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Planning Commission Approves CUP to Legalize 15 Arch Creek Units as Affordable Apartments
Summary
The commission unanimously approved PC17-115, a conditional-use permit to convert and legalize 15 former dormitory units at several Northeast addresses into permanent multifamily apartments (Arch Creek Apartments). The approval reallocates density from the city's floating unit pool and follows a Board of Adjustment variance allowing units below the 500-square-foot minimum.
The North Miami Planning Commission voted unanimously to approve PC17-115, a conditional-use permit (CUP) to legalize 15 existing residential units in buildings that were previously operated as dormitories for Johnson & Wales University.
Debbie Love, community planning and development director, explained the site totals roughly 0.98 acres and is zoned Public Use (community facility university) within the North Miami Transit Station overlay district; multifamily residential use on the property requires a CUP because a prior rezoning removed residential density from the site. The applicant is seeking to reallocate 15 units from the city’s floating unit pool back to the parcel so the existing buildings can be used and rented as permanent apartments.
Applicant attorney Alessandra Sanramondo said the buildings date to 1957 and 1961, are typical of naturally occurring affordable housing (NOAH), and meet the CUP criteria. She told commissioners the Board of Adjustment granted a variance on Nov. 20 to waive the 500-square-foot minimum unit size that would otherwise prevent approval.
Commissioners asked about the status of a back alley right-of-way vacation, the role of the Development Review Committee (DRC) for future redevelopment, unit sizes, and rents. Staff said the alley vacation requires City Council approval and had not been finalized. Staff also clarified that the CUP legalizes the current configuration; any future redevelopment that seeks additional units or other changes would require DRC review. Commissioners were told the existing unit sizes range from roughly 200 to 600 square feet; the smallest unit size cited was about 234 sq ft. The applicant confirmed rent levels vary by unit size and demand, with some 500-sq-ft units shown in the rent roll at about $1,600.
Owner Mario Bridal described the buildings’ original multifamily layout, noted past upgrades (bathrooms, kitchens) and said the Johnson & Wales dorm configuration primarily involved bunk beds rather than structural changes. He said the operation yields modest net revenue per unit.
Commissioner McDermott moved to approve the CUP; Commissioner Each seconded. A roll-call vote recorded unanimous approval by Commissioners Each, McDermott, Seifried, Pierre, Besson and Chairman Ernst.
Why it matters: The decision legalizes 15 existing units as permanent multifamily housing in North Miami and preserves naturally occurring affordable units in a neighborhood near transit and services. The approval restores residential density to the site through the CUP process rather than a new development entitling process.
What’s next: Applicant must unify parcels and obtain required certificates (e.g., certificate of use/BTR) before building permits or certificates of occupancy if applicable. Any future redevelopment would require coordination with DRC and City Council for right-of-way actions.
