HomeMy WebLinkAbout2026-028-2485_-_EastGroup_Properties_Variance_and_Special_Exception_-_AdoptedRESOLUTION NO. 2026-028-2485
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MIAMI GARDENS, FLORIDA, approving the Special Exception
and variance application for that certain property located at 1500
NW 215th Street, more particularly described in Exhibit “A”,
permitting a Warehouse, Distribution, Light Production, or Light
Assemby use within the Entertainment Overlay District and a
reduction in the minimum acrage requirement for Warehouse use
from forty (40) acres to +/-6.860 acres; PROVIDING FOR THE
ADOPTION OF REPRESENTATIONS; PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the property located at 1500 NW 215th Street (“Subject Property”)
proposes to develop two Class-A warehouses, each approximately 57,600 square feet,
totaling 115,200 square feet, with 11,200 square feet of accessory office space, and
WHEREAS, the applicant has filed an application for Special Exception for
approval of a Warehouse and Distribution and a variance from the minimum acreage
requirement for Warehouse uses, and
WHEREAS, Section 34-287 of the City of Miami Gardens Code of Ordinances
permits Warehouse, distribution center, light production, light assembly type uses within
the Entertainment Overlay (“EO”) via special exception and, pursuant to Section 34-48
of the City of Miami Gardens Code of Ordinances, special exceptions may only be
approved via a public hearing, and
WHEREAS, the applicant is requesting a reduction in the minimum acreage
requirement from forty (40) acres for a warehouse use to +/-6.860 acres, and
WHEREAS, the City Council considered the testimony of the Applicant, if any,
and the Staff Report attached hereto as Exhibit “C” and incorporated by reference, and
WHEREAS, City staff recommends that the City Council approve the Special
Exception and variance application for that certain property located at 1500 NW 215th
Street, more particularly described in Exhibit “A”, permitting a Warehouse, Distribution,
Light Production, or Light Assembly use within the Entertainment Overlay District and a
reduction in the minimum acreage requirement for Warehouse use from forty (40) acres
to +/-6.860 acres, and
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF MIAMI GARDENS, FLORIDA AS FOLLOWS:
Section 1: ADOPTION OF REPRESENTATIONS: The foregoing Whereas
paragraphs are hereby ratified and confirmed as being true, and the same are hereby
made a specific part of this Resolution.
Resolution No. 2026-028-2485 Page 1 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
Section 2: AUTHORIZATION: The City Council of the City of Miami Gardens
hereby approves the Special Exception and variance application for that certain
property located at 1500 NW 215th Street, more particularly described in Exhibit “A”,
permitting a Warehouse, Distribution, Light Production, or Light Assembly use within the
Entertainment Overlay District and a reduction in the minimum acreage requirement for
Warehouse use from forty (40) acres to +/-6.860 acres.
Section 3. EFFECTIVE DATE: This Resolution shall take effect immediately upon
its final passage.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MIAMI
GARDENS AT ITS REGULAR MEETING HELD ON MARCH 11, 2026.
________________________________
RODNEY HARRIS, MAYOR
ATTEST:
________________________________
MARIO BATAILLE, MMC, CITY CLERK
PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY
SPONSORED BY: CAMERON BENSON, CITY MANAGER
Moved by: Vice Mayor Stephens
Seconded by: Councilwoman Powell
VOTE: 5-1
Mayor Harris Yes
Vice Mayor Stephens, III Yes
Councilwoman Baskin Yes
Councilman Leon Absent
Councilwoman Powell Yes
Councilwoman Wilson Yes
Councilwoman Julien No
