[{"_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",6460935,"mediaKeyId","5826110-0a99c812e21d4fdb1811c6e780b56005","parentId",5826110,"title","Board backs amended plan for 5‑story, 52‑unit workforce housing project at 1116 Palm Avenue","audioSeconds",1474,"startMs",5952000,"endMs",7426000,"viewUrl","/Search/View?dp=1&key=5826110-0a99c812e21d4fdb1811c6e780b56005&start=5952&end=7426","thumbnailUrl","https://assets.pipeline.soar.com/5826110-0a99c812e21d4fdb1811c6e780b56005/thumbnail_5952000.jpg","articleUrl","/articles/6460935/Hialeah/Miami-Dade-County/Florida/Board-backs-amended-plan-for-5story-52unit-workforce-housing-project-at-1116-Palm-Avenue","mediaUrl","https://secure.pipeline.soar.com/6460935-0a189ec5fc76d8ef3eef2cbdaa7c6ce3/orig.mp4?Expires=1770450654&Signature=OLbLf~7eaypoS~Sxn-eV77mHo-FXQMsgXKwk1~MKJvZumJXrjCI9EB5FSGP~DFTjSDhYjTq3coxqyIvowWeczjoUrYtm~iMBh2SwgYg6rI0-ZoeFvwVI9PH1s9x0qninIhOshUAjyHRF3x-oFUI~u0d76uA2RfIrCyUBQ~ADA4o9ZXqcR6a40ugQwOf6~Cezzh31nfb2mJOhoQGmnpmIjMEhwd3N427uOAdqTJVE4Ye19MiH7paq2EsJi0TPg-r6DTcizT4NCZ1g09rR52-yOH3QBXYfv2nwJWEOjavIdd3oLyyRH~fLD1f-rSY~KtI~7vgiaypqfBzX0EmDCI4FuA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Hialeah","date","2025-09-25T00:18:27.647Z","article","The Planning and Zoning Board on Sept. 24 recommended approval of an amendment to a previously adopted ordinance to permit a 5‑story multifamily development with 52 residential units at 1116 Palm Avenue, replacing an earlier approval for an 8‑story, 48‑unit building. The board’s recommendation was unanimous at the hearing.

Staff explained the applicant seeks to modify Ordinance 2023‑1124 (the MBD overlay approval) to reduce building height from eight stories to five while increasing units to 52 and amending previous unit‑size variances. The revised proposal requests new variances to allow up to 92% of units to be under 700 square feet and up to 25% of units to be as small as 500 square feet, to allow 22% pervious area where 30% is required, and to mitigate six parking spaces per the code’s mitigation provision.

The applicant’s representative said the development will offer workforce housing (proposed to be committed to Miami‑Dade County definitions of workforce housing through a recorded declaration), include a 2,062‑square‑foot lobby, about 2,248 square feet of on‑site amenity space, a bike room, trash room and back‑of‑house space. The site plan shows 52 parking spaces (including three ADA spaces) at the rear and a covered terrace and a bus‑stop improvement along Palm Avenue. The applicant proffered using the NBD incentive points program for multimodal and public‑art improvements but staff said the submitted plans must be revised to depict the proposed artwork and transportation improvements for staff to award the incentive points.

Staff recommended approval with conditions: enter a declaration of restrictions to develop per signed plans by Robert Morissette, AIA, dated 08/14/2025; submit $30,000 one‑time parking mitigation for six spaces at site‑plan/concurrency; show proposed artwork and transportation/multimodal improvements on the site plan; and provide unit rental‑price details that validate workforce‑housing commitments. The board voted to recommend approval with those staff conditions and will forward the recommendation to City Council for final action.

Council will consider the ordinance amendment and the variances at the council hearing; staff noted that parking, pervious‑area reductions and incentive‑point documentation must be provided before final approvals.","mediaType","Video","parentTitle","Planning & Zoning Meeting 9-24-25","oneSentenceSummary","The Planning and Zoning Board on Sept. 24 recommended approval of an amendment to permit a 5‑story, 52‑unit multifamily building at 1116 Palm Avenue, replacing a previously approved 8‑story plan, subject to conditions including a $30,000 one‑time parking mitigation payment and required documentation of public‑art and multimodal improvements.","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},6460940,"Planning board recommends approval, with conditions, for expanded manual car wash canopy after contentious discussion",2112,3720000,5832000,"/Search/View?dp=1&key=5826110-0a99c812e21d4fdb1811c6e780b56005&start=3720&end=5832","https://assets.pipeline.soar.com/5826110-0a99c812e21d4fdb1811c6e780b56005/thumbnail_3720000.jpg","/articles/6460940/Hialeah/Miami-Dade-County/Florida/Planning-board-recommends-approval-with-conditions-for-expanded-manual-car-wash-canopy-after-contentious-discussion","https://secure.pipeline.soar.com/6460940-c35067af0037d034b181f3f8660e38b8/orig.mp4?Expires=1770450654&Signature=Z-0C5DrYh5m-ZpEe0V-MyiZ5TyejZMvedOOti90xH6bTB-Hhs49x6ZK9eRKI1pNHK6yaE2r7ofD2fyASjwWRNP8-UWqUpOSNr7RQSsb5hiBxjfZ0cQpe~xfmw7ezaj6nZ-M0wuT5h~uzprOl7P0-9aYw3qKU7kY8dN~BKFBUOsWN2lE6bGyPCkLWeKPFU61n3IGA1OqApryUdCkRucCBOxx0KsA-5J~uNNtaIbp9UQhsFd6do0MNZC9fF9uYZQBg87yH7huen59Axu-2Qe1zD3lXvwhWOzP5Io8dd2SUrFnt5HSc2ARdknqGi9h62aDa93dBORJw4aGh-SjIa-OUKg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board on Sept. 24 recommended that the City Council approve variances to legalize and improve a manual car wash at 5350 West Twelfth Avenue, with the board expressing concern about the site's history and the operator’s past compliance.

