HomeMy WebLinkAboutO-14469City of Miami
Ordinance 14469
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 18676 Final Action Date: 5/28/2026
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S),
AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING
CODE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, ("MIAMI 21 CODE")
BY CHANGING THE ZONING CLASSIFICATION FROM "CI," CIVIC
INSTITUTION ZONE, AND "T3-O,"SUB-URBAN TRANSECT ZONE — OPEN,
TO "T4-L," GENERAL URBAN TRANSECT ZONE — LIMITED, FOR THE
PROPERTY GENERALLY LOCATED AT 151 NORTHWEST 60 STREET AND
145 NORTHWEST 60 STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY
DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT "A";
FURTHER ACCEPTING THE VOLUNTARILY PROFFERED COVENANT
ATTACHED AND INCORPORATED AS EXHIBIT "B"; MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the property generally located at 151 Northwest 60 Street and 145
Northwest 60 Street, Miami, Florida, as more particularly described in the attached and
incorporated Exhibit "A," ("Property") is zoned "Cl," Civic Institution Zone, and "T3-O,"Sub-Urban
Transect Zone — Open, on the Zoning Atlas of Ordinance No. 13314, the Zoning Code of the
City of Miami, Florida, as amended ("Miami 21 Code"); and
WHEREAS, Raider Road LLC ("Applicant") has submitted a request to change the
zoning classification of the Property from "Cl," Civic Institution Zone, and "T3-O, "Sub -Urban
Transect Zone — Open, to "T4-L," General Urban Transect Zone — Limited; and
WHEREAS, the Property is an assemblage of two (2) parcels totaling approximately
49,260 square feet (1.13 acres) of land; and
WHEREAS, the Property is bounded by the following Thoroughfares: Northwest 61
Street to the north, Northwest 1 Avenue to the east, Northwest 60 Street to the south, and
Northwest 1 Place to the west; and
WHEREAS, the Applicant has voluntarily proffered restrictions to the Property, and a
draft Covenant is attached and incorporated as Exhibit "B," that generally:
- prohibits the Property from being used for any Commercial Uses; and
- requires twenty percent (20%) of the total new units constructed on the Property to
be leased, rented, or made available continuously to persons whose income does
not exceed eighty percent (80%) of the area median income ("AMI") or, if developed
pursuant to the Live Local Act, §166.04151(7)(b), Fla. Stat. (2025), in addition to the
commitment above: 1) Six (6) of the total new units constructed on the Property shall
be leased, rented or made available on a continuous basis to persons whose income
does not exceed sixty percent (60%) of the AMI, 2) Twenty-one (21) units shall be
leased, rented or made available on a continuous basis to persons whose income
City of Miami Page 1 of 4 File ID: 18676 (Revision: A) Printed On: 7/24/2026
File ID: 18676 Enactment Number: 14469
does not exceed eighty percent (80%) of the AMI, and 2) the remaining new units,
approximately forty-three (43) units, within the Property shall be leased, rented or
made available on a continuous basis to persons whose income does not exceed
one hundred percent (100%) of the AMI; and
Notwithstanding the Property's development pursuant to the Live Local Act, the
Property shall comply with T4-L height regulations pursuant to Article 5, Section
5.4.2.f of the Miami 21 Code.
Requires certain good faith local hiring; and
WHEREAS, an updated covenant was introduced by the Applicant during the hearing,
consistent with the above; and
WHEREAS, also during the hearing, the covenant was updated to include the daily
penalty from $250.00 per day to $1,000.00 per day to be used for Affordable Housing in District
5; and
WHEREAS, the Future Land Use Map ("FLUM") designation of the Property is "Duplex
Residential" and "Major Institutional, Public Facilities, Transportation and Utilities"; and
WHEREAS, the Property is currently vacant, and the Abutting properties are
characterized by Residential and Civic Uses; and
WHEREAS, the a portion of the Property (151 Northeast 60 Street) was zoned "G/I
Government and Institutional" under the previous 11000 Zoning Code, which allowed for the
development of facilities for federal, state, and local government activities, significant public or
private health, recreational, cultural, religious, or educational activities, major transportation
facilities, public utilities, and public and private cemeteries; and
WHEREAS, the other portion of the Property (145 Northwest 60th Street) was zoned "R-
2, Two -Family Residential" under the previous 11000 Zoning Code, which permitted 65 dwelling
units per acre; and
WHEREAS, the proposed "T4-L," General Urban Transect Zone — Limited, classification
would lead to increased Density, Building Height, and Intensity of Uses; and
WHEREAS, Section Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code that indicates
that consideration is to be given to "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"; and
WHEREAS, the City's Planning Department found that the application is inconsistent
with Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code as this proposed rezoning has the
