Jun 11, 2026 Design Review Board

MR. CHAIR, MR. PAEZ IS ONLINE AND RAISING HIS HAND.

WOULD YOU? ALLOW HIM A MOMENT TO SPEAK, I GUESS.

BOARD MEMBER PAISA, I GUESS HE'S ABSENT, BUT HE'D LIKE TO STATE SOMETHING.

OKAY, GO AHEAD.

SORRY, IT'S A LITTLE BIT OUT OF ORDER.

MR. PAISA, I SAW YOUR HAND WAS RAISED.

IF YOU'D LIKE TO SPEAK.

CAN YOU HEAR ME? OKAY, I JUST WANTED TO LET YOU KNOW THAT I AM WATCHING.

I AM IN ISRAEL TODAY.

I'VE BEEN ON A DELEGATION HERE FOR THE PAST WEEK.

THAT IS WHY I'M ABSENT TODAY, BUT I AM FOLLOWING THAT.

[1. AFTER ACTION MAY 14, 2026]

OKAY, MOTION BY MR. LESTER.

SECOND, I BELIEVE I HEARD MS. BUTAROLI? YES.

OKAY, ALL THOSE IN FAVOR? AYE.

ANY OPPOSED?

[00:05:01]

NO.

MOTION PASSES.

ANY OTHER BUSINESS? WE HAVE NO OTHER BUSINESS.

[CONSENT AGENDA]

CONSENT AGENDA? NO CONSENT ITEMS TODAY.

ALL RIGHT.

REQUEST FOR CONTINUANCES AND WITHDRAWALS.

SO THE FIRST ONE IS DRB 26-1176.

[2. DRB26-1176 AKA DRB25-1121, 120 MACARTHUR CAUSEWAY.]

THAT IS FOR 120 MACARTHUR CAUSEWAY.

THE APPLICANT HAS SUBMITTED AN APPLICATION.

HOWEVER, THEY'RE GOING TO BE MAKING SOME ADDITIONAL CHANGES THAT WILL REQUIRE THE ITEM TO BE RENOTICED.

SO JUST FOR THE FOR ANYBODY LISTENING THIS ITEM WILL BE RENOTICED FOR A LATER DATE SO NO NO ACTION IS NECESSARY BECAUSE THE ITEM WILL BE

[3. DRB25-1099, 935 2ND STREET.]

RENOTICED NEXT WE HAVE DRB 25 1099 THAT'S FOR 935 2ND STREET THAT APPLICATION IS REQUIRING TWO VARIANCES THAT WERE NOT PREVIOUSLY NOTICED AND NOT REALIZED SO THAT APPLICATION IS BEING RENOTICED FOR THE JULY 9TH MEETING AND BECAUSE IT'S BEING RENOTICED, WE DON'T KNOW FROM THE BOARD.

[4. DRB26-1161 FKA DRB24-1072, 299 72ND STREET.]

THE NEXT ITEM IS DRB 26-1161.

THAT'S 299 72ND STREET.

THAT'S THE NORTH BEACH COMMUNITY COMPLEX.

THE CONSULTANTS ARE WORKING ON THE MODIFICATIONS THAT WERE REQUESTED BY THE BOARD.

THEY NEED SOME ADDITIONAL TIME TO COMPLETE THOSE MODIFICATIONS.

SO THEY HAVE REQUESTED THAT THE ITEM BE CONTINUED TO THE JULY 9TH MEETING.

SO ON THAT ONE, WE WOULD NEED A MOTION TO CONTINUE THE ITEM.

I'LL MAKE A MOTION TO CONTINUE.

SECOND.

ALL RIGHT.

WE HAVE A MOTION BY MS. LEWIN, SECOND BY MS. PUTAKABOLI.

ALL THOSE IN FAVOR? AYE.

ANY OPPOSED? NO.

MOTION PASSES.

THAT MEANS IT'S COMING BACK A LOT NICER, RIGHT? THAT'S THE GOAL.

THAT'S THE GOAL.

THEY HAVE TIME NOW.

OPEN AND CONTINUED ITEMS. WE HAVE NO OPEN AND CONTINUED ITEMS.

[MODIFICATIONS TO PREVIOUSLY APPROVED BOARD ORDER]

MODIFICATIONS APPROVED.

MODIFICATIONS TO PREVIOUSLY APPROVED LIST OF ACTUALLY.

SO THE FIRST ITEM THAT WE HAVE IS A MODIFICATION TO A PREVIOUSLY APPROVED, BUT IT WAS LISTED UNDER NEW APPLICATIONS.

PROCEED TO THAT ONE IF YOU'D LIKE.

YEAH, LET'S GO AHEAD.

[5. DRB26-1162 FKA DRB17-0157 FKA DRB 23076, 723 NORTH LINCOLN LANE.]

OKAY, SO THAT'S DRB 26-1162, FORMERLY KNOWN AS DRB 17-0157, AND FORMERLY, AND PRIOR TO THAT, IT WAS DRB 23076.

THIS IS FOR 723 NORTH LINCOLN LANE.

AND IT'S AN APPLICATION HAS BEEN FILED REQUESTING MODIFICATIONS TO AN EXISTING THREE-STORY COMMERCIAL BUILDING.

SPECIFICALLY THE APPLICANT IS REQUESTING THE DESIGN OF THE EXTERIOR FOR MODIFICATIONS TO THE DESIGN OF THE EXTERIOR FACADE.

THE APPLICATION INCLUDES IMPROVEMENTS TO THE LINCOLN LANE NORTH RIGHT-OF-WAY INCLUDING PAVEMENT LIGHTING AND LANDSCAPING.

SO THIS IS A PART OF MODIFICATION TO AN EXISTING BUILDING.

IT'S CURRENTLY THE LINCOLN EATERY AND IT HAS MARSHALS ON THE SECOND AND THIRD FLOOR.

SO THE APPLICANT IS PROPOSING TO MODIFY THIS BUILDING, GIVE IT A REFRESH, AND THEN ADDITIONALLY THE APPLICANT IS PROPOSING TO MODIFY LINCOLN LANE NORTH ITSELF.

SO AS PART OF THE REFRESH, THE APPLICANT IS PROPOSING TO MAINTAIN SOME OF THE FEATURES, SO THEY'RE MAINTAINING THE EXISTING METAL LOUVER FACADE, THE CANOPY EYEBROWS.

HOWEVER, THEY ARE PROPOSING TO REMOVE PORTIONS OF THE STOREFRONT GLAZING, REPLACE IT WITH NEW DOOR SYSTEMS IN MULTIPLE LOCATIONS.

CREATING NEW ENTRY POINTS FOR THE BUILDING AND CREATING INSTEAD OF RIGHT NOW IT'S ONE BIG OPEN SPACE THEY MAY BE CHANGING THAT SO THAT IT'S INDIVIDUAL RETAIL BASE BECAUSE IT CURRENTLY FUNCTIONS FUNCTIONS OUT OF AS A FOOD HALL THE APPLICANT IS PROPOSING TO EMBELLISH THE CANOPY STRUCTURE WITH A NEW METAL TRELLIS WITH COLUMNS AND CLIMBING VINES AT THE CORNERS ALONG THE FACADE NEW ALUMINUM PERGOLA STRUCTURE ABOVE THAT METAL PLANTERS WITH IRRIGATION ARE PROPOSED ABOVE THE CANOPY AND AT THE TOP OF THE TRELLIS COLUMN, SO IT WILL REALLY MAKE THE BUILDING MUCH MORE LUSH AND MUCH MORE GREEN, AND SO THESE CHANGES ARE QUITE INTERESTING, AND WE THINK IT WOULD BE A SIGNIFICANT IMPROVEMENT TO THAT FACADE.

THE APPLICATION ALSO INCLUDES THE PEDESTRIANIZATION OF NORTH LINCOLN LANE, SO THEY WILL BE CHANGING WHAT IS CURRENTLY A SERVICE ALLEY, WHERE YOU SEE ALL OF THE SERVICE FOR THE BUILDINGS AT FRONT LINCOLN ROAD YOU SEE GARBAGE TRUCKS YOU SEE IT'S PRETTY HAPHAZARD AND THAT'S WHAT THE LINCOLN EATERY IS FACING.

SO THEY ARE PROPOSING TO MODIFY THAT SITE

[00:10:02]

TO THE SOUTH OF LINCOLN LANE THAT'S GOING TO BE BEFORE THE HISTORIC PRESERVATION BOARD, I BELIEVE NEXT WEEK, AND THEY'RE GOING TO BE BEAUTIFYING THAT AND CREATING A WHOLE NEW PEDESTRIAN PASEO THERE.

THEY'RE GOING TO BE IMPROVING THOSE HISTORIC BUILDINGS FACING LINCOLN ROAD AND SO THAT'S GOING TO INTEGRATE WITH THE LINCOLN EATERY TO THE NORTH VIA THIS NEW PEDESTRIAN PASEO THAT THEY WILL BE CHANGING LINCOLN LANE NORTH TO.

SO THAT INCLUDES ADDING BOLLARDS IN ORDER TO PROVIDE PROTECTION TO THE PEDESTRIANS WHILE STILL BEING ABLE TO ALLOW EMERGENCY VEHICLE ACCESS AND ANY OTHER SERVICE THAT NEEDS TO BE ACCESSED AT CERTAIN TIMES OF THE DAY.

BUT THAT WILL, FOR MOST OF THE DAY, BE LIMITED TO PEDESTRIANS.

THEY WILL BE ADDING HARDSCAPE TREATMENTS TO LINCOLN LANE NORTH.

SO THAT INCLUDES PAVERS THAT WILL BE A CHARCOAL AND LIGHT GRAY COLOR THAT HAS DIFFERENT PATTERNS THROUGHOUT THAT WILL THAT WILL PROVIDE FOR AN INTERESTING PEDESTRIAN EXPERIENCE THEY'RE GOING TO BE PROVIDING ADDITIONAL LANDSCAPING ALONG ALONG LINCOLN LANE I'M SO REALLY IT'S GOING TO BE A PRETTY SIGNIFICANT TRANSFORMATION AND AND IT'S GOING TO BE A VERY BEAUTIFUL SPACE FOR PEDESTRIANS TO BE TO BE ABLE TO MEANDER WANDER SHOP SEE DO ENTERTAIN AND REALLY ENJOY THE ENJOY THE AREA SO IT'S GOING TO CREATE A VERY, VERY NICE NEW AMENITY FOR THE LINCOLN ROAD AREA.

STAFF IS SUPPORTIVE OF THE PROPOSED MODIFICATIONS, AND WE RECOMMEND THAT THE APPLICATION BE APPROVED SUBJECT TO THE CONDITIONS IN THE ATTACHED DRAFT ORDER.

IT WAS THE APPLICATION TODAY, OR THIS WAS PREVIOUSLY? SO THE BUILDING IS THERE.

SO IT'S A MODIFICATION TO A BUILDING THAT WAS PREVIOUSLY APPROVED BY THE DESIGN REVIEW BOARD.

THE THE LINCOLN LANE NORTH, THAT HAS NEVER BEEN BEFORE THE BOARD.

IT'S JUST AN ALLEY.

IT'S JUST A PAVED ROAD.

THERE'S NOTHING REALLY SPECIAL ABOUT IT, SO THIS IS THE FIRST TIME THAT IT COMES BEFORE THE BOARD TO MAKE IT SOMETHING FAR MORE SIGNIFICANT.

BEFORE WE START, ARE THERE ANY DISCLOSURES FROM THE BOARD? I'VE MET WITH THE LEGAL OWNER ON THE SITE LAST WEEK.

AS DID I.

I DID AS WELL.

I WAS INVITED TO MEET BUT I DIDN'T MEET AND I GOT A CALL FROM MICHAEL COMRAS CHATTED WITH HIM FOR A BIT.

IS TEN MINUTES OKAY MICHAEL OR DO YOU NEED MORE? I THINK THAT'LL BE FINE FOR THE BEGINNING AND THEN WE'LL SEE WHERE WE GO.

SO GOOD MORNING MR. CHAIRMAN, BOARD OF MAYOR'S STAFF, MICHAEL LARKIN, 200 SOUTH BISCAYNE BOULEVARD HERE REPRESENTING THE APPLICANT, WHETHER IT IS MICHAEL COMRAS.

THE PRINCIPAL OWNER, WE HAVE JACKIE TOUZE, CARLOS TOUZE, AND THEIR SON, CARLOS TOUZE, AS OUR ARCHITECTS.

ALSO JOINED WITH JOSE GOMEZ, ANOTHER ONE OF OUR ARCHITECTS, AND KEN GARDNER, WHO IS OUR LANDSCAPE ARCHITECT.

I THINK YOU ALL HAVE WITNESSED, HEARD, BEEN RESPONSIBLE FOR MANY OF THE IMPROVEMENTS IN THIS LINCOLN ROAD AREA.

WHILE YOUR JURISDICTION IS MOSTLY TO THE WEST OF LENOX, WELL, DREXEL, DREXEL.

IT'S EXCITING THINGS THAT ARE HAPPENING.

YOU KNOW, THE INFINITY GROUP PURCHASED MICHAEL TRILL'S ASSEMBLAGE WHERE EPICURE USED TO BE.

THEY'RE PUTTING THEIR IMPRINT UPON THAT.

