HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 14986
Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE
NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY CHANGING THE
ZONING CLASSIFICATION FROM "T4-R," GENERAL URBAN
TRANSECT ZONE — RESTRICTED, TO "T5-O," URBAN CENTER
TRANSECT ZONE — OPEN, FOR THE PROPERTY APPROXIMATELY
LOCATED AT 118 SOUTHWEST SOUTH RIVER DRIVE AND 437 AND
445 SOUTHWEST 2 STREET, MIAMI, FLORIDA, AS MORE
PARTICULARLY DESCRIBED IN EXHIBIT "A," ATTACHED AND
INCORPORATED, MAKING FINDINGS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Generally located at 118 SW South River Drive, 437 and 445 Southwest 2 Street
APPLICANT: Amanda Bonvecchio, Esquire on behalf of River Inn SRD, LLC
PURPOSE: This will rezone the above property from "T4-R" General Urban — Restricted to "T5-
0" Urban Center — Open.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On November 1, 2023, recommended approval,
by a vote of 8-0.
City of Miami File ID: 14986 (Revision:) Printed On: 7/21/2025
City of Miami
Legislation
Ordinance
Enactment Number:14255
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 14986 Final Action Date: 1/25/2024
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE
NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY CHANGING THE
ZONING CLASSIFICATION FROM "T4-R," GENERAL URBAN TRANSECT
ZONE — RESTRICTED, TO "T5-O," URBAN CENTER TRANSECT ZONE —
OPEN, FOR THE PROPERTY APPROXIMATELY LOCATED AT 118
SOUTHWEST SOUTH RIVER DRIVE AND 437 AND 445 SOUTHWEST 2
STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN
EXHIBIT "A," ATTACHED AND INCORPORATED, MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, River Inn SRD, LLC ("Applicant") owns the properties generally located at
located at 118 Southwest South River Drive and 437 and 445 Southwest 2 Street, Miami,
Florida (collectively the "Property"); and
WHEREAS, the Property is 1.637 ± acres in size and is located in east Little Havana,
close to the Miami River; and
WHEREAS, the Applicant has submitted a request to change the zoning classification
from "T4-R," General Urban Transect Zone — Restricted, to "T5-O," Urban Center Transect Zone
— Open; and
WHEREAS, the Applicant has submitted a companion Comprehensive Plan Amendment
(PZ-19-4230) to change the Future Land Use designation of the Property from "Medium Density
Multifamily Residential" to "Medium Density Restricted Commercial"; and
WHEREAS, the Property, except for the parcel at 445 Southwest 2 Street, comprise the
majority area of the South River Drive Historic District, designated in 1987 through Ordinance
10213; and
WHEREAS, the Property has continuously contained some type of hotel or transient
residential use since its development in 1908; and
WHEREAS, the South River Drive District Designation Report identified four (4)
contributing and five (5) non-contributing structures on the Property; and
WHEREAS, the State of Florida's Division of Historical Resources listed 118 Southwest
South River Drive, 445 Southwest 2nd Street, and 437 Southwest 2nd Street on the National
Register of Historic Places, as the "South River Drive Historic District" on March 30, 1987; and
City of Miami File ID: 14986 (Revision:) Printed On: 7/21/2025
WHEREAS, the Property is located along the Southwest 1 Street Transit Corridor and
within the Government Center Transit Oriented Development ("TOD"); and
WHEREAS, Article 7, Section 7.1.2.8.a.3. and Section 7.1.2.8.f.2 of Ordinance No.
13114, the Zoning Ordinance of the City of Miami, Florida, as amended ("Miami 21 Code")
provide that a change to the Miami 21 Code Atlas may be made only to the next Transect Zone
and shall maintain the goals of this Miami 21 Code to preserve Neighborhoods and to provide
transitions in intensity and Building Height; and
WHEREAS, the Planning Department reviewed the application and found that the
proposed zoning change from "T4-R," General Urban Transect Zone — Restricted, to "T5-O,"
Urban Center Transect Zone — Open, is successional; and
WHEREAS, a review of Ordinance No. 11000, the former Zoning Ordinance of the City
of Miami, shows that the Property along with the remainder of the properties on the south side
of Northwest North River Drive were designated "R-3," Multifamily Medium -Density Residential
Zoning District, which is similar to the Miami 21 Code "T5-L," Urban Center Transect Zone —
Limited, and "T5-O," Urban Center Transect Zone - Open (65 DU/AC); and
WHEREAS, the Property and others located to the east were zoned "R-3" under
Ordinance No. 11000, the former Zoning Ordinance of the City of Miami, and, with the adoption
of Ordinance No. 13114, the Miami 21 Code, these properties were downzoned to "T4-R,"
General Urban Transect Zone — Restricted (36 DU/AC), to buffer the single-family residential
properties at the center of the Historic District from the encroachment of incompatible Uses,
Height, and Density; and
WHEREAS, no recent changes have been made to the Transect boundaries in the area
since the adoption of Miami 21 Code; and
WHEREAS, the Applicant has provided an analysis that reveals that several multifamily
residential buildings have been constructed in the areas to the north, east, and south of the
Property; and
WHEREAS, these projects were designed in accordance with the underlying
development standards at the time they were entitled, and correspond to the transitional
development pattern that was established with the adoption of Miami 21 Code; and
WHEREAS, the Planning Department Staff found Future Land Use Map ("FLUM")
Density under the permissible development limit in the neighborhood analysis of SW South
River Drive — East Little Havana; and
WHEREAS, the requested change in zoning from "T4-R," General Urban Transect Zone
— Restricted, to "T5-O," Urban Center Transect Zone — Open, will increase the maximum
Density allowed from 36 DU/AC to 65 DU/AC and the maximum number of stories from three
(3), 40-feet maximum, to five (5), 81-feet maximum By Right; and
WHEREAS, the increase in Density, Height, and development capacity are compatible
with the historic development patterns within this neighborhood which are primarily low and
medium density residential; and
WHEREAS, Historic & Environmental Preservation Board ("HEPB") Resolution No.
