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WHEREAS, the subject properties described in the attached and incorporated Exhibit “A”(“Property”), have current Future Land Use designations of “Low Density Multifamily Residential,” “Low Density Restricted Commercial,” “Medium Density Multifamily Residential,” and “Medium Density Restricted Commercial”; and

WHEREAS, James Reyes, City Manager, on behalf of the City of Miami, (“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 Multifamily Residential” and “Restricted Commercial,” as described in the attached and incorporated Exhibit “A”; and

WHEREAS, specifically, the application requests to amend the FLUM of the MCNP pursuant to expedited state review subject to §163.3184, Florida Statutes,of the properties located generally at 909 Northwest 5 Street, 936 Northwest 6 Street, 430, 442, 490, 500, and 899 Northwest South River Drive, from “Medium Density Restricted Commercial” to “Restricted Commercial”; 437 and 445 Southwest 2 Street and 118 Southwest South River Drive, from “Medium Density Restricted Commercial” to “Restricted Commercial”; 400, 420, 428, 452, 453, and 459 Southwest 2 Street, 426, 430, 437, 444, 445, 450, 451, and 479 Southwest 3 Street, 224, 236, 242, 300, 318, 408, 427, 435, 443, 490, 501, 525, 530, and 541 Southwest 4 Avenue, 380, 401, 406, 408, 411, 421, 428, 431, 441, 444, 445, 450, 451, 458, 459, and 467 Southwest 4 Street, 111, 129, 137, 209, 219, 303, 311, 315, 329, 337, 421, 427, 435, 519, 527, 543, and 621 Southwest 5 Avenue, 369, 400, 401, 405, 415, 425, 435, 445, 450, 459, 469, 469, and 470 Southwest 5 Street, and 401, 404, 421, 427, 428, 433, 434, 444, 445, 451, 452, 458, 461, 471, and 498 Southwest 6 Street, from “Medium Density Multifamily Residential” to “Restricted Commercial”; 1057 Southwest 2 Street, 626 And 644 Southwest 4 Avenue, 625, 658, 711, 718, and 719 Southwest 5 Avenue, 630, 675, 680, and 701 Southwest 7 Avenue, 635 And 642 Southwest 7 Court, 413, 421, 424, 427, 439, 444, 446, 453, 460, 461, 467, 470, 475, 500, 510, 511, 520, 521, 526, 531, 536, 542, 545, 567, 590, 599, 601, 611, 629, 649, 661, 671, 676, 755, 811, 834, 835, 840, 855, 858, 900, 915, 918, 921, 922, 923, 930, 937, 938, 945, 950, 951, 960, 961, 970, 980, 991, 1002, 1019, 1020, 1027, 1030, 1036, 1037, 1040, 1047, 1050, 1052, 1121, 1131, 1137, 1145, and 1153 Southwest 7 Street, 601, 630, 636, and 640 Southwest 8 Avenue, 601 And 1177 Southwest 8 Street, 628, 677, and 777, Southwest 9 Avenue, 626, 629, 634, 637, 642, 711, 721, 740, 746 Southwest 10 Avenue, 627, 628, 633, 634, 640, 700, 717, and 718 Southwest 11 Avenue, from “Medium Density Restricted Commercial” to "Restricted Commercial"; 828, 834, and 844 Southwest 8 Avenue, 829, 830, 833, 840, and 844 Southwest 8 Court, 814, 829, 835, 836, and 840 Southwest 9 Avenue, 831 And 834 Southwest 9 Court, 849, 891, 921, 929, 935, 937, 939, 951, 961, 975, 977, 985, 1011, 1017, 1027, 1037, 1041, 1119, 1127, 1131, 1141, and 1153 Southwest 9 Street, 826, 827, 834, 835, and 845 Southwest 10 Avenue, 827, 830, 836, 844, and 847 Southwest 11 Avenue, from “Low Density Multifamily Residential”  to  “Medium Density Multifamily Residential”; 824 Southwest 9 Court, from “Low Density Restricted Commercial” to “Medium Density Restricted Commercial”; 1727, 1737, 1751, 1761, 1771, 1779, 1780, 1784, 1787, 1788, 1800, 1813, 1821, 1825, 1837, 1845, 1850, 1853, 1871, 1873, 1875, 1877, 1901, 1916, 1920, 1933, 1936, 1942, 1945, 1954, 1957, 1962, 1965, 1972, 2000, 2025, 2036, 2041, 2043, 2046, 2049, 2051, 2059, 2105, 2107, 2111, 2131, 2136, 2137, 2140, 2145, 2146, 2147, 2152, and 2157 Southwest 7 Street, 1747 And 1895 Southwest 8 Street, 624, 625, and 636 Southwest 18 Avenue, 635 Southwest 19 Avenue, and 627, 638, 707, and 711 Southwest 21 Avenue, from “Medium Density Multifamily Residential” to "Restricted Commercial"; 767 And 797 Southwest 2 Street, 769 Southwest 3 Street, 767, 770, 775, and 776 Southwest 5 Street, 801 And 822 Southwest 6 Street, and 127, 142, 200, 218, 240, 409, 427, 500, 506, 515, 520, 531, 543, 600, and 620 Southwest 8 Avenue, from “Low Density Restricted Commercial” to "Restricted Commercial" as more particularly described in the attached and incorporated Exhibit “A.”

