The Miami Planning Zoning and Appeals Board (PZAB) held a regular meeting on April 15, 2026, at Miami City Hall, beginning at approximately 6:45 PM. The board considered a full agenda including a major use special permit for a Midtown mixed‑use development, a variance for zero parking under the Live Local Act, several zoning code amendments (mayor’s initiative on T4/T5 single‑family/duplex standards, the affordable housing transfer of density program, sidewalk cafes in the Flagler district, and lot size clarifications), and two alley vacations. The meeting included public comments on multiple items, with significant turnout for the transfer of density program.
The project located at 3055 N Miami Ave (5.344 acres, zoned T624AO) proposed two 28‑story towers (318 ft) and two 18‑story towers (218 ft) with 924 residential units, 49,000 sq ft of office, 106,000 sq ft of retail, 1,118 on‑site parking spaces, and 200 off‑site spaces via easement. The Major Use Special Permit was required because the site lies within the legacy SD27 overlay. Staff recommended approval with conditions. Applicant Brian Dombrowski noted the project would generate 7,678 construction jobs, $408 million in labor income, 2,200 ongoing jobs, $374 million annual economic output, and $1.4 billion total economic output. Public commenter Andy Parrish raised concerns about successional zoning. The board approved the MUSP and associated class two special permit by a vote of 11‑0.
The applicant, Natalie Duran, requested a variance to allow zero parking for an 11‑unit affordable housing project on a legally non‑conforming 3,822 sq ft lot at 1662 NW 1st St (zoned T5L). Staff supported the variance, noting the lot’s irregular size made parking impossible. The project would use the Live Local Act with 40% of units at 120% AMI. Public commenter Elvis Cruz opposed, arguing it would push parking into the T3 neighborhood. Board member Maria Paula de Carolis arrived late and abstained, but remarked that the hardship was inherent to the lot, not a valid basis for a variance. The board approved the variance by a vote of 11‑0.
The amendment, supported by Mayor Eileen Higgins who spoke at the start of the meeting, has two parts: (1) allow single‑family and duplexes in T4/T5 zones to use T3 development standards, reducing parking and impervious coverage; (2) allow zero‑lot‑line when abutting single‑family homes in T5/T6/CIHD zones (with no glazing or balconies on the abutting wall) to improve privacy. Staff stressed that protections for T3 and T4 zones remain unchanged. Public commenter Elvis Cruz and the Morningside Civic Association opposed, but the board approved 11‑0, calling it a long‑overdue cleanup.
This amendment to the attainable mixed‑income housing transfer of density program (adopted 2022) lowers the sending site threshold in opportunity zones from 200 to 70 units, adds neighborhood development zones as sending sites, fixes the fee at 20%, allows receiving sites to purchase up to 100% of doubled density (up from 50%), and exempts the transferred density from parking requirements. Staff noted the program has been used only once since 2022. The city commission had already removed neighborhood conservation districts (NCDs) from the legislation at first reading. After extensive public comment opposing the program unless NCDs and historic districts are excluded, the board held a discussion. Members expressed concerns about piecemeal upzoning, infrastructure deficits, and the cumulative effect on T3 neighborhoods. A motion was made to approve with recommendations: (1) exclude NCDs, (2) exclude historic districts, and (3) require a 500‑foot buffer from T3 zones. The motion passed 10‑1, with member Mario Bailey dissenting.
An ordinance to amend Chapter 54 to allow alcohol service establishments to operate sidewalk cafés within the Flagler Specialty District, subject to permit requirements and on‑premise service from the main structure. Staff and the Flagler BID supported it as a tool to activate small retail spaces ahead of the FIFA World Cup. Approved 11‑0.
Clarifies that lots already platted, with unity of title or covenants approved by the city, are exempt from lot size restriction exceptions. Staff and applicant support. Approved 11‑0.
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