[{"_1":2,"_99":-5,"_100":-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],{"_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",6362994,"mediaKeyId","2166990-7523f4663af3944ccbdbf319f1eaf247","parentId",2166990,"title","Planning board approves rezoning of 5.6‑acre block on E. 25th for 8‑story transit‑oriented development with workforce units","audioSeconds",1656,"startMs",4250000,"endMs",5906000,"viewUrl","/Search/View?dp=1&key=2166990-7523f4663af3944ccbdbf319f1eaf247&start=4250&end=5906","thumbnailUrl","https://assets.pipeline.soar.com/2166990-7523f4663af3944ccbdbf319f1eaf247/thumbnail_4250000.jpg","articleUrl","/articles/6362994/Hialeah/Miami-Dade-County/Florida/Planning-board-approves-rezoning-of-56acre-block-on-E-25th-for-8story-transitoriented-development-with-workforce-units","mediaUrl","https://secure.pipeline.soar.com/6362994-783c4eb410bd5d96d6bac70e34e37e48/orig.mp4?Expires=1775407358&Signature=ZPDHh~64Qg4AQffflUa8TSOLL4yava~EyVhOn3PLSRq0MXcDqaewySnDMwhfMJI-Ctix3CLYTCBhtOiZtPf6Mvrdb7KHTEE3-v8QWtvRG1sZyo5rLtTA3WebwSx9-PTyGQTA1vmN-pH8x87tNK-MyLpH98Z7xVYRhRE7SNKCrICg5CLOfEVJ7olXveUuYSWqqNUU8WqdSNwYdE3oCwCF5sM9VDYeMMhghPbiwARqdQ~9D-R-z8nqI-7EmMLcAzpquA2ib5SaaTw9Zz9eXESWqUUH1jxnfJKX9DgB1pWoGb~vAEqqPMutzOJJp-2~32Ndhm~57~boMbcpiZ3lM6kX0A__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Hialeah, FL","date","2025-01-29T22:19:08Z","article","The City of Hialeah Planning and Zoning Board on Jan. 29, 2025 voted to rezone a 5.6‑acre block bounded by East 25th and East 26th Streets and 5th and 6th Avenues from a parking district to a Transit‑Oriented Development (TOD) district, allowing an eight‑story mixed‑use development that the applicant estimated would include roughly 559 residential units and about 26,000 square feet of ground‑floor commercial space.

Applicant and project overview: The applicant presented plans to group the block under single ownership (555 East 25th Street LLC) and to construct a cohesive tower with interior parking. The project team said the site is half a mile from the Hialeah metro station and within walking distance of the Hialeah Transfer Station, making it a candidate for higher residential density under the city’s TOD standards. The applicant said the proposed building will provide 818 off‑street parking spaces (city code required 764) and an additional 38 contemplated on‑street spaces.

Workforce housing and public benefits: The applicant proposed a voluntary \"Hialeah heroes\" workforce program to designate 5% of units (about 27–28 units) for priority access by city police officers, first responders, firefighters, nurses, teachers and city employees; the board discussed how workforce levels would be defined and whether AMI (area median income) levels should be specified. The applicant also offered a monetary contribution to support the proposed High Line linear park; staff recommended a targeted public improvement (a mid‑block pedestrian crossing) rather than an unspecified monetary contribution. The applicant agreed the design review committee must approve any bonus height in exchange for specified public benefits.

Traffic, parking and operations: The project team provided a traffic‑impact analysis that staff and the city’s traffic consultant reviewed; reviewers commented and the applicant agreed to address outstanding comments during site plan review. The applicant noted that Leon Medical Center, which currently uses the block for overflow parking, has a surplus of parking on its own site and that a new parking structure at 445 East 25th Street could be built prior to development if operational parking needs emerge.

Board discussion and conditions: Board members questioned parking and the proposed workforce units, asked whether parking would be assigned or open, and sought clarity on AMI thresholds for workforce units. The board approved the rezoning with conditions that will be finalized in the staff report and that include design review committee approval for bonus height, addressing traffic/street‑department comments, and clarifying the overflow‑parking/parking‑structure timeline. Staff said the project will generate approximately $1.8 million in city impact fees and that a parking availability study and clearer workforce AMI targets can be provided during the site‑plan review phase.

Action and next steps: The board’s favorable recommendation will be forwarded to City Council for first reading; the design review committee will review bonus‑height proposals and contributions before council action.

Ending: The project is a major redevelopment of a full block and will return to the city as detailed site‑plan and design‑review items; staff and the applicant agreed to additional studies and to refine workforce criteria before council consideration.

