Commission approves St. Regis site plan modification and off-site sales center after neighbor questions about deep excavation

The City Commission of the City of Sunny Isles Beach on a unanimous vote approved a site plan modification for the St. Regis residences (application PZ2024-7) and separately granted conditional-use and variance approvals for a temporary off‑site sales center for the same developer.

City planning staff told the commission the modification for the project at 18801 Collins Avenue reduces residential density from 490 to 361 units, cuts several guest suites and cabanas, reduces restaurant and amenity square footage, converts roughly 10,68 (sic) square feet of residential amenity area to commercial use, and adds one below‑grade parking level to Tower 2 while keeping the approved maximum floor‑area ratio. The staff report recommends approval and proposes an extended site plan term if the commission modifies the standard 24‑month validity language; the applicant asked that the approved site plan remain valid for 60 months provided a building permit for the south tower is pulled within 24 months.

The applicant, Ian DiMello of Schubert Law Group, represented La Playa Beach Associates and said the project is already under way and that the team expects to secure a master permit in October. "Amy's presentation really covered it all for us," DiMello told the commission, adding that the developers have engaged appropriate professionals and will follow engineering advice as construction continues.

Neighbors and building representatives spoke during public comment with concerns focused on excavation depth, vibration, and monitoring for adjacent structures. Nir Cabra, a resident and hotel operator at 18683 Collins Avenue next door, said owners are concerned about drilling and underground parking proximity and asked what instrumentation developers will use "to ensure the integrity of the adjacent structure and will the monitoring be shared." Dr. Joseph Levine, a physician‑scientist who said he has geology background and represents a neighboring building's board, asked whether an updated geotechnical or environmental study was done to assess effects of excavating an additional 15–20 feet and the potential for liquefaction or water‑table impacts.

Commissioners asked whether the current request altered previously approved subsurface work. DiMello replied that the proposed modification does not go deeper than previously approved plans and that the excavation depth is consistent with prior approvals; he said the project team retained experienced engineers and would follow their recommendations. Planning staff also told the commission the earlier approvals established the basic construction envelope and that the current modification restarts the site‑plan approval clock.

In the vote on the site plan modification, the commission’s roll call recorded "Yes" from Vice Mayor Lamont, Commissioner Joseph, Commissioner Stuyvesant, Commissioner Viscara, and the Mayor; the application was approved.

Separately the commission considered a conditional‑use, variances and site plan for a one‑story temporary sales center to be built on city‑owned property at 18590 Collins Avenue. Planning staff described requests including reduced front and side setbacks, reduced parking (from 20 to 10 spaces), and larger temporary wall signs. Staff recommended approval of the conditional use and variances on the grounds the structure is temporary and smaller than typical development on the parcel; the commission approved the requests unanimously.

Commissioners and staff emphasized that the actions before the commission were modifications and approvals tied to the applicant's existing entitlements; several commissioners thanked staff for work during holiday review and cited sidewalk widening included in the plans as a public benefit.

The commission record shows no amendment to the underlying development approvals beyond the site plan modification language and the requested change to the site plan validity period; conditions in the staff report remain applicable.

Looking ahead, the applicant and staff will finalize conditions required by the approvals and proceed with building‑permit submittals in accordance with the modified site plan schedule.