River Landing

January 18, 2013, the Owner filed an application with the City for approval of a Special Area Plan ("River Landing SAP") in order to develop the Property as a mixed-use development with residential units, retail, restaurants, a Riverwalk, and other amenities.

City Commission pursuant to Ordinance 13382 adopted the Special Area Plan for the Property, on May 23, 2013, in order to develop the Property as a mixed-use development with residential units, retail, restaurants, a Riverwalk, and other amenities.

The project site originally zoned T6-8-O was rezoned for to T6-24-O in the site to the south, aptly named River Landing Phase 1. The area to the north which features the proposed site was then rezoned to T6-12-O. This urban zoning allows for a wide variety of uses.

The Applicant applied in June 2019, through ePlan to revise Section 21, “Public Benefits Pursuant to this Agreement,” of the Development Agreement, to provide for the construction of open spaces, green spaces, public facilities and park areas within the River Landing SAP. 

Current Site:

The 8.14 acres currently contains:

• Six (6) levels of destination retail
• A 90’ wide landscaped, open air pedestrian passage
• A parking garage
• An active Riverwalk

Current Zoning: T6-12-O Urban Center – Open

Site Characteristics: Riverwalk

Proposed Amendment Zoning Change:

• T6-24-O Urban Center – Open

• The Property is located along NW North River Drive directly across the street from River Landing Shops & Residences, a project that includes various commercial retail establishments as well as 528 apartment units within the T6-24-O zoning transects.  

• The application also satisfies the rezoning eligibility requirements of Section 7.1.2.8(c)(1) with approximately 421.66 of frontage along NW 13th Terrace and 431 feet on NW North River Drive.

To redevelop the “River Landing” site, the Applicant has submitted two applications: a Comprehensive Plan Amendment and a Special Area Plan (SAP).  These documents are required to amend the regulations governing how the site may be developed. The City of Miami Planning Department is responsible for administering and reviewing the applications.

Below is a brief summary of each application:

Comprehensive Plan Amendment - changes the Future Land Use designation for the approximately 8.14-acres of the site from “Medium Density Restricted Commercial” to “Restricted Commercial”.

• Changes the Future Land Use designation for approximately 8.14-acres of the property at 1400, 1420 and 1500 Northwest North River Drive from “Medium Density Restricted Commercial” to “Restricted Commercial”. The full description of these designations can be found in the Miami Comprehensive Neighborhood Plan, within the “Interpretation of the 2020 Future Land Use Map”.

• Concurrency review ensures that City and County services can meet the needs of new development. Levels-of-Service for Parks, Recreation, & Open Space and Transportation are particularly important with regards to this proposed amendment:

• Park access

• Parks, Recreation, & Open Space Policy PR-1.1.4: Level of Service aims to provide a municipally-owned park within a 10-minute walk of 72% of the City’s residents.

• Transportation – a detailed traffic study is being reviewed by the Office of Capital Improvements

Special Area Plan (SAP) - encompasses the entire 8.14-acre property, changing certain Miami 21 Zoning regulations and changing the zoning Transect for 8.14-acres of the site from “T6-12-O Urban Center – Open” to “T6-24-O Urban Center – Open”.

The Special Area Plan will encompass 2.02 -acre property and will change the underlying zoning designation for approximately 8.14-acres from “T6-12-O Urban Center – Open” to “T6-24-O Urban Center – Open” Transect Zones. The proposal is proposing to construct approximately 2,147,331 square feet of development consisting of: 

• two 12-story towers 

• 444 residential units

• 1,618,383 square feet of commercial use

• 130,732 square feet of open space

• 2,418 parking spaces

   

The Special Area Plan application is accompanied by the following documents which will guide redevelopment of the site:

• Regulating Plan – development standards that are specific to the project. While the project is required to meet the intent of the Miami 21 Zoning Code, the Special Area Plan process affords flexibility in how the site is designed and developed to allow for higher or specialized building, streetscape, and open space designs.

• Concept Book – plans, diagrams, and renderings illustrating the development standards of the Regulating Plan.

In reviewing the Regulating Plan and Concept Book, the Planning Department considers the following:

• SAP criteria outlined in Article 3, Section 3.9 of the Miami 21 zoning code
• Goals, Objectives, & Policies of the Miami Comprehensive Neighborhood Plan
• Urban design compatibility
• Building heights that are compatible with the scale of the surrounding neighborhood and create proper transitions between adjacent residential areas.
• Streetscape design that is integrated with surrounding area.
• Accessibility, Traffic and Circulation
• Mobility connections that cater to multiple modes of transportation including pedestrians, bicycles, mass transit, and vehicles.
• Uses that are accessible to and serve the surrounding neighborhood and City.

While dates are to be decided, the sequence of meetings and opportunities for public participation is as follows:

 Submit a Public Records Request for River Landing documents