Planning, Zoning and Appeals Board

Planning, Zoning and Appeals Board — May 6, 2026 - 5:53 PM

good evening everyone. Welcome to the planning zoning and appeals board. Any person who is a lobbyist pursuant to chapter two article six of the city code must register with the city clerk and comply with related requirements for lobbyists before appearing before the planning, zoning and appeals board. A person MAY not allow a city official, board member or staff member until registering a copy of the code section about lobbyists is available in the city clerk's office and online@municode.Com. Any person making a presentation, formal request or petition to the board concerning real property must make the disclosures required by city code and writing a copy of the city code section is available at the office of the city clerk and online@municode.Com. Please silence all cell phones and other noise making devices. Any person with a disability requiring assistance, auxiliary aides or services for this meeting MAY notify the hearing board's liaison, the agenda and the materials for each item on the agenda for this meeting was published and made available to the board in advance of the meeting. The materials are also available during business hours of the city clerk's office and online 24 hours a day@miamigov.Com. Any person MAY be heard by the board through the chair and pursuant to the published notice for not more than two minutes on any proposition before the board unless modified by the chair when addressing the board, the member of the public must first state their name, address and what item will be spoken about. Anyone wishing to appeal any decision made by the board for any matter considered at this meeting MAY need a verbatim record of the item. A video of this meeting MAY be requested at the office of communications or viewed online@miamigov.Com. Item shall proceed according to section 7.1.4 of the miami 21 zoning ordinance. The members of the board shall disclose any ex parte communications to remove the presumption of prejudice pursuant to florida statute section 286.0115 and section 7.14.5 of the miami 21 zoning ordinance. Staff will briefly present each item to be heard for applications requiring board approval or recommendation. The applicant will then present its application a request to the board if the applicant agrees with the staff recommendation, the board MAY proceed to its deliberation and decision. The applicant MAY also waive the right to an evidentiary hearing on the record. The city requires anyone requesting action by the board to disclose before the hearing anything provided to anyone for agreement to support or withhold objection to the requested action pursuant to city code section 2-8, the communications department will broadcast the meeting through all the usual channels and avenues. The meeting can be viewed live on miami tv at miamigov.Com/tv and on comcast channel 77 within the city. The broadcast will have closed captioning. A member of the public MAY submit comments via the city's online comment form. The comments submitted through the comment form, if any, were distributed to the board members and city administration throughout the day so that the board can consider them prior to taking any action. Additionally, the online comment form will remain open during the meeting to accept comments and distribute to the board members up until the chair closes public comment. All comments received will be included in the public record and will be considered by the board prior to taking any action. The public comment options established and provided for this meeting comply with section 286.0114 as the city has provided these avenues for members of the public to indicate support, opposition or neutrality on a proposition, the city published an agenda as well as included in the notice of public. The items and topics that will be discussed at this meeting. Additionally, the public has been given the opportunity to provide public comment during the meeting and within reasonable proximity and time before the meeting. The city provided information on how to submit those comments and the notice to the public and on a dedicated web page. Board members are you comfortable with the notice. >> provisions set forth and these. >> uniform rules and. >> procedures we've established for this meeting? Yes. Thank you. Please rise for a moment of silence the pledge of allegiance. To the. >> united states of and to republic for which it stands one nation under GOD. Indivisible with liberty and justice for all. Hello. Please remain. Standing if you intend to testify in this proceeding. Do you swear? Please raise your right hand. Your right hand? Do you swear. >> or affirm the. Testimony that you will give will be the truth and nothing but the truth I. >> do thank you. You MAY be seated. Calling attendance. Chair. >> chair. MR. Adam gerstein present. Thank you. Vice chair. Andres lopez calling member lynette cardoza. Thank you. Calling member chris collins present. Thank you. Calling member maria paula de corrales present. Thank you. Calling member. Eduardo fernandez. Also welcome to the. Board calling member paul. Man present. Thank you. Calling member ellen montoya. Thank you. Calling member joshua patinkin present. Thank you and calling member manuel badillo I do want to put on the record that um vice chair andres lopez. >> and also member. >> manuel vadillo did request absence waivers. Is there a motion motion? Is there a second? Second. My apologies. Also calling member mario bailey present. Thank you. Sorry. Sorry about that. Uh, all in favor? Yes. Any opposed? Okay. Um, so yeah, we do have a new board member. Eduardo fernandez is the mayor's alternate and will be acting in full capacity as a full capacity board member today. So he will be voting. Um are there. Um there's a few. >> minutes I think. Motion to approve the minutes on the agenda. Is there a second? I can. 2nd FEBRUARY. >> fourth MARCH 4th and. >> APRIL 