Page 2 of 14Resolution No. 2026-028-2485 Page 2 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
Exhibit “A”
Survey and Legal Description
Page 3 of 14Resolution No. 2026-028-2485 Page 3 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
COUNTY LINE ROAD (STATE ROAD 852)SUNSHINE STATE PARKWAY (FLORIDA'S TURNPIKE)POBS02°31'04"E 171.83'
N01°58'52"W 141.93'S86°30'50"E 332.96'N87°00'16"E 245.02'N86°56'10"E 8.12'R=90.00'Δ=65°35'39"A=103.04'N02°35'25"W63.10'S87°29'03"W1152.84'EEEEEBFPCLPCLPEPGWEHHEHHBP(2)BPBPBPBPBP(2)BP(2)CLPCLPCLPCLPCLPCBFHFHFHFHFHEHHEHHEHH(2)EHHWMWVWV(2)WVWVWV(2)WVWV(2)CBCLPEHHCLPEHHCCCCCCCCCCCCCCCCCCWV(2)CPP0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURB0.5'CURBEESEHHCB18.0'
18.0'8.7'21.0'4.1'3.0'21.0'8.7'2.0'3.3'2.3'21.0'21.0'3.0'4.1'2.0'2.3'3.3'3.4'8.7'3.1'2.3'18.1'4.1'131.7'2.0'3.9'50.0'3.9'132.5'1.9'
1.9'13.5'8.7'1.5'2.4'3.1'53.9'2.4'1.5'3.1'8.7'1.9'13.5'1.9'106.0'1.9'13.6'1.9'8.7'8.7'53.8'1.6'
1.6'
1.9'13.5'2.3'2.3'3.1'3.1'3.3'2.4'8.7'2.0'3.1'18.1'4.1'131.7'3.9'
3.9'50.0'132.6'1.9'SIGNCPPGATEHBICV
ICVSIGNSIGNSIGNSIGNSIGN(3)WV(2)EEEGATEICVSMHCBCBCBSMHSIGNECBCBCLPWPMLWPMLWPML
WPMLSVCLPBPBPR=210.00'Δ=29°16'35"A=107.30'N87°00'16"E 245.02'CB RE=+6.07'IE=+2.75'SE 15" PVCBAFFLE NWBB=-1.17'DMH RE=+6.90'IE=+2.41'NW 15" PVCIE=+2.36'SE 15" PVCIE=+2.80'E 15" PVCBB=+0.31'CB RE=+6.48'IE=+2.38'NW 15" PVCBAFFLE SEBB=-1.2'DMH RE=+7.13'IE=+2.53'N 15" PVCIE=+2.46'E 15" PVCIE=+2.37'S 15" PVCBB=+0.51'CB RE=+6.74'BAFFLE EBAFFLE WBB=-1.31'CB RE=+7.25'BAFFLE EBAFFLE WBB=-1.11'CB RE=+7.26'BAFFLE EBAFFLE WBB=-1.06'CB RE=+6.43'BAFFLE E BAFFLE WBB=-1.27'DMH RE=+7.31'IE=+2.29'E 15" PVCIE=+2.21'W 15" PVCIE=+2.33'N 15" PVCBB=-0.33'CB RE=+6.57'BAFFLE E BAFFLE WBB=-0.90CB RE=+6.54'IE=+2.29'N 15" PVCIE=+2.02'S 15" PVCIE=+2.24'W 15" PVCBB=+0.44'NW 206 STNW 22ND AV
NW 22ND PL
NW 215th ST COUNTYLINE RD (STATE ROAD 852) NW 207TH STNW 206TH STMIAMI DADE COUNTY BROWARD COUNTY LIMITSSUNSHINE STATE PARKWAY
(FLORIDA'S TURMPIKE)SURVEYOR AND MAPPER.NOT VALID WITHOUTTHE SIGNATURE ANDTHE ORIGINAL RAISED SEALOF A FLORIDA LICENSEDBY:SURVEYOR'S CERTIFICATE:E-Mail: office@leiterperez.com WEBSITE: www.leiterperez.com LICENSED BUSINESS No. 6787SHEET 1 OF 1NOTES:MIAMI-DADE (305) 652-5133 BROWARD (954)524-2202 FAX: (305) 652-0411520 N.W. 165TH STREET ROAD, SUITE 209, MIAMI, FLORIDA 33169LAND PLANNERS - ENVIRONMENTALCIVIL ENGINEERS - LAND SURVEYORSLAND DEVELOPMENT CONSULTANTSF.B.PG.FILE NO.:JOB ORDER:TYPE OF DRAWING:PREPARED FOR:DATE:JOB ORDER: DESCRIPTION:F.B. PG.R E V I S I O N S :EASTGROUP PROPERTIES, L.P.SURVEY DATE:B-2520ELEVATIONS WHEN SHOWN REFER TO THE NATIONAL GEODETICVERTICAL DATUM (N.G.V.D.) 1929. THIS FIRM HAS MADE NO ATTEMPT TO LOCATE FOOTINGSAND/OR FOUNDATIONS (UNLESS OTHERWISE NOTED). THE LANDS SHOWN HEREON HAVE NOT BEEN ABSTRACTED BYTHIS FIRM REGARDING MATTERS OF INTEREST OTHER PARTIES,SUCH AS EASEMENTS, RIGHTS-OF-WAYS, RESERVATIONS, ETC. THIS SURVEY WAS PREPARED FOR AND CERTIFIED TO THEPARTY AND/OR PARTIES INDICATED HEREON AND IS NOTTRANSFERABLE OR ASSIGNABLE. ALL IRON PIPES & NAILS AND DISCS SET BY THIS FIRM, SET WITHCAP OR DISC WITH LB# 6787.1.)2.)3.)4.)5.)FILE NAME:STATE OF FLORIDAGEOFFREY LEITER, PROFESSIONAL SURVEYOR & MAPPER #6395, PRESIDENTWE HEREBY CERTIFY: THAT THIS SURVEY IS TRUE AND CORRECT TO THE BEST OFOUR KNOWLEDGE AND BELIEF AS RECENTLY SURVEYED AND DRAWN UNDER OURDIRECTION, AND THAT THIS SURVEY MEETS THE ''MINIMUM TECHNICALSTANDARDS'' AS SET FORTH BY THE FLORIDA STATE BOARD OF PROFESSIONALSURVEYORS AND MAPPERS IN CHAPTER 5J-17 FLORIDA ADMINISTRATIVE CODE,PURSUANT TO SECTION 472.027 FLORIDA STATUTES.050'100'150'ORTHSCALE:1"=50'- HANDICAPPED PARKING- CONCRETEΔ - CENTRAL ANGLEA - ARC DISTANCEBB - BOTTOM BOXBFP - BACKFLOW PREVENTERBP - BOLLARD