Planning, Zoning and Appeals Board

City of Miami City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com Meeting Agenda Wednesday, July 15, 2026 6:30 PM Regular Meeting Planning, Zoning and Appeals Board Adam J Gersten, Chair (Dist. 5) Andres Lopez, Vice Chair (Dist. 1) Mario J. Bailey, Board Member (Dist. 2) Lynette Cardoch, Board Member (Mayor) Chris Collins, Board Member (Dist. 1) Maria Paula De Carolis, Board Member (Dist. 4) Eduardo J. Fernandez, Alternate Board Member (Mayor) Paul Mann, Board Member (Dist. 3) Elon Metoyer, Board Member (Dist. 5) Joshua Patinkin, Board Member (Dist. 2) Arthur Porosoff, Board Member (Dist. 3) Manuel Vadillo, Board Member (Dist. 4) LOBBYIST NOTE Should any person desire to appeal any decision of the Miami Planning, Zoning and Appeals Board with respect to any matter to be considered at this meeting, that person will need a record of the proceedings and may need to ensure that a verbatim record of the proceedings is made, including all testimony and evidence upon which any appeal may be based (F.S 286.0105). ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING LOBBYING ACTIVITES IS REQUIRED TO REGISTER AS A LOBBYIST WITH THE CITY CLERK PRIOR TO ENGAGING IN LOBBYING ACTIVITES BEFORE CITY STAFF, BOARDS, COMMITTEES, OR THE CITY COMMISSION. A COPY OF THE APPLICABLE ORDINANCE IS AVAILABLE AT THE OFFICE OF THE CITY CLERK (MIAMI CITY HALL), LOCATED AT 35OO PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. PLEDGE OF ALLEGIANCE CALL TO ORDER REQUEST(S) FOR ABSENCE WAIVER ACKNOWLEDGEMENT OF ALTERNATE MEMBER MINUTES APPROVAL SWEARING-IN OF PUBLIC DISCUSSION ITEMS PZAB RESOLUTIONS 1. PZAB RESOLUTION 18659 A RESOLUTION OF THE MIAMI PLANNING, ZONING, AND APPEALS BOARD GRANTING OR DENYING THE APPEAL FILED BY MELISSA TAPANES LLAHUES, ESQUIRE, ON BEHALF OF MARLINS STADIUM OPERATOR, LLC (“APPELLANT”) AND THEREBY REVERSING OR UPHOLDING THE DECISION OF THE CITY OF MIAMI PLANNING DEPARTMENT’S APPROVAL OF WARRANT NO. PZ-25-19546, THAT AUTHORIZED THE CONSTRUCTION OF A PUBLIC PARK ON PUBLIC LAND PURSUANT TO ARTICLE 7, SECTIONS 7.1.3.5 (D) AND 7.1.2.4 OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, (“MIAMI 21 CODE”) FOR MINOR MODIFICATION TO A PLAN APPROVED BY A MAJOR USE SPECIAL PERMIT UNDER THE PREVIOUS ZONING CODE FOR A PORTION OF A SITE KNOWN AS THE MIAMI BALL PARK, LOCATED AT 1610 NORTHWEST 6 STREET, MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately 1610 NW 6 St [Commissioner Rolando Escalana – District 3] APPELLANT(S): Melissa Tapanes, Esquire OBO Marlins Stadium Operator, LLC City of Miami Page 2 Printed on 7/10/2026  APPLICANT(S): Melissa Tapanes, Esquire OBO Marlins Stadium Operator, LLC PURPOSE: Appeal of the Planning Department’s approval of a Warrant authorizing the construction of a public park on publicly owned land, pursuant to a Minor Modification of a previously approved Major Use Special Permit under the prior zoning code for a portion of the Miami Ballpark site (a/k/a Marlins Stadium). FINDING(S): PLANNING DEPARTMENT: Requests an indefinite deferral. 