Loading...
HomeMy WebLinkAboutSubmittal-Carlos Diaz-HEPB Appeal PowerPoint PresentationSubmitted in the public record for item(s) on 01/22/2026 Item PZ.14 — HEP BOARD APPEAL 5101-5125 Biscayne Boulevard Record Binder Table of Contents PZ.14 , . City Clerk 1. Letter Requesting Dismissal of Appeal (dated January 21, 2026) 2. Resolution No. HEPB-R-25-046 (approving facade modifications via Special COA) 3. Approved Plans for Facade Modifications 4. Transcript of December 2, 2025 HEP Board Meeting 5. Staff Report Recommending Approval of Special COA for Facade Modifications 6. Letter of Intent (for Facade Modifications Special COA) 7. Resolution No. HEPB-R-17-016 approving Special COA for the Project 8. Resolution No. R-17-0262 upholding Resolution No. HEPB-R-17-016 9. Court Decisions Dismissing Appeal of Resolution No. HEPB-R-17-016 10. Building Permit for the Project (BD17-012762-001-B001) 11. Resume and Curriculum Vitae for Experts Providing Testimony (Professor Carie Penabad, Professor Adib Cure, JJ Wood, and Sebastian Velez) 12. Letters of Support from Neighbors 18657 Submittal -Carlos Diaz-HEPB Appeal PowerPoint Presentation ACTIVE 718192818v1 GT GreenbergTraurig January 21, 2026 Via Email Honorable Chairwoman and Commissioners City of Miami Commission 3500 Pan American Drive Miami, Florida 33133 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Carlos L. Diaz Tel. 305-579-0502 diazc@gtlaw.com Re: Appeal of City of Miami Historic and Environmental Preservation Board's Approval of Special Certificate of Appropriateness ("SCOA") for the properties located at 5101 and 5125 Biscayne Boulevard, Miami, Florida / Historic and Environmental Preservation Board Resolution No. HEPB-R-25-046 / Item PZ. 14 January 22, 2026 City Commission Agenda Dear Honorable Chair and Commissioners: Our firm represents E.S Windows Real Estate LLC (the "Applicant") in connection with the proposed restoration of the Bayside Motor Inn located at 5101 Biscayne Boulevard, Miami, Florida and the development of the property located at 5125 Biscayne Boulevard, Miami, Florida (collectively, the "Property"). The Applicant hereby respectfully requests that the City of Miami (the "City") Commission (the "Commission") dismiss the appeal of Resolution No. HEPB-R-25- 046 (the "Resolution") filed by appellant Elvis Cruz (the "Appellant"). As explained below, the Appellant lacks standing to appeal the Resolution because he is not an aggrieved party and the City Commission is the improper venue for the breach of contract claims raised in the appeal. INTRODUCTION This appeal arises from the Historic and Environmental Preservation Board's ("HEP Board") approval of minor modifications to an already -approved Special Certificate of Appropriateness governing the restoration of the historic Bayside Motor Inn at 5101 Biscayne Boulevard and the development of the Property. The HEP Board originally approved a Special Certificate of Appropriateness for the Property in 2017 under Resolution No. HEB-R-17-016, authorizing restoration of the contributing historic structure on the Property and construction of a new three-story commercial building on the non-contributing lot on the Property (the "Project"). That approval was appealed by Elvis Cruz and his appeal was denied at every level of review, including the City Commission, the Circuit Court, and the Third District Court of Appeal. As a result, the 2017 approval of the Project is final, vested, and no longer subject to further administrative or judicial review. Following the completion Greenberg Traurig, P.A. I Attorneys at Law 333 Southeast Second Avenue I Suite 4400 I Miami, FL 33131 I T +1 305.579.0500 I F +1 305.579.0717 ACTIVE 718231812v1 www.gtlaw.com Letter to Dismiss 5101/5125 Biscayne Blvd Page 2 of 6 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk of the appellate proceedings, the City issued a building permit for the Project under Process No. BD17-012762-001-B001, which remains active. On December 2, 2025, following a duly noticed public hearing, the HEP Board reviewed and approved limited, minor modifications to the previously approved Project (the "Minor Modifications"). These Minor Modifications, as reflected in the image below, did not alter the approved height, massing, scale, use, or overall development program. The HEP Board found that the Project, as modified, continues to comply with the MiMo/Biscayne Boulevard Historic District design guidelines and the criteria set forth in Section 23-6.2 of the City Code. BEFORE AFTER Greenberg Traurig, P.A. I Attorneys at Law ACTIVE 718231812v1 www.gtlaw.com Letter to Dismiss 5101/5125 Biscayne Blvd Page 3 of 6 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk On December 7, 2025, Appellant filed an appeal seeking to overturn the HEP Board's approval of the Minor Modifications. The appeal does not allege any procedural or legal deficiency in the HEP Board's approval of the Minor Modifications. Instead, the Appellant asserts that the approval allegedly conflicts with or breaches a private Settlement Agreement to which he is a party. Those same alleged contractual claims are already the subject of pending litigation filed by the Appellant in 2021 against the City and the prior owner of the Property in the Circuit Court of the Eleventh Judicial Circuit in and for Miami -Dade County, Florida under Case No. 2021- 010716-CA-01. Section 5 of the Settlement Agreement expressly designates that court as the exclusive forum and jurisdiction for any dispute arising under the Agreement. Under Florida law and Section 23-6.2(e) of the City Code, a decision of the HEP Board may be appealed only by an "aggrieved party." An aggrieved party is one who demonstrates a legally cognizable interest that is directly and adversely affected by the decision being challenged. The Appellant has no such interest and does not attempt to identify one. He neither alleges nor establishes any legally cognizable interest —much less one that would be adversely affected by the HEP Board's approval of the Minor Modifications. Accordingly, the Appellant lacks standing, and the appeal must be dismissed. Separately and independently, the City Commission is not the proper forum to adjudicate the Appellant's claims regarding the Settlement Agreement. The Appellant asserts that the HEP Board's approval of the Minor Modifications constitutes a breach of contract, but Florida law is clear that the interpretation and enforcement of settlement agreements are functions reserved exclusively to the judiciary, not to administrative or quasi-judicial bodies such as the Commission. The Appellant may not repackage a contractual dispute as an administrative appeal. This jurisdictional defect is further underscored by the Settlement Agreement itself, which expressly designates the Circuit Court of the Eleventh Judicial Circuit as the exclusive venue for any dispute arising under the Agreement. Accordingly, any such claims must be litigated, if at all, in the contractually designated forum and not before the City Commission, providing an independent and sufficient basis for dismissal. MEMORANDUM OF LAW I. Appellant Is Not an Aggrieved Party and Lacks Standing to Appeal the Resolution Under Section 23-6.2(i) of the City Code, only the applicant, the Planning Department, or an "aggrieved party" has standing to appeal a decision of the HEP Board. Standing is a threshold jurisdictional inquiry that must be resolved before the merits of an appeal may be considered. Ferreiro v. Philadelphia Indem. Ins., 928 So. 2d 374, 376 (Fla. 3d DCA 2006). Absent standing, the Commission lacks authority to review a HEP Board decision, and any action taken would be void ab initio. See Chabau v. Dade County, 385 So. 2d 129, 130 (Fla. 3d DCA 1980). Greenberg Traurig, P.A. I Attorneys at Law www.gtlaw.com ACTIVE 718231812v1 Letter to Dismiss 5101/5125 Biscayne Blvd Page 4 of 6 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk In quasi-judicial land -use proceedings, an "aggrieved party" is one who possesses a definite, legally cognizable interest that is directly and adversely affected by the decision being challenged and that exceeds the general interest of the community. Renard v. Dade County, 261 So. 2d 832 (Fla. 1972). Courts consider several factors in determining standing, including: (1) proximity to the subject property; (2) the character of the neighborhood; (3) the nature and scope of the change being approved; and (4) whether the challenger was entitled to notice of the action. Id. Here, the nature of the change being appealed is dispositive. The Resolution does not approve a new project, an increase in density or height or any significant alteration to the approved development program. All of those elements were approved in 2017, were appealed by this same Appellant, and were upheld by the City Commission, the Circuit Court, and the Third District Court of Appeal. That approval is final, vested, and no longer subject to review, and the Project is proceeding under an active building permit. None of those settled entitlements are before the Commission in this appeal. Instead, the Resolution approves only limited, Minor Modifications to the exterior appearance of the already -approved three-story building —specifically, a refined facade treatment and minor programmatic adjustments. The approved height, massing, scale, footprint, and overall development intensity remain unchanged. As a matter of law, such cosmetic or design refinements to a vested project cannot give rise to a legally cognizable interest capable of conferring standing, particularly for a challenger who lacks proximity to the site. The Appellant's lack of standing is further underscored by his distance from the Property. The Appellant resides approximately 3,696 feet —nearly one mile —from the site. Proximity is routinely recognized as the most significant factor in the standing analysis, and this distance weighs heavily against standing. Florida courts have rejected standing for challengers located far closer than the Appellant. See Pichette v. City ofN. Miami, 642 So. 2d 1165 (Fla. 3d DCA 1994) (no standing at distances of 2,800 and 3,000 feet). Nor does the Resolution affect the character of the neighborhood. The HEP Board has twice determined —first in 2017 and again in 2025—that the Project is fully compatible with the MiMo/Biscayne Boulevard Historic District, which is expressly characterized by a mixed -use pattern including residences, offices, retail, and motels. A restored historic motel and a MiMo- inspired office/showroom building along Biscayne Boulevard are consistent with that established character, and the Minor Modification approved by the Resolution do not alter that conclusion. As such, the Appellant has not identified any legally cognizable interest that is adversely affected by the Resolution, much less one that exceeds the generalized interest shared by the public at large. The appeal is not directed at any preservation, zoning, or design error committed by the HEP Board, but instead seeks to reopen settled project approvals through collateral means. Greenberg Traurig, P.A. I Attorneys at Law www.gtlaw.com ACTIVE 718231812v1 Letter to Dismiss 5101/5125 Biscayne Blvd Page 5 of 6 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Finally, the Appellant argues that his status as a party to a Settlement Agreement somehow confers standing. It does not. Standing in a quasi-judicial land -use proceeding cannot be created by private contract, and the City cannot contract away its police powers or confer standing where none exists. Hartnett v. Austin, 93 So. 2d 86, 89 (Fla. 1956); P.C.B. P'ship v. City of Largo, 549 So. 2d 738, 740 (Fla. 2d DCA 1989); Morgran Co. v. Orange County, 818 So. 2d 640, 643 (Fla. 5th DCA 2002). Because the Appellant is not an aggrieved party —and because the Resolution approves only minor aesthetic modifications to a final, vested Project —the Appellant lacks standing, and the appeal must be dismissed. II. The City Commission is not the Property Venue to Adjudicate Appellant's Contractual Claims The Appellant contends that approval of the Minor Modification constitutes a breach of the Settlement Agreement. In doing so, the Appellant improperly seeks to use this administrative appeal as a vehicle to adjudicate a private contractual dispute —an issue that must be resolved, if at all, in the forum designated by the Agreement, not before the City Commission. Florida law is clear that disputes concerning the interpretation and enforcement of settlement agreements are resolved in court, not through administrative appeal proceedings. See Peck Plaza Condo. Ass 'n v. Div. of Fla. Land Sales & Condominiums, 371 So. 2d 152 (Fla. 1st DCA 1979); Vincent 1 Fasano, Inc. v. Sch. Bd. of Palm Beach Cnty., 436 So. 2d 201, 203 (Fla. 4th DCA 1983). The Appellant may not reframe a private contractual dispute as an administrative appeal in order to bypass the forum designated for resolving such claims. This conclusion is further supported by the express terms of the Settlement Agreement itself, which contains a valid and enforceable exclusive forum -selection clause. The Agreement designates the Circuit Court of the Eleventh Judicial Circuit as the exclusive forum for any dispute arising under the Agreement. Florida courts consistently enforce such clauses where, as here, the language plainly conveys exclusivity. See Espresso Disposition Corp. 1 v. Santana Sales & Mktg. Grp., Inc., 105 So. 3d 592, 594 (Fla. 3d DCA 2013); EcoVirux, LLC v. BioPledge, LLC, 357 So. 3d 182, 186 (Fla. 3d DCA 2022). The Appellant himself acknowledges that litigation concerning the Settlement Agreement is already pending in the contractually designated forum, where he has a full and adequate opportunity to pursue his contractual claims. Because the Settlement Agreement mandates exclusive resolution of such disputes in Circuit Court, the Appellant's attempt to litigate those claims before the City Commission is improper. See Gold Crown Resort Mktg., Inc. v. Phillpotts, 272 So. 3d 789, 792 (Fla. 5th DCA 2019). Greenberg Traurig, P.A. I Attorneys at Law www.gtlaw.com ACTIVE 718231812v1 Letter to Dismiss 5101/5125 Biscayne Blvd Page 6 of 6 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk For this reason, the appeal must also be dismissed. The Appellant's claims do not arise from any alleged error in the HEP Board's preservation review, nor do they refer to the design standards or criteria applied by the HEP Board. Instead, the appeal is an attempt to litigate alleged contractual rights under a private Settlement Agreement in a forum that the parties expressly agreed would not hear such disputes. Allowing the appeal to proceed would improperly convert the City Commission into an alternative forum for resolving private contract claims, undermine the enforceability of exclusive forum -selection clauses, and permit collateral attacks on matters already pending before —and reserved for —Circuit Court. The City Commission should decline that invitation and dismiss the appeal in its entirety. CONCLUSION The Resolution approves only Minor Modifications to an already -approved, fully vested project whose substantive entitlements are final and no longer subject to appeal. The Appellant is not an aggrieved party and lacks standing to challenge a limited facade refinement to a project located nearly a mile from his property. Additionally, the appeal is premised entirely on alleged rights under a private Settlement Agreement that expressly requires such disputes to be resolved in Circuit Court, where litigation is in fact already pending. The City Commission is not the proper forum for these claims. For these reasons, the appeal must be dismissed. Sincerely, Carlos L. Diaz Enclosures. Greenberg Traurig, P.A. I Attorneys at Law ACTIVE 718231812v1 www.gtlaw.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk City of Miami HEPB Resolution Enactment Number: HEPB-R-25-046 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 18445 Final Action Date: 12/2/2025 A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD, PURSUANT TO SEC. 23-6.2(B)(4) OF THE CITY CODE OF ORDINANCES, APPROVING A SPECIAL CERTIFICATE OF APPROPRIATENESS TO PERMIT MODIFICATIONS TO PREVIOUSLY APPROVED PLANS FOR RENOVATION OF A CONTRIBUTING STRUCTURE AND NEW CONSTRUCTION WITHIN THE MIMO/BISCAYNE BOULEVARD HISTORIC DISTRICT LOCATED APPROXIMATELY AT 5101 BISCAYNE BOULEVARD, MIAMI, FLORIDA, 33137; FURTHER INCORPORATING THE ANALYSIS IN THE ATTACHED STAFF REPORT ENTITLED "EXHIBIT A" WITH THE FOLLOWING FINDINGS. Conditions (if any): 1. The site shall be developed in accordance with the plans as prepared by Urban Robot Associates and Cure & Penabad submitted as part of the application PZ-25-19327. The plans are deemed as being incorporated by reference herein. 2. At time of permitting and/or sub -permitting, manufacturer's brochures or color photographs of proposed design elements and materials including but not limited to windows, doors, railings, roofing, etc. 3. All glass to be clear and/or Low-E. Tinted, and/or opaque glass is not allowed. 4. New signage will be part of a separate permit. If there are multiple tenants, a Master Sign Package must be submitted for review and approval by the HEP Board. 5. In a further effort to maintain a balance of retail, entertainment, lodging and services uses, any commercial, civic, civil support, and educational use within the MiMo/Biscayne Boulevard Historic District shall be limited to only those permitted under the T4-O transect zone. 6. The Resolution shall be included in the master permit set. 7. The Applicant shall comply with the requirements of all department/agencies as part of the City of Miami building permit submittal process. 8. Exterior lighting of both structures and associated parking lots shall be warm in tome and small meet all City of Miami Code regarding bleeding into neighboring properties. City of Miami Page 1 of 2 File ID: 18445 (Revision:) Printed On: 12/11/2025 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 9. A new replacement breezeblock wall shall be of a simple style to be approved by staff. 10. Signage shall be neon -type and shall have letter of support provided by the MiMo Biscayne Association. 11. Applicant shall seek native alternatives to clusia and spider filly to be approved by Staff. 12. Historic iron railings shall be restored and/or replicated. THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS DIVISION WITHIN FIFTEEN (15) DAYS. Reviewed and Approved: Kenn istoric Preservation Officer 12/8/2025 City of Miami Page 2 of 2 File ID: 18445 (Revision:) Printed On: 12/11/2025 This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BD17-012762-001-B001. Digitally signed by Gerald A Wood Date: 2025.10.10 16:48:02 '-04'00 Submitted eon5nouic rec2,14 on o01/22/202 P City Clerk CUREANDPENA COM CORE &PENABAD IL I1111.0. rCewww7ulReAENaoecTASAo�ccA.Es3coM ® URBAN ROBOTASScOCIATES sw DOWS 5101 - 5125 BISCAYNE BOULEVARD MIAMI, FL 33137 REVISION TO APPROVED PERMIT NO. BD17-012762-001-B001 SHEET INDEX: OV SCOPE OF WORK : - Renovation of contributing historic south structure - New underground parking at north structure REVISIONS SUBMITTAL: HISTORIC PRESERVATION BOARD 1st SUBMITTAL: 05/09/2025 COVER A-00 OOFFICE -THIRD FLOOR SCALE.1/16', 1-0" Thls revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Bullding Perrnit No. BD17-012762-001-B001. OOFFICE -GROUND FLOOR SCALE .1/16'= 1-0" 0 OFFICE -SECOND FLOOR SCALE .1/16"= 1'-0" A-08a HABITABLE AREAS, PARKING DIAGRAM item(s)Submitted in the public record on 011/22/2026 PCity Clerk FOR C.O.M USE HABITABLE AREA- CONTRIBUTING PROGRAM LEVEL AREA(SF) COMMERCIAL GROUND FL 2,104 OFFICE 2. FLOOR 2,148 4252 R' HABITABLE AREA - NEW CONSTRUCTION PROGRAM LEVEL AREA (SF) OFFICE GROUND FL 4,165 2nd FLOOR 2,620 3rd FLOOR 5,063 11,848 ft2 GRAND TOTAL: 16,100 ft2 PARKING COUNTS REQ'D PROV'D CONTRIBUTING: (4,252 SF 11,000 x 3) 13 13 NEW CONSTRUCTION: (11,848 11,000 x 3) 36 36 TOTAL: 49 49 PARKING COUNTS GROUND / SITE: 12 UNDERGROUND: 37 TOTAL: 49 Digitally signed by Gerald A Wood Date: 2025.10.10 16:48:38 '-04'00 BAVSIDE MOTOR INN w LY 00 0 Iz Iz I� O FLOOR P3/32"LAN LE. - 1'-2' NED SIDEWALK PROPER, LINE This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BD17-012762-001-B001. ISTINGO HIGH MASONRY WALL EXISTING CURB CUT erf BISCAYNE BDDLEVARD EXISTING CURB CUT ROPER, LINE EXISTING TORIC GARDEN WALL BEGINNING OF CONCRETE GARDEN WALL STARTS FLUSH TO GROUND AND TAPERS. TO2 HIGH REFER TO HARDSCAPE DETAILS SIDEWALK FLOOR PLAN SYMBOLS LEGEND EMSTING WALL TO REMAIN ' ' ' NEW POURED OR PRECAST CONCRETE WALL [ NEW mnsoNRYIGMUWALL NEW INTERIOR PARTITION NEW PLUMBING OR FIRE RATED CHASE PARTITION NEW CONCRETE COLUMN FUTURE TENANT PARTITION WALLS a DOORS INm7 EXISTING CURB C3{T Submitted em:public record 01/22/2026 v on City Clerk FOR C.O.M USE HABITABLE AREA - CONTRIBUTING PROGRAM LEVEL COMMERCIAL GROUND FL AREA (SF) 2,104 OFFICE 2nd FLOOR 2,148 4,252 ft' HABITABLE AREA - NEW CONSTRUCTION PROGRAM LEVEL AREA (SF) OFFICE GROUND FL 4,165 2nd FLOOR 2,620 3rd FLOOR 5,063 11,848 ft4 GRAND TOTAL: 16,100 ft2 PARKING COUNTS REQ'D PROV'D CONTRIBUTING: (4,252 SF 11,000 x 3) 13 13 NEW CONSTRUCTION: (11,848 / 1,000 x 3) 36 36 TOTAL: 49 49 PARKING COUNTS GROUND / SITE: 12 UNDERGROUND: 37 TOTAL: 49 A-09 PROPOSED GROUND FLOOR Digitally signed by Gerald A Wood Date: 2025.10.10 16:49:01 '-04'00 BAYSIDE MOTOR INN NE 52ND STREET 0 Fs LcOAOL RE P3 1_, 3A2N, Ne Thls revIslon set Includes only the clouded changes Indlcated In the drawIngs All other aspects of the project reman as approved under BulldIng Perrmt No BD17-012762-001-B001 B/SCAYNE BOULEVARD PROPERTY UNE A-10 PROPOSED BASEMENT LEVEL Submitted in the public record tor item(s). P2.14 on 01/22/2026 City Clerk Digitally signed by Gerald A Wood Date: 2025.10.10 16:49:19 -0400 BAYSIDE MOTOR INN FOR C 0 M USE PROPERTY LINE, NE 52ND STREET OFLOOR PLAN SCALE: 3/32" = NED Thls revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Bullding Perrmt No. BD17-012762-001-B001. 