HomeMy WebLinkAboutO-14419City of Miami
Ordinance 14419
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 18130 Final Action Date: 11/20/2025
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 "T5-L,"
URBAN CENTER TRANSECT ZONE — LIMITED, TO "T6-8-O," URBAN CORE
TRANSECT ZONE — OPEN, OF THE PROPERTY GENERALLY LOCATED AT
1501 NORTHWEST 37 STREET, 1521 NORTHWEST 37 STREET, AND 1535
NORTHWEST 37 STREET, MIAMI, FLORIDA, MORE PARTICULARLY
DESCRIBED IN EXHIBIT "A," ATTACHED AND INCORPORATED; MAKING
FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, Arthur Noriega V, City Manager, on behalf of the City of Miami ("Applicant")
submitted a request to the City of Miami ("City") to change the zoning classification on the
Zoning Atlas of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as
amended, ("Miami 21 Code") from "T5-L," Urban Center Transect Zone — Limited, to "T6-8-O,"
Urban Core Transect Zone — Open, for the property located at 1501 Northwest 37 Street, 1521
Northwest 37 Street, and 1535 Northwest 37 Street, as more particularly described in the
attached and incorporated Exhibit "A" (collectively, "Property"); and
WHEREAS, the Property is an assemblage of three (3) parcels totaling
approximately 60,651 square feet (1.39 acres) of land; and
WHEREAS, the Future Land Use Map ("FLUM") designation is "General Commercial";
and
WHEREAS, the request to rezone the Property from the "T5-L," Urban Center
Transect Zone — Limited, to the "T6-8-O," Urban Core Transect Zone — Open, is consistent
with the Property's FLUM of "General Commercial"; therefore, a concurrent Comprehensive
Plan Amendment is not required; and
WHEREAS, the Property is currently developed with an automotive and marine tow
yard and storage use, constructed in 1990, and abuts single-family residential, multi -family
residential, and commercial uses; and
WHEREAS, the Property is bordered by Northwest 17 Avenue to the west, which
has been identified in the Miami Comprehensive Neighborhood Plan ("MCNP") as a major
thoroughfare and the location of Miami Jackson Senior High School; and
WHEREAS, Northwest 36 Street is in close proximity to the south of the Property,
which has a notable commercial corridor and new multi -story multi -family residential
developments; and
City of Miami Page 1 of 4 File ID: 18130 (Revision:) Printed On: 12/26/2025
File ID: 18130 Enactment Number: 14419
WHEREAS, the Property is located within the Allapattah neighborhood where there
are a variety of zoning designations; institutional, industrial, and commercial uses; and a
variety of housing types; and
WHERAS, the Property is within a Transit Oriented Development ("TOD") Area and
Transit Corridor, is a half (1/2) mile away from the Allapattah Metrorail Station, and is a three
(3) minute walk to Miami -Dade Bus Routes 17 and 36; and
WHEREAS, the Property was zoned "C-2," Liberal Commercial, under the previous
11000 Zoning Code, which permitted commercial, light industrial, and lodging uses as well
as the same density as "R-3," Multifamily Medium -Density Residential, zoning designation at
a maximum of sixty-five (65) units per net acre; and
WHEREAS, the Property has maintained an Auto -Related Industrial Use; more
specifically, an automotive and marine storage and tow yard use since at least 1990, which
was in existence prior to the City's adoption of the Miami 21 Code; and
WHEREAS, the proposed "T6-8-O," Urban Core Transect Zone — Open,
classification would result in higher density, intensity, and unlock additional uses; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8.f1(a) of the
Miami 21 Code in that the request to rezone from "T5-L," Urban Center Zone — Limited, to
"T6-8-O," Urban Core Transect Zone — Open, results in a successional zoning change to the
next higher Transect Zone; and
WHEREAS, this request to rezone the Property is consistent with the Miami
Comprehensive Neighborhood Plan ("MCNP") Goal LU-5, Policy LU-5.1.7 intent to
"[e]ncourage 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"; and
WHEREAS, this request to rezone allows the greatest variety of uses and
encourages development up to the highest density and intensity of the "T6-8-O," Urban Core
Transect Zone — Open, with proximity to the Miami Dade Bus Routes 17 and 36; and
WHEREAS, the Property's close proximity to a Metrorail station promotes a more
sustainable and vibrant community that integrates housing, jobs, and commercial services
