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City of Miami

Planning, Zoning & Appeals Board

Wed, Oct 21, 2026 · 6:30 PMCity Hall, 3500 Pan American DrVideo 3h 45m4 items
Official videoOfficial agenda (PDF)City meeting page

The 60-second version

PZAB.3 · File 19881Appeal granted · permit reversed

Ransom Everglades construction parking at 3227 & 3247 Charles Ave

3227 and 3247 Charles Ave, Coconut Grove (Village West) · District 2 · Commissioner Damian Pardo
7–1Moved: Paul Mann · Seconded: Maria Paula De Carolis · No: Lopez

The board sided with Village West neighbors 7–1 and reversed the city's temporary permit letting Ransom Everglades-related cars park on two Charles Ave lots. The clerk said the decision is final and not appealable to the City Commission.

Full summary

On Aug 14 the city issued a temporary occupancy permit (TOP 26-0023) letting 3227 Grove LLC use two vacant lots for 37 construction-related cars. The cars support Ransom Everglades' building project at 3575 Main Highway. Conditions: 120 days, school days only, gated and fenced, expiring Dec 12, 2026. Preserve the West Grove appealed, and the Building Department recommended denying the appeal.

The applicant's counsel argued the lot keeps construction traffic off Main Highway and Grand Avenue, and said the parking is needed only until May 2027. The appellants argued three things. The street is historic. A covenant from the earlier Grove Inn rezoning requires parking for redevelopment of these lots to be underground or off-site. And the permit's code section points to a repealed section, so there are no clear criteria. The city attorney said the covenant applies only to redevelopment of the lots themselves, so it isn't violated.

Eleven residents spoke against the lot. Ransom's consultant spoke in favor and said teachers and staff now park there instead of construction workers. Residents said that contradicts the permit's construction-only terms. They also said a historical banner put up on the lot's fence contained offensive errors and came down only after they complained. The majority cited the vague criteria and the use of a short-term permit for a parking need of a year or more.

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  • 0:31:46 Staff presentation (Building Dept.)
    What was said
    “members I'm julia serrato I'm with the building department and I'm here to present to you um regarding pzab3 which is a top appeal. This appeal is for a temporary parking at 3227 and 3247 charles avenue. As mentioned before, this appeal seeks to reverse…”City captions at 0:31:46
  • 0:43:49 Applicant's counsel
    What was said
    “board staff and all in attendance. My name is armando hassoun and I'm counsel on behalf of the applicant with offices at 100 southeast second street, suite 4020. I'd like to thank staff for their presentation and state that we agree with staff's analysis of…”City captions at 0:43:49
  • 0:51:17 Appellant's case
    What was said
    “so much. Um anthony vinciguerra I'm a board member of preserve the west grove. We're a community based organization registered with the city of miami of residents primarily living within 500ft of the subject property. So I really appreciate you taking the time to hear…”City captions at 0:51:17
  • 1:09:14 City attorney on the covenant
    What was said
    “address the covenant um because that is like a that is a city covenant. We did review that covenant. Um and there are limitations regarding parking. Um, let me let me bring up the language. Um. And the gentleman did read it into the record…”City captions at 1:09:14
  • 1:16:34 Public comment opens
    What was said
    “right now public comments. Thank you. Good evening. My name is rachel martin. I'm the vice PRESIDENT Of the coconut grove homeowners and tenants association, of which many of these are members of our organization. We've been organized since 1954 and I live in the…”City captions at 1:16:34
  • 2:06:57 Motion to grant the appeal
    What was said
    “your motion. I'll move to uh to uphold the appeal. Second. okay. and just to clarify the the reason for that is um from what I'm hearing from some of the board members. you need a legal reason. Is the the the…”City captions at 2:06:57
  • 2:17:36 Vote
    What was said
    “Okay. This passes by a vote of 7 to 1. This decision is final and is not appealable to the city commission. All right Thank you. Thank you. I mean. We're still we're still active thank you that's okay. Yeah um let's take a five”City captions at 2:17:36

On the record

  • Armando Hassoun†, Counsel for applicant 3227 Grove LLC
  • Ian DeMello, Applicant representative on file, 3227 Grove LLC
  • Francisco Garcia†, The Euclid Group, consultant to Ransom Everglades
  • David Winker†, Attorney for appellant Preserve the West Grove
  • Anthony Vinciguerra†, Board member, Preserve the West Grove
  • Julia Serrato†, Building Department

† Spelled as it appears in the city’s captions. Board members are checked against the agenda.