1212 LINCOLN ROAD IS RAPIDLY BEING LEASED UP WITH ANATOMY GYM THERE, CITIZEN M HOTEL.

IT'S EXCITING TO SEE THAT COME INTO FRUITION.

YOU HAVE THE OLD MOVIE THEATER SPACE BEING REPURPOSED TO BE AN IMMERSIVE ART MUSEUM.

YOU HAVE THE FORMER BANANA REPUBLIC SPACE THAT'S GOING TO BE OCCUPIED SOON BY ONE OF THE MOST FAMOUS CHEFS IN THE WORLD.

THEN THE APPLE STORE POPS ALL THE TIME, THE NIKE STORE POPS ALL THE TIME, AND THEN YOU GET TO THE ASSEMBLAGE THAT MICHAEL COMMERCE HAS PURCHASED THAT HE HAS RESHAPED AND REBRANDING AS NOLI.

IT'S, I THINK, ONE OF THE MOST EXCITING THINGS THAT WILL HAPPEN.

I THINK IT'S GOING TO PUSH LINCOLN ROAD INTO THE NEXT GENERATION OF WHERE IT SHOULD BE.

AND I'D LIKE TO INVITE MICHAEL UP TO THE PODIUM AND TELL YOU ALL ABOUT HIS VISION FOR THIS AREA OF LINCOLN ROAD.

CAN WE HAVE THE PRESENTATION? GREAT, GOOD MORNING MEMBERS OF THE BOARD STAFF, MICHAEL COMRAS WITH OFFICES AT 1261 20TH STREET AND A LONGTIME MIAMI BEACH RESIDENT.

I'VE BEEN HERE OVER ABOUT 30 YEARS AND REALLY FOCUSING ON RETAIL LEASING AND DEVELOPMENT.

WE STARTED OVER ON COLLINS AVENUE IN THE EARLY DAYS AND DEVELOPING A LOT OF WHAT WERE CLOSED DOWN RESIDENTIAL TWO-STORY BUILDINGS.

AND CONVERTING THEM INTO RETAIL SPACE.

AND REALLY WHAT I GOT TO LEARN WAS ALL ABOUT HISTORIC PRESERVATION AND REALLY FIGURING OUT HOW TO MERGE CONTEMPORARY RETAILING.

INTO HISTORIC PRESERVATION AND

[00:15:03]

THAT WAS GAVE ME A LOT OF EXPERIENCE AND REALLY GOING BACK AND UNDERSTANDING THE HISTORY OF THESE BUILDINGS AND REALLY WHAT MADE THEM SPECIAL AND WHY THEY SHOULD BE RETAINED OR MODIFIED AND AND WORKED WITH IN ORDER TO CONTINUE TOWARDS THE NEXT EVOLUTION WHAT YOU SEE HERE IS REALLY IN BLUE ARE THE PROPERTIES THAT WE HAVE DUBBED NOLI.

NOLI IS AN ACRONYM FOR NORTH LINCOLN OUR LOGO REFLECTS A PORTAL IN A BUILDING WHICH WILL BE SOMETHING THAT YOU'LL SEE AS WE MOVE THROUGH THE PROCESS, SO YOU CAN ACTUALLY SEE IT ON THE BOTTOM THERE.

BUT BASICALLY WHAT WE'VE PUT TOGETHER IS A SERIES OF ABOUT FIVE BUILDINGS, WHICH REPRESENT ABOUT 150,000 SQUARE FEET, WITH OVER 1,700 LINEAR FEET OF FRONTAGE, CATERING TO ABOUT 40 LIKE-MINDED CAFES, BOUTIQUES, AND LIFESTYLE USES.

THE PROJECT REALLY STARTS TO SOLVE SOME OF THE ISSUES THAT I'VE IDENTIFIED ON LINCOLN ROAD, WHICH REALLY INHIBIT THE ABILITY...

TO GET SOME OF THE SPACES RENTED ON LINCOLN ROAD.

AND A LOT OF THAT, AND I CAN JUMP INTO THAT LATER, BUT IT HAS TO DO WITH THE DEPTHS OF THE SPACES, THE VARIETY OF THE FACT THAT THERE'S 40 DIFFERENT PROPERTY OWNERS AMONGST 10 BLOCKS, A MILLION SQUARE FEET, AND REALLY TOUGH TO CREATE A CURATED VISION WITH ALL THOSE DIFFERENT OWNERS.

SO WHAT WE'RE LOOKING TO DO IS REALLY PROVIDE A VISION AND TAKES WHAT IS TODAY AN UNSIGHTLY ALLEY AND REALLY ELEVATING IT INTO A PEDESTRIAN-FOCUSED...

PROMENADE AND THE GOAL IS TO TAKE WHAT IS REALLY THE BACK OF A BUILDING OR BUILDINGS THAT FRONT LINCOLN ROAD AND CREATE SECOND STREET FRONTS.

RATHER THAN HAVING THE BACK OF A BUILDING, I BELIEVE THAT WE SHOULD BE LOOKING AT THIS DISTRICT AND THE EXPANSION OF LINCOLN ROAD INTO A BROADER DISTRICT WHICH TAKES ADVANTAGE OF EVERY STREET FRONT THAT WE CAN FIND AND THERE'S NO REASON WHY WE SHOULD BE SITTING THERE WITH DUMPSTERS.

FRONT AND CENTER IN FRONT OF ANOTHER RETAIL STORE OR TRANSFORMERS OUT IN THE PUBLIC SPACES AND SO ON.

AND THE WAY WE'RE DOING THIS, THE WAY WE'RE DEALING WITH SOME OF THESE ISSUES AND IMPROVING CIRCULATION IS ACTUALLY INTRODUCING TWO NOVEL CONCEPTS.

ONE IS THE VIA, WHICH TAKES YOU FROM LINCOLN ROAD TO LINCOLN LANE, AND THE OTHER IS THE STREET OFF THE STREET CONCEPT.

THE VIA ACTUALLY IS CREATED BY JUST THE REMOVAL OF THE STOREFRONT AND THE REMOVAL OF THE BACK WALL OF AN EXISTING RETAIL SPACE.

AS YOU CAN SEE, IN THIS DRAWING HERE, THE MIDDLE OF THE BLOCK IS REALLY THE AREA THAT WE'RE FOCUSED ON IN THIS APPLICATION.

AND IF YOU SEE THE RIGHT SPACE THERE, THAT'S A 25-FOOT WIDE SPACE WITH 145 FOOT OF DEPTH.

OH, SORRY.

HERE WE GO.

THERE.

IT'S THERE SOMEWHERE.

ANYWAY.

YOU CAN SEE THE DEEP SPACE.

NEXT TO THE DEEP SPACE, YOU'LL SEE TWO SPACES THAT ARE IDENTICAL.

THEY'RE 17 FOOT WIDE BY ABOUT 100 FOOT DEEP.

ACTUALLY, THE SPACE ON THE LEFT IS THE SPACE THAT'S BEING OPENED UP TO CREATE THE VIA.

THE VIA WILL BE 17 FOOT WIDE.

IT'LL BE A COVERED VIA, PROVIDING A SENSE OF RESPITE FROM THE SUN AND THE CONDITIONS.

MICHAEL, I'M SORRY.

YOU CAN USE THE MOUSE.

YOU CAN SORT OF YOU CAN SEE REALLY SEE BY REMOVING THAT ONE REALLY DEEP STOREFRONT WE'RE ABLE TO REORIENT THESE SPACES TO CREATE SMALLER BOUTIQUE SPACES WHICH ARE SPACES OF 700 SQUARE FEET WHICH CANNOT BE FOUND ON LINCOLN ROAD BECAUSE OF THE DEPTH OF MANY OF THE BUILDINGS ON LINCOLN ROAD YOU KNOW WHEN YOU TAKE A 50 FOOT OR WIDE BUILDING AND IT'S 150 FOOT DEEP IF YOU CUT THAT UP INTO TWO TENANTS WITH THREE TENANTS YOU GET VERY NARROW SPACES VERY DEEP SPACES.

ANYWAY.

SO REALLY WHAT WE'RE WORKING ON HERE IN NOLI IS REALLY CREATING SPACES THAT ARE MORE CONTEMPORARY FOR TODAY'S USERS.

BACK HERE IS WHAT WE'RE LOOKING AT, AND THIS IS THE SECOND STREET FRONT OF THE BUILDINGS AT FRONT LINCOLN ROAD.

YOU SEE THERE'S TRANSFORMERS, THERE'S DUMPSTERS, THERE'S A LOT OF OLD CONDUIT.

HALF OF THAT'S NOT EVEN USABLE.

STORM SHUTTERS THAT HAVE BEEN UP THERE FOR PROBABLY 20, 30 YEARS.

THE VIA ACTUALLY WILL COME RIGHT THROUGH WHERE THOSE TWO STORM SHUTTERS ARE.

IT'LL BE ABOUT 20 FOOT TALL.

AND 17 FOOT WIDE BUT WE'RE HOPING THAT THE TRANSFORMATION OF THE BACK OF THIS BUILDING INTO A NEW STREET FRONT WILL REALLY COME ALONG AND BE SOMETHING MORE ALONG THE LINES HERE THAT TREE SITS RIGHT WHERE THOSE TRANSFORMERS AND DUMPSTERS ARE THE ALL-DAY CAFE THAT SHOWN ON THE RIGHT IS REALLY THE ORIGINAL SCORES BUILDING SCORE BUILDING WHICH BACKS RIGHT UP TO THE STREET BUT LET ME LET JACKIE JUMP INTO ALL THE DESIGN DETAILS AND I THANK YOU FOR YOUR TIME GOOD MORNING, EVERYONE.

JACQUELINE GONZALEZ-TOUZ , PRINCIPAL, TOUZ STUDIO, 1501 SOUTHWEST 8TH STREET, MIAMI, AND IT'S SUCH A PLEASURE TO BE HERE TODAY.

CAN YOU HEAR ME? THIS IS AN UNUSUAL PROJECT FOR US.

IT'S LESS ABOUT BUILDING, FRANKLY, AND MORE ABOUT PLACEMAKING.

[00:20:01]

AND WE THINK THAT'S ACTUALLY A REALLY EXCITING AND WONDERFUL THING.

WE'VE BEEN VERY PRIVILEGED TO WORK WITH MICHAEL ON THREE BUILDINGS ON LINCOLN ROAD PREVIOUSLY, APPLE, NIKE, AND GAP.

AND FOR US, WE THINK THIS IS GOING TO BE REALLY IMPACTFUL AND IMPORTANT, AND WE'RE REALLY JUST HONORED TO BE ON THIS TEAM.

WITH ME TODAY IS MY PARTNER, CARLOS, AND OUR TEAM MEMBERS AND OUR FELLOW ARCHITECT, JOSE GOMEZ.

AND THE LANDSCAPE ARCHITECT WHO IS ALSO HERE BECAUSE LANDSCAPE IS SUCH AN INTEGRAL PART OF OF WHAT WE'RE TRYING TO DO WITH THE SPACE UM MICHAEL HAS ALREADY INTRODUCED THE SCOPE AND I'M JUST GOING TO TAKE YOU THROUGH IT QUICKLY IF YOU HAVE ANY QUESTIONS AFTERWARDS I'D BE MORE THAN HAPPY TO GO THROUGH BUT I JUST WANT TO KIND OF EXPLAIN WHAT WE'RE TRYING TO DO AS MENTIONED THIS IS ESSENTIALLY A SPACE THAT WAS DERELICT AND ABANDONED AND FOR CARS SERVICE AND GARBAGE AND WHAT WE'RE TRYING TO DO IS MAKE IT A PEOPLE CENTRIC HUMAN SCALE SPACE AND A NICE COUNTERPOINT.

WE ALREADY HAVE A PEDESTRIAN MALL THAT'S WORLD-CLASS IN LINCOLN ROAD, SO WHAT WE WERE TRYING TO CREATE IS A NICE COUNTERPOINT, A SHADY OASIS, A MORE HUMAN-CENTERED, SMALLER-SCALED SPACE JUST OFF OF LINCOLN ROAD, SOMETHING THAT YOU WOULD DISCOVER.

MICHAEL LIKES TO CALL IT A STREET OFF THE STREET, AND IT'S LIKE MANY PLACES, FOR EXAMPLE, IN PALM BEACH, YOU GO THROUGH A VILLA AND THEN YOU DISCOVER A PLAZA AND THEN YOU DISCOVER ANOTHER LAYER.

OUR HOPE IS TO ADD YET ANOTHER LAYER TO THE EXPERIENCE OF LINCOLN ROAD THAT'S COMPLEMENTARY.

WHEN WE WERE DESIGNING IT, AND THIS IS SOMETHING THAT WE CAN GET INTO FURTHER LATER, IT'S AN INCREDIBLY BIG LIFT TO DO THIS BECAUSE WE HAVE TO REROUTE ALL THE SERVICE.

YOU CAN SEE THE GARBAGE HAS NOW BEEN TAKEN INSIDE TO THESE I DON'T KNOW, YOU CAN'T REALLY SEE IT ON THAT COMPUTER NOW.

OKAY, THERE WE GO.

SO THE GRAY AREAS SHOW YOU WHAT WE'RE TRYING TO DO.

I HATE TO START WITH GARBAGE, BUT ACTUALLY THE UTILITARIAN PART OF THIS IS AN IMPORTANT PIECE TO KIND OF SHOW YOU HOW CAREFULLY IT'S HAD TO BE REROUTED.

