[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6382655,"mediaKeyId","2126546-590b11f3853faebefab8b53cd57af16a","parentId",2126546,"title","Planning board recommends rezoning 18-acre Hialeah Heights parcel for low‑density for‑sale rowhouse community; residents voice traffic concerns","audioSeconds",6515,"startMs",7582000,"endMs",14097000,"viewUrl","/Search/View?dp=1&key=2126546-590b11f3853faebefab8b53cd57af16a&start=7582&end=14097","thumbnailUrl","https://assets.pipeline.soar.com/2126546-590b11f3853faebefab8b53cd57af16a/thumbnail_7582000.jpg","articleUrl","/articles/6382655/Hialeah/Miami-Dade-County/Florida/Planning-board-recommends-rezoning-18-acre-Hialeah-Heights-parcel-for-lowdensity-forsale-rowhouse-community-residents-voice-traffic-concerns","mediaUrl","https://secure.pipeline.soar.com/6382655-d59d1cff377f4c0eaa00b59f3de32d14/orig.mp4?Expires=1775218498&Signature=FuEWSN4-kY4RK0PkSaxzH4jfj5SokE0-SVOKyK6ufJB2iXIYcWNGnGkmsCzOVyiFG4~xH9CANEtvGi~-GUrPcU6TwQbOUhYtsAu5nJCSQTWeLE9H8GEz0dYDw~z4ItJyDtaDemxVODSYl6zKHTG2gO15qQT84HQGUxUnaP2aEdJFsgw7hDAD5kECy~0mFQMo1tPxlnMXoI2pjyRbgrW5BSUlwB46Od6f5S9xNUxA7y1-sVWCLJSK0i4ALvxrg-Ty1uymONT0A5OF0zUs1tBy5cVLuhU-3YnhBsQ027Heg-RPcF4bFhsT47OoXbILkALMJpQEsqawji2~ECzVLd0ogA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Hialeah, FL","date","2025-01-17T16:54:49.037Z","article","The City of Hialeah Planning and Zoning Board voted Jan. 15 to recommend rezoning an approximately 18‑acre parcel in Hialeah Heights from GU (county interim) to RH‑3M (multiple‑family district) and to grant variances to allow 100% of the site to be developed as the RH‑3M typology and to permit private interior streets.

The applicant — ITA Regio LLC (contract purchaser Lennar Homes) — proposed a for‑sale residential community of 178 three‑bedroom units (two‑story “rowhouse”/townhome style) organized around an existing 2.19‑acre lake and internal amenity spaces. The plan calls for rear‑loaded garages, parallel guest parking along private interior drives and a signalized crosswalk and sidewalk along West 36th Avenue to improve pedestrian access to nearby commercial centers.

Planning staff recommended approval with conditions including continued traffic‑impact review at site‑plan/concurrency, commitments to varied building elevations (to avoid repetitive facades) and relocation of a pump station away from the proposed pool and clubhouse. Staff said the proposal is consistent with the site’s existing low‑to‑medium density land‑use designation and that remediation of contaminated soils (the parcel was a former demolition/debris recycling site) would be required by Miami‑Dade County DER before permitting or occupancy.

Representatives from Lennar and the contract purchaser presented renderings and said the product is a for‑sale community designed for market demand; Carolina Herrera of Lennar said average prices would be in the high $500,000s. The applicant said the development would provide pedestrian connections to the nearby Shops at Highland and that Lennar is discussing off‑site amenities — including a proposal to remediate and convert a nearby vacant strip of land into a community dog park — in coordination with the city.

The hearing drew extensive public comment from nearby residents who said existing traffic congestion on the local and county roads — especially at 97th Avenue and surrounding connectors — is a serious problem and urged the board and the city to secure infrastructure improvements (police/fire substations, roadway projects) before approving additional residential units. Many speakers said they support remediation and neighborhood amenities but pressed for assurances that traffic and public‑safety services would keep pace with new homes.

Board members said they were mindful of residents’ concerns but noted that the rezoning request aligns with the existing land‑use designation; several members emphasized conditions requiring design variety, pedestrian crossings and ongoing traffic review during site‑plan review. On roll call, the board recommended approval with the staff conditions and asked the applicant to continue outreach to neighbors and to coordinate with city and county officials on traffic‑mitigation measures and remediation plans.

