[{"_1":2,"_87":-5,"_88":-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],{"_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",6524080,"mediaKeyId","5020760-4d6e1fbc11b130afd7bb8bb605e69e50","parentId",5020760,"title","Votes at a glance: Miami PZAB defers multiple items, approves easement vacation, dock extension and park exception","audioSeconds",2452,"startMs",6204000,"endMs",8656000,"viewUrl","/Search/View?dp=1&key=5020760-4d6e1fbc11b130afd7bb8bb605e69e50&start=6204&end=8656","thumbnailUrl","https://assets.pipeline.soar.com/5020760-4d6e1fbc11b130afd7bb8bb605e69e50/thumbnail_6204000.jpg","articleUrl","/articles/6524080/Miami/Miami-Dade-County/Florida/Votes-at-a-glance-Miami-PZAB-defers-multiple-items-approves-easement-vacation-dock-extension-and-park-exception","mediaUrl","https://secure.pipeline.soar.com/6524080-b9de8d0cde9228062006b4c64ed35d5a/orig.mp4?Expires=1770797040&Signature=SEvFoqrlEa6eCglrjKskzANHCKYcSr8fm1eMYWZyBY9D0tsVc~QeMojsoe2gk2l9L0XegbImjMVr-DshFjYPqN5lAE9OMbLS0cCxBP4DUcdpM2lcCPJmV-Vhds7SlMMWJa0KzLca4OnymiDNkcZ~N9WvUX6CbnTtUwXEkfkHRfLXF3aXniOB3ajTE3XJuVe1NYpzzhZ4XW2phXQbGZIClijUiqcegAWqK4Bw8cXAWRq7ka-~8JDr~Bn5SAdjoYWRMGkEy5C5XQBqEjkdI8kGRau2MIetXs1tnISXU0oIjhYrMJJ2tri13vx2uvHcx5PlonDZFQUCnEH5VaYweyeWgg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami, FL","date","2025-06-18T18:11:00Z","article","The Miami Planning, Zoning and Appeals Board took several formal actions at its meeting, including unanimous approvals for a easement vacation, a dock extension and a park exception, indefinite deferral of a set of zoning items, and a 6–3 recommendation on the Transit Station Neighborhood District (covered in a separate article).

Summary of formal actions and outcomes

- Items 1–10: Deferred indefinitely. Staff requested indefinite deferral to wait for an upcoming ordinance change that will require engineering letters for certain Certificate of Use (CU) revocation/denial cases; the board voted to indefinitely defer the items by voice vote (motion made and seconded; no recorded opposition).

- Item 11 (future land use designation): Deferred to July 16, date certain. Staff requested the deferral to batch and upload corrected documents and to allow a larger planning effort to move forward; motion to defer carried by voice vote.

- Item 13 (File ID 17683) — Vacation of a 25-foot utility easement at 2000 Northwest Third Avenue, generally bounded by NW 20th St, NW 3rd Ave and NW 4th Ct: Approved, vote 9–0. Planner Clara Diaz presented that the easement runs north–south across a roughly 150,633-square-foot site; the easement vacation was described as part of a replat to allow redevelopment and align utilities for a future affordable-housing project. Attorney Marissa Neufeld said the utilities are being relocated and the project will nearly double the number of affordable units on site. Approval was subject to standard conditions and compliance with a tentative plat (No. 2062A). Roll-call yes votes were recorded and the motion passed 9–0.

- Item 12 (File ID 17682) — Exception to allow a private dock and two boat slips to extend beyond 35 feet into Biscayne Bay at approximately 1826 South Bayshore Lane: Approved, vote 9–0. City staff noted the property is on the open bay and that mean low water for adequate depth begins farther from the seawall than at neighboring parcels; the applicant provided DERM (Miami-Dade Division of Environmental Resources Management) Class I permitting correspondence showing mean low water begins approximately 44 feet from the seawall. The board amended the motion to include an explicit whereas clause referencing the DERM letters; motion and amendment carried 9–0.