POSTC - COLUMNCB - CATCH BASINCBS - CONCRETE BLOCK & STUCCOCLP - CONCRETE LIGHT POLECONC. - CONCRETECPP - CONCRETE POWER POLEDCR - MIAMI-DADE COUNTY RECORDSDBH - DIAMETER AT BREAST HEIGHTDIP - DUCTILE IRON PIPEDMH - DRAINAGE MANHOLEEHH - ELECTRIC HANDHOLEEM - ELECTRIC METER-ELEVATIONFDC - FIRE DEPARTMENT CONNECTIONFDOT - FLORIDA DEPARTMENT OF TRANSPORTATIONFEMA - FEDERAL EMERGENCY MANAGEMENT AGENCYFH - FIRE HYDRANTFHH - FIBER OPTIC HANDHOLEGW - GUY WIRE ANCHORHR - HANDRAILID - IDENTIFICATIONIE - INVERT ELEVATIONL/S - LANDSCAPING AREALB - LICENSED BUSINESSMON. - MONUMENTOHW - OVERHEAD WIREORB - OFFICIAL RECORDS BOOKPB - PLAT BOOKPC - POINT OF CURVATUREPIV - POST INDICATOR VALVEPOB - POINT OF BEGINNINGPOC - POINT OF COMMENCEMENTPT - POINT OF TANGENTR - RADIUSRE - RIM ELEVATIONSEC. - SECTIONS/BAR - STOP BARSMH - SEWER MANHOLEST - STEPSTR - ELECTRIC TRANSFORMERWM - WATER METERWPML - WHITE PAINT MARK LINEWMEQ-WALL-MOUNTED ELECTRICAL EQUIPMENTWV - WATER VALVE- WALL- TREE- PALMLEGEND:LOCATION MAPTHIS SURVEYLEGAL DESCRIPTON:A PORTION OF TRACT "A", CALDER RACE COURSE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 168PAGE 57, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND BEING MORE PARTICULARLY DESCRIBED ASFOLLOWS:BEGIN AT THE EASTERNMOST, NORTHEAST CORNER OF SAID TRACT "A"; THENCE SOUTH 02°31'04" EAST ALONG AN EASTBOUNDARY OF SAID TRACT "A", A DISTANCE OF 171.83 FEET; THENCE SOUTH 87°29'03" WEST, A DISTANCE OF 1152.84 FEET;THENCE NORTH 02°35'25" WEST, A DISTANCE OF 63.10 FEET; THENCE ON A CURVE TO THE LEFT, FROM WHICH THE RADIUSPOINT BEARS SOUTH 87°24'35" WEST;THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE HAVING A RADIUS OF90.00 FEET; THROUGH A CENTRAL ANGLE OF 65°35'39", FOR AN ARC DISTANCE OF 103.04 FEET; THENCE NORTH 01°58'52"WEST, A DISTANCE OF 141.93 FEET TO A POINT ON THE NORTH BOUNDARY OF SAID TRACT "A"; THENCE SOUTH85°30'50"EAST, A DISTANCE OF 332.96 FEET; THENCE NORTH 87°00'16"EAST, A DISTANCE OF 245.02 FEET; THENCE NORTH88°34'12"EAST, A DISTANCE OF 542.45 FEET; THENCE NORTH 86°58'10"EAST, A DISTANCE OF 8.12 FEET TO A POINT ON THEARC OF A CIRCULAR CURVE TO THE RIGHT, FROM WHICH THE RADIUS POINT BEARS SOUTH 25°38'45" WEST, THENCESOUTHEASTERLY ALONG THE ARC OF SAID CURVE HAVING A RADIUS OF 210.00 FEET, THROUGH A CENTRAL ANGLE OF29°16'35", FOR AN ARC DISTANCE OF 107.30 FEET TO THE POINT OF BEGINNING, THE LAST FIVE ( 5) DESCRIBED COURSESLYING ALONG SAID NORTH BOUNDARY.SAID LANDS LYING IN THE CITY OF MIAMI GARDENS, MIAMI-DADE COUNTY, FLORIDA, AND CONTAINING 298,800 SQUAREFEET 6.860 ACRES) MORE OR LESS.Community No.: 120345Community Name: City of Miami GardensPanel No:0126Suffix:LMap Number:12086C0126LFlood Zone:AEBase Flood Elevation: 7.0' NGVD 1929Date of Map Panel: 9/11/2009Date of Firm Index: 9/11/2009FEMA FLOOD ZONENOTES:1. THIS IS A SPECIFIC PURPOSE SURVEY. COLLECTED IMPROVEMENTS, SPOT ELEVATIONS, TREES AND SURFACEUTILITIES WITHIN THE SUBJECT PROPERTY.2. PROPERTY ADDRESS: 1500 NW 215 ST, MIAMI GARDENS, FL 33056.3. PROPERTY FOLIO NO. 34-1134-014-0010.4. LAST DATE OF FIELD WORK PERFORMED ON 6-10-2025.5. BEARINGS SHOWN HEREON ARE BASED ON AN ASSUMED MERIDIAN WITH A BEARING OF S02°31'04"E ALONG THE EASTLINE OF TRACT "A" SHOWN ON THE PLAT TITLED "CALDER RACE COURSE", PLAT BOOK 168, PAGE 57, OF THE PUBLICRECORDS MIAMI-DADE COUNTY, FLORIDA.6. PROJECT LEGAL DESCRIPTION CONTAINED IN EXHIBIT "A" OF SPECIAL WARRANTY DEED RECORDED IN OFFICIALRECORDS BOOK 32166, PAGE 1322, MIAMI-DADE COUNTY PUBLIC RECORDS..7. CLIENT: EASTGROUP PROPERTIES, L.P.8. ALL DIMENSIONS ARE SHOWN IN SURVEY FEET AND DECIMAL FEET.9. REFERENCE BENCHMARK MIAMI-DADE COUNTY BENCHMARK N-433, LOCATOR 1125W, DESCRIBED AS PK NAIL ANDBRASS WASHER IN CONCRETE DECK OF A CATCH BASIN. LOCATED AT