City Commission Special Meeting

Thursday, February 19, 2026

Agenda

Executive Summary

• Single-Item Special Meeting: The Commission held a 2.3-hour special meeting focused exclusively on permitting improvements, with extensive public input from business owners, property managers, and real estate professionals documenting systemic delays and communication failures • Key Action Taken: Commission approved by acclamation a motion directing administration to implement mid-review communication with applicants within 30 days, including a 24-48 hour cure period for deficiencies to prevent unnecessary cycle restarts • Performance Target Set: Commission established goal to reduce permits requiring four-plus review cycles by 50% over six months, with quarterly progress reports • Reputation Management Discussed: Commissioner Fernandez raised hiring a PR firm to address Miami Beach's damaged reputation in the development community, citing investor flight to competing jurisdictions

Lobbyist Activity

Recent Registrations (Week of 2026-02-17): - Javier E Fernandez (Mighty Seawall Inc.) — Public/private seawall projects and legislative incentives [registered 2026-02-17] Active Development-Related Registrations: - Rafael E Andrade (Marina Park Residential) — 300-390 Alton Road development [registered 2026-01-27] - Neisen O Kasdin/Ian G Bacheikov (Beach Hotel Associates) — 1685 Collins Avenue land use approvals [registered 2026-01-14] - Multiple lobbyists (Nahla Capital Management) — Raleigh Rosewood redevelopment at 1775, 1757, 1751 Collins Avenue [registered 2025-12-16] Notable Restaurant/Commercial Concentrations: - Jose L Gomez representing multiple restaurant/commercial clients: Decoplage Condominium (100 Lincoln Road), Gymage Restaurant (1651 Washington Avenue), CCOOL LLC (1330 18th Street) - Michael W Larkin overlapping with multiple development approvals at same properties

Key Actions & Votes

Mid-Review Communication Implementation

The Ask: Motion to direct City Administration to implement proactive communication during permit review cycles, allowing applicants 24-48 hours to cure deficiencies without restarting the entire review process. The Vote: Passed by acclamation Key Reasoning: Commissioner Magazine emphasized that "time is money" and criticized the current system where applicants wait 21 days for a review appointment only to receive vague rejections requiring another 21-day wait . Multiple public speakers confirmed this creates cascading delays and forces businesses to provide months of free rent to tenants. Implementation: Administration directed to implement within 30 days with quarterly reporting on resolved cases.

Permit Review Cycle Reduction Goal

The Ask: Motion to establish goal of reducing permits requiring four-plus review cycles by 50% over six months. The Vote: Passed by acclamation Key Reasoning: Commissioner Fernandez noted that 68% of permits complete in 1-2 cycles, but the 1,900 permits requiring 4+ cycles (with some reaching 20-23 cycles) represent an "unacceptable" bottleneck . Staff acknowledged 900 permits in extreme outlier category requiring immediate attention.

Regulatory & Compliance Flags

Business Tax Receipt Process Changes: City has streamlined BTR reactivation process for expired certificates where business use hasn't changed, working with Finance Department to avoid unnecessary reviews . This affects annual compliance for Miami Beach businesses. DURHAM Requirements: Staff confirmed Chapter 24 of Miami-Dade County Code requires environmental review approval before city permit issuance for restaurants, but concurrent review is possible . Current sequential process creates mandatory delays. Inspector Consistency Standards: Commission directed that re-inspections must use same inspector who conducted initial review to prevent conflicting requirements and failed inspections [VERIFY: Specific motion timestamp uncertain].

Litigation & Risk Signals

Due Process Concerns: Public speakers documented cases where permits fail for "ambiguous" reasons with insufficient explanation, potentially creating due process vulnerabilities if applicants can demonstrate arbitrary or capricious decision-making . Inconsistent Application of Standards: Multiple speakers cited instances where different inspectors apply different standards to identical work, with Commissioner Dominguez personally experiencing permit failure on unrelated items during final inspection . This inconsistency could support equal protection challenges. Third-Party Dependencies: DURHAM review requirements under county code create potential for intergovernmental disputes if city attempts to bypass or modify required environmental approvals .

