Planning, Zoning and Appeals Board, June 17, 2026
Approved: Downzoning of ~2.7 acres near NE 64th Street/Terrace from T6-8L to T5-O, 7-0
What happened
On June 17, 2026, Miami approved Downzoning of ~2.7 acres near NE 64th Street/Terrace from T6-8L to T5-O (7-0).
The Miami Planning, Zoning and Appeals Board approved several land-use items on 7-0 votes, and adopted amendments to Article 7 of the Miami 21 zoning code (file ID 19410) on a 6-2 vote (dissenters Maria Paula De Corrales and Paul Mann).
- Jurisdiction
- Miami, FL
- Date
- June 17, 2026
- Decisions
- 7 zoning decisions
- Outcome
- Approved, 7-0
Projects in this meeting (2)
Each is its own project; some span multiple hearingsDownzoning of ~2.7 acres
Approved 7-0Allapattah CRA redevelopment plan recommendation
Approved 7-0Free sample: decision 1 of 7
Indefinite deferral of CU revocation items 1-4 and 6-10
Items 1, 2, 3, 4, 6, 7, 8, 9, and 10 were indefinitely deferred. These are all CU (certificate of use/conditional use) revocations where applicants are still completing 40/50-year recertifications, building permits, and clearing unsafe structures violations.
The other decisions are listed below. Available full write-ups and conditions are included with Pro.
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Key Decisions (7)
Indefinite deferral of CU revocation items 1-4 and 6-10
Appeal of certificate of use revocation at 1334 NW 36th Street
Allapattah CRA redevelopment plan recommendation
Alley vacation near North Miami Avenue between NW 40th and 41st Streets
Parking reduction exception at 545 SW 11th Avenue
Downzoning of ~2.7 acres near NE 64th Street/Terrace from T6-8L to T5-O
Amendments to Article 7 of Miami 21 zoning code
Full write-ups and conditions for all 7 decisions in Pro.
Zoning Changes (1)
Development Activity (3)
Redevelopment at NE 64th Street/Terrace (downzone from T6-8L to T5-O)
Residential
Six-unit residential project at 545 SW 11th Avenue
Residential
Alley vacation / mixed-use development near North Miami Avenue
Residential
Market Signals (4)
Housing Demand
Planning staff noted only 6% of Miami is zoned T4…
Commercial Demand
Rezone applications have collapsed from a peak of ~30/year to…
Infrastructure
The Allapattah CRA redevelopment plan was approved, with tax-increment financing…
Sentiment
Strong neighborhood opposition (Buena Vista Heights, Coconut Grove stakeholders) to…
Who spoke
38 distinct speakers; 12 identified names.
All speaker roles: 3 Clerk, 2 Attorney, 12 Public, 1 Commissioner, 9 Board Member, 3 Applicant Rep, 1 Applicant, 2 Chair, 5 Staff.
Identified name roles: 1 Commissioner, 4 Board Member, 2 Chair, 2 Applicant Rep, 3 Staff.
Speaker sample: Savannah Steiner, Staff.
11 more identified names in Pro: 1 Commissioner, 4 Board Member, 2 Chair, 2 Applicant Rep, 2 Staff.
Full speaker roster in Pro
Meeting audio
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Audio in Pro
Zoning terms (16)
149 recorded timestamps
- zoning (49 timestamps)
- motion to approve (5 timestamps)
- approved (7 timestamps)
- comprehensive plan (5 timestamps)
- setback (1 timestamps)
- density (5 timestamps)
Decision moments (7)
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- What conditions were attached to the decisions?
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Go deeper on this meeting
7 recorded decisions, 6 conditions across 3 decisions. Available full write-ups are included with Pro for Miami.
Full write-up and conditions in Pro
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