- Item 14 — Exception to allow recreational use (two pickleball courts) on property in a T3O suburban transit zone at 3691 Southwest First Avenue (Woodside Park expansion): Approved with conditions, vote 9–0. Staff explained this was a city project (park expansion) with phase one under construction; the board approved the exception on the condition that access be provided to the Metrorail “underline” within 24 months so the parcel can connect to adjacent public space.

- Item 15 (File ID 17591) — Transit Station Neighborhood District (see separate article): The board recommended approval to City Commission but added conditions (see article \"Miami planning board backs new Transit Station Neighborhood District after heated debate, 6-3\"). Motion passed 6–3.

What the votes mean

- Several approvals were unanimous and technical in nature: the easement vacation, dock exception (with the DERM justification added to the record) and the park exception were approved after staff and applicants provided site-specific technical materials and standard conditions.

- The board’s split vote on the Transit Station Neighborhood District shows substantive policy disagreement about scale, affordability and geographic scope. The board’s recommended changes (capping certain heights between a half-mile and one-mile and processing general-district projects by exception) will be forwarded to City Commission for consideration.

—

Actions (structured)

1) Action: Indefinite deferral of items 1–10
- motion: Defer items 1–10 indefinitely
- mover: not specified
- second: Badillo (recorded as second)
- outcome: approved (voice vote)
- notes: staff said ordinance change to require engineering letters will make current applications moot; applicants may return later once process established
- provenance (transcript excerpts): topicintro at \"Yes. I believe items 1 through 10, the, director of zoning has a request.\"; topfinish at \"The motion Indefinitely. The the motion is to indefinitely defer them. Mhmm.\"

2) Action: Defer item 11 to July 16 (date certain)
- motion: Defer item 11 to July 16
- mover: not specified
- second: not specified
- outcome: approved (voice vote)
- notes: staff needs time to batch stamp and upload documents; item concerns future land-use designation to correct inconsistencies between the FLUM and zoning atlas
- provenance: topicintro at \"Yes. We have 1 more. And that is, item 11. And that is a, future land use designation.\"; topfinish at \"July 16. Okay. All in favor? Aye. Any opposed?\"

3) Action: Vacation of 25-foot utility easement (File ID 17683)
- kind: other (easement vacation)
- motion: Approve vacation with standard conditions (consistent with Chapter 55 §55-15)
- mover: not specified
- second: not specified
- outcome: approved
- vote_record: roll-call yes votes recorded (motion passed 9–0)
- clarifying details: easement length and site area ~150,633 sq ft; utilities to be relocated; tentative plat No. 2062A cited
- provenance: topicintro at Clara Diaz presentation beginning \"Good evening, members of the board... we are here today to present the vacation of a 25 foot...\"; topfinish at \"Motion passes 9 to 0.\"

4) Action: Dock extension exception (File ID 17682)
- kind: exception (dock extension beyond 35 ft)
- motion: Approve exception with conditions and with added whereas clause noting DERM correspondence supporting extension beyond 35 feet
- mover: not specified
- second: not specified
- outcome: approved
- vote_record: roll-call yes; motion passed 9–0
- clarifying details: proposed dock length 80 feet; DERM correspondence indicates mean low water at about 44 ft from seawall for this site
- provenance: topicintro at \"Item number 12, file ID 17682... to allow a dock connected with 2 boat slips...\"; topfinish at \"Motion passes 9 to 0, and this decision is final unless an appeal is received within 15 days.\"

5) Action: Park exception for Woodside Park expansion (pickleball courts)
- kind: exception (recreational facility in T3O)
- motion: Approve exception with conditions (provide access to the underline within 24 months)
- mover: not specified
- second: not specified
- outcome: approved (roll-call) 9–0
- provenance: topicintro at \"Item number 14... to allow a recreational facility... located at 3691 Southwest First Avenue\"; topfinish at \"Motion passes 9 to 0.\"

6) Action: Recommendation on Transit Station Neighborhood District (File ID 17591)
- kind: ordinance recommendation
- motion: Recommend approval with board amendments: (1) general district processed by exception and (2) general-district projects between 0.5 and 1 mile capped at T6-8
- mover: Mario Bailey
- second: not specified
- outcome: recommendation approved 6–3; forwarded to City Commission
- provenance: topicintro at initial staff presentation \"Item number 15, file ID 17591...\"; topfinish at \"Motion passes 6 to 3.\"

Appeals and next steps

Most approvals are final unless appealed to the Division of Hearing Boards (appeal windows noted in staff packets). The Transit Station Neighborhood District recommendation moves to City Commission for first reading; staff said state review of comprehensive-plan TOD nodes must be resolved before final adoption.

