Planning, Zoning and Appeals Board, September 2, 2026
Approves Little River Enhanced TSND Master Plan Exception (rescind and reaffirm), 10-0
What happened
The Miami Planning, Zoning and Appeals Board recommended approval of the Little Havana Transit Corridor future land use map amendment (PZ2620890, file ID-19682) and companion rezoning (PZ2620891, file ID-19683), affecting up to 466 parcels across ~100 acres, on separate 7-3 votes…
- Jurisdiction
- Miami, FL
- Governing body
- Final authority
- Date
- September 2, 2026
- Decisions
- 9 zoning decisions
- Outcome
- Approved, 10-0
Free sample: decision 1 of 9
Indefinite deferral of certificate of use revocation appeal at 1401 SW 17th Avenue
Board granted an indefinite deferral of a revocation of a certificate of use for a grandfathered legal non-conforming use at 1401 Southwest 17th Avenue. Applicant, represented by Nicholas Rodriguez on behalf of the property owner, is working to close out an unsafe structure violation and finalize permits (estimated 3-6 months). Next meeting referenced March 2027. Passed 9-0.
The other decisions are listed below by title. The full write-up, verbatim conditions, and the audio at each vote are in Pro.
Meeting Summary
The Miami Planning, Zoning and Appeals Board recommended approval of the Little Havana Transit Corridor future land use map amendment (PZ2620890, file ID-19682) and companion rezoning (PZ2620891, file ID-19683), affecting up to 466 parcels across ~100 acres, on separate 7-3 votes…
Key Decisions (9)
Indefinite deferral of certificate of use revocation appeal at 1401 SW 17th Avenue
Deferral of upcoming calendar year meeting schedule
Little Havana Transit Corridor Future Land Use Map Amendment
Little Havana Transit Corridor Rezoning
Little River Enhanced TSND Master Plan Exception (rescind and reaffirm)
Rio Vista exception and parking waivers at 413-453 NW 3rd Street
Alley vacation at 4001 and 3965 SW 6th Street
Park FLUM amendment at 2293 SW 17th Terrace
Park rezoning at 2293 SW 17th Terrace
Development Activity (3)
Rio Vista
Residential
Little River Enhanced Transit Station Neighborhood District Master Plan
Mixed-Use
New park at 2293 SW 17th Terrace
Infrastructure
Market Signals (5)
Housing Demand
Multiple property owners and attorneys testified to strong demand to…
Infrastructure
Residents and board members flagged severe infrastructure strain in Little…
Commercial Demand
The city adopted a Little Havana parking trust fund; parking…
Who Spoke (20)
On the record: the chair, 4 board members, 3 staff members, the applicant's representative, a witness, and 4 members of the public.
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