0 CD ) r BISCAYNE BOULEVARD PROPERTY LINE E6rsTNcRooY/— o`nelv\°e FERy°�NEET" OVER PROP -.G-n22vi FLOOR PLAN SYMBOLS LEGEND EMSTING WALL TO REMAIN ' NEW POURED OR PRECAST CONCRETE WALL I I I I I I I I I I I I[ NEW MASONRY (CMU) WALL NEW INTERIOR PARTITION NEW PLUMBING OR FIRE RATED CHASE PARTITION NEW CONCRETE COLUMN FUTURE TENANT PARTITION WALLS N DOOR61N I C/ A-11 PROPOSED SECOND FLOOR Submitted ethepublic record 01/22/2026 f ,14 on City Clerk FOR C.O.M USE HABITABLE AREA- CONTRIBUTING PROGRAM LEVEL AREA(SF) COMMERCIAL GROUND FL 2,104 OFFICE 2nd FLOOR 2,148 4 252 ft2 HABITABLE AREA- NEW CONSTRUCTION PROGRAM LEVEL AREA (SF) OFFICE GROUND FL 4,165 2nd FLOOR 2,620 3rd FLOOR 5,063 11,848 ft2 GRAND TOTAL: 16,100 ft2 PARKING COUNTS REQ'D PROV'D CONTRIBUTING: (4,252 SF 11,000 x 3) 13 13 NEW CONSTRUCTION: (11,848 11,000 x 3) 36 36 TOTAL: 49 49 PARKING COUNTS GROUND / SITE: 12 UNDERGROUND: 37 Digitally signed by Gerald A Wood Date: 2025.10.10 16:49:34 '-04'00 BAVSIDE MOTOR INN 1- NE 52ND STREET OFLOOR PLN SCALE: 3/32A" = 1'-0" PROPERTY LINE B Thls revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Bullding Perrnit No. BD17-012762-001-B001. B/SCAVNE BOULEVARD CEO f PROPERTY UNE FLOOR PLAN SYMBOLS LEGEND EMSTING WALLTO REMAIN ' NEW POURED OR PRECAST CONCRETE WALL II II II II II III NEW MASONRY (CMU) WALL NEW INTERIOR PARTITION NEW PLUMBING OR FIRE RATED CHASE PARTITION NEW CONCRETE COLUMN FUTURE TENANT PARTITION WALLS &DOORS (N I ) /N2 PROPOSED THIRD FLOOR Submitted in m: o0 public record item(s) 01/22/2026 City Clerk FOR C.0 M USE HABITABLE AREA- CONTRIBUTING PROGRAM LEVEL AREA(SF) COMMERCIAL GROUND FL 2,104 OFFICE 2nd FLOOR 2,148 4 252 ft' HABITABLE AREA- NEW CONSTRUCTION PROGRAM LEVEL AREA (SF) OFFICE GROUND FL 4,165 2nd FLOOR 2,620 3rd FLOOR 5,063 11,848 ft2 GRAND TOTAL: 16,100 ft2 PARKING COUNTS REQ'D PROV'D CONTRIBUTING: (4,252 SF 11,000 x 3) 13 13 NEW CONSTRUCTION: (11,848 11,000 x 3) 36 36 TOTAL: 49 49 PARKING COUNTS GROUND / SITE: 12 UNDERGROUND: 37 • Digitally signed by Gerald A Wood Date: 2025.10.10 16:49:51 '-04'00 BAYSIDE MOTOR INN This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BD17-012762-001-B001. PROPERTY LINE NE 52ND STREET A 1 FLAN SCALE:LOOR P3/32" = 1'0 " � T B/SCAyNE BOULEVARD PROPERTY LINE FLOOR PLAN SYMBOLS LEGEND EMSTING WALL TO REMAIN ' , ' ' NEW POURED OR PRECAST CONCRETE WALL I[ NEWMASONRVIDMUI.ALL NEW INTERIOR PARTITION NEW PLUMBING OR FIRE RATED CHASE PARTITION NEW CONCRETE COLUMN FUTURE TENANT PARTITION WALLS &DOORS INI CJ A-13 PROPOSED ROOF LEVEL Submitted in the public item( record } on 01/22/2026 P City Clerk FOR C.O.M USE HABITABLE AREA - CONTRIBUTING PROGRAM LEVEL AREA(SF) COMMERCIAL GROUND EL 2,104 OFFICE 2nd FLOOR 2,148 4 252 ft' HABITABLE AREA - NEW CONSTRUCTION PROGRAM LEVEL AREA(SF) OFFICE GROUND FL 4,165 2nd FLOOR 2,620 3rd FLOOR 5,063 11,848 ft2 GRAND TOTAL: 16,100 ft2 PARKING COUNTS REQ'D PROV'D CONTRIBUTING: (4,252 SF 11,000 x 3) 13 13 NEW CONSTRUCTION: (11,848 11,000 x 3) 36 36 TOTAL: 49 49 PARKING COUNTS GROUND / SITE: 12 UNDERGROUND: 37 TOTAL: 49 ROOFTOP LEVEL ROOF LEVEL FLOOR AREA 7,997 SQ FT 20% OF ROOF LEVEL ENCLOSED FLOOR AREA 1,599.4 SQ FT ALLOWABLE ROOF LEVEL ENCLOSED FLOOR AREA 498.94 SQ FT (6%) BAVSIDE MOTOR IN Digitally signed by Gerald A Wood 025.10.10 35' Roof Level Level 03 Roof Hist. 13' Level 02 9'-1/4"$ vel 02 Hist. TOP OF ELEVATOR 4s • MECH. SCREEN &PARAPET 40' ROOF LEVEL 2" FLOOR 1341' Thls revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Bullding Perrmt No. BD17-012762-0o1-BOOS. i APPROVED METAL MECHANICAL EQUIPMENT ENCLOSURE PAINTED STUCCO BRISE SOLEIL GLAZING PAINTED STUCCO PO TION OF WALL TO BE DEMOLISHED & RECONSTRUCTED BEYOND) IUNG METAL OVERHANG ANTI DADE N.O.A. APPROVED CLEAR GLASS IMPACT RESISTANT ALUMINUM GLAZING SYSTEM FL#47020 FIXED GLASS FIN. REFER TO SCHEDULE ON A603 HISTORIC FACADE TO REMAIN REPAIR STUCCO AND PAINT 35' y Roof Level 24' Le PAINTED STUCCO "'Roof Roof Hist. 'v 13' Le Au9'-1/4" Level 02 Hist. GLAZING -. HISTORIC ROOF TO RE RECONSTRUCTED EXISTING HISTORIC SIGNAGE I f TO REMAIN. 1RPIL/IIL` I I ! I'l111 iiiRIPIIIurIII�I�IIIIRIIII IIIhIII pi!l11011Pir MIEN MIAMI DADE N.0 A APPROVED FIXED CLEAR GLASS WINDOW WALL SYSTEM -PORTION OF WALL TO BE DEMOLISHED & RECONSTRUCTED HISTORIC FACADE TO REMAIN REVISED PROPOSAL EAST ELEVATION 2 UCCO MIAMI DADE N0 A APPROVED FIXED CLEAR GLASS WINDOW WALL SYSTEM. NOA#23-0724.09 Digitally signed by Gerald A Wood Date: 2025.10.10 16:50:22 '-04'00 Submitted int. is record item(s) on 01/22/2026 P2.14 City Clerk TOP OF ELEVATOR 4s MECH. SCREEN &PARAPET '40' 00,ROOF LEVEL 5' &rd FLOOR 24' �2nd FLOOR 13' r:on, irxRltR" FFF PROPOSED EAST ELEVATION SCALE: 1/8" = 1'-0" A-17 EAST ELEVATION BAYSIDE MOTOR INN FOR C.O.M USE 35 Roof Level 24 PAINTED STUCCO Level 03'7 GLAZING 19'-5" Roof Hist Level 02 Hist$ 13' Level 024 b 9'-1/4" mr � I l TOP OF ELEVATOR 45'0* SCREEN &PARAPETh 40'0" ROOF 1_EVE04 35'- 3d FLOORA 24'-0" end FLooR� GROUND FL, Thls revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Bullding Perrnit No. BD11-012162-001-B001. HISTORIC ROOF TO RE RECONSTRUCTED rITIISTORIC FACADE TO REMAIN. I REPAIR STUCCO AND PAINT I 0 STAIR OVERRIDE APPROVED • HISTORIC FACADE TO REMAIN/PORTION OF WALL TO BE DEMOLISHED &ECONSTRUCTED MECHANICAL EQUIPMENT SCREEN ENCLOSURE REVISED PROPOSAL SA'AIUH'MI'AC MECHANICAL VENTILATION LOWER METAL MECHANICAL EQUIPMENT ENCLOSURE GLAZING -PAINTED STUCCO 35' Roof Level 24' Level 03 1� Roof Hist. 3' Level 02 h9'-1/4" Level 02 Hist. WEST ELEVATION 1 OP OF ELEVATOR 0 MECH. SCREEN & PARAPET 4R00F LEVEL 435'-0" PROPOSED WEST ELEVATION SCALE: 1/8" = 1'-0" WEST ELEVATION item(s)Submitted in the public record on 011/22/2026 P City Clerk Digitally d by Id A ood ate: 0.10 16:50:41 '-04'00 BAVSIDE MOTOR INN Roof Level Level 034'° Roof Hlst TO45'P OF,0VE VAT OR MECH. SCREEN &PARAPE# 40'-0" RooFLEVEL# 35'-0" 3" FLO# z4'O-o° 2" FLO# 13'O-0" GROUND This revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Building Perrn It No. BD11-012162-001-B001. 42" A EXISTING HISTORIC SIGNAGE TO REMAIN APPROVED OVERR D STA SVE•RIDE 1,1, I ®iilh /• — "M�II Mies ii � +�' l®ilIIi T �MilMia �jF 1i• MIMWill 'dIIII8IIIIIIII9,IIII_II i lli REVISED PROPOSAL METAL MECHANICAL EQUIPMENT ENCLOSURE GLAZING PAINTED STUCCO BRISE SOLEIL PAINTED STUCCO GLAZING Level 03 Roof Hlst Levelo2 9'-1/4" Level 02 Hlst. j NORTH ELEVATION 2 FIXED GLASS FIN. REFER TO SCHEDULE ON A603 MIAMI DADE N.O A. APPROVED CLEAR GLASS IMPACT RESISTANT ALUMINUM GLAZING SYSTEM —FFL#4782 Submitted in the public r mis o) on 011/22/2026 P City Clerk } o!ot5' TOP OF ELEVATOR AMECH. SCREEN &PARAPET ,i0ROOFLEVEL 35'-0" • A3r4 FLOOR 4o" L ( PAINTED STUCCO • A2nd FLOOR 3'-0" HISTORIC FACADE TO REMAIN. REPAIR STUCCO AND PAINT STAIR DOWN TO PARKIN BASEMENT GROUND FL PROPOSED NORTH ELEVATION SCALE: 1/8" = A-19 NORTH ELEVATION gitally ed by rald A Wood Date: 2025.10.10 17:00:54 '-04'00 BAYSIDE MOTOR INN FOR C.O.M USE 35' Roof Level$ 24' Level 03$ $ Roof Hist. 13' Level 02° 9'-1/4" Level 02 Hist 0" TOP OF ELEV4s'ATOoRA 42"A FF GLA MECH. SCREEN &PARAPET, ROOF LEVEol 0" Thls revision set Includes only the clouded changes Indicated In the drawings. All other aspects of the project remain as approved under Bullding Perrmt No. BD17-012762-001-B001. METAL MECHANICAL EQUIPMENT ENCLOSURE PAINTED STUCCO BRISE SOLEIL PAINTED STUCCO d 0' 3rd FLOORy 24'-0" - STAIR DOWN TO PARKING BASEMENT GROUND FL APPROVED WITH ALUMINUM FRAME AND IMPACT RESISTANT GLASS REVISED PROPOSAL d '0 METAL OVERHANG IXED GLASS FIN. EFER TO SCHEDULE ON A603 IAMI DADE N.0 A. APPROVED "yLEAR GLASS IMPACT RESISTANT LUMINUM GLAZING SYSTEM q -L#47020 record emis} on 01/22/2026 62.14 dN Clerk 35 Level Level 03 6'19'- Roof5" Hist. 13' Level 02 �9'-1/4" Level 02 Hist. SOUTH ELEVATION 1 AMECH. SCREEN &PARAPET 40'-0" GROUND FL PROPOSED NORTH ELEVATION O SCALE: 1/8" = 1'-0" A-20 SOUTH ELEVATION Digitally igned by Gerald A j Wood Date: 2025.10.10 16:53:00 '-04'00 BAYSIDE MOTOR INN — —� FOR C.O.M USE SHEET INDEX Subset Name ID Name HEPB SET - ENTITLEMENT APPROVED LANDSCAPE INSPIRATION HEPB SET - ENTITLEMENT TREE PROTECTION & REPLACEMENT PLAN HEPB SET - ENTITLEMENT APPROVED PLANTING PALETTE HEPB SET - ENTITLEMENT GROUND FLOOR PLANTING PLAN HEPB SET - ENTITLEMENT GROUND FLOOR HARDSCAPE PLAN HEPB SET - ENTITLEMENT GROUND FLOOR LIGHTING PLAN HEPB SET - ENTITLEMENT PERVIOUS VS IMPERVIOUS CALCULATIONS HEPB SET - ENTITLEMENT HARDSCAPE DETAILS This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BDI7-012762-001-B001. Digitally signed by Justine K Velez 'Date: 2025.10.101726:30 -04'00 APPROVED LANDSCAPE INSPIRATION Submitted in the public item( tor e} on 0i/22/2026 P City Clerk DAVSIDE MOTOR INN This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BD17-012762-001-B001. 0 111111111 fL1 OTREE REMOVAL & REPLACEMNT PLAN SCALE: 3/32" = 1'-0" Digitally signed by Justine K Velez Date: 2025.10.10 '17:26:58 -04'00 public record item(s) on 01/22/2026 P City Clerk LEGEND 000 000 000 4 Co & k & E d mx Fzmrli ron ON n m mnmm ie j22,1 ig 0212 22221lb ON 22322Z-130 2201 NM 02 lb Ie ,o mromi,m r s@4aaaa,re.se.a1. Irea� is• Iraeor Palm oxsee No ktgabonNeHml required prohibited tree species as �ethaany ojaltey IFkuss s cn Banyan Tree elenatrM1ereub ,otprovisions ofthienlcle No fees will be assremoval of essed prohibited trees,. ka:2111'Z'; BHolssmcM1eso 'I'm s ,6I h1,17ot7e:teesil rebtolezlocated will Le protected according to requirements in Sec L-01 TREE PROTECTION &REPLACEMENT PLAN BAVSIDE MOTOR INN FOR C.O.M USE ron ON n m mnmm ie j22,1 ig 0212 22221lb ON 22322Z-130 2201 NM 02 lb Ie ,o mromi,m r s@4aaaa,re.se.a1. Irea� is• Iraeor Palm oxsee No ktgabonNeHml required prohibited tree species as �ethaany ojaltey IFkuss s cn Banyan Tree elenatrM1ereub ,otprovisions ofthienlcle No fees will be assremoval of essed prohibited trees,. ka:2111'Z'; BHolssmcM1eso 'I'm s ,6I h1,17ot7e:teesil rebtolezlocated will Le protected according to requirements in Sec L-01 TREE PROTECTION &REPLACEMENT PLAN BAVSIDE MOTOR INN FOR C.O.M USE Bursera simaruba Chrysophyllum oliviforme Chrysobatanus icaco Clusia rosea'nana This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BDI7-012762-001-B001. Cocos nucifera Conocarpus erectus sericeus' Myrcianthes fragrans Hymenocallis latifolia Philodendron 'Burle Marx' QuercusVirginiana Thrinax radiata Suriana maritima Tripsacum dactyloides Digitally signed by Justine K Velez Date: 2025.10.10 ' 17:27:24 -04'00 L-02 APPROVED PLANTING PALETTE BAVSIDE MOTOR INN Submitted the public rem rd f or on 0 /22/zoza y Clerk OGROUND LEVEL PLANTING SCALE: 3/32" = 1'-0" This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BD17-012762-001-B001. MAINTENANCE 1 GUARANTEE NOTE All newly installed planting material will be maintained in a condition that meets or exceeds Florida Grade # 01 and has a (01) year replacement guarantee. LANDSCAPE NOTES, 3 ANYSUBSTITUTION IN SIZE AN NOR PLANT MATER. MUST BEAPPROVED ST THE LANDSCAPEPRCHR.T IN WRITING ALL PLANTS WILL BE SUBJ.TTO.PROVAL BY ..14.•=04Re.71-1.4E..11-XIMIPULS4LTN-LrONCGAIN:TtL4ANT MATERIAL AS NECESSARYTONOID DAMAGE TO IXISTINGNUNDERGROAU11413,rell6g1,E=Rv1,4THET.H7RgilET,H, g.IREN,GEZOrr„E.EGAODUIEELLLMDE,WycHHAnNEGAS REQUIRED SHALL BE COMPLETEDAT THE CONTRACTORS IXPE SE AN DSH 1..44,1=17r4.11>4.1.4GR.ars%1JrNE,L011.,,,IIHICL,F,X,F,4.ilj<1.=LZ=.4..r..N6sC,ORVERAGE BYAN AUTOMATIC IRRIGATION SYSTEM WHICH SHALL UTILIZE WELLAND/ORDOMESTIC Digitally signed by Justine K Velez Date: 2025.10.10 17:27:49 '-04'OO LANDSCAPE LEGEND 11.0P. FIE arefeet eetot space revved edw Arns,oas...osssite c rota sware fee of open pace myna AA, D rota spare feet of open spse rewired DIM AREA cALGuumoti yyz 326 252 328 Submitted in m(Mpnu lic record 01/22/2026 v on City Clerk FOR C.O.M USE Tree Symbol ID .1 Botanical Name Common Cal g Spread Native Remarks �w�w�''$ �.../ BA 5 BUlnesa arbors. Veawad 6 16 min 8 Y 4 CT MITIGATION TREE BS 4 Bursea simarube Rai Trunk Belize' Trunk mbo Rai Q ig iT Y MRIGATION TREE Specimen 0 'ES Gs.nocarpus erelus'ser, SNerButtonwad 16 16mm 20 Y MI„ctedspGATION TREE r ON 5 Coc:s numbers Golden ypan' „tr. GOMen 10 16 0' 25' CurvedTmnk C011ecied Specimen tF 4 g m...Natchez' Japanese Crape y 8 ,2 Y pot g rank gr (3). ea••J ME ] y ntb g pa Stopper2 min 12 10 Y .11eci p n ``- 6G 11 simem g Paradise Tree 6 18 iT ale 20Or Tree MITIGATION World TREE TR 4 Thnnax radiate Thatch Palm s 14 GN 8 VA 1 Veitcha aremna Montgomery Palm s is 18 N Double Trunk Shrub Schedule Symbol ID .1 Botanical Name Common Name Sae Height SpreadSpacing awe Remarks $ Ab 24 Aechmea blencbetana Bromeliad g 18 24 % N `,,,a approvedaver OlOrm be LA x 5 Abceaa WOraCaueOra Giant Elephant Ear 15g 5 s O N ® M 17 Abceaa WOra'California'p tEar 7 0 G 24Oh rysobalanus cac0 R p Red Tip Gs.coplum 7g s s M Y O EF Eugenia.. Spamsh Stopper 10g 4 T Y Bush O Hp as Helicon la p comet Chownane False Bird of Paradise 7g 4a 24 24 N /5 Md sr Monatera delcnaa Swiss Cheese Vine 15gal4 s 86 oa 0 Sr 8 Serenoa repens'Cinema' SiNerSaw Palmetto 15gal86 86 86 Y 0 I p 1s Raanels madagascariensis Travelers Palm 25gal o s Plan G wName Symbol ID ¢Tr Botanical Name Common Sire Height SpreadSpacing Nafive use Remarks 0 cr Glum maea nano Dwarf Pitch pp ?s 12 12 18 Y 112 © cr 215 Glum maeanana Dwarf Pitch pp ?s 12 12 18 Y 178 0 hl 657 Hymenocallo lstRola Spider Lily 7 24 18 18 Y1,491 oe saNephrolepas eranata Boston Feet ?9 z4 z4 z4 v 470 0 p 297 Phimendron Nanadu Phi0dendron Nana.' ?9 z4 z4 z4 N 1c67 L-03 GROUND FLOOR PLANTING PLAN BAYSIDE MOTOR INN PROPO CONSTR.-IV asIn BIKERACKS .0QI�OR 1E 9A .D DO E BAND —ram SIDEWALK �i� Light Pole Electric Box OGROUND LEVEL HARDSCAPE PLAN SCALE: 3/32" = 1'-0" This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BDI7-012762-001-B001. 1 I RETAIL Manhole Catch Basin BISCAyNEBOULEVARD nerasmpe Scheawe Symbol Item oescnpllon Area(sgr) Asphalt 6,434 Asphalt (Porous) 1,068 0 CIP Concrete - Light Sandwash Finish Cast In place concrete. 6,683 0 CIP os d Decorative Aggrrete -Exposed Shell Aggregate egat Cast in place concrete with exposed shell aggregate. 2,568 . CIP Pigmented Concrete Band - Medium Sand Blast Finish Cast In place custom pigmented cement 389 0 Planting Bed Refer to planting plan for plant locations. 3,928 LMeter IP TO GA ench Drain T.B.MN & Dlsc Beginning of sons. garden wall. Sta. flush to ground and tapers up to 25 high. RESTAU T USE kf.— Water O) Gas Meter RESTAURA RESTAURANT PoW Llne fterk Light Pol: Electric Bo SIDEWA Man Water Valve Catch Basin Flre Hydrant Digitally signed by Justine K Velez Date: 2025.10.10 '17:28:16 -04'00 Catch Basin R W Llne. Catch Basin Sign Submitted intim m pc 'c rec rd for on p01/22/2026 Is} P2.14 aN Clerk FOR C.O.M USE HAROSCAPE NOTES: PE QUANTITIES ARE PROVIDED FOR CONVENIENCE. IF QUANTITY DISCREPANCIES OCCUR, THE DRAWING SHALLTAIT PRECEDENCE. ANYDISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BIDDING. INSTALLING2 PRIOR TO RA A10,10' MOCKUP FOR REVIEW AND ALBY LANDSCAPERCHITECTPMOCK UP SHALL BE LOCTED ON SITE CONTRACTOR SHALL EANDBEMAINTAINED INA UNDISTURBED CONDITION DURING CONSTRUCTION CIP CONCRETE CIP CONCRETE EXPOSED SHELL AGGREGATE DIP CONCRETE BAND CONCRETE COBBLE CONCRETE PAVER L-04 GROUND FLOOR HARDSCAPE PLAN BAVSIDE MOTOR INN Jatch Basin o� iC w 07 0- O Z 4 wfW Line. Catch Basin C. DO as Me r—.Di cr Light Pole OGROUND LEVEL LIGHTING PLAN SCALE: 3/32" = Electric Box This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BD17-012762-001-B001. TOR C Meter G���uuv���� 2NP TO MEOW_ Catchole Basin SISCAVNEgOULEVARD T.B.M Na & Disc Beginning of conc. garden wall. Starts flush to ground and tapers up to 2.5 high. Light Po Electric Bo Ma Digitally signed by Justine K Velez Date: 2025.10.10 17:28:40 '-04'00 ater Valve ..n Z 1 !Catch Basin RIM Line. Catch Basin Sign Submitted in thitem(es) recordlic 01/22/2026 v 2.14 on City Clerk Lighting Schedule Symbol Light Fixture Quantity Manufacturer Specification Detail • Catenary Light 9 Limns EC641-L1W480RO VOLT --STD FINISH-CAT2-WET Pole Light 4 Fixture. Urbansoape, Pole. United Lighting Standards MPTC140W48LED-4k-G2-LE5- VOLT-DMG-STD-FINISH ® Bollard Light 10 Limns MA30-L1W12-R5-VOLTSTD FINISH 0 Spotlight 35 B-K Lighting DS-LED CI Well Llght(Large) 15 or Well Light (small) 11 LEDS C4 55-9665-CA-37U Well Mounted Light TypeA 4 Philips Gerdco 101E 32L 700 NW G1 4 Well Mounted Light Type B 2 Philips Gerdco 101E 16L 700 NW G12 L-as GROUND FLOOR LIGHTING PLAN BAT SIDE MOTOR INN FOR C.O.M USE OPERVIOUS VS. IMPERVIOUS DIAGRAM SCALE: 3/32" = T-0" This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BG17-012762-001-B001. Digitally signed by Justine K Velez Date: 2025.10.10 '17:29:15 -04'00 publicSubmitted m the record item(s) on 01/22/2026 1,14 aN Clerk PERVIOUS VS IMPERVIOUS CALCULATIONS IN THE 1ST LAYER GREEN SPACE 50.05 0 (2,314sgft) PERVIOUS PAVEMENT (154 sgfl- 3.5%) COMBINATION OF PERVIOUS 8 IMPERVIOUS PAVEMENT — IMPERVIOUS PAVEMENT (2,155 still- 46.4%) 49.95O (2,309 sgft) TOTAL AREA IN THE 1ST LAYER 4,623sgft 5.4.6 Landscape Standards (T4) a. A minimum of ten percent (10%) of the Lot Area in the First Layer shall be Green Space. b. In the First Layer, pavement shall be limited as followsimpervious pavement shall be limited to forty percent (40%) of the area and pervious pavement shall be limited to fifty percent (50%) of the area, a combination of pervious and impervious pavement shall be limited to fifty percent (50%) of the area in the First Layer. L-OP PERVIOUS VS IMPERVIOUS CALCULATIONS BAYSIDE MOTOR INN FOR C.O.M USE O PLANTEROVER STRUCTURE- SIANTEDWALL This revision set includes only the clouded changes indicated in the drawings. All other aspects of the project remain as approved under Building Permit No. BDI7-012762-001-B001. 2 PLANTEROVER STRUCTURE O OATTEDEIAIL O TYP IN GROUND PLANTER .411 App di fritil 9 1 TYP PLANTER ASSEMBLY OVER STRUCTURE O TYP PARKING CURB PLANTER O BREEZEBLOCK WALL DETAIL 6 BREEZEWALLELEVATION Digitally signed by Justine K Velez Date: 2025.10.10 '17:29:40 -04'00 L-07 HARDSCAPE DETAILS Submitted in the public o�°o°/ 202 CityCerk BAYSIDE MOTOR INN FOR C.O.M USE JOHN IBARRA & ASSOC., INC. Professional Land Surveyors & Mappers SUITE 3025 MUNN,FLORIDA 3312s CAPE PH: (305$ 2620900 PH: 39A 1 saa-26sa LEGEND CURVE TABLE MAP OF BOUNDARY AND TOPOGRAPHIC SURVEY 11,SHORE PLAZA GRAPHIC SCALE 50 II 1 INCH FEET Submitted in the public recoa� 01/22/mz `ary Clerk CITY OF MIAMI PROPERTY ADDRESS: 5101.5125 CERTIFICATION: LEGAL DESCRIPTION: PARCEL LEGAL NOTES TO ACCOMPANY SKETCH OF SURVEY: DESCRIPM.OF THE PROPER, 1,0r. BEARING, MRE MEN REFEFRED COUNTY TOM., FLOOD ZONE INFORMATION: THE NFIP FLOOD MAP. S 'HAVE DESIGN, MO THE FEREIN DEmRIBED LAND TO SE SIP, TED IN: FLOOD ZONE BM. FLOOD BEV, TIOM 1206, PANEL 0.39E TEOF HPrH .11/2609 THE SIAJECT PROPERTY CO, NO T LIE ,FEMIAL FLOOD HAZARD PRE, SURVEYOR'S CERTIFICATION: HNA 113,10(1, .30,015 13-003861 JOHN AYIBnSSA by N. 2025.09.20 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 City of Miami City Hall 3500 Pan American Drive Miami, FL 33133 Tuesday, December 2, 2025 @ 3:00 PM Regular Meeting Historic and Environmental Preservation Board Item No. 5 File I.D. 18445 5101 & 5125 Biscayne Boulevard Board Members (Present) Luis Prieto y Munoz, Vice Chair Najeeb Campbell, Board Member Christopher Cawley, Board Member Julie ODell, Board Member John S. Perez, Board Member Robert (Bob) Powers, Board Member Hugh Ryan, Board Member Jordan Trachtenberg, Board Member City Attorney's Office James Brako Assistant City Attorney On behalf of the Applicant Carlos Diaz Greenberg Traurig Shareholder MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 VICE CHAIR PRIETO Y MUNOZ: You may call Item No. 5. THE CLERK: Thank you. Calling HEP Item File I.D. 18446 -- I'm sorry, 18445. A Resolution of the Miami Historic and Environmental Preservation Board, pursuant to Section 23. -- I'm sorry, 23-6.2(6)(4) of the city code of ordinances approving or denying a special Certificate of Appropriateness to permit modifications to previously approved plans for renovation of a contribution -- I'm sorry, of a contributing structure and new construction within the M -- within the MiMo/Biscayne Boulevard Historic District, located approximately at 5101 Biscayne Boulevard, Miami, Florida 33137. Further incorporating the analysis and the attached staff report entitled Exhibit A, with the following finding. Again, this is File I.D. 18445. MR. DIAZ: Good afternoon, Mr. Chair, Board Members. Carlos Diaz, with offices at 333 Southeast 2nd Avenue, here on MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 3 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 behalf of the applicant. BOARD MEMBER MR. TRACHTENBERG: Due to the fact that the Chair is taking a bathroom break, let's wait for a minute. MR. DIAZ: Sounds good. VICE CHAIR PRIETO Y MUNOZ: Maybe we'll just take two minutes while we wait for everyone else to trickle back in. All right. Let's call this back in session, alright? I heard you give your name and address for the record. MR. DIAZ: I did. VICE CHAIR PRIETO Y MUNOZ: We can go ahead with the staff report. MS. GONZALEZ de MENDOZA: Okay. Good afternoon. Carina Gonzalez de Mendoza, Historic Preservation Planner. I would like to request to submit the staff analysis for the record. VICE CHAIR PRIETO Y MUNOZ: Request approved. MS. GONZALEZ de MENDEZ: So per the property, at 5101 Biscayne Boulevard, the Applicant's request is to permit modifications to a previously approved MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 SCOA for the contributing -- a contributing commercial structure and a new construction. The primary changes that are - again, a SCOA was already approved previously, in 2017. They're coming back to make some changes to the exterior of it, primarily to essentially pivoting from what it is that they're referencing in terms of the MiMo Historic District. So for the previously approved SCOA, they were going for a white stucco honeycomb exterior around the facade of the new construction. With the revised proposal, they would be going more for an eggcrate facade, using metal overhangs and glass fins over the entire facade. So it's primarily about pivoting references of what they -- while still fitting the MiMo and Biscayne Boulevard Historic District's aesthetics. So for these images, this is basically a cutaway of what the exterior would look like more so to show the exact changes that are happening. So, again, MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 the previous look was stucco honeycomb emphasized horizontality that you would find in the architectural structures. With the revised proposal, the metal overhangs and the glass fins emphasize verticality instead, which is frequently seen throughout the district. So the eggcrate facade, which is the primary look we see on many of the references that they pulled throughout the district that you see emphasizing the verticality that you see in these buildings and these structures. The Miami Modern and Art Deco as well, these elements are included throughout the building. And then the next elements that they have are the eyebrows and rounded eaves, which, again, are seen throughout the MiMo Historic District. So these architectural features are important to the district and they're seen throughout the new construction, tying it into the rest of the -- the rest of the historic district. It does not take away -- it does not take MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 away from the district. Let me see. So the corners and vertical elements of the new construction are typical to the Art Deco Modern styles and are more appropriate to the district. As such, staff -- demonstrating compliance, that it does not adversely affect the historic architectural aesthetic character of the site, staff recommends approval with conditions. So the conditions that I'm highlighting here, while we have our standard conditions, the following submitted plans and sub -permitting and such, I did want to highlight the MiMo specific -- the MiMo specific conditions, such as a sign package, which would come later on, when there are multiple -- if there are multiple tenants within it, that would be something that would have to be seen by the Board to establish a sign package. Also, in a further effort to maintain the balance of retail, and entertainment and services seen in MiMo Biscayne MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Boulevard, the occupants of the building should be limited -- shall be limited to only those permitted under T4-0 transect zoning. The last condition that I list here was not submitted with the original staff analysis, but I would like to include it as a condition as it is within the MiMo historic design guidelines, which is for the lighting that is associated with the project be warm in color. Basically, the lighting on the exterior and with the - in the parking lot will be warm. VICE CHAIR PRIETO Y MUNOZ: You may. The Chair recognizes Bob Powers BOARD MEMBER MR. POWERS: May I, through the Chair? VICE CHAIR PRIETO Y MUNOZ: You may. BOARD MEMBER MR. POWERS: So, with the lighting, is -- are we doing something about the lighting to keep it from going into the neighborhood, any of the lighting on the building? MS. GONZALEZ de MENDEZ: So the glass on the back I think is a little bit MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 8 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 different, so that may be a question more relevant for the applicant, but there is supposed to be lighting for the parking lot. BOARD MEMBER MR. POWERS: All right. 'Cause that's going to be a concern, 'cause those are all single-family homes. MS. GONZALEZ de MENDEZ: Uh-hum. BOARD MEMBER MR. POWERS: Thank you. VICE CHAIR PRIETO Y MUNOZ: Does that conclude the staff report? MS. GONZALEZ de MENDEZ: Yes. VICE CHAIR PRIETO Y MUNOZ: Thank you very much. MR. DIAZ: Good evening, again, Board Members. Carlos Diaz, with offices at 333 Southeast 2nd Avenue. We agree with all the staff's conditions. I'm joined today by Carlos Amin, from ES Windows, who's the property owner. I'm also joined by University of Miami School of Architecture Professors Carie Penabad and Adib Cure, who are the project architects, along with JJ Wood and Sebastian Velez, who also did the prior design of the property. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 We're very excited to provide an update on the long-awaited restoration of the Bayside Motor Inn. Some of you may have been at the Board at the time this project was here before, but for those of you who are not familiar, the property is located on the southern end of the MiMo district, between Northeast 51st Street and 52nd Street. We actually have two lots, so the lot on the south is where the Bayside Motor Inn is, the historic structure, and that structure is being completely restored, as you can see on the rendering there on my right or your left. The other property, 5125, is a vacant lot, and that's where the new construction will be going in. As some of you on the Board may recall, there was an approved project for this property, and that was proposed by Avra Jain a few years ago, and that consisted of restoring the Bayside Motor Inn building and constructing a new mixed -use building, which was three stories. You can see the approved and MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 1 0 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 proposed comparison here on the board in the middle. That project obtained or required approvals and has an active building permit, meaning if we wanted to build that project on the top, we can start construction right away basically, tomorrow, because we have an active permit for that project. The reason we're here today, is because ES Windows, a company that many of you are familiar with, bought this property about a year ago, last year, and the idea was to build their U.S. headquarters and showroom here in the MiMo District. For the past year, we've worked closely with the design team, city staff, and the broader community to fine tune the approved plans and we're excited to walk you through those refinements today. Again, I want to reiterate, this is not a new project. This is an approved project with a building permit. We're here just to present the facade modifications. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 11 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Before the architects walk you through the modifications, I wanted to give you a quick overview of the overall project. Again, the main focus has always been the restoration of the Bayside Motor Inn, and that's what you see on the renderings. And then in terms of the vacant lot, the proposed new construction keeps the same volume as the approved building. We're only changing what the building looks like on the outside, right, that facade. That was always a three-story building, which complies with the 30-foot height limitation, and that continues to be the case. This building will serve as a single tenant office and showroom space, housing ES Windows' U.S. headquarters going forward. Finally, the parking configuration remains the same. All parking is underground, in a basement garage. Again, that remains the same. Before I hand it over to the design team, I wanted to quickly touch on MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 1 2 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 community outreach. I know it came on the last application. Even though the project already had an approved building permit, we felt it was important to work closely with the community. So we met with the MiMo Biscayne Association and received a lot of helpful feedback. That will be incorporated into the plans. Alisa is here, ad she can speak to that. We also went outside the MiMo District. We sent our plans to the Morningside Architectural Review Committee, even though we're not Morningside, but they are our direct neighbors to the east. We also went to the Palm Grove Neighborhood Association and many neighbors and property owners. We received positive feedback across the board, and we're proud to introduce into the record, which Nicole now passed, some letters of support we received from property owners and neighbors. With that, I'll turn it over to JJ and Carie, who will walk you through the design changes and we'll remain to answer any questions that you may have. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 13 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MR. WOOD: Good evening. My name is JJ Wood. I'm one of the principals with Urban Robot Associates. We are the original design architects, and we have the great privilege of being joined today with Carie and Adib, who are actually -- I have to embarrass them one last time. Sebastian and I were actually at U.M. We were their first studio that they ever taught, so we're U.M. alum and we have the great privilege of being able to design a project with our former professors, so we're actually very happy to kind of -- we tell everybody we meet. MS. PENABAD: We were 12. MR. WOOD: Yeah. So the original project -- as Carlos mentioned, we have a permit for the original project. We have the original approval. What we are asking from the Board is to review the facade and to review on the new construction. The Bayside Motor Inn, which is a historic structure, we are not proposing any significant architectural changes. We MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 1 4 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 are proposing changes to the use. So on the second floor of the Bayside Motor Inn, as approved today, as permitted today, there is a hotel room and there is a hotel component to it. That is being removed. So one of the more exciting things I think about this particular project is that since ES Windows acquired the property, it's a single tenant. It's a single legacy asset that they are looking to invest in in the neighborhood and to put together. The previous project was an office building that could have had multi -tenant uses, and that's why there was a hotel room for development, and density and tax credit purposes that's been removed. So the previous development, as conceptualized, was a much more complicated multi -use building. This one is basically offices and a potential restaurant on the ground floor of the Bayside Motor Inn, which is what was previously -- that restaurant is intended to be something that serves the office and the neighborhood, so it's not MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 15 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 meant to be a restaurant that opens at night. It's meant to be more of a daytime type of use. Towards that end, all the parking so the services and the entrances are all in the east side. There is still a ramp that comes -- that connects you down into the underground parking, so all of the parking is underground. All of the street parking has been --- is going to be preserved, and the parking that's on the east side, hidden from Biscayne, is also preserved and it's not being changed. So, in reality, the changes are the ground floor showroom. We're basically -- we're actually opening up part of the building to create a double height showroom, so there are those uses. On the second and third floor, they're effectively -- those same uses are office, which is shown here. All right. So the second and third floor are basically office uses. And on the second floor of the historic, there's also the offices that's shown here on this plan. Those are MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 the offices that are going to be used on the second floor. Okay. So then the historic structure, you can see -- sorry, this is the rendering I was looking for. The historic structure really is the main showpiece that we're trying to highlight, and the idea is, again, as approved, as permitted, no changes except for that hotel room that's coming out. We are trying to highlight the historic. It's a CMU block wall that's on the site that's not terribly attractive, but it is historic. And so what we were actually trying to do, as some of the comments from some of our neighbors had suggested, we actually want to accentuate that breeze block wall, so that's what we're showing along the Biscayne side in that rendering, and we're kind of highlighting the Bayside Motor Inn itself. I think, with that, we can turn it over to Carie to talk about MiMo. MS. PENABAD: Good evening. My name is Carie Penabad. I'm a principal of Cure MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 17 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 & Penabad Architecture, and a professor and former director of the School of Architecture at the University of Miami, so it's a pleasure to be with you. We're very excited to be working on this project. And I think what's really unique about it, is that you have an owner who is going to be the tenant essentially. They're an internationally recognized glass company, and so this is going to be their flagship. They're invested in the neighborhood for the long run. So I think JJ did an excellent job of going through the basic partie. I would just like to say a few things about the new skin of the building, talking about the materiality, and I think to reiterate what the staff said earlier about the references that we are using. So you can see them here. I'd just like to reiterate them, because all of you are experts, so I'm not here to lecture you on MiMo, but perhaps one of the things that I find so interesting about MiMo is that it is a quite varied language of references. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 So, you know, it was codified by Randall Robertson -- Robinson, at least the name was, but there's a varying degree of styles. And what we see here, is that, for example, the notable Bacardi building has a substantial use of glass, as do many of these other references, but we also see the references to the Deco with the rounded window. We also see the kind of eggcrate grids. And so these were motifs that we walked the neighborhood. We saw that level of variety. We worked closely with the client to see how we could incorporate these references without a direct mirroring of the originals. Again, these architects were turning to the latest technologies and the latest materials, and we believe if they would have access to the materials that we had today, they would be exploring these techniques. Let me say a little bit about the glass, because we do believe that it is going to be almost like a jewel box, if MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 19 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 you will. We're using the top of the line -- and Carlos can speak to this, but we'll be using the top of the line glass. This is a Low-E starphire glass. It's heavy. And we're embedding all of the structural elements so that the glass appears to be load bearing, basically. So, in essence, we don't want it to look like braces holding all this glass together. It's really going to have a monolithic feel, but here's the Low-E starphire glass. And then perpendicular to that is the one that will be on the facade of the building. Sorry. Sebastian can help there. It's kind of heavy. And that constitutes the building develop. You have the rhythm of verticals that extend and sometimes increase towards the edges to produce varying effects along the principal facade. As far as the position of the building -- and, again, we already have a permit, but I would like to highlight a few things in conversations with the community and others. The building is MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 20 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 setback as it possibly can be, and its primary setback is to the neighborhood essentially. And all of the -- and I just want to underscore the importance of this. We heard from the community how difficult it is to park in this. How it gets overrun by cars. So the current clients are going to keep all that underground parking, which is much more expensive, but allows us to sort of organize all of that additional car services to the property. So we have a lot of boards, and we're here to answer any questions that you might have, but we thank you for the time. MR. DIAZ: Mr. Chair, that concludes our presentation. We'll save some time for rebuttal, if needed. VICE CHAIR PRIETO Y MUNOZ: Thank you very much. Is there anyone from the public wishing to speak on this matter? Thank you. Please come forward. And I guess in your case, give your presentation, Mr. Cruz. MR. CRUZ: Elvis Cruz, 631 Northeast MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 21 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 57th Street. Waiting for the -- ready to come on. There we go. Okay. VICE CHAIR PRIETO Y MUNOZ: Name and address, if you would. MR. CRUZ: I'm sorry? VICE CHAIR PRIETO Y MUNOZ: Name and address, if you would. MR. CRUZ: Yes. VICE CHAIR PRIETO Y MUNOZ: Before you start. MR. CRUZ: Elvis Cruz, 631 Northeast 57th Street. This property has a complicated history. It is under a settlement agreement, restrictive covenant and maintenance agreement first entered into in 2014, which includes three parties: The property owner, the City of Miami and certain named Morningside neighbors, including myself, Elvis Cruz. These binding documents require the property owner to restore two buildings, at 5101 and 5125 Biscayne Boulevard. The city granted TDRs at a square foot multiplier rate of four instead of the usual 2.5 -- MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 22 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 2.25, excuse me, to assist that restoration. The property sold many TDRs. Then, in 2017, the property owner reversed course and asked the city for permission to demolish the north building at 5125 Biscayne Boulevard. Some of you may recall that when it came before the HEP Board, city staff did not tell the HEP Board about the settlement agreement, restrictive covenant or maintenance agreement. The city granted the demolition permit despite knowing about the binding settlement agreement, restrictive covenant and maintenance agreement. And the building, the north building, 5125, was demolished. I, Elvis Cruz, a named party on the settlement agreement, took it to court. It is still being litigated. To dispel any notion that the settlement agreement is not applicable or enforceable, here's some highlighted excerpts on page 2. You see Elvis Cruz is a named party on the agreement. On page 4, whereas the existing two-story historic structure, MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 23 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 consists of 13,511 square feet, and please know that 13,511 square feet is the total square footage of both, the 5101 and the 5125 building. Each party, in its own, intend to be legally bound stipulate and agree -- and here's the money paragraph, the foregoing recitals are true, correct and incorporated herein by reference. And no party shall raise, and each party expressly, knowingly, and voluntarily waives any defense to the enforcement of this agreement based on any assertion that it is unenforceable for any reason whatsoever, including, without limitation, public policy considerations. The agreement is binding upon Bayside and also upon its heirs, successors in interest or assigns and shall serve as a covenant running with the property. Bayside expressly agrees to adhere to the requirements for the preservation of eligible historic resources. So the first issue today is that this property and the city are bound by a settlement agreement, restrictive covenant MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 24 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 and maintenance agreement, which are currently being litigated, and there has been no determination that those documents do not apply. Therefore, those binding documents still apply. We have notified you publicly and officially, and if you proceed with further development, it is at your own risk. Whether my litigation is successful or not regarding the demolished building, there is no argument that the settlement agreement, restrictive covenant and maintenance agreement apply to the still standing building. The new owners ask you for modifications as if those documents don't exist. Second issue. The 2017 SCOA for the property, which the owner is asking you to modify, has expired as per Miami city code Chapter 2362. COAs expire after 12 months unless