HomeMy WebLinkAboutO-14326City of Miami
Ordinance 14326
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 16434 Final Action Date: 10/24/2024
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S),
PURSUANT TO ARTICLES 3 AND 7 OF ORDINANCE NO. 13114, THE
ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED
("MIAMI 21 CODE"), AMENDING THE ZONING ATLAS OF THE MIAMI 21
CODE BY CHANGING THE ZONING CLASSIFICATION FROM "T6-12-0" TO
"T6-24A-O" FOR THE PROPERTIES LOCATED AT 1411 NORTHWEST
NORTH RIVER DRIVE, 1421 NORTHWEST NORTH RIVER DRIVE, 1441
NORTHWEST NORTH RIVER DRIVE, 1451 NORTHWEST NORTH RIVER
DRIVE, 1465 NORTHWEST NORTH RIVER DRIVE, 1481 NORTHWEST
NORTH RIVER DRIVE, 1440 NORTHWEST 13 TERRACE, 1430 NORTHWEST
13 TERRACE, AND 1424 NORTHWEST 13 TERRACE, MIAMI, FLORIDA AS
MORE PARTICULARLY DESCRIBED IN EXHIBIT "C," ATTACHED AND
INCORPORATED; FURTHER AMENDING APPENDIX G OF THE MIAMI 21
CODE, TITLED "RIVER LANDING SPECIAL AREA PLAN" ("RL SAP"), AS
MORE PARTICULARLY DESCRIBED IN THE AMENDED REGULATING PLAN,
ATTACHED AND INCORPORATED AS EXHIBIT "A," AND THE AMENDED
CONCEPT BOOK, ATTACHED AND INCORPORATED AS EXHIBIT "B,"
SPECIFICALLY BY: (A) ADDING TO THE "RL SAP" APPROXIMATELY 88,039
SQUARE FEET (2.02 ACRES) OF LOT AREA SPLIT AMONG NINE (9)
ADDITIONAL PARCELS FOR A TOTAL COMBINED AREA OF 442,570
SQUARE FEET (10.16 ACRES), WITH THE ADDED PROPERTIES MORE
PARTICULARLY DESCRIBED IN EXHIBIT "C," ATTACHED AND
INCORPORATED; (B) PROPOSING NEW DEVELOPMENT TO ADD 475
DWELLING UNITS AND AN ADDITIONAL LARGE GREEN SPACE TO THE "RL
SAP"; (C) AMENDING THE REGULATING PLAN AND THE CONCEPT BOOK
TO INCLUDE THE DEVELOPMENT OF THE ADDITIONAL AREA AND TO
ALSO INCLUDE REVISIONS FOR CONSISTENCY WITH THE MIAMI 21
CODE; AND (D) MAKING FINDINGS, CONTAINING A SEVERABILITY
CLAUSE, AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, pursuant to Ordinance No. 13382, adopted on May 23, 2013, the City
Commission approved the original River Landing Special Area Plan ("RL SAP"), pursuant to
Article 3 and Article 7 of Ordinance No. 13114, the Zoning Ordinance of the City of Miami,
Florida, as amended, ("Miami 21 Code"); and
WHEREAS, the RL SAP consists of approximately 8.14 acres of selected parcels, as
described in the attached and incorporated Exhibit "D," qualifying as a SAP, subject to Waiver
13-0002 and pursuant to Article 3, Section 3.9 of the Miami 21 Code; and
WHEREAS, Notruse Holdings, LLC ("Applicant") applied to the City of Miami ("City") to
amend the RL SAP, pursuant to Article 3 and Article 7 of the Miami 21 Code; and
City of Miami Page 1 of 4 File ID: 16434 (Revision:) Printed On: 8/8/2025
File ID: 16434 Enactment Number: 14326
WHEREAS, Applicant wishes to amend the RL SAP Regulating Plan and Concept Book
by adding nine (9) new properties and adjusting the original development SAP boundary to
include an additional 88,039 square feet (2.02 acres), for a total combined area of 442,570
square feet (10.16 acres), with additional properties located at approximately 1411 Northwest
North River Drive, 1421 Northwest North River Drive, 1441 Northwest North River Drive, 1451
Northwest North River Drive, 1465 Northwest North River Drive, 1481 Northwest North River
Drive, 1440 Northwest 13 Terrace, 1430 Northwest 13 Terrace, and 1424 Northwest 13 Terrace
Miami, Florida, as legally described in the attached and incorporated Exhibit "C" ("New
Properties"); and
WHEREAS, the amended RL SAP will change the underlying zoning classification from
"T6-12-0," Urban Core Zone Open, to "T6-24A-O," Urban Core Zone Open, for the properties
more particularly described in the attached and incorporated Exhibit "C," with no necessary
amendments to the Future Land Use Map; and
WHEREAS, the current amendment proposes text modifications to amend the
Regulating Plan in order to clarify existing terms and consolidate illustrations and figures for
readability; to establish certain new development goals, definitions and Build -to Zone on
Principal Frontages; to increase the maximum height above sidewalk grade for ground -floor
residential or lodging uses; to allow signage for the MidRiverVu expansion area to be regulated
by the Miami 21 Code, Article 10; and to update the Concept Book pursuant to the Regulating
Plan amendments; and
WHEREAS, the proposed RL SAP expansion will allow for much needed additional
residential uses in and in close proximity to the Miami -Dade County Criminal Court to the north,
the Health District to the east, and the Urban Core to the southeast; and
WHEREAS, the RL SAP's adjacency to the Miami River will allow for use and enjoyment
of the Miami River by not only by the residents and patrons, but the general public as well; and
WHEREAS, projects such as this are critically important to the economic revitalization
and enhancement of the City; and
WHEREAS, the Applicant has submitted a revised Regulating Plan, a revised Concept
Book, and a separate Development Agreement to govern these properties, which have been
reviewed by the Planning Department; and
WHEREAS, on July 17, 2024, at a duly notice public meeting, the Planning, Zoning and
Appeals Board ("PZAB") considered the rezoning special area plan application, item PZAB.4,
and passed PZAB-R-24-051, recommending approval, by a vote of seven to zero (7-0); and
WHEREAS, consideration has been given to whether the proposed change will further
the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan ("MCNP"),
the Miami 21 Code, and other City regulations; and
WHEREAS, consideration has been given to the need and justification for the proposed
change, including changed or changing conditions that make the passage of the proposed
amendment to the RL SAP necessary;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
