Miami PZAB Meeting – July 15, 2026: Little River TSND Master Plan and Other Items
Miami Planning, Zoning and Appeals Board Meeting – July 15, 2026
The Miami Planning, Zoning and Appeals Board (PZAB) met on July 15, 2026, to consider seven items, including a landmark master plan for the Little River Enhanced Transit Station Neighborhood District (TSND) that proposes over 5,000 affordable housing units, a new train station, and extensive public benefits. The board also approved a rezone correction, a land use change, zoning exceptions for a mixed-use development, and an alcohol service establishment. The meeting lasted until approximately 11:15 PM.
Public Comments & Testimony
- Bennett Pumo (Puma Building Corporation) raised concerns about the TSND master plan, arguing it amounts to spot zoning and that small parcel owners left out of the plan will be unable to comply with T6-24 setbacks. He urged deferral or an overlay for all lots.
- Nico Huff (resident at 752 NW 1st Ave) expressed that residents were not adequately informed about the plan and worried about displacement, high-end businesses not serving the current community, and the lack of an environmental impact report on protected bats.
- Michael Swordlow (owner of SG Little River Holdings) advocated for approval, stating the project will replace dilapidated public housing with 5,000+ affordable units, build a train station, and improve infrastructure without displacing existing residents.
Discussion Items
- Item 1 – Withdrawn: A city-initiated warrant appeal was withdrawn after the city withdrew the underlying warrant.
- Fraud Alert: Chair Gerston alerted the public to fraudulent emails requesting wire payments, signed in his name. Staff confirmed ongoing investigation with police and FBI.
- Item 2 – Rezone Correction (625-685 NE 64th Terrace): Staff corrected an omission from a previous rezone, changing the western half of a parcel from T6-8L to T5-0. Approved 8-0.
- Items 3 & 4 – Land Use and Zoning Change (3520 SW 17th Terrace): Proposed change from single-family to duplex residential and from T3-R to T3-O to correct a boundary error. The board also directed staff to rezone adjacent properties to conform. Approved 8-0 (land use) and 9-0 (zoning).
- Item 5 – Exceptions and Waivers (600 NW 42nd Ave): Request for two exceptions (lot area >40,000 sq ft) and two waivers (vehicular access from primary frontage and pedestrian entry spacing) for a 197-unit residential, 132-room hotel, and 12,000+ sq ft retail project. Approved 9-0.
- Item 6 – Alcohol Service Establishment (150 NW 73rd St): Three exceptions to allow a speakeasy lounge (39 seats, 1,900 sq ft) with a 32% reduction in distance to a school (678 ft vs. required 1,000 ft), alcohol service in D1 zone, and hours extended to 5 a.m. Board added a consideration for the City Commission to examine a specialty entertainment district in the area. Approved 9-0.
- Item 7 – Little River Enhanced TSND Master Plan: The first TSND application, covering ~60 acres with 101 parcels. The plan includes a new train station, over 5,000 affordable/workforce housing units (50% of total), adaptive reuse, civic spaces, a circulator, and mixed-use development. After extensive debate on height, green space, and connectivity, the applicant proffered height caps: Area One – 36 stories, Area Two – 48 stories, Area Three – 30 stories. The board approved 8-1 (Member Bailey dissenting).
Key Outcomes
- Item 2: Approved rezone correction (8-0).
- Items 3 & 4: Approved land use and zoning changes (8-0 and 9-0). Staff directed to rezone adjacent properties.
- Item 5: Approved exceptions and waivers (9-0).
- Item 6: Approved alcohol service exceptions with a recommendation for commission to consider a specialty entertainment district (9-0).
- Item 7: Approved the Little River Enhanced TSND Master Plan with height caps (36/48/30 stories) by a vote of 8-1. The decision is final unless appealed within 15 days.
- Fraud Alert: The board urged the city to publicize the fraudulent email scheme.
Meeting Transcript
Miami Zero Ways Point Home Pujo Directive. Um, we all love to cut corners. You're all set. Okay, great. But when it comes to crossing the road, this is one corner you can't cut. Always cross at an intersection. Use the crosswalk pedestrian signal. And when you cross, be alert. Make sure approaching drivers see you and have enough time to stop. Drivers, you cannot cut this corner either. You're required to stop for pedestrians in a crosswalk. It is the law. Really? Yes. Alert today, alive tomorrow. This message is brought to you by the Florida Department of Transportation. Hello, everyone, Captain Freddy Cruiser, the City of Miami Police Department's public information office, and today we want to discuss a little bit about pedestrian safety. So basically, as you can see, we have an intersection here within a resident or neighborhood. And what we want to let everyone know is to please, if you live mid-block or if you're visiting the area, don't cross mid-block. Use these intersections as you can see here to cross from one side to another. We've seen too many accidents, so many fatalities, we don't want to see another one. So basically we just want everyone within the city of Miami to do the right thing, cross at the appropriate area, cross at the crosswalks, and utilize them. Don't cross mid-block, because that is where we have seen the majority of our accidents. Miami Parks is still literally un movement for promoting future libre de spuma in sus parks y playas. I alternatives meet and sustainable that se recommend. Drivers, pay attention to traffic signs and speed limits, especially in high traffic areas. Slow down and obey the signs, so we don't need to use this one. Don't let one preventable act ruin countless other memories. Alert today. Alive tomorrow. If you travel around the United States, there's a good chance you've gone through a modern roundabout recently. They're saving lives on our nation's roads because they reduce severe crashes at intersections by an average of 80%. But do you know the rules of the roundabout? The rules are pretty simple and easy to remember. Slow down, look around, and be ready to yield. When you approach a roundabout, slow down. Going slower gives you more time to make decisions, and you'll be ready to yield to other road users. Next, look around. If there's more than one lane leading to the roundabout, you'll need to choose the proper lane for where you want to go after the roundabout. Take note of the signs and markings to help you select your lane. Like most other intersections, use the left lane to go left, the right lane to go right, and either lane to go straight through, unless otherwise indicated. Keep looking around and check the crosswalks to see if anyone is waiting to cross or is already crossing. Be ready to stop and let them safely finish. When the crosswalk is clear, look around for traffic already in the roundabout. Then be ready to yield. You must yield to traffic in all lanes of the roundabout, not just the lane closest to you. Remember, yielding means letting others go first and stopping when necessary. Enter when there's a comfortable gap. Remember to go slow and stay in your lane. Don't turn left from the right lane and don't turn right from the left lane.
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