PZAB July 15: Enhanced TSND master plan exception for Little River
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On Wednesday, July 15, 2026, Miami’s Planning, Zoning & Appeals Board (PZAB) will consider a resolution tied to Little River Enhanced Transit Station Neighborhood District (Enhanced TSND) master planning. The item is listed as File ID 19498, and the public notice lays out the meeting logistics, the broad property scope, and how residents can submit comments before the board acts.
This is a board-stage decision. The notice describes PZAB’s role as recommending approval with conditions if the request is approved—so residents should focus on what the master-plan-level exception would authorize under the City’s process.
When and where PZAB meets
PZAB meets on Wednesday, July 15, 2026, starting at 6:30 p.m. at Miami City Hall, 3500 Pan American Drive, Miami, FL 33133.
The agenda item: File ID 19498 (Little River Enhanced TSND master plan)
According to the Florida public notice, PZAB will consider a resolution recommending approval with conditions of an exception pursuant to Article 3, Section 3.19.3 of Ordinance No. 13114 (Miami 21 Code) to approve the master plan for the Little River Enhanced Transit Station Neighborhood District (Enhanced TSND).
Where the master plan applies (check the notice’s exhibits)
The notice states the property is “generally located at” a long list of addresses, and it says the “Property” is “more particularly described” in Exhibit ‘A’—with the master plan materials referenced as Exhibits (including Exhibit ‘B’ per the notice).
Because the City’s detailed boundaries and descriptions are tied to Exhibit ‘A’ (and the master plan reference is tied to the exhibits), residents should use the address list + exhibits in the notice to confirm whether they’re within the scope being discussed.
What could change if the exception is recommended
The notice describes the exception—at the master-plan level—as allowing the property to be developed up to “T6-24B-O” pursuant to the Little River Transit Station Neighborhood District master plan (and subject to the conditions in the resolution).
Practically, that means this hearing is a key step in whether the master-plan framework (and its conditions) moves forward—not a promise of a specific outcome for a single parcel on its own.
Enhanced TSND context: why the City treats it differently
The City’s background materials describe Enhanced TSND as a transit-oriented redevelopment approach that requires, among other things:
- Proper master planning of the entire Enhanced TSND area
- Increased public benefits and more affordable housing than the general TSND approach
- Intense traffic impact analysis and mitigation
Those requirements are part of the context residents may want in mind while PZAB considers the master plan exception.
How to comment before PZAB considers the item
The public notice describes two ways to participate:
- Online: submit public comment using the notice’s online comment form.
- In person: public comment may also be provided at City Hall. The notice says public comment will begin at approximately 6:30 p.m.
The notice also says the deadline to submit online comment occurs when the chairperson closes public comment for the meeting—so if you want your remarks part of the record, plan to submit before that close.
What to watch next
After PZAB considers File ID 19498, residents who want to stay engaged should look for the board’s recommendation details and any subsequent City process steps tied to the master plan exception and its conditions.
Sources
- City of Miami PZAB Meetings 2026 calendar (meeting date/time and location)
- Florida public notice (HB26-064) for the July 15, 2026 PZAB meeting (includes File ID 19498 and comment instructions)
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