Planning, Zoning and Appeals Board, October 21, 2026
Approved: Rezoning T3-O to T4-O/T4-R, NW 36th Court corridor, 8-0
What happened
On October 21, 2026, Miami approved Rezoning T3-O to T4-O/T4-R, NW 36th Court corridor (8-0).
The Miami Planning, Zoning and Appeals Board granted Preserve the West Grove's appeal (PZAB 3, file ID 19881) on a 7-1 roll call, reversing the city's temporary occupancy permit for 37-vehicle construction parking serving Ransom Everglades at 3227 and 3247 Charles Avenue; Chair A…
- Jurisdiction
- Miami, FL
- Date
- October 21, 2026
- Decisions
- 5 zoning decisions
- Outcome
- Approved, 8-0
Projects in this meeting (1)
A project bundles every related decision, across hearingsCase 19689
Approved 8-0Free sample: decision 1 of 5
Appeal of temporary occupancy permit for construction parking at 3227 and 3247 Charles Avenue
Board granted Preserve the West Grove's appeal, reversing the city manager designee's issuance of a temporary occupancy permit for 37-vehicle construction parking. The parking served Ransom Everglades construction at 3575 Main Highway, and the permit applicant was 3227 Grove LLC. Findings cited vague criteria and inappropriateness in the residential/historic Charles Avenue area. The city (Building Dept.) recommended denial of the appeal. The vote was 7-1, with Chair Andres Lopez voting no. The decision is final and not appealable to the city commission.
The other decisions are listed below. Available full write-ups and conditions are included with Pro.
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Key Decisions (5)
Appeal of temporary occupancy permit for construction parking at 3227 and 3247 Charles Avenue
FLUM small-scale amendment, NW 36th Court / NW 37th Avenue corridor
Rezoning T3-O to T4-O/T4-R, NW 36th Court corridor
Miami 21 Sec. 3.6.1 off-street parking amendment
Co-living near accredited colleges text amendment
Full write-ups and conditions for all 5 decisions in Pro.
Development Activity (2)
Ransom Everglades construction parking lot (temporary occupancy)
Other
Magic City Casino SAP redevelopment
Mixed-Use
Market Signals (4)
Housing Demand
Owners along NW 36th Court asked for T4-R upzoning to…
Infrastructure
The NW 36th Court rezoning fails recreation/open-space concurrency, and residents…
Sentiment
There is strong West Grove community opposition to off-site parking…
Commercial Demand
A Magic City Casino SAP resubmission is anticipated, signaling redevelopment…
Who spoke
20 distinct speakers; 8 identified names.
All speaker roles: 5 Unknown, 4 Staff, 3 Public, 3 Board Member, 1 Chair, 2 Attorney, 1 Applicant Rep, 1 Clerk.
Identified name roles: 3 Staff, 1 Board Member, 1 Chair, 2 Attorney, 1 Applicant Rep.
Speaker sample: Armando Hassoun, Applicant Rep.
7 more identified names in Pro: 3 Staff, 1 Board Member, 1 Chair, 2 Attorney.
Full speaker roster in Pro
Meeting audio
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Zoning terms (13)
197 recorded timestamps
- zoning (45 timestamps)
- motion to approve (5 timestamps)
- approved (14 timestamps)
- deferred (2 timestamps)
- residential (54 timestamps)
- commercial (28 timestamps)
Decision moments (5)
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5 recorded decisions, 2 conditions across 1 decisions. Available full write-ups are included with Pro for Miami.
Full write-up and conditions in Pro
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