PZ.11 - AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), BY CHANGING THE ZONING CLASSIFICATION FROM “T4-R,” GENERAL URBAN TRANSECT ZONE – RESTRICTED, TO “T4-O,” GENERAL URBAN TRANSECT ZONE – OPEN, FOR THE PROPERTY GENERALLY LOCATED AT 1425, 1435, 1445, 1453 NORTHWEST 2 AVENUE, AND 1420, 1426, 1434, 1440, 1446, 1452 NORTHWEST 1 PLACE, 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 property generally located at 1425, 1435, 1445, 1453 Northwest 2 Avenue, and 1420, 1426, 1434, 1440, 1446, 1452 Northwest 1 Place, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A” (collectively, “Property”), is zoned “T4-R,” General Urban Transect Zone – Restricted, on the Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”); and
WHEREAS, Lotus Village III, LLC (“Applicant”) submitted a request to change the zoning classification of the Property from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open; and
WHEREAS, the Property is an assemblage of ten (10) parcels totaling approximately 19,749 square feet (±0.4534 acres) of land; and
WHEREAS, the Future Land Use Map (“FLUM”) designation of the Property on Miami Comprehensive Neighborhood Plan (“MCNP”) is Medium Density Multifamily Residential; and
WHEREAS, the request to change the zoning classification from the “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open, is inconsistent with the Property’s existing future land use (“FLU”) of Medium Density Multifamily Residential; therefore, a concurrent Comprehensive Plan Amendment is required and was submitted as a companion application PZ-26-20317; and
WHEREAS, the Property was zoned “R-3,” Multifamily Medium-Density Residential, under the previous 11000 Zoning Code, which permitted a maximum density of sixty-five (65) units per net acre; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(1)(a) of the Miami 21 Code as the rezoning furthers the intent and goals of the Miami 21 Code and the MCNP; and
WHEREAS, this request to rezone the Property is consistent with the MCNP Policy LU-1.1.7, which provides that “\[l\]and development regulations and policies will allow for thedevelopment and redevelopment of well-designed mixed-use neighborhoods that providefor the full range of residential, office, live/work spaces, neighborhood retail, andcommunity facilities in a walkable area and that are amenable to a variety of transportationmodes, including pedestrianism, bicycles, automobiles, mass transit, and aerial mobility”; and
WHEREAS, the application is consistent with the criteria for a rezoning pursuant to Article 7, Section 7.1.2.8(f)(1)(b) of the Miami 21 Code as there have been changing conditions to the Miami 21 Code Zoning Atlas in the form of other rezonings within the immediate neighborhood, which are adjacent to the Property, deeming the changes necessary; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code in that the request is consistent with successional zoning, going from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open; and
WHEREAS, the proposed zoning change is deemed appropriate in light of the intent of the Miami 21 Code; and
WHEREAS, the Planning Department recommended approval of the rezoning application to rezone the Property from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open; 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-26-065 by a vote of eight to two (8 - 2), Item No. PZAB. 2, recommending approval of the zoning change; and
WHEREAS, City Commission has considered the goals, objectives, and policies of the MCNP, the Miami 21 Code, and all other City regulations; and
WHEREAS, City Commission has considered the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary; and
WHEREAS, the City Commission has also considered whether proposed change maintains the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, the City Commission finds, based on competent substantial evidence, that the application furthers the goals, objectives, and policies of the MCNP, the Miami 21 Code, and other City regulations as indicated herein and in the staff report and record; that there is a need and justification for the change, including changed or changing conditions that make the change necessary such as rezonings in the immediate area; and that the change maintains the goals of the Miami 21 Code to preserve Neighborhoods and provide transitions in Intensity and Building Height;
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 Zoning Atlas of the Miami 21 Code is hereby amended by changing the zoning classification from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open, for the property generally located at 1425, 1435, 1445, 1453 Northwest 2 Avenue, and 1420, 1426, 1434, 1440, 1446, 1452 Northwest 1 Place, 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 Sections 163.3187(5)(c) and 163.3184(12), Florida Statutes.
WHEREAS, Lotus Village III, LLC (“Applicant”) submitted a request to change the zoning classification of the Property from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open; and
WHEREAS, the Property is an assemblage of ten (10) parcels totaling approximately 19,749 square feet (±0.4534 acres) of land; and
WHEREAS, the Future Land Use Map (“FLUM”) designation of the Property on Miami Comprehensive Neighborhood Plan (“MCNP”) is Medium Density Multifamily Residential; and
WHEREAS, the request to change the zoning classification from the “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open, is inconsistent with the Property’s existing future land use (“FLU”) of Medium Density Multifamily Residential; therefore, a concurrent Comprehensive Plan Amendment is required and was submitted as a companion application PZ-26-20317; and
WHEREAS, the Property was zoned “R-3,” Multifamily Medium-Density Residential, under the previous 11000 Zoning Code, which permitted a maximum density of sixty-five (65) units per net acre; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(1)(a) of the Miami 21 Code as the rezoning furthers the intent and goals of the Miami 21 Code and the MCNP; and
WHEREAS, this request to rezone the Property is consistent with the MCNP Policy LU-1.1.7, which provides that “\[l\]and development regulations and policies will allow for thedevelopment and redevelopment of well-designed mixed-use neighborhoods that providefor the full range of residential, office, live/work spaces, neighborhood retail, andcommunity facilities in a walkable area and that are amenable to a variety of transportationmodes, including pedestrianism, bicycles, automobiles, mass transit, and aerial mobility”; and
WHEREAS, the application is consistent with the criteria for a rezoning pursuant to Article 7, Section 7.1.2.8(f)(1)(b) of the Miami 21 Code as there have been changing conditions to the Miami 21 Code Zoning Atlas in the form of other rezonings within the immediate neighborhood, which are adjacent to the Property, deeming the changes necessary; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code in that the request is consistent with successional zoning, going from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open; and
WHEREAS, the proposed zoning change is deemed appropriate in light of the intent of the Miami 21 Code; and
WHEREAS, the Planning Department recommended approval of the rezoning application to rezone the Property from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open; 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-26-065 by a vote of eight to two (8 - 2), Item No. PZAB. 2, recommending approval of the zoning change; and
WHEREAS, City Commission has considered the goals, objectives, and policies of the MCNP, the Miami 21 Code, and all other City regulations; and
WHEREAS, City Commission has considered the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary; and
WHEREAS, the City Commission has also considered whether proposed change maintains the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, the City Commission finds, based on competent substantial evidence, that the application furthers the goals, objectives, and policies of the MCNP, the Miami 21 Code, and other City regulations as indicated herein and in the staff report and record; that there is a need and justification for the change, including changed or changing conditions that make the change necessary such as rezonings in the immediate area; and that the change maintains the goals of the Miami 21 Code to preserve Neighborhoods and provide transitions in Intensity and Building Height;
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 Zoning Atlas of the Miami 21 Code is hereby amended by changing the zoning classification from “T4-R,” General Urban Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open, for the property generally located at 1425, 1435, 1445, 1453 Northwest 2 Avenue, and 1420, 1426, 1434, 1440, 1446, 1452 Northwest 1 Place, 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 Sections 163.3187(5)(c) and 163.3184(12), Florida Statutes.