HEPB-R-15-101 (Legistar File ID 15-01327), with an Enactment date of November 3, 2015,
approved an application for a Special Certificate of Appropriateness for Exceptions to non-
contributing and contributing structures located at 118 Southwest South River Drive, 445
City of Miami File ID: 14986 (Revision:) Printed On: 7/21/2025
Southwest 2nd Street, and 437 Southwest 2nd Street, within the South River Drive Historic
District; and
WHEREAS, the Applicant was granted three (3) Uses on the Property: 1) to permit a
Hotel Use, 2) to permit an accessory Food Service Establishment Use, and, 3) to permit
Outdoor Dining Area Use to non-contributing and contributing structures; and
WHEREAS, the current Uses (Lodging, Food Service Establishment, and Outdoor
Dining Area)), as approved under HEPB-R-15-101, are prohibited per Article 4, Table 3 of Miami
21 Code for the "T4-R" Transect Zone; and
WHEREAS, the Applicant seeks to align the three Uses (Lodging, Food Service
Establishment, and Outdoor Dining Area) as approved under HEPB-R-15-101 with Miami 21
Code through this Rezoning application from "T4-R," General Urban Transect Zone —
Restricted, to "T5-O," Urban Center Transect Zone — Open; and
WHEREAS, the requested change in zoning does further the goals and objectives of the
Miami Neighborhood Comprehensive Plan; and
WHEREAS, the proposed change does maintain the goals of the Miami 21 Code to
preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, the proposed zoning change is deemed appropriate considering the intent
of the Miami 21 Code and particularly in relation to the effects on adjoining properties; and
WHEREAS, the requested change is consistent with the intent of Chapter 23 of the City
Code of Ordinances, as amended, and the Intent and Guiding Principles of Article 2 of Miami 21
Code; and
WHEREAS, the Planning Department recommends approval for the request to change
the zoning designation for the Property from "T4-R" General Urban — Restricted to "T5-O" Urban
Center — Open, as the application does not meet the criteria as set forth in Article 7, Section
7.1.2.8 of Miami 21 Code, as amended; and
WHEREAS, the Planning, Zoning and Appeals Board("PZAB"), at its meeting on
November 1, 2023, following an advertised public hearing, adopted Resolution No. PZAB-R-23-
116 by a vote of eight to zero (8-0), Item No. PZAB.8, upon a motion to recommend approval of
the rezoning application; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of
the Miami Comprehensive Plan, the Miami 21 Code, and all other City regulations; and
WHEREAS, the City Commission has considered the need and justification for the
proposed change, including changing and changed conditions that make the passage of the
propose change necessary; and
WHEREAS, the City Commission after careful consideration of this matter, deems it
advisable and in the best interest of the general welfare of the City of Miami ("City") and its
inhabitants to recommend approval of this amendment to the Miami 21 Code Zoning Atlas, as
hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
MIAMI, FLORIDA
City of Miami File ID: 14986 (Revision:) Printed On: 7/21/2025
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 Zoning Atlas of the Miami 21 Code is hereby amended by changing the
zoning classification from "T4-R" General Urban — Restricted to "T5-O" Urban Center — Open for
the Property located at 118 Southwest South River Drive and 437 and 445 Southwest 2 Street,
Miami, Florida, as described in "Exhibit A", attached and incorporated.
Section 3. This Ordinance shall become effective thirty-one (31) days after second
reading and adoption thereof, pursuant and subject to Section 163.3184(12), Florida Statutes
and Section 163.3187(5)(c), Florida Statutes.'
APPROVED AS TO FORM AND CORRECTNESS:
ndez, City Attor ey ) 12/3/2023
1 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein. whichever is later.
City of Miami File ID: 14986 (Revision:) Printed On: 7/21/2025