the authorized work is commenced within this time or a building permit has been obtained. I did my search. I could not find a building permit that had been obtained. I looked in iBuild. It wasn't MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 25 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 there. So that's basically it. Thank you so much for listening. VICE CHAIR PRIETO Y MUNOZ: Thank you, Mr. Cruz. Is there anyone else from the public wishing to speak on this item? MS. CEPEDA: Hi. Good evening. Alisa Cepeda, 531 Northeast 76 Street. So I'm here. I was contacted about this project. The team reached out to me, and did a very thorough job in explaining to me, after I had an initial fit, I guess. I was not a fan when Mr. Diaz sent me a few bits and pieces and one rendering. So he asked me to give the project a chance. I did. I met with the entire team, and went through it thoroughly, and I was able to share my concerns and they were very open to listening. And glass fins on the building, I have to tell you, really did it for me, because when I initially saw it, I -- you know, the rendering, the photo that I MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 26 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 received didn't really accentuate them very well. So while I understand, you know, there is a very long and complicated history with this project that I'm well aware of, I was here for many of the hearings, here through the appeals and all of that, I am, you know, sad that, you know, bits and pieces, again, have been demolished, but we're here at this point. You know, we've made it here. And this property has sat on Biscayne Boulevard for many, many, many, years. And MiMo District has its ups and downs, and I really would like to see something done with this property at this point, because it is an eyesore. It's a tremendous eyesore, in the, you know, initial beginning part of the MiMo District down at the south end, and this really, you know, is hampering, you know, I guess, you know, further development. This is a rare opportunity, I feel, as well. Not many times do we get to know the end user of the projects. I mean, this is something that, you know, has MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 27 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 very, you know, few and far between. This is a, you know, recognized company in the community. I know of them. I've seen their work. Know throughout South Florida. So I, again, you know, would like to offer my support. You know, I understand there's a whole myriad of issues, but, you know, at this point, we need to find a way to come together and figure out the past issues and move this forward in order to support Biscayne Boulevard and the MiMo District, and, you know, keep it going economically and deal with the eyesore. A couple things to note that I discussed with the design team, and ownership and their counsel was the glass fins. That really, as I mentioned, did it for me. They also mentioned the breeze walk. And there is currently a breeze walk on the original structure, the historic structure that is still standing, but this consists of -- honestly, it is concrete blocks, like Home Depot concrete blocks, so if something could be replaced MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 there, and, you know, keeping it simple, not an intricate design. I mean, we want it to kind of stay true to the original as possible, but I think there's a real opportunity with the breeze walk that was mentioned to do something, so that was one of the things that I noticed. I also discussed with them having a daytime use. They were amenable to that. Maybe not, you know, so many nighttime uses. We're very fortunate in the, you know, MiMo District to have a lot of restaurants, nice restaurants, you know, for dinner and things, but it would be wonderful to have more daytime uses to, you know, support the boulevard, you know, at lunchtime or, you know, in the morning, for example. And they did steal my thunder, they didn't even make me ask this time, there is double neon on this project and there is a giant pink neon side for the Bayside Motor Inn. And knowing who the end user is, I know that staff, in their report, mentioned about a future sign package and MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 29 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 dealing with that stuff later, but knowing who the end user is, they have offered to put their signage in neon as well. And, lastly, they're fully parked. So we know how I feel about parking, and how many times I've come fussing and complaining that we just have no more space. This is a rare opportunity to have, you know, again, this type of project and that it is totally parked on Biscayne Boulevard, so thank you. I appreciate it. VICE CHAIR PRIETO Y MUNOZ: Thank you. Is there anyone else from the public wishing to speak on this item? Seeing no one, we will close the public comment and go to the Board for questions. MR. DIAZ: Mr. Chair, if I may. VICE CHAIR PRIETO Y MUNOZ: Oh, would you wish to rebut, Mr. Diaz? MR. DIAZ: But very briefly. First of all, I wanted to thank Alisa. VICE CHAIR PRIETO Y MUNOZ: Sorry. You did request your time for rebuttal, so MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 please proceed. MR. DIAZ: I think she volunteers, like, in six different boards, and I know it's a lot of work, and it's very selfless and we do appreciate any time, you know, neighbors take the time to speak with us. Same thing with Morningside, we spoke with many neighbors there. Quickly, as to Mr. Cruz, I just want to make it clear, we're obviously very aware of the history of this property. This actually has been going on for 21 years, if you can believe that, since 2004, somebody has been trying to build something on this site and they've been unable to, right? And you see that history here. Everything has been adjudicated. I want to mention quickly. Mr. Cruz, he made a lot of points and raised a lot of questions. All of those questions and points have been addressed by the city commission at a three-hour hearing in 2017, by multiple judges at the trial level, both as a CERT petition, appealing MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 the HEP Board's decision of 2017, and then also some allegations you had about the settlement agreement and by courts at the appellate level, right? It's been eight years, this litigation. Everything has been resolved. There is a settlement agreement. The city is aware of it. We're aware of it. Everyone is aware of it. The settlement agreement is binding. This project complies with the settlement agreement, right? We're not hiding that. That's not what's before you today. There's nothing in the settlement agreement about the design of the building or the modifications that have been made. He said there's no building permit. There is a building permit. There is a prior HEP Board approval. This is really a -- we're here before you today to discuss the changes to the project. As I said, we have a building permit. We can start building tomorrow. Thank you. VICE CHAIR PRIETO Y MUNOZ: Thank you. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 32 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Well, maybe before we begin our Board questions, perhaps the city, more specifically, the City Attorney could give us a little bit of guidance as to how we should consider the items related to the covenants that were presented to us during the public comment. MR. BRAKO: I haven't had a chance to look at any of the covenants that were proffered, or introduced or spoken about. However, with respect to the litigation that was identified, you're not required to take that into consideration. If there's any rights that the litigants have, they feel they have, in order to prevent this Board from making a final decision or a decision with respect to the application, it can pursue those claims in court. VICE CHAIR PRIETO Y MUNOZ: Thank you. MR. BRAKO: So carry on as usual. VICE CHAIR PRIETO Y MUNOZ: Thank you, sir. MR. BRAKO: You're welcome. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr56OO@gmail.com Submitted in the public record for item(s) PZ.14 , 33 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 VICE CHAIR PRIETO Y MUNOZ: We'll start with Mr. Ryan. Yeah. You weren't expecting that, were you? BOARD MEMBER MR. RYAN: Well, I'm just -- I absorbed this. Now, the one question I had was about the height, because the previous -- the honeycomb roof level was 35 feet. This one goes another five, and then plus another three for the elevator. I mean, I know the five is the top rim, right? MR. KALMIS: Right. BOARD MEMBER MR. RYAN: I mean, I'm sure there's loopholes that say that that's not part of the building, so that can be done, right? Is there any way to respect the 35 feet and set that back? 'Cause that's meant to shield -- oh, you're in the elevator, so I guess that's going to be usable space on the roof. Is that allowed? MR. DIAZ: Right. And the elevator is setback, right, it's setback towards the back of the building. BOARD MEMBER MR. RYAN: I understand, MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 34 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 but is it permitted to have usable space, like, patio or whatever on the roof? Because why not set -- if you're really hiding the mechanical equipment, why don't you set the top five-foot rim back in, so that it is a true 35, which is the height limit of MiMo, correct? MR. KALMIS: So if I can interject real quickly through the Chair. So the guidelines stipulate a 35-foot limit to the roof plate or the roof deck. Above that, they're allowed five-foot of parapet, and any required utilities or structures that would normally be applied, right? So the limit is to the roof deck, and then whatever zoning would allow above and beyond that for the use of that structure, they're allowed. BOARD MEMBER MR. RYAN: I mean, I like it. Tell me, 'cause I can't quite tell here, I felt the glass, it's heavy, thick. I've purchased ES Windows in the last two years for all my places, so I -- whatever. You know, I hope it works when a hurricane comes. But in between, is it MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 35 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 just going to be pane, and pane, and pane and pane? I see comparisons to the eggcrate and all the vertical lines in the other MiMo buildings, but what I'm looking at is just basic glass. MS. PENABAD: So, essentially, it's the interpretation of the eggcrate, but fully in glass. So you have the vertical fins that are running from floor to floor. BOARD MEMBER MR. RYAN: Okay. MS. PENABAD: And then this, which is that five-foot extension that was mentioned a moment ago, it also has it. It serves, like, a glass crown, so to speak. BOARD MEMBER MR. RYAN: So it's all glass? MS. PENABAD: Glass fins, and then perpendicular glass behind is also glass. Now, intermittently, though, I should say, at the base, as it makes its way around towards the rear where the parking is, there are infill panels. We can show you the rear elevations, if you would like, but the principal elevations along MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 36 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Biscayne Boulevard are largely glass. BOARD MEMBER MR. RYAN: Okay. MS. PENABAD: Glass with the metal -- with the metal fins that are horizontal. BOARD MEMBER MR. RYAN: And the structural, I mean, I'm sure it will work, but this is -- the structure is going to be concrete. I mean, this is not supporting much of anything. MS. PENABAD: Right. So this is an extension. So this is a fin, and it is a concrete fin, but we're working with ES metals to do a custom metal finish on those fins that will cover that concrete, that has a finish that is close to the finish of the glass, so, that, essentially, these will be -- are beyond the structural wall. BOARD MEMBER MR. RYAN: Yeah. MS. PENABAD: And the actual structure, which we can see in the plan, is a colander grid. Let me see if I can - BOARD MEMBER MR. RYAN: Okay. I got you. Uh-hum. Okay. Okay. I mean, this MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 37 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 is definitely the first one I've seen like this. Now, has the Building Department seen one like this before? MS. PENABAD: Yeah. We -- you know, we -- the reason we're excited, is because the person we're building this with is the client, essentially. BOARD MEMBER MR. RYAN: Yeah. MS. PENABAD: And they are experts on these systems, and we're working with curtain wall specialists and we're heavily invested in making sure that we can be proud of this and it can be a beautiful extension of the language to the 21st Century, so we're confident that with the experts from ES Windows and our engineers, we're closely working on being able to achieve this. It's not -- it's not just a rendering. It's actually being -- BOARD MEMBER MR. RYAN: Okay. MS. PENABAD: technically conceived. BOARD MEMBER MR. RYAN: I mean, my concern is always how it overwhelms or doesn't overwhelm the neighbors. And I MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 38 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 was here when the honeycomb was approved. I was here when both buildings were meant to be saved, and one weekend one's gone. Of course, it's way before you, but it's interesting, I liked the honeycomb better at first, but, you know, this is interesting. So I'll let the architects have something to say about it. VICE CHAIR PRIETO Y MUNOZ: Mr Trachtenberg. BOARD MEMBER MR. TRACHTENBERG Thank you. Yes. Can you show me that detail one more time, 'cause it's different than what I have in the package? Is this an evolved detail from what was submitted, this one? Yeah. Yeah. VICE CHAIR PRIETO Y MUNOZ: Would you mind terribly narrating this into the portable mike. Thank you. MR. VELEZ: Let me see it here. It's a little bit hard to see. BOARD MEMBER MR. TRACHTENBERG: Yeah. MR. VELEZ: But you got the concrete slab, right? And then we're doing a micro MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 39 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 port in front of that concrete slab that is narrower. Then we're doing a metal cap, right? That micro port is going to have a channel top and bottom that's going to hold these fins, right? So that is a product that they already have readily available. It's just a lot thicker, because we want to express the thickness of the glass and also we wanted to - we don't want to see any attachments, any pins, any connection, right? So the channel that holds the glass top and bottom is going to be concealed by this metal shoe that comes out and protrudes a little bit and expresses horizontality. BOARD MEMBER MR. TRACHTENBERG: So then the receiver to the glass that's on the slab, the actual facade glass MR. VELEZ: On the secondary, yes. BOARD MEMBER MR. TRACHTENBERG: -- that is on the surface of the slab or is it embedded into the slab? MR. VELEZ: It is on the surface of the slab. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 40 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 BOARD MEMBER MR. TRACHTENBERG: And you would have basically a metal piece, a drop, and then your metal fin? MR. VELEZ: So -- BOARD MEMBER MR. TRACHTENBERG: And then a drop. MR. VELEZ: -- the latest detail that we've been working on is a little bit more updated than this, 'cause it's changing as we worked with the team, where the metal cap is going to be just bigger, so to address your point, because we don't want to see any mullions. And what's interesting about that, is that there's - the mullions are going to be coordinated or the joints, rather -- there's not going to be any mullions, but the joints of the glass on the back are going to be coordinated with the fins. BOARD MEMBER MR. TRACHTENBERG: Okay. MR. VELEZ: So all you see is glass. BOARD MEMBER MR. TRACHTENBERG: Right. So the seams of the fin, where they intersect with one another, will align with the vertical -- MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 41 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MR. VELEZ: Yes. Correct. BOARD MEMBER MR. TRACHTENBERG: - glass, right? The reason why I think it's very important, and I think your presentation should have focused more on that, is that's your facade. You know, it's a repetitive detail. You know, the other one, okay, the honeycomb, okay, you see it. Here, it's all invisible. And from what I'm seeing here to there to what you just explained is three different -- in my opinion, three different details, but you're explaining what's happening now, is that you're minimizing the horizontal line, right, because -- MR. VELEZ: We're basically -- the only difference is that we're basically the few millimeters that you see here in the detail, where this metal plate attaches, is going to be a little wider, so that we can conceal the horizontal. BOARD MEMBER MR. TRACHTENBERG: Right. I mean, it's a few millimeters, but it's, like, a major detail change, which is good. It's a very positive MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 42 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 approach. I guess because of -- if this wasn't ES Windows or if it wasn't a window manufacturer, I'd have a hard time believing what you're saying. MR. VELEZ: Right. BOARD MEMBER TRACHTENBERG: Because it just doesn't seem possible, right? There's so many regulations that we, as architects, are always being said no to. I think the closest thing I could have visualized is what's happening at the Apple store, at Brickell City Center, right? Is that kind of the intent of that glass sheet with no frame, right? That's what I'm imagining happening. MR. VELEZ: Yes. Correct. BOARD MEMBER MR. TRACHTENBERG: Right? It wraps the whole building, which I think is an amazing feat. And I think -- I also live in the neighborhood, to have that as something that is in our neighborhood, would be an amazing opportunity. Am I disappointed that we approved one thing, to demolish something else and MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 43 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 then something else came about, yeah, it always seems to be a negative thing for us. We're always going to be given kind of carrots and then led in a different direction. It happens a lot of the times. Nothing to do with what you're presenting today, but looking past that, I think the fact you guys are proposing such a technically elegant facade that doesn't exist really anywhere, I think it's pretty exciting. It might be hard for rest of the non -architects to visualize this, because it's all basically imagination right now, and the renderings I don't think do it justice, but, basically, what I'm imagining is extremely horizontal metal separations between clear glass. It's going to be a, like, very floating facade that shouldn't exist. I don't know if that's helpful in any way to the non -architects, but it's pretty I think really impressive for ES Windows to do such a thing. And I reserve any comments. VICE CHAIR PRIETO Y MUNOZ: Noted. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 44 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Thank you, Mr. Trachtenberg. Mr. Cawley. BOARD MEMBER MR. CAWLEY: Well, I'd like to commend the design team and everybody here for putting together a really spectacular presentation. It's very rare that we see -- I mean, at least my opinion, it's very rare that we see this level of architectural detailing, and beautiful renderings and diagrams. And then I also think that it's a very, very creative way to look at the interpretations that you're showing from the historic architecture, historic contemporary transitional, rounded curved, fin -like architecture and coming up with something so beautiful and creative. I think it's a spectacular project. I also think it's going to serve as a really awesome gateway starting, you know, when you're going down Biscayne Boulevard, and before you get into, like, the prime MiMo District and I think it's going to be a huge benefit to that little stretch there. And just all and all, I'd say a MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 45 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 great job and cannot wait to see this project. MR. DIAZ: Thank you. VICE CHAIR PRIETO Y MUNOZ: Thank you, Mr. Cawley. Ms. Odell. BOARD MEMBER MS. ODELL: Great project. Really. Very cool. MR. DIAZ: Thank you. VICE CHAIR PRIETO Y MUNOZ: Thank you, Ms. Odell. Mr. Campbell. BOARD MEMBER MR. CAMPBELL: I agree with all the architectural beauty and analysis, analysis that has gone down. I am actually shocked at the timeline of the effort to try and develop this property. It's crazy. I'm sure the clients are ready to accept the result of any litigation that takes place. I don't think that will affect the architectural design or the site planning of the project. So I'm just really happy for the project to get built and to erase the MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 46 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 history of all this crazy regulation that has prevented that northern -- well, that midsection of Biscayne at 54 Street by not being developed. I live very close by. It's just this empty chasm where 54 Street meets Biscayne, and it needs it, we need it, so congratulations. MR. DIAZ: Thank you. VICE CHAIR PRIETO Y MUNOZ: Thank you, Mr. Campbell. Mr. Powers. BOARD MEMBER MR. POWER: Thank you, guys. Great adaptive reuse to the property, and I know that you've worked on this for many -- for a while now, and I know that also you worked very hard with Alisa Cepeda to achieve the desired results. I got the opportunity to see that property when Avre Jain bought it, and I love the terrazzo floors. The first floor has all that terrazzo. I hope you go to great lengths to keep it, because those floors are really, really rather beautiful. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 47 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I'm glad that you're doing the adaptive reuse. I like the undulation of whatever the wall, whatever you do as far as that breeze -- the undulation, and I want to commend -- I really -- I will approve this project as long as you keep that landscape plan the way it is with two changes. I want more vegetation out on the street, okay? Those streets are horrible. And years ago, from the buildings to the sidewalk, used to be all landscaped. And the city, in its insane thinking, when it redid Biscayne Boulevard had them fill all of that in with concrete. And it's horrible. Because every building in front of all those properties used to have beautiful landscaping in front of their buildings, and that was part of the historic nature of that street. And, by the way, I worked on the historic designation of that, and photographer. He knows. Your attorney knows that, because they used my photographs. That was Terry Dimico and a MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 48 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 bunch of other people. Johnny -- Johnny Winton was the one who started that whole thing going, so it's been a very long road. And I'm sorry that some of the legal things have happened to you, but there's some changes I want to make and most of them are -- I just don't want to see those plants on the boulevard, and one is the Clusia. Just lose that, please. It grows too fast, it gets too wide and everybody uses it. Find something different, because there's, like, 40,000 plants that grow in South Florida, find something different. And the only other thing I don't particularly care for is the spider lily gets the -- once a year gets the critters that come through, the big grasshoppers that are horrible to try to get rid of. There's other things we can use there. I can talk to him at any length about that. At any rate, the only -- and the other thing, I love all the wrought ironwork. Are you going to redo all the MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 49 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 wrought ironwork on that building? MR. DIAZ: Yes. BOARD MEMBER MR. POWERS: And it's going to be the same wrought ironwork that's on there now? No, it's important, because you have no clue how you can ruin the front of the building by just putting straight pickets when that was not what was there, okay? I'm just saying. All through my neighborhood, they went and did all this straight stuff, when they had all the beautiful things that had originally been built. So I just want to make sure. And your landscape plan, use lots of coconut palms. I don't care what the City of Miami says, use tons of them, okay? Because that's Florida, okay? That says Florida And even though they're not native, it says Florida. And there was a noteworthy building up the street that was known for its landscape, and that building sold its landscape and all of its structures that had beautiful Polynesian structures in front of it. The building was known. It MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 50 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 was written up in every design magazine at the time, and the minute they did away with those structures and everything, and they took out those trees, that building has never looked the same, so your landscape is so important. And I love -- I love the driveway up to the front and driveway in and driveway out. That's so elegant in any building. And I look forward to approving your project. But those are my conditions, is that, you know, really the ironwork and everything, and I love all the glass. The glass is going to be so cool, specially -- you know, I wish you'd use louvers that would close over your windows, but I know how expensive that can be. You know, I just know how expensive, but we do live in a hurricane zone. Let me ask you one other question. You're building a setback how far from the street? It's in line with the hotel; is that correct? MR. DIAZ: Correct. The required MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 51 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 setback is 10 feet, but we're setback a little bit more, because we're in line with the hotel, yes. BOARD MEMBER MR. POWERS: Right. And is that your property or the city's property? MR. DIAZ: So up to -- there is our property, which is about I think 12 feet might be our front setback there, and then beyond that is FDOT, right, which obviously is nobody's friend. BOARD MEMBER MR. POWERS: Nobody's friend. No, no, no, no. At any rate, my personal opinion. Thank you very much. VICE CHAIR PRIETO Y MUNOZ: Thank you, Bob. Mr. Perez. BOARD MEMBER MR. PEREZ: I think it's awesome. I'm a little biased. Cure were my professors. I learned a lot from them. And I can assure you that they must have done an exhaustive amount of research. There's no question, analysis. I know this based on classes, that honoring the vernacular is critical to them. Even MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 52 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 coined term, vernacularology, I believe. So there's no question this was studied thoroughly. The only thing I wanted to say is, I love the use of the material. I mean, i believe that modern architecture has always been rooted in the use of new materials. For example, these concrete proliferated before, because that was new technology, so the idea -- and, also, I was -- before you said it, I thought for sure the architect in this district, if they would have had glass at their disposal, there's no question they would have used it. They just didn't have it in hand, so I think this is a beautiful example of technology with design, honoring the past, but looking clearly towards the future. I think it's beautiful, but I might be biased. VICE CHAIR PRIETO Y MUNOZ: Thank you. Thank you. I have a couple of questions. So the overhang, it seems -- is that cantilevered or is that supported? MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 53 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MR. WOOD: It's cantilevered. VICE CHAIR PRIETO Y MUNOZ: Out of curiosity, this hasn't gone through structural review at the city, correct? MR. WOOD: It has. VICE CHAIR PRIETO Y MUNOZ: Oh, it has. So it's been approved -- MR. WOOD: Yeah, yeah, yeah. VICE CHAIR PRIETO Y MUNOZ: -- as permitted. Okay. Then my questions are obviated. I mean, look, Elvis I'm very sympathetic to the cause. I think I'm generally -- I believe that in any instance where demolition has been approved on the basis of another design, I think it is unfortunate when the path changes. However, I think that the bar is set very high here, which you guys have brought to the table, exceeds in many ways what was originally proposed to the neighborhood, and I commend you for that and I echo the plaudits of my fellow Board Members, so I have no further questions. Does any Board Member wish to address MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 54 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 or expand on comments or questions? BOARD MEMBER MR. POWERS: I'd like to make a motion. BOARD MEMBER MR. TRACHTENBERG: I did have one question about the glass before you make the motion. Is the -- are the corners actually, they're going to be curved glass? MR. DIAZ: Yes, yes, yes. We're showcasing it. BOARD MEMBER MR. TRACHTENBERG: Yeah. I figured. It would make sense, but just to make sure. MR. WOOD: One of our first questions, too. BOARD MEMBER MR. TRACHTENBERG: Thank you. VICE CHAIR PRIETO Y MUNOZ: Mr Powers, you were saying. BOARD MEMBER MR. POWERS: I'd like to make a motion. VICE CHAIR PRIETO Y MUNOZ: Please do. BOARD MEMBER MR. POWERS: To accept -- to accept the staff's report as well as MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 55 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 to accept this as proposed with the following changes: That the wrought ironwork be the wrought ironwork that's there, that the undulating block, breeze block, you know, that you come up with, I guess, an eight by eight opening, whatever that is there, and that the landscaping be the two things I told you to take out of the landscaping be removed from the landscaping and you come up with another concept. VICE CHAIR PRIETO Y MUNOZ: State them -- Bob, say them for the record. BOARD MEMBER MR. POWERS: All right. The Clusia and the Spider Lily. VICE CHAIR PRIETO Y MUNOZ: Got them. BOARD MEMBER MR. POWERS: And that can be approved by staff. The only thing I would like to have come back to this Board is any other signage that may come before us. And I also commend you for using the neon light, neon instead of going with a different type of thing, but I want to see the signage, so I would like it brought back to this Board. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 56 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MR. DIAZ: So I think the signage -- obviously, it's a different process. We always go through that process. Generally, signs don't come to the Board unless -- BOARD MEMBER MR. TRACHTENBERG: I'm sorry, I'll just second that, the motion on the floor. VICE CHAIR PRIETO Y MUNOZ: Yeah. I mean, I guess that is the motion that's presented. We can discuss that. So motion has been seconded by Mr. Trachtenberg. And now please proceed, Mr. Diaz, with your explanation. MR. DIAZ: I was going to say, in terms of the signage, so there's two signs here. We have the sign for the historic building, Bayside Motor Inn. That's already approved. We're rebuilding that sign, right? We're restoring that sign, basically, that's there. As to the signage to the new building, signage usually is approved administratively. If we can -- you know, we don't mind going MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 57 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 back to the community and showing the signage, but coming back to the Board is very unusual for a sign, especially here We have a permit. We want to move forward and get on the ground. BOARD MEMBER MR. POWERS: Well, that shouldn't hold up you moving forward. All I want -- okay. I would like you to come back to this Board and show us the signs that you're going to put up on the buildings, how's that? Because you're here almost every four months. VICE CHAIR PRIETO Y MUNOZ: Bob, is that -- for clarity, is that for approval or just for your information? BOARD MEMBER MR. POWERS: We want to see what the signs are going to be. I'm going to tell you something, there's places that went out of business because they couldn't put up the sign they wanted on MiMo, in MiMo. Those signs are almost as important architecturally to that, because it's known for its neon and for the signs that are on the buildings. I mean, that's like saying -- MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 58 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 VICE CHAIR PRIETO Y MUNOZ: Sorry, Bob, can we pause. Let's see what Alisa-- MS. CEPEDA: If I may. VICE CHAIR PRIETO Y MUNOZ: You may. Please, into the microphone, if you'd be so kind. MS. PENABAD: Of course. I apologize. If I may, Mr. Powers, through the Chair, would you be okay with doing what we did for the Andiamo, for that location down there for the general entire building where MiMo is the intermediary, if that's okay with everyone, staff and counsel? BOARD MEMBER MR. POWERS: That would work for me. MS. CEPEDA: And I have seen in the renderings -- and the reason why I'm okay with it, is because they are the end user and they did proffer signage. BOARD MEMBER MR. POWERS: I just want to MS. PENABAD: So as long -- as long as it stays the same and you're okay with what is in the rendering, I'm okay through MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 59 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MiMo to help you with that. BOARD MEMBER MR. POWERS: Like we did with Andiamo; is that not correct? MR. DIAZ: Yeah. Yeah. BOARD MEMBER MR. POWERS: Okay. As long as that agreement is done, I'm fine with that. I'll accept that friendly amendment from the floor. VICE CHAIR PRIETO Y MUNOZ: And, Jordan, do you accept -- BOARD MEMBER MR. TRACHTENBERG: I accept the amendment. VICE CHAIR PRIETO Y MUNOZ: Thank you very much. Any further discussion on the motion? Mr. Kalmis, are you clear on Mr. Power's intent with that motion? MR. KALMIS: So -- yes. I also want to see if the Board -- 'cause there was a discussion earlier, and see if the Board wants to condition that the -- so we added condition 8 regarding the lights shall be a warm tone. Do we want to add to that that it shall meet all zoning requirements for not bleeding into neighbors' MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 60 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 properties? MR. DIAZ: We accept that condition. VICE CHAIR PRIETO Y MUNOZ: Do you accept that clarification, Mr. Powers? MR. KALMIS: Okay. And so then condition 9 will be the reintroduction or correction of the breeze block wall, in a simple contemporary pattern approved by staff. Signage shall be neon or neon -type and shall be supported by the MiMo association. The applicant shall seek native alternatives to the Clusia and the Spider Lily. And the iron railings shall be restored and/or replicated. BOARD MEMBER MR. POWERS: Correct. The design that you have on -- the design that's in this book, 'cause that's what's there, correct? MR. DIAZ: Yes. VICE CHAIR PRIETO Y MUNOZ: Very good. BOARD MEMBER MR. POWERS: If I remember correct. VICE CHAIR PRIETO Y MUNOZ: Thank you very much. Let's have a roll call. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 61 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 THE CLERK: Calling member Robert Powers? BOARD MEMBER MR. POWERS: Yes. THE CLERK: Thank you. Calling Member Jordan Trachtenberg? BOARD MEMBER MR. TRACHTENBERG: Yes. THE CLERK: Thank you. Calling Member Najeeb Campbell? BOARD MEMBER MR. CAMPBELL: Yes. THE CLERK: Thank you. Calling Member Christopher Cawley? BOARD MEMBER MR. CAWLEY: Yes. THE CLERK: Thank you. Calling Member Julie Odell? BOARD MEMBER MS. ODELL: Yes. THE CLERK: Thank you. Calling Member John Perez? BOARD MEMBER MR. PEREZ: Yes. THE CLERK: Thank you. Calling Member Hugh Ryan? BOARD MEMBER MR. RYAN: Yes. THE CLERK: Thank you. And calling Chair Luis Prieto y Munoz? VICE CHAIR PRIETO Y MUNOZ: Yes. MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 , 62 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 THE CLERK: This passes by a vote of 8 to 0 as amended. This is appealable to the hearing board's office within 15 days. MR. DIAZ: Thank you all very much. (Thereupon, at 7:04 p.m., the hearing was concluded). MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com Submitted in the public record for item(s) PZ.14 63 on 01/22/2026 . City Clerk 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CERTIFICATE OF REPORTER STATE OF FLORIDA) COUNTY OF MIAMI-DADE) I, Lorena Ramos, National Registered Professional Reporter, do hereby certify that I was authorized to and did TRANSCRIBE the videotaped proceeding of the City of Miami Historic Preservation Board, re: Item 5, File I.D. 18445, held on the 2nd day of December 2025; and the the foregoing transcript, pages 1 through 62, is a true record of the videotaped proceeding, to the best of my ability. DATED this 01/12/2026 in the City of Miami, Miami -Dade County, Florida. Z_..e4-a,frcaa-med LORENA RAMOS, COURT REPORTER Registered Professional Reporter MIAMI-DADE COUNTY COURT REPORTERS, INC. Mdcr5600@gmail.com 0�d of MI,9 City of Miami 3 Planning Department ���oRyQP� Historic Preservation Office Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk ANALYSIS FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS APPLICANT: Carlos L. Diaz FILE ID: PZ-25-19327 PROJECT ADDRESS: 5101 Biscayne Blvd ZIP: 33137 COMMISSION DISTRICT: District 2 (Damian Pardo) HEARING DATE: 12/1/2025 STATUS: Contributing/Non-Contributing TDRs: Yes A. GENERAL INFORMATION: REQUEST: The Applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit modifications to a previous SCOA, HEPB-R-17-016, which approved renovation of a contributing structure, demolition of a non-contributing structure, and new construction of a three- story commercial building located at approximately 5101-5125 Biscayne Boulevard. The subject property is located within the MiMo/Biscayne Blvd Historic District, Bayshore Plaza Subdivision, and the Upper Eastside Area. The site is located on the south side of Northeast 52 Street, north side of Northeast 51 Street, and the east side of Biscayne Boulevard. (Complete legal description is on file with Hearing Boards) Folio: 0132190180070, 0132190170090 Lot Size: Approximately 29,478 sq. ft. B. BACKGROUND: On July 14, 1939, the City Council of Miami, approved the Bayshore Plaza sub -division in Section 19, Township 53 South, Range 42 East in the City of Miami establishing block 5 lot 1, also known as 5125 Biscayne Boulevard. On March 12, 1940, the City Council of Miami, approved the Bayshore Plaza sub -division in Section 19, Township 53 South, Range 42 East in the City of Miami establishing block 5 lot 17, also known as 5101 Biscayne Boulevard. On November 19, 1991, the Historic and Environmental Preservation Board pursuant to Resolution No. HEPB-91-39 designated the subject property located at 5101-5125 Biscayne Boulevard as part of the MiMo/Biscayne Boulevard Historic District. C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 1 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk In 2014, the Historic and Environmental Preservation Board approved the renovation of the two structures, partial demolition, the construction of a one-story wing on the southwest corner of the contributing structure, and a new addition with Resolution HEPB-R-14-006. On February 7, 2017, the Historic and Environmental Preservation Board approved the renovation of a contributing structure, demolition of a non-contributing structure, and the new construction of a three-story commercial building with Resolution HEPB-R-17-016. The City Commission denied an appeal to overturn the HEPB's granting of the SCOA when they affirmed the HEP Board's decision, pursuant to Resolution No. 17-0262. On June 30, 2017, the City of Miami issued Demolition Permit BD17007822001 for the demolition of the non-contributing structure at 5125 Biscayne Boulevard, which was demolished shortly after. C. COMPREHENSIVE PLAN: The subject property is part of a designated historic district. It features a two-story contributing structure and an empty lot. Pursuant to Goal LU-2, 2.3 and 2.4 of the Miami Neighborhood Comprehensive Plan, the City will preserve and protect the heritage of the City of Miami through the identification, evaluation rehabilitation, adaptive reuse, restoration and public awareness of Miami's historic and archeological resources. The Applicant's request to permit modifications to a previously approved Special Certificate of Appropriateness for a contributing commercial structure and a new construction is in accordance with the Comprehensive Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of Interior Standards, the Preservation Office Historic Design Guidelines, and Miami 21 Code. D. PHOTOS: Historic Photograph No Historic Photo Available C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 2 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Current Photographs C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 3 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk C. Gonzalez de Mendoza 11/04/25 5101 Biscayne Blvd File No. PZ-25-19327 Page 4 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Elevations Approved East Elevation: Rya.. Emld] Rear Frite ti LwNQi� Opt aVrai � �_ l APPROVED MEE4 KNOC.LLEPMEVEN O.RE ww*Ea Ell'ELO MM. MGM PM SR% h.w w Dan,®inECO 4u4d�xa. yLr�MER EAST ELEIncrnav 2 Revised Proposal, East Elevation: aa� 'omEm no solyne4 craea ickoacr.#1,0 onctesramo eO'd"Rtl e.e16 .IE CLIAROdiel WOW REEb€D PROPOSAL 111 II_�:i : 11111 Digitally signed 6y Gerald A Wood Date: PROPOSED EAST ELEVal. Approved West Elevation: Law 0? 