City Commission Meeting

Thursday, February 5, 2026

Executive Summary

- Washington Avenue Comprehensive Zoning Plan referred to Land Use Committee after contentious debate over blanket upzoning versus case-by-case development review - Spring Break 2026 measures approved with significant relaxation of restrictions, removing barricades from most commercial areas while maintaining flexibility for emergency implementation - MDPL management agreement deferred due to ongoing Inspector General investigation revealing "serious problems" in past operations - Anti-Semitism response dominated opening discussion following Vendome nightclub incident, with unanimous Commission condemnation - Board appointments saw conflicts over Human Rights Committee chair and North Beach CRA property management conflicts of interest

Lobbyist Activity

Notable registrations filed in advance include multiple firms working Washington Avenue properties (Matthew Amster, Matthew Cohen, Michael Larkin for various development projects), marina-related matters (Michael Greco for Suntex), and Art Deco district issues. During the meeting, specific lobbyist activity included: - Cecilia Torres for Ambassador Paul Cejas supporting Washington Avenue zoning proposal with 210-unit residential project at 16th and Washington - Mitch Bierman (Waste Connections) noting related waste collection agenda item - Michael Greene (Suntex Marina) explaining remedial measures for commercial vessel operations - Mabel Patel (Oko Group) updating on Aman Hotel construction timeline for Faena District FAR bonus item

Key Actions & Votes

Spring Break 2026 Operational Framework (R7-V)

The Ask: Authorization for City Manager to deviate from strict measures in Resolution 2025-33783, implementing flexible approach to beach closures, parking restrictions, barricades, and enforcement. The Vote: Passed 7-0 with significant amendments Key Changes: Removed barricades from Ocean Drive, Collins Avenue, and Washington Avenue (keeping them only at designated hotspots like 9th and Collins, Summer Block of Washington); reopened garages with flexible pricing up to $100/hour in Art Deco District; delayed start time for LPR lane reduction; maintained beach closure flexibility rather than automatic 6 P.M. policy. Key Reasoning: Mayor Meiner: "Before the measures we took two years ago as a body, we had murders on our street, a level of chaos that is unacceptable." Commissioner Fernandez advocated for "calibrated and flexible Spring Break operational plan" that "preserves the tools we've developed...but apply some with precision based on the real time conditions."

Washington Avenue Comprehensive Zoning Plan (R5B/R5C)

The Ask: First reading of ordinances creating residential use incentives along Washington Avenue from 5th to 17th Street, including FAR increases up to 4.0 and height bonuses up to 100 feet for non-transient residential development. The Vote: Referred to Land Use Committee 7-0 Key Reasoning: Commissioner Suarez: "The status quo in Washington undeniably is a downward trajectory...Today, we still see vacant storefronts, foreclosures, homelessness, nuisance businesses, and an overconcentration of adult oriented uses." Commissioner Fernandez opposed blanket upzoning: "My concern is that even with a sunset date, this legislation would immediately reward bad property owners." Potential Impact: Could create up to 2,462 residential units if all eligible parcels developed, requiring 861,700 gallons additional daily sanitary sewer capacity.

MDPL Management Agreement (R9-AC)

The Ask: Three-year management agreement extension for Miami Design and Preservation League to operate Ocean Front Auditorium. The Vote: Deferred pending Inspector General report completion Key Issues: Inspector General Centorino: "There have been some problems in the way the operation has been carried out in the past and there are some serious problems." Commissioner Suarez criticized MDPL's call-to-action campaign while investigation pending.

Entertainment in Restaurants Ordinance (R5-D)

The Ask: Second reading creating pilot program allowing restaurants to have indoor entertainment without conditional use permits through December 31, 2026. The Vote: Passed 7-0 Guardrails: 750-person occupancy maximum, no outdoor/rooftop entertainment, restaurants/supper clubs only (not standalone nightclubs), buildings with pre-2025 certificates of occupancy.