—

Speakers cited in the votes roundup: Clara Diaz (Planner II, City of Miami Planning Department); Marissa Neufeld (applicant attorney); Darren Murphy (Planning Department); Ben Fernandez (applicant representative/attorney); Kirk Loughgren (engineer); Board members as recorded in roll calls.

Proper names appearing in actions: [{\"name\":\"Miami 21\",\"type\":\"other\"},{\"name\":\"Chapter 55 '8; Section 55-15 (City code)\",\"type\":\"other\"},{\"name\":\"DERM (Division of Environmental Resources Management)\",\"type\":\"agency\"},{\"name\":\"Woodside Park\",\"type\":\"facility\"},{\"name\":\"Little River Transit Station\",\"type\":\"location\"}]

Notes on provenance and documentation

Relevant staff reports, DERM letters and tentative-plat materials were referenced in the record for the dock and easement items; those documents are attached to the official staff files. The board formally recorded roll-call votes for each action listed above. The Transit Station Neighborhood District item generated the most public comment and a split board recommendation; staff will incorporate the board’s amendments when the item is transmitted to City Commission.","mediaType","Video","parentTitle","City of Miami, FL - Planning, Zoning, and Appeals Board - Jun 18, 2025","oneSentenceSummary","The Miami Planning, Zoning and Appeals Board took several formal actions at its meeting, including unanimous approvals for a utility-easement vacation, a dock extension and a park exception; it also deferred a batch of items and issued a 6-3 recommendation on a new Transit Station Neighborhood District program.","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},6524085,"Miami planning board backs new Transit Station Neighborhood District after heated debate, 6-3",4624,792000,5416000,"/Search/View?dp=1&key=5020760-4d6e1fbc11b130afd7bb8bb605e69e50&start=792&end=5416","https://assets.pipeline.soar.com/5020760-4d6e1fbc11b130afd7bb8bb605e69e50/thumbnail_792000.jpg","/articles/6524085/Miami/Miami-Dade-County/Florida/Miami-planning-board-backs-new-Transit-Station-Neighborhood-District-after-heated-debate-6-3","https://secure.pipeline.soar.com/6524085-ad14395ab9368149ebc57d1c02a51e47/orig.mp4?Expires=1770797040&Signature=F2UmprX6P~qGUZy13xdaoofo1PFTMAAuLlSKtE5jZr218-wCgc784iNj9fyQsiKE1NQoGUGgV7RGxrDugHHfcrMnyMjfBYpQqLGm1aUDMgrSJN0e4oXodM-L1wO-e0ZWP2xIuHW83y2u2-YY9mrjhX1s5ZZkScxVk7Ffm9uGJthnm4WIVuu95bgvjJG7r2OU9S-10ToJyoX4degVCSS6o8QKIXvFFP7rAY~liJDn1eTCrJc7pyhZ9u0sqVIHdu3hsCplcgmQwuSh1YxGZjlqJvtsC4dLrzuKGWd~rQuXuf61YULwWKCKjiwAKak93nJ3tEALnV-AxgY4O-wsnB2hXw__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Planning, Zoning and Appeals Board on Thursday recommended approval of a new Transit Station Neighborhood District program intended to encourage transit-oriented development (TOD) near fixed-rail stations, voting 6-3 after adding conditions that cap taller development between a half-mile and one mile from stations and require the general program to be processed by exception.

The recommendation, tied to changes to the city’s Miami 21 zoning ordinance, would establish two participation tiers — a general district and an enhanced district — with mandatory public benefits such as pedestrian and mobility improvements and minimum affordable or workforce housing commitments. Board members, staff and dozens of public commenters debated the program’s geographic reach, required affordable-housing levels and protections for existing neighborhood form.