ALL OF THIS IS GETTING TAKEN TO THE EATERY BUILDING, WHICH HAS A FAR BIGGER GARBAGE AREA.

SO AT NIGHT, THESE FUNCTIONS WILL BE TAKEN CARE OF AND MOVED OVER HERE.

BUT THERE'S A SUBSTANTIAL TRASH ROOM BEING DEVELOPED AND A SERVICE ALLEY THAT FEEDS ALL OF THESE RETAILERS.

SO ALL OF THAT HAS BEEN INTERNALIZED NOW.

AS MICHAEL MENTIONED, A LOT OF THE MEP STUFF AND FPNL WASN'T NEEDED, AND THEY HAVE BEEN IN CONVERSATION FOR OVER A YEAR NOW WITH FPNL TO REROUTE AND TO RELOCATE THOSE SERVICES.

SO IN ORDER TO EVEN DO THE BEAUTIFYING, WE HAD TO REALLY SOLVE FOR SOME OF THESE FUNCTIONAL BITS.

THE PEDESTRIANIZATION WAS A REALLY IMPORTANT AND INTERESTING LAYER, AND PART OF THE REASON WE DID IT, FRANKLY, IS BECAUSE WE WANTED MORE SHADE TREES, WE WANTED BIGGER TREES, AND IN ORDER TO HAVE SPACE FOR TREES AND PEOPLE, YOU NEED TO GET RID OF THE CARS.

SO WE DO HAVE THE ARRIVAL AREA ON BOTH SIDES STILL VIABLE FOR A DROP-OFF ON THIS SIDE AND ON THE MERIDIAN WHERE THE STREET IMPROVEMENTS ARE HAPPENING.

BUT WHAT'S NICE IS YOU CAN PARK YOUR BIKE.

THE MERIDIAN IS A BIKE LANE, A BIKE CORRIDOR.

YOU CAN NOW PARK IT AND WALK INTO A BEAUTIFUL PEDESTRIAN AREA.

IF YOU'RE COMING FROM THE CONVENTION CENTER, YOU INSTEAD OF FINDING A DERELICT ALLEY AS YOUR FOREGROUND TO THE EXPERIENCE OF LINCOLN ROAD, NOW YOU'RE FINDING A SHADY URBAN PLAZA TO GO INTO AND FILTER TO.

TO LINCOLN ROAD EITHER THROUGH THE VIA OR THROUGH MERIDIAN AVENUE.

SO THE PINK AREAS ARE THE AREAS THAT WE WERE IMAGINING WOULD BE MORE FOR A CONGREGATION AND PEOPLE.

THE GREEN AREAS ARE AREAS THAT WE WERE ALLOCATING FOR A SUBSTANTIAL TREE CANOPY THAT WE'RE TRYING TO BRING HERE.

A LOT OF IT NATIVES AND NOT JUST THE SAME STREET TREE REPEATED, BUT A VARIETY OF DIFFERENT TREES THAT ARE MOSTLY NATIVES.

THIS IS, AGAIN, WHAT'S THERE NOW, AND THIS IS WHAT WE WERE IMAGINING.

IN ADDITION TO THE TREES, NATIVE LANDSCAPING, HOPEFULLY HABITAT FOR POLLINATORS, AND SPACE FOR OUR FURRY FRIENDS AND MOUNTAINS.

AND INSIDE THE VILLA, THERE WILL BE FANS.

WE ARE LOCALS HERE.

WE KNOW WHAT CLIMATE LOOKS LIKE, AND WE KNOW THAT NO ONE'S GOING TO HANG OUT HERE IF IT'S NOT COOL.

AND CLIMATE CHANGE IS REAL, SO BRINGING DOWN THE TEMPERATURE IS REALLY, REALLY IMPORTANT.

AND AGAIN, IT MIGHT BE ODD TO HAVE AN ARCHITECT STAND HERE AND BE VERY EFFUSIVE ABOUT TREES, BUT REALLY THAT IS ONE OF THE THINGS THAT WE THINK IS REALLY, REALLY COOL AND SPECIAL ABOUT THIS PROJECT.

AS FAR AS THE PALETTE GOES, YOU CAN KIND OF START TO SEE IT IN THAT AREA.

IMAGE WITH THE DOGS, BUT WE LOVE THE HERRINGBONE PATTERN OF THE BRICKS, AND WE BROUGHT SOME OF THE SAMPLES HERE.

LINCOLN ROAD IS, AGAIN, THIS IS A STUDY OF CONTRAST.

LINCOLN ROAD HAS VERY FEW SHADE TREES AT ALL.

THEY'RE ALMOST ALL PALM TREES, SO IT'S ACTUALLY REALLY UNCOMFORTABLE SOMETIMES DURING THE YEAR TO WALK A SUBSTANTIAL AMOUNT OF TIME BECAUSE IT GETS QUITE HOT.

SO THIS WILL BE SHADIER.

INSTEAD OF PAINTED SURFACES, WE'RE LOOKING FOR TACTILE SURFACES LIKE BRICK, AND WE'RE GOING TO ARRANGE THEM IN DIFFERENT PATTERNS AND BREAK UP THE PATTERN SO THAT IT'S, AGAIN, MORE HUMAN-SCALE.

AND THE MATERIALITY OF THE FOUNTAIN WE'RE GOING TO BRING IN.

A EULITIC STONE, AND WE'RE GOING TO TILE THE FOUNTAIN.

SO THESE ARE LITTLE HUMAN GESTURES AND HUMAN-SKILLED MOMENTS ARE INTENDED TO KIND OF BE A NICE COUNTERPOINT.

BUT WE'RE GOING TO STAY WITH THE BLACK AND WHITE PALETTE AND THE GRAY, SO WE'RE NOT DEVIATING IN TERMS OF COLOR, BUT WE ARE DEVIATING IN TERMS OF MATERIALITY.

HERE YOU CAN SEE THE INSPIRATION DECK THAT WE SHOWED MICHAEL WHEN WE STARTED LOOKING AT WHAT TO DO WITH THE EATERY BUILDING.

IT'S A FINE BUILDING,

[00:25:01]

IT'S A NEW BUILDING, AND WE'RE NOT HERE TO THROW AWAY OR DISCARD OTHER PEOPLE'S WORK, BUT WE DO FEEL THAT IF WE'RE GOING TO GO...

GREEN WITH THIS PEDESTRIAN AREA, IT WOULD BENEFIT FROM SOME PLANTING.

SO ALL OF OUR ALTERATIONS TO THE BUILDING REALLY HAVE TO DO WITH HOW DO WE PLANT MORE ON THE BUILDING AND BRING DOWN THE SCALE A LITTLE BIT.

AND I'LL SHOW YOU WHAT THAT MEANS.

HERE YOU CAN SEE THE HARDSCAPE.

AT THE VIA WE'RE PROPOSING IN THE TRADITION OF GRAND SORT OF ARCADES, A LOT OF THE TIMES YOU WOULD CELEBRATE THE FLOOR AND DO A SPECIAL PATTERN.

AND WE THOUGHT IN THE SPIRIT OF DISCOVERY, IT'D BE KIND OF FUN TO BE WALKING DOWN LINCOLN ROAD AND THEN SEE A LITTLE BIT OF A BLACK AND WHITE FLOOR, A SPECIAL FLOOR, THAT YOU CAN GET A PEEK THAT SOMETHING'S HAPPENING THERE AND THEN DISCOVER THE MICRO RETAILERS AND THEN LATER ON THE PLAZA AND THEN LATER ON THE STREET.

SO IT'S A SERIES OF DISCOVERIES THAT WE'RE HOPING PEOPLE WILL MAKE.

AND THAT MEANS YOU HAVE TO PAY ATTENTION TO THOSE HUMAN-SCALE DETAILS LIKE BENCHES.

WE'RE PROPOSING THAT EACH RETAILER HAVE A MOMENT OF TERRAZZO BECAUSE WE LOVE THAT TRADITION IN MIAMI BEACH.

SO AT THEIR STOREFRONT, THEY GET A CHANCE TO KIND OF, IN THE BLACK AND WHITE LANGUAGE, STILL KIND OF DO AN INLAY, IF YOU WILL, LIKE MANY OF THE OTHER RETAILERS USED TO DO THAT WE LOVE.

SO HERE IS WHAT WE'RE WORKING WITH NOW, LOTS OF CARS.

AND THIS IS WHAT WE'RE PROPOSING.

THE BANDING KIND OF BREAKS UP THE PATTERNS, AND THEN WE DO A SPECIAL PATTERN IN THE PLAZA AND ON THE CORNERS TO TRY TO ALMOST DO LIKE INLAYS OF PATTERN ON A NEUTRAL BASE.

SO ALREADY RETAIL TENDS TO BRING ITS OWN COLORS AND ITS OWN BRANDING, SO WE PURPOSELY KEPT THE PALETTE NEUTRAL.

AND YOU CAN SEE WITH THE TREES, WHAT THEY'RE STARTING TO DO IS CREATE...

THE WATER OFF OF THAT BUILDING IS ALWAYS GOING TO BE FILTERING FROM THE EDGE, SO WE HAD TO KEEP THE GREEN EDGE FOR PERCOLATION PURPOSES.

THEY ARE IMPROVING THE DRAINAGE OF THE SITE, WHICH IS REALLY GREAT, AND THE TREES ARE ONLY GOING TO HELP THAT BECAUSE THE TREES WILL HOLD THE WATER AND THEN SLOWLY RELEASE IT.

AND THAT'S WHAT IT LOOKS LIKE WITH THE CANOPY.

AND SO WE'RE TRYING TO DO ONE LARGE TREE.

WE'RE IN CONVERSATIONS WITH THE PARK SYSTEM TO SEE IF WE CAN GET A SPECIMEN THAT THEY DON'T WANT THAT'S IN THE WRONG SPOT AND BRING IT OVER HERE.

BUT THE IDEA IS TO PLANT MATURE TREES AND TREES LIKE GUMBO-LIMBO.

THAT WILL GROW RAPIDLY TO GET THAT CANOPY AS LUSH AND AS SHADY AS POSSIBLE BECAUSE THE SUCCESS AGAIN OF THE SPACE REALLY DEPENDS ON BRINGING DOWN THE TEMPERATURE.

AND THEN SO FOR THE BUILDING ITSELF, JUST TO GO THROUGH REALLY QUICKLY WHAT, AGAIN THE BUILDING IS STAYING, WE'RE NOT TOUCHING OR ALTERING THE ARCHITECTURE, BUT IT IS DESIGNED AS AN EATERY BUILDING AND THAT MEANS THAT THE FUNCTION WAS IT WAS ALMOST LIKE A FOOD HALL OR A MALL THAT WAS FACING INWARD AND AWAY FROM THE STREET.

SO NOW THAT WE'RE DOING THESE ALTERATIONS TO THE STREET AND MAKING IT PEOPLE FRIENDLY, WE WANT TO BE ABLE TO HAVE RETAILERS THAT CAN BE ENGAGING WITH THAT AND ACTIVATING THAT AS WELL.

THIS IS NOT PART OF OUR SCOPE.

IT'S JUST TO TELL YOU THAT MICHAEL'S ALSO GREENING THIS FACADE.

SO IT'S GOING TO BE A WHOLE EXPERIENCE FROM MERIDIAN ALL THE WAY INTO.

SO THIS IS THE BUILDING THAT WE'RE TALKING ABOUT, THE EATERY BUILDING.

IT'S GOT THE LOUVERS AND THE COLORS AND THE GLASS BOX.

BUT YOU CAN SEE THAT THE CANOPY IS 15 FEET HIGH AND THERE'S NO.

CAN I JUST GO ON JUST A LITTLE BIT? TWO MINUTES.

TWO MORE MINUTES.

SO WHAT WE DID IS BECAUSE IT'S ONE LONG HORIZONTAL MOVE WE'VE ADDED TRELLIS COLUMNS TO ADD THE PLANTING OF VEGETATION BECAUSE PLANTING AS WE LEARN FROM OUR LANDSCAPE FRIENDS GROWS BEST FROM THE GROUND SO THE TRELLIS COLUMNS GIVES AN OPPORTUNITY FOR THAT PLANTING TO GROW FROM THE GROUND AND WE ALSO COMPLEMENTED IT WITH PLANTING ON THE EYEBROW ITSELF SO THIS IS WHAT IT IS NOW YOU CAN SEE AND WE ADDED DOORWAYS INTO THE FACADE BECAUSE CURRENTLY THOSE DOORS ARE NOT THERE WE'RE ADDING THEM SO THAT WE CAN ACCESS THIS IS WHAT YOU CAN SEE ON THE TOP IS WHAT'S THERE AND ON THE BOTTOM IS WHAT WE'RE PROPOSING.

SO MORE OF A RHYTHM OF DOORS AND THESE RHYTHM OF SORT OF TRELLIS COLUMNS, WHICH ARE INTENDED TO BE FAIRLY TRANSPARENT ALUMINUM, AND THE VINES WILL GROW ON THEM AND THEN JOIN WITH A LANDSCAPE EDGE THAT WE'RE ALSO ADDING ON THE TIP OF THE EYEBROW.

SO THOSE LAYERS OF PLANTING HOPEFULLY WILL RESULT IN SOMETHING THAT LOOKS LIKE THIS.

