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Miami, FL 33133
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File Number: 6530 Final Action Date: 2/11/2021
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S),
AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED,
BY CHANGING THE ZONING CLASSIFICATION FROM "T6-24-A-O," URBAN
CORE TRANSECT-OPEN, TO "T6-24-B-O," URBAN CORE -OPEN TRANSECT
ZONE, FOR APPROXIMATELY 35.7 ACRES GENERALLY LOCATED AT 15,
23, 27, 35, 41, AND 79 NORTHEAST 17 TERRACE; 1300, 1301, 1317, 1306,
1330, 1334, 1348, 1350, 1353, 1367, 1368, 1401, 1501, 1511, 1527, 1635, 1729,
1765, 1755, AND 1749 NORTH MIAMI AVENUE; 31, 38, 42, 48, 52, 64, 108,
AND 128 NORTHEAST 17 STREET; 1301, 1304, 1312, 1315, 1326, 1334, 1344,
1350, 1415, 1421, 1425, 1433, 1442, 1445, 1502, 1512, 1518, 1524, 1529, 1536,
1540, 1552, 1635, 1650, 1643, 1748, AND 1749 NORTHEAST MIAMI COURT;
21, 45, AND 140 NORTHEAST 16 STREET; 1304, 1310, 1311, 1325, 1326,
1361, 1400, 1422, 1442, 1452, 1502, 1512, 1516, 1532, 1542, 1598, 1600, AND
1629 NORTHEAST 1 AVENUE; 1302, 1324, 1370, 1600, 1622, 1644, AND 1652
NORTHEAST 2 AVENUE; 1410, 1420, 1424, 1425, 1432, 1433, 1441, 1442,
1452, 1515, 1525, 1531, 1537, 1545, 1550, 1553, 1602, 1610, 1616, 1624, 1632,
AND 1642 NORTHEAST MIAMI PLACE; 18, 50, 75, AND 84 NORTHEAST 15
STREET; 30, 47, 55, 65, 73, AND 124 NORTHEAST 14 STREET; 14, 18, AND
59 NORTHWEST 14 STREET; 17 AND 33 NORTHWEST 13 STREET; 1311,
1331, 1341, 1351, AND 1361 NORTHWEST MIAMI COURT; 1305, 1315, 1330,
1346, 1367, 1610, AND 1655 NORTHEAST 1 COURT; AND 125 NORTHEAST
13 STREET, ALL AS MORE PARTICULARLY DESCRIBED IN EXHIBIT "A,"
ATTACHED AND INCORPORATED; MAKING FINDINGS; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
SPONSOR(S): Commissioner Ken Russell
WHERAS, the properties located at the addresses described in Exhibit "A," attached and
incorporated ("Property"), are currently zoned "T6-24a-O," Urban Core -Open Transect, on the
Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as
amended ("Miami 21 Code"); and
WHEREAS, the City of Miami ("City") desires to rezone the Property from "T6-24a-O,"
Urban Core -Open Transect Zone, to "T6-24b-O," Urban Core -Open Transect Zone; and
WHEREAS, an Ordinance was introduced on or about November 17, 2014 to create the
new Transect Zone sub -classification of "T6-24b," Urban Core, and rezoning existing Transect
Zones of "T6-24," Urban Core, to "T6-24a," Urban Core; and
WHEREAS, when the "T6-24b," Urban Core, sub -classification was adopted, no
properties were zoned "T6-24b," Urban Core, and the City was to initiate a rezoning process
City of Miami Page 1 of 3 File ID: 6530 (Revision:) Printed On: 5/15/2025
File ID: 6530 Enactment Number:
predicated upon a recalibration of the public benefits available to the Transect Zone sub-
classification; and
WHEREAS, in the interim, several property owners applied for the rezoning of multiple
properties zoned "T6-24a," Urban Core, to "T6-24b," Urban Core, and voluntarily proffered the
provision of on -site Workforce Housing for each site via a restrictive covenant; and
WHEREAS, these developments serve as examples of a predictable development
typology in the "T6-24b," Urban Core, Transect Zone sub -classification with percentages of on -
site Workforce Housing that were acceptable to the City; and
WHEREAS, the Planning Department calibrated the public benefits based on the
analysis of the development patterns that are observed from projects built and/or permitted in
the "T6-24b," Urban Core, Transect Zone sub -classification by introducing an inclusionary
zoning policy; and
WHEREAS, inclusionary zoning is a national best practice in affordable and workforce
housing creation, requiring new construction to provide some percentage of its units as
affordable to households earning incomes in the workforce or affordable range; and
WHEREAS, this process has necessitated a modification of the affordable and workforce
