HomeMy WebLinkAboutMaster ReportCity of Miami
Master Report
Enactment Number: R-26-0314
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 19340
Revision: A
File Name: PZAB Decision Appeal - 3498 - 3500 Main Highway
Requesting Dept: Department of Planning
File Type: Resolution Status: ADOPTED WITH
MODIFICATION(S)
Controlling Body: City Commission
Introduced: 5/20/2026
Final Action Date: 7/9/2026
Title: A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S),
GRANTING THE APPEAL FILED BY MIAMI-DADE COUNTY DEPARTMENT OF
CULTURAL AFFAIRS ("APPELLANT") AND REVERSING THE PLANNING, ZONING
AND APPEALS BOARD'S DECISION AS SET FORTH IN RESOLUTION NO. PZAB-R-
26-022, THEREBY APPROVING WITH CONDITIONS THE APPELLANT'S
EXCEPTIONS AND WAIVERS RELATED TO THE RESTORATION, EXPANSION, AND
MASTER PLANNING OF THE LOCALLY HISTORICALLY DESIGNATED COCONUT
GROVE PLAYHOUSE, SPECIFICALLY FIVE (5) EXCEPTIONS PURSUANT TO
ARTICLE 7, SECTION 7.1.2.6 OF ORDINANCE NO. 13114, THE ZONING ORDINANCE
OF THE CITY OF MIAMI, FLORIDA, AS AMENDED ("MIAMI 21 CODE"): AN
EXCEPTION PURSUANT TO ARTICLE 5, SECTION 5.7.2.4 OF THE MIAMI 21 CODE
TO ALLOW DEVELOPMENT WITHIN A CIVIC INSTITUTION ZONE ("CI"); AN
EXCEPTION PURSUANT TO ARTICLE 4, TABLE 3 OF THE MIAMI 21 CODE TO
ALLOW FOR THE USE OF CIVIC (COMMUNITY FACILITY); AN EXCEPTION
PURSUANT TO ARTICLE 4, TABLE 3 OF THE MIAMI 21 CODE TO ALLOW FOR THE
USE OF OFFICE; AN EXCEPTION PURSUANT TO ARTICLE 4, TABLE 3 OF THE
MIAMI 21 CODE TO ALLOW FOR THE USE OF COMMERCIAL; AN EXCEPTION
PURSUANT TO ARTICLE 4, TABLE 3 OF THE MIAMI 21 CODE TO ALLOW FOR THE
USE OF PUBLIC GARAGE; AND FOUR (4) SUBORDINATE WAIVERS PURSUANT TO
ARTICLE 7, SECTION 7.1.2.5 AND ARTICLE 5, SECTION 5.7.2.4(D) OF THE MIAMI 21
CODE: A WAIVER TO ALLOW FOR AN INCREASE IN MAXIMUM LOT COVERAGE
FROM FIFTY PERCENT (50%) TO SIXTY-TWO AND FOUR -TENTHS PERCENT
(62.4%); A WAIVER TO ALLOW FOR A DECREASE IN MINIMUM GREEN SPACE
FROM THIRTY PERCENT (30%) TO FOURTEEN AND NINE -TENTHS PERCENT
(14.9%); A WAIVER TO ALLOW FOR AN INCREASE IN MAXIMUM DRIVEWAY WIDTH
FROM TEN (10) FEET TO THIRTY (30) FEET; AND A WAIVER TO ALLOW FOR AN
INCREASE IN MAXIMUM IMPERVIOUS PAVEMENT WITHIN FRONT SETBACKS
ALONG MAIN HIGHWAY AND CHARLES AVENUE FROM THIRTY PERCENT (30%) TO
ONE -HUNDRED PERCENT (100%), FOR THE REAL PROPERTY DESIGNATED "Cl"
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.