NW 215TH STREET (COUNTY LINE ROAD), 20'NORTH OF THE CENTERLINE OF WESTBOUND LANE AND NW 22ND AVENUE (THEORETICAL) AND 35' EAST OF WESTFENCE LINE OF EMPLOYEE PARKING LOT OF TURNPIKE TOLL PLAZA. ELEVATION = +8.15' NGVD.10. ALL RECORDING REFERENCES HEREON REFER TO THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.11. ELEVATIONS REFERENCED TO NATIONAL GEODETIC VERTICAL DATUM 1929.12. THE LANDS SHOWN HEREON HAVE NOT BEEN ABSTRACTED BY THIS FIRM REGARDING MATTERS OF INTEREST TOOTHER PARTIES, SUCH AS EASEMENTS, RIGHTS-OF-WAYS, RESERVATIONS, ETC. A TITLE COMMITMENT REVIEW HASNOT BEEN PERFORMED.13. VISIBLE SURFACE UTILITIES ARE SHOWN HEREON AND LIMITED APPROXIMATE SUBSURFACE INFORMATION WASCOLLECTED FROM THE SURFACE, BUT NO ATTEMPT HAS BEEN MADE BY THIS OFFICE TO LOCATE ALL BURIEDUTILITIES.14. TREE LOCATION, TRUNK DIAMETER, HEIGHT AND SPREAD COLLECTED FOR THIS SURVEY. TREE SPECIES NOTDETERMINED.15. ZONING: SURVEYOR HAS NOT SHOWN ANY OFFICIAL ZONING CLASSIFICATION, VARIANCES, USES PERMITTEDTHEREUNDER, SETBACK, HEIGHT, BULK, DENSITY AND/OR PARKING REQUIREMENTS, REFERENCE TO MIAMI-DADECOUNTY BUILDING CODES, OR ZONING CODES, AS SAME MAY VARY DEPENDING ON CONSTRUCTION. ALL TO BEDETERMINED BY OTHERS. CLIENT SHOULD CONTACT THE APPROPRIATE CITY AND COUNTY DEPARTMENTS TOOBTAIN A ZONING VERIFICATION LETTER PRIOR TO ANY DESIGN WORK.16. ROOF OVERHANGS NOT SHOWN, UNLESS OTHERWISE NOTED.17. IN SOME INSTANCES GRAPHIC REPRESENTATION HAVE BEEN EXAGGERATED TO MORE CLEARLY ILLUSTRATE THERELATIONSHIP BETWEEN PHYSICAL IMPROVEMENTS AND/OR LOT LINES. DIMENSIONS SHALL CONTROL THE LOCATIONOF THE IMPROVEMENTS OVER SCALED POSITIONS.18. NO LANDSCAPING INFORMATION COLLECTED.19. THIS SITE LIES IN SECTION 34, TOWNSHIP 51S, RANGE 41E, CITY OF MIAMI GARDENS, MIAMI-DADE COUNTY, FLORIDA.20. ALL IRON PIPES SET BY THIS FIRM ARE 58" DIAMETER UNLESS OTHERWISE NOTED.21. THIS IS NOT A BOUNDARY SURVEY.SPECIFIC PURPOSE SURVEYTREE TYPE DBH HEIGHT SPREADNO(IN) (FT) (FT)1 TREE 41082 TREE 41083TREE 41084 TREE51285TREE1535256TREE3040307 TREE2035308PALM 142089PALM 1420810PALM1015611 PALM1015612 PALM107613TREE10182014 TREE510515TREE510516TREE515617TREE515618PALM1018719PALM1018720TREE6121021TREE6121022TREE6121023TREE28424TREE38425TREE6121026PALM1020827PALM1020828PALM1020829TREE510630TREE510631TREE510632TREE5106TREE TYPE DBH HEIGHT SPREADNO (IN) (FT) (FT)33TREE510634PALM1020835PALM1020836PALM1020837TREE18302038TREE18302039TREE18302040TREE412641 TREE15301842 TREE48505043TREE15302544 TREE18303045TREE18303046TREE6121047 TREE6121048TREE6121049TREE6121050TREE6121051PALM1020852PALM1020853PALM8101254TREE512855TREE512856TREE5121057TREE310758TREE310759PALM1020860PALM1020861PALM1020862TREE412663TREE412664TREE4126TREE TYPE(DBH)HEIGHT SPREADNO(IN) (FT) (FT)65TREE512666TREE412667TREE412668PALM1020869PALM1020870TREE414771 TREE414772 TREE414773TREE414774 TREE414775PALM 1220876PALM 1220877 PALM 1220878TREE412879TREE412880TREE412881TREE412882TREE412883PALM 1220884PALM 1220885PALM 1220886TREE4141087TREE28488TREE5141089TREE24352590TREE36353091TREE18352592TREE18352593TREE18352594TREE18352595TREE36353096TREE18353097TREE18353098TREE410899TREE4108100TREE4108101TREE4108102TREE4108TREE TABLE:This item has been digitally signed and sealed by GeoffreyLeiter, P.S.M. No. 6395 State of Florida, using a DigitalSignature.Printed copies of this document are not considered signed andsealed and the SHA authentication code must be verified onany electronic copies. DisclaimerThis electronic communication has been prepared by Leiter Perez & Associates, Inc. (LPA), and is being providedsolely as a convenience to the recipient. LPA makes no representation regarding the suitability for the intended use ofthe recipient. In addition to LPA's ownership and copyright