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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-25-19809 Location 1501 NW 37 ST; 1521 NW 37 ST; 1535 NW 37 ST Folio Number 0131230190090, 0131230190080, 0131230190060 Miami 21 Transect "T5-L" Urban Center Transect Zone - Limited MCNP Designation General Commercial Commission District Commissioner District 1 — Miguel Angel Gabela Commissioner District Office Allapattah Planner Amber Forte, MUPP — aforte@miami.gov Property Owner JOSA PROPERTY 15 LLC; JOSA PROPERTY 37 LLC; R&R REAL INVESTMENT INC Project Representative Amber Forte, MUPP — aforte@miami.gov Recommendation Approval A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the City of Miami's Planning Department on behalf of the City of Miami Manager, Arthur Noriega V (the "Applicant") requests to change the zoning designation from "T5-L" Urban Center Transect Zone — Limited to "T6-8-O" Urban Core Transect Zone — Open of the properties located approximately at 1501 Northwest 37 Street, 1521 Northwest Street, and 1535 Northwest 37 Street (the "Property"). Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 1 T5=L• T6-8 0 NW161H ST T3-9 CI Figure 1: Existing Miami 21 Designation re T L T6-8-0 T6.8 O C N'N MTH ST T3-0 N'+ ,1'fy .1 CI ( 1 1 Figure 2: Proposed Miami 21 Designation B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval based upon the facts and findings in this staff report. C. BACKGROUND The Property consists of three (3) parcels bounded by Northwest 38 Street to the north, Northwest 37 Street to the south, NW 15 Avenue to the east, and NW 17 Avenue to the west. The Property has a total area of approximately 60,651 square feet (1.39 acres) of land and are zoned "T5-L" Urban Center Transect Zone — Limited as seen in Table 1. Currently, the Property has an Auto -Related Industrial Use; more specifically, an automotive and marine tow yard and storage and the current structures built have maintained this use since at least 1990. The Property is surrounded by a variety of uses; however, the single- family residential uses to the north and east have remained largely unchanged from 1990 to the present day. To the south, there have been notable multi -story, multi -family developments, and the commercial character along Northwest 37 Street has been maintained over the years as well. To the west of the Property is an educational use, Miami Jackson Senior High School. Nroposai Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 2 The Property is approximately 60,651 square feet or 1.39 acres. The Applicant proposed to Rezone the entire Property from "T5-L" Urban Center Transect Zone — Limited to "T6-8-O" Urban Core Transect Zone — Open. Address Existing Zoning Area in Square Feet* Proposed Zoning 1501 NW 37 Street "T5-L," Urban Center Transect Zone — Limited 20,596 "T6-8-O" Urban Core Transect Zone - Open 1521 NW 37 Street "T5-L," Urban Center Transect Zone — Limited 36,286 "T6-8-O" Urban Core Transect Zone - Open 1535 NW 37 Street "T5-L," Urban Center Transect Zone — Limited 3,769 "T6-8-O" Urban Core Transect Zone - Open *Square Feet taken from Miami -Dade County Appraiser .)urrounding Uses Currently, the Property is located at 1501 NW 37 Street, 1521 NW Street, and 1535 NW 37 Street have an Auto -Related Industrial Use. The Subject Property Abuts "T5-L" Urban Center Zone — Limited to the north, "T6-8-O," Urban Core Transect Zone — Open to the south and west, and "T3-O" Sub -Urban Zone — Open to the east. Surrounding Uses Miami 21 Code MCNP/Density Existing Use North "T5-L" Urban Center Zone — Limited Medium Density Restricted Commercial, 65 du per acre Single -Family, Med. Density (2-5 DU/Acre) South "T6-8-O" Urban Core Zone — Open General Commercial, 150 du per acre Multi -Family, High Density (Over 25 DU/Gross Acre) and Sales and Services Commercial East "T3-O" Sub -Urban Zone — Open Duplex Residential, 18 du per acre Two -Family (Duplexes) Residential West "T6-8-O" Urban Core Zone — Open Restricted Commercial, 150 du per acre Two -Family (Duplexes) and Vacant Land Site Location Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 