HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 16917
Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING ORDINANCE NO. 13114, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED
("MIAMI 21 CODE"), BY AMENDING ARTICLE 3, TITLED "GENERAL TO
ZONES", SECTION 3.4, TITLED "DENSITY AND INTENSITY
CALCULATIONS," TO CLARIFY DENSITY STANDARDS IN CERTAIN
TRANSIT CORRIDORS, AND BY AMENDING ARTICLE 3, TITLED
"GENERAL TO ZONES," SECTION 3.14, TITLED "PUBLIC BENEFITS
PROGRAM," AND ARTICLE 5, TITLED "SPECIFIC TO ZONES,"
ILLUSTRATION 5.5, TITLED "GENERAL URBAN TRANSECT ZONES,"
TO ALLOW BONUS BUILDING HEIGHT WITHIN SPECIFIED TRANSIT
CORRIDORS AND TRANSECT ZONES IN EXCHANGE FOR
AFFORDABLE/WORKFORCE HOUSING; CONTAINING A
SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE.
APPLICANT(S): Arthur Noriega V, City Manager on behalf of the City of Miami
PURPOSE: Miami 21 Text Amendment to clarify Density and Bonus Height for T5-O
sites located within the NW 7th Avenue Transit Corridor and Biscayne Boulevard Transit
Corridor in Exchange for Affordable / Workforce Housing.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On November 20, 2024, recommended
approval with conditions, by a vote of 8-0.
City of Miami File ID: 16917 (Revision: B) Printed On: 8/11/2025
City of Miami
Legislation
Ordinance
Enactment Number:14350
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 16917 Final Action Date: 12/12/2024
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING ORDINANCE NO. 13114, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED ("MIAMI
21 CODE"), BY AMENDING ARTICLE 3, TITLED "GENERAL TO ZONES",
SECTION 3.4, TITLED "DENSITY AND INTENSITY CALCULATIONS," TO
CLARIFY DENSITY STANDARDS IN CERTAIN TRANSIT CORRIDORS,
AND BY AMENDING ARTICLE 3, TITLED "GENERAL TO ZONES,"
SECTION 3.14, TITLED "PUBLIC BENEFITS PROGRAM," AND ARTICLE
5, TITLED "SPECIFIC TO ZONES," ILLUSTRATION 5.5, TITLED
"GENERAL URBAN TRANSECT ZONES," TO ALLOW BONUS BUILDING
HEIGHT WITHIN SPECIFIED TRANSIT CORRIDORS AND TRANSECT
ZONES IN EXCHANGE FOR AFFORDABLE/WORKFORCE HOUSING;
CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No. 13114,
the Zoning Ordinance of the City of Miami, Florida, which has been amended from time to time
("Miami 21 Code"); and
WHEREAS, development projects located within certain transit corridors and comprising
of a range of housing and price options contribute to the creation of compact, pedestrian -
oriented, and mixed -use communities in accordance with the Miami 21 Code Guiding Principles;
and
WHEREAS, the Public Benefits Program allows bonus Building Height in exchange for a
developer contribution to specified programs that provide benefits to the public and
the neighborhood; and
WHEREAS, an amendment is necessary to allow bonus Building Height in T5-O sites
and to clarify the density calculations to maintain future growth capacity of the City without the
need to rezone to a higher transect zone; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
November 20, 2024, following an advertised public hearing, adopted Resolution No. PZAB-24-
086, by a vote of eight to zero (8-0), item No. PZAB.8 recommending approval of the Miami 21
Code text amendment with a condition and recommendation to the City Commission that there
be a height limit of 91 feet total when abutting a T3 Transect Zone; and
WHEREAS, consideration has been given to the relationship of this proposed
amendment to the goals, objectives and policies of the Miami Comprehensive Neighborhood
Plan ("MCNP"), with appropriate consideration as to whether the proposed change will further
City of Miami File ID: 16917 (Revision: B) Printed On: 8/11/2025
the goals, objectives and policies of the 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
change necessary; and
WHEREAS, after careful consideration of this matter, it is deemed advisable and in the
best interest of the general welfare of the City and its inhabitants to amend the Miami 21 Code
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 and incorporated as if fully set forth in this Section.
Section 2. Article 3 of the Miami 21 Code is hereby further amended in the following
particulars:'
"MIAMI 21 CODE
3.4 DENSITY AND INTENSITY CALCULATIONS
* * *
3.4.5
1. The allowable Transect Zone Density may be increased as provided by the Future Land
Use Element of the Miami Comprehensive Plan (Residential Density Increase Areas), as
illustrated in Article 4, Diagram 9.
For within one half (1/2) mile of a Metrorail, Brightline, or Tri Rail station with an underlying
Comprehensive Plan designation that provides for a greater Density than the zoning, the
applicablc Dcncity shall be as permittcd by the underlying Comprehensive Plan designation.