Supporters told the board the district is intended to promote compact, walkable, mixed-use development within walking and biking distance of fixed-rail service and to align the city’s rules with its recent comprehensive-plan updates. Opponents — including residents from Coconut Grove, Little River and other neighborhoods — warned that the program’s one-mile radius and bonus height could allow high-rise projects to abut low-rise neighborhoods, intensify displacement pressures and bring traffic and parking impacts.

Planning staff described the program as two-tiered. The general district would be processed by warrant (the board amended that to be processed by exception in its recommendation) and allow properties with underlying zoning of T4, T5, T6 or D1 to build up to the T6-12-O standards if they proffer required public benefits. The enhanced district would require a master plan, apply to projects that master-plan at least 3 acres, and require larger public benefits — including a guaranteed 20% of units as affordable or workforce housing across the master-plan area, enhanced landscaping and either construction of, or a substantial contribution to, a fixed-rail station or station improvement (staff estimated a station improvement would be on the order of $35–$40 million).

Planning staff said the general program would require a minimum 10% of units be affordable or workforce housing and that increased public benefits would be required for height bonuses above 12 stories. Staff also told the board the city’s proposed TOD nodes still must be approved by the state as a comprehensive-plan amendment and that the rules apply only to land that both has the TOD node future-land-use designation and meets other program requirements.

Public comment was extensive and often critical. “We think this is a really well-intentioned idea to increase the density. Wonderful,” said Mel Meinhardt of 3075 Virginia Street, but he urged exemptions for special districts and stronger affordability requirements. “Putting these large structures, especially the enhanced ones in a T4 abutting a T3 — that’s putting a 250-foot building next to a townhouse,” Meinhardt said. Arsen Gritsenko of Coconut Grove said new high-rise development near the Metrorail would not address local affordability: “We don’t have a condo shortage in Coconut Grove. These aren’t going to be affordable housing units,” he said.

Others urged the board to tighten geographic limits and increase the city’s affordable-housing proffers. Danielle Villock told the board that allowing taller buildings to radiate in multiple corridors would create “a polycentric high-rise core” and recommended limiting the program to T6 zoning or above and restricting TOD influence to a half-mile radius rather than a mile.

Board members pressed staff on who could apply, program safeguards for historic and conservation districts, and the trade-offs with the county’s Rapid Transit Zone (RTZ) program. Planning staff said historic-district design guidelines, conservation-district requirements and historic-preservation review would continue to apply to projects that opt into the Transit Station Neighborhood District; the program does not exempt applicants from those standards. Staff also said the city had intentionally aligned some affordable-housing thresholds with county rules (the county’s RTZ program requires 12.5% set-aside at a higher AMI in some circumstances) and that the city’s general program uses 10% at a maximum 100% AMI while the enhanced program sets 20% at the same AMI, with higher proffers required for additional height.

Board members proposed and approved a recommendation that the general district be processed by exception and that properties using the general district between a half-mile and one mile of a fixed-rail station be limited to a T6-8 development standard. The board approved the overall recommendation on a 6–3 vote: Mario Bailey, Andres R. Lopez, Arthur Parasoft, Paul Main, Manuel Vidillo and Adam Gersten voted yes; Joseph Carroll, Paula DeCarolis and Javier A. Lopez voted no.

Planning staff told the board they would track applications and suggested that if the exception processing requirement produced an unwieldy administrative burden, it could be revisited after a period of implementation. Staff also said only properties that have the TOD node land-use designation can opt in; the proposed nodes were being considered for state review as part of the city’s comprehensive-plan amendment process.

The board tabled further action on the program until it completed the rest of its agenda and then returned to vote. Several board members urged more outreach and time to refine affordable-housing targets and other conditions before the proposal goes to the City Commission for first reading.

If City Commission adopts the ordinance, projects would still need to satisfy other city and state approvals; staff emphasized that nothing in the program removes historic-preservation review, conservation-district design standards or required setbacks that protect lower-intensity neighborhoods.

