PZ.10 - AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION FROM “MEDIUM DENSITY MULTIFAMILY RESIDENTIAL” TO "MEDIUM DENSITY RESTRICTED COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY AT 1420, 1426, 1434, 1440, 1446, 1452 NORTHWEST 1 PLACE, AND 1425, 1435, 1445, 1453 NORTHWEST 2 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.
October 22, 2026
Department: Department of Planning
Category: Planning and Zoning
WHEREAS, the properties located at 1420, 1426, 1434, 1440, 1446, 1452 Northwest 1 Place, and 1425, 1435, 1445, 1453 Northwest 2 Avenue, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (collectively, “Property”) have a current future land use designation of “Medium Density Multifamily Residential”; and
WHEREAS, Lotus Village III, LLC (“Applicant”) applied to the City of Miami (“City”) to amend the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”) to change the future land use designation of the Property to “Medium Density Restricted Commercial”; and
WHEREAS, the Property site is 0.45 ± acres in size, and the proposal is to amend the FLUM of the MCNP by changing the future land use designation of the Property from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial"; and
WHEREAS, pursuant to the Future Land Use Element Policy LU-1.6.4, the City’s Planning Department’s review and findings of the requestconfirm that the FLUM amendment complies with the MCNP’s adopted Level of Service standards for schools, recreation and open space, potable water, sanitary sewer transmission, solid waste collection, transportation, and storm surge/coastal high hazard areas; and
WHEREAS, the Property is located within the Southeast Overtown/Park West Community Redevelopment Agency (“SEOPW CRA”), which was established to address slum and blight conditions while promoting economic growth, job creation, and affordable housing in the City’s historic Overtown Neighborhood; and
WHEREAS, the proposed FLUM amendment is consistent with Future Land Use Element Objective LU-1.2 by supporting revitalization within the SEOPW CRA through a nonresidential Floor Lot Ratio (“FLR”) multiplier of 6.0 and expanded permitted uses, including residential, office, civic, and commercial development; and
WHEREAS, the SEOPW CRA’s Community Redevelopment Plan must align with the MCNP, such as the Future Land Use Element, Policy LU‑1.2.4, that supports inclusive redevelopment, transitional housing, targeted initiatives, and funding priorities; and
WHEREAS, the FLUM amendment complies with Policy TR-2.7.3 in the following two ways: the Property is located within both of the City’s two (2) transit overlays (Transit Oriented Development and the ¼-mile Transit Corridor), and the nonresidential FLR and additional uses are intended to remain compatible with the surrounding residential neighborhood character; 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-26-053 by a vote of eight to two (8 - 2), Item No. PZAB. 1, recommending approval of the small scale Land Use Designation Change; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of the MCNP; Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”); and all other City regulations; and
WHEREAS, the City Commission has considered the need and justification for the proposed change, including changing and changed conditions that make the passage of the proposed change necessary; and
WHEREAS, City Commission after careful consideration of this matter, deems it advisable and in the best interest of the general welfare of the City and its inhabitants to approve this amendment to the FLUM of the MCNP as set forth herein;
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 fully set forth in this Section.
Section 2.Ordinance No. 10544, as amended, the Future Land Use Map of the Miami Comprehensive Neighborhood Plan, is hereby amended pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, by changing the Future Land Use designation of 0.45 ± acres of real property at 1420, 1426, 1434, 1440, 1446, 1452 Northwest 1 Place, and 1425, 1435, 1445, 1453 Northwest 2 Avenue, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A," from “Medium Density Multifamily Residential” to “Medium Density Restricted Commercial.”
Section 3.It is found that this amendment to the Comprehensive Plan designation change involves fifty (50) acres or fewer and:
(a)Is necessary due to changed or changing conditions;
(b) The proposed amendment does not involve a text change to goals, policies, or objectives of the City’s comprehensive plan, but proposes a land use change to the future land use map for a site-specific development. However, text changes that relate directly to, and are adopted simultaneously with the small-scale Future Land Use Map amendment shall be permissible;
(c) Is one which is not located within an area of critical state concern as designated by §380.0552, Florida Statutes, or by the Administration Commission pursuant to §380.05(1), Florida Statutes;
(d) Density will be 65 dwelling units per acre, pursuant to the Miami Comprehensive Neighborhood Plan, as amended, and as modified by the City’s Zoning Ordinance – the Miami 21 Code; and intensity will be as established in Article 4 of the City’s Zoning Ordinance – the Miami 21 Code; and
(e) The proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes.
