying to
cut two stories, bring it down to three, but
in losing courtyard, losing, you know, those
features. So, 1 understand the difficulty
and why it's at five feet.
But 1 also want to talk about -- this is
for everyone, but especially the neighbors
who are in the area about the urban theory,
in general. The New York City of 1892 is not
the New York city of 1992. And how do you
sophisticatedly advance an densify a
neighborhood over a period of 50 years to a
century in a way that's compatible with life
and enjoyment of life for a neighborhood?
And we see what happened pre -Miami 21 in
the Bayside area, where a single family
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cottage would be next to a 50-story building.
And that's some of the things that Miami 21
came along to resolve because, you know,
development rights, and property rights, and
property ownership, and capitalism opens the
door to certain activities in development.
so, 1 think the neighbors should
actually be grateful to Miami 21 and be
grateful for T5 transects and designations
for those lots, because it has effectively
disempowered any kind of 50, 30, 20-story
high-rise desires that were definitely being,
or should 1 say, Biscayne Boulevard was
definitely being eyed for. so, miami 21
actually saved Biscayne Boulevard and those
neighborhoods from that kind of speculation.
They should also be grateful for
mr. Lewis' efforts to really minimize, like
it was said, legally they are allowed to go
to 84 or 85 feet. This is now 60 feet.
And 1 would also ask the neighbors to
think about, if you do have children, and you
have a business, where do people live? The
city of Miami needs many, many more apartment
buildings than they have right now to come
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online, but they need apartment buildings
that are neighborhood scale, and 1 think this
is one example of a project that accomplishes
this.
so, I'm approaching it from the angle of
100 years from now what would the neighbors
think of this project as they are viewing it
as it unfolds today? And that's why 1 am in
agreement with this project, because it
really has solved a lot of urban theory
issues that 1 have studied and seen in many
cities around the world, and what 1 have seen
happen here in Miami itself in the last 20
years.
There is also a couple of things in
staff analysis that 1 want to talk about.
on packet page 158, on the one, two --
fifth paragraph it says, "It can be argued
that the east and north elevations contain
large sections of blank windowless walls."
so, I'm not sure if there is an adjustment
between that paragraph when it was written
and the drawings we see now, but I'm not
seeing the large windowless walls situation
that is written here. That's one thing.
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And the 19-foot setback which was
written off in the next page, 159, on the
fourth paragraph, you have to understand
urban design theory in that a 19-foot setback
is appropriate for a one-story or two-story
single family home. But when buildings get
larger and have more dense features, setbacks
are reduced, and that's to accommodate the
functions of the building. so, that's why
when Biscayne Boulevard is so close, our
setback on the four lots back it still
retains that reduced setback situation. That
was part of the urban design theory. okay.
so, you know, for these reasons, 1 ask
the neighbors to really think about, you
know, what I have said, what is in front of
them, what T5, what Miami 21 has done,
because 1 think the problem is not
necessarily Mr. Lewis or his project, but the
size of buildings that will come online in
the neighborhood in the future. And 1 hope
that, you know, in compromise with
development and city of Miami, the fact that
highrises would want to be on Biscayne
Boulevard 50, 30, 40 stories high, and now
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you have T5 that gently -- maybe not to your
absolute, absolute liking but gently in terms
of urban theory in general, brings buildings
down to scale back into the single family
neighborhood. It is not as if the street is
two streets in from Biscayne Boulevard. That
block is directly on Biscayne Boulevard.
That block shares Biscayne Boulevard. so, it
is open to more intense development, which
is -- this building is really not that
intense at all. Thank you.
CHAIRMAN DR. HOPPER: Any other
comments?
BOARD MEMBER MR. TRACHTENBERG: Yes.
So, just winding back a little bit to this
concept of the reduced height. Let's say we
somehow agree to a concept of the 55-foot,
regardless, we are still able to see this
dramatic facade from Biscayne Boulevard which
is all this naturally ventilated corridors.
You have seen the other building that is
along Biscayne Boulevard, and basically it's
the same spot, 1 forget which street it is
on, maybe it's 68th street, it's similarly
scaled building, very tall, brown, it's
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definitely an eyesore in a lot of ways.
don't know if you're familiar with which one
I'm --
MR. FERNANDEZ: That's why this one was
designed.
BOARD MEMBER MR. TRACHTENBERG: Right.
what is interesting about that is, as we are
setting a precedent here and this is sort of
the gateway to the neighborhood, because it
is that line that runs along parallel to
Biscayne Boulevard, there is an opportunity
with that face.
You had mentioned the parking lot that
is to the east of it, that will never be
built on because it's connected to the hotel
on the north side of the block. so, it will
always be able to see this facade.
I'm curious, since you mentioned this is
a commercial product, that they are going to
be doing rentals there, so it is going to be
maintained by a specific owner, you have
designed plantings for the street side of the
building. would it be a problem, 1 mean,
you've got pretty nice wide 5-foot corridors,
pretty healthy width corridor, to create a
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green wall, whether it be internal or along
the railing itself, to allow for more of a
green aesthetic, small plantings, I don't
know, maybe bougainvilleas, something simple,
because it is going to be maintained by one
owner, that will give a very nice plush green
aesthetic to the eastern facing facade.
MR. LEWIS: we opted to put the common
green space primarily on the roof, which will
overhang and you'll see clearly from the
east, as well. And those corridors and the
width, a planting ledge, ends up being built
into your structural component of your
parapet, can heighten or thicken the parapet.
We wanted a lighter more glassy look on those
railings and those walkways.
BOARD MEMBER MR. TRACHTENBERG: What are
the bars that are designed into the facade?
I'm talking about the eastern facade, of
course.
MR. LEWIS: Yes, right here. Yes, this
is an 8-inch slab projection with mosaic tile
on the face of that edge to create that
linear line work and further reduce the
height impact.
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BOARD MEMBER MR. TRACHTENBERG: And if
that was thickened vertically to be able to
house a planting device, then we would be
reading a facade that would, you know,
basically be -- yes, exactly. 1 think it
would soften the edge condition that is being
created while also setting a precedent for
something more interesting than just the
stucco edge of a building.
MR. LEWIS: Perhaps imagine that here in
these two bays to parallel.
BOARD MEMBER MR. TRACHTENBERG: uh-huh.
You mean as opposed to running it along the
whole corridor?
MR. LEWIS: The full length. Yeah,
would rather see it here in the center full
length or on the two edges.
BOARD MEMBER MR. TRACHTENBERG: Right.
would say the longer portion of the
building would be nice. 1 mean, 1 don't know
if --
MR. LEWIS: Two every other or all this
floor? we don't need but one, two, three
levels? Three levels?
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BOARD MEMBER MR. TRACHTENBERG: I would
say the one that we would be able to actually
see from the street side. So, it would be
above the third story, right around there.
MR. LEWIS: So, these two levels here?
BOARD MEMBER MR. TRACHTENBERG: Yes.
MR. LEWIS: That's a good idea. Always
a great element. I'm always pro green space,
you know, increase the cost of construction,
planters, drainage, sprinklering,
maintenance, but it's better than some of the
plastic mesh painted green I've seen
throughout the town.
BOARD MEMBER MR. TRACHTENBERG:
well,
mean, what becomes interesting about this lot
is that it actually does have two main
frontages. I mean, you've got your main
street frontage but you've got your Biscayne
Boulevard frontage, which will be able to be
seen up and down the corridor.
MR. LEWIS: Yes. I like the idea. It
is perfectly adaptable to us.
BOARD MEMBER MR. CAWLEY: Mr. Chair, is
it okay if I ask a question?
CHAIRMAN DR. HOPPER: Yes.
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BOARD MEMBER MR. CAWLEY: Mr. Lewis, a
quick question. The green space area on the
first floor are overhung by the second floor
floor plate; is that correct?
MR. LEWIS: No, no, sir. The green
spaces on Plan A201 are open to the sky here.
You have your green space. And then you have
a 5-foot rear setback of green, and we have a
little less than three feet of green planting
area, but five feet void along the west
boundary, and then that's on the ground
level.
BOARD MEMBER MR. CAWLEY: Okay.
MR. LEWIS: As per Code requirements.
BOARD MEMBER MR. CAWLEY: My take is
this. I think that --
MR. LEWIS: The wall is already
constructed on the neighbor's side, and we do
foresee Traveler Palms along that boundary to
compliment their landscaping, which I happen
to know it also includes Traveler Palms.
BOARD MEMBER MR. CAWLEY: Okay.
Somebody mentioned earlier, I mean, obviously
the idea is to look at every project within
context. Let me just -- my feeling being a
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resident of the neighborhood, is that the
architecture -- 1 really, really like the
architecture, and 1 think you have done a
really -- an excellent job at making the
building seem very transparent. 1 mean,
think that the elevation in the front, the
way that you've treated it with those two big
picture frame windows, so to speak, 1 think
that is really successful. 1 think the way
that you broke up the front facade, and you
have the linear vertical strip with the
plantings 1 think is really cool.
MR. LEWIS: Thank you.
BOARD MEMBER MR. CAWLEY: The western
massing is, from my understanding, so, you're
involved with both projects, correct?
MR. LEWIS: Yes.
BOARD MEMBER MR. CAWLEY: The one to the
west and the one to the east. well, the way
that you have the pool/courtyard/garden area
is completely open so there is no -- 1 mean,
you have completely gotten rid of the mass
with the exception of your, 1 guess,
vertical -- your horizontal structure.
MR. LEWIS: Yes, sir. This is open
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space. There is the fountain wall that you
see here on the elevation.
BOARD MEMBER MR. CAWLEY: Okay.
MR. LEWIS: On the level of the
courtyard -- are you with me?
BOARD MEMBER MR. CAWLEY: uh-huh.
MR. LEWIS: Other than that, this is
all -- this is all open.
BOARD MEMBER MR. CAWLEY: Right.
mean, what I'm looking at, I'm looking at
what are the possibilities here that you can
just make some -- maybe there are some
landscape -related adjustments that can be
made.
MR. LEWIS: Well, we do have palms
planted in there on the courtyard already.
BOARD MEMBER MR. CAWLEY: I see that.
And then I see at the ground floor there is a
really, really narrow landscape strip between
the parking and the wall and the adjacent
west, correct?
MR. LEWIS: Yes, unfortunately.
BOARD MEMBER MR. CAWLEY: So, you are a
little bit limited in terms of what you could
do from a vegetative massing standpoint in
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that location.
MR. LEWIS: Yes.
BOARD MEMBER MR. CAWLEY: But,
theoretically, you can take the -- you can
really bolster the water feature
courtyard/garden, you could adjust it and put
a much more extensive landscape screen along
that western side, maybe minimize the size of
the water feature, do something more thick
and lush, like a tropical garden there, with,
you know -- this could be really assume. I
wouldn't imagine that your neighbors wouldn't
necessarily -- that the residents would
necessarily want to be looking west across at
the roofs of the other buildings beyond.
What I'm saying is that you could
totally make that -- the way that the
building is designed, you could make that a
much more effective tropical garden on that
seconds level.
MR. LEWIS: Yes, absolutely we could.
BOARD MEMBER MR. CAWLEY: And that
would, you know, could very well be more cost
effective than building a water feature in
conjunction, just as in --
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MR. LEWIS: or smaller, significantly
smaller --
BOARD MEMBER MR. CAWLEY: Yeah.
MR. LEWIS: -- in exchange for the wall
panel, introduce a layer of green here.
BOARD MEMBER MR. CAWLEY: I mean, that
would be --
MR. LEWIS: At least 7 feet mature
height.
BOARD MEMBER MR. CAWLEY: Or could even
be taller, correct?
MR. LEWIS: Right.
BOARD MEMBER MR. CAWLEY: I mean, the
space is completely open.
MR. LEWIS: Sure,
BOARD MEMBER MR. CAWLEY: It could be
taller.
MR. LEWIS: Yes.
BOARD MEMBER MR. CAWLEY: You could
basically make that entire west side
completely almost disappear with bamboo, or
something like that. Not to go too far in
the direction, but you could make that a
really, really awesome tropical garden.
MR. LEWIS: A really elegant layer of
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bamboo along this would be fantastic.
Richer.
BOARD MEMBER MR. CAWLEY: Right. So,
that would do a lot to that western
elevation. And then, you know, 1 understand
the height issues and 1 understand that this
is complex because it is in a, you know, in a
historic -- it is on the border between one
historic area and another, correct?
MR. LEWIS: Yes.
BOARD MEMBER MR. CAWLEY: But there are
larger buildings in the neighborhood.
MR. LEWIS: Oh, yes.
BOARD MEMBER MR. CAWLEY: There are big
buildings all around, right. They are just,
guess, grandfathered in, or they were there
previous to a lot of these discussions.
so, 1 think that if it's -- if you look
at everything within context, and if scale is
the major issue here, it just seems to me
that the architecture is really -- 1 think
really classic, really nice. And if there is
a way to tweak it with the exterior, and
landscape, and some of these height
compromises, and then the concept that you
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have this western parcel as well, 1 think
that it's a really cool project.
And to the east it's a parking lot. To
the east it's a parking lot. so, this
building ends up becoming the -- if you drive
down Biscayne Boulevard there is the brown
building on the corner there, you end up
seeing this beyond, and it's 25 feet taller
now. so, my feelings are that.
MR. LEWIS: Thank you.
BOARD MEMBER MR. CAWLEY: If that helps.
MR. LEWIS: Thank you.
CHAIRMAN DR. HOPPER: Anyone else before
make a comment? I'm looking at sheet looks
like Item 1.04, where you have shadowed the,
guess, allowable volumes present in that.
MR. LEWIS: Yes.
CHAIRMAN DR. HOPPER: And that's what
really, really troubles me. Miami 21
notwithstanding, there is no way 1 could
support the intrusion of something so large
in the Historic District. 1 mean, the
project is good, but there is no way 1 could
support the intrusion of something so large
in a Historic District, miami 21 and zoning
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notwithstanding. And that's all 1 have to
say. If someone has a motion.
BOARD MEMBER MR. TRAGASH: I just want
to say -- in terms -- 1 have a big problem
with this for the same reason, this precedent
that this would set 1 think is going to
really negatively impact the Historic
District.
And 1 look at it, and, you know, doing a
lot of work on Miami Beach, Flamingo Park
area which has very high cost per square
foot, very desirable areas, those are 50-foot
wide lots, basically the same depths 120, 130
feet. They are two to three stories. They
are well over the 12,000 square feet that you
have. They don't have these gardens, they
don't have these two-story volumes, but the
location of this being one block off of
Biscayne Boulevard, or not even a whole
block, is going to be very desirable. And
think the extra height, that's what I'm
saying is, you could go the 14 feet high, but
you could get this within three stories. And
think it would be extremely marketable.
And 1 think the economics of it, the value of
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your either sale or rental per square foot
will be as high or higher, and it will be
more contextual with the neighborhood. So,
just feel like I can't -- we keep saying,
well, you have to have this garden, you have
to have this, 1 find it somewhat -- if 1 were
on the ground floor, or the second floor, and
had people on the unit above me overlooking
me and had to share that terrace space,
don't see it as a real benefit.
And, again, I'm not saying for this, I'm
saying primarily, my decision being
formulated by the context.
BOARD MEMBER MS. LEWIS: Mr. Chairman?
CHAIRMAN DR. HOPPER: Yes, Ms. Lewis.
BOARD MEMBER MS. LEWIS: 1 would like to
make a motion for the issuance of a
Certificate of Appropriateness for property
at 571 Northeast 67th street, to permit the
demolition of a non-contributing structure,
and the new construction of a multi -story
residence with a rooftop terrace, in
accordance with plans, and I'm going to say
they were prepared by D.B. Lewis and dated
December 5, 2017, but staff can correct me if
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don't have that date correctly. on four
conditions:
1. That the Applicant and its
beneficial affiliate will voluntarily proffer
a covenant restricting the height of property
co -owned, the address of which is 563
Northeast 67th street, to not greater than
the height permitted by T3-L zoning, without
in any way abrogating the HEP Board order of
2015, certificate of Appropriateness for that
site at 563 Northeast 67th Street, and
without limiting that property's right to
seek TDR's in accordance with any existing
law.
2. That the height of the structure
from grade to the top of the roof deck shall
not exceed 55 feet.
3. That there will be levels of
horizontal landscaping from floors three to
roof on the east elevation of the structure
to be approved by staff.
4. That the west elevation will be made
into a lush tropical garden, not less than
seven feet of height, also to be approved by
Staff.
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CHAIRMAN DR. HOPPER: On level two?
MR. FERNANDEZ: which is the courtyard
level, so to speak.
BOARD MEMBER MS. LEWIS: okay. West
elevation at level two will be a lush
tropical garden not less than seven feet in
height, to be approved by staff.
CHAIRMAN DR. HOPPER: Is that it?
BOARD MEMBER MS. LEWIS: That's it.
CHAIRMAN DR. HOPPER: Is there a second?
BOARD MEMBER MR. CAMPBELL: Yes.
CHAIRMAN DR. HOPPER: Mr, Campbell has
seconded.
MS. KETTERER: If I may quickly, 1 do
have somewhat of a concern to put a
restriction on the property that is not in
front of the Board. It's not a part of the
application. 1 do have somewhat of a
concern.
BOARD MEMBER MS. LEWIS: Counsel,
Counsel voluntarily proffered it, Counsel has
represented that he represents both property
owners.
MS. KETTERER: okay. If we could just
have on the record that it is voluntary, and
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if we could just put a specific relationship
on the record, 1 would feel a little bit more
comfortable.
MR. FERNANDEZ: obviously if we don't
satisfy that condition the Certificate of
Appropriateness or the special Certificate of
Appropriateness will be, you know,
meaningless. Thank you, Counsel.
BOARD MEMBER MR. CAMPBELL: Before we
proceed, 1 have a question for Counsel.
when that special relationship goes on
the record, is it binding in the future for
when ground breaks, or when plans are
submitted for the property next door? Is it
binding straight all the way to the moment of
potential construction on that lot?
MS. KETTERER: Is it the Board's
decision, the Board's condition?
BOARD MEMBER MR. CAMPBELL: Well, the
special relationship that you described
should be on the record that -- that the
Counsel for the owners agree to abide by the
condition. Is that condition binding for the
life of that property to the point where it
begins to be built upon?
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MS. KETTERER: I'm not sure that
understand your question, so let me explain a
little bit further by what 1 meant by a
special relationship.
so, one, 1 just want it to be clear on
the record that it is voluntary.