3 Figure 3: Aerial Map of the Property Site Visit Staff conducted a site visit on August 13, 2025. Staff walked around the block bounded by Northwest 38 Street to the north, Northwest 37 Street to the south, Northwest 15 Avenue to the east, and Northwest 17 Avenue to the west. The Subject Property affronts Northwest 37 Street, where staff noticed an Auto -Related Industrial Use in the form of a vehicle and marine tow yard and a high -density multi -family residential building adjacent to the south. Staff noticed well maintained Single -Family Residential uses to the north of the Subject Property along Northwest 38 Street in addition to some vacant lots. As staff traveled east toward Northwest 15 Avenue, they observed well maintained Single -Family Residential uses and duplexes, with only one Vacant lot in the immediate vicinity. Traveling west toward Northwest 17 Avenue, there were at least four notable vacant lots along Northwest 38 Street. Along Northwest 17 Avenue, there were two Condominiums, as well as Miami Jackson Senior High School and a variety of Commercial Uses, including shops, restaurants, and a barbershop/salon. Overall, the neighborhood appeared to be stable with majority of the changes reflecting residential demand and density to the south and west of the Subject property. Staff observed patrons of Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 4 the nearby restaurants and barbershop along Northwest 17 Avenue; however, along Northwest 36 Street there were a notable number of vacant store fronts pointing to a need for more variety of commercial uses to spur foot traffic along the Commercial corridor. Image 1: Street view photo of the Subject Property located at 1529 Northwest 37 Street. It currently has an Auto -Related Industrial Use, more specifically, a vehicle and marine tow and storage yard. Staff noticed cars, boats, and construction equipment being stored on site. This photo was taken along Northwest 37 Street, facing northeast. Image 2: Photo taken of the high density Multi -Family Residential that Abuts the Subject Property to the south. Pictured is the screened parking garage and visible balconies associated with the Residential dwelling units on the Abutting property. This photo was taken along Northwest 37 Street, facing southeast. Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 5 Image 3: This is a street view to the north of the Subject Property, where Single -Family Residential Uses and vacant land are pictured. This photo was taken along Northwest 38 Street, facing northwest. 1ih/iii1t11li � I/ !iliiii ii�' Image 5: This is a street view of the Condominiums located on Northwest 38 Street and Northwest 17 Avene. This photo was taken along Northwest 38 Street, facing southwest. Image 7:This is a street view of the variety of Commercial Uses located at the intersection of Northwest 36 Street and Northwest 17 Avenue. The Commercial Uses include Image 4: This is a street view to the east of the Subject Property along Northwest 15 Avenue. Pictured are Single - Family and Two Family Residential Uses, which are well maintained and have only one vacant parcel adjacent to the east. This photo was taken along Northwest 15 Avenue, facing northeast. Image 6: This is a street view of some of the newer high - density multi -family, multi -story Residential Developments to the south of the Subject Property. This photo was taken at the corner Northwest 36 Street and Northwest 15 Avenue, facin. southeast. Image 8: This is a street view of the intersection of Northwest 38 Street and Northwest 17 Avenue. Pictured is the entrance and playing field associated with the Miami Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 6 Restaurants, Convenience Stores, and Services including Barbershops, Salons, and Tax Services. This photo was taken facing southwest. D. ANALYSIS Jackson Senior High School. This photo was taken facing northwest. Table 3. Site Visit Photos (August 13, 2025) Miami Comprehensive Neighborhood Plan (MCNP) The application does not require a corresponding Future and Use Map ("FLUM") amendment. Pursuant to the adopted Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan ("MCNP"), the Subject Property is designated "General Commercial". The Interpretation of the Future Land Use Map for General Commercial is: Areas designated as "General Commercial" allow all activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "General Commercial" in the Urban Central Business District and Buena Vista Yards Intensity Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 7 facilities and services included in the City's adopted concurrency management requirements. The overall intent of the General Commercial Future Land Use designation is to allow mixed -use development with high -density residential development, a variety of commercial uses, and light industrial uses. Figure 4: Future Land Use Map Miami 21 Code The Subject Property is designated "T5-L," Urban Center Transect Zone — Limited. The request to rezone approximately 60,651 square feet to "T6-8-O" Urban Core Transect Zone — Open will result in changes in Intensity, Density, and Height; as well as changes to the allowed Uses on the Property. Table 5 demonstrates the changes in development standards and allowed Uses as a result of the rezone request. T5-L T6-O URBAN CENTER URBAN CORE Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 8 DENSITY (UNIT PER ACRE) 65 du/acre 150 du/acre RESIDENTIAL CO -LIVING R*** R*** SINGLE FAMILY RESIDENCE R R COMMUNITY RESIDENCE R R TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R R DORMITORY R R HOME OFFICE R R LIVE - WORK R R LODGING BED & BREAKFAST R R INN R R HOTEL R R OFFICE OFFICE R R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT W R FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R MARINE RELATED COMMERCIAL ESTAB. W W OPEN AIR RETAIL W W PLACE OF ASSEMBLY R R RECREATIONAL ESTABLISHMENT R R AMUSEMENT RIDE E CIVIC COMMUNITY FACILITY W W RECREATIONAL FACILITY R R RELIGIOUS FACILITY R R CIVIC SUPPORT Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 9 COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES W W MARINA W W PUBLIC PARKING W W TRANSIT FACILITIES W W EDUCATIONAL CHILDCARE W W***** COLLEGE / UNIVERSITY W W***** ELEMENTARY SCHOOL W W***** LEARNING CENTER R R***** MIDDLE / HIGH SCHOOL W W***** PRE-SCHOOL R R***** RESEARCH FACILITY R R***** SPECIAL TRAINING / VOCATIONAL W W***** R — Allowed by Right W — Allowed by Warrant E —Allowed by Exception Uses Omitted signify Use prohibited. *** By Right only in the UCBD, Civic Health District, NRD-1 and NRD-2. ***** Educational Uses may be allowed By -Right if the requirements are met in Article 6, titled Supplemental Regulations MAXIMUM BUILDING HEIGHT 5 Stories 8 Stories Criteria for Rezoning Article 7, Section 7.1.2.8.a of the Miami 21 Code states that zoning changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. All changes shall maintain the goals of this Code to preserve Neighborhoods and to provide transitions in Intensity, Density, Building Height, and Scale. Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 10 Criteria 1 Pursuant to Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code: "The relationship of the proposed amendment to the goals, objectives, and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives, and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations. Analysis 1 The request to rezone the Subject Property from "T5-L," Urban Center Transect Zone — Limited to "T6-O," Urban Core Transect Zone — Open is consistent with the underlying Future Land Use designation of General Commercial, therefore a companion Comprehensive Plan Amendment is not necessary. When taking into consideration the implementation of the land uses through the land development regulations, the adoption of the requested to Rezone of the Subject Property is consistent with the City of Miami Comprehensive Neighborhood Plan (MCNP) Goal LU-5's and Policy LU-5.1.7's intent to "Encourage transit -supportive development patterns that promote walkable, mixed -use neighborhoods that help to increase transit ridership, reduce automobile trips, and provide