The application seeks multiple variances related to a nonconforming manual car wash within a B-1 (highly restrictive retail) zoning district. Staff said the car wash originally received a special use permit in 1989 under Ordinance 89-81, which allowed a manual car wash as a nonconforming use; one 256-square-foot aluminum canopy was built with permits, and over the years a second 460-square-foot aluminum canopy and other work were added without permits.

Staff recommended approval contingent on removing the unpermitted canopy and allowing either (1) immediate demolition of the illegal 460-square-foot canopy and continued use of the permitted 256-square-foot canopy or (2) demolition of both canopies and permitting construction of a single 560-square-foot canopy consistent with the 1989 approval and modern code requirements. Staff also recommended mitigation for missing canopy trees or payment in lieu and conditions addressing building permits and landscaping.

Cesar Mester, representing the property, said his client accepts both staff options and is prepared to proceed under either scenario. Several board members voiced frustration that the issue has returned repeatedly and that previous agreements were not implemented. A City inspector noted there was currently no active car-wash operation at the site and that a business-license question would need to be confirmed separately through the Business Tax office.

Two identical letters from neighboring business owners (including Raquel and Maximo Hinoris) were submitted in opposition, citing noise, traffic, loitering, litter, crime and a perceived erosion of the B‑1 zone’s intent. A staff representative explained that the car wash remains a legal nonconforming use due to the 1989 special use permit, but that the recent unpermitted canopy and other structures are the subject of the variance and demolition requirements.

After substantial discussion, Miss Enriquez moved to recommend approval with conditions and to forward a board preference for option 2 (demolish both canopies and replace with a single 560-square-foot canopy) to the City Council; Mr. Iglesias seconded. The clerk’s roll call recorded affirmative votes from Mr. Morales, Mr. Iglesias and Miss Enriquez; Mr. Perez and Mr. York voted no. The motion carried and the board’s recommendation will now go to City Council for final action.

Staff will require, as conditions of approval, immediate demolition of the illegal canopy (subject to demolition-permit timing), replacement or retention of the permitted canopy until a new permitted canopy is constructed, installation or payment for canopy-tree mitigation, and submittal of building permits for any new canopy prior to construction.","The City of Hialeah Planning and Zoning Board on Sept. 24 recommended the City Council approve variances to legalize and reconfigure canopies for a manual car wash at 5350 West Twelfth Avenue, preferring demolition of existing canopies and replacement with a single 560-square-foot canopy under staff conditions.",{"_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},6460945,"Hialeah planning board approves legalizing rear addition at East Eighth Lane home",586,2294000,2880000,"/Search/View?dp=1&key=5826110-0a99c812e21d4fdb1811c6e780b56005&start=2294&end=2880","https://assets.pipeline.soar.com/5826110-0a99c812e21d4fdb1811c6e780b56005/thumbnail_2294000.jpg","/articles/6460945/Hialeah/Miami-Dade-County/Florida/Hialeah-planning-board-approves-legalizing-rear-addition-at-East-Eighth-Lane-home","https://secure.pipeline.soar.com/6460945-350f128eb951b7be0f3fff0e6fedaef0/orig.mp4?Expires=1770450654&Signature=NZubKr7M8o5fSNuniwnqAAQLXQ0jKRtjRzRgHvTIt6XsP6WsloQ6HY-ZTrhARi5Ig5e1xxl5kpwuRfP2mdiN0Gf8Pwz55liwDZak16HfHXXDBpkhWMvr2qq2L5oXs7GzgDhbgKEsE3o7CLHDivMujjIZhR4gQ~ytgpZIRbh2gMjg56hXBMYtY0qq-7hqwWzI6EO~bRpeitxcdV9pEIeNs-nnEVXsuUFpajNoFdPS1c9HsIk7B~H1tixBnRJ0Aslt-Wqwn9FzPCJhj4btvT~iHM4168aKbJB4Y16AbJeRaZUODFAZHlBz2GXdmOg1w91VDNR7SwniMh-IU8NbUhZM7A__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board on Sept. 24 voted to approve a request to legalize a rear addition at 3481 East Eighth Lane, permitting an existing 14.2-foot rear setback where 20 feet are required, subject to conditions.

