PZ.9 - Rezone T6-8-l to T5-o Urban
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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 “T6-8-L,” URBAN CORE TRANSECT ZONE-LIMITED, TO “T5-O,” URBAN CENTER TRANSECT ZONE-OPEN, FOR THE PROPERTIES GENERALLY LOCATED AT 625, 645, 675, 685, 650, 640, 630 AND 626 NORTHEAST 64 TERRACE, AND 629, 635, 645, 655, 669, AND 685 NORTHEAST 64 STREET AND, THE EAST PORTION OF 610 NORTHEAST 64 TERRACE, MIAMI, FLORIDA, MORE PARTICULARLY DESCRIBED IN EXHIBIT “A”, ATTACHED AND INCORPORATED, MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE, AND PROVIDING FOR AN EFFECTIVE DATE.
July 23, 2026
Sponsors
Department of Planning
Christine King
Vote Details
PASSED ON FIRST READING WITH MODIFICATION(S)
Motion to: Pass on First Reading with Modification(s)
Mover: Christine King, Commissioner
Seconder: Rolando Escalona, Commissioner
Ayes (5):
Gabela, Pardo, Escalona, Rosado, King
Department: Department of Planning
Category: Planning and Zoning
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on July 15, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26- by a vote of to ( - ), Item No. PZAB. , recommending of the Zoning Change; and
WHEREAS, James Reyes, City Manager, on the behalf of the City of Miami (“Applicant”), submitted a request to amend 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 “T6-8-L,” Urban Core Transect Zone-Limited, to “T5-O,” Urban Center Transect Zone-Open, for the properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 629, 635,645, 655, 669, and 685 Northeast 64 Street, and the eastern portion of the property located at 610 Northeast 64 Terrace, all as described in the attached and incorporated Exhibit “A” (collectively, “Property”), Miami, Florida; and
WHEREAS, the Property is an assemblage of fifteen (15) parcels totaling approximately 117,708 square feet (2.70 acres) of land; and
WHEREAS, the Property is generally bounded by the following Thoroughfares: Northeast 67 Street to the north; Northeast 7 Avenue to the east; Northeast 64 Street to the south; and Biscayne Boulevard to the west; and
WHEREAS, on November 21, 2024, through Ordinance No.14334, the City Commission amended the Future Land Use Map (“FLUM”) designation on the Miami Comprehensive Neighborhood Plan (“MCNP”) of the Property to change it to “Restricted Commercial”; and
WHEREAS, the FLUM designation is “Restricted Commercial;” and
WHEREAS, on November 21, 2024, through Ordinance No. 14335, the City Commission amended the Zoning Atlas of the Miami 21 Code of the Property to change it to T6-8-L,” Urban Core Transect Zone-Limited; and
WHEREAS, the Applicant voluntarily proffered a Declaration of Restrictive Covenants (“Covenant”) outlining commitments related to Affordable Housing, Density Restrictions, Mixed Income Housing, Design Limitations, Public Benefits, a Legion Park Contribution, Public Parking, Infrastructure Improvements, and Tree Preservation; and
WHEREAS, the Covenant further contemplated a potential downzoning of the Property to “T5‑O,” Urban Center Transect Zone-Open; and
WHEREAS, specifically, the Covenant indicated that, upon written confirmation by the City's Planning Director and Zoning Administrator, or designees, that the project plans and public parking may be achieved in accordance with a Miami 21 Code amendment related to “T5-O,” Urban Center Transect Zone-Open, the Owner shall not object, assert vested rights, or claim a regulatory taking, and will support the City's application to rezone all or part of the Property to T5-O, so long as the T5-O amendment remains effective; and
WHEREAS, following adoption of the rezoning, the project plans for the Property were submitted for review by the City’s Planning Director and Zoning Administrator, who evaluated whether the approved development program, including required public parking, could be achieved under “T5‑O,” Urban Center Transect Zone-Open standards; and
WHEREAS, upon review, the Planning Director and Zoning Administrator confirmed that the project plans for the Property could be accommodated within “T5‑O,” Urban Center Transect Zone – Open, thereby triggering the provisions of the Covenant requiring the Owner to not object and to support the City’s future downzoning of the Property to “T5‑O,” Urban Center Transect Zone – Open; and
WHEREAS, the request is to change the zoning classification from “T6-8-L,” Urban Core Transect Zone-Limited to “T5-O,” Urban Center Transect Zone-Open, which is consistent with the existing Future Land Uses (“FLU”) of “Restricted Commercial;” therefore, this request is concurrent with the MCNP; and
WHEREAS, the Property is in the Upper Eastside neighborhood where there are a variety of zoning classifications and Uses, including Residential, Lodging, Commercial, Civic Support and Educational Uses; and
WHEREAS, multiple City-issued demolition building permits have been issued for the Property, and it is currently vacant; and