Notes:
Links: Linked To: PZAB-R-26-022 : A RESOLUTION OF THE MIAMI PLANNING, ZONING AND
APPEALS BOARD, WITH ATTACHMENT(S), FAILING TO APPROVE WITH CONDITIONS BY A
SUPERMAJORITY VOTE FIVE (5) EXCEPTIONS: AN EXCEPTION PURSUANT TO ARTICLE 5,
SECTION 5.7.2.4 OF ORDINANCE NO. 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
City of Miami Page 1 of 2 Printed on: 7/28/2026
City of Miami
Master Report
Enactment Number: R-26-0314
PLAYHOUSE; AN EXCEPTION PURSUANT TO ARTICLE 4, TABLE 3 TO ALLOW FOR THE USE OF
CIVIC (COMMUNITY FACILITY); AN EXCEPTION PURSUANT TO ARTICLE 4, TABLE 3 TO ALLOW
FOR THE USE OF OFFICE; AN EXCEPTION PURSUANT TO ARTICLE 4, TABLE 3 TO ALLOW FOR
THE USE OF COMMERCIAL; AN EXCEPTION PURSUANT TO ARTICLE 4, TABLE 3 TO ALLOW FOR
THE USE OF PUBLIC GARAGE; AND FOUR (4) SUBORDINATE WAIVERS PURSUANT TO ARTICLE
5, SECTION 5.7.2.4(D): A WAIVER TO ALLOW FOR AN INCREASE IN MAXIMUM LOT COVERAGE
FROM FIFTY PERCENT (50%) TO SIXTY-TWO AND FOUR -TENTHS PERCENT (62.4%); A WAIVER
TO ALLOW FOR A DECREASE IN MINIMUM GREEN SPACE FROM THIRTY PERCENT (30%) TO
FOURTEEN AND NINE -TENTHS PERCENT (14.9%); A WAIVER TO ALLOW FOR AN INCREASE IN
MAXIMUM DRIVEWAY WIDTH FROM TEN (10) FEET TO THIRTY (30) FEET; A WAIVER TO ALLOW
FOR AN INCREASE IN MAXIMUM IMPERVIOUS PAVEMENT WITHIN FRONT SETBACKS ALONG
MAIN HIGHWAY AND CHARLES AVENUE FROM THIRTY PERCENT (30%) TO ONE -HUNDRED
PERCENT (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.
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
Attachments: 19340 Exhibit A (PDF)
19340 Analysis and Maps (PDF)
19340 Application and Supporting Documents (PDF)
19340 PZAB (19077) Resolution (PDF)
19340 Appeal Letter (PDF)
19340 Appeal Documents (PDF)
19340 Submittal at PZAB Mtg (5.6.2026) (PDF)
19340 Noticing for July 9, 2026 CC mtg (PDF)
19340 Submittal-Ashlee Thomas-PowerPoint Presentation (PDF)
19340 Submittal -Anthony Vinciguerra -Village West Concerns (PDF)
History of Legislative File:
Revision: Acting Body: Date: Action: Result:
Beatriz Alvarez 5/29/2026 Planning Legislative Completed
Coordinator
Sevanne Steiner 6/24/2026 Planning Assistant Director Completed
David Snow 6/24/2026 Department Head Review Completed
Legislative Division 6/26/2026 Legislative Division Review Completed
Amber Ketterer 6/29/2026 ACA Review Completed
Xavier Alban 6/29/2026 Deputy Attorney Review Completed
City Commission 7/9/2026 Meeting Completed
City Commission 7/9/2026 ADOPTED WITH Passed
MODIFICATION(S)
Mayor's Office 7/9/2026 Signed by the Mayor Completed
City Clerk's Office 7/9/2026 Signed and Attested by the City Completed
Clerk
A Legislative Division 7/10/2026 Legislative Division Review Completed
A Amber Ketterer 7/17/2026 ACA Review Completed
A Xavier Alban 7/27/2026 Deputy Attorney Review Completed
A George K. Wysong III 7/28/2026 Approved Form and Completed
Correctness with Modification(s)
A City Clerk's Office 7/28/2026 Rendered Completed
City of Miami Page 2 of 2 Printed on: 7/28/2026