interests of these electronic files, LPA makes nopresentation regarding fitness for any particular purpose, or suitability for use with any software or hardware. It is therecipient's obligation to understand the surveyor's intent and to use this digital data appropriately.Due to the alterable nature of electronic documents, LPA does not make any expressed or implied warranty for theaccuracy or completeness of this information. The information contained in this file are proprietary and shall not becopied or used for any purpose that is not authorized, in writing, by LPA.Only current, signed and sealed plans shall be considered valid survey documents.If any discrepancies are discovered, the recipient must notify LPA immediately in writing.Viewing the contents of this file shall serve as your acknowledgement of acceptance of the above terms andconditions. To view the graphic contents of this file, you must type "Zoom Extent". By opening this file or through theuse of the information contained herein, the recipient agrees to indemnify and hold LPA harmless from any loss,damage, liability or cost, including reasonable attorney's fees that LPA incurs defending such claims, arising from anyuse or reuse of this electronic document or information.Page 4 of 14Resolution No. 2026-028-2485Page 4 of 14Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
Exhibit “B”
Proposed Site Plan
Page 5 of 14Resolution No. 2026-028-2485 Page 5 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
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5' LANDSCAPE BUFFER
5' LANDSCAPE BUFFER
30'
24'
R=210.00'
Δ=29°16'35"
L=107.30'
N86°56'10"E 8.12'
CALDER CASINO
ZONING: AU
FLU: COMMERCE
N88°34'12"E 542.45'
N87°00'16"E 245.02'
S86°30'50"E 332.96'N01°58'52"W 286.93'S02°31'04"E 171.83'BUILDING 1
OFFICE / WAREHOUSE
57,600 S.F.(300' ROW)(ROW VARIES)
COUNTYLINE ROAD
(
S
T
A
T
E
R
O
A
D
8
5
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)
COUNTYLINE ROA
D
(
S
T
A
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R
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A
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(ROW VARIES)FLORIDA'S TURNPIKEBUILDING 2
OFFICE / WAREHOUSE
57,600 S.F.
S87°29'03"W 1207.19'
CONCRETE
BASE & SIGN
PROPOSED START
OF 6' BLACK VINYL
COATED CHAIN
LINK FENCE
GATEWAY COMMERCE
PARK
PARCEL 1 (PHASE 1)
TRANSFORMER (TYP.)
LIFT STATION
PROPOSED 6' BLACK VINYL
COATED CHAIN LINK FENCE
8.5'8.5'18'
24'
23'
10'
8'
8'
8'
18'18'18'
18'18'
18'18'
18'18'
18'
8'
8'8'
8'
8'
8'
18'18'18'
18'
18'18'
8'
8.5'
8.5'
8.5'
8.5'
8.5'
7.65'
5'
5'
5'
12'
12'
12'
68'
85'
97'
85'
76.5'
85'
R25'
R25'
R20'
R3'
R3'
R3'R3'
R3'
R3'
R3'
R3'
R3'R3'
10
R20'
R14'
5' S/W TYP.
8.5' TYP.
LOADING BAY (TYP.)
LOADING BAY (TYP.)
65.5'
SIDE S.B.
65.5'
120'
42'
5.5'
10' F.P.L. U.E.
20' CANAL
MAINTENANCE
EASEMENT
18'
5'
5'
58.8'
FRONT
SB
8 10 8 10
10 8 10 8 10
10
9
7 7
6
3
12' TYP.
5' TYP.
8.5' TYP.
18' TYP.
24' DRIVE AISLE
8' TYP.
5' SW, TYPR20'
R20'
R20'R20'
R20'
R20'
480'
120'
480'
60'
5.5'
68.14'
66.6'
100' SIDE
STREET S.B.
8.5'
TYP.
TRAFFIC FLOW
90°'
8'
MIN.
18'
TYP.
TYPE
"D" CURB
24' AISLE
WIDTH
8.5' X 18'
90 DEGREE PARKINGSTALL (HANDICAP & STANDARD) DETAIL
8.5'
TYP.
- ALL DIMENSIONS AND NOTES ARE TYPICAL.
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"PARKING BY DISABLED
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4" BLUE STRIPE
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5' TYP.12'
TYP.
HANDICAP RAMP
W/ 1:12 SLOPE
CURB CUT TO
COMPLY WITH ADA
AND LOCAL CODES
18'
TYP.
WHEEL STOPS, TYP.
LANDSCAPE
2' DETECTABLE WARNING, TYP. (CAST-IN-PLACE)
R3', TYP.
6'5'
WHITE (TYP.)
HANDICAP SYMBOL
3' MIN (5' MAX) TALL 2%STALL PAVEMENT SLOPE NOT
TO EXCEED 2% IN ANY DIRECTION
5'
SIDEWALK
TYP.
