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Images extracted from submitted plans. See full documents in the attachments section below.

PB26-0856

834 1ST STREET

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

Cony Real Estate, LLC is requesting a Conditional Use Permit to operate a Neighborhood Impact Establishment (NIE) at 834 1st Street, converting the existing Fogo de Chao restaurant space into a new restaurant concept with 398 seats and an overall occupancy of 509 persons - well above the 199-person NIE threshold. The proposal includes a new outdoor patio along 1st Street, indoor hours until 2:00 a.m. daily, and outdoor hours until midnight. Because the occupancy exceeds the threshold for an NIE in the C-PS1 zoning district, Planning Board approval is required.

From the Letter of Intent

The applicant seeks conditional use approval to renovate an existing one-story commercial restaurant property currently occupied by Fogo de Chão Brazilian Steakhouse. The renovation proposes to transform the space into a refined fine dining destination with expansive glazing, premium materials, an open-air patio, and a new mezzanine dining level. The renovated restaurant will increase total seating from approximately 288 to 398 seats and will include alcoholic beverage sales.

  • Installation of expansive transparent storefront glazing
  • Addition of premium limestone and bronze architectural detailing
  • Creation of an open-air patio environment with 20 seats
  • Construction of a sculptural staircase leading to a mezzanine dining level
  • Addition of interior mezzanine dining level with 48 seats
  • Interior ground floor dining with 330 seats
  • Installation of interior water features and reflecting ponds
  • Lush landscaping throughout the space
  • Custom booth seating and a bar and lounge centerpiece
  • Hurricane-proof impact windows
  • Passive cooling systems where feasible
  • Florida-friendly resilient landscaping
  • Mechanical and electrical systems relocated above base flood elevation
  • Wet or dry flood proofing systems where applicable
  • Stormwater retention systems
  • Cool or porous pavement materials
  • Shading devices and natural ventilation to minimize heat island effect
  • Recycling or salvage plan for partial or total demolition
Staff Recommendation
APPROVAL W/ CONDITIONS
Approval of the conditional use permit with conditions.

Conditions:

  • CUP issued to Cony Real Estate, LLC; change of operator or 50%+ stock ownership requires new affidavit and progress report within 60 days.
  • Applicant shall appear before the Planning Board for a progress report within 90 days from issuance of the BTR.
  • Applicant shall provide an annual compliance letter to the Planning Department; failure constitutes a CUP violation.
  • Maximum occupant content of approximately 509 persons, or lesser amount as determined by the Fire Marshal.
  • Indoor hours of operation: 8:00 a.m. - 2:00 a.m. daily; Outdoor hours: 8:00 a.m. - 12:00 a.m. (midnight) daily.
  • Recorded background music only, at a level not interfering with normal conversation; house sound system with password-protected controls required; equipment/installation plan subject to Planning Department approval.
  • Sound system tested prior to Certificate of Use and BTR issuance under supervision of qualified acoustical professional and Planning Department staff; sound shall not be plainly audible from residential building across 1st Street.
  • Outdoor music shall cease at 10:00 p.m. Sunday-Thursday and 11:00 p.m. Friday-Saturday.
  • Entertainment as defined in Section 1.2.2.4 of the Resiliency Code is strictly prohibited.
  • Televisions, projectors, or similar devices prohibited in exterior portions of the property.
  • Operator shall designate a 24-hour telephone contact person; number provided to neighboring residents and businesses.
  • No patron queuing on public rights-of-way; staff must monitor crowds to prevent sidewalk obstruction.
  • Deliveries and waste collection only between 8:00 a.m. and 5:00 p.m. daily, or as specified by the City.
  • Equipment and supplies shall not be stored in areas visible from streets or nearby buildings.
  • All trash containers shall utilize rubber wheels or noise-reducing surface finish, subject to staff approval.
  • Adequate air-conditioned and noise-baffled trash room space required; doors to remain closed when not in active use.
  • Restaurant personnel shall enforce Patron Age Restriction of the City Code during all hours of operation.
  • Owner/operator responsible for maintaining adjacent areas including sidewalk; swept and hosed down at end of each business day.
  • Street flyers and handouts, including third-party promotional handbills, are not permitted.
  • Special Events subject to City ordinances and may not exceed approved hours and occupancy loads.
  • Establishment shall remain closed after operating hours; no patrons permitted between closing time and 8:00 a.m.
  • Applicant shall coordinate with Transportation & Mobility Department to implement an acceptable TDM Implementation Plan prior to building permit issuance.
  • Minimum three (3) valet runners required during PM peak demand period; number to be adjusted based on actual demand.
  • Within six (6) months of becoming fully operational, applicant shall submit supplemental traffic memorandum with field queuing study of valet operations conducted on a Saturday between 4:00 p.m. and 10:00 p.m. during non-holiday weeks.
  • Applicant shall coordinate with valet service provider to implement reasonable operational modifications recommended in supplemental traffic memorandum and approved by the City.
  • Conditions of approval are binding on applicant, property owners, operators, and all successors in interest.
  • Substantial modifications to approved plans may require return to the Board for approval.
  • Applicant shall abide by all documents and statements submitted with the application.
  • Applicant shall satisfy outstanding liens and past due City bills prior to issuance of occupational license.
  • Planning Board retains right to modify hours of operation or occupant load based on valid noise complaints.
  • Violation of the City's noise ordinance (Chapter 46, Article IV) constitutes a violation of this CUP.
  • Applicant shall provide City access to CUP areas for inspection by Planning, Code Compliance, Building, and Fire Safety.
  • Order is not severable; if any condition is held void, order returns to Board for reconsideration.
  • Executed CUP shall be recorded in Public Records of Miami-Dade County at applicant's expense prior to issuance of any building permit, certificate of occupancy, or certificate of completion.
  • Non-compliance with conditions constitutes a violation of the City Code and basis for CUP revocation.

Compliance Findings:

✓ Concurrency: Satisfied ✗ Comprehensive Plan: Consistent ✗ Land Development Regulations: Compliant
Key Issues
  • No on-site parking; reliance on valet, off-site garages, rideshare, and walking
  • Proximity to multi-family residential uses to the north requiring noise mitigation
  • Significant increase in occupancy from 296 (existing) to 509 persons (proposed)
  • Outdoor patio along 1st Street with potential noise impacts on residential building across the street
  • Valet queue management to prevent obstruction of public right-of-way
  • Concentration of multiple NIEs already existing in the area
  • Entertainment is prohibited in this area of the City; only ambient background music permitted
  • Loading and sanitation operations managed through rear alley with no on-site loading dock
  • Sound system must be tested by qualified acoustical professional prior to Certificate of Use issuance
  • Outdoor music curfew required (10:00 p.m. Sunday-Thursday; 11:00 p.m. Friday-Saturday)

Documents

Property Details
Applicant Cony Real Estate, LLC
Architect Charles H. Benson & Associates Architects, P.A.
Meeting

Tuesday, November 3, 2026

09:00 AM

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