PZ.15 - \

WHEREAS, James Reyes, City Manager, on behalf of the City of Miami, (“Applicant”) submitted an application to amend the Zoning Atlas of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended, (“Miami 21 Code”) for numerous properties generally located within the Little Havana neighborhood along portions of South River Drive, Southwest 5 Avenue, Southwest 7 Street, Southwest 8 Avenue, Southwest 12 Avenue, and Southwest 9 Street, as more particularly described in the attached and incorporated Exhibit “A” (“Property”); and

WHEREAS, specifically, the application requests the Zoning Atlas of the Miami 21 Code be amended by changing the Zoning Classification from “T5-L,” Urban Center Transect Zone – Limited, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties generally located along Southwest 7 Street, between Interstate 95 and Southwest 12 Avenue; and by changing the Zoning Classification from “T4-L,” General Urban Transect Zone – Limited, to “T5-L,” Urban Center Transect Zone – Limited, for certain properties generally located along Southwest 8 Avenue between Southwest 1 Street and Southwest 7 Street; by changing the Zoning Classification from “T4-R,” General Urban Transect Zone – Restricted, to “T5-O,” Urban Center Transect Zone – Open, for certain properties generally bounded by Southwest South River Drive, Interstate 95, Southwest 7 Street, Southwest 5 Avenue, and Southwest 1 Street; by changing the Zoning Classification from “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties generally bounded by Southwest South River Drive, Southwest 2 Street, Southwest 5 Avenue, and Southwest 1 Street; by changing the Zoning Classification from “T4-R,” General Urban Transect Zone – Restricted, and “T4-O,” General Urban Transect Zone – Open, to “T5-O,” Urban Center Transect Zone – Open, for certain properties bounded by Southwest 12 Avenue, Southwest 9 Street, Southwest 16 Avenue, and Southwest 8 Street; by changing the Zoning Classification from “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties bounded by Southwest 11 Avenue, Southwest 8 Street, Southwest 18 Avenue, Southwest 6 Street, Southwest 13 Avenue, and Southwest 2 Street; by changingthe Zoning Classification from “T4-R,” General Urban Transect Zone – Restricted, and “T4-L,” General Urban Transect Zone – Limited, to “T5-O,” Urban Center Transect Zone – Open, for certain properties generally located along Southwest 7 Street, bounded by Southwest 17 Avenue, Southwest 8 Street, Southwest 22 Avenue, and Southwest 6 Street; by changing the Zoning Classification from “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties bounded by Southwest 21 Avenue, Southwest 8 Street, Southwest 22 Avenue, and Southwest 7 Street; by changing the Zoning Classification from “T5-L,” Urban Center Transect Zone – Limited, and “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for the properties generally located west of Northwest North River Drive, between Northwest 6 Street and Northwest 4 Street, Miami, Florida, as more particularly described in Exhibit “A,” attached and incorporated;

WHEREAS, the application seeks to change the zoning classifications for the Property from “T4-L,” General Urban Transect Zone – Limited, to “T5-L,” Urban Center Transect Zone – Limited; from “T4-R,” General Urban Transect Zone – Restricted, “T4-L,” General Urban Transect Zone – Limited, and “T4-O,” General Urban Transect Zone – Open, to “T5-O,” Urban Center Transect Zone – Open; and from “T5-L,” Urban Center Transect Zone – Limited, and “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, as more particularly described in the attached and incorporated Exhibit “A”; and

WHEREAS, the requested zoning changes are not consistent with portions of the existing Future Land Use Map (“FLUM”) designations; therefore, a companion FLUM Amendment application, ePlan File No. PZ-26-20890, is being processed concurrently to ensure consistency between the proposed zoning classifications and the FLUM; and

WHEREAS, the Property consists of approximately 661 parcels encompassing approximately 136.08 acres within the Little Havana neighborhood; and

WHEREAS, pursuant to Article 7, Section 7.1.2.8 of the Miami 21 Code, zoning changes are permitted where such changes maintain the goals of the Miami 21 Code, preserve neighborhoods, and provide appropriate transitions in intensity, density, building height, and scale; and

WHEREAS, the proposed rezoning supports Future Land Use Policy LU-1.3.15 of the Miami Comprehensive Neighborhood Plan (“MCNP”), which encourages a development pattern that enhances existing neighborhoods through a balanced mix of employment, shopping, entertainment, housing, and recreation opportunities in close proximity to one another; and

WHEREAS, the proposed rezoning would facilitate transit-supportive, mixed-use, and pedestrian-oriented development consistent with the guiding principles of the Miami 21 Code by allowing a broader range of residential, commercial, civic, and employment-generating uses in locations with access to existing transit corridors; and