Planning staff will incorporate the conditions into the recommendation to City Council. The council will consider the rezoning and associated variance requests on the posted agenda; the applicant must still secure environmental remediation approvals from Miami‑Dade DER, site‑plan/concurrency approvals and building permits before construction.","mediaType","Video","parentTitle","Planning & Zoning Meeting 1-15-25","oneSentenceSummary","The Planning and Zoning Board recommended rezoning an 18‑acre Hialeah Heights parcel to RH‑3M to allow a proposed 178‑unit for‑sale rowhouse community, while attaching conditions on design variety, pedestrian access and continued traffic review.","taxTitle","Hialeah, Miami-Dade County, Florida","taxId",2891,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6382657,"Board approves special-use permit and parking variances for The Yards at Amelia food‑truck court",185,7343000,7528000,"/Search/View?dp=1&key=2126546-590b11f3853faebefab8b53cd57af16a&start=7343&end=7528","https://assets.pipeline.soar.com/2126546-590b11f3853faebefab8b53cd57af16a/thumbnail_7343000.jpg","/articles/6382657/Hialeah/Miami-Dade-County/Florida/Board-approves-special-use-permit-and-parking-variances-for-The-Yards-at-Amelia-foodtruck-court","https://secure.pipeline.soar.com/6382657-f4518676ea36cc7d2ecc6dc6cc228dd6/orig.mp4?Expires=1775218498&Signature=NwAaNDJO0M~4ZfhRT9Yy2jJ6-vUKQgYB7sm0uo6xt36-c6p0mA5q-KmtzXnWBMUpYeOu2qMbUdb-~Sik4S4GY3IwaZpio9nkSf8Z2cvskIn8SgZlp6tP5dCyxl7hpNTACKj3NUVkEGTPMkgsM7xsjIzCxnumm~OHezrpXIuPo7L-7Pyi9ZBp~U9MN51hayfyb1ExpgdXzXeE1d4GVdfnN7lnN2y-vZWRqcG~PXbGnsSqULRw8Djy2iYtPqt0HiwwmTqEb2INp-1jeovXNQGYigwB1bKjjVpzSYVGain-6GBe2rnqZAbxJvjasCg9wNWbf4PA1kh1VLQASjGBPsinlA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Board recommended approval Jan. 15 of a special-use permit to formalize longstanding food‑truck operations at The Yards at Amelia (7551 West 4th Avenue) and granted a parking variance that reduces required spaces to a level the owner proposed, subject to conditions.

The property owner previously obtained rezoning and non‑use variances for adaptive reuse of warehouses in the Amelia District. The current request asked the board to (1) allow food trucks as a special use in a C‑3 district and (2) approve a further parking reduction to permit 52 spaces where 350 spaces would be required under current code, reflecting the site’s mix of uses and staggered operational hours.

Applicant attorney Alejandro Arias told the board the Yards is an entertainment destination that includes indoor pickleball courts, offices, a cigar shop and other amenities. He said uses are staggered throughout the day and night so parking demand is spread over time; the site has hosted events with as many as 1,500 attendees without reported operational issues, he said.

Arias also outlined proposed conditions to be memorialized in restrictive covenants prior to second reading, including on‑site tree planting (58 trees or payment in lieu at $750 per tree), prohibition of automotive repair uses, a fire‑rated wall along the north property line and business tax‑receipt requirements.

Board members praised the applicant for bringing the request forward to regularize the existing activity. After public hearing, Board Member Jimenez moved approval with conditions; the motion passed on roll call and the clerk announced the item approved with conditions.

Planning staff will draft the ordinance and the declaration of restrictive covenants to record the conditions approved by the board; the item will proceed to City Council for a final decision.","Planning staff and the applicant told the board the Yards at Amelia has operated food trucks and entertainment uses for some time; the board recommended approval of a special-use permit for food trucks and a parking variance, subject to conditions and a declaration of restrictive covenants.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6382662,"Planning board approves 11‑story Factory Town parking garage with required sound-impact study",2354,4052000,6406000,"/Search/View?dp=1&key=2126546-590b11f3853faebefab8b53cd57af16a&start=4052&end=6406","https://assets.pipeline.soar.com/2126546-590b11f3853faebefab8b53cd57af16a/thumbnail_4052000.jpg","/articles/6382662/Hialeah/Miami-Dade-County/Florida/Planning-board-approves-11story-Factory-Town-parking-garage-with-required-sound-impact-study","https://secure.pipeline.soar.com/6382662-2ddc39881cca53f08ec167a622e346c1/orig.mp4?Expires=1775218498&Signature=lLzhnXIL9ReNmXqNFIRSWMFJSf4j-JtnXdfhfi3s-Sy7-vajcJI6-QimWAQxaRHdXr-JKSPNP0MsfkdpFvGaIz~kncAhs5sIyClz-dvVLAdQYkDOyh14JdcQywdVdpAf2nqy~egdlSMU9-4v8RfO99EQJwgE-z~-1DDGUYsZxVOEhyJ~5G2zuKR2wQ0u2AWagIBCuOl654-kAR1NMuVyduE5yBJOb8yvLbTvfTSe5ItmoykYTSL5Hx--AlkfDtmBSmAqZmJ82Xl7slXTlrFINIpIDCflkzCe0kMczrqHpuXv10SEbCEd-OVswO8Ei0CdOeYnJbB00cDriaMtYWE7IA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board recommended approval Jan. 15 of a requested variance to build an 11‑story parking garage in an M‑1 industrial area to serve Factory Town and nearby businesses, with conditions including a sound-impact study and other design review at site-plan stage.