And, two, the special relationship is
between why this has anything to do with this
specific project that is in front of the
board.
So, what does limiting the height next
door, what is that relationship with
approving this specific property?
BOARD MEMBER MR. CAMPBELL: Okay.
MS. KETTERER: Does that make sense?
BOARD MEMBER MR. CAMPBELL: Yes.
MS. KETTERER: So, whatever the Board
decides, 1 mean, it would be a condition and
it would be -- the covenant would be binding,
if that's where you were going with it.
BOARD MEMBER MR. CAMPBELL: Yes, thank
you.
MS. KETTERER: All right. Perfect.
CHAIRMAN DR. HOPPER: Any other
questions on the motion?
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Roll call, please.
BOARD MEMBER MR. FREEDMAN: Discussion
or questions?
CHAIRMAN DR. HOPPER: Either one.
BOARD MEMBER MR. FREEDMAN: Two items.
1. Kudos to Mr. Lewis for a very
professional job.
2. Members of this board, who were on
this Board in 2009, sat through interminable
meetings, often until midnight, to go through
hundreds of properties in Palm Grove to give
birth to the district.
In the constant mantra of the residents
was, we want to protect our neighborhood from
the incursion of more tall buildings.
And for that reason, 1 can't support it.
CHAIRMAN DR. HOPPER: Anything else?
okay. Roll call, please.
MR. ADAMS: Before you do the roll call,
staff has a number of other conditions that
the Board would perhaps like to consider.
BOARD MEMBER MS. LEWIS: where might we
find those?
MR. ADAMS: We actually have them here
which 1 can read, and you can either agree
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with them or not agree with them. Because
Staff's initial recommendation was for a
continuance. So, since there wasn't a
continuance with conditions --
BOARD MEMBER MS. LEWIS: In an effort to
speed things up
MR. ADAMS: Yeah, we were thinking No.
4, Preservation Staff shall review and
approve the pavers for the proposed driveway
located on the ground level of the primary
frontage along Northeast 67th Avenue?
BOARD MEMBER MS. LEWIS: Yes.
MR. ADAMS: No. 6, Environmental
Resources Staff shall review and approve an
alternative to the proposed two new live oaks
and proposed two new Montgomery Palms?
BOARD MEMBER MS. LEWIS: Yes.
MR. ADAMS: No. 7, should Environmental
Resources Staff, pursuant to Chapter 17 of
the City code of ordinances, determine
specimen size trees would be negatively
impacted by the new construction, the matter
shall be referred to the head for its
decision?
BOARD MEMBER MS. LEWIS: Reluctantly,
MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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yes. You ought to know that by now.
Before we get -- before we get to this,
we've been at this for two hours, and this is
the third time that all these neighbors have
come down and all these applicants have come
down. And to say, oh and by the way we need
to refer this to another department is not
the way it ought to be.
MR. ADAMS: No. 10, the Applicant shall
update proposed construction plans to include
bay windows at the cantilevered balconies?
BOARD MEMBER MS. LEWIS: I don't know
what that means.
MR. ADAMS: That's actually zoning, so
zoning may actually very well take care of
that, Miami 21.
BOARD MEMBER MS. LEWIS: wouldn't that
be covered by -- 1 assume you are going to
want 15?
MR. ADAMS: Yes, that's fine.
BOARD MEMBER MS. LEWIS: So, 15, yes.
MR. ADAMS: Okay.
No. 13, Preservation and zoning staff
shall review and approve the location design
of the proposed bike racks?
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BOARD MEMBER MS. LEWIS: Yes.
MR, ADAMS: No. 15, the project shall --
we have that.
BOARD MEMBER MS. LEWIS: No. 14.
MR. ADAMS: And we had one other here,
the property owner shall maintain all
landscaping specifically because of the new
landscaping requirements on the building, we
want to make sure that the property owner
will maintain that landscaping on the
building.
BOARD MEMBER MS. LEWIS: Yes.
CHAIRMAN DR. HOPPER: How many is that
in total?
BOARD MEMBER MS. LEWIS: One, two,
three, four, five, six. Six plus four, ten.
CHAIRMAN DR. HOPPER: Plus the last one.
BOARD MEMBER MS. LEWIS: That's three.
One, two, three.
BOARD MEMBER MR. CAMPBELL: As the
second, let me be clear on the Staff's
proposed conditions: No. 6, No. 7, 10, 13
and 15; am I correct?
BOARD MEMBER MS. LEWIS: What about No.
4?
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MR. ADAMS: No. 4, No. 6, No. 7, No. 14,
No. 15, and we introduced the new one that
the property owner shall maintain the
landscaping on the building.
BOARD MEMBER MS. LEWIS: Okay.
BOARD MEMBER MR. CAWLEY: Mr. Chair,
have a question. This brings up some
interesting points. These conditions here
mentions things existing trees on the
property, there are things that are going to
come into play as this process moves from
this Board into permitting.
So, rather than go piece -by -piece
through every single component of, for
instance, landscape plans, 1 think 1 would
like to add an additional condition to the
ones that were already made, which is that
the Applicant should thoroughly study the
existing landscape plan, should really beef
up the landscape on the north elevation, and
all locations possible, to ensure that the
building is going to be adequately screened
on all sides, in a tasteful manner, that is
conducive with the architectural design.
There are just things that are going to
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happen. You are not proposing a lot on the
northern setback area. There's a lot of
blank wall in there, not unattractive blank
wall, but it's a big facade. You have your
largest landscape area along that northern
elevation. There's a lot of things that you
can do there that could substantially make
this architecture blend into the surrounding
environment and still be within context.
That's a general condition which 1 would
suggest should be added.
BOARD MEMBER MS. LEWIS: Increase
landscaping on north elevation, to be
approved by staff.
BOARD MEMBER MR. CAWLEY: Greatly
increase proposed size, quantity, location,
material of landscaping, in all landscaped
areas, to further enhance the
interior/exterior garden architectural design
style, in a manner to be reviewed and
approved by staff.
MR. LEWIS: You got it.
BOARD MEMBER MS. LEWIS: I accept.
BOARD MEMBER MR. CAMPBELL: Reflect an
updated landscape plan.
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BOARD MEMBER MR. CAWLEY: That's all
going to happen when they hit that portion.
That's what I'm suggesting.
BOARD MEMBER MR. CAMPBELL: Okay.
CHAIRMAN DR. HOPPER: okay. Any other
discussion? can we have a roll call, please.
MS. KETTERER: Excuse me, if I could
please -- if 1 could have the Board put on
the record that special relationship between
the neighboring property and this one.
BOARD MEMBER MS. LEWIS: Let me try.
We have heard sworn testimony from
Applicant's counsel, A, that he represents
the owner of 571 Northeast 67th Street, and
that he also represents the owner of 563
Northeast 67th Street.
MR. LEWIS: And isn't there some
overlapping ownership there?
MR. FERNANDEZ: Yes.
BOARD MEMBER MS. LEWIS: That there is
overlapping ownership, and that, in
recognition of the planning principals of
transition zoning, and transition of heights
between taller structures and lower
structures, that those beneficial owners
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recognize the value of having a step down, I
think that's the right word --
MR. FERNANDEZ: Yes.
BOARD MEMBER MS. LEWIS: -- between
height, specifically 55 feet at 571 Northeast
67th Street, and the single story residences
to the west, which are located in the T3-L
District; that the Applicant's Counsel
recognizes all of that, and has, with the
approval of his clients, voluntarily
proffered to record a covenant, the form of
which will be subject to the reasonable
approval of Counsel, the Applicant, and the
City Attorney, which will reflect that the
maximum height on the property, the address
of which is 563 Northeast 67th Street, will
not be greater than that permitted by T3-L.
Does that do it?
MS. KETTERER: Yes.
BOARD MEMBER MR. CAWLEY: Uses are then
affected by that.
BOARD MEMBER MS. LEWIS: I'm talking
height.
BOARD MEMBER MR. CAWLEY: I'm talking
uses.
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1 BOARD MEMBER MS. LEWIS: I'm talking
2 height.
3 MS. KETTERER: Thank you.
4 CHAIRMAN DR. HOPPER: Can we have a roll
5 call now, please?
6 THE CLERK: Roll call.
7 Roll call on HEP No. 3 File ID 3166.
8 Ms. Lewis?
9 BOARD MEMBER MS. LEWIS: Yes.
10 THE CLERK: Mr. Campbell?
11 BOARD MEMBER MR. CAMPBELL: Yes,
12 THE CLERK: Mr. Cawley?
13 BOARD MEMBER MR. CAWLEY: Yes.
14 THE CLERK: Mr. Freedman?
15 ' BOARD MEMBER MR. FREEDMAN: No.
16 THE CLERK: Mr. Tragash?
17 BOARD MEMBER MR. TRAGASH: No.
18 THE CLERK: Mr. Trachtenberg?
19 BOARD MEMBER MR. TRACHTENBERG: Yes.
20 THE CLERK: And Chair Hopper?
21 CHAIRMAN DR. HOPPER: No.
22 THE CLERK: Motion passes 4 to 3 as
23 amended. This decision is final, unless
24 appealed to the Hearing Boards Division
25 within 15 days.
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MIAMI-DADE COUNTY COURT REPORTERS, INC. (305) 373-5600
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CERTIFICATE OF REPORTER
STATE OF FLORIDA
COUNTY OF DADE
I, JANICE AGUIRRE, Registered
Professional Reporter, do hereby certify that 1 was
authorized to and did stenographically report from the
audio file the HEPB Board Meeting of January 2, 2018;
that a review of the transcript was requested; and that
the foregoing transcript, pages 1 through 112, is a
true record of my stenographic notes.
FURTHER CERTIFY that 1 am not a
relative, employee, or attorney, or counsel of any of
the parties; nor am 1 a relative or employee of any
of the parties' attorney or counsel connected with the
action, nor am 1 financially interested in the action.
DATED this 25th day of April, 2018
at Miami, Dade county, Florida.
JANICE AGUIRRE
Registered Professional Reporter
Notary Public, State of Florida
Commission NO. GG 160089
My Commission Expires: December 8, 2021
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Association [3] 34/22 35/22 73/8
assume [3] 54/3 93/11 105/18
assurance [1] 58/3
asymmetrical [3] 6/6 7/3 25/16
attached [7] 2/15 4/10 4/19 5/17 9/7 10/2
12/14
Attachment [6] 4/10 4/20 5/18 9/7 10/2
12/14
attention [3] 38/22 39/22 70/13
attorney [8] 1/24 2/17 33/21 50/17 53/17
110/14 113/8 113/9
attraction [1] 80/22
attractive [1] 80/12
audio [1] 113/5
authority [1] 39/12
authorized [2] 18/11 113/5
available [1] 58/20
Avenue [5] 3/16 9/7 10/1 24/25 104/11
average [4] 9/12 9/18 31/14 60/25
averages [1] 31/12
avoid [2] 25/22 30/5
aware [2] 53/2 53/4
away [4] 21/22 21/23 42/2 50/25
awesome [1] 94/24
awfully [2] 34/16 57/24
awfully -- [11 34/16
B
back [18] 19/9 21/17 28/16 29/23 31/11
35/25 36/145/23 57/20 58/22 62/23 66/5
68/21 73/21 77/3 84/1185/4 85/15
backdrop [1] 34/14
backed [1] 35/10
balancing [1] 49/16
balconies [4] 11/2128/18 76/18105/11
balcony [1] 31/23
bamboo [2] 94/2195/1
band [1] 80/2
banding [2] 26/9 26/11
bands [1] 26/15
banger[1] 68/3
barely [1] 62/24
bars [1] 87/18
base [2] 26/6 26/7
based [3] 50/169/15 74/23
basically [5] 40/10 85/22 88/5 94/20 97/13
basis [4] 30/2 34/5 42/10 71/1
bay [6] 11/20 24/24 25/2 28/15 31/23105/11
bays [1] 88/11
Bayshore [1] 24/12
Bayside [1] 81/25
be [139]
be -- [2] 88/5102/19
Beach [1] 97/10
beating [1] 65/18
beating -- [1] 65/18
beautiful [2] 28/24 44/1
because [48] 8/11 15/16 16/19 16/25 22/20
26/21 27/6 28/3 32/3 32/15 35/5 36/6 36/12
37/15 37/18 37/19 38/15 39/3 39/14 39/14
39/18 39/24 44/8 49/14 50/25 58/15 59/23
61/12 61/14 61/2162/12 62/15 64/5 69/2
69/13 70/13 72/7 81/4 82/3 82/10 83/9 84/18
86/9 86/15 87/5 95/7104/1 106/7
becomes [1] 89/15
becoming [1] 96/5
bed [1] 28/6
bedroom [2] 79/5 80/13
beef [1] 107/19
been [23] 13/1 13/2 13/7 13/8 17/12 21/4
33/21 34/17 36/15 36/24 37/6 37/16 38/15
41/7 49/3 49/9 53/1153/12 56/4 56/9 63/15
65/24105/3
before [14] 15/11 23/8 38/3 38/10 40/1
46/23 47/2 50/2 74/5 96/13 101/9103/19
105/2 105/2
begin [1] 15/12
beginning [2] 21/6 50/14
begins [2] 59/24101/25
behalf [4] 2/22 15/8 72/13 73/7
behind [2] 30/8 33/1
being [10] 58/9 59/21 69/1182/12 82/14
87/12 88/6 90/25 97/18 98/12
believe [10] 16/23 22/9 22/19 22/22 33/23
45/7 47/12 52/7 73/22 73/24
believed [1] 68/17
believed -- [1] 68/17
belive [1] 22/13
below [1] 39/8
Ben [3] 2/2115/6 65/23
beneficial [6] 54/25 55/2 56/14 70/5 99/4
109/25
benefit [2] 43/198/10
best [3] 32/12 43/22 69/5
better [4] 20/12 28/20 77/16 89/11
between [17] 3/15 8/18 9/6 9/2517/19 22/1
26/22 29/1139/16 46/4 83/22 92/19 95/8
102/8 109/9 109/24110/4
beveled [1] 25/3
beyond [2] 93/15 96/8
big [4] 91/7 95/14 97/4 108/4
bike [2] 12/2 105/25
bind [2] 58/1 58/2
binding [4] 101/12 101/15 101/23 102/19
birth [1] 103/12
Biscayne [27] 2/22 3/15 5/23 9/610/1 15/7
24/13 31/15 34/21 40/1 50/19 50/25 51/24
64/1 82/13 82/15 84/10 84/24 85/6 85/7 85/8
85/19 85/22 86/1189/18 96/6 97/19
bit [8] 27/21 51/10 62/7 77/15 85/15 92/24
101/2102/3
blank [8] 6/5 6/17 28/12 28/13 40/8 83/20
108/3108/3
blend [1] 108/8
block [14] 3/2140/23 45/21 46/1 47/11
47/17 51/2 51/23 52/4 85/7 85/8 86/16 97/18
97/20
blocks [5] 27/3 45/25 51/25 70/2170/23
blown [1] 21/12
board [50] 1/1 1/14 2/7 3/24 4/5 4/12 8/21
15/6 18/10 21/15 27/20 29/8 32/9 33/13
33/24 34/10 34/25 38/2 38/5 38/20 39/1
41/16 43/10 44/6 44/6 45/8 47/3 48/5 49/19
50/13 55/10 55/1155/13 57/2158/5 68/22
70/24 72/16 77/3 79/25 99/9 100/17 102/10
102/ 17 103/8 103/9 103/21 107/12109/8
113/5
Board -- [1] 55/10
Board's [2] 101/17 101/18
Boards [1] 111/24
Bob [3] 35/17 35/2173/9
bold [1] 39/10
bolster [1] 93/5
border[1] 95/8
bore [1] 49/19
iah..rows [1] 22/14
both [8] 7/9 17/13 26/25 50/3 55/25 56/3
91/16100/22
bottom [1] 36/16
bougainvilleas [1] 87/4
boulevard [27] 2/22 3/16 5/23 9/610/1 15/7
23/20 24/13 31/15 37/17 40/2 50/19 50/23
64/1 82/13 82/15 84/10 84/25 85/6 85/7 85/8
85/19 85/22 86/1189/19 96/6 97/19
boundary [2] 90/1190/19
box [2] 25/22 42/6
boxes [1] 42/2
brain [1] 46/8
break [1] 25/21
breaking [2] 6/22 21/21
breaks [2] 33/5101/13
bring [4] 23/13 28/24 30/5 81/11
bringing [1] 70/12
brings [2] 85/3 107/7
broad [1] 16/20
broke [1] 91/10
brokers [1] 67/10
bronze [2] 26/8 26/10
brought [4] 36/3 56/16 56/22 57/5
brown [2] 85/25 96/6
buffer [5] 51/10 52/16 69/3 77/16 79/8
build [3] 40/16 67/16 72/23
buildable [1] 64/24
building [54] 5/14 8/8 8/25 17/16 18/15 19/5
19/9 21/16 22/17 22/19 27/14 29/2 30/17
31/1131/18 34/6 34/7 35/24 38/2 41/20
43/25 45/10 45/19 46/9 60/12 62/163/22
65/16 65/25 66/3 66/5 67/17 68/24 69/8
71/23 72/23 74/24 82/1 84/9 85/10 85/21
85/25 86/23 88/9 88/20 91/5 93/18 93/24
96/5 96/7 106/8 106/11 107/4107/22
building -- [1] 65/16
buildings [22] 10/1016/21 17/8 21/24 22/11
30/7 32/20 34/2 36/1140/12 41/12 41/21
52/13 82/25 83/184/6 84/20 85/3 93/15
95/12 95/15 103/15
buildings -- [1] 36/11
built [7] 5/4 28/22 46/5 68/5 86/15 87/12
101/25
bulking [1] 66/3
burden [1] 16/24
buried [1] 32/3
business [3] 27/18 27/18 82/23
but I [1] 23/12
by -- [1] 105/18
by the [4] 38/8 42/23 68/21 101/22
C
calculated [1] 74/23
call [10] 24/14 25/21 76/4 103/1 103/18
103/19 109/6 111/5 111/6 111/7
came [3] 41/5 62/2 82/3
Campbell [5] 1/18 50/15 80/25 100/12
111/10
can [41] 2/2 6/16 17/21 20/18 24/2 25/16
26/18 28/19 29/14 32/18 39/22 40/2144/23
45/8 46/10 48/5 48/5 50/21 55/7 64/12 67/14
67/15 67/16 71/18 77/5 77/6 78/18 80/3
80/12 83/18 87/14 92/1192/13 93/4 93/4
98/25103/25 103/25 108/7 109/6 111/4
can -- [1] 55/7
can't [9] 36/18 37/7 44/9 45/16 45/17 55/7
76/21 98/4 103/16
can't -- [1] 98/4
cannot [1] 8/12
canopy [1] 42/4
cantilevered [21 11/20105/11
Submitted into the public
record for item(s) PZ.,
on 05/24/2018 , City Clerk
C
116
capacity [1] 58/11
capitalism [1] 82/5
capitulated [1] 48/7
capped [1] 59/10
care [2] 43/20 105/15
case [12] 15/24 16/10 16/25 17/11 17/15
18/25 29/22 48/6 64/25 71/2 71/3 71/4
case -by -case [1] 71/1
cases [1] 61/3
cat[1] 53/14
caught[1] 30/25
Cawley [2] 1/18 111/12
ceiling [1] 60/24
ceilings [2] 61/4 63/2
center [4] 3/9 18/12 70/10 88/16
centers [1] 28/7
central[1] 25/18
century [1] 81/22
certain [3] 37/10 49/16 82/6
Certificate [19] 2/8 3/4 4/8 4/22 5/118/22
14/715/3 15/22 15/23 18/9 47/3 50/155/14
98/18 99/10 101/5 101/6 113/1
certification [1] 5/7
certify [2] 113/4 113/7
cetera [5] 28/7 33/3 39/18 63/3 69/4
Chair [5] 15/5 50/7 89/23 107/6 111/20
Chairman [3] 1/17 38/20 98/14
CHAMBERS [1] 1/3
change [2] 23/2 27/9
changed [2] 41/5 43/22
changes [3] 31/2 34/17 39/2
changing [2] 67/8 72/18
Chapter [5] 14/3 14/19 33/25 39/9104/19
character [5] 14/15 39/16 39/20 41/19 47/22
characteristic 141 6/9 7/7 8/16 25/15
characteristics 11] 6/25
characterized [1] 6/4
Charter [2] 7/9 10/21
children [1] 82/22
Christine [1] 44/18
Christopher [1] 1/18
cities [11 83/12
city 122] 1/21/24 3/2 3/17 3/20 4/6 14/4
14/24 16/12 32/10 39/4 40/19 40/24 41/17
42/158/3 81/18 81/19 82/24 84/23 104/20
110/14
City's [1] 16/13
classic [1] 95/22
clean [2] 22/10 38/12
cleaned [1] 37/18
clear [10] 39/21 42/11 57/11 61/5 61/23
62/25 72/16 73/11 102/5 106/21
clearly [2] 21/12 87/10
client [4] 47/168/13 72/25 81/7
client's [1] 67/9
clients [1] 110/10
close [3] 50/9 50/12 84/10
co-chair [1] 32/9
co -exist [1.] 16/22
co -owned 111 99/6
Coconut [1] 42/3
code [26] 3/2 4/7 11/811/11 12/4 12/912/24
14/1 14/4 14/22 14/24 15/14 20/1120/14
32/16 39/5 48/5 48/10 48/20 49/1149/12
49/17 58/21 59/13 90/14 104/20
codify [1] 36/6
cold [1] 28/12
Colonial [11 111/13
color [1] 26/14
colored 111 26/9
colors [2] 13/3 29/13
com [1] 53/7
combine [1] 69/10
combined [2] 55/25 75/8
come 12(1] 11/1212/13 29/23 30/20 33/16
35/7 44/20 45/17 46/11 47/2 55/13 55/19
57/20 72/15 79/15 82/25 84/20 105/5 105/5
107/11
comes [1] 79/8
comfortable [3] 55/23 62/11 101/3
comfortable -- [11 62/11.