Section 4.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 5.This Ordinance shall become effective thirty-one (31) days after second reading and adoption thereof, pursuant and subject to Section 163.3187(5)(c), Florida Statutes.
WHEREAS, Lotus Village III, LLC (“Applicant”) applied to the City of Miami (“City”) to amend the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”) to change the future land use designation of the Property to “Medium Density Restricted Commercial”; and
WHEREAS, the Property site is 0.45 ± acres in size, and the proposal is to amend the FLUM of the MCNP by changing the future land use designation of the Property from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial"; and
WHEREAS, pursuant to the Future Land Use Element Policy LU-1.6.4, the City’s Planning Department’s review and findings of the requestconfirm that the FLUM amendment complies with the MCNP’s adopted Level of Service standards for schools, recreation and open space, potable water, sanitary sewer transmission, solid waste collection, transportation, and storm surge/coastal high hazard areas; and
WHEREAS, the Property is located within the Southeast Overtown/Park West Community Redevelopment Agency (“SEOPW CRA”), which was established to address slum and blight conditions while promoting economic growth, job creation, and affordable housing in the City’s historic Overtown Neighborhood; and
WHEREAS, the proposed FLUM amendment is consistent with Future Land Use Element Objective LU-1.2 by supporting revitalization within the SEOPW CRA through a nonresidential Floor Lot Ratio (“FLR”) multiplier of 6.0 and expanded permitted uses, including residential, office, civic, and commercial development; and
WHEREAS, the SEOPW CRA’s Community Redevelopment Plan must align with the MCNP, such as the Future Land Use Element, Policy LU‑1.2.4, that supports inclusive redevelopment, transitional housing, targeted initiatives, and funding priorities; and
WHEREAS, the FLUM amendment complies with Policy TR-2.7.3 in the following two ways: the Property is located within both of the City’s two (2) transit overlays (Transit Oriented Development and the ¼-mile Transit Corridor), and the nonresidential FLR and additional uses are intended to remain compatible with the surrounding residential neighborhood character; 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-26-053 by a vote of eight to two (8 - 2), Item No. PZAB. 1, recommending approval of the small scale Land Use Designation Change; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of the MCNP; Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”); and all other City regulations; and
WHEREAS, the City Commission has considered the need and justification for the proposed change, including changing and changed conditions that make the passage of the proposed change necessary; and
WHEREAS, City Commission after careful consideration of this matter, deems it advisable and in the best interest of the general welfare of the City and its inhabitants to approve this amendment to the FLUM of the MCNP as set forth herein;
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 fully set forth in this Section.
Section 2.Ordinance No. 10544, as amended, the Future Land Use Map of the Miami Comprehensive Neighborhood Plan, is hereby amended pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, by changing the Future Land Use designation of 0.45 ± acres of real property at 1420, 1426, 1434, 1440, 1446, 1452 Northwest 1 Place, and 1425, 1435, 1445, 1453 Northwest 2 Avenue, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A," from “Medium Density Multifamily Residential” to “Medium Density Restricted Commercial.”
Section 3.It is found that this amendment to the Comprehensive Plan designation change involves fifty (50) acres or fewer and:
(a)Is necessary due to changed or changing conditions;
(b) The proposed amendment does not involve a text change to goals, policies, or objectives of the City’s comprehensive plan, but proposes a land use change to the future land use map for a site-specific development. However, text changes that relate directly to, and are adopted simultaneously with the small-scale Future Land Use Map amendment shall be permissible;
(c) Is one which is not located within an area of critical state concern as designated by §380.0552, Florida Statutes, or by the Administration Commission pursuant to §380.05(1), Florida Statutes;
(d) Density will be 65 dwelling units per acre, pursuant to the Miami Comprehensive Neighborhood Plan, as amended, and as modified by the City’s Zoning Ordinance – the Miami 21 Code; and intensity will be as established in Article 4 of the City’s Zoning Ordinance – the Miami 21 Code; and
(e) The proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes.
Section 4.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 5.This Ordinance shall become effective thirty-one (31) days after second reading and adoption thereof, pursuant and subject to Section 163.3187(5)(c), Florida Statutes.