Board and Committee Appointments (R9-B)

Notable Conflicts: - Amanda Knapp's Human Rights Committee nomination withdrawn after Commissioner Suarez cited her calling him a "puppet bitch commissioner" and allegedly abusive staff interactions - Laura Vatia's North Beach CRA appointment opposed by Suarez due to property management conflicts of interest but approved 5-2

Regulatory & Compliance Flags

New Ordinances Passed

- Chapter 70, Section 70-73: Personal delivery device regulations with 10 mph crosswalk/6 mph sidewalk speed limits, advertising prohibition - Chapter 70, Section 70-1.2: Hate crime ordinance establishing minimum 30-day jail sentence for municipal violations motivated by prejudice - Chapter 90, Section 90-97/90-278: Multifamily residence threshold change bringing 9-16 unit buildings into residential waste collection program

Pending Second Readings

- R5-D: Entertainment in restaurants pilot program (expires December 31, 2026) - R5-S: Waste collection ordinance with opt-out provisions for multifamily buildings

Litigation & Risk Signals

Inspector General Investigations

- MDPL: "Serious problems" found in operations, draft report due within 30 days, ethics commission found probable cause against former director for lobbying violations - Suntex Marina: Settlement agreement reached addressing OIG audit findings, valued at $9 million over lease term

First Amendment Concerns

- Public speaker Raquel Pacheco challenged police visit to her home following Facebook comment as weaponization of law enforcement - Delivery robot companies challenged advertising ban on First Amendment grounds

State Preemption Issues

- SB 180: May prevent city from reducing hotel height incentives in Washington Avenue plan - Live Local Act: Commissioner Magazine argued local zoning action necessary to prevent state override: "State legislatures are looking at this meeting right here...They're coming to us. They're telling us one thing, but they're doing another"

Contract & Procurement

Major Contracts Approved

- Trolley Services (C7-S): 15% hourly rate increase - $87.42/hour high-floor vehicles, $100.69/hour low-floor vehicles, rising to $124.19/hour post-transition. Annual impact: $1.4 million - Suntex Marina Settlement (R7-Y): $240,000 contribution to Marine Patrol Dock improvements, increased fuel commission from $0.02 to $0.06 per gallon, 1,000 sq ft office space provision ($50,000/year value), two additional 45-foot boat slips ($84,000/year value)

Procurement Issues

- Commissioner Magazine noted lack of trolley advertising revenue despite major events: "I am really having a hard time believing we can't find better advertising for our trolleys"

Timeline & Deadlines

- February 25, 2026: City Manager performance evaluation Committee of the Whole - March 10, 2026: Beachfront Management Plan Ad Hoc Advisory Committee meeting, 2-5 P.M. - March 18, 2026: Continuation date for R5 items - March 2026: Spring Break implementation period (second and third weekends identified as highest risk) - End of February 2026: TDR study completion expected - December 31, 2026: Entertainment ordinance (R5-D) sunset date - Summer 2027: Aman Hotel opening timeline - June-August 2026: City Manager contract-mandated evaluation window (45 days before/after July 24 anniversary)

Threads Across Meetings

Washington Avenue Redevelopment

Comprehensive zoning proposal represents culmination of decades-long struggle. Planning Director noted: "Washington Avenue has never been approached comprehensively in terms of incentivizing residential even though there has been a very small residential bonus of 0.5 in place since 1989, nobody has been serious about building residential." 2015-2017 task force rejected staff residential recommendations in favor of hotel development, leading to current 35+ vacant storefronts.

Spring Break Evolution

Vice Mayor Mateo-Salinas: "The beach is different now. People don't party on the beach after the Calvin Harris concert, everybody left...We are leaning into the wellness activations. We are leaning into being less of a party city." Reflects broader strategic pivot from party destination to wellness/luxury positioning.

MDPL Governance Crisis

Commissioner Suarez detailed "house of cards" collapse: "There's been serious concerns over the last decade that really has metastasized...ethics commission has is basically found probable cause for finding your previous director in violation of our city lobbying code." New leadership implementing governance reforms while investigation ongoing.

Housing Affordability Pressure

Commissioner Suarez noted: "Nearly 90% of our city staff do not live in Miami Beach with many more commuting more than an hour each way...That is why the State passed the Live Local Act. When cities do not allow enough housing, the State steps in and overrides local zoning authority." This meeting demonstrated the Commission grappling with fundamental questions about growth management, state preemption, and balancing development incentives with community character—themes that will likely continue dominating future agendas as housing pressure intensifies and state oversight expands.