comforted [1] 56/18
coming [2] 38/9 74/12
comment [2] 42/17 96/14
commentary [1] 27/24
commented [1] 60/6
comments [9] 12/14 15/10 34/2146/22
46/23 48/18 48/20 50/14 85/13
commercial [131 5/22 13/14 13/14 27/18
32/21 40/2 45/22 47/19 48/3 50/22 50/22
72/21) 86/19
COMMISSION [6] 1/3 48/21 49/1 49/3
113/19 113/19
committee [1] 40/5
common [3] 7/19 8/5 87/8
community [1] 68/21
comparison [11 60/15
compatibility [3] 18/19 28/25 29/9
compatible [11] 5/22 9/21 13/2317/13 23/6
26/20 42/6 50/3 71/5 77/5 81/22
competing [1] 62/3
complete [2] 30/23 52/14
completely [8] 22/24 39/1 39/12 41/8 91/21.
91/22 94/14 94/21
completes [11 51/1.
complex 11] 95/7
compliance [9] 11/10 11/12 12/3 12/812/23
14/3 15/13 15/15 15/16
compliant [3] 30/19 31/22 75/17
compliment [4] 7/16 7/23 16/22 90/20
complimentary [1] 8/2
comply [2] 14/6 59/3
component [3] 70/19 87/13 107/14
compromise [5] 31/21 45/17 46/1162/5
84/22
compromises [1] 95/25
concept [3] 85/16 85/17 95/25
concern [7] 60/1 69/25 70/177/21 80/1
100/15 100/19
concerns [11 80/4
condition [121 5/915/18 63/6 69/19 88/6
101/5 101/18101/23 101/23 102/18 107/16
108/10
conditions [5] 99/2 103/20 104/4106/22
107/8
conditions -- [1] 104/4
condominium [1] 80/10
conducive [11 107/24
conducted 12] 9/4 9/24
configuration [1] 25/4
confirm [1] 52/6
conform [1] 34/3
congruity [1] 39/16
conjunction [1] 93/25
connected [2] 86/15 113/9
consider [7] 18/7 21/15 41/1 6 44/4 48/5
70/15 103/21
considerably [1] 18/21
consideration [3] 4/12 34/9 68/16
considered [2] 71/14 71/15
consistent [1] 22/11
consistently [1] 33/21
i!eistant[1] 103/13
constructed [1] 90/18
construction [28] 2/10 3/6 4/24 5/20 6/24
7/12 7/14 7/21 7/25 8/19 9/2 9/13 9/21 10/15
10/22 11/10 11/19 12/22 13/19 14/10 18/14
21/20 43/2 89/9 98/21 101/16 104/22105/10
contain [41 6/17 6/20 17/5 83/19
context [7] 45/12 60/16 63/24 90/25 95/19
98/13108/9
contextual [1] 98/3
contextualism [1] 71/3
continuance [5] 4/13 14/17 1.5/2104/3 104J4
continue [2] 22/5 31/14
continued [1] 46/24
continues [21 12/20 13/10
contortion [1] 65/21
contrary [2] 28/14 66/1
contributes [2] 8/10 8/25
contributing [10] 5/15 9/22 10/6 10/910/11
10/13 47/5 55/22 57/2 7(1/7
contributions 111 32/13
control [1] 45/6
conversation [2] 44/21 60/4
cool [2] 91/12 96/2
copy [1] 29/19
corner [4] 26/6 26/6 43/23 96/7
corporate [1] 53/17
corporation [1] 53/16
correct [13] 39/6 50/20 51/16 55/4 59/6
72/14 90/4 91/16 92/21 94/1195/9 98/25
106/23
correctly [3] 54/13 54/25 99/1
corridor [4] 40/2 86/25 88/14 89/20
corridors [3] 85/20 86/24 87/11
cost [3] 89/9 93/23 97/11.
costing [1] 81/8
cottage [1] 82/1
could [49] 16/21 35/4 36/9 36/19 36/2138/6
38/22 40/15 40/19 48/2 49/18 49/18 54/4
55/12 55/23 57/18 58/24 58/25 62/6 66/9
67/3 68/1169/13 76/4 77/9 77/10 77/10
77/13 78/25 92/24 93/6 93/11 93/16 93/18
93/21 93/23 94/10 94/16 94/19 94/23 96/20
96/23 97/22 97/23 100/2411)1 /1 108/7 109/7
109/8
could --Il] 77/10
couldn't [3] 36/19 79/2 79/2
Council [1] 3/17
counsel [11] 100/20 100/21 100/21 101/8
101/10 101/22 109/13 110/8 110/13 113/8
113/9
counseling [2] 18/12 7(1/9
COUNTY [2] 113/3 113/10
couple [1] 83/15
course [8] 20/6 34/10 58/2 60/18 62/12 72/1
76/24 87/20
courtyard [14] 28/23 48/12 67/19 75/3 75/9
79/4 79/6 79/7 81/12 91/20 92/5 92/1.6 93/6
100/2
courtyard -- [1] 92/5
courtyards [2] 21/25 75/2
covenant [5] 77/14 79/18 99/5 102/19
110/11
coverage [2] 64/20 64/23
covered [1] 105/18
covers [1] 71/24
create [8] 19/7 22/143/11 53/16 56/8 77/16
86/25 87/23
created [3] 67/20 69/2 88/7
creates [3] 46/6 59/22 69/21
criteria [2] 14/6 24/17
crossed [1] 54/7
Submitted into the public
record for item(s) PZ,t .
on 05/24/2018 , City Clerk
117
27/14 29/6 30/17
62/2 62/2)) 67/5
177/24 79/5 79/16
96/6105/5 105/6
19/22
(23
5
'9
19/8 49/9
3
10 19/22 26/23 29/16
186/14 87/11 91/19
1/13 87/7 87/19
16/16 16/19 22/14
i 88/9
]
3/25
11/3 11/24 13/24
5/5 99/20 99/22
I
3/19
1 77/11 79/3 81/5
3
8 41/23 43/5 46/15
/ 25/18
196/7
1)ublic
City Clerk
118
E
enhance [1] 108/18
enjoyment [1] 81/23
enlarge [1] 28/8
enlarged [2] 13/1 13/7
enough [2] 28/6 28/11
ensure [6] 12/3 18/19 32/17 37/10 67/22
107/21
entire [1] 94/20
entirely [3] 47/13 48/2156/10
entitled [5] 14/3 49/13 49/25 49/25 78/2
entrance [1] 32/2
entry [2] 11/15 59/22
environment [3] 41/20 67/23 108/9
ENVIRONMENTAL [8] 1/12/6 3/24 4/5
8/2012/13 104/13104/18
equation [2] 64/8 67/13
especially [3] 45/4 60/6 81/16
essentially [1] 74/23
establishing [1] 3/20
esthetically [1] 17/13
et [5] 28/7 33/3 39/18 63/2 69/4
even [9] 17/18 56/2 56/9 57/19 65/8 67/4
71/23 94/10 97/19
evening [1] 45/14
ever [2] 63/14 72/23
every [11] 32/4 32/8 32/10 43/23 48/11
48/13 70/25 76/24 88/22 90/24107/14
everybody [2] 76/9 80/21
everyone [1] 81/16
everything [2] 65/23 95/19
exactly [5] 21/16 66/1170/20 79/22 88/5
example [3] 24/23 79/20 83/3
exceed [1] 99/17
excellent [1] 91/4
exception [2] 29/20 91/23
exceptions [1] 29/21
excerpt [1] 39/8
excerpts [2] 38/24 39/4
excess [1] 71/17
excess -- [1] 71/17
excessive [1] 25/23
exchange [3] 27/24 62/22 94/4
Excuse [1] 109/7
Executive [1] 44/19
exhibit [2] 2/15 24/3
existing [6] 41/20 55/12 58/7 99/13107/9
107/19
exists [1] 15/18
expect [1] 54/20
expected [1] 80/9
experience [1] 28/24
Expires [1] 113/19
explain [3] 22/17 23/9 102/2
extensive [1] 93/7
exterior [2] 95/23 108/19
extra [1] 97/21
extremely [1] 97/24
eye [1] 30/25
eyebrows [1] 13/1
eyed [1] 82/14
eyesore [1] 86/1
F
fabric [1] 7/14
facade [20] 12/25 13/7 28/128/5 28/11
28/17 29/16 31/9 32/3 33/5 33/8 34/13 85/19
86/17 87/7 87/18 87/19 88/4 91/10108/4
facades [5] 6/6 6/12 7/2 7/5 28/14
face [3] 28/3 86/12 87/23
facility [1] 80/7
facing [1] 87/7
ffact [24] 18/10 20/7 22/15 24/15 25/8 25/11
26/2 31/2136/4 46/25 48/4 48/7 49/5 49/17
50/2 55/20 56/11 56/12 60/9 65/16 66/2 66/3
70/4 84/23
factor [1] 48/4
factored [1] 70/3
facts [2] 30/2 70/11
fair [2] 31/25 62/5
faith [1] 72/24
fa►niliar [2] 63/16 86/2
family [8] 17/20 17/24 18/4 64/3 74/3 81/25
84/6 85/4
fantastic [1] 95/1
far [4] 45/1157/6 64/18 94/22
favor [1] 4/13
favorable [1] 49/23
feature [6] 12/20 28/23 76/4 93/5 93/9 93/24
features [6] 7/18 8/5 9/23 10/25 81/13 84/7
February [2] 3/17 3/23
feel [4] 34/7 74/14 98/4101/2
feeling [1] 90/25
feelings [1] 96/9
feet [69] 9/12 9/14 9/15 9/20 18/24 19/1
19/1019/1.1 19/1219/22 20/4 20/5 20/16
20/19 21/6 27/7 27/12 27/15 29/2129/22
30/18 30/18 31/11 31/13 31/22 31/24 33/9
34/24 35/1 60/17 60/22 61/1 61/25 62/20
62/25 64/10 64/15 64/25 65/16 66/10 67/16
67/2168/24 68/25 68/25 71/12 72/8 75/20
77/23 77/24 77/25 78/179/6 79/7 79/7 81/14
82/20 82/20 90/9 90/10 94/8 96/8 97/14
97/15 97/22 99/17 99/24 100/6 110/5
felt [1] 62/4
fences [1] 11/22
Fernandez [5] 2/21 15/7 46/20 52/17 54/12
few [2] 27/23 46/18
Field [1] 6/2
fifth [1] 83/18
file [3] 2/5 111/7 113/5
fina➢ [1] 111/23
finally [4] 7/610/12 20/22 34/20
financially [1] 113/9
find [7] 29/15 54/4 67/13 69/25 77/4 98/6
103/23
finds [3] 13/17 14/5 14/6
fine [1] 105/20
finished [1] 63/9
first [9] 7/11 9/14 11/22 16/14 19/11 32/25
44/8 50/10 90/3
fit [1] 7/21
fits [1] 64/7
five [24] 4/18 8/9 9/16 9/21 16/5 19/11 21/8
26/3 30/6 31/5 52/7 52/8 64/20 64/23 65/5
66/25 67/14 70/21 70/23 77/24 79/7 81/14
90/10 106/16
five feet [4] 19/11 79/7 81/14 90/10
five -story [8] 2/113/7 4/24 5/218/1 12/21
13/2014/10
fix [1] 41/1
fixed [1] 6/13
Flamingo [1] 97/10
flat [4] 6/6 7/1 25/14 48/13
flats [3] 68/1 68/2 79/12
floor [30] 9/14 19/23 19/25 20/4 36/20 49/14
60/23 61/22 64/7 66/5 66/6 66/7 67/5 67/5
71/15 71/19 71/24 71/25 75/6 76/2 76/7
77/11 77/20 88/23 90/3 90/3 90/4 92/18 98/7
98/7
floor -to -ceiling [5] 6/4 6/1120/15 20/16
20/21
floor -to -floor [7] 60/21 61/1 61/13 61/20
,_,20 77/25 79/17
floors [8] 7/4 9/15 26/12 77/8 77/12 78/25
79/3 99/19
Florida [6] 1/5 35/24 54/3 113/2 113/10
113/18
FLR [1] 65/4
folio [1] 59/22
folios [2] 45/23 51/8
folks [1] 56/17
follow-up [1] 75/16
foot [10] 19/1819/20 31/17 61/8 61/9 61/23
64/9 77/20 97/12 98/1
footage [3] 27/14 29/4 79/14
for the [9] 13/19 14/8 16/20 32/132/10
33/17 37/25 44/2 68/6
foregoing [1] 113/6
foresee [1] 90/19
forever [2] 35/11 46/6
forget [2] 70/20 85/23
form [2] 25/4 110/11
formed [1] 53/25
forms [2] 25/25 26/1
formulated [1] 98/13
forth [1] 28/24
forward [3] 25/8 28/18 33/16
found [6] 7/17 11/4 14/2 14/18 23/19 80/11
fountain [1] 92/1
four [11] 10/8 27/3 28/13 31/17 45/23 50/18
52/8 84/1199/1 106/16 106/16
four -unit [1] 40/12
fourth [2] 50/22 84/3
frame [1] 91/8
framed [1] 67/23
frames [1] 6/15
Francis [1] 37/3
frank [1] 62/15
free [1] 75/18
Freedman [2] 1/19111/14
frequent [1] 25/13
friend [1] 44/5
friendly [1] 48/1
fringe [1] 51/9
from -- [1] 60/2
front [13] 28/17 31/9 32/2 32/2 66/16 66/21
66/22 67/184/16 91/6 91/10 100/17 102/9
frontage [10] 9/11 11/15 15/1715/20 32/3
32/4 33/7 89/18 89/19 104/11
frontages [1] 89/17
full[8] 18/16 21/12 31/14 47/25 67/15 68/24
88/15 88/16
full -on [1] 27/12
fully [3] 24/7 27/19 28/23
functional [1] 6/21
functions [1] 84/9
furnishings [1] 28/6
further [12] 2/14 25/22 29/7 29/12 33/5
67/23 69/23 79/16 87/24 102/3 108/18113/7
future [7] 45/6 69/14 69/17 79/19 80/4 84/21
101/12
gaining [1] 61/24
game [1] 44/3
garage [1] 11/25
Garcia [1] 37/3
garden [11] 75/3 77/191/20 93/6 93/10
93/19 94/24 98/5 99/23 100/6 108/19
gardens [4] 33/5 48/13 75/1197/16
garnishing [1] 29/16
gate [1] 33/2
gateway [1] 86/9
lave [41 29/19 38/23 41/3 73/12
Submitted into the public
record for item(s) PZ.
