[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6486223,"mediaKeyId","5713982-1913eb770b8e44b33289a1383159a0d4","parentId",5713982,"title","Planning board approves rezoning request in Little Havana after debate over hotel plans and renderings","audioSeconds",2970,"startMs",2673000,"endMs",5643000,"viewUrl","/Search/View?dp=1&key=5713982-1913eb770b8e44b33289a1383159a0d4&start=2673&end=5643","thumbnailUrl","https://assets.pipeline.soar.com/5713982-1913eb770b8e44b33289a1383159a0d4/thumbnail_2673000.jpg","articleUrl","/articles/6486223/Miami/Miami-Dade-County/Florida/Planning-board-approves-rezoning-request-in-Little-Havana-after-debate-over-hotel-plans-and-renderings","mediaUrl","https://secure.pipeline.soar.com/6486223-1804ba1c83fa3321fda12272120c4515/orig.mp4?Expires=1770385292&Signature=jFkGDsdm18w62JKhrpyD3Z4PfMbF-x-YNn1dbAwqV2Kxh1C8R3CEoOWKKegLE3Q3LyHbXeFEBLGnLQANbrzgRga1uu84ClQdGf0pZMCA1r0Ut7Ix~YGvm58twIQ3o~DfpUoK2gqe7anyc3408enhrZREHJ7mtx5EXH4qCN8rcJzzRu4ENXrXvJDS~XARd3zjtUO4lh-s17hLv2CqJ3wkWsocEPYS1uewx5dSbjZuw-00nd9va2juMQn1MxNSdrRYa6f2QnyNhRFCq5NkgSuePDtsjOp3Cf2LcPTPZtAnlNZxTBC4tppPPqWE6MDVN3tLdihTUk~CA5ydiyCptObhJA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami, FL","date","2025-09-03T17:56:00Z","article","The Miami Planning, Zoning and Appeals Board recommended approval Wednesday of a zoning change for property at 710 Southwest 16th Avenue, a move applicants say would allow an eight‑story, mixed‑use hotel project in Little Havana.The board voted 6–1 to forward the rezoning request from T5‑0 (Urban Center Transit Zone, Open) to T6‑8‑0 (Urban Core Transit Zone, Open). The application covers the north parcel at 710 Southwest 16th Avenue; the applicant said the south parcel at 1603 Southwest A Street shares ownership but was not part of this filing.

Planning staff told the board the rezoning is consistent with Miami 21 and the comprehensive neighborhood plan and lies within a transit corridor. Clara Diaz, Planner II with the city planning department, said the area around the site already contains T6‑80 zoning and that the change would support higher‑intensity, transit‑oriented development.

Applicants described a concept for the site as an eight‑story, 149‑unit hotel with about 17,000 square feet of ground‑floor commercial space and roughly 128 parking spaces, plus an amenity deck. Melissa Tapinez, the applicant’s attorney, told the board the project team is pursuing site plan approval and said a hotel is the marketable use they expect to pursue.

Board members focused much of the discussion on two themes: (1) how the requested rezoning would affect Little Havana’s pedestrian character along Calle Ocho and surrounding blocks, and (2) whether the applicant should proffer a covenant (a binding promise) limiting future development to a hotel or otherwise guaranteeing the concept presented. Several members urged caution about incremental up‑zoning and asked whether the applicant would commit to a hospitality covenant; Tapinez said no covenant was being offered at this stage and that the renderings were conceptual, with a formal site plan and urban design review to follow.

Other commissioners questioned a rendering in the applicant packet that some board members said appeared to be prepared for a different site; the applicant’s team said the site‑specific plans and floor plans do match the parcel before the board and that the renderings were intended to illustrate the concept. Board members said that lack of a covenant and the rendering inconsistency reduced trust and prompted requests to return with a clearer, site‑specific package.

Planning staff noted the practical differences between T5‑0 and T6‑8‑0 primarily involve allowable density and bonus heights (the T6 standard supports greater density and bonus height options). Staff also noted the comprehensive plan already contemplates densities up to 150 units per acre in the area, so the rezoning aligns with the future land‑use designation.

Board members also discussed pedestrian‑level requirements: staff said the ground‑floor streetscape standards are the same between T5‑0 and T6‑8‑0 and that urban design review and site plan review would evaluate detailed streetscape and façade treatments.

After deliberation the board moved to recommend approval. The record reflects a 6–1 recommendation in favor of the zoning change; the applicant will need to pursue subsequent site‑plan and design reviews and any required permits before construction.

