PZ.13 - 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 “T5-L,” URBAN CENTER TRANSECT ZONE – LIMITED, TO “T6-8-O,” URBAN CORE TRANSECT ZONE – OPEN, FOR THE PROPERTY GENERALLY LOCATED AT 701 SOUTHWEST 7 AVENUE (THE “701 PARCEL”) AND FROM "T6-8-O," URBAN CORE TRANSECT ZONE – OPEN, TO "T6-12-O," URBAN CORE TRANSECT ZONE – OPEN, FOR THE PROPERTIES GENERALLY LOCATED AT 619 SOUTHWEST 8 STREET, 665 SOUTHWEST 8 STREET, 620 SOUTHWEST 7 STREET, 630 SOUTHWEST 7 STREET, AND 640 SOUTHWEST 7 STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.

WHEREAS, MAR 701 Southwest 7 Avenue, LLC and Miami Automotive Retail, Inc. (collectively, “Applicant”), through its representative, Carli Koshal, Esquire, submitted an application pursuant to Article 7, Section 7.1.2.8 of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended (“Miami 21 Code”), requesting an amendment to the Zoning Atlas of the Miami 21 Code for properties generally located at 701 Southwest 7 Avenue, 619 Southwest 8 Street, 665 Southwest 8 Street, 620 Southwest 7 Street, 630 Southwest 7 Street, and 640 Southwest 7 Street, as more particularly described in the attached and incorporated Exhibit “A” (collectively, “Property”); and

WHEREAS, the Applicant requests to rezone the property located at 701 Southwest 7 Avenue (“701 Parcel”) from “T5-L,” Urban Center Transect Zone–Limited, to “T6-8-O,” Urban Core Transect Zone–Open; and

WHEREAS, the Applicant further requests to rezone the properties located at 619 Southwest 8 Street, 665 Southwest 8 Street, 620 Southwest 7 Street, 630 Southwest 7 Street, and 640 Southwest 7 Street (collectively, “665 Parcel”) from “T6-8-O,” Urban Core Transect Zone–Open, to “T6-12-O,” Urban Core Transect Zone–Open; and

WHEREAS, the subject Property contains approximately 108,395 square feet (2.49 acres) and is currently improved with automotive-related commercial uses, surface parking areas, and related structures associated with the existing Murgado Buick/GMC dealership; and

WHEREAS, the subject Property is located along the Southwest 8 Street (“Calle Ocho”) corridor in an area characterized by a mixture of residential, commercial, and mixed-use development and is surrounded by properties zoned “T4-L,” General Urban Transect Zone – Limited, “T4-R,” General Urban Transect Zone – Restricted, “T5-L,” Urban Center Transect Zone – Limited, “T5-O,” Urban Center Transect Zone - Open, and “T6-8-O” Urban Core Transect Zone - Open; and

WHEREAS, the Applicant concurrently submitted an application to amend the Future Land Use Map (“FLUM”) designation of 701 Southwest 7 Avenue from “Medium Density Restricted Commercial” to “Restricted Commercial”; and

WHEREAS, the Planning Department recognized that the requested rezoning of the 701 Parcel may be consistent with redevelopment trends along the Calle Ocho corridor and could facilitate additional investment and redevelopment opportunities; and

WHEREAS, the 701 Parcel is currently zoned “T5-L,” Urban Center Transect Zone-Limited and is designated “Medium Density Restricted Commercial” on the Miami Comprehensive Neighborhood Plan Future Land Use Map; and

WHEREAS, the Applicant has requested a rezoning of the 701 Parcel to “T6-8-O,” Urban Core Transect Zone-Open, which would establish a zoning classification generally consistent with portions of the surrounding corridor; and

WHEREAS, it is recognized that nearby properties have previously been rezoned from lower-intensity Urban Center Transect Zones to “T6-8-O,” Urban Core Transect Zone-Open, reflecting ongoing redevelopment activity within the area; and

WHEREAS, while the requested rezoning of the 701 Southwest 7 Avenue from “T5-L,” Urban Center Transect Zone-Limited, to “T6-8-O,” Urban Core Transect Zone – Open, may generally consistent with certain redevelopment patterns along the Calle Ocho corridor, the Planning Department must also consider the other criteria in the Miami 21 Code and separately evaluate the Applicant's request affecting the remaining properties comprising the 665 Parcel; and

