Miami Planning, Zoning and Appeals Board Meeting – September 2, 2026

The Miami Planning, Zoning and Appeals Board (PZAB) met on September 2, 2026, at 11:30 AM. The meeting was held in person and online, with public comments accepted via an online form. The board addressed several items, including a contentious rezoning of a large area in Little Havana, a master plan for the Little River Enhanced Transit Station Neighborhood District, an exception for a mixed-use project near downtown, an alley vacation, and a park rezoning. Key votes were taken on each item.

Consent Calendar

• The board approved an indefinite deferral for Item 1 (revocation of a certificate of use at 1401 SW 17th Avenue) by a 9-0 vote, as the applicant is close to resolving unsafe structure violations. The next meeting is scheduled for March 2027.
• The board deferred the 2027 meeting calendar to the next meeting to allow members to review for conflicts.
• The board attempted to approve minutes from July 17, 2026, but it was noted that those minutes were not on the agenda, so no action was taken.

Public Comments & Testimony

• Little Havana Rezoning (Items 8 & 9): Numerous residents, property owners, and business representatives spoke for and against the proposed future land use map amendment and rezoning. Speakers opposing the plan cited inadequate notice (only one community meeting on August 25, 2026, with flyers arriving late), the rushed timeline, lack of a comprehensive plan for infrastructure (traffic, schools, hurricane evacuation), and concerns that the upzoning would destroy the neighborhood's historic character. They requested deferral. Speakers supporting the plan argued it would allow property owners to maximize their land value, address housing shortages, and correct inefficient zoning along major corridors like SW 8th Street (a state highway). They noted that the plan is a multi-phase process with further community outreach and state review ahead.
• Item 3 – Little River Transit Station Master Plan: No public comments were made.
• Item 4 – Exception and Parking Waivers: No public comments were made.
• Item 5 – Alley Vacation: The applicant (Anna Prez, wife of owner) spoke briefly, confirming the request for safety reasons.
• Items 6 & 7 – Park Rezoning: No public comments were made.

Discussion Items

• Little Havana Transit Corridor Rezoning (Items 8 & 9): Staff presented a substitution reflecting changes from the August 25, 2026 community meeting. The original proposal (466 parcels in the rezone, 301 in the FLUM) was reduced by removing most properties south of SW 8th Street to address concerns about encroaching on single-family areas. The plan now includes a complete transect (T6, T5, T4, T3) in some areas. Staff noted that a neighborhood revitalization district overlay with design guidelines and public benefits is being developed, and that the city commissioner has expressed support for conservation districts in Shenandoah and The Roads. The board discussed the lack of a clear origin for the plan, the low level of community outreach, and the potential for displacement. Concerns were raised about level of service for schools, traffic (estimated 24,000 additional PM peak trips), and hurricane evacuation. Staff stated that concurrency reviews are submitted to the state and county, and that no response from the county is considered acceptable. The board also noted that the plan does not require affordable housing, but staff argued that adding units stabilizes the market. After debate, the board voted 7-3 to approve both the FLUM amendment and the rezoning.
• Little River Enhanced Transit Station Neighborhood District (Item 3): The board revisited a previously approved master plan to clarify that the action was a recommendation to the City Commission, not a final decision. The board rescinded the previous resolution and adopted a new one with a minor amendment (page 88 language consistent with Miami 21). The vote was 10-0.
• Exception for Lot Size and Parking Waivers (Item 4): The applicant requested an exception to exceed the maximum lot size (48,000 sq ft) by about 5,000 sq ft to preserve the historic Frank Galat house, and two waivers for 30% parking reductions for residential and visitor uses. Staff supported the request, noting that the excess lot size corresponds to the footprint of the historic house. The project will provide 142 residential units, townhomes, and a 10-story tower (instead of allowed 12) with a podium scaled to the neighborhood. The board approved unanimously (10-0).
• Alley Vacation (Item 5): The board approved, with conditions, the vacation of a dead-end alley between 4001 and 3965 SW 6th Street to improve safety. Vote was 10-0.
• Park Rezoning (Items 6 & 7): The board approved changing the future land use and zoning of a 0.23-acre site at 2293 SW 17th Terrace from single-family residential to public parks and recreation (CS zoning). Vote was 10-0.

Key Outcomes

• Little Havana FLUM Amendment (Item 8): Approved 7-3 (Mettier, Main, Gerston opposed). The amendment changes future land use designations for 301 properties (67 acres) to restricted commercial, allowing up to 150 dwelling units per acre. The decision is a recommendation to the City Commission.
• Little Havana Rezoning (Item 9): Approved 7-3 (same opposition). Changes zoning designations for 466 properties (140 acres) to T5L, T5O, T6BO, and T6-8O. The decision is a recommendation to the City Commission.
• Little River Transit Station Master Plan (Item 3): Rescinded previous resolution and adopted new one with amendment, 10-0. Final decision, appealable within 15 days.
• Exception and Parking Waivers (Item 4): Approved 10-0. Final decision, appealable within 15 days.
• Alley Vacation (Item 5): Approved 10-0. Final decision.
• Park Rezoning (Items 6 & 7): Approved 10-0. Recommendation to City Commission.
• The board adjourned after deferring the calendar discussion.