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Property

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

PB26-0849

1445 WASHINGTON AVENUE

On these agendas: Planning Board Oct 6 · 5 Planning Board Nov 3 · 13

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

Mainro Miami Holdings LLC is requesting a conditional use permit to operate a neighborhood impact establishment (NIE) at the historic Cameo Theater building, converting it from a 1,121-person nightclub to a 987-person restaurant and lounge with indoor entertainment including theatrical productions, musical performances, and choreographed shows. The venue would feature a lower-level lounge (226 seats, 11:00 p.m.-5:00 a.m.) and an upper-level restaurant (240 seats, 6:30 p.m.-4:00 a.m.). This represents a deintensification of the existing use while introducing a more structured, reservation-first operational model.

From the Letter of Intent

The applicant seeks a Conditional Use Permit to operate a Neighborhood Impact Establishment at the historic Cameo Theater. The proposal involves an interior restoration of the two-level venue, converting it into a ground-floor bar and lounge with 226 seats and a second-floor 240-seat restaurant, for a total of 466 seats and an occupancy of 897. The existing stage will be preserved and original historic features will be restored.

  • Interior restoration of the historic Cameo Theater
  • Preservation and restoration of original historic features
  • Retention of existing vestibule as a buffer between lounge and Washington Avenue entrance
  • Ground floor conversion to bar and lounge with 226 seats
  • Second floor conversion to 240-seat restaurant
  • Retention of existing stage
  • Reduction of total occupant load from 1121 to 897
  • Implementation of passive cooling systems where feasible
  • Flood proofing precautions where applicable
  • Relocation of critical mechanical and electrical systems above base flood elevation where practicable
Staff Recommendation
APPROVAL W/ CONDITIONS
Approval of the conditional use permit with conditions.

Conditions:

  • CUP issued to Mainro Miami Holdings LLC; any change of operator or 50% or more stock ownership requires submission of an affidavit to the Planning Department transferring approval and acknowledging all conditions prior to issuance of a new Certificate of Use/Business Tax Receipt; progress report scheduled within 60 days of affidavit submission.
  • Planning Board maintains jurisdiction; applicant shall appear for a progress report within 90 days from issuance of the BTR; Board reserves right to modify approval in a non-substantive manner, impose additional conditions, and determine timing of future progress reports.
  • Applicant shall provide an annual compliance letter to the Planning Department attesting to compliance with all CUP conditions; failure to provide constitutes a violation and triggers a progress report.
  • Maximum occupant content of 987 persons, or any lesser amount as determined by the Fire Marshal.
  • Hours of operation limited to no later than 5:00 a.m. daily.
  • Operator shall designate a 24-hour telephone contact person whose number is provided to neighboring residents and businesses.
  • House sound system shall be installed with password-protected controls limiting acoustical output; equipment and installation plan submitted to Planning Department for approval; system tested by a qualified acoustical professional and Planning Department staff prior to issuance of CU and BTR; noise and vibrations shall not be plainly audible or felt at exterior property boundaries.
  • Televisions, projectors, or similar devices shall not be located in any exterior portion of the property.
  • No patrons shall be allowed to queue on public rights-of-way; staff shall monitor crowds to ensure sidewalk is not obstructed.
  • Deliveries and waste collection may only occur between 8:00 a.m. and 5:00 p.m. each day, or as specified by the City in approved loading zones.
  • Equipment and supplies shall not be stored in areas visible from streets or nearby buildings.
  • Security staff and restaurant staff shall monitor patron circulation and occupancy levels.
  • All trash containers shall utilize rubber wheels or noise-reducing surface finish, as reviewed and approved by staff.
  • Adequate air-conditioned and noise-baffled trash room space shall be provided; doors shall remain closed when not in active use.
  • Restaurant and lounge personnel shall enforce the Patron Age Restriction of the City Code during all hours of operation.
  • Owner/operator responsible for maintaining adjacent areas including sidewalk and perimeter of property free of trash, debris, and odor; areas shall be swept and hosed down at end of each business day.
  • Street flyers and handouts, including third-party promotional handbills, shall not be permitted.
  • Special Events may occur subject to City ordinances and may not exceed the hours of operation and occupancy loads specified in the CUP.
  • After closing time, establishment shall remain closed and no patrons or non-employees shall remain therein until 8:00 a.m.
  • Applicant shall coordinate with the Transportation & Mobility Department to implement an acceptable TDM Implementation Plan per the Traffic Impact Statement dated September 14, 2026, prior to issuance of a building permit.
  • Prior to issuance of a Building Permit, applicant shall provide documentation demonstrating coordination with and approval from the City's Parking Department for rental of two metered parking spaces for valet operations, and confirmation of the final off-site parking lot for valet operations.
  • Applicant shall provide a minimum of five (5) valet runners during PM peak demand period, adjusted as necessary to ensure valet queue does not obstruct the public right-of-way.
  • Within six (6) months of the remodeled site becoming fully operational, applicant shall submit a supplemental traffic memorandum evaluating valet operations, including a field queueing study conducted on a Saturday between 4:00 PM and 10:00 PM during a non-holiday week.
  • Conditions of approval are binding on the applicant, property owners, operators, and all successors in interest and assigns.
  • Substantial modifications to approved plans, as determined by the Planning Director, 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 an occupational license.
  • Planning Board retains the right to modify hours of operation or occupant load if valid noise complaints are received.
  • A violation of the City's noise ordinance (Chapter 46, Article IV) shall be deemed a violation of this CUP.
  • Applicant shall provide City access to areas subject to this CUP for inspection by Planning, Code Compliance, Building Department, and Fire Safety.
  • Order is not severable; if any provision is held void or unconstitutional, the order shall be returned to the Board for reconsideration.
  • Executed CUP shall be recorded in the Public Records of Miami-Dade County at the 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 is subject to enforcement under Section 1.3.7 of the LDRs and may constitute grounds for revocation of the CUP.
  • Nothing in the order authorizes a violation of the City Code or other applicable law.

Compliance Findings:

✓ Concurrency: Satisfied ✗ Comprehensive Plan: Consistent ✗ Land Development Regulations: Compliant
Key Issues
  • Noise attenuation - indoor entertainment may adversely affect nearby residents if not properly controlled; noise attenuation plan rated Not Consistent
  • Public health, safety, morals and general welfare rated only Partially Consistent due to potential noise and hours of operation impacts
  • Exterior queuing - applicant sought approval for queuing on public rights-of-way; staff does not support this and recommends all queuing occur on private property only
  • Hours of operation extending to 5:00 a.m. daily for the lower-level lounge
  • Valet operations requiring coordination with the City's Parking Department for two metered on-street spaces along Washington Avenue
  • No on-site loading - all deliveries and sanitation must be managed through the rear service area along Española Way
  • Concentration of similar NIE uses with entertainment already present in the area
  • Sound system must be tested by a qualified acoustical professional prior to issuance of Certificate of Use and Business Tax Receipt
Property Details
Applicant Mainro Miami Holdings LLC
Architect Kobi Karp Architecture and Interior Design
Meeting

Tuesday, November 3, 2026

09:00 AM

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