Appeal a PZAB Decision

Do you want to appeal the decision of the Planning, Zoning, and Appeals Board (PZAB) regarding a particular Warrant, Exception, or Variance to the City Commission?

Online

Step 1.Is the Appeal Period Open?

Once the Planning, Zoning and Appeals Board's ("PZAB") decision is rendered, an appeal to the City Commission can be filed with the Hearing Boards Division in-person or online through this webpage within 15 calendar days of the date of rendition.

NOTE: If the 15th calendar day appeal period has closed, an appeal of the PZAB's decision cannot be filed. If the 15th day falls on a weekend or on a City holiday, the last day to appeal will then be extended to the following business day.

NOTE: Decisions by the PZAB related to a waiver cannot be appealed to the City Commission unless it is related to an Affordable Housing Trust matter (Article 7, Diagram 14, page 5 of Miami 21).

Step 2.Gather Documents

To appeal a PZAB decision related to a Warrant, Exception, or Variance, you will need:

  • Appeal Letter - Your appeal letter addressed to Hearing Boards must indicate the PZAB Resolution number. 
  • Proof of Lobbyist Registration- If you are a lobbyist, please provide a copy of your lobbyist registration. If you do not have a copy, or have not yet registered, please contact the Office of the City Clerk at 305.250.5360.
  • Corporate Resolution from Board of Directors (if you are representing an organization).
  • You will need to prepare a list of adjacent property owners within 500 feet of the property in question. You can attain this in one of the following two ways. Whichever method you choose, you will be able to obtain the information in either format at no cost through the City's GIS property search tool here.

         1 - For in-person appeals: Provide a list of the names and addresses of the property owners and the address(es) within 500 feet of the property indicated on the Warrant, Exception, or Variance. Please format the information as indicated here(PDF, 147KB), and burn the Excel file onto a CD.  

              OR

         2- For online appeals, submitted through this web page: Provide a list of the names and addresses of the property owners and the address(es) within 500 feet of the property indicated on the Warrant, Exception, or Variance as an individual Excel file that you will submit along with your other appeal materials. Please format the information as indicated here(PDF, 147KB) and again, use our GIS tool.  If you need help, learn how to use the GIS Mapping tool. 

  • Signed certification(PDF, 241KB) by the person who prepared the above list of property owners. 

  • Other pertinent documents: You may provide any other pertinent document that you would like to make a part of your appeal, such as Disclosure to Support or Withhold Objection(PDF, 139KB) , Power of Attorney, etc.

Step 3.Review Fees

A complete appeal is one that has all required paperwork submitted plus all fees paid by the close of business on the appeal period end date. If you are filing an appeal, you will need to pay:

  • An appeal fee equivalent to the Warrant, Exception, or Variance application fee paid by the applicant.
  • $4.50 per certified notice that needs to be mailed out.
  • $1,500.00 for advertising.

For appeals of decisions related to an Exception or a Variance, if you are filing as an abutting property owner or as the original applicant, you will only need to pay:

  • $4.50 per certified notice that needs to be mailed out.

Step 4.Pay Your Invoice

We strongly recommend that you contact Hearing Boards no later than 3:00 pm on workdays, at HearingBoardDL@miamigov.com to obtain your appeal invoice. You will receive an invoice the same day, which you can pay and then continue with your appeal submission.  Your invoice must be paid in full prior to the acceptance of your appeal. 

NOTE: The online system will not accept an appeal submission until your invoice has been paid.

  • Invoices can be paid online here utilizing the "Transaction ID" # from your invoice (select payments, dropdown menu "Financial Transaction ID").
  • You can also pay your invoice in person at the Cashier's Office located at: 444 SW 2nd Avenue, 4th Floor, Miami, Florida 33130.  The Cashier's Office is open Monday - Friday between the hours of 8:00AM and 4:30PM.

IMPORTANT: Appeal fees are non-refundable.

Step 5.File your Appeal

Appeals must be filed with the Hearing Boards Division either in-person (at the below address) or online using our below form. Reminder: The online system will not accept an appeal submission until your invoice has been paid. 

Submit Appeal Online

Hearing Boards: Miami Riverside Center
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130

TIP: Appeals are accepted Monday - Friday between the hours of 8:00AM and 5:00PM. Appointments are appreciated but are not necessary. Please contact Hearing Boards staff at HearingBoardDL@miamigov.com if you wish to make an appointment. 

Step 6.Await Response

Assuming all of your documents are in order and you have paid your fee(s), you will be notified via email about your hearing date within two (2) business days. 

NOTE: The Importance of Completed Files: Only a complete, timely filed, and fully paid appeal will be accepted.  In-person appeals will be time-stamped and initialed by the Division of Hearing Boards. Only withdrawal letters shall be accepted outside of an appeal period. The appeal will be scheduled to be heard at the next available City Commission meeting; a tentative meeting date will be provided by Hearing Boards staff via email within two (2) business days after filing.