PZAB.1 + PZAB.2 · File 19688, 19689Recommended approval

Land-use change and rezoning for 55 lots on NW 36 Court

NW 36 Court between NW 7 St and W Flagler St, west of NW 37 Ave; corner lots 3670 NW 6 St, 3675 NW 5 St, 3684 NW 4 St, 3651 NW 3 St · District 4 · Commissioner Ralph "Rafael" Rosado
8–0 · 8–0

The city's own upzoning of 55 lots next to Magic City Casino, from duplex to T4 (up to 3 stories and 36 units an acre), passed 8–0 and heads to the City Commission.

Full summary

The city itself applied for this change, which continues a 2024 rezoning nearby. About 6.3 acres move from Duplex Residential to a mix of Low Density Multifamily, Low Density Restricted Commercial and Restricted Commercial land uses. Zoning changes from T3-O to T4-R along both sides of NW 36 Court, and to T4-O at four corner lots: 3670 NW 6 St, 3675 NW 5 St, 3684 NW 4 St and 3651 NW 3 St. Allowed density doubles from 18 to 36 units per acre, and height goes from 2 stories (25 ft) to 3 stories (40 ft).

At an Aug 17 community meeting, owners on the east side of the street asked to be included in the T4 zoning, and staff added them. All service capacity checks passed except parks and open space. Staff said the commissioner's office is looking for park land. Staff also said a stalled plan to redevelop Magic City Casino next door should be resubmitted within the next year. One resident and several written comments raised pedestrian safety, since 162 extra evening rush-hour car trips are projected.

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  • 2:27:55 Items called
    What was said
    “pzab number one file id 19688 a resolution of the miami planning zoning and appeals board with attachments recommending approval of an ordinance of the miami city commission amending ordinance number 10544 as amendment the future land use map of the miami comprehensive neighborhood plan…”City captions at 2:27:55
  • 2:32:24 Community outreach summary
    What was said
    “did have a community meeting on AUGUST 17th. Uh, we had about nine people attend and out of those nine those nine people represented five different properties, um from those five different properties. Uh, we did um actually hear from two uh, property owners on…”City captions at 2:32:24
  • 2:44:17 Rezoning details
    What was said
    “you. Good evening vicki toronto with the planning department. As my colleague pointed out, I'm going to be discussing the rezone and the properties for clarification. The properties are the same 55 parcels that are subject to the amendment. Um this is the current zoning…”City captions at 2:44:17
  • 2:47:42 Public comment
    What was said
    “Melissa saldana 3505 northwest second street. Good evening chair and board members. I live in the neighborhood affected by this proposed zoning and I've already submitted my comments and concerns written comments on the files 19688 and eight nine. But there's something I really want…”City captions at 2:47:42
  • 2:59:32 Vote on 19688
    What was said
    “This passes by a vote of 8 to 0. This decision is final unless appealed to the hearing boards office within 15 days. thank you. Can we have a motion for second. My apologies. This decision goes to city commission not appeal. Thank you.…”City captions at 2:59:32
  • 3:00:24 Vote on 19689
    What was said
    “lopez. Yes. thank you. This passes by a vote of 8 to 0 calling pzab item number four file id 19883 a resolution of the miami planning zoning and appeals board recommending approval of an ordinance of the miami city commission amending ordinance number…”City captions at 3:00:24

On the record

  • James Reyes, City Manager, applicant on behalf of the City
  • Savannah Steiner†, Assistant Director, Planning Dept.

† Spelled as it appears in the city’s captions. Board members are checked against the agenda.

PZAB.4 · File 19883Recommended approval, amended

Rules for existing parking lots and new lots serving neighbors

Citywide · Miami 21 §3.6.1 · Citywide
7–0Left before this vote: Metoyer

The Miami 21 parking-lot rewrite passed 7–0, but the board required a public hearing (Exception) instead of a staff Warrant for new lots next to residential or hotel uses.

