PZ.6 - Approve 34% Parking Reduction Exception

WHEREAS, Gecko Group Inc. and 545 LLC (collectively, “Applicant”) requests an Exception, with City Commission approval, pursuant to Article 4, Table 4and Article 7, Section 7.1.2.6 of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended, (“Miami 21 Code”) to allow a thirty-four percent (34%) parking reduction in the total number of required parking spaces for a structure with a Floor Area of ten thousand (10,000) square feet or less located in a Transit Corridor area and not within five hundred (500) feet of an ungated T3 Transect Zone for new construction generally located at 545 Southwest 11 Avenue, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A” (“Property”); and

WHEREAS, the Miami 21 Code allows an up to one hundred percent (100%) parking reduction for a structure with a Floor Area of ten thousand (10,000) square feet or less located in a Transit Corridor area and not within five hundred(500) feet of an ungated T3 Transect Zone; and

WHEREAS, the Property has a Future Land Use Map (“FLUM”) designation of “Medium Density Multifamily Residential”; and

WHEREAS, the Property is zoned “T4-R,” Urban General Transect Zone – Restricted on the Zoning Atlas of the Miami 21 Code; and

WHEREAS, the Property is approximately 7,500 square feet or 0.173 acres; and

WHEREAS, the Applicant is proposing the new construction of a Multi-Family Residence (“Project”) comprised of six(6) dwelling units; and

WHEREAS, the Project is approximately 5,739 square feet; and

WHEREAS, the Property is located within a Transit Corridor area; and

WHEREAS, the total parking required is nine(9) parking spaces; and

WHEREAS, the Applicant is proposing six (6) parking spaces on the Property; and

WHEREAS, Article 7, Section 7.1.2.6.b.4of the Miami 21 Codestates that an application for an Exception shall be reviewed for compliance with the regulations of the Miami 21 Code and a City-approved traffic study shall be provided as required by the Planning Director, shall consider the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses, and shall apply Article 4, Table 12 Design Review Criteria, as applicable; and

WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on June 17, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-037 by a vote of seven to zero (7-0), Item No. 12, recommending approval with conditions of the Exceptions and with the modification that the Resolution is clarified that the parking reduction is thirty four percent (34%); and

WHEREAS, consideration was given to the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan, the Miami 21 Code, and all other regulations of the City; and

WHEREAS, it is found that the applicable requirements of the Miami 21 Code have been met with the conditions as stated in Section 2 herein; and

WHEREAS, based on the testimony and evidence presented, after due notice and an opportunity to be heard have been afforded to all parties and members of the public, there is competent, substantial evidence in the record to approve, with conditions, of the Exception as stated herein;

NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION 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.

Section 2. The Exception is approved with the following conditions:

1.The Project shall be developed in accordance with the plans and supporting documents bearing the ePlan Stamp for the Exception PZ-25-19128.

2.The Project shall provide six (6) parking spaces.

3.Any modification to the approved plans as a result or consequence of the Applicant, owner, or successor’s compliance with other departments and/or agencies and/or codes, shall require a new review for approval confirmation from the Planning Director in accordance with Article 7 of the Miami 21 Code.

4.The City reserves the right to inspect the Property site to ensure compliance with the conditions as listed.

5.Failure to comply with the conditions herein may result in the immediate revocation of this Exception and shall be subject to any fines and penalties pursuant to the City Code.

6.Pursuant Article 7, Section 7.1.2.6 (e): “\[a\]n Exception shall be valid for a period of three (3) years, during which a building permit or Certificate of Use must be obtained.  This excludes a demolition or landscape permit.”

Public Works:

7.Encroachments into corner and driveway visibility triangles are not permitted.

8.Right-of-way dedications must be executed along all applicable streets, including un-dedicated right-of-way area external to the 25-foot corner radius. All existing/proposed right-of-way improvements shall be according to the City of Miami Resilience and Public Works (“RPW”) Engineering Standards and Bulletin. Refer also to Article 9 of the Miami 21 Zoning Code. All street cross sections must be according to City of Miami RPW Engineering Standards. All non-standard improvements within the City’s right-of-way areas require execution of a Non-Standard Improvement Covenant. Pedestrian ramps must be according to RPW Engineering Standards and equipped with detectable warning system. All broken sidewalk, curb/curb and gutter/valley gutter, planters, pavement, stormwater drainage system must be reconstructed. All grades are to slope to drain. Stormwater drainage system improvements may be required. All stormwater shall be retained within private property. No run-off is allowed into the right-of-way area. Right-of-way conditions must comply with American Disability Act (“ADA”) Guidelines. Street lighting must be according to RPW Department Bulletin 36. Driveway/Driveway approach Maximum slope to meet street elevation (back of sidewalk) from/to basement is 5%; from/to above ground parking is 10% (for the first 20ft from BBL). Abandoned driveway approach must be restored to regular sidewalk with standard full height curb and gutter. All driveway approaches shall be according to City of Miami RPW Engineering Standards. Any deviation to this requirement must be requested in writing to the Director of Resilience and Public Works Department for review/approval. Encroachments into fully dedicated right-of-way areas shall according to Florida Building Code Chapter 32. Doors/windows must not open into the right-of-way area.

Zoning:

9.Prior to issuance of any Building Permit, the Applicant shall coordinate with the Environmental Resources Division to satisfy all applicable on-site street tree requirements. Compliance may be achieved through participation in the City’s Tree Mitigation Program, as determined by Environmental Resources. Verification of compliance with applicable street tree requirements shall be provided and confirmed during the Building Permit review process.

Section 3. If any section, part of a section, paragraph, clause, phrase, or word of this Resolution is declared invalid, the remaining provisions of this Resolution shall not be affected.

Section 4. This Resolution shall be effective (10) ten days after adoption.