PZ.1 - A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING, WITH CONDITIONS, A MAJOR USE SPECIAL PERMIT (“MUSP”) PURSUANT TO APPENDIX C, SECTION 627.2, AND ASSOCIATED CLASS II SPECIAL PERMIT (“CLASS II”) PURSUANT TO SECTION 627.1.15 OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, FOR A MIXED-USE DEVELOPMENT WITHIN THE SD-27.2 MIDTOWN WEST OVERLAY, LOCATED AT APPROXIMATELY 3055 NORTH MIAMI AVENUE, 2997 NORTH MIAMI AVENUE, 2905 NORTH MIAMI AVENUE, 3000 NORTHEAST 1 AVENUE, AND 35 NORTHEAST 29 STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; SUCH APPROVAL OF THE MUSP WILL ALLOW UP TO 924 RESIDENTIAL DWELLING UNITS, OFFICE AND RETAIL USES, AND ASSOCIATED PARKING AND APPROVAL OF THE CLASS II WILL ALLOW MANEUVERING OF TRUCKS IN THE PUBLIC RIGHT-OF-WAY FOR OFF STREET LOADING; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
November 19, 2026
Department: Department of Planning
Category: Planning and Zoning
WHEREAS, Iris Escarra, on behalf of RM Midtown Park, LLC and the owners of the Property as described herein (”Applicant”), submitted a complete application to the City of Miami (“City”) for a Major Use Special Permit (“MUSP”) pursuant to Appendix C, Section 627.2.3, of Ordinance No.13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”), for a mixed-use development exceeding four hundred (400) residential units within the SD-27.2 Midtown West Overlay District, as more fully described in the application materials and Letter of Intent on file with the Planning Department for the properties located at approximately 3055 North Miami Avenue, 2997 North Miami Avenue, 2905 North Miami Avenue, 3000 Northeast 1 Avenue, and 35 Northeast 29 Street, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A” (collectively, “Property”); and
WHEREAS, the Property is located in the Midtown neighborhood of the City, is designated Restricted Commercial on the City’s Future Land Use Map, and is located within the Buena Vista Yards Regional Activity Center; and
WHEREAS, the Property is zoned T6-24A-O, Urban Core Transect Zone- Open, with the SD-27.2 Midtown West Overlay, with a portion zoned T5-O Urban Center Transect Zone \- Open with the SD-27.2 Midtown West Overlay; and
WHEREAS, the proposed project consists of a mixed-use development containing approximately 924 residential dwelling units, approximately 48,991 square feet of office uses, approximately 106,651 square feet of retail uses, and approximately 1,118 parking spaces, to be developed in two (2) phases, with an interim recreational use occupying the Phase 2 area until such phase is constructed (“Project”); and
WHEREAS, pursuant to Appendix C, Section 627.2.3.1, a MUSP is required for residential development exceeding four hundred (400) dwelling units within the Midtown West Overlay District; and
WHEREAS, the Applicant also applied for a Class II Special Permit for the Project pursuant to Section 627.1.15 of the Miami 21 Code, to allow the maneuvering of trucks within the public right-of-way for off-street loading, in order to promote the most efficient use of land, subject to any conditions; and
WHEREAS, a MUSP is from the City’s previous Zoning Code – Ordinance No. 11000; and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.2(a) of Ordinance 11000, the design and development plan of the Project demonstrates functional internal relationships within the area to be encompassed and in particular the relationships of the concept plan to surrounding existing and proposed uses, activities, systems, and facilities (transportation, recreation, view corridors, pedestrian systems, service systems, and similar uses); and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.2(b) of Ordinance 11000, as a part of the supporting data and material for the design and development plan, the Applicant demonstrated how the concept affects existing zoning and adopted comprehensive plan principles and designations and that no changes are required in the existing zoning and comprehensive plan; and
WHEREAS, the Applicant’s materials demonstrated, as applicable, any relationships to any special permits, variances, or special exceptions from this zoning ordinance or other special exemptions from City regulations that are required in order to construct the development for which the MUSP is requested; and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.2(d) of Ordinance 11000, all information to aid in determining whether or not the proposed development meets the requirements of this zoning has been provided; and
