
    Emanuel EDELSTEIN, Joseph Kracauer and Two Twenty Alhambra, L.C., Petitioners, v. George ALEXANDER and The City of Coral Gables, a municipality under the laws of Florida, Respondents.
    No. 99-2944.
    District Court of Appeal of Florida, Third District.
    Dec. 15, 1999.
    H. Hugh McConnell, Coral Gables, for petitioners.
    Elizabeth M. Hernandez, City Attorney, for City of Coral Gables; Manuel Arthur Mesa for George Alexander; Robert A. Ginsburg, County Attorney and Hugo Ben-itez, Assistant County Attorney, for Miami-Dade County.
    Before SCHWARTZ, C.J., and JORGENSON and FLETCHER, JJ.
   PER CURIAM.

We conclude that the appellate division of the circuit court departed from the essential requirements of the law in denying petitioners the right to intervene in an appeal from a decision of the Miami-Dade County Board of Rules and Appeals which directly affected their property. 39 Fla. Jur.2d Parties §§ 20, 60-61 (1999); see Fla.R.App.P. 9.020(g)(2); Wags Transp. Sys., Inc. v. City of Miami Beach, 88 So.2d 751 (Fla.1956).

Accordingly, the order below is quashed and the cause is remanded with directions forthwith to permit the petitioners to appear as appellees in appellate division case number 99-184 AP. Rehearing is dispensed with.

Certiorari granted.  