WHEREAS, pursuant to Article 7, Section 7.1.2.8(f)(1)(b) of the Miami 21 Code, consideration was given to the need and justification for the proposed zoning amendments, including changed or changing conditions within the Little Havana neighborhood; and

WHEREAS, the area has experienced successive increases in zoning intensity over the past decade, including multiple rezonings from T5 classifications to T6 classifications and the recent adoption of Ordinance No. 14411 in 2025 rezoning nearby properties from “T5-L,” Urban Center Transect Zone - Limited, to “T6-8-O,” Urban Core Transect Zone - Open, evidencing an ongoing pattern of redevelopment and increased intensity within the surrounding corridor; and

WHEREAS, pursuant to Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code, zoning changes may be made only to the next intensity Transect Zone and in a manner that preserves neighborhoods while providing appropriate transitions in intensity, density, and building height; and

WHEREAS, the proposed rezoning consists of successive transect increases from “T4” to “T5” and from “T5” to “T6” and maintains the intent of the Miami 21 Code by extending existing “T5” and “T6” zoning patterns while providing transitions to adjacent lower-intensity residential areas; and

WHEREAS, the Planning Department reviewed the application and determined that the proposed rezoning is consistent with the goals, objectives, and policies of the MCNP and the Miami 21 Code, subject to approval of the companion Comprehensive Plan/MCNP amendment; and

WHEREAS, the Planning Department found that the proposed rezoning supports a balanced mix of residential, commercial, employment, shopping, entertainment, and recreational uses in proximity to one another, encourages compact and pedestrian-oriented development patterns, and promotes redevelopment opportunities along established transit-supportive corridors; and

WHEREAS, the Planning Department staff recommends approval of the rezoning application; and

WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on September 2, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-047 by a vote of seven to three (7 - 3), Item No. PZAB. 9, recommending approval with modifications of the Zoning Change; 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 hearing and careful consideration of this matter approves this amendment to the Miami 21 Code Zoning Atlas, 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 Zoning Atlas of the Miami 21 Code is hereby amended by changing the Zoning Classification from “T5-L,” Urban Center Transect Zone – Limited, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties generally located along Southwest 7 Street, between Interstate 95 and Southwest 12 Avenue; and by changing the Zoning Classification from “T4-L,” General Urban Transect Zone – Limited, to “T5-L,” Urban Center Transect Zone – Limited, for certain properties generally located along Southwest 8 Avenue between Southwest 1 Street and Southwest 7 Street; by changing the Zoning Classification from “T4-R,” General Urban Transect Zone – Restricted, to “T5-O,” Urban Center Transect Zone – Open, for certain properties generally bounded by Southwest South River Drive, Interstate 95, Southwest 7 Street, Southwest 5 Avenue, and Southwest 1 Street; by changing the Zoning Classification from “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties generally bounded by Southwest South River Drive, Southwest 2 Street, Southwest 5 Avenue, and Southwest 1 Street; by changing the Zoning Classification from “T4-R,” General Urban Transect Zone – Restricted, and “T4-O,” General Urban Transect Zone – Open, to “T5-O,” Urban Center Transect Zone – Open, for certain properties bounded by Southwest 12 Avenue, Southwest 9 Street, Southwest 16 Avenue, and Southwest 8 Street; by changing the Zoning Classification from “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties bounded by Southwest 11 Avenue, Southwest 8 Street, Southwest 18 Avenue, Southwest 6 Street, Southwest 13 Avenue, and Southwest 2 Street; by changingthe Zoning Classification from “T4-R,” General Urban Transect Zone – Restricted, and “T4-L,” General Urban Transect Zone – Limited, to “T5-O,” Urban Center Transect Zone – Open, for certain properties generally located along Southwest 7 Street, bounded by Southwest 17 Avenue, Southwest 8 Street, Southwest 22 Avenue, and Southwest 6 Street; by changing the Zoning Classification from “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for certain properties bounded by Southwest 21 Avenue, Southwest 8 Street, Southwest 22 Avenue, and Southwest 7 Street; by changing the Zoning Classification from “T5-L,” Urban Center Transect Zone – Limited, and “T5-O,” Urban Center Transect Zone – Open, to “T6-8-O,” Urban Core Transect Zone – Open, for the properties generally located west of Northwest North River Drive, between Northwest 6 Street and Northwest 4 Street, Miami, Florida, as more particularly described in Exhibit “A,” attached and incorporated;.

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 the State Land Planning Agency notifies the City that the adoption package is complete, pursuant to §163.3184(3)(c)(4), Florida Statutes, and Section 163.3184(12), Florida Statutes.