increased mobility for all people" in that it allows the greatest variety of uses and encourages development up to the highest density and intensity allowed with the "T6-8-O" Urban Core Transect Zone — Open in close proximity to Miami Dade Bus Routes 17 and 36 and a well -established Commercial corridor along Northwest 36 Street and Northwest 17 Avenue. The proposed Rezone from "T5-L" to "T6-8-O" not only legalizes an existing use that was established and allowed prior to the adoption of Miami 21, but it also allows increased density from 65 du per acre to 150 du per acre and unlocks Entertainment uses which help create a stronger development pattern within the TOD area and ease neighborhood reliance on vehicles to access services and amenities. Moreover, the Subject Property is located within a one -mile radius from the Earlington Heights Metrorail Station and is located within the Allapattah Half -Mile Transit Shed (Allapattah TOD Area) as seen in Map LU-14, the Property, which is symbolized by the red star. Proximity to Metrorail stations promotes a more sustainable and vibrant community that integrates housing, jobs, and commercial services as encouraged within TOD Areas. Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 11 Map LU-14: Transit Sheds and Transit Oriented Developments Northeast 203512045 Future Land Use Map - METRORAIL 0 METROMOVER - METROMOVER R ME -MORAL SMART PLAN CORRIDOR BRIGHTLINElTRP-RAIL STATION 9EACH — BIKEIPEO STCD NORTHEAST Bus ROUTES - TRI-RAID ONE -MILE TRANSIT SHED FOXETRRAIL TRANSR STATION 5 FUTURE FIXED -RAIL STATION {TEACH CORRIDOR Q HALF -MILE TRANSIT SH ED QUARTER-MILE PEDESTRIAN SHBI FVIUR.E FIRED -RAIL STATION - NORTHEAST CARRIOLY/ 0 0.25 0.5 1 Mlles 1-1 1 1 1 I ! 1 sawn.., Cr, aryine:Mem o.m ow. . Olvone,11 .a.c.alo.r.Ir Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 12 Finding 1 Pursuant to Article 7, Section 7.1.28(f)(1)(a) of Miami 21 Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan and Miami 21 Code. Criteria 2 Pursuant to Article 7, Section 7.1.2.8.f.1.b of the Miami 21 Code: "the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis 2 The Rezone request is justified and aligns with changing conditions in the surrounding neighborhood in the form of recent rezones less than a quarter mile away from the Subject Property. One rezone from "T3-O" Sub -Urban Transect Zone — Open to "T4-L" General Urban Transect Zone - Limited that was adopted in 2024 (Ordinance 14287), is located north of the Subject Properties at 1317 Northwest 37 Street and another rezone from "T4-O" General Urban Zone — Open to "T6-8-O" Urban Core Transect Zone — Open that was adopted in 2010 (Ordinance 13216) is located southwest of the Subject Property at 3380 Northwest 17 Avenue, with the latter resulting in the development of a high -density, multi -family, multi -story residential building. Additional changing conditions include three recently developed multi -family residential buildings: 3401 Northwest 17 Avenue, 77 units built in 2016; 1472 Northwest 36 Street, 237 units built in 2024; and 1390 Northwest 36 Street, 271 units built in 2022, and three more currently under construction, all of which are within proximity to the Subject Property. This pattern of developing dense housing options may point to a transition within the neighborhood where there is an increased demand for newly built multi -family residential; however, the underlying zoning is not conducive for the redevelopment of underutilized land deeming the changes necessary and consistent with Miami 21, Article 7, Section 7.1.2.8.f1(b).i. Finding 2 The requested change in zoning is consistent with Article 7, Section 7.1.2.8 (f)(1)(b) of the Miami 21 Code. Criteria 3 Pursuant to Section 7.1.2.8.f.2. "A change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or the next higher Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height." Analysis 3 Pursuant to Article 7, Section 7.1.2.8(a)(3), the request to change the zoning classification from, "T5-L," Urban Center Transect Zone — Limited to "T6-8-O," Urban Core Transect Zone — Open is consistent