$250 FINE
FOR
VIOLATORS
PARKING BY
DISABLED
PERMIT
ONLY
8.5"
9.5"
8"
SCALE: N.T.S.B TYPICAL HANDICAP PARKING SIGN
WHITE BACKGROUND
BLUE HANDICAP SYMBOL
SCALE: N.T.S.C TYPICAL BIKE RACK DETAIL
1'1'1'1.5'1.5'
3.5'
LENGTH TO BE DETERMINED
BY TOTAL # OF LOOPS
4" THICK CONCRETE SLAB
(SLOPE 2% AWAY FROM
BUILDING TO DRAIN). 6X6
WIDE & 1.4 X 1.4 W.W.M.
THROUGHOUT WITH TWO
(2) 8"X12" DIAMETER MONO.
FIG'S O.C. EACH PIPE
SETTING.
MADRAX HEAVY DUTY
WINDER OR APPROVED
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HARDENED PIPE STEEL
"RIBBON" TYPE BICYCLE
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MONO-FOOTING WITH
PAINT FINISH.
5/8" DIAMETER HEADED
STEEL "L" STUDS, WELDED
TO SIDES OF PIPE AT EACH
END TO BE EMBEDDED IN
CONCRETE (TYP).PL-SITE-COMMCADDerek Suhre C:\pwworking\wgi\derek.suhre\d1865143\PL-SITE-COMM.dwg ---- Plotted: 1/30/2026 1:00:37 PM Saved: 1/30/2026 12:05:34 PMSHEET:NO.DATEDESCRIPTIONBYREVISIONSSP-1GATEWAY COMMERCE PARKPARCEL 2 (PHASE 2) SITE PLAN2350.052025-10-07RSSDP0
SCALE: 1" = 50'
25 50 100
JOB NO.DATEDRAWN BYCHECK BYLOCATION MAP
STATE HWY 852
FLORIDA TURNPIKEAC.= ACRES
ADT= AVERAGE DAILY TRIPS
B.D.E. = BUFFER DRAINAGE EASEMENT
CL= CENTER LINE
C. & G.= CURB & GUTTER
D = DROP-OFF SPACE
D.E. = DRAINAGE EASEMENT
EX. = EXISTING
F.P. = FOUNDATION PLANTING
F.P.L. = FLORIDA POWER AND LIGHT
INC. = INCOMPATIBILITY
L.A.E. = LIMITED ACCESS EASEMENT
L.M.A.E. = LAKE MAINTENANCE ACCESS EASEMENT
L.B. = LANDSCAPE BUFFER
L.M.E.= LAKE MAINTENANCE EASEMENT
L.S.= LOADING SPACE
L.W.D.D. = LAKE WORTH DRAINAGE DISTRICT
O.H. = OVERHANG
O.S. = OPEN SPACE
PB = PLAT BOOK
P.L.= PROPERTY LINE
P.O.S.=POINT OF SERVICE
REST. = RESTAURANT
R.O.W. = RIGHT OF WAY
S.B. = SETBACK
S.W.E. = SIDEWALK EASEMENT
S.W.= SIDEWALK
S.F. = SQUARE FEET
SP.= SPACE
T.B.A.= TO BE ABANDONED
T.R.= TO REMAIN
U.E.= UTILITY EASEMENT
LEGEND
AU MINIMUM LOT DIMENSIONS
WIDTH/SIZE FRONTAGE DEPTH
SETBACKS/SEPARATION
FAR
MAX.
AREA FRONT SIDE
AU PROPERTY DEVELOPMENT REGULATIONS
SIDE REARSTREET
REQUIRED 1.00 AC..50 70%25'25'
ZONING
25'N/A
PROVIDED 58.8'100'65.5'70%.39
150'
NOTES: -SETBACKS ARE MEASURED FROM THE BOUNDARY.
1207'7.0 AC.
N/A
IMPERVIOUS 2035 Vista Parkway, West Palm Beach, FL 33411Phone No. 866.909.2220 www.wginc.comCert No. 6091 - LB No. 7055PREPARED FOR EAST GROUP PROPERTIESCITY OF MIAMI GARDENS, FLORIDA6.86 AC.
115,200 S.F.
57,600 S.F.
57,600 S.F.
0.386
TBD
TBD
TBD
ONE STORY (40' MAX)
3
3
GROSS SITE AREA
PROPOSED GROSS FLOOR AREA
BUILDING 1 (OFFICE / WAREHOUSE)
BUILDING 2 (OFFICE / WAREHOUSE)
FAR
BUILDING LOT COVERAGE 115,200 SF.
OFFICE 11,200 SF.
WAREHOUSE 104,000 SF.
IMPERVIOUS
PERVIOUS
PARKING AREA
LANDSCAPE OPEN SPACE
BUILDING HEIGHT
TOTAL PARKING REQUIRED 141 SP.
OFFICE (1 SP / 300 SF)37 SP.
WAREHOUSE (1 SP. / 1,000 SF)104 SP.
TOTAL PARKING PROPOSED 161 SP.
HANDICAP PARKING REQUIRED 6 SP.
HANDICAP PARKING PROPOSED 8 SP.