15th but I. >> don't have a copy of the APRIL 1st but I can I can second the other three if somebody else. Will second the APRIL 1st. Or would anyone just like to second all four. I'll do that. Okay. All in favor? Aye aye. Any opposed? All right. Um I know we have a number of deferrals. I think we should. Probably um do those I don't know if we want to. Yeah let's do those. Yes um MR. Chair we have several deferrals and several withdrawals. I would like to say that we were able to get an announcement regarding those requests on the city's. Instagram for earlier today. So we were. Able to get some type of social media uh announcement out. Thank you very much for getting that implemented so quickly. And it worked I think so. Did anybody see that at all yet? Okay but it's happening so that's good news. It's the first time that's ever happened. So we've actually been able to get word out through the city's. Instagram for things that MAY be or the people that are we know of that are asking for deferrals prior to the meeting as opposed to showing up, you know, if you're a member of the public showing up and having no idea that something was going to at least someone was going to ask for a deferral even so thank you very much and thanks to the office of communications for getting that out. Yes. >> big thank you to them because they made it possible on short notice as well. Great and worked with us on that short notice so we. Appreciate it. >> thank you. And just so you know the reason it can be short notice is sometimes we don't find out till day of from applicants so thank you. Okay um item pzab3 which is a 1155 belle meade island drive. They are requesting a deferral to the next meeting. This is um at the request of the applicant and it's their second deferral. Uh and that's to the MAY 20th meeting. Oh I'm sorry that's an indefinite deferral. So these will all be for indefinite deferral. So pzab3zab8 through 11 and number 13 which is 340 biscayne boulevard. Those are key revocations. And then pzab123574 williams william avenue um are all for indefinite deferral. And then pz14 through 17. These were um this is for withdrawal and these are the future land use map amendments and reasons for the west grove properties. So 141516 and 17. Yes are to be withdrawn. Withdrawn. >> so then confirming um 13 was one of the revocation. No that's the only one that was that is a revocation that was also deferred. Eight through 13 are c revocations. It just happens that number 12 has a different address. Got it. Okay. >> um do we have a motion. We can do these all at the same time right. Yes you can do you can do. >> okay so we're going to be doing some of these are well the withdrawals are just withdrawals so it's the deferrals and is there a date uh. The indefinite deferrals are right for six. >> months six months okay six month deferral on all the other items that are not withdrawn. Do we have a motion? Uh just for clarity that's 389 1011 and. 1212 and yes. And number 11. So it's three. >> so second. And then. Point of clarification not 12 correct. 12 as well. So it's three and then [Laughter] Yes eight through 13. Right. >> right. >> and then everything after 14 and on is withdrawn. That's correct. Okay do we have a motion. A motion. Second okay roll call please. Calling member chris collins yes calling member mario bailey yes thank you. Calling member lynette cardoza thank you. Calling member maria paula. Yes. Thank you. Calling member eduardo fernandez. Yes thank you. Calling member paul. Man. Yes thank you. Calling member ellen montoya thank you and calling joshua patinkin thank you and calling chair adam gersten yes. Okay. This passes by a vote of 9 to 0 and the date for the indefinite deferral will be DECEMBER 2nd 2026. Great. >> thank you. Okay. Um it's my understanding I think we're going to hear uh number item seven first with the um 300 north east 75th street, suite 101. Calling pzab number seven file id 1915. For a resolution of the miami planning zoning and appeals board with attachments approving with conditions and exception pursuant to article four, table three and article seven. Section 7.1.2.6 of ordinance number 1311 for the zoning code of the city of miami, florida as amended miami 21 code to allow for an alcohol beverage service service establishment in a d two industrial district zone for the property generally located at 300 north east 75th street, suite 101 miami, florida as more particularly described in the attached and incorporated exhibit a making findings containing a severability clause and providing for an effective date. Thank you. [Laughter] Mayor thank you. Thank you. Good evening, amber forte with the city of miami planning department here to present pz2418382 which is an exception for an alcohol beverage service establishment and its exception pursuant to article four, table three and article seven, section 7.1.26 of ordinance 13114 miami 21 amended to allow for an alcohol alcohol beverage service establishment and a d two industrial district zone location is at 300 northeast 75th street, suite 101 and district five and we are recommending approval with conditions. First I'll go into the projects land use and the zoning. It is zoned to industrial zone district. Uh the the future land use is a industrial with the lowest abutting dwelling. The the dwelling units allow would be the lowest abutting not to exceed 65 dwelling units per acre. Um this exception is proposing an alcohol beverage service establishment um a tap room really to accompany an existing brewery a very small brewery up to five occupants and only beer beer and light snacks will be provided. No food here we have a site plan of that proposed alcoholic beverage service establishment. The total area of the taproom is 2200ft2 and the actual taproom would only take up 205ft2 as you can see here. Um let me see if I can point this one out. Here is where the actual seating area of the taproom is. The rest of the establishment is dedicated