PZ.12 - 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 RESTRICTED COMMERCIAL” TO "RESTRICTED COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY AT 701 SOUTHWEST 7 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 property located at 701 Southwest 7 Avenue, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A” (“Property”), has a current future land use designation of “Medium Density Restricted Commercial” on the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”); and
WHEREAS, Miami Automotive Retail, Inc. (“Applicant”) applied to the City of Miami (“City”) to amend the Property’s land use designation on the FLUM of the MCNP to “Restricted Commercial”; and
WHEREAS, the Property site is 0.17 ± acres in size and a proposed density of 150 dwelling units per acre, an intensity consisting of a nonresidential Floor Lot Ratio (“FLR”) multiplier of 11, and an array of Uses consisting of Residential, Office, Civic, and Commercial; and
WHEREAS, the proposed FLUM amendment meets the applicable Level of Service (“LOS”) requirements under Policy LU-1.6.4 and supports the transit-accessible infill objectives of Policies LU-5.1.7 and TR-1.1.4 of the MCNP; and
WHEREAS, the MCNP establishes the City’s land-use framework, and Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”), regulates parcel-level development; and
WHEREAS, future redevelopment shall remain subject to the Miami 21 Code, and any transportation analysis or mitigation shall be as required by applicable local, county, and state agencies; and
WHEREAS, the City’s Planning Department recommended approval of the FLUM change for the Property; 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-26-056 by a vote of ten to zero (10 - 0), Item No. PZAB. 3, recommending approval of the amendment of the FLUM of the MCNP for the Property, as described herein; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of the MCNP, the 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, the 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 hereinafter set forth;
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 FLUM of the MCNP, is hereby amended pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, by changing the Future Land Use designation of 0.17 ± acres of real property at 701 Southwest 7 Avenue, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A," from "Medium Density Restricted Commercial" to "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 150 dwelling units per acre, pursuant to the MCNP and as may be modified by the Miami 21 Code, and intensity will be as established in Article 4 of the City’s Zoning Ordinance, the Miami 21 Code, as amended; 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, Miami Automotive Retail, Inc. (“Applicant”) applied to the City of Miami (“City”) to amend the Property’s land use designation on the FLUM of the MCNP to “Restricted Commercial”; and
WHEREAS, the Property site is 0.17 ± acres in size and a proposed density of 150 dwelling units per acre, an intensity consisting of a nonresidential Floor Lot Ratio (“FLR”) multiplier of 11, and an array of Uses consisting of Residential, Office, Civic, and Commercial; and
WHEREAS, the proposed FLUM amendment meets the applicable Level of Service (“LOS”) requirements under Policy LU-1.6.4 and supports the transit-accessible infill objectives of Policies LU-5.1.7 and TR-1.1.4 of the MCNP; and
WHEREAS, the MCNP establishes the City’s land-use framework, and Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”), regulates parcel-level development; and
WHEREAS, future redevelopment shall remain subject to the Miami 21 Code, and any transportation analysis or mitigation shall be as required by applicable local, county, and state agencies; and
WHEREAS, the City’s Planning Department recommended approval of the FLUM change for the Property; 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-26-056 by a vote of ten to zero (10 - 0), Item No. PZAB. 3, recommending approval of the amendment of the FLUM of the MCNP for the Property, as described herein; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of the MCNP, the 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, the 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 hereinafter set forth;
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 FLUM of the MCNP, is hereby amended pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, by changing the Future Land Use designation of 0.17 ± acres of real property at 701 Southwest 7 Avenue, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A," from "Medium Density Restricted Commercial" to "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 150 dwelling units per acre, pursuant to the MCNP and as may be modified by the Miami 21 Code, and intensity will be as established in Article 4 of the City’s Zoning Ordinance, the Miami 21 Code, as amended; 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.