The applicant presented a concept for an 11‑story, approximately 135‑foot building with retail on the ground floor and parking above. Planning staff recommended approval with conditions, saying the design would add a contemporary character to an industrial area and provide shared parking for neighboring properties that currently struggle to meet parking requirements.

At the start of the hearing, board members expressed concern that representatives had not been present; the board briefly recessed and called the applicant, who later arrived and was sworn. Amanda Bombecchio identified herself as a representative and explained the ground floor would be programmed for food-and‑beverage uses — “restaurant, a cafe” — with parking above. Owner Avra Jane (ABRA) and project representatives confirmed the garage would be public pay parking available to Factory Town tenants and visitors.

Board members raised acoustic concerns because nearby event activity at Factory Town has generated noise complaints to neighboring Miami Springs. The owner said event operators already use protocols — decibel monitoring and on-site response within 15 minutes — and that permanent sound-attenuation measures are being planned. A professional audio engineer in the audience, Nicholas Morel, advised the board that a pre‑construction sound-impact study is “a really good idea,” noting concrete facades can reflect sound and recommending the study serve as a condition to avoid costly retrofits later.

Given those concerns, the board added a condition that a sound-impact study (acoustic study) be prepared for review at the time of site‑plan submittal and that the declaration of restrictive covenants reflect mitigation commitments. The motion to approve with conditions passed; the transcript records a roll call with members voting in favor and the clerk announcing the item approved with conditions.

Planning staff will incorporate the sound-study requirement and other conditions into the city’s written recommendation to City Council. The council will make the final decision on the requested variance and any associated ordinance.","The board voted to recommend approval of a proposed 11‑story, mixed-use parking garage across from Factory Town, but attached a condition that the developer perform a sound-impact study and address mitigation during site-plan review.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6382667,"Hialeah board denies subdivision of 1929 house, urges owner to seek historic designation",789,3071000,3860000,"/Search/View?dp=1&key=2126546-590b11f3853faebefab8b53cd57af16a&start=3071&end=3860","https://assets.pipeline.soar.com/2126546-590b11f3853faebefab8b53cd57af16a/thumbnail_3071000.jpg","/articles/6382667/Hialeah/Miami-Dade-County/Florida/Hialeah-board-denies-subdivision-of-1929-house-urges-owner-to-seek-historic-designation","https://secure.pipeline.soar.com/6382667-4e7df46daa1b36a10766559755b7df1f/orig.mp4?Expires=1775218498&Signature=Ouw7j26YohWblzgDoHyqlyM3Sc9B734L6Cy9UlYv1sbs3sFhwInczfialju~orghGGBzoWIhlwXth5jI6QtioOYwvFJt6~mjRpsWtUCRn6-RB1fzz-K3sLhPYD13KeVmM7UfOSFfCuW5DsA0vehS4fMXLdHM759PFf4PhAmoaAsvErMBou96W1XpQ4F5~lEeUFDgBUGI8Ds7lNAy~61QNR4qRErs~qehkVzrri7v93IkfY49dLnnsBUxEghgS~PpS70zgSIjb4t6btav~Fj3h7RnxI8feM5YEYn9E~iduKF2dgTQN43SlxRS1RoDnT6SVojUuXRhmGtsBO-~Czssqw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Board voted Jan. 15 to deny a request to subdivide a large pre-1930 parcel at 316 East 43rd Street and to allow two substandard 50-foot frontages and reduced side setbacks.

Staff recommended denial, saying the house and surrounding lots are among the last pre-1930 homes in Hialeah and that permitting two 50-foot lots would be inconsistent with the prevailing lot frontages on the block. Neighbors attending the hearing urged the board to preserve the home’s historic character and to forward the property to the city’s historic board for consideration.

At the meeting, planning staff said the parcel was originally platted in 1927, contains a house built in 1929 and sits in a block where the majority of lots have frontages ranging from 60 to 100 feet. The applicant sought variances to allow lot areas of 6,900 square feet (where 7,500 square feet is the minimum) and lot widths of 50 feet (where 75 feet is required). Staff recommended denial based on incompatibility with existing frontage dimensions and the city’s historic fabric.

Several residents spoke against the application including Theresa Mejidas Perez, who told the board the existing house “has a beautiful chimney, fireplace, original made out of coral rock” and said she worried the proposed new buildings “look like it’s going to be a rental unit” that would worsen congestion and street parking by commercial vehicles.

