Council approves 24-story Bayshore conditional-use permit with community benefits; neighbors cite infrastructure concerns

The Mayor and City Council of North Miami on Jan. 28 approved a developer request for a conditional use permit that allows a height bonus to build a 24‑story, 238‑foot residential tower with 96 units at 11950 North Bayshore Drive (Tab H). The motion to approve was made by Councilman Pierre F. Charles and seconded by Vice Mayor Estimare Irvin; the vote was reported in the meeting as "Item passes with a 40 vote."

Staff presentation and project summary Debbie Love, director of Development Services, said the project requests a height bonus allowed in the Bayshore zone and allocation of 17 bonus units from the city—s floating unit pool. The site is about 0.79 acres and is currently developed with a condominium; the proposal includes an integrated parking garage with 172 parking spaces and multiple sustainability commitments. Love told council the project completed planning commission review and staff recommended conditions including enhanced stormwater measures, undergrounding utilities and a requirement to record a community benefits agreement (CBA) within 30 days of site plan approval.

Developer commitments and community benefits The applicant and legal team, represented by Pedro Hassan and principals associated with Alta Bayshore, presented a community benefits package that the applicant and staff described in the meeting. The commitments cited in the public presentation and staff report include (amounts as stated by the applicant during the meeting):

- $100,000 contribution to the police department for equipment (ballistic shields and related items). - $50,000 to Enchanted Forest (project description in applicant presentation). - A contribution of $100,000 toward transit or traffic‑mitigation efforts (provision referenced in the draft CBA). - Approximately $50,000 for landscaping/hedge improvements along an identified wall (Clusia hedges). - Site‑level drainage improvements (French drains) and a conveyance of land for a lift station to assist local drainage; staff noted the applicant will provide 10% above the regular stormwater requirements for the site. - Additional contributions: $100,000 to nearby parks (listed as Bridal Lehman Park and Bruce Sweep Park canopy project), $50,000 for Griffin Boulevard beautification, $25,000 for a local food pantry, $100,000 to Nomi Gold and Silver Senior group and $25,000 to Nomi Festival. The applicant indicated anticipated impact fees and long‑term tax revenues tied to the development.

Public comments and concerns Multiple neighbors and residents testified during the public hearing with concerns that focused on traffic congestion on Bayshore Drive and nearby streets, existing flooding and stormwater infrastructure, and potential impacts to older neighboring buildings during deep excavation or pile driving. Speakers included Hernando Barreto, Robert Yakovsky (resident of Majorca Towers), Hal Schonfeld (Majorca Towers), Claudia Pazmino and William Prevattell (who spoke in support), among others. Comments asked the council and staff to ensure coordinated construction plans and mitigation of traffic and drainage impacts.

Staff and applicant responses The applicant—s attorney and staff representatives said the project complies with the recently adopted text amendment for the Bayshore zone and noted the development will include above‑code stormwater measures and proffered public improvements. The applicant also said many of the mitigation items are already stipulated in the draft CBA and in DRC/site‑plan conditions; staff noted final site plan review and building‑permit conditions will be required prior to construction.

Council action and conditions Council approved the conditional use permit with the conditions recommended by staff. Love said the site plan would return to council for final approval (staff anticipated a Feb. 11 final‑site‑plan hearing, contingent on the applicant—s submission) and that compliance with the Shoreline Committee and the recorded CBA would be required before building permits are issued.

Ending Supporters and opponents urged more community outreach and coordination on logistics; council members said they expected the applicant and building department to coordinate staging, traffic control and stormwater work with the city during permitting and construction. The vote was reported in the meeting as "Item passes with a 40 vote."