Miami Planning, Zoning and Appeals Board Meeting – July 1, 2026

The Planning, Zoning and Appeals Board (PZAB) of the City of Miami met on July 1, 2026, at 11:30 AM. The board considered three items: (1) an amendment to the Miami Design District Retail Street Special Area Plan (MDD SAP), (2) an amendment to traffic study requirements, and (3) a discussion item on the Little River Transit Station Neighborhood District (TSND). The board approved the first two items with conditions and discussed the third item in preparation for a future vote.

Public Comments & Testimony

• No members of the public spoke on any of the agenda items.

Discussion Items

1. MDD SAP Amendment (File ID 19474)

• Staff Presentation: Samantha Maldonado (Planning Department) presented the sixth amendment to the MDD SAP, which includes adding four new parcels (totaling 0.408 acres) to the SAP boundaries, updating the regulating plan (definitions, frontages, setbacks, rooftop elements, signage, parking, etc.), and updating the concept book. The changes align the SAP with recent Miami 21 amendments and provide flexibility for uses such as habitable roofs, signage per tenant, and reduced retail glazing (from 50% to 40% by right, with further reductions via SAP permit).
• Applicant Presentation: Nissan Kazan and Marissa Amuel (Akerman LLP) representing the Miami Design District Associates highlighted the district’s public benefits, including over $120 million in investments (e.g., ICA museum, public art, landscaping). They emphasized that many amendments simply bring the SAP in line with the citywide code changes adopted since 2012.
• Board Discussion: Board members raised concerns about the term “habitable roof” (fearing it could be misinterpreted as residential space), the definition of “compact stall” (7.5 ft by 15 ft), retail glazing reductions, and the removal of certain parking proximity requirements. Staff clarified that “habitable” is defined in the code to allow only amenity or commercial uses, not sleeping quarters, and that the signage changes are per-tenant rather than aggregated. The build-to zone flexibility (10-foot setback variation) was also questioned but explained as by-right under Miami 21.
• Vote/Outcome: Motion to approve with conditions (textual change to clarify habitable roof language was suggested but not formally adopted). The motion passed 9–0 (Board member Chris Collins recused himself due to a conflict of interest).

2. Traffic Study Requirements Amendment (File ID 19463)

• Staff Presentation: Colin Wirth (Resilience Public Works) presented an ordinance amending Chapter 62 to update traffic statement and traffic impact study requirements. Key changes: replacing the requirement for a Florida PE with a traffic engineer certified in transportation operations, and aligning trip thresholds with Miami-Dade County standards (20–99 peak-hour trips = traffic statement; 100+ = level 2 traffic study).
• Board Discussion: Board members asked about the elimination of independent traffic engineer studies and the methodology for determining trip generation. Staff clarified that the zoning department determines trip counts using the ITE manual. The amendment was noted as having passed first reading at City Commission.
• Vote/Outcome: Motion to approve passed 8–2 (Board members Paula De Carlos and Mario Bailey voted no).

3. Little River Transit Station Neighborhood District (Discussion Item – File ID 19517)

• Staff Presentation: Ryan Schidd (Chief of Comprehensive Planning) and Paul Genovese (Chief of Urban Design) presented the first TSND application under the new TOD node legislation. The Little River TSND encompasses 101 parcels across three areas (≈60 acres) around the existing Tri-Rail corridor. The proposal includes a new train station, a circulator, over 5,700 affordable/workforce housing units, enhanced open space (15% vs. 10% required), parking exceeding minimums, and community benefits such as job training and free Wi-Fi. Heights are proposed up to 30 stories, with a maximum of 24–30 floors within the master plan. The applicant is SG Little River, selected through a county RFP for redevelopment of public housing sites (Victory Homes and Gwen Cherry/Newburgh).
• Board Discussion: Board members expressed concerns about height transitions (24–30 stories in a low-rise area), traffic congestion, and the need for more programmed civic space (beyond the 15% open space). Staff noted that the TSND is a master plan floor, not a fixed building design, and that each building will go through individual permitting. Board members requested additional information for the next meeting: a map of existing parks and green spaces, a breakdown of parking by type, flood zone analysis, a county vs. city property map, and details on the circulator route. The applicant confirmed ongoing community outreach (meetings in March, May, and June 2025–2026).
• Outcome: No vote. The exception application will be heard at the next PZAB meeting in two weeks. Staff will incorporate the requested details into the presentation.

Key Outcomes

• Item 1 (MDD SAP Amendment): Approved 9–0. The SAP expansion and updates will proceed with conditions.
• Item 2 (Traffic Study Amendment): Approved 8–2. The ordinance updating traffic study requirements will advance to City Commission.
• Item 3 (Little River TSND): Discussion only. The board will consider the exception application at a future meeting. Staff will provide additional information on open space, parking, flood zones, and community outreach.