18659 - Noticing (January 21, 2026 PZAB) 18659 Proof of Noticing 07.15.2026 History: 01/21/26 Planning, Zoning and Appeals Board INDEFINITELY DEFERRED Next: 07/15/26 RESULT: INDEFINITELY DEFERRED [UNANIMOUS] Next: 7/15/2026 6:30 PM MOVER: Andres Lopez, Vice Chair (Dist. 1) SECONDER: Joshua Patinkin, Board Member (Dist. 2) AYES: Gersten, Lopez, Corral, De Carolis, Mann, Metoyer, Patinkin ABSENT: Vacant Position EXCUSED: Mario J. Bailey, Javier A. Lopez, Arthur Porosoff, Manuel Vadillo 2. PZAB RESOLUTION 19541 A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), RECOMMENDING APPROVAL TO THE MIAMI CITY COMMISSION AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), BY CHANGING THE ZONING CLASSIFICATION FROM “T6-8-L,” URBAN CORE TRANSECT ZONE- LIMITED, TO “T5-O,” URBAN CENTER TRANSECT ZONE-OPEN, FOR THE PROPERTIES GENERALLY LOCATED AT 625, 645, 675, 685, 650, 640, 630 AND 626 NORTHEAST 64 TERRACE, AND 629, 635, 645, 655, 669, AND 685 NORTHEAST 64 STREET, THE EAST PORTION OF 610 NORTHEAST 64 TERRACE, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately, located at 625, 645, 675, 685, 650, 640, 630, 626, and 610 Northeast 64 Terrace, and 629, 635, 645, 655, 669, and 685 Northeast 64 Street. [Commissioner Christine King - District 5] APPLICANT(S): James Reyes, City Manager, on Behalf of the City of Miami PURPOSE: A request to amend the existing zoning classification from “T6-8- L,” Urban Core Transect – Limited to “T5-O,” Urban Center Transect – Open) for the properties generally located at 625, 645, 675, 685, 650, 640, 630, 626 NE 64 Terrace, and 629, 635, 645, 655, 669, and 685 NE 64 Street, as well as the Eastern Portion of 610 NE 64 Terrace. FINDING(S): City of Miami Page 3 Printed on 7/10/2026  PLANNING DEPARTMENT: Recommended approval. 19541 Exhibit A 19541 Staff Analysis and Maps 19541 Application and Supporting Documents 19541 (File ID 19406) PZAB-R-26-035 Signed Resolution 06.17.2026 PZAB 19541 Proof of Noticing 07.15.2026 3. PZAB RESOLUTION 19475 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENTS, RECOMMENDING APPROVAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION FROM “SINGLE FAMILY RESIDENTIAL” TO "DUPLEX RESIDENTIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY AT APPROXIMATELY 3520 SOUTHWEST 17 TERRACE,, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately, 3520 SW 17 Terrace [Commissioner Ralph Rosado, District 4]. APPLICANT(S): Yves Aliaga, on behalf of KIOGroup Corporation. PURPOSE: Request to amend the Comprehensive Plan by changing the future land use designation of the South Portion of the Property from "Single Family Residential" to "Duplex Residential", thereby aligning it with the existing "Duplex Residential" Future Land Use on the north portion of the Property. FINDING(S): PLANNING DEPARTMENT: Recommended approval. 