Board members said they were concerned the applicant was not present for the hearing and that neighboring voices deserved an opportunity to be heard. The board voted to deny the variances; the motion to deny was made by Board Member Rios and seconded by Board Member Jimenez. The clerk recorded roll-call votes in favor of denial and the item was denied.

After the vote, board members discussed asking the owner to consider historic designation for the property. Planning staff and residents suggested forwarding the house to the historic board for evaluation and said the city could pursue historic designation processes and bring the owner into discussions on preservation.

Because the action was a recommendation, the applicant retains the right to pursue other remedies, including a future application or appeal to City Council; the board’s denial will be reflected in written findings that will go to the council and the applicant.","The Planning and Zoning Board voted to deny a variance that would have split a 1929-era lot on East 43rd Street and allowed two new substandard lots; board members and neighbors cited the home’s historic character and neighborhood pattern and suggested the owner pursue historic designation.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6382672,"Hialeah board backs 12-bed expansion at long-running Susana Wesley nursing home",425,2642000,3067000,"/Search/View?dp=1&key=2126546-590b11f3853faebefab8b53cd57af16a&start=2642&end=3067","https://assets.pipeline.soar.com/2126546-590b11f3853faebefab8b53cd57af16a/thumbnail_2642000.jpg","/articles/6382672/Hialeah/Miami-Dade-County/Florida/Hialeah-board-backs-12-bed-expansion-at-long-running-Susana-Wesley-nursing-home","https://secure.pipeline.soar.com/6382672-55f7ac702657268a3428b6cd3049ba08/orig.mp4?Expires=1775218498&Signature=USTLy~ZjRlVWcJ4~CgocbRctS3PjmJJosl4vtn8dM0scS-OrW14oF9fzz84c7DQQqti~vJjolScKjUkMKxlJls2SSVa18EN1yO6ethFqSUFBdDPE~TUr4pNvZWk2hYvNGhLd~EMuH8F-va9HH-e7JRH5ZwYajYP7kpK~YAaJM4XdEancK0YXvgBTQBc7hzQyD6D7gechbyzwVYrN-LhWpOxs56u7wNbymb2kp3zrv1ZDBThS2igYjnJQ6cztgni23OSOH7sMX0Xu90FRuXN4UaBC89RXYr~W5iNTtLD0IU1LotVKRKWBxYcV2-wBe0~K1HnY7g4Fw0qf1THFqzfLcQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board on Jan. 15 recommended approval of a conditional use permit and related variances to allow the Susana Wesley Health Center to add 12 skilled-nursing beds.

The action would expand the facility from 120 to 132 licensed beds and approve a variance to reduce the on-site parking requirement from 44 spaces to 40. The board’s recommendation will now go to the City Council for final action on Jan. 28.

Staff read the application into the record and recommended approval, noting the site has operated as a nursing facility since 1984 and calling the requested expansion a “minimal” increase that will be accommodated within the existing building. Staff said peak shift staffing (including the 12-bed addition) ranges from 28 employees in the morning to 14 at night and concluded parking on site exceeds the number of employees on any one shift.

Applicant attorney Javi Vasquez (representing Alluren Rehabilitation and Senior Living PropCo LLC) told the board the 12 additional beds will be “retrofitted” into unused internal space and repeated that staff counts support the requested 4-space parking variance. Vasquez said the facility is “ACA approved for the additional beds,” describing the application as a permitting formality to match current operations.

Board members pressed for clarification about staffing and visitor parking. Vasquez said residents in the facility do not drive and that visitor needs are accommodated by the existing spaces. After public hearing closed, the board voted to recommend approval. The motion was made by Board Member Iglesias and seconded by Board Member San Santiago; roll-call votes recorded in the transcript show board members voting yes and the clerk announcing the item approved.

The board’s written recommendation and resolution will go to City Council, which may affirm, modify or override the board’s decision. If the council adopts a resolution approving the permit, the applicant was instructed to contact the city clerk for a copy of the final decision and then the building department for any required permits.

The planning staff note attached to the application says a decision and resolution will be prepared for council review and that the council may “affirm, affirm with conditions, or override” the board action.","The Planning and Zoning Board recommended approval of a conditional use permit and parking variance to allow Alluren Rehabilitation and Senior Living PropCo LLC to add 12 skilled-nursing beds to the Susana Wesley Health Center and reduce parking requirements, following staff recommendation and applicant testimony.","actionData","errors"]

Article not found

Planning board recommends rezoning 18-acre Hialeah Heights parcel for low‑density for‑sale rowhouse community; residents voice traffic concerns

Board approves special-use permit and parking variances for The Yards at Amelia food‑truck court

Planning board approves 11‑story Factory Town parking garage with required sound-impact study

Hialeah board denies subdivision of 1929 house, urges owner to seek historic designation

Hialeah board backs 12-bed expansion at long-running Susana Wesley nursing home