Contract & Procurement

AI Software Procurement: RFQ for artificial intelligence software to improve submission quality detection closes March 6, 2026 . This system is intended to reduce incomplete and incorrect submittals that currently consume significant staff time. Bob Moran Consulting Extension: City extending consultant engagement for specific permitting analysis rather than comprehensive building department overhaul, focusing on work class analysis and review optimization . Text Notification System: Inspection text notification system ready for launch first or second week of March 2026, with fiscal impact under $1,000 (primarily per-text costs) [VERIFY: Check exact fiscal figure].

Timeline & Deadlines

- March 6, 2026: AI software RFQ deadline - First/Second week of March 2026: Inspection text notification system goes live [VERIFY: Exact timing] - 30 days from 2026-02-19: Administration must implement mid-review communication system - Quarterly: Progress reports on communication system effectiveness and permit cycle reduction - Six months: Target date for 50% reduction in four-plus cycle permits - February 25, 2026: Next Commission meeting [VERIFY: Date format]

Threads Across Meetings

Permitting Reform Continuity: This special meeting represents culmination of multi-year effort beginning with prior commission's establishment of collaborative working group including Bob Moran consultant engagement and monthly stakeholder meetings . Maria Hernandez noted 200 employees involved in system retraining . Business Ready Program Enhancement: Program frequency increased from quarterly to monthly, indicating sustained focus on business facilitation beyond this meeting . Restaurant Permitting Focus: Multiple speakers identified restaurant permitting as particular reputational problem. Mel Schlesser proposed dedicated restaurant program with specialized staff, noting current 2,500 square foot walkthrough threshold excludes most restaurants . This may return as separate agenda item. Walkthrough Program Expansion: Current program limited to 2,500 square feet may be expanded for restaurants given complexity driven by kitchen equipment, FOG requirements, and DURHAM approvals rather than square footage . R9/R9B Consolidation: Item R9B from October Public Safety and Neighborhood Quality of Life Committee was rolled into R9 discussion, suggesting ongoing committee work on permitting issues . Software Platform Assessment: Mayor's questioning of Tyler platform effectiveness suggests potential future RFP for permitting software replacement if current system proves inadequate for reform goals. Reputation Rehabilitation: Commissioner Fernandez's proposal for PR firm engagement indicates recognition that operational improvements alone may not overcome market perception of Miami Beach as hostile to business development. ---

Agenda Items

DR STANLEY SUTNICK CITIZENS' FORUM. (3:30 P.M.)

Lobbyist Registrations

LobbyistPrincipalSubjectFiled
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 331392026-01-27
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
Andrew W Dickman
Erika Soto 1 Ocean Drive, Planning Board File No. 1 Ocean Drive, Planning Board PB25-0792 File No. PB25-07922026-01-06
Jose Espinoza
South Florida CFPNCG Host National Football Game and related National Football Game and Committee, Inc (Eric Poms)community events related community events2026-02-05
Jose Espinoza
Orange Bowl Committee (Eric Poms)Orange Bowl Football Game and Orange Bowl Football Game and related community events related community events2026-02-05
Javier E Fernandez
Mighty Seawall Inc. d/b/a Kind Public and private seawall projects - Public and private seawall Designs (Anya Freeman)specification requirements for public projects - specification project and legislative incentives for requirements for public project private projects. and legislative incentives for private projects.2026-02-17NEW
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. Ap2026-01-05
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 Drive2026-01-29
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. approv2025-12-16
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 FL2026-01-29
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 Issues2026-01-30
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
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
Graham C Penn
AF BSP Lincoln Funding LLC (Eyal 300 Lincon Road; Development 300 Lincon Road; Development Alfi)Approvals & Permitting Issues.2026-01-30
Graham C Penn
La Goree Country Club, Inc. (Seamus 5685 Alton Road; Development 5685 Alton Road; Development Dooley)Approvals & Permitting Issues, Approvals & Permitting Issues2026-01-30
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
View City of Miami Beach lobbyist registry →