WHEREAS, the proposed change from “T6-8-L,” Urban Core Transect Zone – Limited, to “T5-O,” Urban Center Transect Zone – Open, classification would still allow the development to occur as outlined in the plans submitted to the Zoning Administrator and Planning Director for approval; and
WHEREAS, the application is consistent with the Miami 21 Code, Article 7, Section 7.1.2.8.f1(a) in that it meets the criteria for amendments to the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and building height; and
WHEREAS, this request to rezone the Property is consistent with the intent of the MCNP’s Transportation Element, Policy TR-1.1.5 for “the City will encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors," which makes the request consistent with the rezoning criteria of the Miami 21 Code, Article 7, Section 7.1.2.8.f.1; and
WHEREAS, the proposed application is consistent with the Miami 21 Code, Article 7, Section 7.1.2.8.f.1(b) as there have been changing conditions to the Miami 21 Code Zoning Atlas in the form of 1) as part of the City’s Plat and Street Committee’s approval of the Applicant’s T-Plat #1978A on June 3, 2021, the public Right-of-Way of NE 64 Terrace was approved to be vacated and closed; 2) Planning staff identified seven (7) properties within a half-mile radial distance of the Property whose original zoning designation on the Zoning Atlas of the Miami 21 Code was changed per City Commission approval; and 3) based on the City’s recently adopted Evaluation and Appraisal Report through Ordinance No. 13730, which updated the City’s MCNP, the Property is located within the proposed “Northeast Brightline/Tri-Rail Station ½-mile Pedestrian Shed,” which are adjacent to the said Property; and
WHEREAS, the proposed application is consistent with the Miami 21 Code, Article 7, Section 7.1.2.8.f.2 in that the change is to the next intensity Transect Zone and in a manner which maintains the goals of the Miami 21 Code to preserve neighborhoods and to provide transitions in intensity and Building Height; 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 to rezone the Property from “T6-8-L,” Urban Core Transect Zone – Limited, to “T5-O,” Urban Center Transect Zone – Open; and
WHEREAS, consideration was given to the relationship of the proposed amendment to the goals, objectives and policies of the MCNP, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the MCNP, the Miami 21 Code, and other City regulations; and
WHEREAS, the consideration was given to 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 change maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height;
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 amended by changing the zoning classification from “T6-8-L,” Urban Core Transect Zone-Limited, to “T5-O,” Urban Center Transect Zone-Open, for the properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 629, 635,645, 655, 669, and 685 Northeast 64 Street, and the eastern portion of the property located at 610 Northeast 64 Terrace, all as described in the attached and incorporated Exhibit “A.”
Section 3.This Ordinance shall become effective ten (10) days after approval atsecond reading.
WHEREAS, James Reyes, City Manager, on the behalf of the City of Miami (“Applicant”), submitted a request to amend 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 “T6-8-L,” Urban Core Transect Zone-Limited, to “T5-O,” Urban Center Transect Zone-Open, for the properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 629, 635,645, 655, 669, and 685 Northeast 64 Street, and the eastern portion of the property located at 610 Northeast 64 Terrace, all as described in the attached and incorporated Exhibit “A” (collectively, “Property”), Miami, Florida; and
WHEREAS, the Property is an assemblage of fifteen (15) parcels totaling approximately 117,708 square feet (2.70 acres) of land; and
WHEREAS, the Property is generally bounded by the following Thoroughfares: Northeast 67 Street to the north; Northeast 7 Avenue to the east; Northeast 64 Street to the south; and Biscayne Boulevard to the west; and
WHEREAS, on November 21, 2024, through Ordinance No.14334, the City Commission amended the Future Land Use Map (“FLUM”) designation on the Miami Comprehensive Neighborhood Plan (“MCNP”) of the Property to change it to “Restricted Commercial”; and
WHEREAS, the FLUM designation is “Restricted Commercial;” and
WHEREAS, on November 21, 2024, through Ordinance No. 14335, the City Commission amended the Zoning Atlas of the Miami 21 Code of the Property to change it to T6-8-L,” Urban Core Transect Zone-Limited; and
WHEREAS, the Applicant voluntarily proffered a Declaration of Restrictive Covenants (“Covenant”) outlining commitments related to Affordable Housing, Density Restrictions, Mixed Income Housing, Design Limitations, Public Benefits, a Legion Park Contribution, Public Parking, Infrastructure Improvements, and Tree Preservation; and
WHEREAS, the Covenant further contemplated a potential downzoning of the Property to “T5‑O,” Urban Center Transect Zone-Open; and
