[{"_1":2,"_111":-5,"_112":-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],{"_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",6613479,"mediaKeyId","2870015-84ded3aa4cc3247744e7a1542d45399a","parentId",2870015,"title","Board finds Allapattah redevelopment plan consistent with city comprehensive plan, recommends approval","audioSeconds",1566,"startMs",5413000,"endMs",6979000,"viewUrl","/Search/View?dp=1&key=2870015-84ded3aa4cc3247744e7a1542d45399a&start=5413&end=6979","thumbnailUrl","https://assets.pipeline.soar.com/2870015-84ded3aa4cc3247744e7a1542d45399a/thumbnail_5413000.jpg","articleUrl","/articles/6613479/Miami/Miami-Dade-County/Florida/Board-finds-Allapattah-redevelopment-plan-consistent-with-city-comprehensive-plan-recommends-approval","mediaUrl","https://secure.pipeline.soar.com/6613479-3bb369ee105077b4d5c1821d3080868d/orig.mp4?Expires=1776565765&Signature=h3KfVY9~8SCZaHrFqqlJEl8iRZyt2PbzyQ9yuEUz7AJ-QEpomU1e2pjF5F8Vt3kWNNAAoO92aMpxkQO4NMl8mFrWnFsxi3RLSKGkiy6QBWoR~hZU98QpuTLHQE1ojWIm079Yr8fbVG9VItYCOQU1vNVfhxQCB9UaILYHROKdvhd5cQ9KEfzlwPbAvd19G9ZUseN9B5rIxFHl0saANveFZelKK12fWI~Wxbw53B-ofZWU95eum5Me-WDfP4ooNrc693xM-lvqr0N9Ve2FCamloyS91jcrla7Erl1WE8hTAs8JD-NpfCCwf2nsvQvOUKZ0stmzxTa653utxj5K0f6zvw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami, FL","date","2025-04-02T17:40:00Z","article","The Miami Planning, Zoning and Appeals Board unanimously recommended that the City Commission find the proposed Allapattah Community Redevelopment Area (CRA) plan consistent with the city comprehensive plan and transmit the plan for Commission consideration.

Kevin Crowder of BusinessFlare, the consultant team engaged to prepare the draft plan, described the CRA plan as “not a master plan document, it's sort of a vision document” that authorizes uses of tax increment financing within the district. He reviewed the proposed CRA boundary and the plan’s major themes: economic development and small‑business supports, residential and affordable housing initiatives targeted to the neighborhood’s lower median incomes, infrastructure and parks improvements, and transit and parking strategies tied to three MetroRail stations inside the boundary.

Crowder said the draft plan covers an area bounded roughly by the Airport Expressway to the north, Nineteenth Avenue to the west, the Miami River to the south, and NW Seventh Avenue/20 Second Avenue to the east, and includes opportunity‑zone parcels and brownfield‑designated areas. The consultant noted the district contains an estimated 45,000 residents, a median household income near $36,000 (compared with a countywide median around $73,000), high renter occupancy (about 79%), and rising housing prices. Crowder said findings from public outreach showed a mix of frustration and optimism among residents and stakeholders, with requests for more collaboration, transit improvements, a community center and programs for youth, and attention to small business stability.

The plan proposes tools available to CRAs under Florida Statutes — for example, directing increment revenue to land acquisition and infrastructure, targeted incentives and financing programs, pilot programs for commercial property ownership by local businesses, workforce training, and housing programs including rehabilitation, senior housing and targeted affordability criteria. Crowder and city staff said the draft would allow the CRA to set affordability levels for projects that do not use federal or state affordable‑housing funding, enabling the CRA to target lower local incomes than the countywide affordability thresholds.

Following the presentation there were no public comments and the board voted to recommend the finding of consistency with the comprehensive plan and forward the plan to the Commission. Board members asked questions about parks and schools; staff said the plan document lists two large parks (Moore Park and Duarte Park) and five schools within the boundary.