Full summary

Staff proposed two changes. First, legally built parking lots in T3 and T4-R areas could keep operating by right instead of needing an Exception. They still couldn't expand, and they'd have to meet landscape, screening and street-tree standards. Second, new lots or garages in T4 and T5 zones that serve a residential or hotel use next door could be approved by Warrant, a staff-level sign-off.

The board tightened the second change. New lots like these will need an Exception, which means a public hearing before the board. On a platted lot that is already split between two zones, they'd be allowed by right. Staff said it chose not to extend parking into T3 single-family areas for now. One speaker supported the change and asked the board to consider letting existing lots add car lifts without growing their footprint. That idea was discussed but not included in the motion.

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  • 3:00:32 Item called
    What was said
    “item number four file id 19883 a resolution of the miami planning zoning and appeals board recommending approval of an ordinance of the miami city commission amending ordinance number 13114 the zoning ordinance of the city of miami, florida as amended miami 21 code specifically…”City captions at 3:00:32
  • 3:02:20 Staff presentation
    What was said
    “Good evening savannah steiner, assistant director planning department. Uh. this is an amendment to miami 21 for the continued use of existing parking lots and new parking facilities serving abutting uses. And I'll give us”City captions at 3:02:20
  • 3:05:59 Public comment
    What was said
    “member of the public. Good evening. Board members alex uribe whose office at 2800 ponce de leon boulevard. I'm just here I want to express support for this. I would like to I think the current language um is very vague. It's hard to kind…”City captions at 3:05:59
  • 3:27:56 Amended motion
    What was said
    “Okay. So I make a motion to um to approve with the condition that it's amended so that the um so that subsection two is amended to read or carry the language so that um if the so within a t4 or t5 transect”City captions at 3:27:56
  • 3:35:23 Vote
    What was said
    “this passes by a vote as amended 7 to 0. Calling pzab item number five file id 19882 a resolution of the miami planning zoning and appeals board recommending to the miami city commission approval of an ordinance amending ordinance number 13114 the zoning…”City captions at 3:35:23

On the record

  • Savannah Steiner†, Assistant Director, Planning Dept.
  • Alex Uribe†, 2800 Ponce de Leon Blvd, spoke in support

† Spelled as it appears in the city’s captions. Board members are checked against the agenda.

PZAB.5 · File 19882Recommended approval

Co-living allowed within ¼ mile of colleges

Citywide · Miami 21 Art. 4 & 6 · Citywide
7–0Left before this vote: Metoyer

Co-living within a quarter mile of a state-accredited college passed 7–0, except on lots that border single-family (T3) zones.

Full summary

Co-living (private bedrooms with shared kitchens and living space) would be allowed on lots within a quarter mile of a two- or four-year college accredited by the state. It would not be allowed where a lot borders a T3 single-family zone. Staff confirmed tenants don't have to be students, so teachers could live there too. One board member asked staff to look at a larger co-living format for mothers with children.

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  • 3:35:32 Item called
    What was said
    “item number five file id 19882 a resolution of the miami planning zoning and appeals board recommending to the miami city commission approval of an ordinance amending ordinance number 13114 the zoning ordinance of the city of miami, florida as amended miami 21 code specifically…”City captions at 3:35:32
  • 3:40:48 Vote
    What was said
    “this passes by a vote of 7 to 0. Thank you. All right. Motions to adjourn. Super. Thank you. All in favor I thank you guys. Good Job you guys. Good job. That was”City captions at 3:40:48

On the record

  • Alex Uribe†, 2800 Ponce de Leon Blvd, spoke in support

† Spelled as it appears in the city’s captions. Board members are checked against the agenda.

Attendance & notes

Present (8)
Andres Lopez (acting chair), Mario J. Bailey, Lynette Cardoch, Maria Paula De Carolis, Paul Mann, Elon Metoyer, Joshua Patinkin, Manuel Vadillo
Absent
Adam J. Gersten (chair), Chris Collins, Eduardo J. Fernandez, Arthur Porosoff
Notes
Minutes approvals (May 20, June 17, Sept 16) were deferred to the next meeting. Elon Metoyer voted on the first three items but wasn't called in the roll calls for PZAB.4 and PZAB.5, so he appears to have left before them.

Summaries are written by AI from the official agenda and the city’s closed captions. Timestamps open the official video at that moment.

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