HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 16823
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 "D1," WORK PLACE DISTRICT
TRANSECT ZONE, TO "T6-12-0," URBAN CORE TRANSECT ZONE —
OPEN, OF THE PROPERTY GENERALLY LOCATED AT 1990
NORTHWEST 27 AVENUE , MIAMI, FLORIDA, MORE PARTICULARLY
DESCRIBED IN EXHIBIT "A," ATTACHED AND INCORPORATED;
MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately 1990 NW 27 Avenue
APPLICANT: Ines Marrero-Priegues, Esq., on behalf of 1960 NW 27TH AVE LLC
PURPOSE: This will change the above property from "D1" Work Place District Transect
Zone to "T6-12-0" Urban Core Transect Zone — Open.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On October 30, 2024, recommended
approval by a vote 10-0.
City of Miami File ID: 16823 (Revision:) Printed On: 8/11/2025
City of Miami
Legislation
Ordinance
Enactment Number:14348
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 16823 Final Action Date: 12/12/2024
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 "D1," WORK PLACE DISTRICT
TRANSECT ZONE, TO "T6-12-0," URBAN CORE TRANSECT ZONE —
OPEN, OF THE PROPERTY GENERALLY LOCATED AT 1990
NORTHWEST 27 AVENUE , MIAMI, FLORIDA, MORE PARTICULARLY
DESCRIBED IN EXHIBIT "A," ATTACHED AND INCORPORATED;
MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the property generally located at 1990 Northwest 27 Avenue, Miami,
Florida, as more particularly described in the attached and incorporated Exhibit "A," ("Property")
is zoned "D1," Work Place District Transect Zone, on the Zoning Atlas of Ordinance No. 13114,
the Zoning Code of the City of Miami, Florida, as amended ("Miami 21 Code"); and
WHEREAS, 1960 NW 27TH AVE, LLC ("Applicant") applied to the City of Miami ("City")
, to change the zoning classification from "D1," Work Place District Transect Zone, to "T6-12-0,"
Urban Core Transect Zone — Open, for the Property; and
WHEREAS, the Property is one (1) parcel totaling approximately 2,111 square feet
(0.048 acres) of land; and
WHEREAS, the Future Land Use Map ("FLUM") designation is "Light Industrial"; and
WHEREAS, the request to rezone the Property from the "D1," Work Place District
Transect Zone, to "T6-12-0," Urban Core Transect Zone — Open requires a concurrent
Comprehensive Plan Amendment, which has been submitted as a companion application PZ-
24-17595; and
WHEREAS, the Property is currently vacant and is bordered by the Miami River,
Residential, and Commercial Uses; and
WHEREAS, the Property is bounded by Northeast North River Drive to the north, Miami
River to the south, Northwest 27 Avenue to the east, and vacant land to the west; and
WHEREAS, the Property is located in a portion of the Allapattah neighborhood,
bordering the edge of the City, where there are a variety of zoning designations, commercial
uses, and housing types; and
City of Miami File ID: 16823 (Revision:) Printed On: 8/11/2025
WHEREAS, the Property was zoned "C-2" Liberal Commercial under the previous 11000
Zoning Code, which permitted a density of sixty-five (65) units per net acre; and
WHEREAS, the Property and its abutting parcels to the south are part of an active
Brownfield Site Rehabilitation Agreement with Miami -Dade County under Brownfield Site ID
BF130401001; and
WHEREAS, the Property used to be an Orkin facility where fumigation products were
stored on site and petroleum was stored underground; and
WHEREAS, Orkin ceased use of the Property in 1987 and remediation of soils began
after, according to the 2024 Miami -Dade County Brownfields Report; and
WHEREAS, the proposed "T6-12-0," Urban Core Transect Zone — Open, classification
will result in higher intensity and taller development; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(1)(a) of the
Miami 21 Code in that it will further the goals, objectives and policies of the Miami
Comprehensive Neighborhood Plan ("MCNP"); the Miami 21 Code; and other City regulations;
and
WHEREAS, this request to rezone the Property is consistent with the MCNP, Policy LU-
1.3.7 intent that "the City will continue to use the City's Enterprise Zone, Empowerment Zone,
Commercial Business Corridors, and Brownfield Redevelopment Area strategies to stimulate
economic revitalization, and encourage employment opportunities," which makes the request
consistent with the rezoning criteria of Miami 21, Section 7.1.2.8(f)(1); and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(1)(b) of the
Miami 21 Code; and
WHEREAS, there have been changing conditions to the Miami 21 Code Zoning Atlas in
the form of a rezone of the abutting properties, deeming the changes necessary and consistent
with Article 7, Section 7.1.2.8(f)(1)(b) of the Miami 21 Code; and
WHEREAS, the abutting properties, 1960 and 1970 Northwest 27 Avenue, were similarly
rezoned from D1," Work Place District Transect Zone, to "T6-12-0," Urban Core Transect Zone
— Open, in January of 2023, pursuant to Ordinance No. 14133; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(2) of the Miami
21 Code in that the proposed rezoning is consistent with the established zoning pattern and the
context in the immediate vicinity; and
WHEREAS, the proposed rezone is an extension of the existing "T6-12-0," Urban Core
Transect Zone- Open, boundary, which is already featured within the immediate block, abutting
the Property; and
WHEREAS, the proposed zoning change can be deemed appropriate in light of the
intent of the Miami 21 Code; and
WHEREAS, the City's Planning Department recommends approval of the rezoning
application from "D1," Work Place District Transect Zone, to "T6-12-0," Urban Core Transect
Zone — Open; and
City of Miami File ID: 16823 (Revision:) Printed On: 8/11/2025
WHEREAS, on October 30, 2024, at a duly noticed public meeting, the Planning, Zoning
and Appeals Board ("PZAB") considered the rezoning, item PZAB.11, and passed PZAB-R-24-
076, recommended approval, by a vote of ten to zero (10-0); and
WHEREAS, consideration was given to the goals, objectives, and policies of the MCNP,
the Miami 21 Code, and all other City regulations; and
WHEREAS, consideration was given to the need and justification for the proposed
change, including changing and changed conditions that make the passage of the propose
change necessary; and
WHEREAS, after careful consideration of this matter, the City Commission finds that
there is competent substantial evidence to approve 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:
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 "D1," Work Place District Transect Zone, to "T6-12-0," Urban Core
Transect Zone — Open, for the Property, located at 1990 Northwest 27 Avenue, Miami, Florida,
as more particularly described in the attached and incorporated Exhibit "A,".
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 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:
ge Wys ng III, C y ttor -y 11/12/2024
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 File ID: 16823 (Revision:) Printed On: 8/11/2025