The board’s recommendation does not itself create the CRA or obligate funding; it is a required step under Florida Statutes section 163.36 allowing the City Commission to consider adoption of the redevelopment plan and CRA boundary.","mediaType","Video","parentTitle","City of Miami, FL - Planning, Zoning, and Appeals Board - Apr 02, 2025","oneSentenceSummary","The Planning, Zoning and Appeals Board unanimously found the Allapattah redevelopment plan consistent with Miami’s comprehensive plan and recommended the City Commission consider creation of an Allapattah Community Redevelopment Area (CRA).","taxTitle","Miami, Miami-Dade County, Florida","taxId",2890,"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},6613485,"Planning board backs changing noise hours, distance in Miami Riverside specialty district",505,5007000,5512000,"/Search/View?dp=1&key=2870015-84ded3aa4cc3247744e7a1542d45399a&start=5007&end=5512","https://assets.pipeline.soar.com/2870015-84ded3aa4cc3247744e7a1542d45399a/thumbnail_5007000.jpg","/articles/6613485/Miami/Miami-Dade-County/Florida/Planning-board-backs-changing-noise-hours-distance-in-Miami-Riverside-specialty-district","https://secure.pipeline.soar.com/6613485-5a07be030e77c2688fd3cc4cc38d31ca/orig.mp4?Expires=1776565765&Signature=WDRDrsAIHyLPreqFOtGPIkty4hDoz~nGfpU8ECDTs1O4VCRLl7zfIeYB8ypGJc54n4SxKg0QkyGKsmxv~tiQaxuLv5HxIIwGSmtNq8agDDVL4tvi-BYAGhT9I2NANOaPVoCkSkDZJM8e~kJeG0IcMRvmVzjdjZY9emq0lA4mt17RtzU~ODg4Cn2pXwFKkQnGxd9~JBRhhLk9dNXA5ZI8EKG6qUpjVZsVw59aTD-SsPGf8M43Ukn5wwiB1CWVIoZhTA4nyTP4cwmuz8zkG3O39lpS8J6a9sRoui4Isxtd7vKitLQlgOCVnKy9AE-uX2sCivrg6vFn5NWmzwg2~vFYDg__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Planning, Zoning and Appeals Board voted unanimously to recommend amendments to Chapter 36 of the City Code that would create alternate hours and an expanded distance threshold for amplified sound within the Miami Riverside Specialty District.

Assistant director Savann Steiner briefed the board on the narrow, district‑specific proposal. Under the current city noise ordinance, music and other sound originating from a premise is prohibited from being audible beyond 100 feet and is restricted from 11 p.m. to 7 a.m. the following day. Steiner explained the proposed specialty‑district change would increase the audible distance to 1,000 feet within the Miami Riverside Specialty District and adjust the hours of restriction for certain late nights to accommodate events in the entertainment area.

Steiner summarized the proposed schedule adjustments as maintaining the Monday–Wednesday restriction of 11 p.m. to 7 a.m.; modifying weekend nights so that certain late nights would be allowed until 5 a.m. with other morning restrictions shifted to 9 a.m.; and adjusting Sunday night restrictions to midnight to 7 a.m. (Steiner noted the presentation text on hours could be clarified, and restated the intended scheme during questions.)

No members of the public signed up to speak on the item. After brief board discussion there were no amendments and the members voted to recommend the ordinance to the City Commission.