Lobbyist Registrations

Lobbyist	Principal	Subject	Filed
Andrew W Dickman	Erika Soto 1 Ocean Drive, Planning Board File No. 1 Ocean Drive, Planning Board PB25-0792 File No. PB25-0792		2026-01-06
Matthew Amster	Qriar Rental Michigan, LLC (Pedro 1440 Collins Avenue; Development 1440 Collins Avenue; Lemos de Castro)	approvals and permitting issues. Development approvals and permitting issues.	2025-11-18
Matthew Amster	2120 Lucerne Holdings, LLC (Richard 2120 Lucerne Avenue; Development 2120 Lucerne Avenue; Tester)	approvals and permitting issues. Development approvals and permitting issues.	2025-11-18
Rafael E Andrade	Marina Park Residential LLC (David Proposed development at 300-390 Proposed development at 300- Martin)	Alton Road, Miami Beach, FL 33139 390 Alton Road, Miami Beach, FL 33139	2026-01-27
Felipe Angulo	Yachting Promotions, Inc. (Ricardo Event holdings and long-term Event holdings and long-term Strul)	commitments. commitments.	2025-11-12
Ian G Bacheikov	Beach Hotel Associates LLC (Eric 1685 Collins Avenue; Land use and 1685 Collins Avenue; Land use Poretsky)	zoning approvals. and zoning approvals.	2026-01-14
David Butter	Nahla Capital Management, LLC Redevelopment of Raleigh Rosewood Redevelopment of Raleigh (Genghis Hadi)	Project located at 1775, 1757, and Rosewood Project located at 1751 Collins Avenue. 1775, 1757, and 1751 Collins Avenue.	2025-12-16
Michael Callahan	Apogee Condominium Association 800 South Pointe Drive; Development 800 South Pointe Drive; Inc. (Alex Hurst)	approvals and permitting issues. Development approvals and permitting issues.	2026-01-07
Matthew W Cohen	2120 Lucerne Holdings, LLC (Richard 2120 Lucerne Avenue; Development 2120 Lucerne Avenue; Tester)	approvals and permitting issues. Development approvals and permitting issues.	2025-12-04
Jose Espinoza	South Florida CFPNCG Host National Football Game and related National Football Game and Committee, Inc (Eric Poms)	community events related community events	2026-02-05NEW
Jose Espinoza	Orange Bowl Committee (Eric Poms)	Orange Bowl Football Game and Orange Bowl Football Game and related community events related community events	2026-02-05NEW
Jose L Gomez	The Decoplage Condominium 100 Lincoln Road; Development 100 Lincoln Road; Development Association, Inc. (Neil Ross)	approvals and permitting issues.	2025-12-08
Jose L Gomez	Gymage Restaurant, Inc. (Carlos 1651 Washington Avenue; 1651 Washington Avenue; Enguidanos)	Development approvals and permitting Development approvals and issues. permitting issues.	2025-12-12
Jose L Gomez	CCOOL, LLC (Nemer Saliba)	1330 18th Street; Development 1330 18th Street; Development approvals and permitting issues. approvals and permitting issues. Gomez Disc. Amt: No Compensation 2026-01-30 AF BSP Lincoln Funding LLC (Eyal 300 Lincon Road; Development 300 Lincon Road; Development Alfi) Approvals & Permitting Issues. Ap	2026-01-05
Alfredo J Gonzalez	Nahla Capital Management, LLC Redevelopment of Raleigh Rosewood Redevelopment of Raleigh (Genghis Hadi)	Project located at 1775, 1757, and Rosewood Project located at 1751 Collins Avenue. 1775, 1757, and 1751 Collins Avenue.	2025-12-16
Alfredo J Gonzalez	Lehrman Community Day School, Public hearing before the Design Public hearing before the Design Inc. (Rudolph Collum)	Review Board for approval of zoning Review Board for approval of variances and modification of ORB zoning variances and Order DR820-0529 for the property modification of ORB Order located at 727 Lehrman Drive (77 DR820-0529 for the property Street), 741 Lehrman Drive (77 located at 727 Lehrman Drive	2026-01-29NEW
Kobi Karp	Nahla Capital Management, LLC Redevelopment of Raleigh Rosewood Redevelopment of Raleigh (Genghis Hadi)	Project located at 1775, 1757, and Rosewood Project located at 1751 Collins Avenue. 1775, 1757, and 1751 Collins Avenue. Disc. Amt: No Compensation 2026-01-05 Boucher Brothers Pier Park, LLC 1 Ocean Drive; Development approvals 1 Ocean Drive; Development (James Boucher) and permitting issues. approv	2025-12-16
Neisen O Kasdin	Beach Hotel Associates LLC (Eric 1685 Collins Avenue; Land use and 1685 Collins Avenue; Land use Poretsky)	zoning approvals. and zoning approvals.	2026-01-14
