Miami Planning, Zoning, and Appeals Board Meeting Summary – March 18, 2026

The Miami Planning, Zoning, and Appeals Board (PZAB) met on March 18, 2026, at 11:45 AM. The meeting covered several items including deferrals, a resolution to modify outdoor dining regulations, and amendments to board appointment processes. The board voted on key items with unanimous support.

Consent Calendar

• Approval of minutes from October 15, 2025 (motion carried, all in favor).
• Absence waivers for members Ilan Matoya and Manuel Vadillo were granted by motion.
• Deferral of items 4, 5, and 6 to April 1, 2026: Item 4 (exception for 3100 Monroe Drive), Item 5 (variance for 1662 Northwest First Street), Item 6 (major use special permit for 2505 North Miami Avenue). No public comment was heard; the board approved deferral by a vote of 8–0.

Public Comments & Testimony

• Item 2 (Affordable Housing Transfer Density Program) – Deferral Discussion: Several members of the public spoke in favor of deferral, urging the board to prioritize neighborhood input and transparency. Andy Parish proposed that the board send a resolution to the city commission asking for a one-year period to create a local affordable housing plan, arguing the city should not blindly follow state mandates. Others expressed concern about the impact of density transfers on neighborhoods, traffic, safety, and the loss of neighborhood character. Speakers included Senna Garcia, Kate Patterson, Henrietta Schwartz, Lynn Purgosan, Jeff Taylor, Elisa Margulis, Daniel Celentano, Pamela Rose, Chris Ann Ernst, Robert Krabsey, Alainie Schoninger, Bernard Sutcher, Fabio Ianelli, and Vicky Perla. All supported deferral provided meaningful adjustments are made.

Discussion Items

• Item 1: Outdoor Dining Regulations (File ID 17940): Staff presented revised legislation to modernize outdoor dining rules, allowing more by-right approvals for small-scale outdoor dining. Key changes from the prior version included: removing the 150-foot buffer from T3 for micro (up to 10 seats) and small (up to 20 seats) outdoor dining, with the condition that abutting T3 properties cannot have amplified music; allowing medium (up to 50 seats) by-right in specified areas (TOD, transit corridors, DDA, etc.) with a 150-foot buffer from T3, reducible to 75 feet if no music; and clarifying parking requirements (no additional parking needed unless in non-TOD, more than 50 seats, and more seats outside than inside). Staff noted that 30% of past warrants would have been eligible for by-right approval under the new rules. Board members discussed the changes, with some expressing concern about the removal of the T3 buffer and the process. Member Corral wanted to retain the 150-foot buffer for T3. After debate, a motion was made to approve as presented with a recommendation to study allowing rear outdoor dining for micro and small in T5 and above zones. The motion passed 8–0.
• Item 3: Board Appointments (Art in Public Places and Historic Preservation Board): Staff proposed amendments to Chapter 62 to eliminate the 30-day notice requirement for appointments and to adjust board composition (HEP board from 9 to 10 members plus an alternate). Discussion arose about qualifications for board members, specifically requiring a licensed landscape architect on the HEP board. Member De Carolis suggested relaxing the license requirement to broaden the candidate pool, but most board members opposed, citing the need for professional expertise. The motion to approve the legislation as presented passed 8–0.

Key Outcomes

• Item 2 (Affordable Housing Density Program): Deferred to April 1, 2026, by a vote of 8–0. Staff indicated that community outreach and further study of SB 180 would occur before the next meeting.
• Item 4, 5, and 6: Deferred to April 1, 2026, by unanimous consent.
• Item 1 (Outdoor Dining): Approved with a recommendation to study rear outdoor dining; the resolution will be forwarded to the city commission. Vote: 8–0.
• Item 3 (Board Appointments): Approved as presented; the resolution will go to the city commission for first reading in April 2026. Vote: 8–0.