—

Speakers (attributed quotes in this article):
Planning staff (presenter), Planning Department (role: staff presenter)
Catherine Engleton, Planning Department
Mel Meinhardt, resident (3075 Virginia Street)
Arsen Gritsenko, resident (Coconut Grove)
Andy Parish, resident (3940 Main Highway)
Danielle Villock, resident (3044 Orange Street)
Ed Cruz, resident (2831 South Bayshore)
Anna Wenger, resident (3553 Palmetto Avenue)
Board members referenced in vote: Mario Bailey (board member), Andres R. Lopez (board member), Arthur Parasoft (board member), Paul Main (board member), Manuel Vidillo (board member), Adam Gersten (board member), Joseph Carroll (board member), Paula DeCarolis (board member), Javier A. Lopez (board member)

—

Authorities referenced: [ {\"type\":\"ordinance\",\"name\":\"Ordinance No. 13,114 (City of Miami zoning ordinance)\",\"referenced_by\":[\"transit-station-neighborhood-district\"]},{\"type\":\"other\",\"name\":\"Miami 21 (city form-based zoning code)\",\"referenced_by\":[\"transit-station-neighborhood-district\"]},{\"type\":\"policy\",\"name\":\"Miami Comprehensive Plan\",\"referenced_by\":[\"transit-station-neighborhood-district\"]},{\"type\":\"other\",\"name\":\"Miami-Dade County Rapid Transit Zone (RTZ) program\",\"referenced_by\":[\"transit-station-neighborhood-district\"]},{\"type\":\"statute\",\"name\":\"Florida Statute section 286.0115\",\"referenced_by\":[\"transit-station-neighborhood-district\"]} ]

Clarifying details extracted from discussion: [ {\"category\":\"affordability requirement\",\"detail\":\"General program requires 10% affordable/workforce housing at up to 100% AMI (as proposed by staff)\",\"value\":\"10%\",\"source_speaker\":\"Planning staff (presenter)\"},{\"category\":\"affordability requirement\",\"detail\":\"Enhanced program requires 20% affordable/workforce housing at up to 100% AMI across the master-planned area\",\"value\":\"20%\",\"source_speaker\":\"Planning staff (presenter)\"},{\"category\":\"minimum master plan area\",\"detail\":\"Enhanced program requires 3 acres minimum for master plan applications\",\"value\":3,\"units\":\"acres\",\"source_speaker\":\"Planning staff (presenter)\"},{\"category\":\"station investment estimate\",\"detail\":\"Station construction or substantial station improvement estimated at roughly $35,000,000–$40,000,000\",\"value\":35000000,\"units\":\"USD\",\"source_speaker\":\"Planning staff (presenter)\"},{\"category\":\"public benefits\",\"detail\":\"Pedestrian/mobility connections, enhanced landscaping, public park/open space, mobility amenities, workforce small business support are required benefits for enhanced program\",\"source_speaker\":\"Planning staff (presenter)\"} ]

Community relevance: {\"geographies\":[\"Little River\",\"Coconut Grove\",\"Wynwood\",\"Edgewater\",\"Brickell\",\"Vizcaya\",\"Coral Way\",\"Little Haiti\",\"Overtown\"],\"funding_sources\":[\"city funds\",\"developer proffers\",\"park trust fund\"],\"impact_groups\":[\"renters\",\"lower-income households\",\"residents in T3/T4 zones\",\"small businesses\"]}

Meeting context: {\"engagement_level\":{\"speakers_count\":25,\"duration_minutes\":240,\"items_count\":1},\"implementation_risk\":\"medium\",\"history\":[{\"date\":\"prior meeting\",\"note\":\"Program and TOD nodes previously discussed and partially adopted as a comprehensive-plan amendment first reading\"}]}","The Miami Planning, Zoning and Appeals Board on Thursday recommended approval of a new Transit Station Neighborhood District program intended to encourage transit-oriented development (TOD) near fixed-rail stations, voting 6-3 after adding conditions that cap taller development between a half-mile and one mile from stations and require the general program to be processed by exception.","actionData","errors"]

Article not found

Votes at a glance: Miami PZAB defers multiple items, approves easement vacation, dock extension and park exception

Miami planning board backs new Transit Station Neighborhood District after heated debate, 6-3