","mediaType","Video","parentTitle","Planning & Zoning Meeting 1-29-25","oneSentenceSummary","The City of Hialeah Planning and Zoning Board on Jan. 29, 2025 approved rezoning a 5.6‑acre block between 5th and 6th Avenues and East 25th and 26th Streets from parking to Transit‑Oriented Development to permit an eight‑story mixed‑use building with roughly 559 residential units and ground‑floor commercial space.","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},6362999,"Hialeah board clears land‑use, rezoning and permits to expand assisted‑living facility at 1760 E. First Ave.",1245,2918000,4163000,"/Search/View?dp=1&key=2166990-7523f4663af3944ccbdbf319f1eaf247&start=2918&end=4163","https://assets.pipeline.soar.com/2166990-7523f4663af3944ccbdbf319f1eaf247/thumbnail_2918000.jpg","/articles/6362999/Hialeah/Miami-Dade-County/Florida/Hialeah-board-clears-landuse-rezoning-and-permits-to-expand-assistedliving-facility-at-1760-E-First-Ave","https://secure.pipeline.soar.com/6362999-16a791b7d6f97a1ed43f9711223ad2ef/orig.mp4?Expires=1775407358&Signature=TsmXt30rUkilZUCIeEwhUd7wP1lJXTCam6-NPjRpLvQYVDZjV1C~IfBa9oTLTBnVGVCBAJgZF~C27TgRWS-vypakIpd2Ueb68gjjtCHDGa4gOMFuWDpzYOUoSqA38LdYYWCKHuM9K6QGgSW4lEORjtTAR1BenyMbobRdPLSntIX6y~pQ4cf~AEbvriVFZuuuwue830ip6Hutk1A5zibe2c-0PbnEjjbl6ip3f3fZm5RplZOpZB9L4QKN~x1gm~cK3oN6aQo1v25~JP73eo8kKVbjgDmPPpgvr8pCpdBCp3XZ51nxCCf7D6sBZRRmxa~1lI30Zvz7D1LXPNaQOSPK4Q__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board on Jan. 29, 2025 approved a small‑scale land‑use amendment, rezoning, a conditional use permit and related variances to allow an assisted‑living facility at 1760 East First Avenue to expand from 34 existing beds to a maximum of 74 beds.

The change begins with a land‑use amendment from low‑density residential to medium‑density residential and was followed by zoning approvals and variances that the board approved with conditions. The measures were presented on behalf of Cornerstone Property Ventures 2 LLC by Javier Vasquez, Esquire, and were recommended by city planning staff.

Why it matters: The approvals are intended to bring a long‑running assisted‑living use into formal conformity with current city rules and permit a two‑story addition to accommodate 40 new beds. Planning staff framed the application as a way to regularize a use in place since the 1980s and to respond to local demand for mental‑health and supportive residential services.

What the board approved and why: Attorney Javier Vasquez said the property has operated as an assisted‑living facility since the mid‑1980s and that the owner now seeks to expand the licensed bed count to 74. \"This is an opportunity to clean up the entire situation from a land use perspective, from a zoning perspective,\" Vasquez told the board.

City planning staff (Deborah Storch) described the technical requests: rezoning the parcel to a multifamily district, a conditional use permit to allow an assisted‑living facility, a variance to expand a nonconforming use, a lot‑coverage variance (proposed 53.27% vs. 45% allowed), and parking variances. Storch summarized a parking demand study included with the application and said, \"Therefore, a 74 bed facility would require 10 parking spaces, and the existing 7 parking spaces would satisfy the demand of a facility with no more than 58 beds.\"

To address parking shortfalls, the applicant committed to providing satellite employee parking at another facility owned by the applicant at 3051 East Forest Avenue and to shuttle employees as needed; staff required that satellite parking be used when encroachment or tandem parking is observed and that employees and visitors not block the public sidewalk. The board’s approval limited the bed count to 74, required the project to be built according to submitted plans, required payment or mitigation for nine canopy trees that cannot be planted on‑site, and required the owner to ensure on‑site operations do not cause sidewalk encroachment or tandem parking.

Other details and staff findings: The application includes a proposed two‑story addition of roughly 3,469 square feet at the rear of the lot to house the additional beds and a façade upgrade for the existing building. Staff noted the property has been licensed with the state for assisted‑living uses since the 1980s and that much of the surrounding block is low‑density residential, with medium‑density designations immediately adjacent to the north. The parking demand study measured occupancy at multiple applicant‑owned facilities and reported a demand of 0.129 spaces per bed and identified daytime on‑street availability along East First Avenue during peak midday hours.