The change, if adopted by the commission, would apply only to the Miami Riverside Specialty District (a chapter‑4 specialty district) and does not alter the citywide noise ordinance outside that district. The board recorded the motion and a unanimous vote to forward the proposal to the Commission for final action.","The board unanimously recommended that the City Commission approve changes to Chapter 36 (noise) that would expand the audible distance limit to 1,000 feet and alter restricted hours for the Miami Riverside Specialty District to allow later event sound on select nights.",{"_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},6613489,"Miami planning board backs Wynwood NRD‑1 code changes including limited bonus height and ground‑floor art rules",2178,2738000,4916000,"/Search/View?dp=1&key=2870015-84ded3aa4cc3247744e7a1542d45399a&start=2738&end=4916","https://assets.pipeline.soar.com/2870015-84ded3aa4cc3247744e7a1542d45399a/thumbnail_2738000.jpg","/articles/6613489/Miami/Miami-Dade-County/Florida/Miami-planning-board-backs-Wynwood-NRD1-code-changes-including-limited-bonus-height-and-groundfloor-art-rules","https://secure.pipeline.soar.com/6613489-2552561844ba541f65b0d7cf768d3223/orig.mp4?Expires=1776565765&Signature=nKVKlIPfh3wgEGlngyztL-1twbkhmccaWlf5iXLSNI5sbwCC7FhFKXZ2tPeQK4pJXwz5nHs1-xU3AFxV-iN9BjqctZloNF9Jn3hxNvZFPBR9mO3PeQgjR8kVD16Wpv2ANnQXCQXazuEWGnq3iUTqyKRz~3OptkAbhOMuxMaDjM9rZu7aPomFrsfFbjCIWtXjtklK-VSP1eCbGymd8CU9omOt2MMHZ1MxMY6Hz2p5P2odvd0mcB2mofMcHrjV4N55t3LYtAwbkR2fCfObXPkzpS3YQ6yR9dDFZ8nbwB-PcMdVnYAwyjDWQIUe7usuM3~Z09irSjXHwe~kZl0G3aq-tw__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Planning, Zoning and Appeals Board on Thursday recommended the City Commission approve a package of code amendments to Wynwood NRD‑1 designed to align the neighborhood’s rules with the citywide Miami 21 zoning code and to preserve Wynwood’s street‑level character.

Interim Urban Design chief Andrea Sandoval, who presented the item, said the package “brings in some of the already approved and adopted amendments to Miami 21 … to create consistency” and recommended approval. The board voted unanimously to forward the recommendation to the City Commission.

The amendments make several changes affecting roughly 20 parcels zoned T5L inside the NRD‑1 area, Sandoval said. Key provisions include: allowing T5L parcels within the Wynwood NRD‑1 to seek a three‑story bonus height (an option previously available only to T5O); requiring a minimum of 25% of any principal facade to include art treatments and that 20% of the first 12 feet of the ground floor contain art; a minimum of 70% ground‑floor glazing is also permitted as an alternative to art; clarification of the parking review “order of operations” without changing parking calculations; WDRC (Wynwood Design Review Committee) review for new fences over five feet visible from a public right of way; and strengthened setback rules for buildings taller than 13 stories so larger towers retain pedestrian‑scaled podiums.

Sandoval told board members the art requirements were drafted after walking tours and consultation with the Wynwood BID and the Wynwood Design Review Committee: “Art is what makes Wynwood Wynwood,” she said during the presentation, stressing the intent to preserve visible ground‑level murals and pedestrian experience.

Supporters from the community and development community spoke during public comment. Land use attorney Steve Warnick said the amendments provide “clarity and consistency” for applicants and reviewers and described them as “necessary cleanup amendments.” Florentino Diaz, interim executive director of the Wynwood BID, said the BID’s board voted unanimously in support of the item.

Board members raised transportation and parking concerns during the discussion. Member Paul Mann said he wanted to see a traffic analysis because taller buildings could mean more vehicles entering the city, while Sandoval and other staff said the amendment does not change the underlying parking requirements in Miami 21 and that access to bonus height still requires a public‑benefit contribution (for example affordable/workforce housing, parks/open space, civic space, or a payment to the Wynwood Public Benefits Trust Fund). Sandoval described the cross‑block open‑to‑sky passage provision for Wynwood — frontage threshold 250 feet — and said such public‑benefit exchanges are part of the bonus calculation.

The board approved the motion to recommend the ordinance by voice and roll call; the motion passed unanimously.

Votes at a glance: The board recorded an unanimous recommendation to the City Commission to adopt the amendments affecting Appendix J of Miami 21 and NRD‑1 standards.