WHEREAS, the 665 Parcel consists of approximately 101,029 square feet and is presently designated “Restricted Commercial” on the Future Land Use Map and zoned “T6-8-O,” Urban Core Transect Zone-Open; and

WHEREAS, the existing “T6-8-O,” Urban Core Transect Zone-Open designation permits substantial redevelopment potential, including mixed-use development, residential densities of up to 150 dwelling units per acre, increased floor area through bonus provisions, and building heights of up to twelve (12) stories through the Public Benefits Program; and

WHEREAS, the Planning Department found that properties surrounding the 665 Parcel are predominantly zoned “T6-8-O,” Urban Core Transect Zone-Open and that the requested “T6-12-O,” Urban Core Transect Zone - Open, designation is not characteristic of the prevailing zoning pattern in the immediate vicinity and not compatible with the established transition of scale, height, and character contemplated by Miami 21; and

WHEREAS, the Planning Department also found that the Applicant has not demonstrated sufficient changed or changing conditions, planning objectives, or site-specific circumstances necessitating the requested increase in development intensity for the 665 Parcel; and

WHEREAS, the existing “T6-8-O,” Urban Core Transect Zone- Open zoning designation currently provides substantial redevelopment opportunities, including significant residential density, mixed-use development potential, and bonus height opportunities under the Miami 21 Code regulations; and

WHEREAS, the Planning Department ultimately recommended denial of both requests to rezone the 701 Parcel from “T5-L,” Urban Center Transect Zone - Limited to “T6-8-O,” Urban Core Transect Zone - Open and the 665 Parcel from “T6-8-O,” Urban Core Transect Zone - Open to “T6-12-O,” Urban Core Transect Zone – Open, based upon the rezoning criteria, the surrounding context, the intent of the Miami 21 Code transect framework, and the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan; and

WHEREAS, the Applicant indicates that the application will advance many of the MCNP’s goals, objectives, and policies as indicated in its letter of intent, and that the rezoning of the 665 Parcel is already consistent with the FLUM designation of that parcel as a FLUM amendment is only required for the 701 Parcel; and

WHEREAS, the Applicant further asserts that approval of the application will catalyze redevelopment of the Property in the historically commercial area along the Southwest 8 Street corridor by creating uniform development standards conducive to a modern development that is compliant with the Miami 21 Code; and

WHEREAS, the Applicant provides that the application satisfies the rezoning requirements in the Miami 21 Code, with a successional zoning classification that responds to the existing conditions ofthe City, and is consistent with the goals, objectives and policies of the MCNP; and

WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on September 16, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-057 by a vote of ten to zero (10 - 0), Item No. PZAB. 4, recommending approval in part and denial in part, specifically recommending approval of the change of zoning classification of the 701 Parcel from “T5-L,” Urban Center Transect Zone–Limited, to “T6-8-O,” Urban Core Transect Zone–Openand denial of the change in zoning classification of the 665 Parcel from “T6-8-O,” Urban Core Transect Zone–Open, to “T6-12-O,” Urban Core Transect Zone–Open; and

WHEREAS, the City Commission has considered whether the proposed change will further the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan (“MCNP”), the Miami 21 Code, and other City regulations; and

WHEREAS, due consideration has been given to the need and justification for the proposed change, including changing and changed conditions that make the passage of the proposed change necessary; and

WHEREAS, the City Commission also considered whether the amendment maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height; and

WHEREAS, the City Commission finds, based on competent substantial evidence as indicated herein and in the record, that the application furthers the goals, objectives, and policies of the MCNP, the Miami 21 Code, and other City regulations; that there is a need and justification for the change, including changed or changing conditions that make the change necessary; and that the change maintains the goas of the Miami 21 Code to preserve Neighborhoods and 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 Ordinance No. 13114, as amended, is further amended by changing the zoning classification from "T5-L," Urban Center Transect Zone – Limited, to "T6-8-O," Urban Core Transect Zone – Open, for the property located at approximately 701 Southwest 7 Avenue, Miami, Florida, and from "T6-8-O," Urban Core Transect Zone – Open, to "T6-12-O," Urban Core Transect Zone – Open, for located at 619 Southwest 8 Street, 665 Southwest 8 Street, 620 Southwest 7 Street, 630 Southwest 7 Street, and 640 Southwest 7 Street, as described in "Exhibit A," attached and incorporated.

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

Section 4.This Ordinance may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to Sections 163.3187(5)(c) and 163.3184(12), Florida Statutes.