19, it [I it u i PAW-ESISTUCCSI [ [[ [I II Q JI IJ I I I [ l ® 1 nil( ICI 1 va�E6,11a APPROVED MEWL IMOVAICII EDWARD MIME VISST ELEVATION C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 5 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Revised Proposal, West Elevation: Approved North Elevation: or Lam. nmr FETAL MECIWNICAL EQUIPMENT ENCLOSURE _ _ PNMEDSTUCCO®RISE SOtEt b. II I I I-1—Ji]1I APPROVED iPAINTED STUCCO L dIOW _.. II I RVRTN ELEVATION 2 Revised Proposal, North Elevation: L0 F100! MUNK IOTEWW WINING _ ee4' REVISED PROPOSAL REEIEMS 'WEE TO MEP. ON AM .,RFN GNrIIIDGIUMO 1.1151.011C RCMP 11:1 ROAN STAE OW* TO i✓ 7 H 4 } Sigf 5E.ry. GE exd PROPOSED NORTH ELEVATION 2O25 SCALE: 1,19" = T-R' C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 6 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Approved South Elevation: 35' Roof Level"~ 24 Level 03r 15-5 Roe( Hist. 9' Level 02*' 51f4' Level 02 H st.l Level05� METPL MECHANICAL EQUIPMENT ENCLOSURE PAINTED STUCCO BRISE SOLEIL PAINTED STUCCO 4h V GLAZING — GLAZING 1 11-I .II !J 11 Ll ll] 1111]J I11 II 35' 'Root Level 24' 'Level03 15-5' 3 ' I 02 "Level 02 Hiei SO. Level01 Level-oi - -----'Levvel=01 APPROVED SOUTH ELEVATIO Revised Proposal, South Elevation: al TO,. ELEvg.C:, ME. SCREP1A A Tl 0MF L1VVEL io Mk iAIOTI TO MPo[IuO sAsEMOR ii -1FT4NRNk6 eV/WOG PSEMCui WIN /COMA/ FRAM AND RIACI REVISED PROPOSAL �IT .151 4311 {FFFANELL 0.4.11I� IYIP ONLNOA. OPIUM QS. GLASS 11e5Pf5H1ANT &WANGLUING 5GSRM 51.1.17011 STG19E ELEVATOR ROOF LC. PROPOSED NORTH ELEVATION Z e SCALE. 110- = 1'd' C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 7 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Floor Plans Basement level: Ground floor: C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 8 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Second floor: Third floor: C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 9 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Roof level: 1' 4.0 C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 10 of 21 Renderings Approved: C. Gonzalez de Mendoza 11/04/25 Revised Proposal: 5101 Biscayne Blvd File No. PZ-25-19327 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Page 11 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Approved: Revised Proposal: C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 12 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Materials Board Approved Materials: HISTORIC BVILO#IG ACCENT COLOR SW 67. CLEAR CLASS PAINTED WHITE STUCCO SW 76. APPROVED ALUMINUM GRAY MULLIONS Revised Proposed Materials: IID LMII®MEP UNIT WIRING MAMMA NMTOMIC MMpiO AEON, OMCN BUSS PML BRONZE MC REVISED PROPOSAL couRA C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 13 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Approved Materials: CLEAR GLASS CAST N PLACE CONCRETE FLCIORMO SNTI CAST N PLACE CONCRETE IXPOSEO SNELL AGGREGATE Revised Proposed Materials: CLEAR GLANS CAST IN PLACE CONCRETE FLOWING EXPOSED SHELL AGOREGAIE PANNED STUCCO SW EON ALUMINUM GRAY MULLIONS IMIAL PION GRAY INOLIJCWS DOUBLE HEIGHT SHOWROOM Rg C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 14 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Materials Context EGGCRATE FACADES Seri rid 3.oi cy The square or rectangular grid created by exposed edges at concrete floors and walls ---- projecting autwaM from the building wait Mini City of Miami, Historic Guidelines (Suction 11.1-91 ildlinr.M^ [MIAMI MODERNE 7300 Biscayne Boulevard Office Building • 1964 (MIAMI MODERNE 2125 Biscayne Boulevard 1962 MIAMI MODERNE 7100 Biscayne Boulevard 1953 MIAMI MODERNE Mauls Building- Biscayne Boulevard (demolished) Pancoast. Ferondino. Skeels & Burnham 1954 Mani 111101 hiM REFER TO STRUCTURAL 010E16 PL▪ UM FRAME. ▪ VERTICAL GLASS EPSEIMEN 0 METAL OVERHANG DETAIL SECTION SCALE:1' = PROPOSED FACADE ELEMENTS The horizontal and verucol overhangs not only create a gridtled appearance to the facade, they also provide bath privacy and shade. C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 15 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk EYEBROWS An Example al styling In MIMo arch itailore. cantilevered nshadno over individual windows and domain 193tIs Tropical Art Deco evolved into continuous horizontal cantilevers and vertcal elements of ratting depths. City of Miami, MiMaiBivcayne Boulevard Historic District Design Guidelines Pe.. 11.1-9) ROUNDED EAVES An .easily distinguishable rriamldcristic of MIMo apartment- molds and houses, trick, roundod eaves wore used to impan a sense of fullness to of horwise spare, roctilnear structures and to emphasize a sense of shelter. City of Miami, MMo/ Biscayne Baufevard Hisfedc District, Design Guidelines (Soelion 11.1-f0J e „ „ 00 Al r' ra�r 1 • t� ■, MIAMI MODERN ART DECO MIAMI MODERN /-- PROPOSED METAL OVERHANGS The horizontal projection of the slab is expr sed through a continuous metal overhang with rounded comers that serves as a defining feature of the building and it's connection to Miami Modem architecture. C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 16 of 21 Context Map E. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Property T4-0: General Urban Transect Zone — Open (MiMo/Biscayne Blvd Historic District) Surrounding Properties NORTH: T4-0: General Urban Transect Zone - Open (MiMo/Biscayne Blvd Historic District) SOUTH: T4-0: General Urban Transect Zone - Open (MiMo/Biscayne Blvd Historic District) EAST: T3-R: Sub -Urban Transect Zone - Restricted WEST: T6-8-0: Urban Core Transect Zone - Open (MiMo/Biscayne Blvd Historic District) Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk FUTURE LAND USE DESIGNATION Restricted Commercial Restricted Commercial Restricted Commercial Single family — Residential Medium density Restricted Commercial C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 17 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk F. ANALYSIS: The following is a review of the request pursuant to Section 23-6.2(b)(4) and Section 23-6.2(h) of the City Code of Ordinances, the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami 21 Code. Analysis: The applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit modifications to plans approved with conditions by the resolution HEPB-R-17-016, which allowed for renovation of a two-story contributing structure, demolition of a non- contributing structure, and new construction of a three-story mixed -use building located at approximately 5101-5125 Biscayne Boulevard. The modifications are primarily for an exterior redesign of the new structure and reprogramming of use for both buildings. The renovation of the existing structure has been updated in the plans to adhere to the conditions of the original SCOA. After the original approval in 2017, the prior owner activated the project, and the non- contributing structure was demolished (BD17007822001). In 2024 the property was sold to the current owner. The plans have been modified to adhere to the original conditions of HEPB-R-17-016, as set by the HEP Board, and to adapt to the needs of the new property owner. As per the applicant's Letter of Intent, the modifications include design updates to the exterior fagade and reprogramming of the interior use. The new building will function as the local headquarters and showroom for ES Windows. The original design plans were inspired by breeze block, with an enlarged version of a brise soleil as the main focal point, over rectangular windows, providing a modern take on a familiar MiMo pattern. The modified plans will pivot to another pattern characteristic of MiMo: the eggcrate fagade. Formed by prominent glass fins over large glass windows, the eggcrate emphasizes the verticality of the architectural style and the irregular spacing of the fins creates movement. Each floor is delineated by metal overhangs in reference to art deco's characteristic rounded eaves and eyebrows. Per the letter of intent, the deliberate and strategic use of glass is intended to enhance visual connectivity between the building's interior and the surrounding streetscape, aligning with subtropical modernism principles, which balance openness, light, and airflow to suit Miami's climate. The connection between the historic structure and the new construction has been modified with a physical relocation: previously planned for the first floor, it is now shifted to the second floor, reflecting the change in program from lodging to office use on the second level of the historic building and now directly connects to the proposed offices of the new structure. Previous plans show the walkway being exposed to the outside at the rear of the building; presently it is an interior corridor. Underground parking will be installed under the new construction project, with access provided from the entrance on NE 52 Street into the rear parking lot and a ramp that is located in the center of the project site. Modifications are limited to operational refinements and screening strategies for the surface lot. C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 18 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Per Section 23-6.2(h)(1) of the City Code of Ordinances, as amended: Guidelines for issuing certificates of appropriateness. Generally, for applications relating to alterations or new construction as required in subsection (a) the proposed work shall not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring structures and surroundings, including but not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door openings in building facades; nor shall the proposed work adversely affect the special character or special historic, architectural or aesthetic interest or value of the overall historic site, historic district, or multiple property designation. • Form — The curved corners and vertical elements of the new construction are typical of the art deco/moderne styles and appropriate to the district. The proposed modifications also include reducing the new construction's footprint, which was previously approved and followed the previous structure's own footprint. The modified plans decrease the total lot coverage from 13,295.58 square feet to 12,790 square feet, lowering the total lot coverage from 45.1% to 43.3%. The form of the proposed modifications is keeping within context of the MiMo/Biscayne Boulevard Historic District. • Spacing — The proposed construction and landscaping occupy the length of the block, as the original structures once did, maintaining the property's relationship to adjacent properties. The spacing is in keeping with the context of the historic commercial district. • Height — Overall height to the top of the roof level is 35'-0", which is in line with the MiMo design guidelines for new construction. On top of the structure, mechanical equipment is centered and screened from view from the public right-of-way and surrounding buildings. The mechanical screening and parapet around the roof deck reaches 40'-0". The height is consistent with the historic district and does not detract from neighboring properties. • Materials — The proposed materials are consistent with the MiMo/Biscayne Boulevard Historic District and do not detract from neighboring properties. The glass of the new construction creates intentional opposition, contrasting the stucco of the existing contributing structure. • Color — The proposed exterior colors are consistent with the MiMo/Biscayne Boulevard Historic District and do not detract from neighboring properties • Yard/Landscaping — The proposed design is consistent with the MiMo/Biscayne Boulevard Historic District, contributing to the character of the neighborhood. • Rhythm and pattern of windows and door openings — The new construction features large glass windows, which emphasizes light, openness, and permeability. A C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 19 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk prominent eggcrate fagade is created by metal eyebrow overhangs and glass fins, which give the structure verticality. The glass fins are irregularly spaced to create movement and dynamicism in the fagade. Findings: Consistent G. NEIGHBORHOOD SERVICES: Building N/A Environmental Resources No Objections Zoning No Objections H. CONCLUSION: The application has demonstrated compliance with Chapter 23 entitled "Historic Preservation" of the City of Miami Code of Ordinances and the Secretary of the Interior's Standards. Staff finds the request complies with all applicable criteria and finds that the request for modifications to the Special Certificate of Appropriateness to permit site improvements does not adversely affect the historic, architectural, or aesthetic character of the site. I. RECOMMENDATION: Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances as amended and the Secretary of Interior Standards, the Preservation Office recommends approval with conditions of the Special Certificate of Appropriateness. 1. The site shall be developed in accordance with the plans as prepared by Urban Robot Associates and Cure & Penabad submitted as part of the application PZ-25-19327. The plans are deemed as being incorporated by reference herein. 2. At time of permitting and/or sub -permitting, manufacturer's brochures or color photographs of proposed design elements and materials including but not limited to windows, doors, railings, roofing, etc. 3. All glass to be clear and/or Low-E. Tinted, and/or opaque glass is not allowed. 4. New signage will be part of a separate permit. If there are multiple tenants, a Master Sign Package must be submitted for review and approval by the HEP Board. 5. In a further effort to maintain a balance of retail, entertainment, lodging and services uses, any commercial, civic, civil support, and educational use within the MiMo/Biscayne Boulevard Historic District shall be limited to only those permitted under the T4-0 transect zone. C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 20 of 21 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk 6. The Resolution shall be included in the master permit set. 7. The Applicant shall comply with the requirements of all department/agencies as part of the City of Miami building permit submittal process. /<#'''enneth Kalmis Preservation fficer C. Gonzalez de Mendoza 5101 Biscayne Blvd File No. PZ-25-19327 11/04/25 Page 21 of 21 GT GreenbergTraurig May 7, 2025 Via ePlan Kenneth Kalmis Preservation Officer City of Miami 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33131 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Carlos L. Diaz Tel. 305-579-0502 Fax 305-961-5737 diazc@gtlaw.com RE: Letter of Intent / Modification to Special Certificate of Appropriateness (HEPB-R-17-016) / 5101 and 5125 Biscayne Boulevard (Folio Nos. 01-3219- 018-0070 and 01-3219-017-0090) (the "Property") / PZ-25-19327 Dear Mr. Kalmis: We represent E.S. Windows Real Estate, LLC, (the "Applicant"), owner of the above - referenced Property, regarding proposed modifications to the previously approved plans for the Property. On behalf of the Applicant, we are pleased to submit this letter of intent and the enclosed plans prepared Urban Robot Associates and Cure & Penabad (the "Plans"), requesting minor modifications to the previously approved Special Certificate of Appropriateness ("SCOA") for the Property pursuant to Chapter 23 ("Historic Preservation") of the City of Miami ("City") Code of Ordinances (the "Code"). I. The Property The Property consists of two platted lots in the City's Miami Modern/Biscayne Boulevard Historic District (the "MiMo District"), near the district's southern gateway. The Property has three street frontages: Biscayne Boulevard is the Primary Frontage on the west, NE 52 Street is a Secondary Frontage to the north and NE 51 Street is a Secondary Frontage to the south. Both NE 51 and NE 52 Streets terminate at the Morningside neighborhood wall, creating dead ends at the eastern boundary of the block. The Property is zoned as T4-O under Miami 21, with a Restricted Commercial land use designation. According to the enclosed survey (the "Survey"), the Property contains a lot area of approximately 29,478 square feet. The MiMo District is a nationally recognized historic corridor characterized by its mid- century modern architecture, and this section of Biscayne Boulevard serves as a prominent entrance to the district. The surrounding area is composed primarily of retail, residential, and lodging uses that reflect the mixed -use character of the district. Greenberg Traurig, P.A. I Attorneys at Law 333 Southeast Second Avenue I Suite 4400 I Miami, FL 33131 I T +1 305.579.0500 I F +1 305.579.0717 ACTIVE 710678787v1 www.gtlaw.com Kenneth Kalmis PZ-25-19327 May 7, 2025 5101 & 5125 Biscayne Boulevard II. Previous Approvals Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk On February 7, 2017, the City's Historic and Environmental Preservation Board (the "HEPB") adopted Resolution No. HEPB-R-17-016 approving an SCOA for the Property (the "Original SCOA"). 1 The Original SCOA approved the Project which consists of: • The renovation of the contributing historic structure located at 5101 Biscayne Boulevard, • The demolition of the non-contributing structure at 5125 Biscayne Boulevard, and • The construction of a new three-story mixed -use building at 5125 Biscayne Boulevard containing new retail and office uses, all subject to specific conditions. Following this approval, the prior owner of the Property began implementation of the Project. On June 30, 2017, the City issued Demolition Permit No. BD17-007822-001-B001 for the demolition of the non-contributing structure at 5125 Biscayne Boulevard, which was completed shortly thereafter. Subsequently, on May 1, 2023, the City issued Building Permit No. BD17- 012762-001-B001 (the "Master Permit") authorizing the renovation of the contributing structure at 5101 Biscayne Boulevard and the construction of the new three-story mixed -use building at 5125 Biscayne Boulevard in accordance with the Original SCOA. The Applicant now seeks approval for minor modifications to the Project, introducing refined design updates to the exterior facade in keeping with the MiMo District's signature architectural style. With these enhancements, the new building will serve as the prominent local headquarters and showroom for ES Windows establishing a significant office presence that adds to the MiMo District's maturing identity and complements its vibrant mix of retail, dining, and lodging uses along Biscayne Boulevard. III. Proposed Modifications On April 8, 2024, the Applicant acquired the Property with the intent to move forward under the approved Original SCOA and Master Permit. However, to successfully adapt the development as the local headquarters and showroom for ES Windows —and to strengthen the Project's connection to the distinctive architectural character of the MiMo District —the Applicant proposes several thoughtful design and programmatic enhancements, all detailed in the enclosed Plans. These targeted modifications are intended to ensure the Project not only fulfills its functional needs but also contributes meaningfully to the continued vibrancy and maturation of the MiMo District. 1 The City Commission denied an appeal to overturn the HEPB's granting of the SCOA when they affirmed the HEPB's decision, pursuant to Resolution No. 17-0262. Greenberg Traurig, P.A. 1 Attorneys at Law 2 ACTIVE 710678787v1 Kenneth Kalmis PZ-25-19327 May 7, 2025 5101 & 5125 Biscayne Boulevard 1. Use Modifications Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk As reflected in the Plans, the Applicant proposes minor changes to the approved uses in both the contributing historic structure and the new building. In the new building, the previously approved first -level retail component has been reprogrammed as single -tenant office and showroom space. In the historic building, the proposed ground -floor restaurant use remains unchanged, but several operational refinements are introduced to optimize layout and function. Additionally, the previously designed rounded terrace (at the corner of NE 51 Street and Biscayne Boulevard) has been replaced with a squared configuration to more faithfully align with the geometry and architectural expression of the historic structure. The other notable modification is the relocation of the physical connection between the contributing building and the new structure: previously planned at the first floor, this connection is now shifted to the second floor, reflecting the change in program from lodging to office use on the second level of the historic building, now directly connected to the proposed office uses in the new building. Together, these thoughtful programmatic changes strengthen the overall functionality of the Project, enhance its alignment with the MiMo District's architectural and commercial fabric, and ensure the development contributes positively to the MiMo District's ongoing revitalization as a destination for design -forward office, restaurant, and cultural activity. 2. Exterior Facade Design Changes As depicted in the Plans, the Applicant proposes thoughtful enhancements to the exterior design of the new construction at the Property. The revised design replaces the previously approved honeycomb -like detailing with a refined eggcrate facade featuring rectangular grids and rounded metal overhangs. This composition not only strengthens the building's identity within the MiMo District but also provides functional benefits —offering privacy, natural shading, and visual interest. Importantly, the revised design includes a more deliberate and strategic use of glass, tailored to the intended use of the building as ES Windows headquarters and showroom. This selective application of transparent elements, particularly at the ground level and along key facades, enhances visual connectivity between the building's interior and the surrounding streetscape. This approach aligns with subtropical modernism principles, which balance openness, light, and airflow to suit Miami's climate. 