Neisen O Kasdin	Alton Ventures Development, LLC Alton City Center LDR and Alton City Center LDR and (Steve Kassin)	Comprehensive Plan Amendment for Comprehensive Plan Amendment properties generally located between for properties generally located Alton Road and West Avenue between between Alton Road and West Lincoln Road and 17th Street, Miami Avenue between Lincoln Road Beach FL and 17th Street, Miami Beach FL	2026-01-29NEW
Michael W Larkin	2120 Lucerne Holdings, LLC (Richard 2120 Lucerne Avenue; Development 2120 Lucerne Avenue; Tester)	approvals and permitting issues. Development approvals and permitting issues.	2025-11-18
Michael W Larkin	The Decoplage Condominium 100 Lincoln Road; Development 100 Lincoln Road; Development Association, Inc. (Neil Ross)	approvals and permitting issues.	2025-12-08
Michael W Larkin	Gymage Restaurant, Inc. (Carlos 1651 Washington Avenue; 1651 Washington Avenue; Enguidanos)	Development approvals and permitting Development approvals and issues. permitting issues.	2025-12-12
Michael W Larkin	Apogee Condominium Association 800 South Pointe Drive; Development 800 South Pointe Drive; Inc. (Alex Hurst)	approvals and permitting issues. Development approvals and permitting issues.	2026-01-07
Michael W Larkin	AF BSP Lincoln Funding LLC (Eyal 300 Lincon Road; Development 300 Lincon Road; Development Alfi)	Approvals & Permitting Issues	2026-01-30NEW
Carlos A Markovich	The Decoplage Condominium 100 Lincoln Road; Development 100 Lincoln Road; Development Association, Inc. (Neil Ross)	approvals and permitting issues.	2025-12-08
Michael J Marrero	Fontainebleau Florida Hotel, LLC 4441 Collins Avenue; Development 4441 Collins Avenue; (Jeffrey Soffer)	approvals and permitting issues. Development approvals and permitting issues.	2025-11-17
Brian May	Yachting Promotions, Inc. (Ricardo Event holdings and long-term Event holdings and long-term Strul)	commitments. commitments.	2025-11-12
Kendrick J Meek	Murano at Portofino Condominium 1000 South Pointe Drive; Design 1000 South Pointe Drive; Design Association, LLC (Mario Procida)	Review Board approval of the new Review Board approval of the entrance design. new entrance design.	2025-12-09
Tiffany Montanez	Fontainebleau Florida Hotel, LLC 4441 Collins Avenue; Development 4441 Collins Avenue; (Sheryl Kass)	approvals and permitting issues. Development approvals and permitting issues.	2025-11-17
Graham C Penn	AF BSP Lincoln Funding LLC (Eyal 300 Lincon Road; Development 300 Lincon Road; Development Alfi)	Approvals & Permitting Issues.	2026-01-30NEW
Graham C Penn	La Goree Country Club, Inc. (Seamus 5685 Alton Road; Development 5685 Alton Road; Development Dooley)	Approvals & Permitting Issues, Approvals & Permitting Issues	2026-01-30NEW
Paul C Savage	Gymage Restaurant, Inc. (Carlos 1651 Washington Avenue; 1651 Washington Avenue; Enguidanos)	Development approvals and permitting Development approvals and issues. permitting issues.	2025-12-12
Paul C Savage	CCOOL, LLC (Nemer Saliba)	1330 18th Street; Development 1330 18th Street; Development approvals and permitting issues. approvals and permitting issues.	2026-01-05
Christine Sawyer	Apogee Condominium Association 800 S. Pointe Drive; Development 800 S. Pointe Drive; Inc. (Alex Hurst)	approvals and permitting issues. Development approvals and permitting issues.	2026-01-07
Benjamin Sherry	CCOOL, LLC (Nemer Saliba)	1330 18th Street; Development 1330 18th Street; Development approvals and permitting issues. approvals and permitting issues.	2026-01-05
Benjamin Sherry	Apogee Condominium Association 800 South Pointe Drive; Development 800 South Pointe Drive; Inc. (Alex Hurst)	approvals and permitting issues. Development approvals and permitting issues.	2026-01-07
Tracy R Slavens	Murano at Portofino Condominium 1000 South Pointe Drive; Design 1000 South Pointe Drive; Design Association, LLC (Mario Procida)	Review Board approval of the new Review Board approval of the entrance design. new entrance design.	2025-12-09
Andrew E Stearns	Penrod Brothers., Inc. (Steven 1 Ocean Drive, PB25-0792 1 Ocean Drive, PB25-0792 Savola)		2026-01-05

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