Miami Planning Zoning and Appeals Board Meeting - October 21, 2026

The Planning, Zoning and Appeals Board (PZAB) met on October 21, 2026, to consider an appeal of a Temporary Occupancy Permit (TOP) for construction parking, a future land use map amendment and rezoning for the Northwest 36th Court area, amendments to off-street parking standards, and a zoning change to allow co-living near colleges and universities. The meeting opened with recognition of Miami Fire Rescue for their earthquake relief work in Venezuela and for providing security at the FIFA World Cup FanFest, which drew nearly 600,000 visitors.

Public Comments & Testimony

• TOP Appeal (PZAB3): Numerous residents and members of "Preserve the West Grove" spoke in opposition to the parking lot on historic Charles Avenue. Arguments included: the location is in a historically African‑American neighborhood (Village West) that has long been subjected to unwanted development; the lot would be adjacent to three already‑strained sites (Stirrup House Bed & Breakfast, the Coconut Grove Playhouse construction, and the future Grove Inn); a restrictive covenant on the property prohibits above‑ground parking; and the use of a TOP for off‑site construction parking is inconsistent with the city code’s circular references and the Miami 21 zoning. The applicant (Ransom Everglades) argued the lot mitigates spillover parking and that all conditions have been met. One speaker noted a sign on the fence that contained racially insensitive errors regarding the community’s history.
• Future Land Use and Zoning (PZAB1 & PZAB2): One resident, Melissa Saldania, expressed concerns about pedestrian safety in the area, citing her own experience as a hit‑and‑run victim and noting that the proposed changes would add an estimated 162 vehicle trips during evening rush hour.
• Off‑Street Parking Standards (PZAB4): Alex Udive spoke in support, suggesting that the amendment should allow expanding parking capacity via lifts or risers without increasing the footprint.
• Co‑Living (PZAB5): No public comments were made; board members expressed support for affordable housing options.

Discussion Items

1. TOP Appeal – Construction Parking on Charles Avenue (PZAB3)

City staff presented that a TOP for 37 construction vehicles at 3227 and 3247 Charles Avenue had been approved with conditions (120‑day term, school‑days only, secure site). The appellant (Preserve the West Grove) argued the lot would exacerbate traffic in an already‑congested historic residential area, that the application bypassed proper zoning review, and that the school could use alternative parking (e.g., a shuttle from a nearby garage). The board debated the legal basis: some members found the code circular and noted the intensity of the use was incompatible with the T3R residential zone. The board voted 7‑1 to grant the appeal, reversing the TOP permit.

2. Future Land Use and Zoning – Northwest 36th Court Area (PZAB1 & PZAB2)

Staff recommended changing 55 properties (approximately 6.34 acres) from Duplex Residential to a mix of Low Density Multi‑Family, Restricted Commercial, and Low Density Restricted Commercial. The proposal is a continuation of earlier rezonings and is intended to provide housing diversity and support for multi‑generational families. A community meeting was held with nine attendees; two property owners on the east side requested inclusion. The concurrency analysis showed compliance for schools, sewer, solid waste, and traffic, but failure for recreation/open space (the commissioner’s office is seeking additional parkland). Both items were approved by the board 8‑0.

3. Off‑Street Parking Standards – Amendment to Miami 21 (PZAB4)

The proposal allows legally‑established parking lots in T3 and T4R zones to continue by right (rather than by exception) and permits new parking lots or structures in T4 or T5 zones by warrant when serving an abutting residential or lodging use. The board amended the language to require a warrant for new lots in T4/T5 serving abutting uses, and to allow by right for platted lots with bifurcated zoning. The amendment passed 7‑0.

4. Co‑Living Near Colleges and Universities (PZAB5)

The amendment permits co‑living units (shared sleeping quarters with common kitchen/living areas) within a quarter‑mile of accredited colleges and universities, excluding T3 single‑family zones. The board noted potential benefits for students, teachers, and affordable housing. The item was approved 7‑0.

Key Outcomes

• TOP Appeal (PZAB3): Granted – the board voted 7‑1 to reverse the Temporary Occupancy Permit for construction parking on Charles Avenue. The decision is final and not appealable to the City Commission.
• Future Land Use Amendment (PZAB1): Approved 8‑0, to be forwarded to the City Commission.
• Zoning Change (PZAB2): Approved 8‑0, companion to the FLUM amendment.
• Off‑Street Parking Standards (PZAB4): Approved 7‑0, as amended, to be forwarded to the City Commission.
• Co‑Living Amendment (PZAB5): Approved 7‑0, to be forwarded to the City Commission.