AND THEN WE'RE DOING THAT SAME PLANTING EDGE ON THE NEXT LAYER.

WE'RE HOPING THAT THIS KIND OF GIVES, WITHOUT DOING TOO MUCH TO THE BUILDING, WITHOUT AFFECTING THE ARCHITECTURE, IT'S ALREADY BEEN APPROVED AND BEING RESPECTFUL OF THAT, GIVES IT A LITTLE BIT MORE OF A GREEN EDGE, GIVES IT A LITTLE BIT MORE TEXTURE.

SO THIS IS JUST REALLY QUICK.

THAT'S THROWING ME OFF WITH THE LETTERS.

I'M GOING TO LOOK OVER THERE.

YOU CAN SEE.

SO THERE'S THE TRELLIS COLUMN, AND THEN THE PLANTS WILL GO FROM THE BOTTOM UP.

AND THEN FROM THE TOP DOWN, WHICH WE'VE DISCOVERED IS A BETTER WAY OF GETTING THE LANDSCAPE EDGE TO WORK.

AND THEN THERE'S ANOTHER LANDSCAPE EDGE ON THE TOP THERE.

IT'S A METAL PLANTER PLANTED BEHIND, ANCHORED DOWN, WHICH WE'VE DONE SUCCESSFULLY BEFORE.

AND THEN WE'RE GOING TO DO THE FESTOON LIGHTING.

WE'RE GOING TO DO THE UPLIGHTING AND THE MOONLIGHTING FROM THE TREES SO THAT AT NIGHT IT ALSO COMES ALIVE.

AND THIS IS THE VISION.

SO BEAR IN MIND THAT MERIDIAN IS ALSO GETTING PLANTED.

SO AS YOU'RE GOING DOWN MERIDIAN, WHICH IS TRADITIONALLY A VERY SHADY STREET, YOU'RE GOING TO FIND A SHADY OPENING.

AND CONTINUE IN THAT VEIN DOWN THE STREET.

SO OUR HOPE IS TO SORT OF LINK TO WHAT'S HAPPENING TO MERIDIAN.

[00:30:01]

YOU CAN SEE BEFORE AND AFTER ON THESE IMAGES, HOPEFULLY.

AND THEN THE TURNAROUND WHERE WE SAID IS ONE OF THE AREAS TO DROP OFF.

IT'S A BEAUTIFUL BUILDING.

IT WAS AN INCREDIBLE BUILDING.

SO FRAMING THAT ENTRY WITH LANDSCAPE, AND I'M DONE HERE.

I'M JUST GOING TO QUICKLY GO.

BUT, YOU KNOW, I'M HAPPY TO ANSWER ANY QUESTIONS.

THIS IS SOME OF THE HARDSCAPE PATTERNS.

AND THE LIGHTING, AGAIN, VERY...

CONDUCIVE TO PEOPLE HANGING OUT OUTSIDE, NOTHING THAT'S GLARING IN YOUR FACE.

WE'RE GOING TO DO THE THE BLADE SIGNS, VERY DISCREET UP AND DOWN LIGHTING, MOON LIGHTING, AND FESTOON LIGHTING, JUST SOMETHING THAT'S SOFT AND REALLY HUMAN SCALE.

AND THIS IS DAY AND NIGHT.

AND SAME THING.

SO HAPPY TO ANSWER ANY QUESTIONS.

THANK YOU, JACKIE.

THANK YOU, MR. CHAIRMAN, FOR THE ADDITIONAL TIME.

WE'RE HERE FOR YOUR QUESTIONS.

IF YOU'RE ONLINE AND YOU'D LIKE TO SPEAK, PLEASE RAISE YOUR HAND.

I SEE NO HANDS RAISED.

ONE PERSON FROM THE PUBLIC HERE.

GOOD MORNING, CHAIR, MEMBERS, STAFF.

MA'AM, HAVE YOU BEEN SWORN IN? ANNABELLE YOPIES, I AM THE EXECUTIVE DIRECTOR.

I DON'T BELIEVE YOU WERE SWORN IN WHEN I STARTED THE MEETING.

NO, NO.

SO IF YOU COULD PLEASE JUST RAISE YOUR RIGHT HAND.

YOU SWEAR OR AFFIRM THE TESTIMONY YOU'LL BE GIVING.

THIS PROCEEDING IS THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH.

YES, I DO.

OKAY, I'LL GIVE YOU TWO MINUTES TO ADDRESS THE BOARD, AND IF YOU COULD START BY TELLING US YOUR NAME AND YOUR ADDRESS.

ANNABELLE YOPIES, EXECUTIVE DIRECTOR.

FOR THE LINCOLN ROAD BUSINESS IMPROVEMENT DISTRICT.

GOOD MORNING, ALL.

I'M HERE ON BEHALF OF THE BOARD FROM LINCOLN ROAD TO EXPRESS OUR SUPPORT AND EXCITEMENT FOR THIS AMAZING DEVELOPMENT AND REDEVELOPMENT ON LINCOLN ROAD.

NOLI IS PROBABLY ONE OF THE MOST SIGNIFICANT DEVELOPMENTS THAT WE HAVE SEEN FOR LINCOLN ROAD IN DECADES.

WE FEEL THIS IS REALLY GOING TO BE THE CATALYST THAT SETS LINCOLN ROAD OFF ON A TRAJECTORY LIKE WE HAVEN'T SEEN BEFORE.

LINCOLN ROAD ITSELF IS A BEAUTIFUL DESTINATION AND DISTRICT, BUT IT'S IN NEED OF A RENOVATION OF REALLY LOOKING AT THE DISTRICT WITH A NEW SET OF EYES.

THIS VIA, THIS PLAZA, THIS DEVELOPMENT REALLY BRINGS A FRESH LOOK AND A FRESH EXPERIENCE FOR NOT ONLY OUR RESIDENTS OF MIAMI BEACH, BUT ALSO FOR OUR VISITORS WHO COME HERE.

IT GIVES THE LOCAL REASONS TO COME BACK TO LINCOLN ROAD, EXPERIENCE LINCOLN ROAD IN A DIFFERENT WAY.

HAVE A PLACE WHERE THEY CAN HAVE A RESPITE WHEN THEY'RE GOING ON LINCOLN ROAD.

SO WE'RE EXTREMELY EXCITED ABOUT THIS, AND WE HOPE THAT YOU FEEL THE SAME WAY, AND WE'RE EXCITED TO SEE MICHAEL MOVE FORWARD WITH THIS DEVELOPMENT.

AND JUST TO FURTHER AUGMENT THE SUPPORT, MICHAEL COMMERCE WENT OUT AND EXPRESSED TO ALL THE STAKEHOLDERS THERE, PLEASE COME AND SUPPORT ME, AND HE WAS ABLE TO OBTAIN EIGHT LETTERS OF SUPPORT THAT HAS BEEN SUBMITTED TO THE HEARING FILE.

MICHAEL, I HAVEN'T SEEN YOU IN QUITE A WHILE, AND YOU PROBABLY DON'T RECOGNIZE ME ANYMORE EITHER, BUT THIS IS A BEAUTIFUL PROJECT AND A MUCH-NEEDED PROJECT, AND HOPEFULLY WE'LL HAVE A VIA SOLI SOMETIME SOON AS WELL.

I HAVE, AND I THINK IT WILL BE HIGHLY USED BY MANY OF THE TOURISTS THAT WE HAVE, BUT ALSO THE RESIDENTS, AND VERY MUCH NEEDED.

ALLEY IS QUITE AN EYESORE AND IT BACKS INTO THIS EATERY THAT STAYS EMPTY MOST OF THE TIME BECAUSE OF THIS EYESORE, I THINK.

SO MY ONLY QUESTION IS, I KNOW THAT THERE IS LIMITED PARKING ON THAT LANE, ON THAT ALLEY.

WHAT HAS BEEN DONE WITH THAT PARKING? IS IT GOING TO BE REPLACED ELSEWHERE? AND WILL THAT ALLEY REMAIN PUBLIC STREET, PUBLIC RIGHT-OF-WAY? THAT WILL BE, I GUESS, MAINTAINED BY THE CITY OR BY COMRAS.

IS IT GOING TO BE LEASED OUT AS WE LEASE OUT SPACE SIDEWALK CAFES ON LINCOLN ROAD? IF YOU CAN SPEAK TO THAT, PLEASE.

SO THE PARKING WOULD BE RELOCATED INTO THE NEIGHBORING GARAGES.

IMMEDIATELY ADJACENT TO THE PROPERTY TO THE EAST IS THE 1500 CAR PARKING GARAGE.

AND THEN JUST EAST OF THAT IS THE ADDITIONAL 500 CAR PARKING GARAGE THAT SUPPORTS THE SYMPHONY.

THEN WE HAVE ABOUT 150 CARS OF SURFACE PARKING JUST IMMEDIATELY TO THE WEST BEHIND THE 800 LINCOLN ROAD BUILDING.

SO WE'VE BEEN WORKING VERY CLOSELY WITH THE ADMINISTRATION ON DEALING WITH ALL THE ISSUES ASSOCIATED WITH LINCOLN LANE.

OUR GOAL IS REALLY TO WORK TOGETHER AND COLLABORATE

[00:35:01]

ON HOW THIS LANE WILL TURN OVER THE NEXT TWO YEARS.

FOR THE NEXT EVOLUTION, WE WOULD BE RESPONSIBLE FOR MAINTAINING THE STREET.

WE'RE WORKING THROUGH THOSE MATTERS NOW WITH A MAINTENANCE AND IMPROVEMENT AGREEMENT WITH THE CITY.

WE ARE LOOKING FOR AN ACTIVATED PLAZA.

WE'RE NOT LOOKING FOR ANOTHER JUST QUIET PLAZA OR ANOTHER PARK.

WE HAVE PLENTY OF PLAZAS AND PLENTY OF PARKS.

WHAT WE'RE REALLY TRYING TO DO IS PROVIDE AN EXPERIENCE AND REALLY TRYING TO CREATE AN AREA WHERE THERE'S ALWAYS A SENSE OF DISCOVERY.

AND THAT STARTS WITH THE VIA OR IT STARTS WITH WHETHER YOU'RE ENTERING FROM MERIDIAN COURT OR FROM MERIDIAN AVENUE.

NO MATTER HOW YOU APPROACH THE DISTRICT, YOU'RE GOING TO FIND SOMETHING THAT YOU WOULDN'T OTHERWISE EXPECT.

AND SO WE'RE EXCITED TO GET IN THERE, GET WORKING.

AND THIS IS SOMETHING THAT REALLY IS A COLLABORATION BETWEEN THE CITY AND OUR FIRM.

I KNOW THAT THERE'S VERY LIMITED PARKING THERE.

WE'RE ONLY TALKING ABOUT FOUR OR FIVE SPACES, WHICH I'M SURE CAN BE ACCOMMODATED IN ANY OF THE GARAGES.

EVEN THOUGH THE GARAGE TO THE EAST IS BEING REDONE FOR, I FORGET IF IT'S PADEL.

BUT THERE'S ALSO SOMETHING VERY INTERESTING THAT SHOULD BE BROUGHT UP, THAT AS THE CONVENTION CENTER AND THE HOTEL OPEN UP INTO MORE CONVENTIONS, HOPEFULLY, THIS BECOMES ACTUALLY AN ENTRANCE THROUGH MERIDIAN COURT.

FOR LINCOLN ROAD AND A MUCH ENHANCED ENTRANCE.

YES.

BEAUTIFUL PROJECT.

YEAH, IT'S VERY IMPORTANT.

WE LOOK AT THIS AS SORT OF THE GLUE THAT REALLY HOLDS TOGETHER THE NEW CONVENTION CENTER HOTEL, THE EXPANDED CONVENTION CENTER, CITY CENTER, IF YOU WILL, AND COMING TO LINCOLN ROAD.

THE FACT THAT IT'S BEEN ALLOWED TO EXIST LIKE THIS FOR SO LONG WAS SURPRISING TO ME, AND I THINK THAT THE REACTION ONCE I'VE BROUGHT IT TO THE ATTENTION OF EVERYBODY HAS BEEN WHAT CAN WE DO TO GET RID OF THIS AND MOVE THIS PROJECT FORWARD SO I APPRECIATE YOUR COMMENT THANK YOU.

MICHAEL IT'S A GREAT PROJECT AND AS SOMEBODY WHO HAS 20 SOMETHING CHILDREN I JUST BEEN YOU'VE GIVEN THEM A SPACE TO GATHER AND CREATE COMMUNITY AND I THINK IT'S WONDERFUL THANK YOU.

I DON'T THINK I UNDERSTOOD THAT THE LINCOLN ROAD EATERY WAS GOING TO BE REIMAGINED, NOT THE EXTERIOR, WHICH LOOKS BEAUTIFUL, BY THE WAY.

JUST OUT OF CURIOSITY, WHAT IS YOUR VISION FOR THE INTERIOR? AND I'M CURIOUS BECAUSE HOW IT RELATES TO THESE KIND OF BOUTIQUE EXPERIENCES OUTSIDE OF IT.

WE HAVE NOT MADE A FINAL DETERMINATION ON THE USES THAT GO INTO THE GROUND FLOOR OF THAT PARTICULAR BUILDING.

WE'RE ACTUALLY IN THE MARKET NOW EXPLORING DIFFERENT OPPORTUNITIES.