Board action and next steps: The land‑use amendment, rezoning application, conditional use permit and variances were approved by motions on the Jan. 29 agenda; the board’s recommendations will be forwarded to the City Council. City staff noted the council is scheduled to hear planning and zoning recommendations on Feb. 11, 2025.

Ending: Project approvals are conditional; implementation steps — including the design and permitting of the addition, final parking arrangements, tree mitigation payments and any additional variances required during building permit review — must be completed before the expansion can proceed.

","The City of Hialeah Planning and Zoning Board on Jan. 29, 2025 approved a small‑scale land‑use amendment, rezoning, a conditional use permit and related variances to allow an assisted‑living facility at 1760 East First Avenue to expand from 34 to a maximum of 74 beds.",{"_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},6362989,"Planning board denies request to subdivide 560 E. 7th Ave. into substandard lots after neighborhood compatibility concerns",1806,5941000,7747000,"/Search/View?dp=1&key=2166990-7523f4663af3944ccbdbf319f1eaf247&start=5941&end=7747","https://assets.pipeline.soar.com/2166990-7523f4663af3944ccbdbf319f1eaf247/thumbnail_5941000.jpg","/articles/6362989/Hialeah/Miami-Dade-County/Florida/Planning-board-denies-request-to-subdivide-560-E-7th-Ave-into-substandard-lots-after-neighborhood-compatibility-concerns","https://secure.pipeline.soar.com/6362989-c642370c33ed5296ab3fce3ce0311fad/orig.mp4?Expires=1775407358&Signature=fTzebrma660f6UlFd5ANccJ7U-mPQ84tY2PhJ5xNEFYuZN6IDta7eSEM~FvbHVsShPctqFNVh4kIueRIOsxVMpZZs3hwFRLpjLhzN1Pcjx3OLEj8YBQB1NImXUwEIVfggApRtBhBXni-qEewcQqdIrLxOup9S70u712QBLshjHgawlZRoIO0tRl~O9DiGQ-HAF1L6rEXrkNe0IaIsnA-9LhTvevZuzWG6NGKCfsPtPhNzbXBLDvBHGP2rmF0cyKwKv2d7EuWLaFobp6I60xGQ2idFmr3VQhP5OO-5EF741HfCdtcNmrAm~JEWZVev1R9-acB3VLACq~lVeMVlSjnqQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board on Jan. 29, 2025 denied an application to subdivide 560 East 7th Avenue into two substandard lots and to construct two attached duplexes on those lots.

What was proposed: The applicant requested subdivision into two lots with approximately 42‑foot frontages and total lot areas of about 4,205 and 4,064 square feet, rezoning from R‑1 to R‑2 and variances to allow reduced setbacks, increased lot coverage (up to about 43% and 36.3% where 30% is the maximum in the surrounding zone), and reduced parking (two spaces where four are required). The proposed buildings were two‑story attached duplexes with three bedrooms per unit.

Staff recommendation and rationale: City planning staff recommended against the duplex layout as submitted and advised instead that the lots be developed as single‑family homes to avoid multiple variances and to better match neighborhood scale. As staff wrote on the record: \"The recommendation would be to build a single family house on each substandard lot.\"

Board concerns and testimony: Board members raised compatibility, parking and scale concerns repeatedly. Several members said the proposal’s building mass, unit sizes and parking arrangements were out of scale with the surrounding predominantly single‑family neighborhood and risked creating a \"trickle effect\" of similar variances on adjacent properties. The applicant’s attorney, Felix Asararte, argued the project would improve a property in disrepair and produce new, inspected and permitted housing. Asararte said the design would be an improvement to the existing conditions and that construction would bring current code compliance and tax/fee collection to the site.

Vote and next steps: After extended discussion and an offer from the applicant to consider reducing unit sizes, the board voted to deny the application. The denial means the applicant may revise the proposal before pursuing further hearings; staff and board members suggested alternatives such as subdividing the lot and building two single‑family homes or returning with a less intensive design.

Ending: The board’s denial preserves current zoning and sends a signal that new construction on substandard lots should be compatible in scale and parking with adjacent single‑family neighborhoods. The applicant may return with revised plans or appeal the decision to the City Council.

","The board voted to deny a request to replat 560 East 7th Avenue into two substandard lots and to allow two duplexes after prolonged debate about neighborhood character, unit sizes and parking; staff had recommended single‑family development on each lot rather than duplexes.","actionData","errors"]

Article not found

Planning board approves rezoning of 5.6‑acre block on E. 25th for 8‑story transit‑oriented development with workforce units

Hialeah board clears land‑use, rezoning and permits to expand assisted‑living facility at 1760 E. First Ave.

Planning board denies request to subdivide 560 E. 7th Ave. into substandard lots after neighborhood compatibility concerns