potential to allow the encroachment of Commercial Uses, such as a "Food Service
Establishment" or "General Commercial", which are permitted "By right" into the middle of an
established "T3" residential neighborhood. Thus, these Commercial Uses could act as a catalyst
for altering the residential character and possibly introducing negative externalities, such as
noise, light spillover, and increased traffic; and
WHEREAS, within the time frame between 2016 and 2023, there were two (2) adopted
rezones and two (2) adopted Special Area Plans to the Zoning Atlas of the Miami 21 Code,
which are within a 0.25-mile radius of the Property, and as such, the Planning Department
City of Miami Page 2 of 4 File ID: 18676 (Revision: A) Printed on: 7/24/2026
File ID: 18676 Enactment Number: 14469
deems the changes justified due to changed or changing conditions that make the passage of
the proposed change necessary, pursuant to Article 7, Section 7.1.2.8.f.1(b) of the Miami 21
Code; and
WHEREAS, the portion of the Property with address 151 Northeast 60 Street has
ceased functioning as a Civic Use, and the existing Structure on the Property was condemned
and demolished through a City -issued Demolition permit: BD17-001385-001; and
WHEREAS, when a CI zoned property, that being 151 Northwest 60 Street, ceases to
be used for Civic functions, the successional rezoning is determined by identifying the lowest
Intensity Abutting Transect Zone, in this case "T3-O" Sub -Urban Transect Zone - Open, and
rezoning to that Transect Zone's next higher Intensity Zone, deeming the change successional
pursuant to Article 7, Section 7.1.2.8.a.1 and Section 7.1.2.8.f.2 of the Miami 21 Code; and
WHEREAS, the proposed rezone from "T3-O" Sub -Urban Transect Zone — Open to "T4-
L- General Urban Transect Zone — Limited is successional pursuant to with Article 7, Section
7.1.2.8.f.2 and Section 7.1.2.8.a.1 of the Miami 21 Code; and
WHEREAS, the City's Planning Department, however, finds that the change does not
maintain the goals of the Miami 21 Code to preserve Neighborhoods and provide transitions in
intensity and Building Height as required by Article 7, Section 7.1.2.8.f.2 of the Miami 21 Code;
and
WHEREAS, the City's Planning Department finds that the proposed zoning change is
not appropriate considering the intent of the Miami 21 Code; and
WHEREAS, the Planning Department recommends denial of the rezoning application
from "Cl"- Civic Institution Zone (CI) and "T3-O"-Sub-Urban Transect Zone — Open (T3-O) to
"T4-L"- General Urban Transect Zone — Limited (T4-L); and
WHEREAS, during the hearing before the Planning, Zoning and Appeals Board
("PZAB"), at its meeting on December 17, 2025, following an advertised public hearing, the
Applicant proffered to limit the development on the Property to three (3) stories, consistent with
T4 standards, regardless of developing the Property under the Live Local Act, and such was
included in the Covenant for City Commission; and
WHEREAS, at its meeting on December 17, 2025, the PZAB adopted Resolution No.
PZAB-R-25-082 by a vote of seven to one (7 -1), Item No. PZAB. 14, recommending approval of
the amendment to the Miami 21 Code Zoning Atlas; and
WHEREAS, the Property Owner(s) shall fulfill all necessary requirements to effectuate
the rezoning of this Ordinance within 30 days from the adoption of this Ordinance; and
WHEREAS, the City Commission has considered the need and justification for the
proposed change, including changed or changing conditions that make the passage of the
proposed change necessary; and
WHEREAS, City Commission has considered the goals, objectives, and policies of the
Miami Comprehensive Neighborhood Plan, the Miami 21 Code, and all other City regulations;
and
City of Miami Page 3 of 4 File ID: 18676 (Revision: A) Printed on: 7/24/2026
File ID: 18676 Enactment Number: 14469
WHEREAS, City Commission has considered whether the proposed change maintains
the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in
intensity and Building Height;
NOW, THEREFORE, BE IT ORDAINED BY THE 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 "Cl"- Civic Institution Zone (CI) and "T3-O," Sub -Urban Transect Zone
— Open (T3-O), to "T4-L," General Urban Transect Zone — Limited, for the Property located at
151 Northwest 60 Street and 145 Northwest 60 Street, Miami, Florida, as more particularly
described in the attached and incorporated Exhibit "A," Miami, Florida.
Section 3. The City Commission accepts the voluntarily proffered Declaration of
Restrictive Covenants, as amended in the hearing as stated herein and in a form acceptable to
the City Attorney, a draft of which is attached and incorporated as Exhibit "B".
Section 4. This Ordinance shall become effective thirty-one (31) days after second
reading and adoption thereof pursuant and subject to Section 163.3187(5)(c), Florida Statutes.'
APPROVED AS TO FORM AND CORRECTNESS:
rge = . Wyy ng III, C ty ttor -y 7/23/2026
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 Page 4 of 4 File ID: 18676 (Revision: A) Printed on: 7/24/2026