WE DO BELIEVE IT'LL BE A MIX OF FASHION, FOOD AND BEVERAGE, BUT WE DO BELIEVE THAT THE EATERY IN ITS CURRENT STATE IS NOT REALLY PRODUCTIVE AND REALLY DOESN'T, AS IT WAS PUT BEFORE, REALLY IS INTERNALLY FACING AS OPPOSED TO EXTERNALLY FACING.

SO I THINK THERE'S A LOT THAT NEEDS TO BE DONE THERE TO IMPROVE IT AND MAKE IT REALLY INTEGRATED AND PART OF THE VILLAGE.

I AGREE.

I'M GLAD TO HEAR THAT.

CONGRATULATIONS ON A BEAUTIFUL PROJECT.

I HAVE A SECOND THAT THERE'S ONE MORE PEOPLE PROCESSING THIS YEAR.

I HAVE NO COMMENTS OTHER THAN YOU SHOULD HOPEFULLY START SOON.

YEAH, I AGREE WITH EVERYBODY HERE AS WELL.

JUST COMMEND YOU ON REORIENTATING THE TENANT SPACES.

I THINK THAT REALLY INVITES A NICE BREADTH OF DIFFERENCE IN SHOPPING EXPERIENCES OR EATING EXPERIENCES FOR THOSE.

I REALLY LOVE THAT AND I WAS ALSO HAPPY TO HEAR YOUR COMMENT ABOUT THE MATURITY OF THE TREES.

I DO THINK THAT'S PROBABLY CRITICAL TO SET THIS INVITING SPACE.

I KNEW IT WAS GOING TO BE A GREAT PRESENTATION.

AND CONGRATS TO YOUR WORK IN COCONUT GROVE.

YOU'VE HELPED BRING COCONUT GROVE BACK TO LIFE.

WE LOVE WHAT YOU'VE DONE OVER THERE.

AND TO ECHO SOME OF THOSE STATEMENTS, YOU KNOW, THE AVENUE OF DREXEL, PENNSYLVANIA ARE NICE AVENUES TO GO INTO LINCOLN ROAD, BUT EUCLID IS GOING TO BE AN AMAZING ADDITION TO THAT IN THAT WALKWAY.

NOW THAT I UNDERSTAND, YOU HAD MENTIONED THE DOORWAYS GOING INTO THE EATERY, AND I WAS LIKE, WHAT ARE YOU GOING TO DO WITH THEIR BACKS OF A LOT OF THE RESTAURANTS? BUT NOW I UNDERSTAND THAT YOU'RE GOING TO CHANGE THAT CONCEPT, WHICH IS A NICE IDEA.

PROBABLY GOOD TO HAVE SOME TYPE OF FOOD.

INVOLVED IN THERE AS WELL.

REGARDING THE STONES AND THE PAVERS, I HOPE YOU DON'T DO SOMETHING LIKE MORE OF WHAT WAS DONE ON LINCOLN ROAD ON THE WEST SIDE OF LINCOLN ROAD WITH THOSE PAVERS THAT ARE VERY HARD TO WALK ON.

SO AS LONG AS THAT'S THE CASE, IT'LL BE GREAT.

[00:40:02]

AND I REALLY SEE THIS, I LOVE GOING TO ESPA OLA WAY AND EATING AT ESPA OLA WAY ALL THE TIME.

I SEE THIS AS A SECOND ESPA OLA WAY-ISH CONCEPT.

I ALSO SEE THIS AS GIRARDA AND CORAL GABLES THAT OPENED UP IN 2017 AND THEN THEY DID THAT WHOLE ENTIRE UMBRELLA EXHIBIT IN 2018 WHICH GOT A LOT OF FANFARE.

THIS IS A VERY SIMILAR CONCEPT TO GIRARDA AND PROBABLY A LITTLE BIT OF A SMALLER SCALE BUT IT GIVES YOU THAT FEEL AND THAT I THINK IS ONE OF THE CLOSEST REPRESENTATIONS OF WHAT I ENVISIONED THIS IS GOING TO BE LIKE.

AND IT'S A GREAT ADDITION TO THE BEACH AND TO THE WALKWAY, AND THAT WHOLE ENTIRE AREA IS GOING TO GET ENERGIZED.

ONE OF THE REASONS WHY I THINK THAT EATERY HAS NOT BEEN VERY SUCCESSFUL IS BECAUSE WHEN YOU'RE THERE, YOU DON'T HAVE A GOOD FEELING OF BEING OUT THERE IN THAT AREA BECAUSE OF THE SURROUNDINGS, AND YOU'RE GOING TO DRASTICALLY CHANGE THAT.

SO CONGRATS.

I THINK IT'S A GREAT ADDITION TO LINCOLN ROAD.

GOOD JOB TEAM, ALL OF YOU.

YOU'VE HEARD FROM EVERYBODY OF THEIR SUPPORT, WHICH IS GREAT.

EXCELLENT.

I JUST HAD ONE QUESTION, WHICH WAS JUST FOR ME.

HOW MUCH OF SOME OF THE NEW SPACES WILL HAVE SECOND FLOOR ACTIVATION, LIKE THE RESTAURANTS WILL HAVE SECOND FLOORS OR SHOPS WILL HAVE SECOND FLOORS, THAT WILL ACTIVATE A LITTLE BIT HIGHER UP OR FACING DOWN? I'M JUST CURIOUS.

YEAH, SO WE FOCUSED A LOT ABOUT THE VERTICAL NATURE OF THE PROPERTY.

A LOT OF THESE BUILDINGS WERE BUILT BACK IN THE LATE 20S, 30S, 40S, AND THERE WAS A VERY DOMINANT CEILING HEIGHT AT THAT TIME OF 20 FEET.

AND WHILE THERE WERE A LOT OF MEZZANINES IN THESE BUILDINGS, AND IN ORDER TO MAKE AN EFFECTIVE MEZZANINE, IT GENERALLY NEEDS ABOUT 8 FEET, AND WHEN YOU TAKE YOUR STRUCTURE INTO CONSIDERATION FROM THE GROUND FLOOR, IT ENDS UP ONLY BEING LIKE 10 FEET.

SO THEN WHAT ENDS UP HAPPENING IS YOU GET TWO BAD FLOORS AS OPPOSED TO ONE GOOD FLOOR.

SO WE ENDED UP ELIMINATING A LOT OF THE MEZZANINE SPACES, AND WE'RE ACTUALLY CREATING SMALLER MEZZANINES AND MORE REMOTE FOR MORE STORAGE.

THERE IS A SECOND ROOFTOP THAT WE ARE CREATING ALONG THE VIA.

SO IF YOU, LET'S SEE, ANYWAY, THE VIA WILL HAVE A.

OH, HERE WE GO.

YOU CAN ACTUALLY SEE, IF YOU LOOK UP THE VIA, YOU CAN SEE AT THE FRONT THERE'S A 15-FOOT CEILING HEIGHT, AND THE VIA THEN RISES UP TO 20 FEET.

THE RESTAURANT THAT WILL FRONT LINCOLN ROAD WILL ACTUALLY HAVE OUTDOOR SEATING OUT INTO THE PROMENADE AS WELL AS INTO THE VIA, BUT ALSO WILL HAVE AN ACCESS POINT UP TO AN UPPER LEVEL WITH A STAIR AND AN ELEVATOR TO PROVIDE A ROOFTOP WHICH WOULD OVERLOOK THE ENTRANCE TO THE VIA FACING LINCOLN ROAD.

AND THEN AS YOU CAN SEE IN THIS ELEVATION, IT WOULD ALSO LOOK NORTH UP THE VIA TOWARDS THE TREES TO THE NORTH.

SO WE DON'T HAVE A LOT OF THOSE UPPER LEVELS THAT WE WERE ABLE TO TAKE ADVANTAGE OF.

WE ARE STILL CONSIDERING SOME OTHER ROOFTOPS ON SOME OF THE BUILDINGS, AND THOSE WILL BE TENANT-DEPENDENT.

GOTCHA.

I THINK IT WOULD BE NICE TO HAVE SOMETHING RAISED UP AND DIVIDING.

CHAIR, I'M SORRY.

QUICK QUESTION, GO AHEAD.

THE ROOFTOP OF THE EATERY THAT'S NOW, IS THAT GOING TO BE ACTIVATED IN A DIFFERENT WAY? YES, I MISSED THE ROOFTOP OF THE EATERY.

THE EATERY HAS ABOUT AN 8,000 OR 10,000 SQUARE FOOT ROOFTOP, WHICH WOULD ALSO BE ACTIVATED, AND THAT WILL BE RELATED TO ONE OF THE TENANTS IN THE BUILDING ULTIMATELY, BUT THAT WOULD BE ACTIVATED.

WE'VE ALSO LOOKED AT ADDING A ROOFTOP ONTO THE FORMER MISS YIP'S RESTAURANT SPACE, WHICH IS ON THE CORNER OF LINCOLN LANE.

OFF MERIDIAN AVENUE.

SO THESE ARE THINGS THAT ARE ALL BEING WORKED ON AND STUDIED, BUT AGAIN VERY MUCH DRIVEN BY TENANT NEEDS AND DEMANDS.

GREAT.

AND THE WATER FEATURES, ARE THOSE IN THE PLAN? I SEE THEM IN THE RENDERINGS.

YES, OF COURSE.

TO ME, THE TREES, THE SHADE, HAVING A WATER FEATURE, HAVING AN AREA WITH PEOPLE TO BRING THEIR DOGS OR THEIR PETS TO THE AREA, A PLACE WHERE THE DOGS CAN GET SOME WATER.

AGAIN, IT'S SUPER HOT HERE.

WE ALL KNOW THE LIFESTYLE HERE AND A LOT OF PEOPLE PUSH STROLLERS, A LOT OF PEOPLE PUSH STROLLERS WITH DOGS IN THEM.

WE WANT PEOPLE TO JUST COME AND HANG OUT AND FEEL FRESH.

THE NOISE OF WATER AND FOUNTAINS I THINK IS VERY CHARMING ALONG WITH THE TREES AND THE VINES AND THE FLOWERS AND SO ON.

SO WE'RE REALLY TRYING TO MAKE IT A PLACE WHERE PEOPLE WILL WANT TO HANG OUT.

CHAIR, I HAVE ONE LAST QUESTION.

SO THE LINK I MEAN.

PROVIDES FOR TRUCKS, ACCESS, DELIVERIES, ALL THESE THINGS TO ALL THESE STOREFRONTS.

WHERE IS THAT GONNA HAPPEN?

[00:45:02]

WHERE WOULD THE TRUCKS STAGE TO MOVE ALL THIS DELIVERIES, FOOD, MERCHANDISING TO ALL THESE NEW STOREFRONTS THAT ARE THERE? LET'S SEE, DO WE HAVE THE FLOOR PLAN? BUT THAT'S THE CIRCULATION TO GO INTO THE GARAGE AND ALSO YOU'RE SAYING ON THE EDGE OF MERIDIAN, ON THE ENTRANCE OF THE WALKWAY? THAT'S THE CIRCULATION TO GO INTO THAT GARAGE TOO, RIGHT? NO, THE CIRCULATION REALLY ENTERS ON 17TH STREET.

NO, I'M SAYING THERE'S A GARAGE ENTRANCE THERE ON LINCOLN LANE AND EUCLID.

THERE IS, BUT IT'S A LITTLE BIT FURTHER PAST THAT ROTUNDA THAT'S THERE, A LITTLE BIT MORE TOWARDS THE SOUTH.

CORRECT.

NOT MUCH, BUT IT IS A LITTLE BIT MORE TOWARDS THE CENTER.

RIGHT, IT'S DIAGONALLY.

I'M JUST SAYING THAT THERE SHOULD BE SOME TYPE OF ILLUSTRATION EXPANDING THAT DIAGRAM A LITTLE BIT MORE, SHOWING HOW THAT STAGING IS GOING TO LOOK LIKE ON BOTH SIDES BECAUSE OBVIOUSLY THERE'S GOING TO BE A LOT OF DROP-OFF THERE FOR FOOD, MERCHANDISING, AND ALL THAT STUFF, AND HOW, I DON'T KNOW IF WE SAW THAT THERE.

SO IF YOU, OVER HERE, THERE WE GO.

CAN YOU ZOOM INTO THAT, PLEASE? HIGH CORNER? HA HA, ZOOM? NO.

YOU CAN'T ZOOM? I COULDN'T.

OH, THERE WE GO.

THERE YOU GO, YEAH.

SO BASICALLY...

HOW DOES THE CAR GO AROUND THAT CIRCULAR? THIS IS THE CIRCLE, RIGHT? SO THE AREA FOR LOADING AND DROP-OFF WOULD OCCUR ALONG HERE, WHICH PEOPLE TO BYPASS.

IN ADDITION, WE HAVE A HUGE LOADING AREA WITHIN THE...

723 BUILDING UP HERE.

I'M JUST SAYING I DON'T SEE A WAY OF CAR GOING BY THAT TRUCK IT STOPPED THERE IN THAT CIRCULATION.

YEAH I CAN'T I DON'T HAVE THE DIMENSIONS HERE BUT YES WE'VE SORT OF DONE IT WHERE THE CARS WOULD COME DOWN HERE AND PASS BY.