19475 Exhibit A 19475 Staff Analysis and Maps 19475 Supporting Documents 19475 Concurrency Management Analysis 19475 Proof of Noticing 07.15.2026 4. PZAB RESOLUTION 19476 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), RECOMMENDING APPROVAL OF AN ORDINANCE TO THE MIAMI CITY COMMISSION AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY CHANGING ZONING CLASSIFICATION FROM “T3-R,” SUB-URBAN TRANSECT ZONE–RESTRICTED TO “T3-O,” SUB-URBAN TRANSECT ZONE–OPEN FOR THE SOUTHERN PORTION OF THE PROPERTY GENERALLY LOCATED AT 3520 SOUTHWEST 17 TERRACE, MIAMI, FLORIDA, WITH SUCH PORTION AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING City of Miami Page 4 Printed on 7/10/2026  FOR AN EFFECTIVE DATE. LOCATION: Approximately, 3520 SW 17 Terrace, [Commissioner Ralph Rosado, District 4]. APPLICANT(S): Yves Aliaga, on behalf of KIOGroup Corporation PURPOSE: Request to amend the zoning designation of the South Portion of the Property from “T3-R,” Sub-Urban Transect Zone – Restricted and NCD-1 Coral Gate Neighborhood Conservation District to “T3-O,” Sub-Urban Transect Zone – Open, thereby aligning it with the existing “T3-O,” zoning on the North Portion of the Property. FINDING(S): PLANNING DEPARTMENT: Recommended approval. 19476 Exhibit A 19476 Staff Analysis and Maps 19476 Application and Supporting Documents 19476 Quarter Mile Study 19476 Quarter Mile Study Complete 19476 Proof of Noticing 07.15.2026 5. PZAB RESOLUTION 19477 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENTS, APPROVING WITH CONDITIONS TWO (2) EXCEPTIONS PURSUANT TO ARTICLE 5, SECTIONS 5.5.1(I) AND 5.6.1(J), AND ARTICLE 7, SECTION 7.1.2.6 OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, (“MIAMI 21 CODE”) TO PERMIT LOT AREAS IN EXCESS OF 40,000 SQUARE FEET FOR USES THAT SERVE THE NEIGHBORHOOD; FURTHER APPROVING TWO (2) WAIVERS PURSUANT TO ARTICLE 7, SECTIONS 7.1.2.5(A)(14) AND (15) OF THE MIAMI 21 CODE TO ALLOW SERVICE AND PARKING ACCESS FROM THE PRINCIPAL FRONTAGE AND TO PERMIT PEDESTRIAN ENTRY SPACING IN EXCESS OF THE MAXIMUM SEVENTY-FIVE (75) FEET, FOR THE PROPERTIES GENERALLY LOCATED AT 600 NORTHWEST 42 AVENUE, 4251, 4253, AND 4255 NORTHWEST 6 STREET, AND 601 NORTHWEST 43 AVENUE, WHICH ARE ZONED “T5-L,” URBAN CENTER TRANSECT ZONE - LIMITED, AND 613 NORTHWEST 43 AVENUE, 4238, 4250, 4262, AND 4276 NORTHWEST 7 STREET, WHICH ARE ZONED “T6-8-O,” URBAN CORE TRANSECT ZONE – OPEN, MIAMI, FLORIDA, WITH ALL PROPERTIES MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately 600 Northwest 42 Avenue, 4251 Northwest 6 Street, 4253 Northwest 6 Street, 4255 Northwest 6 Street, 601 Northwest 43 Avenue; 613 Northwest 43 Avenue, 4276 Northwest 7 Street, 4262 Northwest 7 Street, 4250 Northwest 7 Street, and 4238 Northwest 7 Street, [Commissioner Miguel Cabela - District 1] APPLICANT(S): Holland and Knight Law Firm, on behalf of LeJeune Palms, LLC PURPOSE: Request to approve two (2) Exceptions and two (2) Waivers, pursuant to Article 5, Sections 5.5.1(i), 5.6.1(j), and 5.5.2(e), and Article 7, Sections 7.1.2.6 and 7.1.2.5(a)(15) of Ordinance No. 13114, as amended (the “Miami 21 Code”), to: (i) permit lot areas in excess of 40,000 square feet for neighborhood-serving ground floor commercial retail uses; (ii) allow service City of Miami Page 5 Printed on 7/10/2026  and parking access from a Principal Frontage; and (iii) permit pedestrian entry spacing in excess of the maximum seventy-five (75) feet. The subject property is zoned “T6-8-O,” Urban Core Transect Zone – Open, and “T5-L,” Urban Center Transect Zone – Limited, and is generally located at 601 and 613 NW 43 Avenue; 4238, 4250, 4262, and 4276 NW 7 Street; 4251, 4253, and 4255 NW 6 Street; and 600 NW 42 Avenue, Miami, Florida. FINDING(S): PLANNING DEPARTMENT: Recommended approval with conditions. 