Board of Adjustment approves variance to allow Amscott check‑cashing store near residences

The North Miami Board of Adjustment on May 20 approved a variance (V‑2‑26) permitting Amscott Corporation to operate a check‑cashing and financial services outlet at 815–817 Northwest 119th Street inside the 1,500‑foot separation required from residential uses.

Daniel Lozander, zoning administrator for the city’s Community Planning and Development Department, told the board that the property is zoned C‑1 and that staff found the applicant demonstrated only one of the six variance standards required by the Land Development Regulations; staff therefore recommended denial. "Out of the six standards, the applicant has demonstrated only compliance with one," Lozander said during his presentation, and he read two conditions staff recommended in the event of approval: the applicant must obtain a certificate of use and business tax receipt and must submit a building permit for interior renovations.

Arthur Sord III, representing the applicant, described the proposed location as an indoor financial services tenant in an existing commercial unit and listed services the business would provide, including check cashing, cash‑advance installment loans, bill payment, prepaid cards, wire transfers, ATM access, notary and postage services. "This is not your typical check cashing store," Sord said, arguing the unit already exists in a commercial corridor and the business would not require structural additions. He also said the applicant submitted three letters of support and estimated that, if approved, the site could open within 60 to 90 days.

During public comment, Daphne Hard (who also identified herself as Daffhne Hardman), a resident at 775 NW 128th Street who said she lives directly behind the site, opposed the variance and called check‑cashing businesses predatory. "Check cashing stores are is a predatory business," she said, expressing concern that such services disproportionately affect low‑income residents and noting a wall behind her home is being removed as part of construction.

Board members debated the policy and practical implications. Some members said the commercial corridor and existing building footprint weighed in favor of approval; others noted concerns about predatory lending and suggested the city review separation standards in the Land Development Regulations. Members asked practical questions about hours and neighborhood buffers; the applicant later confirmed proposed hours of operation of seven days a week from 7 a.m. to 11 p.m., and board members encouraged the applicant to work with the landlord on beautification and rear‑yard buffering.

A motion to approve the variance passed by roll call. The board recorded "yes" votes from Vice Chair Michael McDerme, Board member Mark Bop, Board member Ector Medina, Board member Marlene Moneststein and Board member Safi Bianame; the chair announced the motion "passed unanimously" of those present.

The approval includes the conditions read into the record by staff: the applicant must obtain a Certificate of Use and business tax receipt from the Community Planning and Development Department and must submit the required building permit(s) for interior renovations before commencing business. The staff report noted the applicant met only one of the six variance standards required by Article 3, Division 6, Section 3‑606 and Article 5, Division 16, Section 5‑1602 of the City of North Miami Land Development Regulations.

The board closed the public hearing and adjourned the meeting after the vote. The applicant thanked the board and said they would begin the permitting steps immediately.