on 05/24/2018 , City Clerk
119
general [3] 81/18 85/3108/10
generally [1] 25/17
generate [1] 62/13
gently [2] 85/1 85/2
gently -- [1] 85/1
geometric [1] 26/1
geometry [2] 25/5 25/13
gesture [1] 57/25
get [20] 19/1120/18 35/7 35/16 37/17 38/6
41/10 61/22 66/9 67/14 67/15 71/19 73/25
76/11 76/13 77/2 84/6 97/23 105/2 105/2
get -- [1] 105/2
getting [4] 57/1 61/23 71/12 74/15
GG [1] 113/19
give [8] 2/19 33/16 37/11 44/14 62/21 72/25
87/6 103/11
gives [1] 32/17
glass [4] 6/13 26/6 26/7 29/14
glassy [1] 87/15
glazing [1] 29/14
go [25] 2/2 24/2 29/8 32/4 36/17 36/23 41/13
49/18 50/24 57/18 58/22 58/25 62/6 62/19
63/10 67/3 67/5 69/8 69/8 77/6 82/19 94/22
97/22 103/10 107/13
goes [4] 42/10 51/20 60/18101/11
going [32] 29/13 32/19 34/10 36/22 37/2
38/1 38/15 40/9 40/25 41/2 41/1143/18 44/5
52/5 56/23 57/4 70/22 72/5 76/1177/25
86/19 86/20 87/5 97/6 97/20 98/23 102/20
105/18 107/10 107/22107/25 109/2
gold -tinted [1] 26/11.
gone [1] 65/17
good [9] 5/9 24/5 44/18 45/14 50/2 57/24
72/24 89/7 96/23
Google [1] 44/22
got [9] 62/23 65/17 68/3 68/12 76/23 86/24
89/17 89/18108/22
gotten [1] 91/22
graciously [1] 30/14
grade [3] 75/18 78/8 99/16
grandfathered [1] 95/16
grateful [3] 82/8 82/9 82/17
great [2] 37/22 89/8
greater [6] 19/5 20/9 56/2 78/17 99/7110/17
Greatly [1] 108/15
green [15] 69/3 75/16 75/23 87/1 87/3 87/6
87/9 89/8 89/12 90/2 90/5 90/7 90/8 90/9
94/5
greens [1] 75/2
ground [12] 62/10 71/15 71/19 71/25 75/6
75/9 79/8 90/1192/18 98/7 101/13 104/10
Grove [32] 2/13 3/114/3 5/2 5/15 5/24 13/12
14/13 16/10 16/1417/1 17/4 17/14 17/17
23/15 24/20 26/23 27/19 30/10 35/22 40/4
40/2141/10 42/3 42/7 43/9 50/4 51/7 58/4
59/23 73/8 103/11
Grove's [1] 62/22
growth [1] 24/21
guess [4] 66/4 91/23 95/16 96/16
Guid [1] 6/2
guidelines [9] 12/5 13/5 14/21 17/5 22/22
23/14 23/15 23/16 23/19
H
had [15] 5/6 27/9 27/23 35/8 36/17 43/15
48/2160/21 74/9 77/18 78/24 86/13 98/8
98/9106/5
half [7] 9/17 10/6 35/3 46/1 52/9 61/21
62/25
hand [1] 36/2
handful [1] 40/11
handout [1] 38/22
hanging [1] 48/12
happen [5] 30/21 83/13 90/20108/1 109/2
happened [3] 40/25 43/17 81/24
happening [1] 43/18
happens [3] 17/18 21/2 61/21
happy [1] 34/12
hard [1] 46/7
has [37] 4/18 5/5 9/13 12/10 12/22 13/8
15/17 16/23 17/12 18/18 20/5 23/9 29/11
32/4 36/14 37/5 49/2 49/8 53/11 54/11 57/19
60/6 60/10 61/15 65/24 68/2 76/25 82/10
83/10 84/17 97/2 97/11 100/12 100/21 102/8
103/20110/9
hasn't [l] 53/10
have [142]
have -- [1] 78/12
having [9] 34/22 36/1139/23 41/13 41/13
46/7 67/3 77/7 110/1
having -- [1] 67/3
he [12] 23/9 37/4 38/6 38/7 42/18 60/2165/3
72/11 73/23 100/22 109/13 109/15
he's [3] 48/25 65/4 73/14
head [2] 45/21 104/23
heading [1] 60/6
healthy [1] 86/25
hear [1] 55/7
heard [5] 27/23 28/10 46/23 70/24109/12
hearing [4] 46/24 50/10 50/13 111/24
heavily [1] 10/16
height [63] 8/8 8/9 8/11 8/17 8/2418/21
18/22 18/25 19/1 20/7 20/19 20/2123/3 27/8
28/6 29/21 35/9 36/6 36/1137/12 37/13
39/11 39/18 40/16 47/7 48/4 48/8 51/11
56/20 57/3 58/6 59/9 60/160/1.5 61/20 62/1
62/7 62/13 62/19 62/21 63/25 68/25 69/1
71/4 77/7 78/4 79/16 85/16 87/25 94/9 95/6
95/24 97/21 99/5 99/8 99/15 99/24 100/7
102/11 110/5 110/15 110/23 111/2
heighten [1] 87/14
heights [3] 20/15.20/17109/23
held [1] 35/11
Hello [1] 41/24
help [1] 44/7
helped [1] 43/10
helpful [2] 56/17 57/24
helps [1] 96/11
hence [4] 33/167/23 68/7 75/3
HEP [3] 2/4 99/9 111/7
HEPB [2] 1/11 113/5
her [1] 17/7
here [38] 17/2218/15 21/24 25/2 25/14
25/18 26/4 26/7 27/2 27/3 27/1135/16 39/23
39/25 41/12 49/22 60/2 60/12 62/10 68/5
72/2 72/6 78/18 83/13 83/25 86/8 87/21
88/10 88/16 89/5 90/6 92/2 92/11 94/5 95/20
103/24 106/5 107/8
hereby [1] 113/4
herein [3] 2/15 62/18 69/4
hereto [6] 4/10 4/20 5/18 9/7 10/2 12/14
Heritage [2] 44/19 45/1
hesitant [1] 5/13
hey [1] 31/20
high [6] 28/164/4 84/25 97/1197/22 98/2
High -end [1] 80/8
high-rise [2] 40/16 82/12
higher [8] 34/23 57/19 64/1 67/4 67/5 69/8
77/15 98/2
highlighted [2] 39/10 39/11
highly [3] 69/2 69/12 69/21
highrises [1] 84/24
i.� [9] 17/7 33/20 43/14 67/10 67/10 72/25
81/7 84/19110/10
historic [66] 1/12/6 2/14 3/113/23 4/3 4/4
5/3 5/16 5/23 5/24 7/11 7/13 7/14 8/18 8/20
9/2 12/5 13/4 13/12 13/13 13/14 13/16 13/22
14/3 14/13 14/14 14/16 14/20 16/10 16/11
16/15 16/16 17/2 17/4 17/14 21/18 23/7
24/16 24/20 30/9 32/23 33/25 34/2 34/14
34/15 39/5 39/7 39/20 41/11 43/11 45/4
45/12 46/4 47/5 57/19 58/12 58/18 59/12
71/5 79/19 95/8 95/9 96/22 96/25 97/7
historic -- [1] 95/8
historical [1] 39/15
hit [1] 109/2
hold [1] 29/24
home [5] 18/4 36/1 73/15 74/3 84/6
Homeowners [1] 43/10
hope [3] 42/5 44/5 84/21
hopefully [3] 29/16 61/3 79/17
Hopper [2] 1/17 111/20
horizontal [7] 26/8 26/1126/19 31/168/20
91/24 99/19
hotel [2] 51/186/15
hours [2] 49/18105/3
house [5] 35/25 37/16 70/9 72/19 88/3
Houses [1] 6/3
housing [1] 81/8
how [22] 23/9 29/7 29/25 44/24 51/22 51/25
52/2 52/3 60/24 63/2164/7 64/10 64/17
65/2171/12 71/23 74/23 76/10 77/5 77/6
81/19106/13
how -- [2] 63/2171/23
hundreds [2] 37/1 103/11
I
I'll [4] 29/12 35/24 38/14 50/12
I'm [60] 16/2 22/24 23/17 24/6 27/2128/20
34/12 36/22 41/7 44/9 45/15 46/7 48/24 52/5
53/4 53/16 55/6 55/7 62/9 64/5 64/6 64/6
64/8 66/18 67/2 67/13 68/168/4 68/9 69/16
69/25 70/12 71/1171/22 72/5 72/1173/12
73/18 77/7 78/10 83/5 83/2183/23 86/3
86/18 87/19 89/8 92/10 92/10 93/16 96/14
97/2198/1.1 98/1198/23 102/1 109/3110/22
110/24111/1
I'm -- [1] 86/3
I's [1] 54/6
I've [13] 37/15 37/16 37/17 38/15 39/9 39/10
43/9 62/15 63/15 65/17 68/3 70/24 89/12
ID [3] 1/11 2/5 111/7
idea [6] 59/8 60/2174/10 89/7 89/2190/24
if -- [1] 88/21
illegal [1] 32/25
illustrated [1] 29/15
illustrative [1] 24/21
illustrious [1] 16/17
image [1] 17/21
imagine [2] 88/10 93/12
imitation [1] 22/20
immediate [2] 70/18 76/17
immediately [4] 22/15 35/6 51/13 54/15
impact [4] 46/146/6 87/25 97/7
impacted [1] 104/22
impacts [2] 48/14 48/16
impervious [1] 75/19
implemented [1] 21/25
implied [1] 51/8
important [6] 7/20 16/916/19 21/7 42/22
46/25
importantly [2] 17/1518/15
imposed [2] 8/12 69/11
imuosina ill 52/15
Submitted into the public
record for item(s) PZ.", .
on 05/24/2018 , City lerk
I
inappropriate [1] 22/21
inches [1] 78/21
incised [1] 25/24
include [9] 11/3 11/20 12/18 13/9 25/15
31/19 75/2 80/16 105/10
included [4] 5/813/2 40/15 75/3
includes [2] 75/1190/21
including [5] 9/810/3 11/5 61/178/19
including -- [1] 61/1
incompatible [4] 8/25 21/18 32/6 47/21
incongruous [2] 39/14 41/8
inconsistency [1] 8/10
inconsistent [1] 14/19
incorporate [3] 7/3 10/24 13/3
incorporated [2] 54/2 55/24
incorporates [1] 17/8
incorporating [1] 2/14
increase [8] 27/25 47/7 56/5 57/3 77/10 89/9
108/12108/16
increasing [1] 20/8
incursion [1] 103/15
indicated [1] 25/18
influence [1] 22/13
information [1] 12/1
initial [3] 11/8 12/6 104/2
Inn [1] 51/1
inoffensive [2] 21/17 23/7
insane [1] 40/17
instance [2] 18/20107/15
instances [1] 12/7
instead [7] 36/10 67/3 68/14 76/19 77/23
77/25 78/5
integral [1] 50/25
integrated [1] 33/4
integrity [1] 45/12
intend [1] 6/14
intense [5] 17117 47/21 49/7 85/9 85/11
intensity [3] 19/13 56/7 69/15
interest [1] 14/16
interested [1] 113/9
interesting [7] 36/4 59/23 60/10 86/7 88/8
89/15 107/8
interface [1] 29/11
interfaced [1] 31/18
interfacing [1] 26/22
interior [4] 7/1010/21 15/1 108/19
Interiors [2] 14/2122/22
intermediary [1] 64/2
interminable [1] 103/9
internal [2] 11/24 87/1
International [6] 5/20 6/3 6/2510/16 23/22
24/1
International -styled [1] 25/10
Internationalist [1] 22/9
interpretations [1] 23/21
Interstate [3] 2/22 52/2152/24
introduce [3] 47/21 80/1 94/5
introduced [1] 107/2
introduces [1] 47/24
introductory [1] 15/10
intruding [1] 40/13
intrusion [2] 96/21 96/24
involved [2] 35/7 91/16
irrelevant [1] 48/21
is [384]
is -- [4] 17/23 23/23 61/6 85/10
isn't [7] 23/12 28/1144/4 60/9 70/8 75/6
109/17
issuance [1] 98/17
issue [9] 8/13 36/2 37/1 43/14 44/21 60/15
70/17 80/4 95/20
issued [2] 5/117/11
issues [8] 23/2 32/13 36/15 43/15 43/18 45/2
83/11 95/6
it [237]
it -- [1] 74/23
it's [39] 23/23 27/1127/12 28/12 30/4 32/3
32/5 45/18 46/5 46/25 53/11 53/19 58/19
62/14 63/20 63/23 63/24 63/24 63/25 65/4
70/18 74/8 75/8 75/8 75/9 81/14 85/22 85/24
85/24 85/25 86/15 89/11 95/18 96/2 96/3
96/4 96/8 100/17 108/4
it's -- [1] 95/18
item [8] 2/3 2/4 2/5 33/16 43/6 46/16 96/15
112/3
items [1] 103/5
its [12] 5/12 7/23 8/2 17/9 29/2 58/6 59/9
59/13 60/14 60/16 99/3 104/23
itself [41 7/2 47/10 83/13 87/2
J
jams [1] 43/23
JANICE [2] 113/4113/17
January [2] 1/6113/5
job [3] 33/23 91/4 103/7
joined [1] 16/3
Jordan [1] 1/19
joyous[1] 27/15
jurisdiction [2] 39/13 53/25
just [46] 15/11 15/25 17/15 22/18 23/10
29/25 32/5 32/7 32/8 34/15 38/12 38/23
43/20 44/1 44/8 45/19 46/7 49/21 54/5 57/11
60/17 63/12 63/13 65/170/4 70/18 71/6
71/19 74/20 75/16 76/178/12 80/5 85/15
88/8 90/25 92/12 93/25 95/15 95/20 97/3
98/4 100/24 101/ 1 102/5 107/25
iust -- [2] 46/7 90/25
K
keep [3] 65/24 74/14 98/4
Ketterer [1] 1/24
key [1] 67/24
kind [6] 30/3 31/19 68/19 71/19 82/11 82/16
knew [1] 56/23
know [55] 23/1127/22 29/10 29/10 31/2
31/7 31/13 31/24 32/14 32/24 34/16 34/18
36/12 37/15 41/8 42/22 45/1 46/7 46/11 52/3
53/10 53/25 54/3 54/4 56/24 59/3 59/3 61/13
61/25 62/3 62/14 72/8 72/21 74/9 74/13
80/20 81/12 82/3 84/14 84/16 84/22 86/2
87/4 88/4 88/20 89/9 90/21 93/11 93/23 95/5
95/7 97/9 101/7 105/1 105/12
know -- [1] 93/11
knowledge [1] 53/21
known [1] 3/21
knows [1] 37/4
Kudos [11 103/6
L
ii 120
L. ger [8] 32/1161/5 62/25 66/6 68/13 70/17
84/7 95/12
largest [3] 16/16 24/19108/5
last [8] 10/12 27/23 34/17 60/3 71/11 75/25
83/13 106/17
late [1] 24/22
law [1] 99/14
laws [2] 35/5 39/7
layer [6] 11/1711/23 30/8 32/25 94/5 94/25
layout [1] 61/19
least [3] 35/2 61/3 94/8
ledge [1] 87/12
Lee [1] 6/1
left [2] 51/23 52/4
legally [2] 57/17 82/19
Legion [1] 49/10
lends [1] 7/2
length [3] 29/188/15 88/17
less [9] 17/1719/25 29/3 56/7 65/12 65/15
90/9 99/231.00/6
lesser [1] 20/21
let [10] 16/2 27/22 50/9 58/22 59/3 78/12
90/25 102/2 106/21 109/11
let's [3] 59/8 77/2 85/16
letter [9] 29/19 37/23 37/24 37/25 38/3 38/3
72/12 73/11 73/14
letters [3] 4/9 4/18 16/5
level [15] 67/6 67/6 75/4 75/7 75/9 79/9
80/14 80/23 90/12 92/4 93/20 100/1 100/3
100/5104/10
levels [7] 19/10 31/24 75/22 88/24 88/24
89/5 99/18
Lewis [25] 1/1716/3 16/417/22 22/17 23/8
24/2 24/1133/20 34/2137/19 42/18 43/14
50/17 54/10 60/20 60/23 72/25 73/12 84/19
90/198/15 98/24 103/6 111/8
Lewis' [2] 81/4 82/18
liberty [1] 44/22
life [3] 81/22 81/23 101/24
Tight [3] 22/5 26/10 28/24
lighter [1] 87/15
like [27] 15/11 16/7 23/10 31/3 32/8 32/20
37/19 38/13 40/20 46/9 59/25 65/17 65/20
72/9 74/14 76/12 77/9 82/18 89/2191/2
93/10 94/22 96/15 98/4 98/16103/21 107/16
likes [1] 80/21
liking [1] 85/2
limit [2] 69/20 79/18
limitations [1] 35/9
limited [3] 49/2 49/3 92/24
limiting [4] 20/7 20/20 99/12 102/11
line [7] 26/23 36/16 51/7 67/21 67/25 86/10
87/24
lineal [1] 55/7
linear [7] 25/20 26/15 26/16 26/17 27/25
87/24 91/11
lines [2] 22/10 31/2
literally [1] 37/1
little [15] 5/6 20/12 28/20 33/2 42/16 46/3
51/10 62/7 68/12 77/15 85/15 90/9 92/24
101/2102/3
live [8] 41/25 43/8 43/16 47/11 80/10 80/17
82/23 104/15
lived [2] 37/15 73/16
living [2] 68/3 69/3
LLC [9] 2/23 38/10 42/23 42/24 52/22 52/23
landscape -related [1] 92/13 53/14 53/19 53/20
landscaped [2] 75/18108/17 LLP [7] 52/23 52/24 52/25 53/153/14 53/15
landscaping [9] 7/4 90/20 99/19 106/7106/8 53/21
106/10 107/4 108/13 108/17 lobby [1] 33/1
large [9] 6/5 6/17 6/19 49/13 49/15 83/20 local [1] 26/5
83/24 96/21 96/24 located [9] 2/12 3/14 4/1 5/1 5/25 13/15
lack [1] 7/6
lacks [1] 8/4
land [2] 46/3 74/22
land -- [1] 74/22
landscape [15] 12/10 12/11 13/8 20/10
20/13 69/4 79/8 92/19 93/7 95/24107/15
107/19 107/20 108/5 108/25
Submitted into the public
record for item(s) PZ., .