BIKE RACKS REQUIRED (EACH RACK TO ACCOMMODATE 5 BIKES)
BIKE RACKS PROVIDED
PARCEL 2 (PHASE 2) SITE DATA
OVERALL SITE DATA
61.06 AC.
54.96 AC.
54.20 AC. (88.8%)
6.86 AC. (11.2%)
AU (AGRICULTURAL)
COMMERCE
EOD (ENTERTAINMENT OVERLAY DISRICT)
(PARCEL 2 ONLY)
OVERALL SITE DATA
GROSS SITE AREA
NET SITE AREA
PARCEL 1 (PHASE 1) GROSS SITE AREA
PARCEL 2 (PHASE 2) GROSS SITE AREA
EXISTING ZONING DESIGNATION
EXISTING LAND USE DESIGNATION
OVERLAY
SITE
PARCEL 2
(PHASE 2)
PARCEL 1
(PHASE 1)
DRAF
T
2026-
0
1
-
3
0
N/AN/APage 6 of 14Resolution No. 2026-028-2485 Page 6 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
Exhibit “C”- Staff Recommendation
Page 7 of 14Resolution No. 2026-028-2485 Page 7 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
STAFF RECOMMENDATION
CVAR-2025-000009
CSPE-2026001004
APPLICATION INFORMATION
Applicant: East Group Properties, L.P
Property Location: 1500 NW 215th Street, Miami Gardens, Florida 33056
Folio Number: 34-1134-014-0020
Property Size: 6.860 +/- Acres
Future Land Use: Commerce
Existing Zoning: EO, Entertainment Overlay District
Requested Action(s): Variance request of section 34-288.(48)a.1., to reduce the parcel
size requirement to 6.860 acres, where 40 acres is required for
warehouse uses, and a Special Exception request to permit a
Warehouse, Distribution, Light Production and Light Assembly uses
within the Entertainment Overlay district.
RECOMMENDATION:
It is recommended that the City Council adopt a Resolution to allow a special exception for a
warehouse use in the Entertainment Overlay District and to reduce the acreage requirement for
warehouses to 6.860 acres, where 40 acres is required. This Resolution is necessary for the applicants
to develop the proposed Class–A Warehouses located at 1500 NW 215th Street.
Neighborhood Land Use Characteristics
Property Future Land Use
Designation Zoning Classification Existing Use
Subject Site Commerce EO, Entertainment Vacant
North City of Miramar
South Commerce AU, Agricultural and Utilities Warehouse/Distribution
East Neighborhood EO, Entertainment NC, Neighborhood
Commercial
West Commerce EO, Entertainment Warehouse/Distribution
Page 8 of 14Resolution No. 2026-028-2485 Page 8 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
Project Summary/Background
The subject property is zoned EO, Entertainment Overlay District and has a “Commerce” land use
designation in the City of Miami Gardens Comprehensive Development Master Plan (CDMP). The
site is currently vacant and is adjacent to warehouses to the south, the former Calder Racecourse
to the west, NW 215th Street to the north, and the Florida Turnpike to the east.
The Applicant proposes to develop the property with two Class-A warehouses, each approximately
57,600 square feet, totaling 115,200 square feet, with 11,200 square feet of accessory office space.
The Project will provide 161 parking spaces, in excess of the 141 spaces required by the City’s Land
Development Code. Vehicular circulation will be fully accommodated on-site, with connections to
the Gateway Commerce Park to the south, as well as nearby highway interchanges. The Project
includes a five-foot landscaped buffer along the northern property line and a twenty-foot
maintenance easement along the eastern boundary, effectively screening warehouse operations
from NW 215th Street and the Florida Turnpike. The Project will activate a currently vacant and
highly visible site, while delivering a desirable Class-A warehouse space in a manner fully
compatible with the surrounding environment. The Project design and its associated details will be
further reviewed pursuant to a separate administrative site plan application to be filed following
the approval of the variance and special exception request.
REVIEW AND ANALYSIS
The City Council may grant or deny approval of a Special Exception use request as set forth in
Section 34-48(g) of the City’s Zoning and Land Development Code:
(g) Criteria for granting of special exception use approval. To authorize any special exception
use, the zoning appeals board shall find all of the following:
(1) The special exception use will be consistent with the city’s comprehensive
development master plan;
(2) The special exception use will be in harmony with the general character of the
neighborhood considering population density, design, scale and bulk of any
proposed new structures, intensity and character of activity, traffic and parking
conditions, and number of similar uses;
(3) The special exception use will not be detrimental to the use, peaceful enjoyment,
economic value, or development of surrounding properties or the general
neighborhood; and will cause no objectionable noise, vibrations, fumes, odors,
dust, glare, electrical interference, or physical activity;
(4) The special exception use will have no detrimental effect on vehicular or pedestrian
circulation and flow within the vicinity of the use. The special exception will not
adversely affect the health, safety, security, morals, or general welfare of
residents, visitors, or workers in the area;
Page 9 of 14Resolution No. 2026-028-2485 Page 9 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
(5) The special exception will not, in conjunction with existing and proposed
development in the area and development permitted under existing zoning,
overburden existing public services and facilities, including schools, parks, police
and fire protection, water, sanitary sewer, public roads, storm water drainage, and
other public improvements and services;
(6) That the special exception use otherwise meets the definition standards set forth
elsewhere in this chapter for such particular use; and
(7) That development, use and operation of the site will be in compliance with all
applicable code regulations, development standards and any additional standards
imposed by the city council or zoning appeals board with the intent of protecting
adjacent properties and preserving neighborhood character.