19477 Exhibit A 19477 Staff Analysis and Maps 19477 Application and Supporting Documents 19477 Proof of Noticing 07.15.2026 6. PZAB RESOLUTION 19478 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), RECOMMENDING TO THE MIAMI CITY COMMISSION APPROVAL WITH CONDITIONS OF THREE (3) EXCEPTIONS: (1) A REDUCTION IN THE REQUIRED DISTANCE SEPARATIONS FOR AN ALCOHOL SERVICE ESTABLISHMENT PURSUANT TO ARTICLE 7, SECTION 7.1.2.6 OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, (“MIAMI 21 CODE”) AND CHAPTER 4 - ALCOHOLIC BEVERAGES, SECTIONS 4-4(G) AND 4-7(C) OF THE CODE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, ("CITY CODE"); (2) AN ALCOHOL BEVERAGE SERVICE ESTABLISHMENT WITHIN THE “D1,” WORK PLACE DISTRICT ZONE PURSUANT TO ARTICLE 4, TABLE 3 AND ARTICLE 7, SECTION 7.1.2.6 OF THE MIAMI 21 CODE AND CHAPTER 4 - ALCOHOLIC BEVERAGES, SECTION 4-7(C) OF THE CITY CODE; AND (3) AN EXTENSION OF ALCOHOL SERVICE HOURS UNTIL 5:00 A.M. PURSUANT TO ARTICLE 7, SECTION 7.1.2.6 OF THE MIAMI 21 CODE AND CHAPTER 4 - ALCOHOLIC BEVERAGES, SECTIONS 4-3(A) AND 4-7(C) OF THE CITY CODE, FOR THE REAL PROPERTY GENERALLY LOCATED AT 150 NORTHWEST 73 STREET, SECOND FLOOR, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately, 150 NW 73 Street, [Commissioner Christine King, District 5] APPLICANT(S): Ian Bacheikov, Esquire, on behalf of LRMF OWNER LLC PURPOSE: The Applicant requests, with City Commission approval, (1) Exception for a reduction from the distance separation requirements for Alcohol Service Establishments pursuant to Chapter 4- Alcoholic Beverages, Sections 4- 4(g) and 4-7(c) of the Code, as amended; (2) an Exception for an Alcohol Service Establishment Use pursuant to Article 4, Table 3 of Miami 21 Code, as amended, and Chapter 4 – Alcoholic Beverages, Section 4-7(c) of the City Code, as amended; and (3) an Exception for extended hours of service until 5:00 AM pursuant to Chapter 4 – Alcoholic Beverages, Section 4- 3(a) and 4-7(c) of the City Code, as amended. FINDING(S): PLANNING DEPARTMENT: Recommended approval with conditions. 19478 Exhibit A 19478 Staff Analysis and Maps City of Miami Page 6 Printed on 7/10/2026  19478 Application and Supporting Documents 19478 Proof of Noticing 07.15.2026 7. PZAB RESOLUTION 19498 SEE SECTION 2 FOR FULL TITLE LOCATION: Approximately 90 Northwest 71 Street, 7050-7150 Northeast 2 Avenue, 7101 NE Miami Court, 390-540 Northwest 75 Street, 7275 Northwest 7 Avenue, 7301 Northwest 7 Avenue, 7305 Northwest 7 Avenue, 7311 Northwest 7 Avenue, 7373 Northwest 7 Avenue, 7335 Northwest 7 Avenue, 7345 Northwest 7 Avenue, 7100 North Miami Avenue, 7220 North Miami Avenue, 7329 Northwest Miami Court, 7357 Northwest Miami Court, 7401 Northwest Miami Court, 7409 Northwest Miami Court, 14 Northwest 75 Street, 7421 Northwest