Planning, Zoning and Appeals Board - Mar 04, 2026

Exception approved for Burgers and Shakes v LLC to operate an alcohol service establishment, warrant for outdoor dining, and waiver for nonconforming site improvement at former Andiamo Pizza location in MIMO Historic District. Property is 13,155 square feet, zoned T6-8-O. Operator George Iglesias has 25+ years restaurant experience. Total 120 seats approved with flexibility for liquor license.

Exception approved for continued use of existing legally built parking lot in T3-L zone and waiver for 10% parking reduction (from 23 to 21 spaces) for mixed-use redevelopment. Property is 10,931.92 square feet with bifurcated zoning (T5-O MIMO and T3-L Bayside). Project adds 11 new parking spaces including 4 vertical lifts, expands historic medical office building from approximately 2,300 to 6,000 square feet, demolishes 3 apartments and adds 2 new apartments. MIMO Biscayne Association and Palm Grove Neighborhood Association opposed the parking reduction.

Variance approved to allow single-family residence to reduce required rear roof enclosure setback from 10 feet to zero feet from exterior elevation. Property zoned T3-O suburban transect zone, approximately 5,000 square feet. Variance needed due to Miami 21 code changes during permit process.

Request to vacate and close 15-foot wide platted public alley running approximately 214.10 feet on west side of North Miami Avenue between NW 41st Street and NW 40th Street. Alley consists of 3,211.50 square feet. Applicant Iris Eschera proposed redirecting alley south toward 41st Street. Buena Vista stakeholders and Buena Vista Heights Neighborhood Association strongly opposed, citing traffic concerns and loss of neighborhood connectivity. Applicant offered alternative of 3-dimensional easement keeping alley at ground level with 25-foot vertical clearance for building above.