WHEREAS, specifically, the Covenant indicated that, upon written confirmation by the City's Planning Director and Zoning Administrator, or designees, that the project plans and public parking may be achieved in accordance with a Miami 21 Code amendment related to “T5-O,” Urban Center Transect Zone-Open, the Owner shall not object, assert vested rights, or claim a regulatory taking, and will support the City's application to rezone all or part of the Property to T5-O, so long as the T5-O amendment remains effective; and
WHEREAS, following adoption of the rezoning, the project plans for the Property were submitted for review by the City’s Planning Director and Zoning Administrator, who evaluated whether the approved development program, including required public parking, could be achieved under “T5‑O,” Urban Center Transect Zone-Open standards; and
WHEREAS, upon review, the Planning Director and Zoning Administrator confirmed that the project plans for the Property could be accommodated within “T5‑O,” Urban Center Transect Zone – Open, thereby triggering the provisions of the Covenant requiring the Owner to not object and to support the City’s future downzoning of the Property to “T5‑O,” Urban Center Transect Zone – Open; and
WHEREAS, the request is to change the zoning classification from “T6-8-L,” Urban Core Transect Zone-Limited to “T5-O,” Urban Center Transect Zone-Open, which is consistent with the existing Future Land Uses (“FLU”) of “Restricted Commercial;” therefore, this request is concurrent with the MCNP; and
WHEREAS, the Property is in the Upper Eastside neighborhood where there are a variety of zoning classifications and Uses, including Residential, Lodging, Commercial, Civic Support and Educational Uses; and
WHEREAS, multiple City-issued demolition building permits have been issued for the Property, and it is currently vacant; and
WHEREAS, the proposed change from “T6-8-L,” Urban Core Transect Zone – Limited, to “T5-O,” Urban Center Transect Zone – Open, classification would still allow the development to occur as outlined in the plans submitted to the Zoning Administrator and Planning Director for approval; and
WHEREAS, the application is consistent with the Miami 21 Code, Article 7, Section 7.1.2.8.f1(a) in that it meets the criteria for amendments to the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and building height; and
WHEREAS, this request to rezone the Property is consistent with the intent of the MCNP’s Transportation Element, Policy TR-1.1.5 for “the City will encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors," which makes the request consistent with the rezoning criteria of the Miami 21 Code, Article 7, Section 7.1.2.8.f.1; and
WHEREAS, the proposed application is consistent with the Miami 21 Code, Article 7, Section 7.1.2.8.f.1(b) as there have been changing conditions to the Miami 21 Code Zoning Atlas in the form of 1) as part of the City’s Plat and Street Committee’s approval of the Applicant’s T-Plat #1978A on June 3, 2021, the public Right-of-Way of NE 64 Terrace was approved to be vacated and closed; 2) Planning staff identified seven (7) properties within a half-mile radial distance of the Property whose original zoning designation on the Zoning Atlas of the Miami 21 Code was changed per City Commission approval; and 3) based on the City’s recently adopted Evaluation and Appraisal Report through Ordinance No. 13730, which updated the City’s MCNP, the Property is located within the proposed “Northeast Brightline/Tri-Rail Station ½-mile Pedestrian Shed,” which are adjacent to the said Property; and
WHEREAS, the proposed application is consistent with the Miami 21 Code, Article 7, Section 7.1.2.8.f.2 in that the change is to the next intensity Transect Zone and in a manner which maintains the goals of the Miami 21 Code to preserve neighborhoods and to provide transitions in intensity and Building Height; 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 to rezone the Property from “T6-8-L,” Urban Core Transect Zone – Limited, to “T5-O,” Urban Center Transect Zone – Open; and
WHEREAS, consideration was given to the relationship of the proposed amendment to the goals, objectives and policies of the MCNP, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the MCNP, the Miami 21 Code, and other City regulations; and
WHEREAS, the consideration was given to 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 change maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height;
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 amended by changing the zoning classification from “T6-8-L,” Urban Core Transect Zone-Limited, to “T5-O,” Urban Center Transect Zone-Open, for the properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 629, 635,645, 655, 669, and 685 Northeast 64 Street, and the eastern portion of the property located at 610 Northeast 64 Terrace, all as described in the attached and incorporated Exhibit “A.”
Section 3.This Ordinance shall become effective ten (10) days after approval atsecond reading.