Miami Place, 7401 Northwest Miami Place, 7406 Northwest Miami Court, 7400 Northwest Miami Court, 7395 Northwest Miami Place, 7338 Northwest Miami Court, 7328 Northwest Miami Court, 7301 Northwest Miami Place, 7324 Northwest Miami Court, 7320 Northwest Miami Court, 7140 Northwest Miami Court, 51 Northwest 71 Street, 70 Northwest 76 Street, 7200 Northwest 1 Avenue, 7225 Northwest 1 Court, 7161 Northwest 1 Court, 7153 Northwest 1 Court, 7145 Northwest 1 Court, 7137 Northwest 1 Court, 141 Northwest 71 Street, 173 Northwest 71 Street, 7127 Northwest 2 Avenue, 7137 Northwest 2 Avenue, 7134 Northwest 1 Court, 7140 Northwest 1 Court, 180 Northwest 72 Street, 195 Northwest 72 Street, 165 Northwest 72 Street, 7204 Northwest 1 Court, 7212 Northwest 1 Court, 7221 Northwest 2 Avenue, 7211 Northwest 2 Avenue, 7200 Northwest 2 Avenue, 220 Northwest 72 Terrace, 7125 Northwest 2 Court, 7160 Northwest 2 Avenue, 7150 Northwest 2 Avenue, 7133 Northwest 2 Court, 7122 Northwest 2 Avenue, 7100 Northwest 2 Avenue, 255 Northwest 71 Street, 7155 Northwest 2 Court, 7122 Northwest 2 Court, 285 Northwest 71 Street, 7145 Northwest 3 Avenue, 7147 Northwest 3 Avenue, 7160 Northwest 3 Avenue, 7128 Northwest 3 Avenue, 301 Northwest 71 Street, 321 Northwest 71 Street, 214 Northwest 73 Street, 300 Northwest 73 Street, 238 Northwest 75 Street, 7400 Northwest 2 Avenue, 225 Northwest 74 Street, 231 Northwest 74 Street, 7410 Northwest 2 Court, 7333 Northwest 2 Court, 214 Northwest 74 Street, 7350 Northwest 2 Avenue, 7332 Northwest 2 Avenue, 7325 Northwest 3 Avenue, 267 Northwest 73 Street, 257 Northwest 73 Street, 253 Northwest 73 Street, 7320 Northwest 2 Avenue, 241 Northwest 73 Street, 7289 Northwest 2 Avenue, 156 Northwest 73 Street, 7288 Northwest 1 Court, 7275 Northwest 1 Court, 150 Northwest 73 Street, 70 Northwest 73 Street, 60 Northwest 73 Street, 7330 Northwest Miami Place, 91 Northwest 73 Street, 125 Northwest 73 Street, 110 Northwest 74 Street, 7410 Northwest Miami Place, 101 Northwest 74 Street, 127 Northwest 74 Street, 126 Northwest 75 Street, 100 Northwest 75 Street, 115 Northwest 75 Street, 7510 Northwest 1 Avenue, 7522 Northwest 1 Avenue, 7521 Northwest 1 Avenue, 89 Northwest 75 Street, 65 Northwest 75 Street, 53 Northwest 75 Street, 35 Northwest 75 Street, 7506 North Miami Avenue, 88 Northwest 71 Street, and 7450 North Miami Avenue, Miami, Florida (collectively the “Property”) [Commissioner Christine King – District 5] APPLICANT(S): Carli Koshal, Esq., obo SG Little River Holdings, LRMF Owner LLC, and LRMF Land Owner LLC (collectively the “Applicant”) PURPOSE: Exception pursuant to Article 3, Section 3.19.3, approving the master plan for the redevelopment of approximately 59.76 acres (2,603,105 square feet) to be known as Little River Enhanced Transit Station City of Miami Page 7 Printed on 7/10/2026  Neighborhood District (“Enhanced TSND”). FINDING(S): PLANNING DEPARTMENT: Recommended approval with conditions 19498 Exhibit A 19498 Exhibit B 19498 Analysis and Maps 19498 Proof of Noticing 07.15.2026 19498 Application and Supporting Documents City of Miami Page 8 Printed on 7/10/2026