City planning staff said the single-family house, originally built in 1948, had been expanded without permits and received Code Enforcement violation BWOP-000342-2025 in February 2025. Staff described the addition as roughly 667.5 square feet containing a master bathroom, master bedroom and a gym, and said the submitted site plan must be revised to demonstrate compliance with the minimum 30% pervious area requirement (about 2,318 square feet) before final approval.

\"Staff finds that the reduced setback does not negatively impact adjacent properties,\" a Planning Department staff member said during the hearing and recommended approval with conditions, including that the applicant apply for a building permit to legalize the addition and revise interior layouts to match plans prepared by Rafael Drosseta, PE, dated Sept. 17, 2025.

Applicant Barbara Perez addressed the board and confirmed her address on the record. Board member Miss Enriquez moved to approve the request with the staff conditions and Mr. Iglesias seconded the motion. The clerk's roll call recorded affirmative votes from Commissioners Iglesias, Ulloa, Morales, Perez and Enriquez; the motion passed and the item was approved.

The Planning and Zoning Board record will be forwarded to the City Council for a public hearing on Oct. 14, 2025, where the council may affirm, affirm with conditions, or override the board decision. The board's approval is conditioned on the applicant obtaining the required building permits and demonstrating compliance with pervious-area standards prior to final sign-off.

The board's action does not itself close any outstanding Code Enforcement case; the applicant must follow the building permit and code-compliance processes outlined by staff.","The City of Hialeah Planning and Zoning Board voted to approve legalizing a 667.5-square-foot rear addition at 3481 East Eighth Lane despite a reduced rear setback; approval is conditional on obtaining permits, revising the site plan to show 30% pervious area and updated floor plans.",{"_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},6460930,"Board approves special use permit for clinical research unit at La Mercedes Medical Center",99,7200000,7299000,"/Search/View?dp=1&key=5826110-0a99c812e21d4fdb1811c6e780b56005&start=7200&end=7299","https://assets.pipeline.soar.com/5826110-0a99c812e21d4fdb1811c6e780b56005/thumbnail_7200000.jpg","/articles/6460930/Hialeah/Miami-Dade-County/Florida/Board-approves-special-use-permit-for-clinical-research-unit-at-La-Mercedes-Medical-Center","https://secure.pipeline.soar.com/6460930-500703ab442e4a11053d32b5113ea111/orig.mp4?Expires=1770450654&Signature=MfOQkl6hsoI9d7r6U4nC-hRiFdXhUSjTuR9pu8UCPJbQatVD2wKVcYO2Y05Edi3VIIJDVtUOTM6G6-O1KXlzIz6Mev-L3fBXkBiYs6Fuw~2q9P03axBbW5FJJcyt~uVjxaC3AScs~ejDwHXyBrLdDcGqOXdcVBzdHBxo22F~yxV6QxCd8Vtipr8sZNp2vaMvjoGHjgZGrzsAiGwSH6kZQdQie0Z1pjWa5jXD1XdohtB54EVpf2ESRDYLROiX1UKxI6-Vz~PP59JFAsRF~x0nyVxPbTM4lwKPlTop8FMoXTFT46wkLMYMiELOoktfbT9KDoqe9U8XbiZYLTMpVTPe0w__&Key-Pair-Id=KUT5TJCACFTXG","The City of Hialeah Planning and Zoning Board on Sept. 24 approved a special use permit to allow clinical research — phase II through IV clinical trials of drugs and devices — at an existing medical facility located at 4440 West Sixteenth Avenue, subject to conditions limiting operations to scheduled appointments and a maximum of five patients per day.

Staff said the clinical research center would operate inside an existing two‑story medical building that is part of a larger shopping center and that the clinical-trial use requires the same parking as a medical center; staff noted the building as configured currently provides 26 parking spaces on the outparcel and parking from the main shopping center could be available if needed. Staff recommended approval with conditions including a recorded declaration of restrictions limiting the clinical research operation to Monday through Friday, 8 a.m.–5 p.m.; limiting patients to scheduled appointments, no queuing outside the unit; a maximum of five patients per day; and no overnight stays on the premises.

Applicant representatives said the change involves no exterior alterations; the clinical research area will occupy existing interior space. Several board members asked whether the city had seen a rise in clinical research applications; staff and the applicant explained that demographic diversity and site suitability can lead to a concentration of such uses but that each request must satisfy special use standards.

Mr. Iglesias moved to approve the special use permit with the staff conditions and Miss Enriquez seconded. The roll call recorded affirmative votes from board members and the motion carried. Staff will require a recorded declaration of restrictions and compliance with the stated operational limits prior to the second reading of the ordinance.","The Planning and Zoning Board approved a special use to permit a clinical research center conducting phase II–IV trials at an existing medical facility at 4440 West Sixteenth Avenue, limited to five patients per day by appointment and no overnight stays.","actionData","errors"]

Article not found

Board backs amended plan for 5‑story, 52‑unit workforce housing project at 1116 Palm Avenue

Planning board recommends approval, with conditions, for expanded manual car wash canopy after contentious discussion

Hialeah planning board approves legalizing rear addition at East Eighth Lane home

Board approves special use permit for clinical research unit at La Mercedes Medical Center