3 Greenberg Traurig, P.A. Attorneys at Law ACTIVE 710678787v1 Kenneth Kalmis PZ-25-19327 May 7, 2025 5101 & 5125 Biscayne Boulevard 3. Building Configuration Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk The Applicant also proposes a slight reduction in the overall building footprint compared to the previously approved plans under the Master Permit. Specifically, the modified plans decrease the total lot coverage from 13,295.58 square feet to 12,790 square feet, lowering the total lot coverage from 45.1% to 43.3% well below the maximum 60% allowed under Miami 21. This subtle adjustment reflects the Applicant's careful attention to site efficiency and design sensitivity, ensuring that the Project not only meets regulatory requirements but also fits more gracefully within its lot and surrounding context. 4. Landscaping Changes As shown on Sheet L-01, the Applicant proposes thoughtful updates to the landscape plan, resulting in a more lush, resilient, and contextually appropriate landscape design that reinforces both environmental and visual goals for the MiMo. These modifications reflect the Applicant's commitment to integrating generous, high -quality landscaping that enhances the site's visual appeal, complements the surrounding MiMo streetscape, and reinforces the district's subtropical character. The enhanced landscape plan not only improves environmental outcomes but also contributes to a more inviting pedestrian experience and strengthens the connection between the Project and its neighborhood context. 5. Parking Modifications The Applicant proposes maintaining the originally planned combination of basement and surface parking while introducing operational refinements and improved screening strategies for the surface lot. These updates ensure the parking layout functions more efficiently for the Project's intended use while enhancing the visual experience along the street by better integrating and screening surface parking areas. Together, these adjustments support a more cohesive, pedestrian - friendly site design that aligns with the district's evolving character. IV. Special COA Request Based on the above, the Applicant submits the following analysis under the applicable review criteria. The proposed improvements meet the criteria set forth in Section 23-6.2 of the City Code relating to new construction as analyzed below. • The proposed work does not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring structures and surroundings. Architecturally, the Project enhances its relationship to neighboring structures by adopting a design language that reflects and elevates the MiMo District's defining characteristics. The refined eggcrate facade, rounded metal overhangs, and strategic use of glass not only improve the 4 Greenberg Traurig, P.A. Attorneys at Law ACTIVE 710678787v1 Kenneth Kalmis PZ-25-19327 May 7, 2025 5101 & 5125 Biscayne Boulevard Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk building's visual rhythm and texture but also align with subtropical modernist principles that emphasize light, shade, and permeability. Additionally, the minor reduction in building footprint improves site proportion and balance, while the updated landscape plan introduces lusher, more context -sensitive plantings that soften the site edges and reinforce the pedestrian experience. Together, these improvements ensure that the Project strengthens the continuity, vibrancy, and aesthetic value of this important stretch of Biscayne Boulevard without adversely affecting the historic, architectural, or aesthetic character of the district or its surroundings. The Applicant has carefully refined the previously approved plans to strengthen the Project's compatibility with the MiMo District while introducing programmatic improvements. By replacing the first -floor retail component in the new construction with office and showroom space, and by reprogramming the second floor of the historic building from lodging to office use, the Project reinforces the Property's relationship to the MiMo District's evolving commercial and office environment. • The proposed work does not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the overall historic site or district. The minor modifications continue to respect the defining characteristics of the MiMo District integrating materials, scale, and form consistent with the established visual language. Updates to the exterior facade —such as the refined eggcrate grid, rounded metal overhangs, strategic use of glass, and incorporation of rounded eaves —reinforce the subtropical modernist character of the district and contribute to its architectural richness. The Project maintains its role as a positive and compatible addition to the corridor, now further enhanced by the presence of ES Windows' headquarters, which adds a significant and complementary office component to the surrounding mix of retail, dining, and lodging uses. • The proposed modifications comply with the U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. The Project's minor modifications remain fully aligned with the Secretary of the Interior's Standards as the new construction remains differentiated from, yet compatible with, the historic fabric. The design approach carefully balances contemporary architectural elements —including updated materials, massing refinements, and revised programmatic functions —while respecting the scale, detailing, and materiality of the contributing historic structure. Landscape and parking improvements further support a cohesive pedestrian experience, softening the site edges and reinforcing compatibility with the broader MiMo context. 5 Greenberg Traurig, P.A. 1 Attorneys at Law ACTIVE 710678787v1 Kenneth Kalmis PZ-25-19327 May 7, 2025 5101 & 5125 Biscayne Boulevard Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk We kindly request your favorable consideration of the application. If you require any additional information or would like to discuss this request further, please contact me at 305-579- 0502. We appreciate your time and consideration and look forward to working with you on this matter. 6 Sincerely, Carlos L. Diaz Greenberg Traurig, P.A. Attorneys at Law ACTIVE 710678787v1 (11 0 K Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Miami Historic and Environmental Preservation Board Resolution: HEPB-R-17-016 File ID 1632 February 7, 2017 Item HEPB.10 Ms. Lynn Lewis offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD APPROVING, WITH CONDITIONS, AS AMENDED, (EXHIBIT "A") A SPECIAL CERTIFICATE OF APPROPRIATENESS FOR THE RENOVATION OF A CONTRIBUTING STRUCTURE, DEMOLITION OF A NON-CONTRIBUTING STRUCTURE, AND THE NEW CONSTRUCTION OF A THREE-STORY COMMERCIAL BUILDING, LOCATED AT APPROXIMATELY 5105-5125 BISCAYNE BOULEVARD, WITHIN THE MIAMI MODERN/ BISCAYNE BOULEVARD HISTORIC DISTRICT. Upon being seconded by Mr. Hugh Ryan the motion passed and was adopted by a vote of 4-1: Mr. David Freedman No Mr. Jonathan. Gonzalez Absent Dr. William E. Hopper, Jr. Yes Ms. Lynn B. Lewis Yes Mr. Hugh Ryan Yes Mr. Jordan Trachtenberg Yes Mr. Todd Tragash Absent (c, Z I I ;) ! Tr Megan Schrni$f Preservation Officer STATE OF FLORIDA } COUNTY OF MIAMI-DADE ) Execution Date Personally appeared before me, the undersigned authority, Megan Schmitt Preservation Officer of the City of Miami, Florida. and acknowledges that she executed the foregoing Resolution. SWORN AND SUBSCRIBED BEFORE ME THIS 1 3 DAY OF R bf UQY) 2017 ci t l Vi Q ene-2 Print Notary Name Personally know or Produced I.D. Type and number of I.D. produced Did take an oath ✓ or Did not take an oath ublic State of Florida My Commission Expires: SILVIA GONZALEZ MY COMMISSION # GG 051561 EXPIRES: November 30, 2020 Bonded Thru Notary Public undenrdera Submitted in the public record for item(s) on 01/22/2026 Miami Historic and Environmental Preservation Board PZ.14 , . City Clerk Resolution: HEPB-R-17-016 EXHIBIT "A" 1. All glass shall be clear with the option of Low-E. 2. Applied brick shutters and the brick veneer covering the columns of the historic structure must remain. 3. The existing railings that line the staircases leading up from the courtyard and surrounding the second floor balconies of the historic structure must be salvaged and re -used. In areas where there is to be new railings, the design of the original historic building must be replicated. 4. The existing decorative concrete block garden wall in the historic structure must be retained. 5. The original sign structure must be retained and use open face channel letters to depict the name, Bayside Motor Inn on the historic structure 6. Applicant to provide an interior or exterior shade treatment to prevent light spillage from the interior spaces into the adjacent residential neighborhood. 7. All lighting on the exterior of both structures the property and in the parking lot of both structures shall not be higher than 18'-0" in height and be warm in color. 8. This Certificate of Appropriateness is subject to approval by zoning, building, and all other required city departments. Submitted in the public record for item(s) PZ.14 , City of Miami Resolution R-17-0262 Legislation on 01/22/2026 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com . City Clerk File Number: 2043 Final Action Date: 5/25/2017 A RESOLUTION OF THE MIAMI CITY COMMISSION DENYING THE APPEAL FILED BY ELVIS CRUZ AND THE MORNINGSIDE CIVIC ASSOCIATION AND AFFIRMING THE DECISION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD'S APPROVAL OF THE APPLICATION FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS THAT WAS SOUGHT FOR THE RENOVATION OF THE CONTRIBUTING STRUCTURE, DEMOLITION OF THE NON-CONTRIBUTING STRUCTURE, AND THE NEW CONSTRUCTION OF A THREE-STORY COMMERCIAL BUILDING LOCATED AT APPROXIMATELY 5101 - 5125 BISCAYNE BOULEVARD, MIAMI, FLORIDA, WITHIN THE MIAMI MODERN/BISCAYNE BOULEVARD HISTORIC DISTRICT. WHEREAS, on February 7, 2017, the Historic and Environmental Preservation Board ("HEPB"), at a duly noticed public hearing, considered Item No. HEPB.10, an application for a Special Certificate of Appropriateness to allow for the renovation of a contributing structure (5105 Biscayne Boulevard), demolition of what was considered a non-contributing structure (5125 Biscayne Boulevard), and the new construction of a three (3) story commercial building at approximately 5101-5125 Biscayne Boulevard, Miami, Florida ("Property"), and adopted Resolution No. HEPB-R-17-016 by a vote of four to one (4-1) approving the same; and WHEREAS, pursuant to the applicable provisions of Section 23-6.2 of the Code of the City of Miami, Florida, as amended ("City Code"), applications for demolitions or new construction in a historic district are processed in accordance with the procedures set forth for a Special Certificate of Appropriateness; and WHEREAS, on February 17, 2017, Elvis Cruz and the Morningside Civic Association ("Appellants") filed an appeal to the City Commission pursuant to Section 23-6.2(e) of the City Code; and WHEREAS, based on the testimony and evidence presented, after due notice, and an opportunity to be heard has been afforded to all parties and members of the public, there is substantial evidence in the record to affirm the decision of the HEPB approving the application for a Specific Certificate of Appropriateness for the renovation, demolition, and construction of a new structure on the Property and deny the appeal by the Appellants; NOW, THEREFORE, BE IT RESOLVED BY THE MIAMI CITY COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by reference and incorporated as if fully set forth in this Section. City of Miami Page 1 of 2 File ID: 2043 (Revision: A) Printed On: 3/21/2025 File ID: 2043 Enactment Number: R-17-0262 Section 2. The City Commission denies the appeal and affirms the decision of the HEPB as set forth in Resolution No. HEPB-R-17-016 and grants the issuance of a Special Certificate of Appropriateness for the Property. Section 3. This Resolution shall become effective immediately upon its adoption and signature of the Mayor.' APPROVED AS TO FORM AND CORRECTNESS: "ndez, City ttor 1 ey 4/18/2017 ndez, ity Attor ey 9/22/2017 Submitted in the public record for item(s) PZ.14 on 01/22/2026 . City Clerk If the Mayor does not sign this Resolution, it shall become effective at the end of ten (10) calendar days from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become effective immediately upon override of the veto by the City Commission. City of Miami Page 2 of 2 File ID: 2043 (Revision: A) Printed on: 3/21/2025 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk IN THE CIRCUIT COURT OF THE ELEVENTH JUDICIAL CIRCUIT, IN AND FOR MIAMI-DADE COUNTY, FLORIDA. APPELLATE DIVISION CASE NO.: 17-244 AP LOWER COURT CASE NUMBER: R2017 CRUZ, ELVIS Appellant(s) Vs. CITY OF MIAMI, a municipal corporation, and et al, Appellee(s) ORIGINAL FILED Nov 17 2017 HARP UV +I mum Upon consideration by the court, Respondent's 5101 RE Co., LLC'S Motion to Dismiss Corrected Petition for Writ of Certiorari for Lack of Jurisdiction is hereby: Granted [ l Denied MARIA SAMPEDRO-IGLES3I AVEL RUIZ, MARK BLUMSTEIN, JJ CONCUR It is so ordered this day of NO (} tt',e,r,;,1,I(`_r, 20 Cc: LINDA L. CARROLL Order Grt/Den Mtn. rev. 10/:30/2(}O8 BRIGID F, CECH SAMOLE ELLIOT H. SCHERKER IRIS ESCARRA KATHERINE M. CLEMENTE KERRI L. MCNULTY VICTORIA MENDEZ Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk ELVIS CRUZ, et al., Appellant(s)/Petitioner(s), vs. 5101 RE CO., LLC, et al., Appellee(s)/Respondent(s), IN THE DISTRICT COURT OF APPEAL OF FLORIDA THIRD DISTRICT APRIL 06, 2018 CASE NO.: L.T. NO.: 3D18-0498 17-244 Following review of petitioners' response, it is ordered that respondent's motion to dismiss is granted, and this petition for writ of mandamus is hereby dismissed. ROTHENBERG, C.J., and SALTER and SCALES, JJ., concur. cc: Linda L. Carroll Brigid F. Cech Samole Hon. Antonio Marin Hon. Mavel Ruiz ns Elliot H. Scherker Kerri L. McNulty Hon. Maria I. Sampedro-Iglesia Victoria Mendez Katherine M. Clemente Hon. Mark Blumstein Titg .if c{Muni BUILDING DEPARTMENT Applicant: 5101 RE CO LLC Contractor: Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk BUILDING PERMIT Permit Number: BD17012762001B001 Alpizar Construction And Job Address: Associates Corp/ Alpizar, Juan Jose Certificate Required: CO Additional Property Info: Folio Number: 5101 BISCAYNE BLVD Date Issued: NOTICE: In addition to the requirements of this permit, there may be additional restrictions applicable to this property that may be found in the public records of this county, and there may be additional permits required from other FGoverning code: FBC 5th Edition (2014) 5125 BISCAYNE BLVD 132190170090 October/12/2023 Job Category: -\ tool A Job Description: I ADDITION AND REMODELING RETAIL OF GOODS:SUPERMARKET/ CLOTHING/FURNITURE/ BOOK STORE/ART PRODUCTS PROFESSIONAL OFFICE / BANK / FINANCIAL INSTITUTION RESTAURANT (LESS THAN 50 OCCUPANTS) 1-10 LODGING UNITS Estimated Cost: $5,719,366.00 WARNING TO OWNER: YOUR FAILURE TO RECORD A NOTICE OF COMMENCEMENT MAY RESULT IN YOUR PAYING TWICE FOR THE CURE & PENABAD Architecture & Urban Design 6915 SW 57th Ave, Suite 204 Coral Gables, 33143 cureandpenabad.com 305.333.2943 Education Harvard University Graduate School of Design Masters of Architecture in Urban Design, 1998 University of Miami School of Architecture Bachelor of Architecture, 1995 Academic Experience Louis I. Kahn Visiting Assistant Professor Yale University Spring 2013 Professor in Practice University of Miami School of Architecture 2000- Present Studio Instructor Northeastern University, 1999 Studio Instructor Boston Architectural Center, 1998 Professional Experience CURE & PENABAD Architecture and Urban Design Founder & Principal, 2000- Present Machado & Silvetti Associates Senior Designer, 1998-2000 CURE & PENABAD PROJECTS (selected) EDUCATIONAL Escuela Buganvilia Escuintla, Guatemala, 2016 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk ADIB CURE Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Classroom prototype for rural classroom, 300 sq.m. Colegio Interamericano Masterplan Guatemala City, 2015 New Masterplan for K-12 campus (2.8 hectares) Program included classrooms, auditorium, gymnasium, racetrack and administrative functions Chabad of South Dade School and Mikvah, Miami, FL, 2007 New Masterplan Program included classrooms, auditorium, offices and mikvah MULTI -FAMILY HOUSING Olmos Apartments Guatemala City, Guatemala Five apartment blocks with 104 apartments and underground parking, 25,000 sq.m. Elgin Guatemala City, Guatemala, under construction New multi -family housing development, 32,000 sq.m. 134 apartments ranging from studios to 3 bedrooms Casa Patios Guatemala City, Guatemala, 2015 — 2018 35 new courtyard houses, ranging from 450 sq.m. to 600 sq.m. each COMMERCIAL I MIXED -USE Casa Club Socorro Guatemala City, Guatemala, in permitting Club house, program includes ballrooms, business center, gym, restaurant, pool, cabanas and gardens, 12,000 sq.m. Socorro Retail and Offices, Guatemala City, Guatemala, in permitting 5 blocks of retail and offices with underground parking, 40,000 sq.m. H1 Distrito Empresarial Guatemala City, Guatemala Four commercial and office blocks with underground parking 35,000 sq. m. Nogales Retail, 3,000 sq.m (in permitting) Surfaces Miami, Florida (in progress) Renovation of 60,000 sq. ft. office and warehouse, Miami MAG Office Headquarters Escuintla, Guatemala, 2016 Corporate Headquarters, 7,000 sq.m. Program includes auditorium, offices, conference rooms, library and archives Mundoverde Showroom Guatemala City, Guatemala 2014 Showroom and offices, 1,000 sq.m. Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Biscayne Landing Pool house, Miami, Florida, 2014 1,200 sq.m. pool house and pool MDO, Miami Florida, 2010 Retail and office building, 750 sq.m. Oak Plaza, Design District, Miami, 2005-2007 Public plaza, and retail, 800 sq.m. Loggia Building, Design District, Miami, 2005-2007 Retail and showroom, 1,000 sq.m. RESIDENTIAL (Single family) Alam Residence, South Miami, Florida (in progress) 900 sq.m. home in South Miami Williams Residence, Coral Gables, Florida Restoration and addition, 3,00 sq.m. historic home Taha Residence, Coconut Grove, Florida (in progress) Renovation, 3,50 sq.m. home HI Penthouse, Guatemala City, 2013-14 1,000 sq.m. penthouse and terraces Kerwood Residence, 2014 Renovation and addition, 450 sq.m. home Felling House, Coral Gables, FL, 2009-2010 Renovation and addition, 600 sq.m. home Cape Dutch House, Coral Gables, FL, 2007 Restoration and addition, 2000 sq.m. historic house Honors (selected) LAKA Design that Educates 2020, Escuelita Buganvilia, 2020 Adison Mizner Award, Escuelita Buganvilia, 2018 Miami Public Space Challenge Award, Brickell Pavilion, 2017 Excellence in Architecture, Built Award, MAG Headquarters, AIA Miami, 2016 Excellence in Architecture, Built Award, Escuelita Buganvilia, AIA Miami, 2016 Excellence in Architecture, Unbuilt Award, Escuelita Buganvilia, AIA Florida, 201 5 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Excellence in Architecture Built Award, MDO, AIA Florida, 2013 Excellence in Architecture, Unbuilt Award, MAG Headquarters, AIA Miami, 2013 Excellence in Architecture Built Award, MDO, AIA Miami, 2012 Addison Mizner Award in Preservation, ICAA, Cape Dutch House, 2012 Florida Trust for Historic Preservation Award Outstanding achievement in education/media, 201 1 Silver Medal, Miami Biennale, Oak Plaza, 2010 Marcus Corporation Architectural Award, Finalist, 2009 Rafael Vinoly Grant for Research in Architecture, Finalist, 2009 Florida Trust for Historic Preservation Award Outstanding restoration/rehabilitation, Cape Dutch House, 2008 Dade Heritage Trust Award for outstanding restoration, Cape Dutch House, 2008 Orchid Award- Urban Environment League of Miami, Oak Plaza, 2007 Congress for the New Urbanism Award, Oak Plaza, 2007 Merit Award of Excellence, AIA Florida, Oak Plaza, 2007 Emerging Practice Award, Finalist, AIA National, 2005 Merit Award, AIA Miami, Oak Plaza, 2005 Professional and Honorary Organizations Wolfsonian- FIU Museum, Visionaries Steering Committee, 2010- Present Harvard Club of Miami, 2005- 2015 Underline Advisory Committee, 2018 CURE & PENABAD Architecture & Urban Design 6915 SW 57th Ave, Suite 204 Coral Gables, 33143 cureandpenabad.com 305.333.2943 Education Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk CARTE PENABAD Harvard University Graduate School of Design Masters of Architecture in Urban Design, Degree with Distinction, 1998 University of Miami School of Architecture Bachelor of Architecture, 1995 Academic Experience Louis I. Kahn Visiting Assistant Professor Yale University Spring 2013 Associate Dean, University of Miami School of Architecture 2018 - Present Undergraduate Director, University of Miami School of Architecture January 2015 - Present Associate Professor University of Miami School of Architecture 2010- Present Studio Instructor Northeastern University, 1999 Studio Instructor Boston Architectural Center, 1998 Professional Experience CURE & PENABAD Architecture and Urban Design Founder & Design Principal, 2000- Present Machado & Silvetti Associates Senior Designer, 1998-2000 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk CURE & PENABAD PROJECTS (selected) EDUCATIONAL Escuela Buganvilia Escuintla, Guatemala, 2016 Classroom prototype for rural classroom, 300 sq.m. Colegio Interamericano Masterplan Guatemala City, 2015 New Masterplan for K-12 campus (2.8 hectares) Program included classrooms, auditorium, gymnasium, racetrack and administrative functions Chabad of South Dade School and Mikvah, Miami, FL, 2007 New