WHEREAS, pursuant to Article 17, Section 1702.2.2(d) of Ordinance 11000, it is found that design development plans were provided by the Applicant and that the Applicant shall provide cross-sections; and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.3 of Ordinance 11000, the Applicant provided a development impact study to demonstrate whether the impact of the proposed development is favorable, adverse, or neutral on the economy, public services, environment, and housing supply of the City; and
WHEREAS, it is found that, pursuant to Article 13, Section 1305.2 of Ordinance 11000, the proposed development demonstrates a high level of design quality and is compatible with the surrounding context and that the Project incorporates architectural articulation, appropriate building proportions, and site design elements, including public art that enhance the public realm and reinforce the character of the area; and
WHEREAS, the Planning Department recommended approval with conditions for the reasons stated in the staff analysis, which is incorporated herein by reference; and
WHEREAS, the Planning, Zoning and Appeals Board, at its meeting on \\_\\_\\_\_\_\_\_\_ \_\_\_\_\_\_\_\_, 20\_\_, following an advertised public hearing, adopted Resolution No. PZAB-R-\_\_-\_\_\_ by a vote of \_ to \_ (\_-\_), Item No. \_\_, recommending \_\_\_\_\_\_\_\_\_ of the MUSP; and
WHEREAS, the City Commission, after due notice and an opportunity to be heard has been afforded to all parties and members of the public, and based on the testimony, the evidence in the record, and the findings contained herein, finds that there is competent substantial evidence that the application meets all of the criteria for a MUSP and the Class II Permit – with the conditions stated herein;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY 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 City Commission approvestheMUSP, and associated Class II Special Permit,pursuant to Appendix C, Section 627.2, of the Miami 21 Code for the mixed-use Project located at the Property as described herein with the following conditions:
1.The Project shall be developed substantially in accordance with the plans as prepared by Arquitectonica dated batched stamped by the City on February 6, 2026, under File No. PZ-18772.
2.Prior to the issuance of the first Building Permit, the Applicant shall submit two fully dimensioned architectural cross‑sections, one in each principal direction, for review and approval by the Planning Director. The cross‑sections shall demonstrate consistency with the approved design development plans, including building height, massing, and relationship to the adjacent public rights‑of‑way.
3.The Applicant shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process.
Section 3. The City Commission hereby approves the Project for up to 924 residential dwelling units; approximately 48,991 square feet of office floor area; approximately 106,651 square feet of retail floor area; approximately 1,118 off-street parking spaces, including off-site parking provided by easement; and Building heights and massing as depicted on the plans on file, with maximum heights of approximately 300 feet and 200 feet, consistent with the applicable street frontage hierarchy of SD-27.2.
Section 4.The City Commission hereby finds that:
a.The Project is in conformity with the Miami Comprehensive Neighborhood Plan, as amended;
b.The Project complies with the intent and standards of Appendix C, SD-27.2 Midtown West, and the Miami 21 Code;
c.The Project will have a favorable impact on the economy of the City;
d.The Project will efficiently utilize existing public facilities and transit infrastructure;
e.Any potentially adverse effects will be mitigated through compliance with the conditions of approval; and
f.The public welfare will be served by approval of the Project.
Section 5. 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 6. This Resolution shall be effectiveimmediatelyupon its adoption and signature of the Mayor.