2. Properties with an underlying Comprehensive Plan designation that provides for a
greater Density than the zoning and meets subsection 3.4.5.2 (a) or (b) below, the
applicable Density shall be as permitted by the underlying Comprehensive Plan
designation.
a. Properties within one-half (1/2) mile of a Metrorail, Brightline, or Tri-Rail station; or
b. T5-O sites located within one of the following Transit Corridors:
i. NW 7th Avenue
ii. Biscayne Boulevard
3.14 PUBLIC BENEFITS PROGRAM
1 Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and
unchanged material.
City of Miami File ID: 16917 (Revision: B) Printed On: 8/11/2025
The intent of the Public Benefits Program established in this section is to allow bonus Building
Height in T5 and T6 Zones, bonus FLR in T6 Zones, and bonus Building Height in D1 Zones,
subject to certain conditions, in exchange for the developer's contribution to specified programs
that provide benefits to the public.
3.14.1
The bonus Height and FLR shall be permitted if the proposed Development contributes toward
the specified public benefits, neighborhood enhancements, and/or Affordable/Workforce
Housing above that which is otherwise required by this Code, in the amount and in the manner
as set forth herein.
T5 bonus Height
1. The bonus Height shall only be available to properties in a T5 Transect Zone that are not
located within or Abutting the Neighborhood Conservation District (NCD) of Coral Gate
(NCD-1), Village West Island District and Charles Avenue (NCD-2), or the Single -Family
Residential District of the Coconut Grove NCD-3, and satisfy one or more of the
following circumstances:
a. T5-O site within a TOD not Abutting a T3 Transect Zone; or
b. T5-O site within a TOD Abutting a T3 Transect Zone shall be by process of
Exception with City Commission approval; or
c. T5-O lots assembled and platted prior to Miami 21 that are more than 200,000
square feet shall be by process of Exception with City Commission approval; or
d. T5 site that Abuts a D1 Transect Zone except when Abutting a T3 Transect Zone;
or
e. T5-O site within an Opportunity Zone and within a TOD or a quarter (1/4) mile of
a Transit Corridor, but not Abutting a T3 Transect Zone-; or
f. T5-O site located within one of the following Transit Corridors:
i. NW 7th Avenue
ii. Biscayne Boulevard
2. For properties that fall under the above subsections 3.14.1(1)(a) through (d), the bonus
Height shall be as follows:
T5-O: five (5) Story maximum, bonus to eight (8) Stories; bonus Development Height
shall only be permitted through Public Benefits pursuant to Section 3.14 and/or
neighborhood enhancements as described below in an amount equivalent to the floor
area of the proposed bonus floors, as follows:
a. Landscape Enhancements: Development provides for native specimen street
trees within the verge with a DBH of twenty-five percent (25%) above the typical
standards required by Article 9 and City Code Chapter 17 and are specified
within an adopted Street Tree Master Plan. For each tree provided on -site above
twenty-five percent (25%) of the standard DBH required, a development shall be
allowed an equivalent amount of Floor Area of anticipated mature canopy area
provided up to the bonus Height described in Section 3.14.1.
b. Park Improvements: As identified under Section 3.14.4.b improvements shall be
coordinated with the City's Capital Improvement Program within the associated
Commission District. Nothing herein shall prohibit or limit an applicant under this
section from making an additional voluntary contribution of amounts in excess of
its obligation under this section to be used for Capital Improvements within the
associated Commission District.
c. Pedestrian and Mobility Connections: Creating or improving pedestrian and
mobility connections between the development site and a transit stop and/or
other community -serving destinations such as parks, government buildings, and
commercial corridors. Such connections may include, but are not limited to, City
Right -of -Way crosswalks, sidewalk improvements, street trees, street furnishings,
and, traffic calming improvements that are coordinated with the City's Capital
Improvements Program of the associated Commission District.
City of Miami File ID: 16917 (Revision: B) Printed On: 8/11/2025
i. The value of contributing pedestrian and mobility connection
improvements shall be calculated and for said value, the development
project shall be allowed additional bonus Height as described in Section
3.14.1. For all applicable purposes, such contributions shall be treated as
a Trust Fund contribution pursuant to Section 3.14.4.b.(3).
d. On -site Mobility Amenities: For development sites within a TOD area and five
hundred (500) feet of the Underline, enhanced on -site mobility amenities may be
provided over and above the required bicycle facilities identified within Section
3.6.10. Such mobility amenities include air-conditioned space, lockers, showers,
bicycle repair stations, drinking fountains within the mobility amenity space, and
increased bicycle storage providing at least twenty percent (20%) more bicycle
spaces than required. If at least two of the preceding enhancements are
provided, the Development shall be allowed bonus Height of an equivalent
amount of Floor Area as described in Section 3.14.1. If at least three (3) of the
preceding enhancements are provided, the Development shall be allowed bonus
Height of two (2) times the amount of Floor Area as described in Section 3.14.1.