to the brewery. So we have five seats in 18188. Um additionally there will be one server who would also act as the security person and here we have the hours of operation. I took a site visit to get a feel for the surrounding community and see what was around the existing brewery. And in that first photo you can see is a street view of the property located along northwest 75th street facing southwest. Um that will be where the you can see the laser pointer here. The alcoholic beverage service establishment is located is one of several tenants occupying these multi-tenant suites. Um and it will be the first tenant to the right upon entering the parking lot. The second image is a street view along north east 75th street facing west where the subject property is pictured on the left and the medium density residential is pictured on the right. Uh image three is going to be a street view of the multi-tenant industrial use located to the east of the project of the property at the intersection of north east 75th street and northeast third court. Um this is also another multi-tenant space where you have different uses ranging from breweries to antique shops, bakeries just a variety of uses already in the area. And this photo is facing south. That final image is going to be of the of the parking lot the shared parking lot. Um again multi-tenant use includes bakeries recording studios. Um and this is also facing south. Next I'll go into the criteria. So the first criteria was that the application shall be reviewed for compliance with the regulations of this code. The proposed alcohol beverage service establishment is a less intense use than what is allowed in the d two, which usually allows for more noxious uses. So um the alcohol beverage service establishment was an appropriate we felt was an appropriate use to put there um the proposed establishment again only allows up to five occupants leaving the density of the parcel relatively unchanged and the intensity of the use relatively limited. Um the second criteria is the review shall consider the manner in which the proposed use will operate given its specific location and proximity to less intense uses. So that use does um directly abut the medium density housing to the north. Um and that shared parking lot will direct some traffic onto that shared street ,the 75th street. However all of the parking will be provided on site and again that limited occupancy occupancy does create a very limited use than what is generally allowed in a d two. Um and the final criteria would be the to apply the mitigation measures to protect abutting properties, neighborhoods and the public realm from excessive noise fumes, odors, commercial vehicle intrusion, traffic conflicts and light spillover. Um that shared parking lot will limit the vehicular traffic and parking encroachment into that t5r to the north. Um and then there will be one security person on staff to aid in mitigating any potential noise nuisances generated from the use. Um and then no music will be played outside the establishment nor is any drinking allowed so very limited use on that small parcel. All of the conditions are pretty standard so I'm not going to go through all of them. Um but pursuant to article seven section 7.1.26 of the miami 21 code as amended, the planning department recommends approval with conditions of the requested exception. Thank you and I welcome any questions. Real quick can you just leave the condition sheet up? I sure. >> can, thank you. Thanks. >> good evening. Are we on david friedman attorney 2601 south bayshore drive, city of miami representing the applicant. The applicant the applicant is here with his three year old son who needs to go back to his mother at 8:00, hence the request to be moved up for which we are very appreciative. The applicant operates a microbrewery in an area which is fairly described as somewhat depressed. Uh they have an idea which is to to designate a small portion of the premises as a taproom where the public can come in and see the brewery and sample the different types of beer they manufacture under the name of wiener dog. Uh, it is our hope that this would be a step toward rejuvenating this area somewhat and creating some interest. The little industrial park has basically no activity after 5:00 and this would create some life in bringing some people to the to the property, uh and create what we hope would be a little bit of an attraction for the neighborhood. So with that in mind being an industrial zone, they need an exception and we would appreciate your consideration. Thank you. Thank you. Are there um any members from the public who would like to speak on this application? I'm going to go over there. [Laughter] Uh I don't think there is a an adapter. Oh okay. Elvis cruz 631 north east 57th street and uh there are already a few businesses in that area that serve alcohol entertainment venues and I get to hear the thump thump thump music in the wee hours of the morning. The low bass notes that travel very far. This is a remarkable business. This is the first time in my lifetime that I've seen a business come before the city telling you [Laughter] They're only going to have five patrons. That's a heck of a business model only five patrons. So I'm glad to hear that the conditions that were read into the public record was that they will only have five patrons and that there will be no outside music. Can you verify that? That's correct. That was a condition no outside music. >> that is correct. >> and did I hear you're also going to have a security guard to make sure there's no outside music? Is that what I heard? Yeah. >> they will be a security guard on site. Okay that's remarkable a security guard for only five patrons making sure they don't have any outside music. So that's what they're proffering. That's what you guys are probably going to approve. I just wanted to make sure it's on the record that a member of the public came before you to confirm what was