I THINK THIS IS AMAZING THIS IS A HOME RUN I'M JUST SAYING THAT I THINK THAT WE SHOULD SOMEBODY HAS TO EVALUATE BECAUSE ONE OF THE BIGGEST COMPLAINTS THAT PEOPLE GET ALL THE TIME ON THE BEACH IS WHY IS THIS TRUCK STOPPED IN THE MIDDLE OF THE STREET? WHY IS THIS DELIVERY NOT HAPPENING? WHY ARE WE NOT TICKETING THESE DELIVERY PEOPLE? AND IF YOU DON'T CREATE A PROPER SPACE FOR THEM TO DO THEIR DELIVERIES, AND IT'S NOT GOING TO BE 30 SECONDS, IT'S GOING TO BE 10, 15 MINUTES, THAT JUST HAS TO BE THOUGHT OF.

I MEAN, ANDRES BRINGS UP A VERY IMPORTANT POINT, WHICH I HAD THOUGHT OF AND FORGOT TO BRING IT UP, BUT DELIVERIES.

ARE, I THINK, NEED TO BE THOUGHT OF A LITTLE BIT MORE FOR TWO REASONS.

ON MERIDIAN, IT'S ALMOST IMPOSSIBLE TO DO A DELIVERY BECAUSE OF ALL THE TRAFFIC THAT'S THERE.

AND THEN ON MERIDIAN COURT, WHAT COULD BE THE CONNECTION TO THE CONVENTION CENTER AND CONVENTION CENTER HOTEL, IT'S NOW GOING TO BECOME THE LOADING AREA.

AND IT DOES...

I DON'T THINK THE ENTRANCE TO THE GARAGE IS GOING TO BE A PROBLEM THERE BECAUSE I DON'T THINK THAT ENTRANCE IS UTILIZED THAT MUCH, ESPECIALLY WHEN EVERYBODY'S COMING IN FOR THE MOST PART THROUGH 17TH STREET.

BUT I THINK SOME THOUGHT COULD BE GIVEN TO THAT AREA TO NOT DO THE DELIVERY SO MUCH THROUGH THAT ROTUNDA, PARKING OF A TRUCK IN THE ROTUNDA.

I HAVE A QUESTION.

I DON'T THINK THAT HAS TO DO ANYTHING.

ISN'T OUR POSITION...

COMMENT ON STRATEGY.

I DON'T THINK SO.

WE BRING IT UP BECAUSE I THINK THAT DESIGN REVIEW BOARD DOES HAVE, AND ROGELIO AND I SPOKE ABOUT THIS THE OTHER DAY ON ANOTHER PROJECT, BUT WE DO HAVE THE ABILITY OR ONE OF OUR ASSIGNMENTS AS A BOARD IS TO LOOK AT THE LOCATIONS OF THINGS.

WELL, HALLIE, AM I WRONG OR RIGHT? AM I STRETCHING WHAT YOU SAID? SO THE BOARD DOES APPROVE THE SITE PLAN.

SO IF THE SITE PLAN IS BEING MODIFIED TO MOVE LOADING AND WHERE THE BEST LOCATION FOR THINGS WOULD BE, THAT WOULD BE UNDER YOUR PURVIEW.

THIS BUILDING, HOWEVER, DOES HAVE NEIGHBORHOOD IMPACT ESTABLISHMENT.

I BELIEVE THE STRUCTURE IS OVER 50,000 SQUARE FEET.

IS THERE A...

NO, YOU KNOW WHAT? THERE IS NO...

I'M SORRY.

SO THERE IS A CONDITIONAL USE PERMIT FOR THERE BEING A NEIGHBORHOOD IMPACT ESTABLISHMENT ON THE SITE, AND SO IF THAT IS MODIFIED, IT WILL LIKELY HAVE TO GO TO THE PLANNING BOARD TO MODIFY THE USES INSIDE, OR UNLESS THE USE IS CUT UP.

AND THE PLANNING BOARD IS THE

[00:50:01]

BOARD THAT'S REALLY CHARGED WITH LOOKING AT LOADING AND OPERATIONS OF THE STRUCTURE.

I'M JUST...

I'M SORRY.

I'M JUST FLAGGING IT.

NO, NO, I'M NOT...

WHEN I LOOK AT GOOGLE EARTH...

AND I LOOK AT THAT INTERSECTION THAT'S KIND OF TIGHT.

SO WHEN YOU PUT THAT CIRCULAR...

YOU KNOW, AREA THERE.

WE'RE VERY HAPPY TO SIT WITH THE TRANSPORTATION DEPARTMENT.

YOU KNOW, THERE'S ALL SORTS OF SOPHISTICATED SOFTWARE WHICH ENCOMPASSES TURNING RADII OF ALL DIFFERENT TYPES OF TRUCKS AND CARS SO WE CAN SIT WITH OUR TRAFFIC ENGINEER AND TRANSPORTATION DEPARTMENT AND EASILY RESOLVE ANY POTENTIAL PROBLEMS. BY THE WAY, THERE MIGHT BE AN ADDITIONAL SOLUTION IS TO CREATE THOSE LOADING AREAS ON EUCLID RIGHT OFF OF LINCOLN LANE SO THAT YOU DON'T ALSO BLOCK THAT CIRCULAR AREA BECAUSE YOU'RE GOING TO HAVE SOME OF THE...

I THINK YOU SAID SOME OF THE TRASH AREA IS GOING TO BE MOVED TO THE EUCLID SIDE.

DID YOU SAY THAT? YEAH, AND I DO APPRECIATE EVERYONE'S INPUT ON THIS BECAUSE WE ALL HAVE TO LIVE WITH THIS WHEN IT'S DONE.

THIS IS NOT JUST BEING DONE IN A VACUUM.

SO I'M OPEN TO ALL OF THESE TYPES OF POINTS.

IT'S VERY WELL TAKEN.

WE HAVE FOCUSED QUITE A BIT ON DELIVERIES AND TRASH AND SERVICE TYPES OF THINGS.

SO WE DO HAVE A...

A LOADING SPACE ALONG MERIDIAN, WHICH IS TWO AND A HALF OR THREE SPACES APPROXIMATELY RIGHT AT THE END, AND IT'S SET IN OFF OF MERIDIAN AVENUE.

AND THEN, I'M SORRY, THEN THE OTHER THING I JUST WANT TO SAY IS THAT THE AREA ALONG MERIDIAN COURT ALSO WOULD BE DONE.

BUT THESE ARE THINGS THAT WE'RE WORKING THROUGH TO REALLY GET TO THE OPTIMAL WITH OUR ENGINEERS AND WITH TRANSPORTATION.

JOSE, I JUST WANT TO MENTION, JOSE GOMEZ, BELL & ZUNGOBES ARCHITECTS, I JUST WANT TO MENTION, IF YOU LOOK INTO THE 723 BUILDING, IT'S GOT A VERY LARGE LOADING AND UNLOADING AND GARBAGE PICKUP ZONE.

IT'S VERY DIFFICULT TO SEE.

THERE YOU GO, THAT PORTION ON THE VERY TOP.

YOU SEE WHERE THE TWO DOORS ARE? TWO LARGE ROLL-UP DOORS? SO TRUCKS CAN GO IN THERE, THEY BACK INTO THAT AREA.

THEY GO IN THERE, THEY LOAD, UNLOAD, PICK UP TRASH.

SO YOU HAVE TWO INDOOR SPACES FOR 723, WHICH THEY HAVE TODAY.

THAT'S THERE TODAY.

I WOULD THEN MOVE THAT DEPICTION OF THE LOADING TRUCK FROM THE CIRCULAR TO THAT AREA.

I THINK WE ALL KIND OF FORGOT ABOUT IT, BUT THEY'RE THERE.

IT WAS PART OF THE 723 BUILDING.

IT'S EXISTING.

YEAH, BUT I'M SAYING YOU CAN SHOW THAT IT CAN DRIVE THROUGH THERE, BUT NOT TO STOP AND LOAD AND UNLOAD THERE.

INSIDE THE BUILDING.

NO, I'M TALKING ABOUT WHAT YOU'RE SAYING, THAT YOU'RE DEPICTING IT ON THE CIRCULAR PLAZA.

YEAH, THAT'S JUST AN ADDITIONAL AREA THAT IT COULD BE A FIRE EMERGENCY VEHICLE TO PARK THERE.

BUT WE DO HAVE EXISTING LOADING AREAS WITHIN THE BUILDING.

WHICH WILL BE GREAT.

GREAT.

THANK YOU, JOSE.

I THINK GIVEN THE CALIBER OF THE TENANTS AND...

WHAT'S GOING TO BE HAPPENING HERE THAT TRUCKS IN THE MIDDLE OF THE DAY AND AFFECTING PEDESTRIANS? NO, IT'S JUST THE FACT THAT IT HAPPENS IS A PROBLEM THROUGHOUT THE WHOLE ENTIRE CITY.

SO I HAVE NO DOUBT IN MICHAEL'S ABILITY TO CREATE AN INCREDIBLE SPACE.

I'M JUST SIMPLY STATING THE OBVIOUS THAT WE JUST HAVE TO TRY TO SOLVE THAT PROBLEM THE BEST WAY POSSIBLE.

THE CONSOLIDATION OF THE GARBAGE WAS ONE OF MY CONCERNS, AND THEY'VE ADDRESSED IT WITH IT ALL GOING INTO 723 AND HAVING INDOOR.

NO MORE DUMPSTERS OUTSIDE TO MAKE EVERYTHING SMELL AND EVERYONE WILL HAVE A, EACH STORE WILL HAVE A SIZABLE PUSH CART WHICH MAKES EVERYTHING A LOT MORE PEDESTRIAN FRIENDLY.

OR DELIVERIES.

YEAH, SAME WITH DELIVERIES, EXACTLY.

THAT'S THE ONLY WAY THEY'RE GOING TO GET BACK IN THERE.

AGAIN, I THINK THE PROJECT IS WELL RECEIVED, IT'S BEAUTIFUL, IT'S GOING TO BE A HUGE IMPROVEMENT TO THE CITY AND THE AREA.

I THINK THE BOARD IS...

SAY IT'S UNANIMOUSLY AND IN FAVOR FOR IT SOMEONE WANTS TO SECOND TO APPROVE SECOND YEAH WE HAVE A MOTION BY MR. LESTER SECOND BY MISS PUT THE GOLLY ALL THOSE IN FAVOR AYE BIG YES THANK YOU GUYS THANK YOU VERY MUCH GETTING THIS DONE APPRECIATE IT THANK YOU CLOSE VOTE, BUT I'M GLAD IT WAS.

[00:57:14]

GUYS, DO WE HAVE AN EASEL THAT HE CAN USE? DO WE HAVE AN EASEL HERE? NO, IT'S JUST FUN.

[6. DRB26-1165, 7928 BYRON AVENUE.]

[01:05:15]

TO OUR 728 OKAY SO WE HAVE DRB

[01:05:19]

26-11 65 IT'S 7928 BYRON AVENUE IT'S AN APPLICATION HAS BEEN FILED REQUESTING DESIGN REVIEW APPROVAL FOR THE CONSTRUCTION OF A NEW FOUR-STORY MULTIFAMILY BUILDING WITH ONE OR MORE WAIVERS TO REPLACE AN EXISTING RESIDENCE THIS IS A SITE IN THE ARM ONE ZONING DISTRICT IT HAS A LOT SIZE OF FIVE THOUSAND SIX HUNDRED AND FIFTY SQUARE FEET SO IT'S A STANDARD SINGLE LOT IN THE NORTH BEACH AREA IT IS LOCATED IN THE NORTH BEACH NATIONAL REGISTER OVERLAY DISTRICT, SO THERE ARE SOME ADDITIONAL REGULATIONS THAT THEY HAVE TO FOLLOW BEYOND THE STANDARD RM1 REGULATIONS.

THE APPLICANT IS PROPOSING A BUILDING WITH AN FAR OF 1.19, SO IT'S ABOUT IT'LL BE A 7,062 SQUARE FOOT BUILDING.

THE APPLICANT SUBMITTED PLANS, IT'S TITLED LULLABY CONDOMINIUM RESIDENCES, AND SO SO THE PROJECT WILL CONSIST FOUR RESIDENTIAL UNITS THE THE UNITS CONSIST OF A MAIN FLOOR AND A MEZZANINE AREA WITH WHICH WILL HAVE A BEDROOM THE GROUND FLOOR WILL CONTAIN EIGHT PARKING SPACES AND SO THE THE THE BUILDING WILL HAVE A SINGLE STAIR CORRIDOR THERE WILL BE A SINGLE STAIR CORRIDOR IN THE MIDDLE AND THEN THE GROUND FLOOR WILL HAVE THE PARKING AND THE RESIDENTIAL UNITS WILL BE ABOVE.

THE BUILDING WILL BE DESIGNED IN A CONTEMPORARY STYLE PRIMARILY FINISHED IN A SMOOTH WHITE STUCCO WHICH WITH CONTRAST WITH MATERIALS AND ACCENTS AND OTHER DETAILS.

IT'S COMPOSED OF TWO DISTINCT MASSING ELEMENTS THE LOWER LEVEL WITH PARKING WILL BE MORE TRANSPARENT AND THEN THE TALLER CENTRAL MASS WILL BE SET BACK 35 FEET WHICH IS ONE OF THE REQUIREMENTS OF THE OF THE NORTH BEACH NATIONAL REGISTER OVERLAY.

THE FRONT COMPONENT STAYS WITHIN THE, THAT'S TALLER, STAYS WITHIN THE MAXIMUM 32 FOOT ALLOWABLE HEIGHT.

AND THEN THE MASS THAT'S SET BACK WILL GO UP TO 45 FEET.

THE FRONT ELEVATION FACING BYRON AVENUE IS DEFINED BY VERY WIDE PROJECTING STUCCO BALCONIES WITH LANDSCAPE PLANTERS AT EACH FLOOR.

IT CREATES STRONG HORIZONTAL BANDS ACROSS THE FACADE.

HOWEVER, STAFF BELIEVES THAT THE BALCONIES ARE A LITTLE BIT OVERWHELMING FOR THE FACADE.

AND SO WE HAVE TWO OPTIONS THAT WE'RE RECOMMENDING, ONE, THAT THE UPPER LEVEL BALCONY BE RECESSED A LITTLE BIT MORE, OR ALTERNATIVELY, THAT THE APPLICANT CONSIDERS USING SOME GLASS RAILINGS IN ORDER TO SOFTEN THE IMPACT OF THOSE BALCONIES SOMEWHAT.

SO THOSE ARE SOME OF THE OPTIONS THAT WE'VE LOOKED AT THERE.

BEHIND THE THE RECESS LEVEL BEHIND THE BALCONY PLANE, THERE'S A ROUNDED CHAMPAGNE METAL STAIRCASE LANDING PROJECTING AT EACH LEVEL WITH A VERTICAL COUNTERPOINT, SO THERE'S IN BETWEEN THE HORIZONTAL BALCONIES.

AT THE GARAGE LEVEL, THERE IS A, THE APPLICANT IS PROPOSING AN OPEN SQUARE METAL GRID SYSTEM.

STAFF IS RECOMMENDING THAT THE GRID PATTERN BE MADE MORE COMPACT AT THAT GROUND LEVEL IN ORDER TO MINIMIZE LIGHT GLARE ON ADJACENT PROPERTIES AND MINIMIZE VIEWS INTO THE PARKING AREA.

THE APPLICANT IS ALSO REQUESTING A WAIVER.

THE WAIVER IS FOR THE GROUND FLOOR CLEARANCE.

THE CODE REQUIRES THAT THERE BE A MINIMUM 12-FOOT HEIGHT CLEARANCE ABOVE THE BASE FLOOD ELEVATION.

GIVEN THAT THE GROUND FLOOR IS JUST PARKING, THIS IS A REQUIREMENT THAT'S TYPICALLY INTENDED.

TO ENSURE THAT INTERIOR SPACES HAVE SUFFICIENT ROOM IN THE FUTURE AS THE CITY RAISES THE STREETS.

BUT SINCE THIS IS JUST PARKING, THERE IS SUFFICIENT SPACE FOR THAT PARKING TO BE RAISED WITHOUT ANY CREATING ANY ISSUES.

AND SO THAT WOULD BE A WAIVER OF ONE FOOT TWO INCHES FOR THAT VERTICAL CLEARANCE REQUIREMENT.

STAFF IS SUPPORTIVE OF THE GRANTING OF THE WAIVER.

SO WITH THE TWO CHANGES THAT THE BALCONIES BE ADJUSTED SOMEWHAT AND THE GRID PATTERN AT THE GROUND FLOOR CHANGE, STAFF IS SUPPORTIVE OF THE PROJECT.

THERE IS ONE ZONING CONCERN.

SO YOU CAN SEE IN THE FACADE THAT THERE IS A COLUMN THAT GOES FROM THE GROUND UP TO THE UPPER LEVEL BALCONY.

GIVEN THAT THAT IS SUPPORTING THE BALCONY, THAT WOULD REQUIRE THAT THAT BALCONY BE TREATED AS FAR.

IT WOULD NOT BE A SELF-SUPPORTING BALCONY.

IT DOESN'T COMPLY WITH THE DEFINITION OF A BALCONY, SO IT WOULD BE REQUIRED TO BE PART OF FAR.

SO STAFF RECOMMENDS THAT THAT COLUMN EITHER BE REDUCED AND DISCONNECTED FROM THE BALCONY SO THAT IT BE A SELF-SUPPORTING BALCONY.

ME.

[01:10:01]

OR BE REMOVED ALTOGETHER.

BUT THAT'S A ZONING CONCERN THAT WE CAN DEAL WITH AT PERMITTING THAT WILL HAVE TO BE ADDRESSED.

SO WITH THAT, STAFF RECOMMENDS THAT THE APPLICATION BE APPROVED.

ARE THERE ANY DISCLOSURES FROM THE BOARD BEFORE WE BEGIN? OKAY, THANK YOU.

TEN MINUTES? I HAVE NOT BEEN SWORN IN.

OKAY, PLEASE RAISE YOUR RIGHT HAND.

DO YOU SWEAR OR AFFIRM THE TESTIMONY YOU'LL BE GIVING IN THIS PROCEEDING? IS THE TRUTH THE WHOLE TRUTH AND NOTHING BUT THE TRUTH? I DO.

OKAY, THANK YOU.

IS TEN MINUTES ENOUGH? YEAH, I THINK, I HOPE.

SO, JOSE CARLO, A LONG-TIME RESIDENT OF MARY BEACH AND ALSO THE ARCHITECT FOR THE PROJECT.

SO, THIS PROJECT IS LOCATED IN AN UP-AND-COMING NEIGHBORHOOD.

IT IS A NEIGHBORHOOD THAT IS, I THINK, IN THE EARLY STAGES OF WHAT IT WILL BECOME.

AND IT IS A NEIGHBORHOOD THAT HAS A LOT OF POTENTIAL.

IT WAS MOSTLY DEVELOPED IN THE 50S, 60S, AND 70S.

AND WHAT YOU FIND IN THE AREA AROUND IT, AND CAN YOU SEE MY POWERPOINT? NO.

OKAY, THERE YOU GO.

SO WHAT YOU SEE IN THE AREAS AROUND IT ARE THE TYPICAL...

PUNCH THROUGH BUILDINGS, CMU FACADES WITH RECTANGULAR WINDOWS THROUGHOUT.

AND REALLY WHAT'S HAPPENED IS THAT THAT HAS BECOME AN OUTDATED KIND OF PRODUCT, AN OUTDATED PRODUCT FOR TODAY'S LIFESTYLE.

SO ONE OF THE THINGS THAT WE WANTED TO DO WAS TO HELP WITH THAT IMPROVEMENT AND WITH THE REINVESTMENT IN THE AREA.

SO WE WORKED ON A PROJECT THAT WAS A LOT MORE DYNAMIC.

AND ONE OF THE THINGS THAT ROGELIO MENTIONED WAS THE FACADE AND THE BANDS THAT GO ACROSS IT.

THE IDEA BEHIND THE DESIGN WAS THAT THERE ARE BANDS THAT MOVE IN DIFFERENT DIRECTIONS AT DIFFERENT TIMES.

SO YOU HAVE, FOR EXAMPLE, THE BANDS AT THE UPPER BALCONY LEVEL THAT ARE PARALLEL TO THE STREET.

YOU HAVE ALSO, IF YOU LOOK AT THE...

AT THE SIDE VIEW OF THE BUILDING.

SO YOU HAVE HERE VANS THAT RUN PERPENDICULAR TO THE STREET, AND AS MENTIONED, THE COLUMN THAT RUNS VERTICALLY.

SO THE IDEA IS THAT AS YOU WALK ALONG THE STREET AND YOU SEE THE BUILDING, THESE PLANES INTERSECT AND SEEM TO BE MOVING.

AND AGAIN, THAT WAS ONE OF THE MAIN PURPOSES OF THE DESIGN.

TO GO AHEAD AND INJECT SOME VITALITY NOT ONLY INTO THE BUILDING BUT ALSO INTO THE NEIGHBORHOOD AND THE STREETS.

ALONG THOSE LINES, ONE OF THE THINGS THAT WE DID IS THAT WE SHIFTED THE BUILDING AS FAR BACK AS POSSIBLE WITH A 35-FOOT SETBACK SO THAT THE MAIN MASS OF THE BUILDING IS ALL SET BACK FURTHER FROM THE STREET AND THAT WE HAD THE BALCONIES THAT WERE PROJECTING FORWARD.

AND PART OF THE IDEA OF THAT WAS THAT...

THERE WOULD BE ACTIVITY ALONG THE STREET.

RIGHT NOW, NOBODY WALKS ALONG THE STREET.

BASICALLY, THERE'S SOMEONE WHO MIGHT GO BY TO WALK THEIR DOG TO THE PARK THAT'S ABOUT 100 YARDS AWAY, BUT OTHERWISE THE STREET IS VERY STARK.

SO WE NEED TO KEEP IN MIND THAT THOSE BALCONIES WOULD HELP TO INJECT, AGAIN, SOME ACTIVITY, SOME LIFE INTO THE STREET AND INTO THE NEIGHBORHOOD.

ANOTHER REASON FOR THE SETBACK IS ALSO IF YOU LOOK AT THAT VIEW, THAT THE VIEWS TO THE WEST ARE SPECTACULAR.

THE VIEWS TO THE WEST ARE REALLY SOMETHING SPECIAL.

AND ALSO, MEANWHILE, IF YOU LOOK, THAT'S THE VIEW TO THE EAST.

YOU SEE THAT THERE IS A, LET'S SAY, A VERY LARGE CONCRETE STRUCTURE THAT'S BLOCKING THE VIEW.

SO ALSO IN TERMS OF THE DESIGN, WE KEPT NOT ONLY IN MIND THE WHOLE URBAN SCALE OF THE PROJECT, BUT ALSO THE THE HUMAN SCALE.

SO ALONG THOSE LINES, AS YOU CAN SEE, THERE IS A GARDEN THAT WE LEFT IN FRONT OF THE BUILDING.

INSTEAD OF BRINGING THE FENCE ALL THE WAY FORWARD, WE LEFT WHAT WOULD REALLY BE A SMALL GARDEN THAT COULD BE APPRECIATED BY THE ENTIRE NEIGHBORS, BASICALLY.

AND THERE'S ALSO SOME OTHER SMALLER DETAILS LIKE THERE'S A TREE IN THE BACK OF THE BUILDING THAT HAS A FRAMED VIEW THAT YOU CAN SEE FROM THE STREET.

YOU KNOW, WE TOOK ANOTHER DETAIL IS THE SLATS ON THE GATE.

THEY'RE ONE BY SIX SLATS INSTEAD OF THE TYPICAL PICKET GATE SO THAT IT HIDES THE

[01:15:03]

PARKING BETTER AND SO ON.

BUT, UM...

LET'S SEE, I'M THINKING THAT MAYBE WE SHOULD SKIP FORWARD TO THE MAIN COMMENTS THAT ROGELIO MENTIONED.

AND REALLY, AGAIN, AS FAR AS THE BALCONIES ARE CONCERNED, WE THINK THAT THE BANDS ARE A STRONG ELEMENT OF THE DESIGN.

WE REALLY THINK THAT THE WHOLE IDEA, AGAIN, OF THE MOVING PLANES, INTERSECTING PLANES, AND THE IDEA THAT IT'S A DYNAMIC BUILDING AS YOU LOOK THROUGH IT, WE REALLY THINK THAT THAT'S A BENEFIT TO THE PROJECT AND TO THE DESIGN.

AS FAR AS THE GRID ALONG THE LOWER LEVEL, ABSOLUTELY.

THERE'S NO ISSUE THERE WITH MAKING THE GRID MORE DENSE.

AND THEN ONE THING I WOULD LIKE TO MENTION IS THAT WE THOUGHT THAT ADDING THAT VERTICAL COLUMN TO THE SECOND FLOOR BALCONY, WE THOUGHT THAT THAT WAS OPEN TO THE SKY.

SO THAT'S THE AS SUCH, IT WOULD NOT COUNT AS FAR.

AS A TERRACE, FOR IT TO BE A TERRACE, IT WOULD HAVE TO BE UNDERNEATH FLOOR AREA TO NOT COUNT AS FAR.

IT IS PROJECTING.

IT'S NOT SELF-SUPPORTING, SO A BALCONY HAS TO BE SELF-SUPPORTING.

IF THERE IS A COLUMN SUPPORTING IT, THAT DOES COUNT AS FAR.

YEAH, SO WHEN WE ARE LOOKING AT BALCONIES, IF THEY HAVE COLUMNS, WE TYPICALLY COUNT EVERYTHING ON THE OUTSIDE FACE OF THE COLUMNS.

AS NOT COUNTING TOWARDS FAR, BUT EVERYTHING INWARD OF THE COLUMN COUNTS AS FAR.

IN THIS CASE, THE COLUMN IS AT THE VERY END OF IT, SO EVERYTHING INWARD OF THAT COLUMN WOULD COUNT AS FAR.

WELL, WE'LL ADJUST IT IN THIS AREA.

SO, AGAIN, I'LL JUST WRAP IT UP, REALLY.

THE POINT BEING THAT WE THINK THAT THE DESIGN AS IT IS IS...

LIVELY, DYNAMIC, THAT IT IS A BENEFIT TO THE NEIGHBORHOOD.

WE'D PREFER TO KEEP IT AS IS.

IF YOU'RE ONLINE AND YOU'D LIKE TO SPEAK, PLEASE RAISE YOUR HAND.

BEFORE YOU ADDRESS THE BOARD, I NEED TO SWEAR YOU IN.

DO YOU SWEAR OR AFFIRM THE TESTIMONY YOU'LL BE GIVING IN THIS PROCEEDING IS THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH? AYE, SIR.

I'M GOING TO GIVE YOU TWO MINUTES TO ADDRESS THE BOARD.

PROCEED WHEN YOU'RE READY.

GOOD EVENING.

REGARDING THE COLUMN THAT IT WAS SPOKEN ABOUT DURING THE PRESENTATION, I WOULD LIKE TO SAY THAT IN THE COLUMNS IN THE TERRACES ON THE OPPOSITE SIDE OF THE COLUMN, WE SEE THAT THE OWN TERRACE IS SELF-SUPPORTING.

SO THE COLUMN IN THIS SCENARIO WOULD ONLY ACT AS A MERE DECORATIVE ELEMENT, NOT AS A STRUCTURAL.

OKAY, WE CAN DISCUSS THAT.

WE'RE GOING TO GET MORE DETAILS AS YOU PROCEED WITH BUILDING PERMITTING, BUT WE DO WANT TO MAKE YOU AWARE THAT THAT COULD BE AN ISSUE.

MAYBE THERE'S A SOLUTION THERE, BUT IN OUR INITIAL REVIEW, IT LOOKED LIKE IT WOULD COUNT TOWARDS FAR.

OKAY, ALSO THE TERRACE, WHICH IS ON THE GROUND LEVEL, ON THE BOTTOM LEVEL OF THE TWO APARTMENTS, THAT WOULD BE COMPLETELY EXCLUDED.

FROM THE PILLAR SO IT WON'T BE TOUCHING IN ANY SIZE IF YOU SEE IN THE IN THE FLOOR PLAN YOU WOULD BE ABLE TO SEE THAT THERE IS A SMALL SET BANK REGARDING THE THE PILLAR SO THAT IT'S COMPLETELY EXTENT OF THAT OF THAT ELEMENT YES YEAH WE WERE ONLY LOOKING AT IT AT THE UPPER LEVEL OKAY OKAY THANK YOU VERY MUCH THANK YOU THANK YOU I JUST HAVE SOME QUESTIONS.

YOU HAVE A BOARD HERE WITH MATERIAL.

CAN YOU...

OH, SORRY.

I APOLOGIZE.

BEFORE WE PROCEED, ARE WE OKAY WITH CLOSING THE PUBLIC HEARING? I APOLOGIZE FOR INTERRUPTING.

SO CAN YOU TELL US WHERE THESE MATERIALS WILL BE UTILIZED AND WHAT KIND OF MATERIALS THEY ARE? THEN THIS WILL BE THE CERAMIC TILE THAT WILL BE USED IN BOTH THE TERRACES AND THE LOBBY AND THE PUBLIC SPACES OF THE BUILDING.

[01:20:02]

AND THIS WILL BE USED INSIDE OF THE WALLS OF THE LOBBY.

THE SAME MATERIAL BUT WITH A DIFFERENT TEXTURE.

AND THEN WE HAVE CHAMPAGNE COLOR, THE METALLIC CHAMPAGNE COLOR AT THE STAIRS.

AND FINALLY, ONE OF THE STANDARD APPROVED MIAMI BEACH COLORS, ONE OF THE VERSIONS OF THE WHITE FOR THE BUILDING, THE ENTIRETY OF THE BUILDING, ALL STUCCO AREAS WILL RECEIVE THE WHITE PAINT.

AND THAT CHAMPAGNE COLOR, YOU SAID IT'S IN THE STAIRWELLS, BUT I DON'T SEE THE STAIRWELLS.

BASICALLY, THE SEMICIRCLES, WHAT YOU WOULD SEE MOSTLY IS THE SEMICIRCLES AS THEY PROJECT OUT.

THESE TERRACES ARE PARTLY INSET, BUT THE LANDING, THE CIRCULAR LANDING, IT PROJECTS OUT.

THE PLANNING DEPARTMENT IS RECOMMENDING THE TERRACES TO BE GLASS.

AM I CORRECT, ROHAM? EITHER GLASS OR RECESSED A LITTLE BIT MORE.

WE FEEL THAT GIVEN THEIR LARGE SCALE THAT IT'S A BIT IMPOSING ON THE STREET.

YOU'RE TALKING ABOUT THE BALCONY CLOSEST TO THE ROOF? WE'RE TALKING...

CORRECT.

THAT ONE? THIS ONE? ARE YOU ALL OPPOSED TO MAKING THOSE CHANGES? OPPOSED IS A STRONG WORD.

YEAH, WE DEFINITELY THINK THAT THE BANDS, LIKE I MENTIONED, YOU HAVE THE BANDS THAT GO BACK TOWARD THE REAR OF THE SITE.

YOU HAVE THE BANDS THAT MOVE ACROSS, YOU KNOW, PARALLEL TO THE STREET.

YOU HAVE THIS ONE HERE.

AND THE IDEA IS TO MAKE IT DYNAMIC AS YOU WALK, AS YOU WALK THE STREET, IT'S WHAT GIVES LIFE TO THE FACADE.

SO YEAH, WE...

WHILE WE'RE ON THE MATERIALS, CAN I ASK, APOLOGIES IF YOU SAID, BUT THE WOOD PANELING ON THE COLUMN, IS THAT ALSO USED ON THE CEILINGS? IS THAT THE SAME MATERIAL? IT'S ON THE SAME MATERIALS ON THE COLUMNS, ON THE UNDERSIDE OF THE BALCONIES, AND THEN ALSO IN THE SLATS OF THE EYEBROW AND THE SLATS OF THE TRELLISES.

IS THAT MATERIAL USED ANYWHERE ELSE OR JUST IN THOSE SPOTS? LIKE ON THE SIDES? NO, JUST IN THE FACADE.

QUESTION FOR THE GARAGE UNDERSTORY.

IS THE MATERIAL BEING USED FOR THE METAL GRATE? YEAH, THAT'S A METAL GRATE ALSO.

ON THE SIDE? YEAH, HERE.

THE QUADRICULAR GRID.

YES, IT'S THE SAME FINISH, THE SAME METAL FINISH AS THE GATE.

SAME PATTERN? NO, HERE WE USED A SQUARE PATTERN.

A SQUARE PATTERN, NOT JUST THE SLATS.

I WAS GOING TO SAY, HOPEFULLY IT WOULD NOT BE SLATS, BECAUSE IT WAS LIKE THAT.

IT'S KIND OF LIKE AN OLD VERANDA, THE SLATS.

NO, THE SLATS LOOKED, EVEN THOUGH THEY WERE VERY EFFECTIVE IN TERMS OF BLOCKING THE VIEW AND ALSO BLOCKING THE...

THIS IS A NEIGHBORHOOD.

THIS IS A RESIDENTIAL NEIGHBORHOOD.

THE BUILDING THAT WE SEE, THE TALL BUILDING THERE,

[01:25:01]

DO YOU HAPPEN TO KNOW...

BUILT AROUND, I'M GOING TO SAY 70S? VISUALLY, AND I UNDERSTAND THIS IS VERY SUBJECTIVE, BUT THIS NEW BUILDING TAKES DOWN A LITTLE HOME AND IT STANDS VERY TALL AND WHITE.

ANGULAR, THIS SMALL SIDE, BUT THEY EVOKE THE PAST OF THAT BUILDING.

I DON'T KNOW...

A LOT OF THE PROJECTS THAT WE'VE SEEN THAT HAVE BEAUTIFULLY KIND OF INTEGRATED THE NEW WITH A NEIGHBORHOOD KIND OF COMMUNITY FEELING, I GUESS I'D LIKE TO HIGHLIGHT THAT THE COLOR PURE WHITE IS VERY PURE WHITE, BUT THE OVERALL FEELING THAT I'M TRYING TO CONVEY IS THAT IT FEELS LIKE YOU'RE BUILDING SOMETHING THAT IS GOING TO STAND APART FROM THE NEIGHBORHOOD AS OPPOSED TO JOIN THE NEIGHBORHOOD WITH PROGRESS AND .

NEW CONSTRUCTION WHICH I ADMIRE AND I THINK IS IMPORTANT IN THIS NEIGHBORHOOD AND IT'S EXCITING FOR THE NEIGHBORHOOD TO GET A PROJECT OF THIS CALIBER IT JUST FEELS LIKE YOU'RE A LONE RANGER THERE AND NOT JOINING THE OTHER THE NEIGHBORS ON YOUR LIFE EVER YOU MENTIONED THE WAY TO EVOKE THE PUNCH THROUGH WINDOW BUILDINGS IN THE IMAGE THAT I HAD UP EARLIER.

NOW, YES, IT ABSOLUTELY STANDS OUT, BUT ULTIMATELY, AS I SAID, THIS IS AN UP-AND-COMING NEIGHBORHOOD, AND I THINK THAT THERE WILL BE OTHER BUILDINGS OF THIS SCALE.

IN FACT, THERE'S AT LEAST, I WOULD SAY, A HALF-DOZEN PROJECTS UNDER CONSTRUCTION IN THE AREA.

THIS NEIGHBOR OVER HERE, AND HE'S MENTIONED THAT HE'S SICK, SO I THINK THAT, YEAH, ABSOLUTELY, I THINK THAT THAT'LL CHANGE IN THE NEAR FUTURE.

IS THERE A WAY TO MAKE IT A LITTLE MORE FRIENDLY? THE LACK OF VETERINARY, WHETHER IT'S MORE...

GREEN, I'M NOT SURE, INCREASING THE SIZE OF THE WINDOWS SO THEY DON'T FEEL SO...

YEAH, I MEAN, ABSOLUTELY, ABSOLUTELY WE CAN LOOK AT IT, AND THERE'S PLENTY OF ROOM IN THIS AREA TO INPUT WIDE WINDOWS.

ONE THING THAT HAPPENS, THOUGH, IS THAT BEING A...

50 FOOT WIDE LOT.

SETBACKS, WE END UP WITH ONLY A 35 FOOT WIDE BUILDING.

AND THAT'S ACTUALLY PRETTY TIGHT FOR THE KIND OF LAYOUT THAT WE'RE DOING.

THERE'S NOT MUCH ROOM IN TERMS OF GIVING THE FACADE TO JOG IN AND OUT, HAVING TO ADD FEATURES, POINT AT ADDING BALCONIES.

BUT WE DIDN'T THINK IT WOULD REALLY ADD MUCH.

LOOKED INTO IT, BUT IT'S THERE, AND THERE'S NOT MUCH WE CAN DO UP FRONT.

WE COULD LOOK AT THE LANDSCAPING.

IS DEFINITELY...

SOFTEN THE FEEL AND THE CONNECTION FROM THE BUILDING TO THE LOT AND THE CONNECTION FROM THE BUILDING TO THE STREET.

I THINK THAT WOULD BE AN EFFECTIVE WAY OF DOING THAT.

CAN I ASK YOU A QUESTION IN CONTINUATION OF WHAT WAS JUST ASKED? YOU'RE BUILDING A FOUR-STORY BUILDING.

TO THE SOUTH OF THIS PROPERTY, THERE IS ALREADY A TWO-STORY.

TO THE EAST, THERE'S A FIVE-STORY, AND TO THE WEST, THERE'S A SIX-STORY.

BUT TO THE NORTH IS THE SINGLE-FAMILY RESIDENCE, WHICH PROBABLY WITH TIME WILL DISAPPEAR AND TURN INTO A BUILDING.

ARE THERE ANY OTHER SINGLE-FAMILY RESIDENCES ON THAT BLOCK OTHER THAN THE ONE NEXT TO THE PROPOSED BUILDING?

[01:30:03]

BECAUSE IT SEEMS EVERYTHING ELSE AROUND YOU IS EITHER A TWO-STORY, A FIVE-STORY, A SIX-STORY.

AND ACTUALLY, THAT IS CORRECT.

THAT IS CORRECT.

AND HERE, I'LL POSE ON THIS SIDE.

ON THE OTHER SIDE OF THE STREET AND ON THAT SIDE OF THE STREET THERE ARE NOT ANY SINGLE FAMILY HOMES LEFT.

AND WHAT'S HAPPENING IS THAT, LIKE I SAID, THERE'S PROJECTS THAT ARE ALREADY IN.

WE KNOW OF A COUPLE OF THEM.

I THINK THE DESIGN IS A NICE DESIGN.

IS THIS GOING TO BE FOR RENTAL OR FOR CONDO? NO, FOR SALE.

FOR SALE.

IT'S GOING TO BE FOR A KIND OF ANY PERSON.

I'M GOING TO PUT ON MY SALESPERSON HAT ON BECAUSE I'VE SEEN QUITE A BIT OF THESE.

REGARDING THE WINDOWS, ON THE SLIDING WINDOWS THAT YOU HAVE IN THE LIVING ROOM, YOU COULD MAKE THEM SLIDING GLASS DOORS WITH A GLASS PANEL ON THE OUTSIDE SO THAT YOU COULD HAVE MORE LIGHT COMING INTO THE LIVING ROOM BECAUSE I SEE THAT ON THE FLOOR PLAN ITSELF YOU'RE DEPICTING WE'RE TALKING ABOUT THESE WINDOWS FACING THE STREET? ON THE SIDE, FACING THE SIDE.

OVER HERE? YEAH.