on 05/24/2018 , City lerl<
121
L
located... [3] 14/11 104/10 110/7
location [5] 12/2 93/197/18 105/24108/16
locations [1] 107/21
loft [4] 68/13 79/1180/13 80/23
lofts [6] 62/4 67/10 67/11 67/11 76/15 76/16
Logic [1] 30/1
long [4] 23/5 37/16 38/16 54/21
longer [1] 88/19
look [15] 27/2 31/3 41/2 43/2145/9 45/9
52/6 53/9 71/1171/13 72/5 87/15 90/24
95/18 97/9
looked [2] 34/18 62/16
looking [15] 31/4 61/12 64/6 64/8 68/4 68/10
7117 72/11 72/11 74/20 78/1192/10 92/10
93/14 96/14
looks [3] 34/15 76/12 96/14
losing [3] 37/8 81/12 81/12
lot [31] 3/21 30/4 32/4 32/4 35/6 50/22 50/24
56/5 56/19 64/9 64/19 64/22 65/5 66/7 66/9
67/25 69/1169/13 83/10 86/186/13 89/15
95/4 95/17 96/3 96/4 97/10 101/16 108/1
108/2 108/6
lots [13] 40/3 40/9 50/19 51/23 52/3 52/3
55/25 56/3 56/18 56/20 82/10 84/1197/13
louver [1] 26/13
louvers [3] 6/20 26/12 26/17
Loveland [1] 43/8
lovely [1] 45/18
low [1] 64/2
lower [14] 18/21 19/219/10 19/13 29/21
56/19 56/19 62/6 62/13 63/176/7 78/2 81/8
109/24
lower -- [1] 56/19
lowest [1] 62/11
lush [3] 93/10 99/23100/5
Lynn [1] 1/17
M
ma'am [1] 41/23
made [9] 15/13 36/24 42/17 48/24 49/21
59/2192/14 99/22 107/17
madness [1] 40/18
main [4] 10/19 33/19 89/16 89/17
maintain [3] 106/6 106/10 107/3
maintained [2] 86/2187/5
maintenance [1] 89/11
major [2] 60/1 95/20
majority [1] 61/15
make [26] 9/20 29/25 30/3 30/2132/12
33/20 37/3 39/2 45/8 54/5 56/5 63/6 71/4
72/16 78/4 81/7 92/12 93/17 93/18 94/20
94/23 96/14 98/17102/15106/9108/7
makes [2] 11/6 31/3
making [5] 8/14 10/19 48/25 69/7 91/4
managed [1] 42/23
manner [2] 107/23 108/20
mantra [1] 103/13
many [11] 44/9 46/23 51/22 51/25 52/2 52/3
70/25 82/24 82/24 83/11 106/13
map [2] 39/25 52/6
market [5] 58/16 59/4 62/3 67/1180/6
marketable [1] 97/24
mass [2] 27/13 91/22
masses [1] 21/22
massing [14] 7/24 8/3 8/10 8/13 9/1 13/23
17/16 23/3 25/23 33/6 48/14 63/24 91/15
92/25
massive [1] 45/19
material [4] 10/2011/7 26/14108/17
materials [4] 7/17 8/4 9/23 11/1
math [1] 64/25
matter [1] 104/22
mature [1] 94/8
maximum [13] 8/818/22 19/2319/24 20/1
20/23 52/14 64/12 64/13 64/24 65/8 79/21
110/15
may [8] 15/24 46/17 50/8 54/8 75/180/24
100/14105/15
maybe [10] 34/16 35/1 40/11 41/18 77/13
85/1 85/24 87/4 92/12 93/8
McAlester [1] 6/1
me [28] 16/2 30/1 30/25 34/19 36/23 37/19
38/5 38/15 50/9 54/2156/16 57/6 58/22 69/9
71/20 78/12 79/24 90/25 92/5 95/20 96/19
98/8 98/9 98/25 102/2 106/21 109/7 109/11
me -- [1] 69/9
mean [19] 32/5 37/20 45/11 60/2 60/9 76/12
86/23 88/13 88/20 89/15 89/17 90/23 91/5
91/2192/10 94/6 94/13 96/22102/18
meaning [1] 80/17
meaning -- [1] 80/17
meaningless [1] 101/8
means [3] 32/7 56/12 105/13
meant [3] 40/15 65/3 102/3
meant -- [1] 65/3
media [1] 28/7
Mediterranean [1] 11/5
meet [2] 13/2516/25
meeting [2] 60/3113/5
meetings [2] 37/3 103/10
meets [2] 6/10 6/24
MEMBERS [4] 1/14 15/6 77/3 103/8
mentioned [4] 10/20 86/13 86/18 90/23
mentions [1] 107/9
mesh [1] 89/12
mess [1] 35/5
met [2] 16/24 43/19
mezzanine [1] 61/16
MIAMI [56] 1/2 1/5 2/6 3/18 3/20 5/22 11/8
11/11 12/4 12/8 12/24 13/25 14/4 14/22
14/2415/14 20/17 24/22 27/4 29/18 29/18
31/10 32/7 32/10 33/8 33/22 33/22 33/22
35/23 36/13 36/14 38/24 39/6 40/140/5 40/6
40/19 41/141/4 45/3 48/23 58/4 70/19 75/15
82/2 82/8 82/14 82/24 83/13 84/17 84/23
96/19 96/25 97/10 105/16 113/10
Miami's [2] 16/16 24/19
Michael [1] 43/7
inid [1] 40/23
midnight [1] 103/10
might [5] 35/9 42/25 57/24 69/18 103/22
MiMo [26] 13/4 13/13 17/2 17/12 17/14
22/12 22/12 23/1123/12 23/13 23/16 26/21
26/22 28/10 28/1129/13 29/17 29/24 30/8
34/13 34/15 34/19 34/21 34/25 49/2 60/17
MiMo -- [1] 23/11
MiMo's [1] 50/4
Minimal [1] 11/5
minimize [2] 82/18 93/8
minimum [3] 27/7 33/7 33/9
minute [2] 28/1129/24
minutes [1] 46/18
missed [1] 60/3
mistake [1] 53/19
mitigate [1] 44/7
mixed [2] 47/20 47/22
modern [2] 5/23 60/11
Moderne [4] 23/17 23/19 24/24 25/9
modify [2] 47/6 55/15
moment [3] 22/18 38/23101/15
moments [1] 27/23
Montgomery [1] 104/16
rmaith [1] 32/10
more [42] 5/22 8/24 9/18 12/1 1A/9 18/15
22/4 22/5 22/14 25/9 29/16 30/12 45/21
47/19 47/21 47/21 48/1 4917 51/10 51/25
52/3 62/7 66/24 76/3 77/5 81/6 81/8 81/8
81/9 82/24 84/7 85/9 87/2 87/15 88/8 93/7
93/9 93/19 93/23 98/3 101/2103/15
moreover [1] 79/11
Morningside [2] 3/113/18
mosaic [1] 87/22
most [10] 16/11 16/16 24/19 27/16 42/18
42/25 43/1 61/3 63/13 80/12
motion [5] 41/17 97/2 98/17 102/25 111/22
move [3] 48/14 52/4 61/24
moved [1] 42/1
moves [1] 107/11
Mr [4] 33/20 84/19 89/23 98/14
Mr. [42] 15/5 15/9 16/1 16/3 17/22 22/17
23/8 24/2 34/21 37/3 37/3 38/20 42/18 42/21
43/14 46/20 48/18 48/24 50/7 50/15 50/17
52/17 54/12 60/20 60/23 68/19 72/12 72/25
73/12 80/25 81/3 81/4 82/18 90/1 100/12
103/6 107/6 111/10 111/12 111/14 111/16
111/18
Mr. Adams [2] 15/916/1
Mr. Campbell [4] 50/15 80/25 100/12
111/10
Mr. Cawley [1] 111/12
Mr. Chair [3] 15/5 50/7 107/6
Mr. Chairman [1] 38/20
Mr. Cruz [1] 48/24
Mr. Cruz's [1] 48/18
Mr. Fernandez [3] 46/20 52/17 54/12
Mr. Francis -- [1] 37/3
Mr. Freedman [1] 111/14
Mr. Garcia [1] 37/3
Mr. Lewis [15] 16/3 17/22 22/17 23/8 24/2
34/21 42/18 43/14 50/17 60/20 60/23 72/25
73/12 90/1 103/6
Mr. Lewis' [2] 81/4 82/18
Mr. Powers [3] 42/21 68/19 72/12
Mr. Trachtenberg [1] 111/18
Mr. Tragash [1] 111/16
Mr. Tragash's [1] 81/3
Ms [3] 54/10 98/15111/8
much [13] 24/6 29/7 32/1138/17 48/1 56/7
56/7 57/18 60/1 66/1166/24 93/7 93/19
multi -family [13] 2/113/7 4/25 5/5 5/17
5/21 8/1 9/9 10/4 10/7 12/21 13/2014/10
multi -story [1] 98/21
multiple [4] 27/9 28/14 32/11 75/22
multiply [1] 64/23
my [30] 15/25 25/24 27/2 29/3 29/5 30/25
35/25 36/136/23 37/16 38/2 41/24 43/7
45/20 46/8 52/6 53/19 57/7 60/20 65/18 68/2
68/2 72/6 90/15 90/25 91/15 96/9 98/12
113/7113/19
myself [1] 77/4
N
Najeeb [1] 1/18
name [6] 2/20 24/9 33/17 41/24 43/7 53/20
narrow [2] 51/3 92/19
naturally [2] 7/185/20
nature [3] 16/19 42/4 42/9
near [1] 49/6
nearby [1] 16/6
nearest [1] 51/23
nebulous [1] 41/3
necessarily [4] 69/17 84/19 93/13 93/14
necessarily -- [1] 93/13
necessary [11 56/25
Submitted into the public.
record for item(s) PZ, .
on 05/24/2018 , City Clerk
122
N
need [9] 21/16 29/8 30/132/16 35/16 37/15
83/1 88/23 105/6
needed [1] 37/5
needs [2] 32/7 82/24
negating [1] 60/9
negatively [2] 97/7104/21
neighbor [4] 42/19 42/22 48/2 68/6
neighbor's [1] 90/18
neighborhood [33] 8/16 26/5 27/5 27/8
35/22 37/7 42/9 42/1142/14 44/2 44/25 45/2
45/10 45/1145/20 45/24 45/24 46/2 59/24
72/20 72/21 73/8 77/6 81/21 81/23 83/2
84/2185/5 86/9 91/195/12 98/3103/14
neighborhood -- [1] 72/20
neighborhoods [6] 36/13 37/20 40/6 42/5
45/7 82/16
neighboring [2] 39/17 109/10
neighbors [13] 27/16 28/25 45/9 46/22 70/1
70/18 81/16 82/7 82/21 83/6 84/15 93/12
105/4
NET [1] 3/12
never [8] 36/5 37/12 37/12 40/24 50/24 58/5
62/23 86/14
new [25] 2/10 3/6 4/24 5/19 7/12 7/14 7/20
7/25 8/18 9/13 10/15 10/22 11/10 12/22
13/19 14/9 21/20 81/18 81/19 98/21 104/15
104/16 104/22 106/7 107/2
next [10] 2/4 30/9 37/25 38/7 64/3 72/22
82/184/2101/14102/11
nice [5] 60/13 86/24 87/6 88/20 95/22
nine [3] 61/20 61/23 62/24
no [58] 1/112/3 2/5 3/25 6/2010/18 23/14
28/13 36/17 36/19 44/12 53/4 55/18 58/16
64/13 64/13 65/10 65/10 68/6 72/1 72/173/4
73/6 73/10 73/10 73/10 73/20 73/23 74/9
76/8 76/8 79/2 80/17 90/5 90/5 91/21 96/20
96/23 104/7 104/13 104/18 105/9 105/23
106/2 106/4 106/22 106/22 106/24 107/1
107/1 107/1 107/1 107/2 111/7 111/15
111/17111/21 113/19
no -- [1] 91/21
non -compliant [1] 32/6
non -conforming [1] 30/7
non-contributing [9] 2/9 3/5 4/23 5/5 9/9
10/4 13/18 14/9 98/20
nonconformity [1] 32/1
north [10] 6/12 6/16 19/17 19/19 24/12
51/24 83/19 86/16 107/20 108/13
NORTHEAST [35] 1/112/13 3/15 3/16
3/214/2 5/2 9/5 9/6 9/11 9/25 10/1 14/12
24/25 25/6 33/19 35/23 38/2141/25 43/8
45/15 55/155/3 57/12 57/25 58/24 59/9
98/19 99/7 99/11 104/11 109/14 109/16
110/5 110/16
northern [3] 13/6 108/2 108/5
not [88] 5/24 7/15 8/2 10/23 11/2 11/7 11/10
12/8 12/2313/22 14/214/5 15/15 15/16 17/5
17/20 18/318/16 19/17 22/8 22/24 27/1
27/12 29/20 30/24 31/19 32/19 34/7 34/12
36/19 36/2137/5 37/8 37/22 41/14 42/6
42/12 42/14 45/16 47/6 47/6 48/3 49/3 51/7
53/4 53/16 53/16 54/2 54/3 56/20 57/2 59/11
60/2 60/18 62/12 63/21 64/21 65/4 65/9
69/16 70/18 71/14 72/180/9 80/20 81/18
83/21 83/23 84/18 85/1 85/5 85/10 94/22
97/19 98/1199/7 99/17 99/23 100/6 100/16
100/17 102/1 104/1 105/7108/1 108/3
110/17113/7
Notary [1] 113/18
note [6] 16/9 17/3 18/2 21/7 55/10 55/11
notes [1] 113/7
nothing [2] 43/22 44/15
notwithstanding [2] 96/20 97/1
November [2] 4/4 73/21
now [21] 21/12 36/20 37/2139/22 43/22
50/12 57/14 61/11 64/1 64/2 64/3 70/13 74/8
82/20 82/25 83/6 83/23 84/25 96/9 105/1
111/5
number [4] 58/17 70/5 70/7103/20
oaks [1] 104/15
objections [1] 34/5
Observations [1] 12/17
obtain [2] 47/3 49/23
obtained [1] 15/22
obviously [3] 68/15 90/23 101/4
occupant [1] 76/25
occur [1] 75/21
occurs [1] 70/20
octagon [2] 25/5 28/16
off [5] 44/23 79/179/3 84/2 97/18
offered [1] 62/17
offering [1] 79/18
office [15] 4/18 11/9 14/20 15/1 27/7 36/17
40/4 40/13 49/6 72/19 73/1 74/11 80/13
80/16 80/19
offices [2] 24/12 40/14
often [2] 25/18103/10
oh [4] 41/10 75/5 95/13105/6
okay [31] 24/5 51/5 51/12 52/10 54/21 57/10
58/23 59/7 59/17 63/4 71/10 71/2172/1
73/25 74/18 75/10 76/20 81/2 84/13 89/24
90/13 90/22 92/3 100/4 100/24 102/14
103/18 105/22 107/5 109/4 109/5
old [1] 49/11
omitted [1] 70/11
once [4] 15/6 19/11 41/10 46/5
one [48] 15/17 15/20 16/25 19/24 21/9 23/25
26/5 27/24 28/13 29/20 33/19 39/11 40/10
41/21 46/15 47/15 52/8 58/16 59/23 65/13
67/6 68/18 70/6 71/6 71/11 73/18 73/23
75/25 83/3 83/17 83/25 86/2 86/4 87/5 88/23
89/2 91/18 91/19 95/8 97/18 102/5 103/4
106/5 106/15 106/17 106/19 107/2 109/10
one-story [3] 5/4 30/6 84/5
ones [1] 107/17
online [2] 83/1 84/20
only [24] 15/17 15/20 17/4 20/13 21/121/9
27/14 29/4 29/24 30/24 31/25 31/25 37/10
40/22 40/23 44/5 45/24 47/15 66/7 66/8
66/2168/14 76/7 77/8
open [30] 20/9 20/10 20/13 22/3 25/22 49/15
50/13 61/15 71/13 71/14 71/15 71/16 71/23
72/2 72/10 72/17 74/20 74/2174/25 75/1
75/4 75/6 75/17 75/23 85/9 90/6 91/2191/25
92/8 94/14
openings [3] 6/2013/1 13/6
opens [1] 82/5
opponents [1] 68/18
opporttmities [1] 27/10
opportunity [2] 24/7 86/11
opposed [4] 62/5 68/23 79/5 88/13
opposition [4] 4/19 63/15 73/20 74/8
opted [1] 87/8
order [5] 15/1919/7 36/16 67/2199/9
Ordinance [3] 14/25 34/9 49/11
ordinances [6] 3/2 4/7 14/5 34/1 34/4 104/20
organic [1] 25/25
original [2] 7/14 37/9
originally [1] 27/7
ornamental [1] 26/13
oi..amentation [2] 7/7 25/24
other [27] 7/711/4 12/7 32/20 32/23 34/3
34/23 36/18 37/14 37/23 38/7 43/13 47/11
57/4 73/11 73/13 77/3 77/12 85/12 85/21
88/22 92/7 93/15 102/24 103/20 106/5 109/5
others [1] 30/10
otherwise [2] 47/12 48/2
ought [2] 105/1 105/8
our [38] 16/3 16/4 16/23 21/20 24/16 25/9
26/17 26/17 26/23 27/3 27/16 28/25 30/9
32/12 33/8 33/8 43/22 44/5 45/19 45/24 46/2
47/154/6 54/6 57/21 61/4 61/4 61/5 62/3
65/16 67/9 68/18 75/3 75/16 78/1 78/2 84/10
103/14
out [15] 15/11 18/5 19/12 21/13 23/11 37/24
38/8 42/21 44/1 44/24 45/5 54/4 62/7 62/24
80/5
outdoors [1] 75/17
outside [1] 69/22
over [11] 21/10 23/8 27/3 29/142/3 47/16
48/8 48/9 67/20 81/2197/15
overall [1] 7/21
overhang [1] 87/10
overhung [1] 90/3
overlapping [2] 109/18 109/21
overlay [3] 27/4 36/7 68/17
overlook [1] 76/21
overlooking [1] 98/8
overly [1] 32/21
oversaw [1] 40/6
overwhelming [1] 41/19
own [6] 38/9 42/24 47/156/12 57/7 60/14
owned [2] 38/8 72/22
owner [15] 18/18 52/19 52/2155/12 57/25
58/20 69/17 72/22 86/21 87/6 106/6 106/9
107/3 109/14 109/15
owners [10] 16/616/7 55/155/2 56/14 70/5
70/5100/23 101/22109/25
ownership [5] 77/1.9 79/10 82/5 109/18
109/21
owning [1] 56/17
owns [1] 55/1
P
p.m [1] 1/7
pack [1] 68/1
package [4] 60/23 61/8 61/22 73/24
packet [3] 5/8 38/4 83/17
page [5] 16/14 23/18 24/17 83/17 84/2
pages [2] 12/19113/6
paint [1] 13/3
painted [1] 89/12
palette [1] 16/20
Palm [32] 2/13 3/10 4/3 5/2 5/15 5/2413/11
14/13 16/10 16/14 17/1 17/3 17/13 17/17
23/15 24/20 26/23 27/19 30/10 35/22 40/4
40/2141/10 42/7 43/9 50/4 51/7 58/4 59/22
62/22 73/8103/11
palms [4] 90/19 90/2192/15 104/16
Pan [1] 1/4
panel [1] 94/5
paragraph [3] 83/18 83/22 84/3
parallel [2] 86/10 88/11
parapet [5] 25/19 25/20 25/22 87/14 87/14
parcel [5] 3/8 8/7 9/19 74/22 96/1
Park [2] 49/10 97/10
parking [13] 1.1/1611/17 32/19 32/24 32/24
33/150/23 50/24 52/15 86/13 92/20 96/3
96/4
parks [2] 49/13 75/2
part [11] 4/2 4/1132/5 40/5 41/1 55/24
71/13 71/14 80/1 84/13 100/17
Submitted into the public.