said. Thank you. Is there anyone else from the public who would like to speak? Bringing it back to the board to my right. Are you good? Good. >> that's it. Motion to approve. I just had a question though. Uh, when um when did you begin the application process? Can you come to the mic? I note that the there's a 2024 process number on it. The client indicates it's been about two years in the process. For the exception. Yes sir. For five. They've had they've been operating under a beverage license that permits manufacturing. >> for the manufacturing. They wanted to open the taproom. Yes sir. But the taproom idea an application started two years ago. It's I'm sorry. Is that are you the applicant you can bring okay. Yeah. I'll have to leave them there. Just state your name if you would, please. I'm sorry about that, but. >> no no. >> no, it's. Totally fine. Uh, I start philip location one and a half, maybe one in the nine months before this long process. Yeah. Wait so long time to start open. I have a license to produce beer like, uh, just manufacturing. But, uh, right now I need selling my beer to some clients because, you know, this is like a showroom to sell my beer because another bar love that if they can come to my place, drink my beer. Oh yeah. >> talk a little closer to the microphone. Sorry. >> yeah. >> okay. And if you would just state your name. My name is alex. Alexi. Okay. >> nikolai. >> yeah. Okay. Sorry. I'm a little bit nervous. Sorry. >> no that's okay. Um. Okay. You know, I'm just interested in you know, I think it says it's important that people understand how long you've been working to get five seats into your taproom. And so if it's been a year and a half, I think that, uh, you know, the public doesn't sometimes understand how difficult the process is for something like that, especially in an industrial area where more intense uses are allowed and you're using a less intense use and it still takes a very long time to get permission. So I just wanted to know how long it took you in particular to to get through the application process closely. Two years. Two years. Okay. Thank you. Chair [Laughter] Applicant there uh, just curious what kind of beer. Uh different type all type you know, ipa chocolate stout, baltic porter, wheat beer, pale ale, lager everything. Yeah. Great. >> thank you. Sounds good. MR. Chair. >> motion to approve. Yes. >> is there a second? Second. >> okay. >> roll call please. Calling member mario bailey. Yes. Thank you. Calling member ellen metoyer yes. Thank you. Calling lynette cardoso calling member chris collins. Yes. >> calling member maria paula dicarolis yes. Calling member. Eduardo fernandez yes. Calling member. Paul man. Yes. >> thank you. >> calling member joshua patinkin yes thank you. And calling chair adam gersten yes .This passes by a vote of 9 to 0. Thank you. >> good luck. Um okay. We can go back. >> to one. Calling pcab1 file id 19077 a resolution of the miami planning zoning and appeals board with attachments approving with conditions five exceptions as an exception pursuant to article five, section 5.7.2.4 of ordinance number 13114 the zoning code of the city of miami, florida as amended miami 21 code to allow for the restoration, expansion and master planning of the locally historically designated coconut grove playhouse an exception pursuant to article four. Table three to allow for the use of civic community facility and exception pursuant to article four. Table three to allow for the use of office and exception pursuant to article four. Table three to allow for the use of commercial and exception pursuant to article four. Table three to allow for the use of public garage and for subordinate waivers pursuant to article five section 5.7.2.4, subsection d a waiver to allow for an increase in maximum lot coverage from 50% to 62 and for 4/10 percent 80 which is 62.4% a waiver to allow for a decrease in minimum green space from 30% to 14 and 9/10 percent 14.9% a waiver to allow for an increase in maximum driveway width from ten feet to 30 to 30ft a waiver to allow for an increase in maximum impervious pavement within front setbacks along main highway and charles avenue and 30% to to 100% for the real property designated ci civic institutional transect zone generally located at 3500 and 3498 main highway miami, florida as more particularly described in the attached and incorporated exhibit a making findings containing a severability clause and providing for an effective date. Good afternoon. Members of the board with the department of planning and zoning. I'm here before you to bring an item for the restoration and expansion and master planning for the historically designated coconut grove playhouse. The. The request again is for five exceptions and for associated waivers. Before you. You can see the site analysis the. The project site contains approximately 2.39 acres. It's located within the coconut grove neighborhood conservation district. Here you have an aerial of the subject site and the surrounding properties. Again the subject property is zoned c I. It consists of two addresses and is surrounded with t five to the north, t5l to the south and tt3 to the east. It's located along main highway and is located within the city. Here you have some context in terms of what the existing property looks like. As you can see the a portion of the site has already received a building permit for demolition for the the rear portion of the theater and the portion that is historically designated fronting main highway and charles avenue is what remains. These are some of the existing conditions of the site. As you can see the building is being um held by um stilts. This is the portion from the rear of the site where the you can see the portion that has already been demolished which received a building permit for the demolition for that portion. Um so I'm going to go over the quick history and background. This is important in terms of why we're here as this item has come b