The recommended ordinance will now proceed to the Miami City Commission for final action. If approved by the commission, the amendments will be incorporated into Appendix J of Miami 21 and govern new development and facade/art requirements within Wynwood NRD‑1.","The Miami Planning, Zoning and Appeals Board unanimously recommended approval of zoning amendments to bring Wynwood NRD‑1 into alignment with Miami 21, allow limited bonus height for T5L parcels, clarify parking processes, require ground‑floor art and glazing standards, and strengthen setback rules for taller buildings.",{"_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},6613475,"Board clears path for city‑sponsored land‑use applications that include properties with code violations",751,6937000,7688000,"/Search/View?dp=1&key=2870015-84ded3aa4cc3247744e7a1542d45399a&start=6937&end=7688","https://assets.pipeline.soar.com/2870015-84ded3aa4cc3247744e7a1542d45399a/thumbnail_6937000.jpg","/articles/6613475/Miami/Miami-Dade-County/Florida/Board-clears-path-for-citysponsored-landuse-applications-that-include-properties-with-code-violations","https://secure.pipeline.soar.com/6613475-7f70e53dba9850e806a2f4c4d268d584/orig.mp4?Expires=1776565765&Signature=i3W2c29G0YnMTWVP3EmnYB17H0xZmzSrIQHwLgnSk3AqTRdssnIEZeutB0FX9rJuZ~2LX4PKx54yaYC~q6FrkHkA1noVjQdr1J-nhc2E7VOU76gxszIbWCIlcPYClWUkyBQcCbxkZf1xLShy~Ze6d60w4mTzKrij5xtMyFEzyF5ZouOPNHz0VjYCDdtvtcJn9VtiJw553RkZaZKmflrnwLnbp7K2mz7CE1jkhqdGeUCNuYfk0uwK6Uva8jR-rpdO99dqntD0OKjKv-ZBEMFlKzMjhZCTn7Hvwgj6Jiv5XEgn57405WarUws0K~PsJpmgvzdqmxaQIfFhhljGil2lgg__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Planning, Zoning and Appeals Board voted unanimously to recommend an amendment to Miami 21 that would allow land‑use and rezoning applications sponsored by the City of Miami to proceed even if properties within the study area have open code violations.

City planning staff said the current code prevents scheduling or deciding applications when any subject property has active code violations (for example unsafe‑structure, solid‑waste or other violations), with limited exceptions such as when the property owner has a pre‑screened building permit. Planning staff told the board the restriction has produced problematic results when the city seeks to study and rezone whole neighborhoods, because the existence of violations on some parcels forces staff to exclude properties and can lead to piecemeal or “spot” outcomes.

A planning presenter explained: “This would allow applications that are sponsored by the city to move forward, if they have violations.” Board members asked questions about enforcement and whether fines or violations would be forgiven; staff clarified that the amendment would not remove fines or enforcement or change how violations are collected — it only changes whether a city‑sponsored application can be scheduled and processed.

Members discussed hypothetical scenarios in which owners with unresolved violations might remain while a neighborhood plan proceeds and noted the city retains its enforcement tools. After discussion, the board voted unanimously to recommend the code amendment to the City Commission.

The change, if adopted by the City Commission, would allow the Planning Department to advance area‑wide studies, future land use amendments and rezonings that the city sponsors without first requiring every parcel to have all violations closed. Staff said the amendment is intended to reduce procedural barriers and avoid unintended spot zoning in city‑led planning efforts.","The board unanimously recommended amending Miami 21 to allow city‑sponsored land‑use or rezoning applications to proceed even when properties in the study area have municipal code violations; staff said the change is intended to enable holistic neighborhood planning rather than require each property to be violation‑free before a plan progresses.","actionData","errors"]

Article not found

Board finds Allapattah redevelopment plan consistent with city comprehensive plan, recommends approval

Planning board backs changing noise hours, distance in Miami Riverside specialty district

Miami planning board backs Wynwood NRD‑1 code changes including limited bonus height and ground‑floor art rules

Board clears path for city‑sponsored land‑use applications that include properties with code violations