WHEREAS, theProperty is approximately 72 ± acres in size; and

WHEREAS, the amendment will increase the residential density from thirty-six (36) dwelling units per acre toone hundred fifty (150)dwelling units per acre for those properties changing from “Low Density Restricted Commercial” to “Restricted Commercial”; and

WHEREAS, the amendment will increase the residential density from thirty-six (36) dwelling units per acre tosixty-five (65)dwelling units per acre, and expand the allowed uses to include multifamily and loading for those properties changing from “Low Density Multifamily Residential” to “Medium Density Multifamily Residential”; and

WHEREAS, the amendment will increase the residential density from sixty-five (65) dwelling units per acre toone hundred fifty (150)dwelling units per acre, for those properties changing from “Medium Density Restricted Commercial” to “Restricted Commercial”; and

WHEREAS, the amendment will increase the residential density from sixty-five (65) dwelling units per acre toone hundred fifty (150)dwelling units per acre, and expand the allowed uses to include residential, office, and commercial, for those properties changing from “Medium Density Multifamily Residential” to “Restricted Commercial”; and

WHEREAS, under Chapter 163,Florida Statutes,the City’s land development regulations, which are generally included in Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended, (“Miami 21 Code”), and its Miami 21 Code Zoning Atlas must be consistent with and implement the adopted MCNP; and

WHEREAS, pursuant to Policy LU-1.6.4 of the MCNP, the Level of Service (“LOS”) reviews for schools, recreation and open space, potable water, sanitary sewer transmission, solid waste collection, and transportation were found to be in compliance; and

WHEREAS, pursuant to Goal HO-1 of the MCNP, this amendment supports the objectives of affordable, workforce, and mixed-income housing through applicable City and state programs; and

WHEREAS, pursuant to Goal TR-1 of the MCNP, the amendment supports safe, reliable, accessible, and affordable transportation options connecting residents to employment centers, services, retail, and other daily destinations; and

WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”) conducted a public hearing on the proposed map amendment; and

WHEREAS, thePZAB, at its meeting on September 2, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-046 by a vote of seven to three (7 - 3), Item No. PZAB.8, recommending approvalof the FLUM amendment; 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, 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 the MCNP amendment 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 if fully set forth in this Section.

Section 2. The FLUM of the MCNP is hereby amended by amending the Future Land Use designation, pursuant to expedited state review subject to §163.3184, Florida Statutes, the FLUM of the MCNP is hereby amended by amending the Future Land Use designation, pursuant to expedited state review subject to §163.3184, Florida Statutes,by amending the Future Land Use Designation from “Medium Density Restricted Commercial” to “Restricted Commercial” for certain properties west of Northwest North River Drive, between Northwest 6 Street and Northwest 4 Street; by amending the Future Land Use Designation from “Medium Density Restricted Commercial” to “Restricted Commercial” for certain properties between Southwest South River Drive, Southwest 2 Street, Southwest 5 Avenue, and Southwest 1 Street; by amending the Future Land Use Designation from “Medium Density Multifamily Residential” to “Restricted Commercial” for certain properties between Southwest 4 Avenue, Interstate 95, Southwest 6 Street, Southwest 5 Avenue, and Southwest 1 Street; by amending the Future Land Use Designation from “Medium Density Restricted Commercial” to “Restricted Commercial” for certain properties fronting Southwest 7 Street, between Interstate 95 And Southwest 12 Avenue; by amending the Future Land Use Designation from “Low Density Multifamily Residential” and “Low Density Restricted Commercial” to “Medium Density Multifamily Residential” and “Medium Density Restricted Commercial” for certain properties on the north side of Southwest 9 Street, between Southwest 8 Avenue and Southwest 12 Avenue; by amending the Future Land Use Designation from “Medium Density Multifamily Residential” to “Restricted Commercial” for certain properties fronting Southwest 7 Street, between Southwest 17 Avenue and Southwest 22 Avenue; and by amending the Future Land Use Designation from “Low Density Restricted Commercial” to “Restricted Commercial” for certain properties along Southwest 8 Avenue between Southwest 1 Street and Southwest 6 Street Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A”.

Section 3. The City Commission finds that the Comprehensive Plan amendment involves approximately 72 ± acres and:

a.Is necessary due to changed or changing conditions;

b.The proposed amendment does not involve a text change to goals, policies, and objectives of the local government'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.Follows an Expedited State Review process pursuant to Section 163.3184, Florida Statutes;

d.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;

e.Complies with the applicable density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act, if applicable.

Section 4.The City Manager is directed to instruct the Director of the Planning Department to promptly transmit after First Reading a copy of this proposed amendment to reviewing agencies as specified in §163.3184(1)(c) for required review.

Section 5. The City Manager is directed to instruct the Director of the Planning Department to review all comments received and to take these comments into consideration for any necessary revisions for Second Reading of this proposed amendment.

Section 6.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 7.This Ordinance may not become effective until all review procedures are complete. After second reading, the City must transmit the adopted amendment with all supporting data and analysis to the State Land Planning Agency and all commenting agencies for final review.

Section 8. This Ordinance shall become effective 31 days after the State Land Planning Agency notifies the City that the adoption package is complete, pursuant to §163.3184(3)(c)(4), Florida Statutes.