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Board grants variance for community residential home at 960 NE 130th Street
Summary
The board unanimously approved a variance allowing an existing community residential home to remain 756 feet from another such facility where 1,000 feet is required; staff said the business had been operating since 2015 and met most variance criteria.
The City of North Miami board unanimously approved a variance allowing a community residential home at 960 Northeast 130th Street to remain in operation despite a required 1,000‑foot separation between such facilities. The board’s vote cleared the home to proceed with the city’s certificate of use (CU) and business tax receipt (BTR) processes.
City staff told the board that the facility has operated since 2015 and holds state approvals, including Department of Health and Agency for Health Care Administration (AHCA) certifications; the facility lacked only the city CU and BTR. Staff reported that a neighborhood services review in 2024 identified the missing city approvals and the property’s proximity to another licensed community residential home at 756 feet, prompting the variance request. "This variance would allow the current community residential home to operate as it has been operating since 2015," Safi, senior planning technician, said.
The applicant described the facility’s services as family‑oriented adult care providing assisted bathing, meals and transportation when needed, and said it was licensed and inspected by health and fire authorities. The operator told the board the home is currently bedded for six and has four residents at the present time.
Board members discussed why the matter was coming before them now and asked staff whether the NRO overlay referenced in the packet was still in effect; staff said the NRO is no longer in place and called the NRO reference a typo in the packet. Staff recommended approval, noting that the property met five of six variance criteria under Article 3, Division 6, Section 3‑606 of the LDRs.
The board voted unanimously to approve the variance. Staff noted the applicant must finish the CU process and apply for the BTR and must comply with federal, state and local regulations. Because the facility's licensing and certification by other agencies were on file, the board's vote focused on the city separation requirement and bringing the property into local compliance.
The approval preserves service capacity for a small residential care provider in the neighborhood and keeps the property subject to the standard permit and licensing checks during the city's follow‑up process.