record for item(s) PZ., .
on 05/24/2018 , City Clerk
123
P
part -- [1] 32/5
particular [4] 24/14 29/22 34/6 34/7
parties [1] 113/8
parties' [1] 113/9
partnership [1] 54/2
parts [1] 17/17
paseos [1] 75/14
passes [1] 111/22
past [5] 7/16 10/24 19/11 43/13 43/15
patience [1] 24/6
Paul [1] 53/21
pavers [2] 33/2 104/9
people [12] 35/6 36/9 37/19 38/9 38/11
42/24 45/3 67/10 67/11 73/16 82/23 98/8
per [7] 24/17 40/17 75/14 80/20 90/14 97/11
98/1
percent [20] 19/2 19/25 20/12 20/12 20/13
27/13 29/1 29/3 29/5 33/7 48/9 64/22 65/4
65/6 65/12 66/7 66/8 72/9 72/10 77/8
Perfect [1] 102/23
perfectly [2] 58/9 89/22
perhaps [4] 42/12 54/18 88/10 103/21
period [3] 24/15 38/16 81/21
permanent [3] 46/5 74/24 74/24
permit [3] 3/5 4/22 98/19
permitted [7] 18/22 20/17 48/9 56/21 58/11
99/8 110/17
permitting [1] 107/12
perpetuity [1] 69/20
personally [3] 34/12 43/13 43/16
Peter [2] 53/14 53/15
picture [1] 91/8
piece [1] 40/22
piece -by -piece [1] 107/13
place [3] 48/19 49/16 56/13
placing [1] 21/22
plain [1] 39/21
plainer [1] 25/13
plan [11] 12/10 12/11 13/8 17/12 25/13
25/16 28/19 72/23 9016 107/19108/25
planning [2] 40/7 109/22
plans [11] 4/15 4/19 1.1/1912/151.2/1613/2
28/21 98/23 101/13 105/10 107/15
planted [1] 92/16
planters [1] 89/10
planting [3] 87/12 88/3 90/9
plantings [3] 86/22 87/3 91/12
plastic [1] 89/12
plate [3] 60/23 66/6 90/4
plates [2] 66/6 66/8
play [2] 26/1107/11
plaza [1] 33/3
please [8] 2/19 24/10 33/16 103/1 103/18
109/6 109/8 111/5
please -- [1] 109/8
pleased [1] 24/7
plunge [1] 76/5
plus [3] 79/7 106/16 106/17
plush [1] 87/6
point [13] 15/11 18/7 21/16 23/11 27/15
30/15 33/19 40/8 44/2 59/21 64/2 65/19
101/24
pointed [2] 18/5 42/21
pointing [2] 17/22 57/12
points [1] 107/8
pond [1] 22/3
pool [5] 76/2 76/4 76/5 76/16 91/20
portion [2] 88/19109/2
portions [2] 6/19 6/22
position [4] 21/20 35/135/10 81/4
positive [1] 32/12
possibilities [1] 92/11
possibility [2] 34/23 46/12
possible [8] 12/7 18/23 19/20 48/14 53/11
56/5 65/25 107/21
Post -War [2] 5/1610/7
potential [3] 18/17 48/12101/16
potentially [1] 47/19
PowerPoint [1] 39/23
Powers [6] 35/17 35/21 42/21 68/19 72/12
73/9
Powers -- [1] 35/17
pre -Miami [1] 81/24
precedence [1] 70/23
precedent [3] 86/8 88/7 97/5
preferred [1] 27/5
prepared [2] 44/20 98/24
present [7] 1/15 1/23 2/17 18/25 24/8 69/4
96/16
presentation [1] 15/9
presently [3] 18/13 21/8 21/10
preservation [25] 1/12/6 3/24 4/5 4/16 4/18
5/12 7/118/12 8/21 8/22 12/17 13/10 13/17
14/4 14/20 15/134/1 34/5 39/5 39/7 44/6
45/2 104/8 105/23
President [2] 35/2173/9
pretty [4] 30/23 60/186/24 86/25
prevalent [1] 26/18
preview [1] 32/17
previous [1] 95/17
previously [2] 10/20 34/22
primarily [3] 28/3 87/9 98/12
primary [2] 9/10104/10
principal [2] 11/15 15/20
principals [1] 109/22
prior [2] 48/20 59/11
private [2] 67/22 75/1
pro [1] 89/8
problem [5] 37/2 37/4 84/18 86/23 97/4
problems [1] 35/4
proceed [2] 30/2 101/10
process [5] 40/7 58/20 58/25 73/23 107/11
product [4] 79/11 80/10 81/9 86/19
production [1] 35/8
professional [3] 103/7 113/4 113/18
professionals [1] 80/9
proffer [1] 99/4
proffered [2] 100/21 110/11
proffering [1] 69/19
progression [1] 55/8
project [44] 9/17 11/2 15/17 15/1916/3 16/4
16/23 17/1 17/7 18/21 19/12 20/5 20/21 21/2
21/13 24/8 27/1128/18 29/10 31/3 32/6 32/8
43/17 43/19 44/24 46/2 47/13 47/14 47/24
48/1 48/3 63/15 70/17 74/12 81/8 83/3 83/7
83/9 84/19 90/24 96/2 96/23 102/9 106/2
project -- [1] 16/3
project's [2] 15/13 26/16
projecting [1] 25/19
projection [2] 31/23 87/22
projections [1] 28/15
projects [8] 7/15 7/21 19/13 30/3 32/11
43/13 43/15 91/16
proliferate [1] 30/8
properties [7] 9/2 10/6 10/8 22/122/6 49/12
103/11
property [45] 3/10 4/1 5/9 13/13 15/2016/6
16/7 17/11 17/18 18/2 18/13 21/8 21/11 38/7
38/9 42/25 44/23 47/1 47/2 50/17 50/18
51/13 52/20 54/14 54/22 58/158/5 67/21
72/22 77/14 82/4 82/5 98/18 99/5 100/16
100/22 101/14 101/24 102/13 106/6 106/9
/3107/10109/10110/15
property's [1] 99/12
proposed [29] 4/19 6/11 6/14 6/24 7/25 9/1
9/13 9/2010/5 10/15 11/211/9 11/1912/2
12/12 12/22 13/2 13/8 13/18 39/19 58/14
78/1 104/9 104/15 104/16 105/10 105/25
106/22108/16
proposing [5] 5/19 18/16 20/25 21/9 108/1
protect [1] 103/14
protected [1] 41/12
proven [1] 80/11
provide [2] 12/1 16/20
provided [2] 48/8 56/1
provides [2] 19/5 47/10
providing [5] 20/9 21/4 56/166/24 66/25
provisioned [1] 62/18
provisions [1] 33/25
proximity [2] 10/1713/13
public [7] 33/15 43/5 46/15 50/10 50/13 75/1
113/18
publication [1] 6/2
pull [3] 32/25 66/5 68/24
pure [1] 22/8
purpose [1] 6/21
purposed [1] 9/10
pursuant [5] 3/13/25 4/614/23 104/19
purview [1] 23/5
push [2] 36/15 77/24
push -back [1] 27/22
pushed [2] 19/9 74/15
put [13] 30/4 36/8 37/7 41/14 59/8 64/12
67/6 67/6 87/8 93/6100/15 101/1 109/8
putting [1] 64/10
Q
quadrupled [1] 29/6
qualified [1] 63/23
quantity [1] 108/16
question [16] 21/15 50/8 50/16 51/6 54/9
54/1159/25 60/8 60/20 62/8 76/1 89/24 90/2
101/10 102/2 107/7
questions [4] 38/14 50/14 102/25 103/3
quick [1] 90/2
quickly [1] 100/14
quite 141 34/24 41/15 43/25 64/21
R
racks [2] 12/2105/25
railing [1] 87/2
railings [1] 87/16
Ranch [2] 5/1710/7
Range [1] 3/20
ranging [1] 25/25
rate [1] 37/14
rather [6] 7/16 31/5 60/13 68/25 88/16
107/13
re -use [1] 47/8
reach [1] 22/5
read [3] 22/25 48/5103/25
reading [3] 23/18 38/25 88/4
real [2] 35/4 98/10
realized [1] 35/3
really [38] 21/122/13 22/23 30/25 31/2 31/6
31/13 33/23 36/23 44/3 44/20 45/8 46/9 81/7
82/18 83/10 84/15 85/10 91/2 91/2 91/4 91/9
91/12 92/19 92/19 93/5 93/11 94/24 94/24
94/25 95/21 95/22 95/22 96/2 96/19 96/19
97/7 107/19
really -- [2] 91/4 95/21
rear [2] 66/20 90/8
reason [8] 40/3 42/14 43/12 49/5 63/20
61/91 97/5 1(11/16
Submitted into the public
record for item(s) P2��
on 05/24/2018 , City Clerk
124
R
reasonable [2] 30/19 110/12
reasons [1] 84/14
rebuttal [2] 33/12 46/18
received [1] 4/18
recess [2] 25/3 28/16
recesses [1] 28/15
recognition [2] 49/17109/22
recognize [2] 31/25110/1
recognizes [1] 110/9
recollection [1] 54/19
recommendation [4] 14/23 30/16 49/24
104/2
recommending [1] 14/17
recommends [3] 8/13 8/23 15/2
record [11] 4/1116/8 33/1.7100/25101/2
101/12101/21 102/6 109/9 110/11 113/7
recordable [1] 58/3
redevelopment [1] 18/11
reduce [3] 46/1179/13 87/24
reduced [3] 84/8 84/12 85/16
reducing [2] 29/2 79/4
reduction [2] 27/13 48/8
refer [1] 105/7
reference [5] 24/14 25/5 25/10 26/5 27/2
referenced [1] 68/18
references [1] 26/3
referencing [2] 73/15 73/23
referred [1] 104/23
referring [3] 28/2133/22 73/18
reflect [2] 108/24110/14
reflection [1] 22/3
refresh [1] 54/19
regard [2] 60/8 61/24
regarding [2] 12/139/5
regardless [1] 85/18
regards [1] 8/3
Registered [2] 113/4113/18
regulations [6] 18/18 18/23 19/21 20/2 20/3
20/18
regulations -- [1] 19/21
reinstated [2] 53/1153/12
reinterpreted [2] 26/3 26/10
reject [2] 39/2 39/13
related [1] 26/16
relates [2] 26/2134/13
relationship [7] 101/1 101/11 101/20 102/4
102/7 102/12 109/9
relative [3] 29/15 113/8 113/8
relief [1] 25/25
relies [1] 10/16
Reluctantly [1] 104/25
remains [1] 47/4
remember [6] 26/22 31/10 54/2162/24
64/16 79/6
removal [1] 8/23
Remove [1] 11/22
rental [2] 80/8 98/1
rentals [1] 86/20
report [5] 2/25 60/7 63/14 70/11 113/5
REPORTER [3] 113/1 113/4 113/18
represent [1] 33/24
represented [1] 100/22
represents [4] 70/17 100/22 109/13 109/15
request [5] 4/8 14/5 14/7 14/18 15/2
requested [1] 113/6
requesting [3] 3/3 4/215/10
requests [2] 36/24 37/1
required [8] 15/18 19/6 19/17 20/1120/14
29/7 32/1 33/8
requirement [2] 6/10 58/18
requirements [6] 12/2313/25 34/8 74/20
90/14 106/8
reserve [2] 30/11 33/11
reserved [1] 74/25
reside [1] 35/23
residence [10] 2/11 3/7 4/25 5/21 8/1 9/9
10/4 12/21 13/20 98/22
residences [6] 5/17 9/8 10/3 10/8 64/3 110/6
resident [1] 91/1
residential [12] 5/24 13/16 17/20 17/24 19/8
21/1 47/14 47/15 47/23 47/25 56/20 70/8
residentially [1] 21/3
residents [6] 13/1145/3 47/1168/7 93/13
103/13
resolution [3] 2/5 3/25 77/4
resolve [2] 80/3 82/3
resolved [2] 8/14 23/3
Resources [3] 12/13104/14 104/19
respect [11] 15/13 19/4 19/13 19/23 20/22
22/7 32/14 34/20 42/7 48/18 70/3
respecting [1] 33/7
response [3] 62/17 62/23 77/21
responses [1] 30/12
rest [2] 6/24 51/1
restricted [1] 58/6
restricting [1] 99/5
restriction [5] 49/22 57/1 59/8 69/11 100/16
restrictions [2] 8/11 18/19
result [3] 20/6 56/13 69/7
retains [1] 84/12
reuse [1] 55/21
review [11] 4/15 9/4 9/24 11/812/6 32/9
32/10 104/8 104/14 105/24 113/6
reviewed [3] 4/7 12/12 108/20
revisit [1] 48/22
Revival [2] 10/14 11/5
rezoning [1] 80/2
rhythm [1] 42/13
Richer [1] 95/2
rid [1] 91/22
riding [1] 37/21
right [37] 19/22 20/19 31/20 31/22 32/18
33/12 36/20 41/15 50/19 51/9 51/9 57/22
59/13 60/14 60/17 61/16 62/2 64/2165/4
66/14 66/16 67/12 69/24 73/10 73/17 82/25
86/6 87/21 88/18 89/4 92/9 94/12 95/3 95/15
99/12 102/23 110/2
rights [4] 36/8 36/10 82/4 82/4
roll [7] 103/1 103/18 103/19 109/6 111/4
111/6111/7
roof [14] 30/18 48/13 62/21 75/12 75/18
76/25 77/20 77/24 78/5 78/7 78/14 87/9
99/16 99/20
roofs [4] 6/6 7/125/14 93/15
rooftop [12] 2/12 3/8 4/25 7/2 8/2 8/23 9/16
12/20 13/21 14/11 19/198/22
Rubb [1] 44/19
run [1] 42/2
running [1] 88/13
runs [1] 86/10
S
said [11] 16/2 17/11 30/16 40/25 41/2 42/18
55/18 65/2 65/23 82/19 84/16
sale [1] 98/1
salient [1] 70/14
same [13] 38/8 38/11 42/24 48/24 53/20 55/2
61/19 61/19 66/9 70/5 85/23 97/5 97/13
sandwiched [2] 17/19 46/3
Sarah [1] 41/24
sat [2] 43/9 103/9
satisfy [1] 101/5
s�.ve [1] 39/1
saved [1] 82/15
saw [1] 43/17
say [23] 16/2 28/22 29/23 30/24 31/20 34/19
39/3 49/2153/13 55/9 63/13 70/25 72/15
77/22 79/20 82/13 85/16 88/19 89/2 97/2
97/4 98/23 105/6
say -- [1] 97/4
saying [13] 28/10 61/8 65/11 67/3 69/7
69/16 73/7 77/7 93/16 97/22 98/4 98/11
98/12
says [2] 23/19 83/18
scale [21] 7/22 8/3 8/11 8/13 9/121/13 27/14
31/2 32/11 42/12 44/1 44/4 44/24 46/8 62/19
63/24 65/25 71/3 83/2 85/4 95/19
scaled [2] 21/17 85/25
screen [2] 11/24 93/7
screened [1] 107/22
se [1] 80/20
second [7] 11/17 71/24 76/2 90/3 98/7
100/10106/21
secondary [4] 28/5 30/8 61/5 63/1
seconded [1] 100/13
seconds [2] 72/6 93/20
Secretary [5] 7/10 10/21 14/21 14/25 22/21
Section [6] 3/13/19 4/6 12/4 14/23 39/9
sections [4] 6/5 6/17 32/23 83/20
see [34] 17/2125/14 25/17 26/7 26/18 28/19
32/19 32/19 39/8 40/140/19 40/2144/24
45/10 46/10 50/21 61/21 62/10 72/9 76/1
78/10 78/12 78/18 81/24 83/23 85/18 86/17
87/10 88/16 89/3 92/2 92/17 92/18 98/10
seeing [5] 35/24 60/16 71/22 83/24 96/8
seek [4] 55/13 56/20 59/13 99/13
seem [5] 23/1 44/10 56/16 79/24 91/5
seemed [1] 60/4
seems [8] 30/131/18 31/25 59/25 70/19 77/9
80/22 95/20
seen [7] 37/17 63/14 83/11 83/12 85/21
89/12 89/20
segments [1] 21/22
self-imposed [2] 18/18 49/22
self -restricting [1] 20/20
sense [4] 7/22 22/10 29/25102/15
sensed [1] 35/6
sensitive [7] 17/16 21/4 27/16 29/9 42/18
43/150/3
sent [1] 37/24
separate [4] 26/12 48/16 76/18 79/25
separation [1] 22/1
serves [1] 6/21
set [5] 31/11 32/17 35/16 70/22 97/6
setback [30] 9/12 9/14 9/15 9/16 9/1919/16
19/18 19/19 19/20 21/5 22/2 31/12 32/21
33/9 56/2 66/2167/20 68/7 68/20 68/23
71125 78/16 78/24 78/25 84/184/4 84/11
84/12 90/8 108/2
setbacks [20] 7/24 8/4 9/4 9/5 9/18 19/4 19/5
19/12 20/8 29/7 31/16 31/17 42/13 52/15
62/19 66/12 66/15 66/18 66/20 84/7
setting [2] 86/8 88/7
seven [3] 9/15 99/24 100/6
seven feet [3] 9/15 99/24 100/6
shadowed [1] 96/15
shall [12] 11/13 39/18 74/25 99/16104/8
104/14 104/23 105/9 105/24 106/2 106/6
107/3
shall -- [1] 106/2
shape [1] 28/16
share [3] 16/8 22/10 98/9
shares [1] 85/8
Sharn Ell 41/25
Submitted into the public
record for item(s) PZ `T=
on 05/24/2018 , City Clerk
125
s
sheet [2] 72/3 96/14
short [1] 27/12
should [23] 7/15 7/16 8/20 10/23 10/24
16/19 21/21 23/4 34/2 35/11 49/1 49/2 49/25
55/1163/25 82/7 82/13 82/17101/21 104/18
107/18 107/19108/11
shouldn't [1] 58/17
show [2] 25/171/19
side [9] 66/5 66/20 78/16 86/16 86/22 89/3
90/18 93/8 94/20
sides [4] 20/8 26/25 66/25 107/23
signature [1] 73/7
signed [3] 38/5 72/12 73/18
significance [1] 24/15
significant [12] 17/3 18/2 18/7 19/24 23/13
23/24 31/6 48/10 49/22 69/12 69/21 70/14
significantly [2] 79/13 94/1
similar [4] 5/1410/18 26/13 56/14
similarly [1] 85/24
simple [2] 25/12 87/4
simply [3] 15/16 34/6 55/21
simultaneously [1] 16/22
since [10] 23/14 27/4 29/17 34/17 56/3 56/15
