Planning, Zoning and Appeals Board - Apr 15, 2026
Meeting Intelligence Preview
Meeting Summary
The Planning, Zoning and Appeals Board approved a major use special permit for a 924-unit mixed-use development at 3055 North Miami Avenue in Midtown West, along with a zero-parking variance for an 11-unit Live Local affordable housing project at 1662 NW 1st Street. The board also recommended approval of amendments to the affordable housing density transfer program with conditions excluding NCDs, historic districts, and a 500-foot T3 buffer, and approved code changes allowing T3 development standards in higher transect zones.
Key Decisions (12)
Major Use Special Permit for Midtown Park Development
Approved 924 residential units, 48,991 sq ft office, 106,651 sq ft retail across four towers (two at 28 stories/318 ft, two at 18 stories/218 ft) at 3055 North Miami Avenue, 2997 North Miami Avenue, 2905 North Miami Avenue, 3000 NE 1st Avenue, and 35 NE 29th Street. Developer within SD 27.2 Midtown West overlay. Includes Class II permit for truck maneuvering in public right-of-way.
Zero Parking Variance at 1662 NW 1st Street
Variance approved to allow zero parking on a legal non-conforming 3,822 sq ft lot for an 11-unit Live Local affordable housing project. Applicant Natalie Duran. Property zoned T5-L, located 350 feet from T3 zone (outside 500-foot exemption threshold). 40% of units at 120% AMI.
T3 Development Standards in Higher Transect Zones
Code amendment allowing single-family residences to use T3-L development standards and duplexes to use T3-O standards when building in T4 or T5 transect zones. Also removes required additional side/rear setbacks when T5, T6, or CI-HD developments abut existing single-family homes, allowing zero lot line construction.
Affordable Housing Density Transfer Program Modifications
Amendments to attainable mixed-income transfer of development density program: lowered sending site threshold from 200 to 70 units in opportunity zones, added neighborhood development zones as sending sites, fixed fee at 20%, allowed receiving sites to purchase up to 100% of additional density (up from 50%), exempted additional density from parking requirements.
Alley Vacation at NW 5th Place and NW 71st Street
Vacate and close 15-foot wide public alley running approximately 143.85 feet east from private property line, between NW 71st Street and NW 72nd Street, terminating at NW 5th Place. Applicants: JMPE Holdings, JP Investments LLC, and Tarden Wholesale Warehouse LLC. Alley dead-ends at private property and is impeded by I-95 support column.
Private Alley Vacation for Bremen SAP Phase 2
Vacate and close 500-foot private alley running east-west from Biscayne Boulevard to NE 2nd Avenue between NE 20th Terrace and NE 20th Street in Edgewater. Part of Bremen Campus SAP Phase 2. Alley dedicated as private in 1911. Will include new 50-foot wide Woonerf to north with multimodal transportation.
Flagler Specialty District Sidewalk Cafe Amendment
Amendment to Chapter 54 allowing alcohol service establishments to operate sidewalk cafes within the Flagler Specialty District. Alcohol must be served from within main structure. Supports activation ahead of FIFA World Cup.
Lot Size Exemption Clarification
Amendment to Miami 21 Section 3.3.1 clarifying when lots may meet exemption from lot size restrictions. Specifies that city-approved entitlements (platted lots, unity of title, covenant in lieu) are exempt from exception process.
Coconut Grove Playhouse (PZ-4)
Deferred to May 6, 2026 due to noticing issue. Item will be fully re-noticed.
Exception at 3100 Monroe (PZ-2)
Applicant requested deferral to May 6, 2026.
4000 North Miami Avenue (PZ-7)
Applicant requested deferral to June 3, 2026 for additional time to address issues.
PZ-10 Deferral
Applicant requested deferral to May 6, 2026.
Zoning Changes (2)
T4 and T5 transect zones citywide
City of Miami (Mayor's initiative)
T5, T6, CI-HD zones abutting single-family homes
City of Miami
Development Activity (3)
Midtown Park
924 residential units across 4 towers (two 28-story at 318 ft, two 18-story at 218 ft), 48,991 sq ft office, 106,651 sq ft retail, 1,118 on-site parking spaces plus 200 via off-site easement. Two-phase project on 5.344 acres in SD 27.2 Midtown West overlay.
Live Local Housing Project
11 affordable housing units (3 studios, 4 one-bedrooms, 4 two-bedrooms) on 3,822 sq ft non-conforming lot. Three stories. 40% of units at 120% AMI. Zero parking approved via variance.
Bremen Campus SAP Phase 2
Includes offices and residential. Part of larger SAP with new 50-foot wide Woonerf featuring multimodal transportation, lighting, bollards, shade structures, and plants.
Market Signals (6)
Housing Demand
Staff noted only one affordable housing project has utilized the density transfer program since 2022, indicating the 200-unit threshold may be too high for market participation.
Commercial Demand
Flagler Business Improvement District reports difficulty leasing small legacy retail spaces under conventional restaurant models, driving need for sidewalk cafe expansion to bars.
Housing Demand
Board member stated Miami has a deficit of 90,000 to 200,000 affordable housing units, with insufficient funding from all government levels.
Sentiment
Strong community opposition to density increases in Coconut Grove and NCDs, with residents citing traffic congestion, infrastructure concerns, and quality of life impacts.
Infrastructure
Multiple speakers cited soul-crushing traffic, inadequate public transportation, and concerns about hurricane evacuation capacity as barriers to supporting additional density.
Housing Demand
Live Local projects are being used as financing mechanism over traditional affordable housing covenants due to easier financing terms.