The Miami Planning, Zoning and Appeals Board (PZAB) met on September 16, 2026, at 11:15 AM to consider twelve agenda items including land use amendments, rezonings, signage packages, parking trust funds, and administrative matters. The meeting was chaired by Adam Gerston with a quorum of ten members present. All actions required roll call votes.
Staff presented a recommendation for approval to change the Future Land Use from Medium Density Multi-Family Residential to Medium Density Restricted Commercial, and rezone from T4R to T4O for ten parcels totaling approximately 2.5 acres. The applicant, Lotus Endowment Inc. (represented by Lauren Kahn), explained the intent to develop a transitional residential building with commercial space (cafe, thrift shop) to serve women and children transitioning from the adjacent shelter. Board members expressed concerns about potential Live Local Act density bonusing (up to 1,000 units/acre) and the lack of safeguards for surrounding residential properties. Community member Frederick Bryant voiced concerns about being the last remaining homeowner. The board approved the FLUM amendment by a vote of 8-2 (Members de Carolis and Mann dissenting) and the rezoning by a vote of 8-2 (same members dissenting).
Staff recommended approval with conditions for a special sign package exceeding the standard aggregate area (requested 3,340 sq. ft. vs. 764 sq. ft. permitted) and a subordinate warrant for illuminated signs within 100 feet of a T4R zone. The applicant explained the signs would communicate regularly changing services (tutoring, back-to-school drives) from 14 nonprofits. Board discussion focused on illumination and potential distraction. A condition was included requiring a maximum illumination level. Approved 9-1 (Member Cardosh dissenting).
Staff recommended approval of the FLUM amendment from Medium Density Restricted Commercial to Restricted Commercial, but denial of the rezoning from T5L to T680 (for 701 parcel) and from T680 to T612 (for 665 parcel). The applicant, Mario Morgado/Miami Automotive Retail (represented by Melissa Tapanas), sought to consolidate 2.5 acres to develop a vertical urban auto dealership campus, currently employing 389 with average salary over $104,000. Board members noted the inconsistency with surrounding context and lack of specific plans. The board approved the FLUM amendment unanimously (10-0) and then approved a modified rezoning to T680 only (denying the T612 request) by a vote of 10-0.
Staff recommended approval of a special sign package allowing two tenant identification signs exceeding the maximum area (889 sq. ft. each vs. 280 sq. ft. permitted) and a warrant for signs above 50 feet. The applicant, representing SIMPRO Software Limited (relocated from Australia to Miami), noted the signage would replace the historic Sun Trust signs. Approved unanimously (10-0).
Staff presented amendments to Miami 21 code to clarify parking requirements for uses within podium liners, increase incentives for liner units, and equalize cantilevered encroachments. The applicant (Brian Dombrowski of the development community) spoke in support. Approved unanimously (10-0).
Staff recommended approval to close and vacate an 8,640 sq. ft. portion of NW 17th Street west of N. Miami Ave. The applicant (CMEX Construction Materials) stated the closure would consolidate operations onto one secure site, improving safety and reducing illegal dumping. The right-of-way is a dead end that no longer serves circulation. Approved unanimously (10-0).
Staff presented a resolution for the board to authorize an application to correct a mapping error from Miami 21 adoption that incorrectly bifurcated properties as T3O/T3R. The correction would unify to T3O/Duplex Residential. The board authorized the application unanimously (10-0).
Staff presented a resolution for the board to authorize an application to rezone approximately 40 parcels from T3O to T4L as part of the West Grove/Grand Avenue vision plan. The board authorized the application unanimously (10-0).
Staff presented an ordinance to create a payment-in-lieu-of-parking trust fund for the Calle Ocho district, with fees of $13,500 per half space and $27,000 per full space. Board discussion centered on fee levels and impact on small businesses. A motion carried to approve with a recommendation to increase fees to match the Little Havana fund (approximately $35,000 per space). Approved 9-1 (Member de Carolis dissenting).
Approved unanimously (10-0).
Note: The meeting was adjourned after item 12. The transcript closes with a promotional segment for Big Brothers Big Sisters of Miami, which is not part of the official meeting.
It's gonna be months, maybe it'll be years. So please, if you live in the city of Miami, open your heart, bring some things the folks of Venezuela could use in these very difficult times. The Marlins are so moved by the tragedy in Venezuela. We on behalf of our staff, our ownership, our community, you know, we're hosting this great supplies drive right here at our ballpark, and also at our games this week, we'll be accepting donations at the gates. Make sure Monday Friday, nine to five, we will be here. Any person who's allowed to pursue into chapter two article six of the city code must register with the city clerk apply for latest city requirements for lobbies before appearing before the planning zoning and appeals board. A person may not lobby a city official, board member, or staff member until registering. A copy of the code section by lobbyists available in the city clerk's office and online on municode.com. The agenda for this meeting and materials for the items on the general published made available to the board in advance of the meeting. The materials are also available online at MiamiGov.com. Please silence all cell phones and other noise-making devices. Any person with disability requirement assistance, auxiliary aids or services for this meeting may notify the board liaison. Any person may be heard by the board through the chair in pursuant to the published notice for not more than two minutes on any proposition before the board unless modified by the chair. When addressing the board, the member of the public must first state his or her name, address and what item will be spoken about. When a board takes action or votes on any proposition, it shall do so by a roll call vote to be recorded and included in the record. Please note that board members may have generally been briefed by city staff on Adams Tate's agenda. In addition to the comments provided here at City Hall, the public may submit comments via the city's online common form. The comments submitted through the comma form, if any were distributed to the board members and city administration throughout the day so that the board can consider them before taking any action. Additional online comment will remain open during the meeting to accept comments and distribute to the board members up until the chairperson closes public comment. All comments received including a public record of the meeting. These public comment options establishment provided for this meeting comply with section two eighty-six point zero one one four to Florida statute. Members, are you comfortable for all the notice provisions set forth for any uniform rules of procedure? We have a status for this meeting. Do you swear or affirm the testimony that you will give will be the truth and nothing but the truth? Thank you. Present. Yes. Calling member Maria Paula de Carolis. Yes. Present. Thank you. Calling member Eduardo Fernandez. Present. Thank you. Calling member Paul Mann. Present. Thank you. Calling member Elon Metroyer. Thank you. Calling member Joshua Patinkin. Calling member Arthur Parasall. Calling member Manuel Venillo. Thank you. Uh, we do have quorum. I do have two requests for absence waiver from my member Mario Bailey. And also member Arthur Parsaw. Move to approve. Second. All in favor. Aye.