PZ.3 - Rezone T3-r to Ci Civic Institution
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AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING CODE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, (“MIAMI 21 CODE”) BY CHANGING THE ZONING CLASSIFICATION FROM “T3-R,” SUB-URBAN TRANSECT ZONE – RESTRICTED, TO “CI,” CIVIC INSTITUTION TRANSECT ZONE, FOR THE PROPERTY GENERALLY LOCATED AT 770 NORTHWEST 41 AVENUE, 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.
July 23, 2026
Sponsors
Department of Planning
Damian Pardo
Vote Details
ADOPTED
Motion to: Adopt
Mover: Damian Pardo, Commissioner
Seconder: Rolando Escalona, Commissioner
Ayes (5):
Gabela, Pardo, Escalona, Rosado, King
Enactment Number: 14482
Department: Department of Planning
Category: Planning and Zoning
WHEREAS, the property generally located at 770 Northwest 41 Avenue, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (“Property”) is zoned “T3-R,” Sub-Urban Transect Zone – Restricted, on the Zoning Atlas of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended (“Miami 21 Code”); and
WHEREAS,James Reyes, City Manager, on behalf of the City of Miami, (“Applicant”) submitted a request to change the zoning classification of the Property from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone; and
WHEREAS, the Property is approximately 7,979 square feet (0.183 acres) of land; and
WHEREAS, the Property has a Future Land Use (“FLU”) designation of “Single Family Residential” on the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”); and
WHEREAS, the request to change the zoning classification from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone, is not consistent with the existing FLU of Single Family Residential; therefore, a concurrent FLUMamendment is required and is pending simultaneous with this application; and
WHEREAS, the application to amend the FLUM of the MCNP under PZ-25-20077 would amend the FLU of the Property from "Single Family Residential" to "Major Institutional, Public Facilities, Transportation and Utilities”; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code in that the requested change in zoning classification from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone, meets the intent of Goal LU-1 of the MCNP as it supports the facilitation of essential public services needed to maintain adequate service levels in the surrounding, rapidly intensifying neighborhoods, thereby sustaining public safety and quality of life; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(b) of the Miami 21 Code as increased development and population in the area, as well as advancements in firefighting and emergency response technology, created changing conditions; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.2 of the Miami 21 Code as the change complies with successional zoning and involves an extension of an existing Transect boundary, improving the transition between Single-Family Uses and nearby Commercial and higher-intensity corridors; and
WHEREAS, the Planning Department recommends approval of the change in zoning classification of the Property from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on May 20, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-028 by a vote of seven to two (7-2), Item No. PZAB.2, recommending approval of the change in zoning classificationof the Property; and
WHEREAS, due consideration has been given to the goals, objectives, and policies of the MCNP, the Miami 21 Code, and all 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 proposed change maintains the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, based on the testimony and evidence presented, after due notice and an opportunity to be heard has been afforded to all parties and members of the public, there is competent substantial evidence in the record that the applicable requirements of the Miami 21 Code have been met;
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 City Commission approves the request to amend the Zoning Atlas of the Miami 21 Code by changing the zoning classification from “T3-R,” Sub-Urban Transect Zone - Restricted to “CI,” Civic Institution Transect Zone for the property generally located at 770 Northwest 41 Avenue, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A".
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 shall become effective thirty-one (31) days after second reading and adoption thereof, pursuant and subject to Section 163.3184(12), Florida Statutes and Section 163.3187(5)(c), Florida Statutes.
WHEREAS,James Reyes, City Manager, on behalf of the City of Miami, (“Applicant”) submitted a request to change the zoning classification of the Property from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone; and
WHEREAS, the Property is approximately 7,979 square feet (0.183 acres) of land; and
WHEREAS, the Property has a Future Land Use (“FLU”) designation of “Single Family Residential” on the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”); and
WHEREAS, the request to change the zoning classification from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone, is not consistent with the existing FLU of Single Family Residential; therefore, a concurrent FLUMamendment is required and is pending simultaneous with this application; and
WHEREAS, the application to amend the FLUM of the MCNP under PZ-25-20077 would amend the FLU of the Property from "Single Family Residential" to "Major Institutional, Public Facilities, Transportation and Utilities”; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code in that the requested change in zoning classification from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone, meets the intent of Goal LU-1 of the MCNP as it supports the facilitation of essential public services needed to maintain adequate service levels in the surrounding, rapidly intensifying neighborhoods, thereby sustaining public safety and quality of life; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(b) of the Miami 21 Code as increased development and population in the area, as well as advancements in firefighting and emergency response technology, created changing conditions; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.2 of the Miami 21 Code as the change complies with successional zoning and involves an extension of an existing Transect boundary, improving the transition between Single-Family Uses and nearby Commercial and higher-intensity corridors; and
WHEREAS, the Planning Department recommends approval of the change in zoning classification of the Property from “T3-R,” Sub-Urban Transect Zone – Restricted, to “CI,” Civic Institution Transect Zone; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on May 20, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-028 by a vote of seven to two (7-2), Item No. PZAB.2, recommending approval of the change in zoning classificationof the Property; and
WHEREAS, due consideration has been given to the goals, objectives, and policies of the MCNP, the Miami 21 Code, and all 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 proposed change maintains the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, based on the testimony and evidence presented, after due notice and an opportunity to be heard has been afforded to all parties and members of the public, there is competent substantial evidence in the record that the applicable requirements of the Miami 21 Code have been met;
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 City Commission approves the request to amend the Zoning Atlas of the Miami 21 Code by changing the zoning classification from “T3-R,” Sub-Urban Transect Zone - Restricted to “CI,” Civic Institution Transect Zone for the property generally located at 770 Northwest 41 Avenue, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A".
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 shall become effective thirty-one (31) days after second reading and adoption thereof, pursuant and subject to Section 163.3184(12), Florida Statutes and Section 163.3187(5)(c), Florida Statutes.