56/21 60/6 86/18 104/3
sincere [1] 26/20
single [13] 17/20 17/2418/4 32/3 32/4 43/24
64/3 74/3 81/25 84/6 85/4 107/14 110/6
single-family [1] 40/11
sir [12] 2/18 15/4 38/19 43/6 50/21 51/15
51/17 52/18 65/15 74/21 90/5 91/25
sit [2] 30/7 32/8
site [7] 3/14 27/3 29/4 59/21 77/9 79/20
99/11
sites [1] 19/14
situation [3] 29/9 83/24 84/12
six [10] 20/25 29/6 52/9 52/9 56/17 68/14
70/2170/23 106/16106/16
six -unit [1] 21/1
size [9] 13/23 28/8 46/8 56/5 79/5 84/20 93/8
104/21 108/16
sky [3] 25/20 74/25 90/6
slab [2] 60/24 87/22
sliced [1] 25/20
slightly [2] 34/25 62/6
sliver [5] 40/24 41/18 41/20 46/3 51/3
slots [2] 26/15 26/16
small [5] 27/13 40/22 40/23 65/25 87/3
smaller [4] 66/8 68/13 94/1 94/2
smaller -- [1] 94/2
smooth [1] 6/6
so [88] 15/2516/2 20/25 21/9 21/14 22/4
22/22 23/23 24/2 25/2 27/10 27/21 29/23
31/18 31/18 33/4 33/9 35/9 36/2 36/9 37/7
37/11 38/6 38/12 42/25 44/10 45/25 47/25
56/8 56/2157/10 59/7 59/9 60/3 60/8 60/23
61/2 63/5 64/8 68/7 69/19 70/2172/24 74/19
75/5 75/21 76/1 76/20 77/10 77/14 77/16
80/5 80/15 81/9 81/13 82/7 82/14 83/5 83/21
84/9 84/10 84/14 85/8 85/15 86/16 86/20
89/3 89/5 91/8 91/15 91/2192/23 95/3 95/18
96/4 96/9 96/2196/24 98/3 100/3 102/2
102/5 102/11 102/17 104/3 105/14 105/21
107/13
soften [1] 88/6
solution [1] 69/5
solved [1] 83/10
some [20] 30/11 33/12 34/17 34/24 35/4 36/2
36/15 40/3 41/7 46/10 58/158/2 77/12 82/2
89/1192/12 92/12 95/24 107/7109/17
some -- [2] 58/192/12
Somebody [1] 90/23
somehow [2] 23/2 85/17
someone [1] 97/2
someone's [1] 76/13
something [10] 36/22 45/22 65/23 72/16
87/4 88/8 93/9 94/22 96/2196/24
sometimes [1] 41/4
somewhat [4] 79/25 98/6 100/15 100/18
somewhat -- [1] 98/6
somewhere [1] 60/12
sophisticated [2] 81/6 81/9
sophisticatedly [1] 81/20
sorry [5] 53/1 55/6 65/4 73/12 81/1
sort [4] 23/23 60/5 61/15 86/8
sought [2] 55/2158/6
south [6] 2/216/8 15/7 22/16 28/17 51/24
southern [1] 7/5
space [32] 20/10 20/10 20/13 28/25 61/16
64/3 66/3 68/3 69/3 71/13 71/16 71/23 72/2
72/10 72/17 74/20 74/21 74/25 75/4 75/6
75/16 75/17 75/23 75/24 80/13 87/9 89/8
90/2 90/7 92/194/14 98/9
spaces [7] 11/17 49/15 61/5 61/6 63/1 75/1
90/6
spacial [2] 67/23 81/6
Spanish [1] 10/11
speak [8] 31/18 33/15 35/16 43/5 44/21
46/15 91/8 100/3
speaking [3] 42/16 45/5 45/5
special [15] 2/8 3/4 4/8 4/218/21 14/715/3
15/23 39/ 19101/6101/11 101/20102/4
102/7109/9
specialty [1] 27/18
specific [5] 17/5 86/21 101/1 102/9 102/13
specifically [4] 39/10 73/3 106/7110/5
specimen [1] 104/21
speculation [1] 82/16
speed [1] 104/6
spot [1] 85/23
sprinklering [1] 89/10
square [18] 20/4 20/5 27/13 29/4 64/9 64/10
64/15 64/25 65/16 66/10 67/15 71/12 72/8
75/20 79/13 97/11 97/15 98/1
squares [1] 75/2
squashing [1] 81/5
squeak [1] 62/24
squeeze [1] 62/6
squeezing [1] 79/12
squish [1] 67/4
squished [1] 68/12
staff [33] 1/23 2/25 4/16 5/12 8/12 8/23 9/4
9/24 12/17 13/10 13/17 14/5 14/1718/5
49/23 58/4 60/6 63/14 70/1 70/3 70/11 83/16
98/25 99/21 99/25 100/7 103/20 104/8
104/14 104/19105/23 108/14108/21
Staffs [5] 22/7 22/25 34/5 104/2 106/21
stage [1] 44/3
standards [5] 7/10 10/22 14/22 15/1 39/6
Stander [1] 33/18
standpoint [2] 78/1192/25
Starbucks [1] 43/17
start [2] 2/25 63/13
started [2] 35/4 73/22
starts [2] 45/22 51/7
state [5] 7/1210/22 34/1 113/2113/18
statement [3] 15/1215/15 45/8
stenographic [1] 113/7
stenographically [1] 113/5
step [2] 44/7 110/1
still [8] 33/6 37/5 45/15 46/1180/13 84/11
85/18108/9
stop [2] 65/18 71/6
st,.efront [1] 6/9
stories [21] 8/9 28/2 31/4 45/16 46/12 57/15
58/7 59/10 60/19 64/20 64/23 66/10 79/21
79/22 79/22 79/23 79/23 81/11 84/25 97/14
97/23
stories -- [1] 79/22
story [4] 19/12 66/2 89/4 110/6
straight [1] 101/15
strange [3] 39/24 40/3 40/19
strategy [1] 61/19
streamline [1] 25/12
street [53] 1/112/13 3/15 3/22 4/2 5/2 9/3
9/5 9/119/25 14/12 21/23 22/16 25/6 25/7
26/3 26/9 28/4 31/15 31/20 32/20 32/22
33/19 35/23 38/21 42/1 43/9 43/16 44/23
45/15 47/22 51/24 52/14 54/14 55/2 55/3
57/12 58/158/24 59/9 85/5 85/23 85/24
86/22 89/3 89/18 98/19 99/7 99/11 109/14
109/16 110/6 110/16
streets [1] 85/6
strip [3] 80/3 91/1192/19
structural [2] 61/2 87/13
Structurally [1] 61/10
structure [27] 2/10 3/6 4/23 5/5 10/1313/19
14/9 17/25 17/25 18/3 18/8 18/11 18/24 21/3
24/24 47/5 47/9 48/15 55/20 55/22 55/24
57/2 70/8 91/24 98/20 99/15 99/20
structures [9] 5/15 9/22 10/11 10/18 22/15
34/23 39/17 109/24 109/25
stucco [2] 7/6 88/9
stuck [1] 43/23
studied [2] 62/12 83/11
studies [1] 29/22
study [1] 107/18
style [22] 5/17 5/20 6/3 6/10 7/17/15 8/14
10/7 10/10 10/14 10/16 10/18 10/23 22/9
22/14 22/20 23/2 23/4 23/22 24/1 42/12
108/20
styles [10] 7/8 9/25 11/4 11/7 16/18 23/10
23/17 23/19 23/25 29/11
stylistically [1] 23/20
sub -division [2] 3/12 3/19
sub -standard [1] 30/6
subject [12] 3/10 4/1 5/8 8/7 13/12 18/8
39/17 42/24 58/9 58/23 69/13110/12
submit [3] 16/7 22/8 23/4
submittal [1] 5/8
submitted [5] 4/11 4/15 12/11 12/16101/14
substantial [2] 11/6 46/1
substantially [1] 108/7
subtracting [1] 61/2
successful [1] 91/9
successfully [1] 65/5
such [3] 48/12 69/2 74/25
sudden [3] 29/23 35/8 68/1
suffice [1] 28/22
sufficiently [1] 34/8
suggest [1] 108/11
suggested [1] 55/11
suggesting [2] 56/11 109/3
suggestion [1] 81/3
suggestions [1] 77/13
Sunbiz [1] 53/7
superseded [1] 39/4
support [12] 4/916/5 27/17 29/16 30/15
37/24 37/25 62/22 74/7 96/21 96/24 103/16
supported [3] 27/19 29/18 34/25
supporting [1] 5/13
supports [1] 42/19
suppose [1] 33/21
supposed [4] 36/5 36/6 37/12 37/13
sure 1121 22/24 41/7 44/9 45/16 48/24 50/11
Submitted into the publi9
record for item(s) PZ, )
on 05/24/2018 , City Clerk
126
s
sure... [6] 52/12 54/5 83/2194/15 102/1
106/9
surfaces [2] 6/7 75/19
surprised [1] 27/21
surround [1] 9/22
surrounded [1] 26/25
surrounding [6] 13/24 18/20 44/25 45/9
60/16108/8
surroundings [6] 7/19 7/23 8/3 8/611/1
17/10
swear [1] 44/13
sworn [3] 35/18 44/11109/12
symmetrical [1] 25/16
systems [1] 6/9
T
T's [1] 54/6
T.V [1] 28/7
table [1] 63/5
take [12] 31/14 41/18 43/20 45/6 49/4 55/11
64/22 78/25 79/3 90/15 93/4105/15
taken [3] 42/17 48/1170/25
taking [3] 42/3 56/13 68/16
talented [1] 63/22
talk [3] 23/16 81/15 83/16
talked [1] 33/6
talking [4] 87/19 110/22 110/24 111/1
tall [4] 31/7 41/12 85/25103/15
taller [6] 21/22 47/15 94/11 94/17 96/8
109/24
tan [1] 26/8
target [1] 80/6
tasteful [1] 107/23
TDR [1] 58/25
TDR's [6] 58/10 58/16 58/19 59/5 59/14
99/13
technical [1] 30/24
technically [1] 56/10
tell [2] 36/22 40/24
ten [14] 5/14 9/14 20/13 20/24 29/5 31/22
33/9 61/4 61/20 61/23 61/25 66/25 68/14
106/16
ten feet [2] 9/14 31/22
ten -foot [1] 66/21
tenant [1] 76/25
terms [6] 18/20 62/1181/3 85/2 92/24 97/4
terms -- [1] 97/4
terrace [14] 2/12 3/8 5/1 7/2 8/2 8/24 9/16
12/2013/21 14/11 77/1 79/4 98/9 98/22
tertiary [1] 63/2
tested [3] 60/21 61/19 80/11
testimony [2] 44/14109/12
than [34] 18/22 19/2 19/5 19/25 20/10 20/12
25/9 25/10 29/3 29/21 31/5 32/23 34/23 48/2
65/12 65/15 66/24 69/8 76/4 78/2 78/17
79/1181/9 82/25 88/8 89/1190/9 92/7 93/24
99/7 99/23 100/6 107/13 110/17
thank [38] 2/24 15/5 15/8 24/6 30/22 33/9
33/10 33/14 35/12 35/13 35/20 38/16 38/18
38/20 41/2141/22 43/3 44/10 44/17 45/13
46/13 46/14 46/17 50/4 50/6 52/10 59/17
59/19 74/17 85/11 91/13 96/10 96/12 101/8
102/21 111/3 112/1 112/2
Thanks [1] 33/11
that [477]
that -- [4] 53/10 90/16 93/17 101/21
that's [54] 16/12 16/18 18/5 24/25 30/23
31/5 32/16 33/12 34/10 36/7 37/21 41/14
45/25 46/148/6 48/7 48/10 58/8 58/20 59/15
59/23 63/5 65/8 65/18 66/17 67/24 68/7 72/9
74/4 75/17 77/17 78/17 79/17 81/22 82/2
83/8 83/25 84/8 84/9 86/4 89/7 90/1196/18
97/197/21 100/9 102/20 105/14 105/20
106/18 108/10109/1 109/3 110/2
the -- [11] 37/9 38/13 54/13 66/4 66/6 68/10
71/5 77/7 77/8 93/4 96/5
their [10] 6/1 9/10 12/3 12/13 29/20 36/9
37/20 45/7 80/19 90/20
them [10] 25/2138/25 43/19 62/23 66/19
67/15 84/17 103/24104/1 104/1
then [19] 31/23 33/4 37/22 47/23 51/20
60/18 67/18 68/12 69/1 70/22 71/11 76/24
88/3 90/7 90/1192/18 95/5 95/25110/20
theoretically [1] 93/4
theory [6] 59/24 81/17 83/10 84/4 84/13
85/3
there [82] 6/18 6/19 9/8 10/2 10/1812/7
22/4 28/12 28/14 33/15 34/17 35/3 36/4 36/5
36/13 36/13 36/14 36/17 37/15 37/16 39/24
40/18 41/7 41/23 42/13 43/4 43/11 46/6
46/10 47/9 47/16 49/15 56/12 56/24 57/11
58/15 59/4 65/18 66/19 66/21 68/5 68/6 68/6
68/14 68/15 68/22 73/16 75/19 76/2 76/11
76/13 77/12 77/13 83/15 83/21 86/11 86/20
89/4 91/21 92/1 92/12 92/16 92/18 93/10
95/1195/14 95/16 95/22 96/6 96/7 96/20
96/23 99/18 100/10 104/3 107/10 107/25
108/3 108/7 109/17 109/18 109/20
There's [2] 108/2108/6
therefore [2] 17/6 77/15
these [26] 23/24 28/2 28/3 28/4 28/13 30/2
30/5 32/13 32/20 36/15 44/7 46/23 52/13
62/4 62/12 80/6 84/14 88/1189/5 95/17
95/24 97/16 97/1.7105/4105/5107/8
they [62] 23/14 27/9 31/6 32/15 32/15 32/24
34/6 38/1 39/1 39/3 39/4 40/15 41/2 41/3
41/3 41/5 41/5 42/25 43/145/6 47/12 48/23
49/14 49/20 51/10 55/19 55/20 55/22 55/23
56/156/3 56/3 56/11 56/18 57/2 60/5 67/10
68/25 69/16 70/14 72/23 75/21 76/1176/18
76/20 76/21 77/19 80/18 82/17 82/19 82/25
83/1 83/7 86/19 95/15 95/16 97/14 97/14
97/16 97/16 98/24 109/2
thick [1] 93/9
thicken [1] 87/14
thickened [1] 88/2
thing [5] 37/14 37/23 71/1173/13 83/25
things [11] 36/3 44/8 49/19 70/12 82/2 83/15
104/6 107/9 107/10 107/25 108/6
think [70] 15/12 16/9 16/18 16/24 18/4 18/6
21/12 21/14 23/12 23/23 30/1130/13 30/18
30/19 30/20 30/23 31/6 34/25 35/1142/8
43/25 44/145/18 46/2146/22 46/25 47/25
48/10 48/20 49/24 56/25 57/8 57/23 58/8
59/15 59/20 60/10 60/11 60/13 63/19 63/20
69/12 69/20 70/2 70/13 70/16 77/3 77/17
82/7 82/22 83/2.83/7 84/15 84/18 88/5 90/16
91/3 91/6 91/8 91/9 91/12 95/18 95/21 96/1
97/6 97/21 97/24 97/25 107/15 110/2
thinking [3] 31/5 61/14 104/7
third [2] 89/4 105/4
this [200]
this -- [2] 70/10 73/21
thorough [2] 15/9 70/12
thoroughly [1] 107/18
those [29] 11/7 13/24 19/13 23/18 34/4
36/11 39/3 39/8 45/4 48/20 59/4 67/22 68/15
70/10 70/12 70/23 71/4 76/11 76/14 81/12
82/10 82/15 87/11 87/1.5 87/16 91/7 97/12
103/23 109/25
though [9] 17/18 25/20 56/9 57/19 60/4
60/16 63/20 65/8 71/23
Light [1] 57/6
three [35] 10/10 20/8 31/4 31/4 31/16 31/24
40/3 40/9 40/12 45/16 45/23 46/12 51/8 52/8
65/6 66/10 76/14 76/15 76/17 78/20 79/21
79/22 79/22 79/23 81/5 81/1188/23 88/24
90/9 97/14 97/23 99/19 106/16 106/18
106/19
three-inch [1] 78/24
three-story [2] 67/16 68/1
through [18] 9/15 24/22 32/5 36/23 38/2
38/5 38/15 41/13 41/14 42/1158/25 60/19
76/11 76/13 103/9 103/10 107/14 113/6
throughout [2] 11/4 89/13
ties [1] 26/4
tile [4] 13/3 29/14 29/14 87/22
time [19] 24/8 27/23 30/12 30/20 33/12
34/18 34/24 36/19 36/21 37/17 38/16 39/1
40/14 46/7 48/23 65/14 72/21 72/25 105/4
times [4] 64/20 65/5 65/6 70/25
Title [3] 56/4 56/22 56/25
to -- [2] 15/25 34/16
to do [3] 36/18 58/14 67/13
to the [58] 4/19 5/7 8/2417/16 17/2518/16
19/1 19/4 19/8 19/14 19/14 19/23 22/2 22/6
22/16 23/7 24/2 24/15 25/5 26/4 26/16 26/23
26/24 27/15 27/16 28/17 28/17 29/9 29/15
34/13 34/20 36/25 42/19 42/23 47/1 48/17
48/19 48/25 49/25 50/13 50/25 51/23 54/15
56/18 60/19 70/8 79/5 86/14 87/7 91/18
91/19 101/15 101/24 103/12 104/15 104/23
107/16110/12
today [16] 16/3 21/11 27/11 27/21 30/5
44/20 45/8 46/24 47/9 47/16 48/25 58/15
58/24 58/25 70/22 83/8
Todd [1] 1/20
together [2] 30/4 30/21
told [1] 41/9
too [2] 45/17 94/22
took [3] 34/8 44/22 49/16
top [6] 38/24 62/2177/23 78/7 78/13 99/16
total [4] 19/1 20/5 20/25 106/14
totally [1] 93/17
towards [2] 28/3 48/15
town [1] 89/13
Township [1] 3/19
Trachtenberg [2] 1/19 111/18
Traditional [1] 11/6
traffic [1] 43/23
Tragash [2] 1/20111/16
Tragash's [1] 81/3
transcript [2] 113/6 113/6
transect [5] 3/9 19/3 19/18 47/20 69/23
transects [3] 17/19 17/21 82/9
transfer [3] 36/7 36/9 58/10
transition [8] 19/7 29/10 47/10 56/13 69/22
79/24 109/23 109/23
Transitional [1] 80/2
transparent [1] 91/5
Traveler [2] 90/19 90/21
treated [1] 91/7
tree [1] 42/4
trees [3] 13/9 104/21 107/9
trellis [5] 26/17 67/24 77/1 77/1 78/13
tremendously [2] 29/2 30/17
tropical [5] 93/10 93/19 94/24 99/23 100/6
troubles [1] 96/19
true [2] 17/18113/7
trust [3] 44/19 45/153/18
truth [3] 44/14 44/15 44/15
try [3] 42/2 43/21 109/11
trying [11] 62/10 64/5 64/6 66/18 67/4 67/13
68/23 69/25 71/11 77/4 81/10
Submitted into the public
record for item(s) PZ1,1 .