with successional zoning; further, the zoning change aligns with the existing development patterns of high density, multi -family residential and commercial uses that are seen to the south and west of the Subject Properties. While the request to change the zoning classification from "T5-L," Urban Center Transect Zone — Limited to "T6-8-O," Urban Core Transect Zone — Open eliminates Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 13 the "T5-L" buffer for the abutting "T3-O," Sub -Urban Transect Zone — Open to the east, the existing legal non -conforming use on the Subject Property has maintained an automotive and marine storage and tow yard use since at least 1990 which pre- dates the City of Miami's adoption of the Miami 21 Code (Ordinance 13114). Under the previous 110000 Code, the Subject Property had a C-2 zoning designation, which was Liberal Commercial. Liberal Commercial allowed commercial, light industrial, and high -density residential uses. While the existing Legal Nonconforming Use is still within its Time Limitation granted under Article 7, Section 7.2.6.a, the Auto -Related Industrial Use can be considered a "locally unwanted land use" (AKA LULU) due to the negative externalities associated with vehicle and heavy machinery storage yards. These negative externalities include, but are not limited to, audio and olfactory nuisances from commercial trucks delivering or towing vehicles and other similar heavy machinery; air pollution from commercial trucks; reduction in home values; and visual nuisances. While it is not impossible to redevelop the Property to a more appropriate use under the existing "T5-L" Urban Center Transect Zone — Limited, the increased costs associated with real estate development due to land appreciation and inflation exacerbated by tariffs, which applies to steel and other construction materials, creates a barrier to entry to redevelopment due to the limited density of the existing zoning. Rezoning the Property to "T6-8-O" Urban Core Transect Zone — Open would allow for increased density that makes redevelopment more financially feasible and better facilitates the elimination of the existing LULU, which would create a more harmonious development pattern with uses more compatible and complementary of the immediate surrounding area. Finding 3 The requested zoning change is consistent with Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code. Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 14 E. CONCLUSION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the findings above, and the Applicant's submittal, the Planning Department recommends Approval of the proposed change in zoning classification from "T5-L," Urban Center Transect Zone — Limited to "T6-8-O," Urban Core Transect Zone — Open for the properties generally located at 1501, 1521, and 1535 Northwest 37 Street. cDocuSigned by: Pav,ii, J tithW 77D69-4&46CA64$6... David Snow Planning Director DocuSigned by: L y-3A7�CAe Fd? 44 ... Sevanne Steiner, CNU-A Assistant Director ,-DocuSigned by: bkLIVZ \=mtE 33i5strnrn[i3... Ryan Shedd Chief of Comprehensive Planning Signed by: n-114 74'A2... Amber Forte, MUPP Planner II Staff Analysis Report No. PZ-25-19809 — 1521 Northwest 37 Street — Page 15 AERIAL EPLAN ID: PZ-25-19809 REZONE ADDRESS(ES): 1521 NW 37 ST, 1501 NW 37 ST, and 1535 NW 37 ST 0 1 125 250 I I 1 500 Feet 1 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-25-19809 REZONE ADDRESS(ES): 1521 NW 37 ST, 1501 NW 37 ST, and 1535 NW 37 ST 0 I i 1111111 125 250 500 Feet NW 38TH ST Il T5-L� NW 37TH ST T6-8-O NW 36TH ST x 1- nnn/ ggT_Id ST NW 38TH ST T3=O NW 37TH ST CI MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-25-19809 REZONE ADDRESS(ES): 1521 NW 37 ST, 1501 NW 37 ST, and 1535 NW 37 ST 0 1 125 250 500 Feet T5 L NW 38TH ST T6-8-O NW 37TH ST T6-8-O NW 36TH ST x 1- s9T-Id ST NW 38TH ST T3-O NW 37TH ST CI FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-25-19809 REZONE ADDRESS(ES): 1521 NW 37 ST, 1501 NW 37 ST, and 1535 NW 37 ST 0 125 250 500 Feet SR 112 MIA/ -iQTH Cl 1 Duplex - Residential i NW 36TH ST Restricted •-ommereial