If at least four (4) of the preceding enhancements are provided, the Development
shall be allowed bonus Height of three (3) times the amount of Floor Area as
described in Section 3.14.1.
i. The value of contributing on -site mobility amenities shall be calculated
and for said value, the development project shall be allowed additional
bonus Height as described in Section 3.14.1. For all applicable purposes,
such contributions shall be treated as a Trust Fund contribution pursuant
to Section 3.14.4.b.(3).
3. For properties that fall under the above subsection 3.14.1(1)(e) through (f), the bonus
Height shall be as follows:
T5-O: five (5) Story maximum, bonus to eight (8) Stories up to a maximum of 91 feet
when Abutting T3; bonus Development Height shall only be permitted through the
development of a mixed -income building with Dwelling Units provided as described
below:
a. Certification by the City of Miami's Housing and Community Development
Department, or successor, that the proposed Development is a mixed incomc
building providing a minimum of tcn perccnt (10%) of the Dwelling Units as
Affordable/Workforce Housing serving residents at or below one hundred percent
(100%) of the AMI. the minimum requirements stated herein:
i. the first Story of bonus Development Height shall be permitted through
the provision of a minimum five percent (5%) of the total Dwelling Units as
Affordable/Workforce Housing serving residents at or below one hundred
percent (100%) of the AMI; and
ii. any additional Stories of bonus Development Height, up to the maximum
stated in 3.14.1.3, shall be permitted through the provision of an
additional minimum of five percent (5%) of the total Dwelling Units as
Affordable/Workforce Housing serving residents at or below eighty
percent (80%) of the AMI.
b. All Developments under this Section shall submit a recorded covenant running
with the land in a form acceptable to the City of Miami, confirming the
Development will meet the above criteria for a period of no less than thirty (30)
years from the date of the issuance of a Certificate of Occupancy for
homeownership or rental housing Development, with a minimum of two (2)
automatic ten (10) year extensions that may only be released with City
Commission approval. Said covenant shall meet all other requirements including
those set forth in Chapter 62 of the City Code.
*11
City of Miami File ID: 16917 (Revision: B) Printed On: 8/11/2025
Section 3. Article 5 of the Miami 21 Code is further amended in the following
particulars.'
"ARTICLE 5. SPECIFIC TO ZONES
ILLUSTRATION 5.5 GENERAL URBAN TRANSECT ZONES (T5)
BUILDING DISPOSITION
LOT OCCUPATION
a. Lot Area
vehicular access -With r1,200
5,000 s.f. min.; 40,000 s.f. max.
s.f. min :40,000 s.f. max.
b. Lot Width
-With rear16
vehicular access
50 ft min.
ft min.
c. Lot Coverage
80% - 90% max.*, except where greater lot coverage is
approved by Exception from City Commission within TOD
area.
d. Floor Lot Ratio
(FLR)
N/A
e. Frontage at70%
front Setback
min.
f. Open Space
10% Lot Area min.
g. Density
65 du/ac max.
BUILDING SETBACK
a. Principal Front
10 ft. min.
b. Secondary10
Front
ft. min.
c. Side
0 ft. min.
d. Rear
0 ft. min.
e. Abutting Side26
or Rear T4
6ft 1st through 5th Story
ft. min. above the 5th Story, except where lesser
setbacks are approved by Exception from City
Commission within TOD area.
f. Abutting Side orabove
Rear T3
10% of Lot depth** min. 1st through 2nd Story 26 ft. min.
2nd Story, except where lesser setbacks are
approved by Exception from City Commission within TOD
area.
BUILDING CONFIGURATION
FRONTAGE
a. Common Lawn
Prohibited
b. Porch & Fence
Prohibited
c. Terrace or L.C.
Prohibited
d. Forecourt
Permitted
e. Stoop
Permitted
f. Shopfront
permitted (T5-L and T5-O only)
g. Gallery
permitted by Special Area Plan
h. Arcade
permitted by Special Area Plan
i. Loggia
Permitted
BUILDING HEIGHT
a. Min. Height
1 Story (15ft min.)
b. Max. Height
5 Stories
City of Miami
File ID: 16917 (Revision: B) Printed On: 8/11/2025
c. Max. Benefit
Height
• 3 Stories Abutting D1, except when Abutting T3
• 3 Stories within a TOD***
• 3 Stories for lots assembled and platted prior to
Miami 21 that are more than 200,000 sq ft.***
• 3 Stories within an Opportunity Zone and a Transit
Corridor or TOD
• 3 Stories, up to a maximum of 91 feet when
Abutting T3, within one of the following Transit
Corridors:
i. NW 7th Avenue
ii. Biscayne Boulevard
*„
Section 4. It is the intention that the provisions of this Ordinance shall become and be
made a part of the Zoning Ordinance of the City of Miami, Florida, 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 5. 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 6. This Ordinance shall become effective ten (10) days upon adoption by the
City Commission.2
APPROVED AS TO FORM AND CORRECTNESS:
rge = . Wyy•ng III, C y ttor -y 12/2/2024
2 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: 16917 (Revision: B) Printed On: 8/11/2025