housing public benefits in the Miami 21 Code as a whole; and
WHEREAS, the City Commission conducted a public hearing on the modifications and
considered, inter alia, the relationship of the modifications to the goals, objectives, and policies
of the Miami Comprehensive Neighborhood Plan ("MCNP"), the Miami 21 Code, and all other
City regulations; and
WHEREAS, on November 15, 2018, the City Commission instructed the City's
Administration to amend the map in the Omni area of the City currently from "T6-24a," Urban
Core, to "T6-24b," Urban Core; and
WHEREAS, on December 13, 2018, the City Commission adopted Ordinance No. 13817
amending the Public Benefits Program to require mandatory inclusion of affordable or workforce
housing in "T6-24b," Urban Core, transect zones as described therein; and
WHEREAS, the Planning Department recommends approval of the amendment as
indicated in the Staff Analysis; and
WHEREAS, as memorialized in Resolution No. PZAB-R-19-040, the Planning, Zoning
and Appeals Board failed to recommend approval to the City Commission by the required
supermajority vote as there was a motion to approve the proposed amendment with the
additional recommendation that the City Commission consider modifying the "T6-24b-O," Urban
Core -Open Transect, regulations to include additional public benefits, specifically including
transportation and green space, made during the September 4, 2019 public hearing that did not
obtain the required supermajority vote as five (5) members voted in favor and three (3)
members voted against the proffered motion; and
WHEREAS, the City Commission considered the goals, objectives, and policies of the
MCNP, the Miami 21 Code, and all other City regulations; and
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WHEREAS, City Commission considered the need and justification for the proposed
change, including changing and changed conditions that make the passage of the proposed
change necessary; and
WHEREAS, the City Commission considered whether the proposed change maintains
the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity
and building height;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The City Commission approves amending the Zoning Atlas of the Miami 21
Code by changing the zoning classification from "T6-24a-O," Urban Core -Open Transect Zone,
to "T6-24b-O," Urban Core -Open Transect Zone, for approximately 35.7 acres generally located
at 15, 23, 27, 35, 41, and 79 Northeast 17 Terrace; 1300, 1301, 1317, 1306, 1330, 1334, 1348,
1350, 1353, 1367, 1368, 1401, 1501, 1511, 1527, 1635, 1729, 1765, 1755, and 1749 North
Miami Avenue; 31, 38, 42, 48, 52, 64, 108, and 128 Northeast 17 street; 1301, 1304, 1312,
1315, 1326, 1334, 1344, 1350, 1415, 1421, 1425, 1433, 1442, 1445, 1502, 1512, 1518, 1524,
1529, 1536, 1540, 1552, 1635, 1650, 1643, 1748, and 1749 Northeast Miami Court; 21, 45, and
140 Northeast 16 Street; 1304, 1310, 1311, 1325, 1326, 1361, 1400, 1422, 1442, 1452, 1502,
1512, 1516, 1532, 1542, 1598, 1600, and 1629 Northeast 1 Avenue; 1302, 1324, 1370, 1600,
1622, 1644, and 1652 Northeast 2 Avenue; 1410, 1420, 1424, 1425, 1432, 1433, 1441, 1442,
1452, 1515, 1525, 1531, 1537, 1545, 1550, 1553, 1602, 1610, 1616, 1624, 1632, and 1642
Northeast Miami Place; 18, 50, 75, and 84 Northeast 15 Street; 30, 47, 55, 65, 73, and 124
Northeast 14 Street; 14, 18 and 59 Northwest 14 Street; 17 and 33 Northwest 13 Street; 1311,
1331, 1341, 1351, and 1361 Northwest Miami Court; 1305, 1315, 1330, 1346, 1367, 1610, and
1655 Northeast 1 Court; and 125 Northeast 13 Street, all as more particularly described in
Exhibit "A," attached and incorporated.
Section 3. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 4. This Ordinance shall become effective ten (10) days upon adoption thereof.
APPROVED AS TO FORM AND CORRECTNESS:
ndez, City Attor
10/7/2019
City of Miami Page 3 of 3 File ID: 6530 (Revision:) Printed on: 5/15/2025