Miami Planning, Zoning and Appeals Board Meeting – June 17, 2026

The Miami Planning, Zoning and Appeals Board (PZAB) convened on June 17, 2026, at 11:00 AM to consider multiple items including consent calendar deferrals, an appeal, a community redevelopment plan, an alley vacation, a parking reduction, a downzoning, and amendments to the Miami 21 zoning code. The board acted on each item with votes and public input.

Consent Calendar

• Deferrals (Items 1–4, 6–10): All items involving Certificate of Use revocations were indefinitely deferred because applicants are still working on 40–50 year recertifications, building permits, and clearing unsafe structure violations. The motion passed unanimously.

Public Comments & Testimony

• Item 11 – Alley Vacation: Ulysses Kemp (president of Buena Vista Heights Neighborhood Association) expressed concern that the vacation sets a precedent for other developers, but acknowledged the revised conditions after a site meeting. Lorena Ramos (stakeholder) reported a neighborhood consensus supporting the changes (reducing tunnel effect from 166 ft to 138 ft, improved lighting, maintenance).
• Item 12 – Parking Reduction: Elvis Cruz (public) questioned the 100% parking reduction request but appreciated the provision of six on-site spaces.
• Item 13 – Downzoning: Elvis Cruz commented that downzonings are rare and criticized covenants as unenforceable by residents, urging legal standing for neighbors within 500 ft. Nicholas Rodriguez (property owner’s attorney) stated the downzoning fulfills the covenant and does not affect the project.
• Item 14 – Article 7 Amendments: Several speakers addressed the proposed changes:
  • Support: Steve Warnick (local resident) praised the reforms as aligning with state law and improving efficiency without harming notification.
  • Opposition: Elvis Cruz and Ulysses Kemp argued that the changes weaken protections for T3 neighborhoods (single-family/duplex zones) by allowing easier upzonings of abutting T3 properties and eliminating the requirement to show existing zoning is inappropriate.
  • Request for Inclusion: Clara Garcia and Darlene Fajardo (Coconut Grove stakeholders) asked that Civic Space (CS) be added to the allowed successor zoning designations to help small lots on Grand Avenue transition to T4 for mixed-use development. Planning staff explained that CS is a neutral zone and not directly eligible under the current proposal.

Discussion Items

• Item 5 – Club Tipico Dominicano Appeal: The applicant reported that all requirements were met and a new Certificate of Use was issued that afternoon. The board unanimously approved the appeal, rendering the revocation moot.
• Item 15 – Allapattah CRA Redevelopment Plan: The board reviewed a redevelopment plan (same as presented in April 2025) for compliance with the comprehensive plan. After no public comment, the board voted 7–0 to recommend approval to the City Commission. Commissioner Miguel Gahwila thanked the board, calling the vote historic.
• Item 11 – Alley Vacation (North Miami Ave): The applicant revised conditions after meeting with neighbors: reducing the building coverage over the alley from 166 ft to 138 ft, repaving and restriping the full alley, monthly cleaning, and adding lighting/access doors. The board approved 7–0 with the modified conditions.
• Item 12 – 100% Parking Reduction (545 SW 11th Ave): The applicant requested a 100% reduction (from 9 required spaces) but proposed providing 6 spaces for 6 units (66% provision). The board amended the resolution to state a 34% reduction (waiving 3 spaces) for clarity and approved 7–0.
• Item 13 – Downzoning (NE 64th Street area): The property was upzoned to T6-8L in November 2024 with a covenant requiring a downzone to T5O upon plan approval. Staff confirmed the plans meet the lower zone. The board approved 7–0.
• Item 14 – Amendments to Article 7 of Miami 21 Code: Planning Director Moosy Watson presented changes to:
  • Eliminate the biannual rezoning cycle in favor of a rolling 180-day schedule (to comply with state law).
  • Allow rezoning of properties under 40,000 sq ft or 200 ft frontage when abutting a higher transect zone (T3 → T4 when abutting T5/T6; T4 → T5 when abutting T6) to create successional zoning.
  • Remove the requirement for applicants to explain why existing zoning is inappropriate (instead require a statement on relevant background and how the change meets Miami 21 intent).
  • Add a time limit: rezone-only applications can be deferred up to one year; those with FLUM amendments up to two years, after which they are involuntarily withdrawn (waivable by City Commission with 3/5 vote).
  • Update noticing procedures to reference Chapter 62. Discussion centered on protecting T3 neighborhoods. Board member Mario Bailey proposed adding a condition requiring a public workshop by the applicant prior to public notice. The board voted 6–2 to approve with that condition; members Maria Paula de Carolis and Paul Mann dissented, citing concerns over developer friendliness and blanket changes.

Key Outcomes

• Consent Calendar: Deferred 9 items indefinitely.
• Item 5 – Appeal: Granted (unanimous).
• Item 15 – Allapattah CRA Plan: Recommended approval to City Commission (7–0).
• Item 11 – Alley Vacation: Approved with modified conditions (7–0).
• Item 12 – Parking Reduction: Approved with amendment clarifying 34% reduction (7–0).
• Item 13 – Downzoning: Approved (7–0).
• Item 14 – Article 7 Amendments: Approved with condition adding mandatory public workshop (6–2).
• Adjournment: The meeting adjourned after the vote.

Note: All votes were final unless appealed to the hearing board’s office within 15 days.