The rezoning is advisory to the City Commission, which makes final zoning decisions. The applicant and staff said additional public outreach and Urban Design Review Board (UDRB) review would follow as part of the discretionary site‑plan process.","mediaType","Video","parentTitle","City of Miami, FL - Planning, Zoning, and Appeals Board","oneSentenceSummary","The Miami Planning, Zoning and Appeals Board recommended approval Wednesday of a request to rezone 710 Southwest 16th Avenue from T5‑0 to T6‑8‑0, clearing the way for a proposed eight‑story, 149‑unit hotel concept in Little Havana after a 6–1 vote.","taxTitle","Miami, Miami-Dade County, Florida","taxId",2890,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6486217,"Planning board: deferrals and a package of approvals including parking, alcohol, alley vacations and zoning text changes",5582,1620000,7202000,"/Search/View?dp=1&key=5713982-1913eb770b8e44b33289a1383159a0d4&start=1620&end=7202","https://assets.pipeline.soar.com/5713982-1913eb770b8e44b33289a1383159a0d4/thumbnail_1620000.jpg","/articles/6486217/Miami/Miami-Dade-County/Florida/Planning-board-deferrals-and-a-package-of-approvals-including-parking-alcohol-alley-vacations-and-zoning-text-changes","https://secure.pipeline.soar.com/6486217-eb76210e869a13a2fc7a5b3937fb3ea2/orig.mp4?Expires=1770385292&Signature=Bl~hZHGdn4wJR2NLzh3g0wEvD0rNrCrp5IBhm1gV7JSk9hsnZrO~g4jWDkZJjFBdHFfS-ZDD0qje7X~Auxa6P1VsrU6vpri9IuGtVGc9LsELf-pMtw6-umc~EJfl0rwm~7VRVTqlJw~Ntpaln3X5ltPqLEL174CJxj-43D~3VopqBLPuU4r8tCC7IcPO5G3CFhuRk7pt24yYG21GeaMEfu~GMqNHIEdXzavLvBvMQYEooefguQc9YkTgqUZ327rw6703eNVoN79svuYCTbTqInVuh-aBSLNhtu~qwNuXYeHT9h2YvI3C0CvvXnAUBhYGCHxzOrndoNW0iaCHmz1jlA__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Planning, Zoning and Appeals Board on Wednesday handled a mix of administrative deferrals and several staff‑recommended approvals, including a 100%‑parking exception for a duplex, an alcohol‑service exception for a small tasting venue, two alley vacations to clear a redevelopment plat, repeal of a contested economic‑impact study requirement, and a text amendment allowing fishing‑equipment storage on designated working‑waterfront properties.

The board approved or recommended approval on the following items during the meeting (votes noted where recorded):

- An indefinite deferral of a conditional‑use revocation appeal for a site on Southwest 17th Avenue (Item 1). The city requested indefinite deferral to allow a coordinated compliance process; staff and the board agreed. Motion carried by voice vote.

- Deferral of Item 6 (an exception request for 3875 Shipping Avenue) to Nov. 19 at the applicant’s request; motion carried by voice vote.

- Deferral of items 10–14 (a set of Planning & Zoning fee proposals) to Sept. 17 to allow further outreach with the builders’ association; motion carried by voice vote.

- File ID 13947 (minor map correction / future land‑use map amendment) — The board recommended approval of a correction to the Future Land Use Map to align the map designation with zoning at 5800 NW 7th Avenue and nearby addresses; staff reported concurrency and capacity analyses showed adequate service levels. Motion passed 7–0.

- Exception for 100% parking reduction at 506 Southwest 8th Avenue — The board recommended approval with standard conditions for a two‑unit (duplex) project in a T4L zone. The project will provide one off‑street parking space and the owner sought relief from a three‑space requirement; staff and the applicant said the site is a substandard lot (approx. 3,794 sq. ft.) and lies within a transit corridor with nearby on‑street parking. Motion passed 6–0.

- Exception to permit on‑premises alcohol (small tasting venue / tavern) at 272 Northwest 36th Street — Staff recommended approval with a lengthy set of standard conditions addressing occupancy, security, sanitation and noise attenuation; the applicant said events will be ticketed and capped at about 20 guests. The board approved 7–0; the staff presentation noted the exception is required by Miami 21 (Article 4, Table 3) for alcohol‑service establishments in the zone and that the operation will rely on existing off‑street parking.

- Alley vacations — The board recommended approval of closure and vacation of two public alleys (15‑ and 16‑foot widths, approx. 5,678 sq. ft. combined) on the West side of North Miami Avenue between NW 30th/31st streets as part of a replat for redevelopment that includes new internal circulation and utilities arrangements; staff said easements and utility relocations are included as conditions. Motion passed 7–0.

- Repeal of independent feasibility and economic impact study requirement — Staff recommended and the board voted 7–0 to recommend repeal of a 2020 ordinance that had required independent feasibility and economic‑impact studies for certain large private development projects; staff cited high costs, speculative results at entitlement stages, and delays to entitlements as reasons for the repeal.

- Text amendment to allow open storage of fishing equipment on working‑waterfront properties — The board recommended approval 7–0 of a Miami 21 text amendment to expressly permit open storage of fishing equipment (for example, lobster and stone‑crab traps) by right on properties listed as working‑waterfront in Appendix PA‑1 of the Miami Comprehensive Neighborhood Plan, including where mixed‑use transect zones exist.

- Calendar/procedural items — The board closed online public comment for the meeting and deferred a final calendar vote for minor adjustments; members discussed moving a July meeting date to avoid holiday conflicts and requested staff coordination with the clerk’s office.

Several items were routine and passed with staff recommendations; others involved short public presentations by applicants and limited board questioning. The meeting record shows a mixture of unanimous recommendations and one contested rezoning (710 SW 16th Avenue) that drew extended deliberation and a 6–1 recommendation to the City Commission.

What happens next: Items where the board issued recommendations will be scheduled for City Commission consideration where applicable (zoning, vacations, text amendments) or proceed to administrative permitting and site‑plan review (parking exception, alcohol exception). Alley vacations and plats require utility relocations and final plat recordation before redevelopment can proceed.","The Miami Planning, Zoning and Appeals Board approved a set of staff‑recommended exceptions and text amendments Wednesday, and deferred several agenda items to later dates for additional outreach and scheduling.","actionData","errors"]

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Planning board approves rezoning request in Little Havana after debate over hotel plans and renderings

Planning board: deferrals and a package of approvals including parking, alcohol, alley vacations and zoning text changes