Miami Planning Zoning and Appeals Board Meeting – April 15, 2026

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.

Opening and Administrative Items

• Roll call established a quorum of 11 members; member Maria Paula de Carolis arrived late and was granted an absence waiver. Vice Chair Andres Lopez, members Mario Bailey, Lynette Cardosh, Chris Collins, Joseph Corral, Paul Mann, Ilan Matoyer, Joshua Patinkin, Arthur Parasoff, and Manuel Vadillo were present. Alternate Arthur Parasoff was seated as a full member until all 12 members arrived.
• Minutes from December 17, 2025, February 18, 2026, and March 18, 2026 were approved unanimously.
• Four items were deferred: PZ2 (3100 Monroe) and PZ4 (Coconut Grove Playhouse) and PZ10 were moved to May 6, 2026; PZ7 (4000 N Miami Ave) was moved to June 3, 2026. All deferred by a vote of 11‑0.

Public Comments & Testimony

• Elvis Cruz (631 NE 57th St) opposed the zero‑parking variance (PZAB3), arguing it would burden the adjacent T3 neighborhood. He also opposed the transfer of density program (PZAB6), stating the city’s maximum density potential in 2016 was already eight times the 2010 census count and that further upzoning is “insanity”; he urged exclusion of historic districts and neighborhood conservation districts (NCDs).
• Andy Parrish (location not given) commented on the Midtown MUSP (PZAB1), reminding the board of successional zoning principles, and later urged the board to consider a variety of development types instead of constant high‑rises.
• John Dolson (4205 Lennox Dr, Coconut Grove) shared concerns about the transfer of density program, calling it a “shell game,” and asked to protect NCDs.
• Debbie Dulson (4205 Lennox Dr) echoed the request to exempt NCDs, noting the city commission had already voted to do so.
• Billy Corbin (location not given) urged better public communication and transparency, referencing the canceled playhouse hearing.
• Cliff Losh (2811 S Bayshore Dr), president of Park Grove and representative of 3,000 residents, supported the transfer of density program only if NCDs are carved out, and called for real planning.
• Elisa Margules (Rice St, Center Grove) requested exclusion of NCDs, saying residents already suffer from overdevelopment, soul‑crushing traffic, and inadequate infrastructure.
• Henrietta Schwarz (2627 S Bayshore Dr) asked to exclude historic districts as well, warning of mindless density and hurricane evacuation concerns.
• Vicky Perla (Park Grove) noted the geographic constraints of Coconut Grove (coastline, narrow streets) and opposed shoehorning density there.
• Chris Ernst (2831 Bayshore) criticized the cumulative effect of piecemeal legislation and lack of planning.
• Bob Linton (2811 S Bayshore Dr) questioned requiring developers to fulfill affordable‑housing obligations in the same district before receiving new approvals.
• Terrell Fritz (executive director, Flagler BID) spoke in favor of the sidewalk café ordinance (PZAB11), noting it would activate small storefronts and support the historic main street.
• Iris Iscaro (attorney) spoke in favor of the lot size exemption clarification (PZAB12), calling it a helpful cleanup.

Discussion Items

Major Use Special Permit – Midtown Mixed‑Use Development (PZAB1)

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.

Variance for Zero Parking – Live Local Project (PZAB3)

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.

Zoning Code Amendments – T3 Standards in T4/T5 and Setback Changes (PZAB5)

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.

Affordable Housing Transfer of Density Program (PZAB6)

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.

Alley Vacations (PZAB9 and PZAB10)

• PZAB9: Vacate a 15‑ft public alley near NW 71st St and NW 5th Pl (dead‑end alley, impeded by I‑95 column). Staff and applicant supported. Approved 11‑0.
• PZAB10: Vacate a 15‑ft by 500‑ft private alley within the Brahman SAP (between Biscayne Blvd and NE 2nd Ave). The vacated space will be used for a tower and a 50‑ft woonerf to improve walkability. Approved 11‑0.

Sidewalk Cafés in Flagler Specialty District (PZAB11)

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.

Lot Size Exemption Clarification (PZAB12)

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.

Key Outcomes

• Major Use Special Permit (PZAB1) approved 11‑0, with conditions.
• Zero‑parking variance (PZAB3) approved 11‑0 (one abstention).
• Zoning code amendment (PZAB5) approved 11‑0.
• Transfer of density program (PZAB6) approved with recommendations: the board voted 10‑1 to send the ordinance to the city commission with a recommendation to exclude NCDs and historic districts and to add a 500‑foot buffer from T3 zones. The final decision rests with the commission at second reading on May 28, 2026.
• Alley vacations (PZAB9 and PZAB10) each approved 11‑0.
• Sidewalk café ordinance (PZAB11) approved 11‑0.
• Lot size clarification (PZAB12) approved 11‑0.
• All approvals are recommendations to the Miami City Commission except where the board’s decision is final (the variance); the variance decision is appealable to the hearing board within 15 days.