The City Council may grant variances and waivers subject to the property meeting the criteria set
forth in Section 34-47 of the City’s Land Development Regulations (LDR):
Sec. 34-47. - Granting of variances and waivers.
(h) Criteria for granting variances. Upon appeal or direct application in specific cases to hear
and grant applications for non-use variances and waivers of this chapter, when authorized,
the zoning appeals board may grant approval, approval with conditions of the application,
upon showing by the applicant that the non-use variance or waiver meets all of the
following:
(1) The particular physical surroundings, shape, topographical condition, or other physical
or environmental condition of the specific property involved would result in a particular
hardship upon the owner, as distinguished from a mere inconvenience, if the
regulations were carried out literally.
(2) The conditions upon which the request for a variance is based are unique to the parcel
and would not be generally applicable to other property within the vicinity.
(3) The alleged difficulty or hardship was not deliberately created to establish a use or
structure which is not otherwise consistent with this Code.
(4) The granting of the variance will not be detrimental to the public welfare or injurious to
other property or improvements in the vicinity.
(5) The proposed variance will not substantially increase the congestion in the public
streets, or increase the danger of fire, or endanger the public safety, or substantially
diminish or impair property values within the vicinity.
(6) The variance request is the minimum variance that will make possible the reasonable
use of the land, building, or structure;
(7) The granting of the variance request will be in harmony with the general intent and
purpose of these regulations and the comprehensive plan;
Page 10 of 14Resolution No. 2026-028-2485 Page 10 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
(8) Nonconforming use of neighboring lands, structures, or buildings in the same zoning
district, and the permitted use of lands, structures, or buildings in other zoning districts,
shall not be considered grounds for the authorization of a variance; and
(9) Financial hardship is not the only evidence of a hardship considered in the authorization
of a variance.
Staff Comment
The City's Code of Ordinances requires that Warehouse, Distribution, Light Production and Light
Assembly uses within the Entertainment Overlay district be approved by public hearing through
a Special Exception. The applicant is requesting a Special Exception approval for warehouse and
distribution use. Furthermore, the applicant is requesting a variance of section 34-288 (48)a.1.,
reducing parcel size requirement to 6.860 acres, where the section of code requires a minimum
of 40 acres for warehouse uses.
The requested variance and special exception are both necessary and reasonable for the
operation of the proposed development. The Project will result in a positive economic impact on
the City, by creating a significant amount of new local jobs and a substantial increase in the ad
valorem tax base, in addition to revenue generated from permitting and development fees.
Additionally, the proposed variance and special exception request is not expected to substantially
increase congestion or endanger public safety. Granting of the variance will assist the applicant
in building out the site to its full potential. All other development standards are intended to be
met and the structure will otherwise be consistent with the current code.
Consistency with City of Miami Gardens Comprehensive Development Master Plan (CDMP)
The application is specifically consistent with the following policies of the CDMP:
Policy 1.3.1: Commerce areas shall provide for a wide variety of uses that range from
major educational institutions, civic and governmental centers to major
retail services as well as single purpose industrial areas.
Policy 1.3.5: Future development and redevelopment in Commerce areas shall be
designed to provide attractive urban places to live, work and shop.
Policy 1.3.6: Uses that are consistent with the Commerce land use category include mixed
use developments such as Urban Center, Urban Core and Golden Glades-
Palmetto Area, single use developments including Urban Commercial and
Office, Urban Industrial, residential development including Medium
Density Residential, Medium-High Density Residential, High Density
Residential, and Very High Density Residential plus Public and Semi-Public
uses.
Page 11 of 14Resolution No. 2026-028-2485 Page 11 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
Policy 2.6.4: Development in commercial and industrial areas shall be designed to have
minimal or no adverse impact on adjacent neighborhoods and priority will
be given to uses that have the greatest positive impact on the City’s tax
base and provide good paying, value added jobs with a future to the
community.
Anticipated Facilities Impact
Concurrency determinations or requirements will be addressed as part of the development review
process prior to issuance of a building permit.
Public Notification/Comments
Notification of the applicant’s request was provided in accordance with Section 34-46(d)(7)
Conclusion
It is recommended to allow a special exception for the proposed Class-A warehouses in the
Entertainment Overlay District and to reduce the warehouse acreage requirement from 40 acres to
6.860 acres. The project will improve a currently vacant and highly visible site, while proposing a
Class-A warehouse space that is compatible with its surrounding properties and environment. The
application is generally consistent with the policies, goals, and objectives of the City’s
Comprehensive Development Master Plan (CDMP), and generally satisfies Section 34-47 of the
City’s Land Development Regulations (LDR) for granting of variances and waivers. Granting of the
variance maintains the general intent and purpose of the code and will not alter the essential
character of this industrial area.
Attachments
Attachment A - Location Map
Attachment B - Zoning Map
Page 12 of 14Resolution No. 2026-028-2485 Page 12 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
ATTACHMENT A – Location Map
1500 NW 215th Street
Page 13 of 14Resolution No. 2026-028-2485 Page 13 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997
CVAR-2026-000009, CSPE-2026-001004
East Group Variance - Special Exception
ATTACHMENT B – Zoning Map
Subject Property
1500 NW 215th Street
Page 14 of 14Resolution No. 2026-028-2485 Page 14 of 14
Docusign Envelope ID: 966196D2-2804-499D-8050-82C7C12D4997