on 05/24/2018 , City Clerk
127
T
Tuesday [1] 1/6
turn [1] 23/8
turns [1] 38/8
tweak [1] 95/23
two [48] 9/15 17/19 28/2 29/1131/16 31/24
38/24 40/3 45/24 46/4 52/8 57/15 58/7 58/17
58/23 59/10 60/19 66/2 67/6 70/7 72/6 75/4
75/7 77/11 78/1 78/25 79/3 79/22 81/11
83/17 85/6 88/1188/17 88/22 88/23 89/5
89/16 91/7 97/14100/1 100/5 102/7 103/5
104/15 104/161.05/3106/15 106/19
two-story [8] 21/2 24/24 25/2 40/10 41/21
79/1184/5 97/17
type [2] 48/13 80/7
typical [2] 11/7 25/15
typically [1] 15/21
usage [1] 37/11
use [27] 6/20 7/3 7/17 8/4 8/14 10/19 11/6
17/6 25/14 31/136/5 36/17 37/10 37/1138/1
38/138/6 41/9 42/8 47/20 47/22 48/12 58/19
72/20 73/1 75/1 80/16
used [3] 34/4 72/19 74/11
uses [6] 32/2137/8 47/19 47/22110/20
110/25
utility [1] 51/3
utilize [1] 58/10
utilizing [1] 47/8
V
U
Uh-huh [2] 88/12 92/6
unattractive [1] 108/3
under [22] 13/4 18/13 18/22 18/23 19/6
19/21 20/1 20/11 20/14 20/17 20/23 22/21
38/10 40/14 48/9 48/19 49/1149/16 55/12
58/1158/20 59/13
underlying [2] 19/3 69/15
understand [21] 22/25 23/123/24 28/20
48/6 54/13 54/25 55/9 64/5 64/7 66/18 71/8
71/9 76/181/4 81/10 81/13 84/3 95/5 95/6
102/2
understanding [3] 16/145/20 97U15
Understood [1] 74/16
undeveloped [1] 71/17
undo [1] 55/16
unfolds [1] 83/8
unfortunately [2] 60/2 92/22
unfounded [1] 30/1
unified [1] 42/12
unifying [1] 56/2
unimproved [1] 74/24
unit [10] 14/1121/10 28/2 47/15 61/15 68/2
76/13 76/15 76/16 98/8
unit -to -unit [1] 61/14
United [2] 36/14 40/6
units [16] 20/24 20/25 21/9 28/3 29/6 29/6
30/6 40/17 67/14 67/22 68/13 68/14 76/7
76/12 76/14 76/17
Unity [3] 56/4 56/22 56/24
unless [2] 76/14111/23
unlimited [1] 40/16
unornamented [1] 6/7
until [2] 46/24 103/10
unused [1] 58/10
unwilling [1] 58/14
up [39] 6/22 17/6 18/24 19/10 20/19 20/19
23/13 25/22 26/129/22 32/17 34/10 34/25
35/10 35/16 36/3 37/18 38/12 45/5 50/13
56/16 56/22 57/6 57/18 61/22 61/24 66/3
72/15 73/11.79/8 79/18 87/12 89/20 91/10
96/5 96/7 104/6 107/7 107/20
update [2] 11/19105/10
updated [6] 4/1512/11 12/15 12/16 13/9
108/25
uphold [1] 33/24
upon [2] 10/16101/25
upper [4] 3/12 7/4 31/24 76/17
urban [10] 3/9 32/9 45/3 45/4 81/9 81/17
83/10 84/4 84/1.3 85/3
urge [1] 13/10
us [7] 26/4 30/20 32/17 40/24 41/3 62/21
89/22
valid [1] 46/22
value [4] 14/16 68/6 97/25110/1
various [4] 16/17 23/9 24/4 45/3
vast [1] 49/15
vegetative [1] 92/25
vehicular [2] 11/15 32/2
Venice [2] 7/910/21.
ventilated [1] 85/20
verbatim [1] 38/25
vertical [7] 6/13 25/17 26/19 31/8 33/4
91/1191/24
vertical -- [1] 91/24
vertically [1] 88/2
very [30] 15/9 16/13 18/6 19/24 24/6 24/7
32/14 32/22 34/12 36/3 38/16 38/17 39/21
39/21 43/12 48/10 60/10 63/23 64/4 66/13
72/16 85/25 87/6 91/5 93/23 97/11 97/12
97/20 103/6105/15
Vice -Chairwoman [1] 1/17
view [2] 44/23 67/19
viewing [1] 83/7
Virginia [1] 6/1
visible [1] 7/4
void [1] 90/10
volumes [4] 31/4 66/2 96/16 97/17
voluntarily [4] 58/2 99/4 100/21 110/10
voluntary [3] 58/19 100/25 102/6
voted [1] 4/12
w
wait [2] 28/10 29/24
waiver [6] 11/14 11/16 15/18 15/21 32/1
32/8
waivers [2] 32/15 32/16
walk [2] 42/10 76/13
walkways [1] 87/16
wall [11] 6/7 68/3 68/4 68/5 87/190/17 92/1
92/20 94/4108/3 108/4
walls [13] 6/5 6/18 6/19 6/22 7/611/22
21/21 25/13 28/7 28/12 28/13 83/20 83/24
want [22] 15/8 24/14 25/1 26/1 27/8 27/22
29/12 35/7 36/23 45/6 63/6 63/12 67/14
81/15 83/16 84/24 93/14 97/3 102/5 103/14
105/19106/9
wanted [11] 15/25 37/8 38/7 38/12 52/16
67/10 68/13 72/15 72/15 73/1187/15
wants [1] 35/15
was [78] 12/6 12/12 15/12 17/23 18/9 24/16
25/12 27/5 27/6 29/12 35/135/2 35/19 36/5
36/6 36/8 36/12 36/12 36/13 36/2137/2 37/9
37/11 37/11 37/19 37/23 37/24 37/24 38/5
40/2 40/4 40/5 40/17 40/18 40/18 40/21
40/24 42/16 42/17 43/20 46/24 48/19 49/15
53/3 53/7 53/19 54/1 55/18 60/2 62/5 68/18
68/20 68/21 70/10 72/12 72/24 73/4 73/5
73/12 73/15 73/16 73/18 73/20 73/2174/2
74/12 80/1182/13 82/19 83/22 84/1 84/13
86/4 88/2 103/14 104/2 113/4 113/6
wasn't [2] 37/18 104/3
—er [5] 28/23 76/3 93/5 93/9 93/24
wave [1] 37/21
way [30] 16/12 23/25 29/17 31/15 32/16
32/18 36/18 37/10 46/10 49/19 52/1 58/3
59/11 59/12 68/17 68/21 69/25 79/23 81/22
91/7 91/9 91/19 93/17 95/23 96/20 96/23
99/9 101/15 105/6 105/8
ways [1] 86/1
we [155]
we'll [6] 2/25 33/1143/20 43/21 43/21 77/24
we're [1] 65/10
we've [8] 21/25 28/22 30/16 43/12 48/11
55/5 57/18105/3
web [1] 24/17
website [2] 16/13 24/23
well [37] 6/217/18 19/619/21 26/7 26/12
28/12 28/17 29/24 31/8 31/13 31/20 32/14
46/2152/13 56/24 62/2 62/18 65/3 67/8
67/18 73/4 75/13 77/5 77/13 79/18 80/16
87/11 89/14 91/19 92/15 93/23 96/1 97/15
98/5 101/19105/15
went [4] 38/2 38/4 43/19 44/22
were [26] 7/1123/1 35/18 36/8 38/141/9
43/18 44/1149/14 49/19 49/20 56/156/18
56/23 58/174/19 77/4 77/12 82/12 95/16
98/6 98/24 102/20 103/8 104/7 107/17
west [43] 6/8 17/25 18/3 19/8 19/9 19/14
19/15 21/14 22/2 22/6 26/24 27/17 28/1 28/4
28/18 42/15 42/16 42/19 42/23 47/2 48/17
51/13 51/24 52/4 54/15 56/18 60/19 66/4
66/20 67/20 69/12 69/23 70/8 78/16 79/20
90/10 91/19 92/2193/14 94/20 99/22100/4
110/7
westerly [1] 80/3
western [5] 13/7 91/14 93/8 95/4 96/1
what [65] 17/23 17/23 18/2519/5 21/10
21/16 25/8 30/1130/25 38/7 40/10 41/5
45/10 47/16 48/9 53/24 55/16 55/18 56/22
56/25 61/21 62/1.0 63/25 65/165/10 66/18
67/2 67/13 69/7 70/3 70/21 70/21 71/7 71/13
71/14 71/24 72/3 72/14 73/12 78/3 78/12
78/18 80/10 81/24 83/6 83/12 84/16 84/16
84/17 84/17 86/7 87/17 89/15 92/10 92/11
92/24 93/16 96/18 97/21 102/3 102/11
102/12 105/13 106/24 109/3
what -- [1] 70/21
what's [1] 54/13
whatever [3] 59/10 68/4102/17
when [24] 22/25 35/3 37/9 37/9 41/4 43/20
45/25 46/23 48/23 61/4 61/13 61/21 68/21
68/2169/10 71/13 73/22 83/22 84/6 84/10
101/11 101/13 101/13 109/2
Whenever [1] 15/17
where [26] 12/719/20 20/13 24/3 27/16
28/20 29/12 30/5 31/16 43/16 51/9 54/1 57/3
59/24 67/14 68/2 69/25 70/17 77/3 77/7
81/25 82/23 96/15 101/24 102/20 103/22
whereas [1] 20/16
whether [7] 26/19 30/9 59/3 59/4 60/12
60/18 87/1
which [62] 5/7 6/9 7/1 8/7 10/6 10/9 10/10
17/20 18/10 19/17 20/18 25/4 25/14 25/19
26/6 26/9 26/24 27/17 27/24 31/21 31/22
3214 32/13 32/22 33/20 34/1 38/8 38/9 40/15
47/20 50/24 51/1 51/7 51/21 55/5 60/5 61/6
62/20 62/24 64/24 68/5 69/23 78/181/6 84/1
85/9 85/19 85/23 86/2 87/9 89/19 90/20
97/11 99/6 100/2 103/25 107/17 108/10
110/7 110/12 110/14 110/16
while [6] 6/18 10/22 13/12 33/6 72/11 88/7
white [2] 42/2 42/6
who [9] 29/17 37/8 37/19 38/9 42/24 52/19
Submitted into the public
record for item(s) PZ•, .
on 05/24/2018 , City Clerk
128
w
who... [3] 80/6 81/17103/8
whoever [1] 55/1
whole [8] 31/19 37/17 41/9 44/10 44/15
77/1188/14 97/19
wholly [1] 29/17
why [22] 20/18 27/6 27/25 36/7 39/23 40/8
40/8 40/12 40/25 45/16 45/16 48/7 49/6
49/19 58/13 68/7 69/181/14 83/8 84/9 86/4
102/8
wide [3] 45/25 86/24 97/13
wider [1] 79/12
width [4] 29/2 68/25 86/25 87/12
wild [1] 42/15
will [27] 8/16 22/5 22/17 26/1144/6 46/5
47/15 50/24 54/18 62/15 84/20 86/14 86/16
87/6 87/9 89/19 98/2 98/2 99/4 99/18 99/22
100/5 101/7 106/10 110/12 110/14 110/16
will -- [1] 46/5
William [1] 1/17
willing [3] 63/7 77/19 79/15
winding [1] 85/15
window [9] 12/2513/6 24/24 25/5 26/6 26/7
26/16 26/18 68/2
windowless [5] 6/5 6/18 6/23 83/20 83/24
windows [18] 6/4 6/116/12 6/13 6/14 6/18
11/20 25/3 25/21 27/25 28/1 28/4 28/5 28/8
28/15 67/19 91/8105/11
wishing [3] 33/15 43/5 46/15
within [26] 2/13 3/10 5/2 5/15 7/17 10/17
13/15 13/22 14/13 17/9 17/9 22/2 22/12
22/23 23/5 23/10 23/1128/19 39/12 58/18
60/7 90/24 95/19 97/23 108/9 111/25
without [5] 25/1138/25 76/1199/8 99/12
won't [2] 42/5 49/20
word [2] 39/11 110/2
word — [1] 110/2
words [1] 57/4
work [11] 12/12 13/11 16/2130/4 39/19
44/9 67/24 80/10 80/17 87/24 97/10
worked [2] 30/17 43/12
working [2] 36/14 45/1
workspace [1] 80/21.
world [1] 83/12
worry [1] 41/10
would [99] 9/19 9/20 15/11 16/7 20/3 20/24
21/13 22/8 22/20 23/3 23/4 23/10 25/8 30/14
30/24 34/16 35/6 41/16 44/5 45/1146/9
47/18 47/20 47/23 49/13 49/21 53/9 53/18
56/4 56/9 56/16 56/17 56/20 57/2 57/9 57/11
57/20 58/5 58/13 59/3 59/4 59/10 60/20
60/25 61/3 61/8 62/20 62/24 63/17 66/166/1
66/11 66/11 66/12 66/15 69/8 69/16 69/19
76/10 76/12 77/15 77/16 79/3 79/12 79/24
80/15 80/18 81/5 81/7 82/1 82/21 83/6 84/24
86/23 88/3 88/4 88/6 88/16 88/19 88/20 89/1
89/2 89/3 93/13 93/23 94/7 95/1 95/4 97/6
97/24 98/16 101/2 102/18 102/19 102/19
103/21 104/21 107/15108/10
would -- [1] 66/11
wouldn't [5] 47/12 67/18 93/12 93/12
105/17
wrapping [1] 46/8
written [3] 83/22 83/25 84/2
wrong [1] 41/6
wrote [11 38/3
Y
yeah [6] 61/10 65/3 80/18 88/15 94/3 104/7
year [2] 5/7 35/2
years [6] 27/9 37/16 43/10 81/21 83/6 83/14
yes [64] 2/4 2/18 15/4 35/19 38/18 41/23
43/6 46/19 50/2151/15 51/17 51/20 52/5
52/18 54/10 54/23 57/13 57/16 59/1 61/17
62/16 65/15 74/21 75/23 75/24 76/15 76/22
78/9 78/22 80/25 85/14 87/21 87/21 88/5
89/6 89/21 89/25 91/17 91/25 92/22 93/2
93/21 94/18 95/10 95/13 96/17 98/15 100/11
102/16 102/21 104/12 104/17 105/1 105/20
105/21 106/1 106/12 109/19110/3 110/19
111/9111/11 111/13111/19
yet [3] 15/16 41/4 41/12
yields [1] 39/7
York [2] 81/18 81/19
you [267]
you are [9] 32/19 45/25 57/4 64/9 67/4
71/12 92/23 105/18 108/1
you'll [1] 87/10
you're [17] 31/3 41/1144/14 50/18 57/1
57/1161/7 61/12 61/14 62/13 65/21 66/19
67/8 69/7 78/19 86/2 91/15
you've [5] 41/6 86/24 89/17 89/18 91/7
your [51] 2/19 18/5 24/6 24/17 27/20 28/21
30/15 33/17 38/4 38/22 39/12 39/12 39/22
41/10 50/17 51/6 53/8 53/21 54/19 58/23
60/23 61/2 61/15 61/22 62/162/7 64/24
65/21 65/21 66/5 66/7 70/13 71/15 72/13
73/24 76/14 77/2178/4 80/185/1 87/13
87/13 89/17 89/18 90/7 91/23 91/24 93/12
98/1 102/2108/4
your -- Ill 65/21
Z
Zapada [2] 45/15 73/7
zero [6] 19/18 19/20 31/16 52/14 66/19
67/25
zone [3] 3/9 41/17 60/14
zoned [4] 3/8 8/7 40/4 56/19
zoning [47] 11/915/14 17/1918/1 18/17
18/23 19/3 19/17 19/21 20/1 20/3 20/18
20/23 26/25 27/1 27/2 27/4 27/5 31/21 35/5
36/25 37/9 39/25 39/25 40/13 40/15 40/20
41/8 44/4 47/18 48/19 48/22 49/6 52/6 55/13
56/6 56/6 64/6 69/15 70/20 80/2 96/25 99/8
105/14 105/15 105/23 109/23
zoning -- [1] 56/6
Submitted into the public
record for item(s) P .
on 05/24/2018 , City Clerk