HomeMy WebLinkAboutPZAB (18534) ResolutionCity of Miami
PZAB Resolution
Enactment Number: PZAB-R-25-082
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File ID: 18534 Date Rendered: 12/31/2025
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH
ATTACHMENT(S), RECOMMENDING APPROVAL OF AN ORDINANCE OF THE
MIAMI CITY COMMISSION 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 RECOMMENDING TO
THE CITY COMMISSION ACCEPTANCE OF 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 a draft Declaration of Restrictive
Covenants ("Covenant"), attached and incorporated as Exhibit "B," that 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 in Section 2(a) above, 1) Twenty percent (20%) 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 one hundred percent (100%) of the AMI and
Date Rendered: 12/31/2025
City of Miami Page 1 of 4 File ID: 18534 (Revision:) Printed On: 12/31/2025
2) the remaining sixty percent (60%) of new units within the Property shall be leased, rented or
made available on a continuous basis to persons whose income does not exceed one hundred
and twenty percent (120%) of the AMI; and
WHEREAS, during the Planning, Zoning and Appeals Board ("PZAB") hearing, the
Applicant's attorney indicated that the development on the Property would be limited to three (3)
stories and voluntarily proffered to include such restriction in the Covenant; and
WHEREAS, the Future Land Use Map 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
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
City of Miami Page 2 of 4 File ID: 18534 (Revision:) Printed On: 12/31/2025
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, 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 PZAB 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, the PZAB also considered the voluntarily proffered Covenant that restricts
commercial uses on the Property, has affordability requirements, and limits the development on
the Property to three (3) stories; and
WHEREAS, the PZAB has considered the goals, objectives, and policies of the Miami
Comprehensive Neighborhood Plan, the Miami 21 Code, and all other City regulations; and
WHEREAS, PZAB 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; and
WHEREAS, based on the evidence in the record, the PZAB finds that there is competent
substantial evidence to recommend to the Miami City Commission approval of this rezoning of
the Property as described herein.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING AND APPEALS
BOARD OF THE CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted by reference and incorporated as if fully set forth in this Section.
City of Miami Page 3 of 4 File ID: 18534 (Revision:) Printed On: 12/31/2025
Section 2. The Planning, Zoning and Appeals Board ("PZAB") recommends that the
City Commission approve the request to amend the Zoning Atlas of Ordinance No. 13114
("Miami 21 Code"), as 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. PZAB further recommends that the City Commission accept the
voluntarily proffered Declaration of Restrictive Covenants, attached and incorporated as Exhibit
"B," with the additional voluntarily proffered restriction of limiting the development to three (3)
stories.
Section 4. This Resolution shall become effective upon adoption by the PZAB.
Reviewed and Approved:
David Snow
City of Miami Page 4 of 4 File ID: 18534 (Revision:) Printed On: 12/31/2025
JOHN IBARRA & ASSOCIATES, INC.
Professional Land Surveyors & Mappers
SUITE 3025 SUITE B
MPHIA
s 0029 H:Pi2C) 540 23009
F.: (305) 292-0401 FAX (239) 540 2& 4
N.W. 61st STREET
LEGEND
- FENCE
N.W. 60th STREET
MAP OF BOUNDARY SURVEY
100.00
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PZ-24-'7607
PROPERTY ADDRESS:
145 NV100 STREET MIAMI, FLORIDA. 33127
FOLIO 3113-052-0280
161 NW 60 STREET, MIAMI, FLORIDA. 33127
FOL1001-3113-052-0270
CERTIFICATION:
LEGAL DESCRIPTION:
LOTS B THROUGH 1Z INCLUSIVE, BLOCH 1. ROCHMOOR PARK TRACT. ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 4. PAGE 190, OF THE PUBLIC
RECORDS OF MIAMI-JADE COUNTY, FLORIDA.
LOT1.3 BLOCK 2, OF ROCK1.900R PARK TRA CT, ACCORDING TO THE PVT
THEREOF, AS RECORDED IN PV TBOON 4. PAGE 190. OF THE PUBLIC RECORDS OF
DE COLIN,, FLORIDA. WHOSE STREET ADDRESS IN KNOWN AS 146 N. W.
60TH STREET. MIAMI. FLORIDA 33127.
LEGAL NOTES TO ACCOMPANY SKETCH OF SURVEY:
•ThERE E.4 SEVEN. RECORDED IN E PUBLIC RECORDS NOT.SHOIVN ON MI $ SURVEY
•TIIE PURPOSE OF THIS SURVEY IS FOR USE IN 0,91,INING PRE INSURMCE FIAMMG,ND
SHOULD NOT... FOR CONSTRUCT/ON PURPOSES
DONS OF THE .,BSTRACT OF TYRE IVILL HAVE TO BE ,.A.,DE TO DETERIM,VE RECORDED
•ThIS SURVEY IS SUBJECT TO DEB/CAPONS L111,111, DONS RESTRICTIONS RESER', PONS OR
EiSEMENTS OF RECORD.
•BOUNDARY SURVEY MEINS BR AND/ OR GRAPhIC REPRESEY,PON OF THE SURVEY
ThE OR FENCES MAY BE EXAGGERATED FOP CLAPI, PURPOSES.
.FENCE OWNERSHIP NOTDEIERAINEO.
•Th/5 ELM OF SURVEV,S BEEN PREPARED FOR THE EY CLUSIVE USE OE THE SWIPES NAMED
FLOOD ZONE INFORMATION:
120650
SUFFIX
DATE OF FIRM 09 11,2009
SURVEYOR' S NOTES:
OF THE PROPERTY. IF NOT. BEARINGS ARE THEN REFERRED TO COUNTY, TOWNSHIP MPS.
2. THE CLOSURE IN THE BOUNDARY SURVEY IS ABOVE 1q500 FT.
SURVEYOR'S CERTIFICATION:
,EREBY CERTFY THS "BOUNDARY SURVEY" OF THE PROPERTY DESCRIBED THEREN, HAS RECEI„TLY BEEN
SURVEYED AND DRAWN U.6.4 My SUPERVISION, A100 COMPLIES WITH THE STAn'DARDS OF PRACTCEA S SET
FORT, BY THE FLORIDA BOARD OF PROFESSIONAL LAIOD SURVEYORS IN CHAPTER 5,7, FLORIDA
Date: 2024.08.07
PROFE.S,0,,, LAND SURVEYOR NO n77, STATE O£FLOR/DA
GRAPHIC SCALE
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FIELD DAT
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Digitally signed by