City of Miami Page 2 of 4 File ID: 16434 (Revision:) Printed on: 8/8/2025
File ID: 16434 Enactment Number: 14326
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
hereby adopted by reference thereto and incorporated herein 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 "T6-12-0" to "T6-24A-0" for the properties located at 1411 Northwest
North River Drive, 1421 Northwest North River Drive, 1441 Northwest North River Drive, 1451
Northwest North River Drive, 1465 Northwest North River Drive, 1481 Northwest North River
Drive, 1440 Northwest 13 Terrace, 1430 Northwest 13 Terrace, and 1424 Northwest 13
Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit
Section 3. The SAP is approved and the Miami 21 Code is hereby amended by
amending Appendix G: River Landing SAP as attached in Exhibits "A" and "B" with the following
conditions:
1. All development within the "RL SAP" boundaries shall be substantially in
accordance with the Concept Book, entitled River Landing: Special Area Plan
Review, consisting of 204 pages, and dated stamped and received by Hearing
Boards on July 17, 2024, attached and incorporated as Exhibit "B" and the
Regulating Plan consisting of 16 pages, dated stamped received by Hearing
Boards, July 17, 2024, attached and incorporated as Exhibit "A."
2. Applicant to provide City current surveys, signed and sealed within the last
twelve (12) months, of existing and proposed RL SAP properties prior to the
proposal's first public hearing at City Commission.
3. The development of new structures or uses within this RL SAP shall be
submitted for review by SAP permit and approved by the Planning Director prior
to the issuance of any Building permit as identified within the Regulating Plan.
4. Per the Miami 21 Code, Article 3.9 Special Area Plans, Section 3.9.1.g, unless a
Building is specifically approved as part of the Special Area Plan, any Building
shall be reviewed by the Planning Director, after referral to and recommendation
from the CRC for conformance to the Plan, prior to issuance of Building permit.
5. Per Miami 21 Code, Article 3.13 Sustainability, Section 3.13.1.b, all new
Buildings of more than 50,000 square feet of Habitable Rooms or Habitable
Space in the T5, T6, CI and CS zones shall be at a minimum certified as Silver
by the United States Green Building Council (USGBC) Leadership in Energy and
Environmental Design (LEED) standards or equivalent standards adopted or
approved by the City.
6. The proposed alley vacation shall be approved prior to issuance of Building
permit.
7. The RL SAP site shall be unified via Unity of Title or Covenant in Lieu of Unity of
Title prior to issuance of Building permit.
8. Applicant shall provide a traffic impact study and sufficiency letter prior to the
issuance of a Building permit.
9. Applicant shall provide an archaeological Shovel Test Report and Certificate to
Dig prior to issuance of Building permit.
10. All improvements along the Right -of -Way shall be reviewed and approved by
Public Works prior to issuance of Building permit.
11. Applicant shall provide final determination of Public School Concurrency and
Capacity Reservation prior to issuance of Building permit.
12. Applicant, owner, and any successor shall comply with the requirements of all
applicable departments/agencies as part of the City Building permit application
submittal process.
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File ID: 16434 Enactment Number: 14326
13. Applicant, owner, and any successor must meet all applicable building codes,
land development regulations, ordinances, and other laws and pay all applicable
fees due prior to issuance of Building permit.
14. The RL SAP shall comply with all requirements of Chapter 23 of the Code of the
City of Miami, Florida, as amended.
15. Applicant, owner, and any successor must comply with all applicable regulations
of Chapter 24, titled Environmental Regulations of the Miami Dade County Code,
as amended.
16. Applicant, owner, and any successor shall meet conditions identified in this
Ordinance, with the RL SAP, and all applicable local, state, and federal
regulations.
17. Applicant, owner, and any successor shall deliver a fully executed copy of the
Development Agreement within thirty (30) days of approval of the this Ordinance
amending the RL SAP by the City Commission and will record the Development
Agreement within fifteen (15) days of notice of the City's execution, specifying
that the Development Agreement runs with the land and is binding on Applicant,
owner, successors, and assigns, jointly and severally.
Section 4. The amended RL SAP, including the amended Regulating Plan, attached and
incorporated as Exhibit "A," and the amended Concept Book, attached and incorporated as
Exhibit "B," both as approved, shall be binding upon the Applicant, owners, and any successors
in interest.
Section 5. The application to amend the RL SAP, which was batch stamped on July 17,
2024, and on file with the Hearing Boards Section of the City Planning Department, shall be
relied on generally for administrative interpretations and is incorporated by reference.
Section 6. It is the intention of the City Commission that the provisions of this Ordinance
shall become and be made a part of the Miami 21 Code, which provisions may be renumbered
or relettered and that the word "ordinance" may be changed to "section", "article", or other
appropriate word to accomplish such intention.
Section 7. 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 8. This Ordinance shall become effective ten (10) days upon final reading and
adoption by the City Commission.1
APPROVED AS TO FORM AND CORRECTNESS:
rge Wyy•ng III, C ty ttor -y 9/17/2024
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
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