Miami Beach Zoning Board approves variance to build padel court at 41 Ligore Circle

MIAMI BEACH, Jan. 8 — The Miami Beach Zoning Board of Adjustment on Wednesday approved a variance allowing a property owner to build a padel court at 41 Ligore Circle by reducing the required front-yard setback from 30 feet to 10 feet, 7½ inches.

The board voted unanimously to grant the variance after staff recommended approval and the applicant presented plans showing the court would sit on an unusually shaped lot whose long edges are treated as front yards. The motion to approve was made by Mr. Krennick and seconded by Mr. Davis; all members present voted in favor.

Staff told the board the single-family lot is irregular and that, because a state preemption changed review rules for pre‑1942 homes, the Board of Adjustment — not the Design Review Board — now has jurisdiction over the setback variance. The property previously received a Design Review Board approval on May 3, 2022, and staff said it was not opposed to the variance because the portion of the lot where the court would sit functions as a side yard in practice and 70% of the property frontage is treated as front yard under the zoning determination.

Michael Larkin, representing the applicant, described the site layout and materials and pointed to landscaping that, he said, would screen views of the padel court from surrounding streets. Larkin said the owner had conducted neighbor outreach and submitted multiple letters of support. The applicant team at the hearing included Ryan Shinnman (owner/applicant) and Kobe Carpentelli Shimada of CARP Architects.

Board members discussed lighting and hours of use. Larkin and staff said the applicant agreed to the same lighting conditions that applied to an earlier on-site tennis court: lights turned off by 10:30 p.m. and not turned on before 7:30 a.m. A board member who visited the property described it as a substantial private investment and said the planting will further screen the court as vegetation matures. "I did drive the site... it's an amazing property," Chair Michael Goldberg said during deliberations.

The board’s approval was conditioned on the findings and the draft order prepared by staff; staff also noted letters of support from adjacent neighbors and the HOA president. No members of the public appeared in chambers or on Zoom to testify for or against the item during the public-comment portion for this application.

Votes at a glance - Appointment of chair: Michael Goldberg (unanimous) - Appointment of vice chair: Steve Davis (unanimous) - Approval of Nov. 1 minutes: Motion carried (unanimous) - Continuance granted for ZBA 220143125153 (Collins Avenue) to the April meeting (motion carried) - Variance for 41 Ligore Circle (ZBA 24-0169): approved to reduce front-yard setback from 30 feet to 10 feet, 7½ inches (motion by Krennick; second by Davis; unanimous) - Motion to move an appeal item to May 2: approved (motion carried)

The board also granted a continuance earlier in the meeting for an unrelated appeal on Collins Avenue at the applicant’s request and accepted a request to move another appeal to the May 2 meeting. The board indicated the next regular meetings may be adjusted; staff said April 4 remains scheduled and members were notified about potential calendar changes.

The board adjourned after routine business.

(Reporting note: All quotes and attributions are taken from the public meeting transcript of the Miami Beach Zoning Board of Adjustment, Jan. 8, 2025.)