WHEREAS, the Property is located in the Midtown neighborhood of the City, is designated Restricted Commercial on the City’s Future Land Use Map, and is located within the Buena Vista Yards Regional Activity Center; and
WHEREAS, the Property is zoned T6-24A-O, Urban Core Transect Zone- Open, with the SD-27.2 Midtown West Overlay, with a portion zoned T5-O Urban Center Transect Zone \- Open with the SD-27.2 Midtown West Overlay; and
WHEREAS, the proposed project consists of a mixed-use development containing approximately 924 residential dwelling units, approximately 48,991 square feet of office uses, approximately 106,651 square feet of retail uses, and approximately 1,118 parking spaces, to be developed in two (2) phases, with an interim recreational use occupying the Phase 2 area until such phase is constructed (“Project”); and
WHEREAS, pursuant to Appendix C, Section 627.2.3.1, a MUSP is required for residential development exceeding four hundred (400) dwelling units within the Midtown West Overlay District; and
WHEREAS, the Applicant also applied for a Class II Special Permit for the Project pursuant to Section 627.1.15 of the Miami 21 Code, to allow the maneuvering of trucks within the public right-of-way for off-street loading, in order to promote the most efficient use of land, subject to any conditions; and
WHEREAS, a MUSP is from the City’s previous Zoning Code – Ordinance No. 11000; and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.2(a) of Ordinance 11000, the design and development plan of the Project demonstrates functional internal relationships within the area to be encompassed and in particular the relationships of the concept plan to surrounding existing and proposed uses, activities, systems, and facilities (transportation, recreation, view corridors, pedestrian systems, service systems, and similar uses); and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.2(b) of Ordinance 11000, as a part of the supporting data and material for the design and development plan, the Applicant demonstrated how the concept affects existing zoning and adopted comprehensive plan principles and designations and that no changes are required in the existing zoning and comprehensive plan; and
WHEREAS, the Applicant’s materials demonstrated, as applicable, any relationships to any special permits, variances, or special exceptions from this zoning ordinance or other special exemptions from City regulations that are required in order to construct the development for which the MUSP is requested; and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.2(d) of Ordinance 11000, all information to aid in determining whether or not the proposed development meets the requirements of this zoning has been provided; and
WHEREAS, pursuant to Article 17, Section 1702.2.2(d) of Ordinance 11000, it is found that design development plans were provided by the Applicant and that the Applicant shall provide cross-sections; and
WHEREAS, it is found that, pursuant to Article 17, Section 1702.2.3 of Ordinance 11000, the Applicant provided a development impact study to demonstrate whether the impact of the proposed development is favorable, adverse, or neutral on the economy, public services, environment, and housing supply of the City; and
WHEREAS, it is found that, pursuant to Article 13, Section 1305.2 of Ordinance 11000, the proposed development demonstrates a high level of design quality and is compatible with the surrounding context and that the Project incorporates architectural articulation, appropriate building proportions, and site design elements, including public art that enhance the public realm and reinforce the character of the area; and
WHEREAS, the Planning Department recommended approval with conditions for the reasons stated in the staff analysis, which is incorporated herein by reference; and
WHEREAS, the Planning, Zoning and Appeals Board, at its meeting on \\_\\_\\_\_\_\_\_\_ \_\_\_\_\_\_\_\_, 20\_\_, following an advertised public hearing, adopted Resolution No. PZAB-R-\_\_-\_\_\_ by a vote of \_ to \_ (\_-\_), Item No. \_\_, recommending \_\_\_\_\_\_\_\_\_ of the MUSP; and
WHEREAS, the City Commission, after due notice and an opportunity to be heard has been afforded to all parties and members of the public, and based on the testimony, the evidence in the record, and the findings contained herein, finds that there is competent substantial evidence that the application meets all of the criteria for a MUSP and the Class II Permit – with the conditions stated herein;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY 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 City Commission approvestheMUSP, and associated Class II Special Permit,pursuant to Appendix C, Section 627.2, of the Miami 21 Code for the mixed-use Project located at the Property as described herein with the following conditions:
1.The Project shall be developed substantially in accordance with the plans as prepared by Arquitectonica dated batched stamped by the City on February 6, 2026, under File No. PZ-18772.
2.Prior to the issuance of the first Building Permit, the Applicant shall submit two fully dimensioned architectural cross‑sections, one in each principal direction, for review and approval by the Planning Director. The cross‑sections shall demonstrate consistency with the approved design development plans, including building height, massing, and relationship to the adjacent public rights‑of‑way.
3.The Applicant shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process.
Section 3. The City Commission hereby approves the Project for up to 924 residential dwelling units; approximately 48,991 square feet of office floor area; approximately 106,651 square feet of retail floor area; approximately 1,118 off-street parking spaces, including off-site parking provided by easement; and Building heights and massing as depicted on the plans on file, with maximum heights of approximately 300 feet and 200 feet, consistent with the applicable street frontage hierarchy of SD-27.2.
Section 4.The City Commission hereby finds that:
a.The Project is in conformity with the Miami Comprehensive Neighborhood Plan, as amended;
b.The Project complies with the intent and standards of Appendix C, SD-27.2 Midtown West, and the Miami 21 Code;
c.The Project will have a favorable impact on the economy of the City;
d.The Project will efficiently utilize existing public facilities and transit infrastructure;
e.Any potentially adverse effects will be mitigated through compliance with the conditions of approval; and
f.The public welfare will be served by approval of the Project.
Section 5. 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 6. This Resolution shall be effectiveimmediatelyupon its adoption and signature of the Mayor.