Masterplan Program included classrooms, auditorium, offices and mikvah MULTI -FAMILY HOUSING Olmos Apartments Guatemala City, Guatemala Five apartment blocks with 104 apartments and underground parking, 25,000 sq.m. Elgin Guatemala City, Guatemala, under construction New multi -family housing development, 32,000 sq.m. 134 apartments ranging from studios to 3 bedrooms Casa Patios Guatemala City, Guatemala, 2015 — 2018 35 new courtyard houses, ranging from 450 sq.m. to 600 sq.m. each COMMERCIAL I MIXED -USE Casa Club Socorro Guatemala City, Guatemala, in permitting Club house, program includes ballrooms, business center, gym, restaurant, pool, cabanas and gardens, 12,000 sq.m. Socorro Retail and Offices, Guatemala City, Guatemala, in permitting 5 blocks of retail and offices with underground parking, 40,000 sq.m. H1 Distrito Empresarial Guatemala City, Guatemala Four commercial and office blocks with underground parking 35,000 sq. m. Nogales Retail, 3,000 sq.m (in permitting) Surfaces Miami, Florida (in progress) Renovation of 60,000 sq. ft. office and warehouse, Miami Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk MAG Office Headquarters Escuintla, Guatemala, 2016 Corporate Headquarters, 7,000 sq.m. Program includes auditorium, offices, conference rooms, library and archives Mundoverde Showroom Guatemala City, Guatemala 2014 Showroom and offices, 1,000 sq.m. Biscayne Landing Pool house, Miami, Florida, 2014 1,200 sq.m. pool house and pool MDO, Miami Florida, 2010 Retail and office building, 750 sq.m. Oak Plaza, Design District, Miami, 2005-2007 Public plaza, and retail, 800 sq.m. Loggia Building, Design District, Miami, 2005-2007 Retail and showroom, 1,000 sq.m. RESIDENTIAL (Single family) Alam Residence, South Miami, Florida (in progress) 900 sq.m. home in South Miami Williams Residence, Coral Gables, Florida Restoration and addition, 3,00 sq.m. historic home Taha Residence, Coconut Grove, Florida (in progress) Renovation, 3,50 sq.m. home HI Penthouse, Guatemala City, 2013-14 1,000 sq.m. penthouse and terraces Kerwood Residence, 2014 Renovation and addition, 450 sq.m. home Felling House, Coral Gables, FL, 2009-2010 Renovation and addition, 600 sq.m. home Cape Dutch House, Coral Gables, FL, 2007 Restoration and addition, 2000 sq.m. historic house Honors (selected) LAKA Design that Educates 2020, Honorable Mention in Architectural Design, Escuelita Buganvilia, 2020 Adison Mizner Award, Pedagogy, 2019 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Adison Mizner Award, Escuelita Buganvilia, 2018 Miami Public Space Challenge Award, Brickell Pavilion, 2017 Excellence in Architecture, Built Award, MAG Headquarters, AIA Miami, 2016 Excellence in Architecture, Built Award, Escuelita Buganvilia, AIA Miami, 2016 Excellence in Architecture, Unbuilt Award, Escuelita Buganvilia, AIA Florida, 201 5 Excellence in Architecture Built Award, MDO, AIA Florida, 2013 Excellence in Architecture, Unbuilt Award, MAG Headquarters, AIA Miami, 2013 Excellence in Architecture Built Award, MDO, AIA Miami, 2012 Addison Mizner Award in Preservation, ICAA, Cape Dutch House, 2012 Florida Trust for Historic Preservation Award Outstanding achievement in education/media, 201 1 Silver Medal, Miami Biennale, Oak Plaza, 2010 Marcus Corporation Architectural Award, Finalist, 2009 Rafael Vinoly Grant for Research in Architecture, Finalist, 2009 Florida Trust for Historic Preservation Award Outstanding restoration/rehabilitation, Cape Dutch House, 2008 Dade Heritage Trust Award for outstanding restoration, Cape Dutch House, 2008 Orchid Award- Urban Environment League of Miami, Oak Plaza, 2007 Congress for the New Urbanism Award, Oak Plaza, 2007 Merit Award of Excellence, AIA Florida, Oak Plaza, 2007 Emerging Practice Award, Finalist, AIA National, 2005 Merit Award, AIA Miami, Oak Plaza, 2005 Professional and Honorary Organizations Wolfsonian- FIU Museum, Visionaries Steering Committee, 2010- Present Harvard Club of Miami, Past President, 2012 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk Harvard Club of Miami, Board of Directors, Vice President, 2010 - 2014 Miami Design Preservation League- Board of Directors, 2003- 2007 City of Miami Beach Historic Preservation Board, 2003- 2005 Associate Member, American Institute of Architects Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk TM Gerald ,JJ" Wood, AIA I Owner + Principal Urban Robot Associates KEY QUALIFICATIONS • 15+ years of experience in architecture, urban planning, urban design and construction, across all scales • 10+ years of experience in Board approvals, design, and permitting of nearly 30+ hospitality, multifamily, and commercial projects across South Florida municipalities EDUCATION • Master of Architecture in Urban Design I Harvard University Graduate School of Design, 2006 • Bachelor of Architecture I University of Miami School of Architecture, 2003 MEMBERSHIP • Registered Architect: Florida (#AR99312) • American Institute of Architects: Miami, Florida, National BIO JJ is a founder and Principal of Urban Robot Associates, a Miami Beach based design firm offering Architecture, Interior Design, and Landscape Architecture services. At Urban Robot, he has continued to develop a design palette based on rational thinking and elegant minimalist intervention, while simultaneously spearheading the technical advancement of highly complex, multi -million dollar projects involving extensive public infrastructure. With a deep respect for architectural heritage, the firm's work carefully balances historical integrity with contemporary functionality, ensuring that culturally significant structures remain a relevant and vibrant part of the urban fabric. AWARDS • AIA Merit Award for TimeOut Market, Miami Beach, 2020 • LIV Hospitality Design Awards for Interior Design - Living Space City Destination, Natiivo Miami Gale Hotel & Residences, 2020 • LIV Hospitality Design Awards for Interior Design - Hotel Midscale & Lifestyle, Natiivo Miami Gale Hotel & Residences, 2020 • LIV Hospitality Design Awards for Interior Design - Living Space North America, Natiivo Miami Gale Hotel & Residences, 2020 • Restaurant & Bar Design Awards POP Shortlist, 2019 • Golden Palm NEWH, Honorable Mention, 2018 • The Box Award, Hilton Hospitality Winner, 2016 • Dade Heritage Trust Historic Preservation Award, Outstanding Achievement in the Restoration of a Historic Resource for Kaskade Suites, Miami Beach, 2015 URBAN ROBOT LLC 1420 LINCOLN RD S.600 MIAMI BEACH FL 33139 I T.786.246.4857 F.786.768.2537 I WWW.URBANROBOT.NET Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk TM Sebastian Velez, AIA I Owner + Principal Urban Robot Associates KEY QUALIFICATIONS • 20+ years of experience in architecture & hospitality. • Expert in the Hospitality realm, he has worked with multiple major hotel operators. EDUCATION • Master of Architecture in Urban Design I Harvard University Graduate School of Design, 2006 • Bachelor of Architecture I University of Miami School of Architecture, 2003 MEMBERSHIP • Registered Architect: Florida (#AR99232) I Massachussets (951827) I New York (041229) I Texas (30990) I Tennessee (107905) • American Institute of Architects (Miami, Florida, National) • NCARB Certified (90157) PUBLICATIONS • New Orleans: Strategies for a City on Soft Land, Harvard Press I Assistant Editor, Contributor • The Function of Ornament, Editorial Actar I Contributor ACADEMIC • Adjunct Professor 2011, 2012 — University of Miami School of Architecture • Harvard GSD Design Discovery 2005 — Design Critic BIO Sebastian Velez is a founder and Principal of Urban Robot Associates, a Miami Beach based design firm offering Architecture, Interior Design, and Landscape Architecture services. Since its inception, the firm's focus in hospitality design has underpinned a wide range of project types, from hotels, restaurants, flagship retail to office buildings and multifamily residential projects. The firm's portfolio includes brand partners such as Time Out Market, Starr Restaurant Group, Hilton Hotels & Resorts, Marriott Hotels & Resorts, Kimpton, Royal Caribbean Group and Celebrity Cruises. Urban Robot's work exists at the intersection of design disciplines, embodying a holistic, authentic, and experiential approach. AWARDS • AIA Merit Award for TimeOut Market, Miami Beach, 2020 • LIV Hospitality Design Awards for Interior Design - Living Space City Destination, Natiivo Miami Gale Hotel & Residences, 2020 • LIV Hospitality Design Awards for Interior Design - Hotel Midscale & Lifestyle, Natiivo Miami Gale Hotel & Residences, 2020 • LIV Hospitality Design Awards for Interior Design - Living Space North America, Natiivo Miami Gale Hotel & Residences, 2020 • Restaurant & Bar Design Awards POP Shortlist, 2019 • Golden Palm NEWH, Honorable Mention, 2018 • The Box Award, Hilton Hospitality Winner, 2016 • Dade Heritage Trust Historic Preservation Award, Outstanding Achievement in the Restoration of a Historic Resource for Kaskade Suites, Miami Beach, 2015 URBAN ROBOT LLC 1420 LINCOLN RD S.600 MIAMI BEACH FL 33139 I T.786.246.4857 F.786.768.2537 I WWW.URBANROBOT.NET Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk October 30, 2025 Historic and Environmental Preservation Board City of Miami 3500 Pan American Drive Miami, Florida 33133 RE: Support for ES Windows HQ / 5101 & 5125 Biscayne Boulevard Dear Board Members: As a resident of Morningside, I am writing to express my strong support for the revised proposal for new construction and restoration at 5101/5125 Biscayne Boulevard. I had a chance to review the revised plans for the project and believe that the thoughtful integration of historic restoration and new construction that this project offers will greatly enhance our neighborhood by revitalizing a historic building and vacant lot into a well -integrated, context -sensitive development that activates the area. The proposed new construction offers welcomed office space and small-scale retail to activate the pedestrian area. This complements the MiMo District's evolving mix of uses along Biscayne Boulevard. The proposal integrates the new construction with the restoration of the adjacent historic building in a way that conserves the distinct architectural features that define the character of MiMo. This thoughtful approach allows the historic structure to retain its identity while complementing the proposed new building adjacent to it. The planned retail on the ground floor of the historic structure will bring new energy to the street and create a more engaging pedestrian experience, while the conversion of the second floor to office use offers a fitting and appropriate way to connect the historic structure to the proposed new building while preserving the character of the MiMo District. Together, the new construction and restoration of the historic structure reinforces the MiMo District's character and contributes to the neighborhood's evolution in a context -sensitive manner. For these reasons, I strongly encourage your approval of this revised project, which I believe will be a meaningful addition to our neighborhood. Sincerely, Name: Sara Escobar Address: 547 NE 59th St, Miami FL 33137 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk October 30, 2025 Historic and Environmental Preservation Board City of Miami 3500 Pan American Drive Miami, Florida 33133 RE: Support for ES Windows HQ / 5101 & 5125 Biscayne Boulevard Dear Board Members: As a resident of Morningside, I am writing to express my strong support for the revised proposal for new construction and restoration at 5101/5125 Biscayne Boulevard. I had a chance to review the revised plans for the project and believe that the thoughtful integration of historic restoration and new construction that this project offers will greatly enhance our neighborhood by revitalizing a historic building and vacant lot into a well -integrated, context -sensitive development that activates the area. The proposed new construction offers welcomed office space and small-scale retail to activate the pedestrian area. This complements the MiMo District's evolving mix of uses along Biscayne Boulevard. The proposal integrates the new construction with the restoration of the adjacent historic building in a way that conserves the distinct architectural features that define the character of MiMo. This thoughtful approach allows the historic structure to retain its identity while complementing the proposed new building adjacent to it. The planned retail on the ground floor of the historic structure will bring new energy to the street and create a more engaging pedestrian experience, while the conversion of the second floor to office use offers a fitting and appropriate way to connect the historic structure to the proposed new building while preserving the character of the MiMo District. Together, the new construction and restoration of the historic structure reinforces the MiMo District's character and contributes to the neighborhood's evolution in a context -sensitive manner. For these reasons, I strongly encourage your approval of this revised project, which I believe will be a meaningful addition to our neighborhood. Sincerely, Name: Ricardo Reglero Address: 500 NE 57th st. Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk October 30, 2025 Historic and Environmental Preservation Board City of Miami 3500 Pan American Drive Miami, Florida 33133 RE: Support for ES Windows HQ / 5101 & 5125 Biscayne Boulevard Dear Board Members: As a resident of Morningside, I am writing to express my strong support for the revised proposal for new construction and restoration at 5101/5125 Biscayne Boulevard. I had a chance to review the revised plans for the project and believe that the thoughtful integration of historic restoration and new construction that this project offers will greatly enhance our neighborhood by revitalizing a historic building and vacant lot into a well -integrated, context -sensitive development that activates the area. The proposed new construction offers welcomed office space and small-scale retail to activate the pedestrian area. This complements the MiMo District's evolving mix of uses along Biscayne Boulevard. The proposal integrates the new construction with the restoration of the adjacent historic building in a way that conserves the distinct architectural features that define the character of MiMo. This thoughtful approach allows the historic structure to retain its identity while complementing the proposed new building adjacent to it. The planned retail on the ground floor of the historic structure will bring new energy to the street and create a more engaging pedestrian experience, while the conversion of the second floor to office use offers a fitting and appropriate way to connect the historic structure to the proposed new building while preserving the character of the MiMo District. Together, the new construction and restoration of the historic structure reinforces the MiMo District's character and contributes to the neighborhood's evolution in a context -sensitive manner. For these reasons, I strongly encourage your approval of this revised project, which I believe will be a meaningful addition to our neighborhood. Name: Sebastian Olarte & Ana Maria Olarte Address: 530 NE 59th St. Miami FL 33137 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk October 31, 2025 Historic and Environmental Preservation Board City of Miami 3500 Pan American Drive Miami, Florida 33133 RE: Support for ES Windows HQ / 5101 and 5125 Biscayne Boulevard Dear Board Members: I am writing to express my support for the revised proposal for the restoration and new construction at 5101 and 5125 Biscayne Boulevard. I am a long-time resident of Morningside and after looking over the revised plans for the ES Windows HQ project, I believe that the project will greatly benefit our neighborhood and that the approaches and design choices showcase real care for our area. The vacant lot at this location has been empty for many years, creating a noticeable gap along the Boulevard. Replacing it with a thoughtful project that improves the sidewalks and adds new landscaping along Biscayne will encourage more people to walk in the area. These improvements will make the street more inviting and bring new life and energy to a part of the corridor that has felt overlooked for too long. Bringing new life and energy to this part of Biscayne Boulevard will also make the area safer. Vacant lots like this one are often long stretches without lighting or activity, which can make them unsafe and unwelcoming. By filling in this long -empty lot, the project will close that gap and bring more activity and safety to the neighborhood. The restoration of the existing building for ground floor retail next to the new construction will also put more eyes on the street helping make the area safer. Together, the new building and revitalization of the existing building will make this section of Biscayne more inviting, walkable, and secure. Altogether, the proposal offers significant benefits to our neighborhood by activating a long -vacant site, improving public spaces, and contributing to a safer and more vibrant corridor. I fully support this project and look forward to seeing it become a positive part of the Biscayne Boulevard community. Sincerely, Name: Address 5975 NE 6th Ct., Miami, FL 33137 Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk October 29, 2025 Historic and Environmental Preservation Board City of Miami 3500 Pan American Drive Miami, Florida 33133 RE: Support for ES Windows HQ / 5101 & 5125 Biscayne Boulevard Dear Board Members: As a resident of Morningside, I am writing to express my strong support for the revised proposal for new construction and restoration at 5101/5125 Biscayne Boulevard. I had a chance to review the revised plans for the project and believe that the thoughtful integration of historic restoration and new construction that this project offers will greatly enhance our neighborhood by revitalizing a historic building and vacant lot into a well -integrated, context -sensitive development that activates the area. The proposed new construction offers welcomed office space and small-scale retail to activate the pedestrian area. This complements the MiMo District's evolving mix of uses along Biscayne Boulevard. The proposal integrates the new construction with the restoration of the adjacent historic building in a way that conserves the distinct architectural features that define the character of MiMo. This thoughtful approach allows the historic structure to retain its identity while complementing the proposed new building adjacent to it. The planned retail on the ground floor of the historic structure will bring new energy to the street and create a more engaging pedestrian experience, while the conversion of the second floor to office use offers a fitting and appropriate way to connect the historic structure to the proposed new building while preserving the character of the MiMo District. Together, the new construction and restoration of the historic structure reinforces the MiMo District's character and contributes to the neighborhood's evolution in a context -sensitive manner. For these reasons, I strongly encourage your approval of this revised project, which I believe will be a meaningful addition to our neighborhood. Sincerely, yam` Name: Elliot Minski Address: 580 NE 58th Street Submitted in the public record for item(s) PZ.14 , on 01/22/2026 . City Clerk October 30, 2025 Historic and Environmental Preservation Board City of Miami 3500 Pan American Drive Miami, Florida 33133 RE: Support for ES Windows HQ / 5101 and 5125 Biscayne Boulevard Dear Board Members: I am writing to express my support for the revised proposal for the restoration and new construction at 5101 and 5125 Biscayne Boulevard. I am a long-time resident of Morningside and after looking over the revised plans for the ES Windows HQ project, I believe that the project will greatly benefit our neighborhood and that the approaches and design choices showcase real care for our area. The vacant lot at this location has been empty for many years, creating a noticeable gap along the Boulevard. Replacing it with a thoughtful project that improves the sidewalks and adds new landscaping along Biscayne will encourage more people to walk in the area. These improvements will make the street more inviting and bring new life and energy to a part of the corridor that has felt overlooked for too long. Bringing new life and energy to this part of Biscayne Boulevard will also make the area safer. Vacant lots like this one are often long stretches without lighting or activity, which can make them unsafe and unwelcoming. By filling in this long -empty lot, the project will close that gap and bring more activity and safety to the neighborhood. The restoration of the existing building for ground floor retail next to the new construction will also put more eyes on the street helping make the area safer. Together, the new building and revitalization of the existing building will make this section of Biscayne more inviting, walkable, and secure. Altogether, the proposal offers significant benefits to our neighborhood by activating a long -vacant site, improving public spaces, and contributing to a safer and more vibrant corridor. I fully support this project and look forward to seeing it become a positive part of the Biscayne Boulevard community. Sincerely, a 4. &c.eizieer-e Name: — �� � �� /vim p � d 54 l ,i¢ �! Address: