[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6333237,"mediaKeyId","2303250-b9f5551570ea6518a373511cb958aabd","parentId",2303250,"title","Design Review Board actions: chair selections, continuances and approvals at February meeting","audioSeconds",6702,"startMs",502000,"endMs",7204000,"viewUrl","/Search/View?dp=1&key=2303250-b9f5551570ea6518a373511cb958aabd&start=502&end=7204","thumbnailUrl","https://assets.pipeline.soar.com/2303250-b9f5551570ea6518a373511cb958aabd/thumbnail_502000.jpg","articleUrl","/articles/6333237/Miami-Beach/Miami-Dade-County/Florida/Design-Review-Board-actions-chair-selections-continuances-and-approvals-at-February-meeting","mediaUrl","https://secure.pipeline.soar.com/6333237-517069bec4ecd3496f5c36d055129134/orig.mp4?Expires=1775646943&Signature=JyLXLsNwwS6UGz5L5hwiTUyD6rJWDrfq7~2d6Vx9iWzvALdsonBBUvvFLyiZoDGi~CnLGVSpEI6GS4qCGuE-2dEawT3i70ynh7YrHNvlovunr7K-qPR9YzbwRyrNOoqKEA3IBg3FlbmS~s~FmtQBgR49qioIo9hAM9kKBzIBDDtgeCshj3Rl~eCTuV3zy3zIHByZvh4H9bI9f42CzbcloJFrVUxQ3sXpGPqUCL7mM~jO0bAdUfVGJ7F8ueHPHU0uzM4KY7aPLkWrPXwUIGIwjFiuVlCe85sxJxPB~hDO-uQ~JQ0mORGuYujqMpkvL7NBFdBorKwJYFajykF56~HKkQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami Beach, FL","date","2025-02-13T13:23:11Z","article","The City of My Beach Design Review Board made multiple procedural and project decisions at its February meeting, including re-appointing leadership, approving minutes and taking final action on several pending applications.

Key outcomes

- Chair and vice chair: The board re-elected the sitting chair for another one‑year term and re-nominated the existing vice chair; both elections passed by voice vote. (Motion and second recorded in meeting transcript.)

- Minutes: The board approved the Dec. 10 meeting minutes by voice vote.

- Continuances: DRB 24‑1040 (1500 Bay Road) was continued to the March 13 meeting at the applicant’s request. DRB 24‑1068 (4880 Pine Tree Drive) was left on the agenda and later continued so the applicant could decide whether to pursue an administrative building permit under the newly amended understory rules.

- Approved with conditions: DRB 24‑1038 (1265 North Biscayne Point Road) — revised facade and new front wall; approval conditioned on revised plans matching the fence/wall design presented at the hearing (motion by Miss Lewin; second by Miss Butagavoli).

- Variance approved (after‑the‑fact): AIR B 24‑1049 / 1470 Lincoln Terrace — variance to allow central air‑conditioning equipment to remain in the interior side yard for an existing multifamily building; staff supported legalization as part of a 40‑year recertification process.

- Variance approved: RB 241032 / 110 North Hibiscus Drive — variance of 68 square feet to remedy an undercount that caused the built unit size to exceed the permitted maximum; the board approved the variance after applicant testimony that modification would be a hardship.

- Modifications approved: RB 241033 / 6470 Edison Road — after a lot‑split enlarged the subject parcel, the board approved a modest expansion to a gym and a new padel court; the board asked that landscaping be provided around the padel court for neighbor privacy.

- Addition approved: TRB 241071 / 7790 Lake View Drive — the board approved a two‑story addition and a detached one‑story garage with a height waiver consistent with the prior approval; staff and the applicant said the addition retains the home’s existing material palette and massing.

Motion details and record

Where the transcript records motion makers or seconders, those names are noted above. Most approvals were recorded by voice vote; the transcript shows the board answering “Aye” and the chair declaring motions passed. The meeting included multiple presentations by applicant teams and staff; no roll‑call tallies listing every member’s vote appear in the transcript.

Next steps

Staff will verify plan revisions, fence materials and required postings for administrative understory applications; project teams were directed to submit revised plans where conditions were added. The items continued to March remain on the March 13 agenda pending applicant action.","mediaType","Video","parentTitle","Design Review Board Meeting 2.13.2025","oneSentenceSummary","The board reelected its chair and vice chair, approved minutes, continued one item at the applicant’s request and approved a series of design and variance requests including a post‑installation AC variance and several design modifications.","taxTitle","Miami Beach, Miami-Dade County, Florida","taxId",2893,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6333241,"Design Review Board approves revised facade and new front wall at 1265 North Biscayne Point Road",1731,2164000,3895000,"/Search/View?dp=1&key=2303250-b9f5551570ea6518a373511cb958aabd&start=2164&end=3895","https://assets.pipeline.soar.com/2303250-b9f5551570ea6518a373511cb958aabd/thumbnail_2164000.jpg","/articles/6333241/Miami-Beach/Miami-Dade-County/Florida/Design-Review-Board-approves-revised-facade-and-new-front-wall-at-1265-North-Biscayne-Point-Road","https://secure.pipeline.soar.com/6333241-5fdcf75e197428035f34cae26891050c/orig.mp4?Expires=1775646943&Signature=Q0uARpoO7LmW3S~bQN0rnyPfTWzuFtvsniQxEn5hSmugGoqxMoTkWZLGENtYIQCaW8WjYIAXZVCk~rzZDT7MtbqqHiX45rO-kilN8TT4e2KAsUsic79NTahcvIM~bv0BPeCAMP-AdvAiB4gsmd3B9cw8NYELZ9X6HmmG28bxfMjTLsL7QBHGSemNCaLU6U4RAjqrcM6cRvANbQOxHksc43ElsOhRTUNLcla4SHimDSQ2LxJVy4QUJkdFVoPd8hyn3Jc4exuUWRyIn0lvxGakM0KuZMjgc0ePNdD~slicTJY92C0foQM8pLLu647r31MJJnQ3MYoQKEBJQevgBaWnhA__&Key-Pair-Id=KUT5TJCACFTXG","The City of My Beach Design Review Board on Tuesday approved a revised design for a two‑story residence with an understory at 1265 North Biscayne Point Road, contingent on a plan revision that incorporates a handout the applicant presented showing a redesigned front wall.

Staff said the applicant had previously appeared before the board and returned with changes intended to reduce the perceived massing of the second floor. Staff recommended approval subject to conditions in a draft order. Architect Edwin Ferrada and attorney Matt Amster described reductions in the height of the front louvers and a 2.5‑foot setback on the west elevation to create a larger balcony and reduce the apparent scale of the second floor.

“Those are the largest changes that we've made here,” Amster said during the presentation, noting the revised windows and louvers provide more permeability and match the window pattern elsewhere on the house. The applicant also shared a revised design for the front fence and gate that replaces a previously solid wall with openings and integrated materials.

Board members who had informally reviewed the revised plans at a prior meeting praised the changes. One board member said, “The louvers being shortened made such a difference in the approachability of the house,” and another said the new openings in the front wall create a helpful contrast of lightness and mass. The board asked staff to add a condition requiring the final plans be consistent with the fence design presented at the hearing and to confirm listed materials.

A motion to approve the application with the condition that the plans be amended to reflect the new front wall passed by voice vote. Miss Lewin made the motion and Miss Butagavoli seconded. No public speakers appeared on the item at the hearing.","After board feedback at an informal session, the applicant reduced second‑floor louvers and reworked the west elevation; the DRB approved the revised design with a condition requiring final plans to match the newly proposed front wall.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6333246,"Neighbor urges Design Review Board to block administrative approval after ordinance lets understory homes avoid review",797,728000,1525000,"/Search/View?dp=1&key=2303250-b9f5551570ea6518a373511cb958aabd&start=728&end=1525","https://assets.pipeline.soar.com/2303250-b9f5551570ea6518a373511cb958aabd/thumbnail_728000.jpg","/articles/6333246/Miami-Beach/Miami-Dade-County/Florida/Neighbor-urges-Design-Review-Board-to-block-administrative-approval-after-ordinance-lets-understory-homes-avoid-review","https://secure.pipeline.soar.com/6333246-470ee410244afb30ead92b0654c22182/orig.mp4?Expires=1775646943&Signature=khcTsbuuEyS9eKG2KHMnhLG89a5gJrXJkOIqqWmEwXl1AsYLP6ASKB2WQxXnPpRAc1oetFg88NCr-Oeb9tq4Cmy5Is~aqMv2Z1eK5VrXZL~~3NzsFtUj3klQUw1jmXLjHNDrWO8se770ESHbPJs8k2~aiD8ZfN1J2j-gQeuE3e5pC9581XJORNCriNkGTtf106Ic9RyFF2-94UL0PP8R3ZC4Yl-vC0arp1Z~Tb8Bhx3taiGy1uFam8sWCySEaZZWq5El~WI7dTIwjkrKPbnF5gXzJPH68AUQaWqwt7ZKEr-OS-hfqXUAi81Gu-E7EURkLEwr2kJ2BSBDANafeYp7bA__&Key-Pair-Id=KUT5TJCACFTXG","A neighbor asked the City of My Beach Design Review Board on Tuesday to prevent an administratively processed height increase at 4880 Pine Tree Drive, saying the same request had been denied by the board in 2020 and is therefore barred by res judicata.

Beth Colleen Martin, who identified herself as the neighbor north of the property, told the board the house under construction already towers over adjacent homes and that the applicant had removed landscaping, placed a construction fence over her property line and cut a gas line. “This should not be handled administratively,” Martin said.

Martin said the project previously sought a 4-foot height increase in 2020 and was denied all but 1 foot; she told the board the current filing seeks an additional 2–3 feet in places, and that the property now stands about 48 feet at some points compared with neighboring homes of about 24–28 feet. She also said the project’s permit application lists the lot width as 106 feet when she said it is 105 feet, and she said the developer removed more than 55 trees and other landscape on adjacent property without a permit.

Planning staff told the board the city commission enacted an ordinance last week that changes how understory homes are treated: in many single‑family districts the code now allows understory homes to be approved administratively if they meet the revised standards. Planning staff said owners of qualifying RS‑3 properties above the size threshold may seek up to 31 feet with an understory under the amended code, and one path forward for the property at 4880 Pine Tree Drive is to vacate the prior DRB order and apply for a building permit so staff can check compliance with the new rules.

Rogelio, a planning department presenter at the meeting, described the administrative review process and said staff will verify setbacks, design criteria and inspections before issuing final permits. “Staff will review that in for compliance with the code, make sure that everything complies with what’s in the code, including design criteria that staff has to follow,” he said. He also told the board that postings will be required for properties applying under the new administrative pathway and said those notices must include contact information so neighbors may reach the property owner or City Hall staff.

Board members pressed for clarity about the limits of administrative approvals, whether waivers previously denied by the DRB remain binding, and how neighbors can raise enforcement concerns. Rogelio said waivers continue to be routed to the DRB; only projects that meet the administrative checklist can avoid DRB review. He advised neighbors to submit written complaints to planning staff and noted inspectors will verify the site before issuing a certificate of occupancy.

Given the neighbor’s request for further notice, the board voted to continue the agenda item so it would remain on the March calendar while the applicant decides whether to withdraw and pursue an administrative building permit. The motion to continue the item to the March 13 meeting passed by voice vote.

Martin told the board she will file a notice of appearance and asked to be copied on legal filings. Planning staff said the new posting requirements created by the ordinance are still being implemented and that staff will consider adding a City Hall contact phone number to the required posting.

The board did not decide the substantive height question at the meeting; rather, it agreed to continue the matter and to note neighbors’ concerns while staff implements the new administrative review process.","A neighbor argued the change in city ordinance allowing understory homes to be approved administratively should not let a previously denied height waiver be re-litigated; planning staff said the applicant may vacate the prior DRB order and seek a building permit for administrative review.","actionData","errors"]

Article not found

Design Review Board actions: chair selections, continuances and approvals at February meeting

Design Review Board approves revised facade and new front wall at 1265 North Biscayne Point Road

Neighbor urges Design Review Board to block administrative approval after ordinance lets understory homes avoid review