as encouraged within TOD areas; and
WHEREAS, the existing development patterns of high density, multi -family
residential and commercial uses that are seen to the south and west would be allowed to
extend to the Property, further easing reliance on vehicles for commercial services like
barbershops, salons, and restaurants, which makes the request consistent with the rezoning
criteria of Article 7, Section 7.1.2.8.f.1 of the Miami 21 Code; and
WHEREAS, there have been changing conditions in the form of three (3) 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 (3) more currently under construction, all of which are
within close proximity to the Property, deeming the changes necessary and consistent
with Miami 21 Code, Article 7, Section 7.1.2.8.f.1(b); and
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File ID: 18130 Enactment Number: 14419
WHEREAS, further changing conditions to the Zoning Atlas including a rezone from
"T3-O," Sub -Urban Transect Zone — Open, to "T4-R," General Urban Transect Zone —
Restricted, less than 1/4 mile north at 1317 Northwest 37 Street, which was adopted by the
City Commission in 2024 (Ordinance No. 14287); and
WHEREAS, another rezone from "T4-O," General Urban Zone — Open, to "T6-8-O,"
Urban Core Transect Zone — Open, occurred less than 1/4 mile south at 3380 Northwest 17
Avenue, which was adopted in 2010 (Ordinance No. 13216) and resulted in the
development of a high -density, multi- family, multi -story residential building; and
WHEREAS, the proposed application is consistent with Article 7, Section 7.1.2.8.f.2
of the Miami 21 Code in that successional change in zoning maintains appropriate
transitions in density and intensity by extending the existing "T6-8-O," Urban Core Transect
Zone — Open, zoning designation east to the subject Property; and
WHEREAS, 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; and
WHEREAS, the proposed 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 Property; and
WHEREAS, under the previous 110000 Zoning Code, the subject Property had a C-2
zoning designation, which was Liberal Commercial; and
WHEREAS, Liberal Commercial allowed commercial, light industrial, and high -
density residential uses; and
WHEREAS, the proposed rezone expands the allowable density, intensity, and uses
consistent the with the existing "T6- 8-0," Urban Core Transect Zone — Open, zoning
designation to the west of the subject Property; and
WHEREAS, the proposed zoning change can be deemed appropriate in light of the
intent of the Miami 21 Code; and
WHEREAS, the Planning Department recommends approval of the rezoning
application from "T5-L," Urban Center Transect Zone — Limited, to "T6-8-0," Urban Core
Transect Zone —Open; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
October 8, 2025, following an advertised public hearing, adopted Resolution No. PZAB-R-25-
054 by a vote of five to two (5-2), Item No. PZAB.12, recommending denial of the amendment to
the Zoning Atlas of the Miami 21 Code, finding that the proposed change does not maintain the
goals of the Miami 21 Code to provide transitions in intensity and building height; and
WHEREAS, the City Commission has considered the need and justification of the
amendment, including changed or changing conditions; and
WHEREAS, the City Commission has considered the goals, objectives, and policies
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File ID: 18130 Enactment Number: 14419
of the MCNP, the Miami 21 Code, and all other City regulations; and
WHEREAS, the City Commission found that the proposed zoning change is
appropriate in light of the intent of the Miami 21 Code and pursuant to the criteria therein;
and
WHEREAS, the City Commission finds that there is competent substantial evidence
in the record to approve the amendment to the Zoning Atlas of the Miami 21 Code for the
Property as described herein;
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 "T5-L," Urban Center Transect Zone — Limited, to "T6-8-O,"
Urban Core Transect Zone — Open, for the property generally located at 1501 Northwest 37
Street, 1521 Northwest 37 Street, and 1535 Northwest 37 Street, 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 ten (10) days after approval.'
APPROVED AS TO FORM AND CORRECTNESS:
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.
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