PZ.16 - 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 “DUPLEX RESIDENTIAL” TO "RESTRICTED COMMERCIAL” OF THE ACREAGE DESCRIBED HEREIN FOR THE PROPERTIES FRONTING NORTHWEST 36 COURT ON THE WEST BETWEEN NORTHWEST 6 STREET AND NORTHWEST FLAGLER TERRACE; BY CHANGING THE FUTURE LAND USE DESIGNATION FROM “DUPLEX RESIDENTIAL” TO "LOW DENSITY MULTIFAMILY RESIDENTIAL" OF THE ACREAGE DESCRIBED HEREIN FOR THE PROPERTIES FRONTING NORTHWEST 36 COURT ON THE EAST BETWEEN NORTHWEST 6 STREET AND NORTHWEST FLAGLER TERRACE; BY CHANGING THE FUTURE LAND USE DESIGNATION FROM “DUPLEX RESIDENTIAL” TO "LOW DENSITY RESTRICTED COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN FOR 613 NORTHWEST 36 COURT, 31 NORTHWEST 36 COURT, 15 NORTHWEST 36 COURT, AND 3655 NORTHWEST...
October 22, 2026
Department: Department of Planning
Category: Planning and Zoning
WHEREAS, the Planning, Zoning, and Appeals Board (“PZAB”) at its meeting on October 21, 2026, following an advertised hearing, adopted Resolution No. PZAB-R-26-\_\_\_\_\_ by a vote of \_\_\_\_\_ to \_\_\_\_\_\_ (\_\_ - \_\_), recommending \_\_\_\_\_\_ the small scale Land Use Designation Change; and
WHEREAS, the properties located at 3655 Northwest 3 Street, 65, 75, 85, 95, 97, 101, 125, 145, 203, 215, 221, 227, 251, 261, 275, 309, 321, 401, 421, 441, 461, 481, 501, 511, 531 Northwest 36 Court, 3650 Northwest 4 Street, 3651 Northwest 4 Terrace, 3650 Northwest 5 Street and 3660 Northwest 6 Street, 15, 31, 613 Northwest 36 Court, 3655 Northwest 6 Street, 3651 Northwest 3 Street, 200, 210, 232, 236, 240, 244, 290, 296, 300, 312, 320, 350, 512, 540, 560 Northwest 36 Court, 3684 Northwest 4 Street, 3665, 3667, 3675 Northwest 5 Street, and 3670 Northwest 6 Street, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (“Subject Properties”) have a current Future Land Use Designation of “Duplex Residential”; and
WHEREAS, James Reyes, City Manager on the 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 (“FLU”) designation of the Subject Properties to “Low Density Multifamily Residential,” “Low Density Restricted Commercial,” and “Restricted Commercial”; and
WHEREAS, the site of the Subject Properties is 6.34 ± acres in size and based on the specific proposed FLUM designations, the residential density changes from nine (9) dwelling units per acre to thirty-six (36) dwelling units per acre or to one hundred and fifty (150) dwelling units per acre; and
WHEREAS, the intensity of uses expands from strictly residential Single-Family and Duplex to the full array of residential, office, civic, and commercial uses, based on the “Interpretation of the FLUM” of the MCNP; and
WHEREAS, multiple properties north and south of the Subject Properties have had their FLUM designations changed to “Restricted Commercial” through successive City-sponsored FLUM amendments, through Ordinances 13469 and 14274, and these changes have supported a coordinated, strategic land assemblage totaling 2.88 ± acres along Northwest 37 Avenue between Northwest Flagler Street and Northwest 7 Street; and
WHEREAS, the proposed FLUM amendment complies with all applicable Level of Service (“LOS”) standards and is consistent with Policy LU-1.6.4 of the MCNP; and
WHEREAS, the FLUM amendment establishes a transition in terms of density, intensity, and scale from “Restricted Commercial” along Northwest 37 Avenue to “Low Density Multifamily Residential” along Northwest 36 Court and the nearby “Duplex Residential” neighborhoods, and is consistent with Policy HO-2.1.9 of the MCNP; and
WHEREAS, multiple properties proposed for the FLUM designation of “Restricted Commercial” are located within the City-designated ¼-mile Transit Corridor Buffer, which supports transit-oriented, higher-intensity development and is consistent with Policy TR-2.7.4 of the MCNP; 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, City Commission has considered the need and justification for the proposed change, including 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 of 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, particularly the FLUM of the MCNP, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, are hereby amended by changing the Future Land Use designation of 6.34 ± acres of real property, specifically by changing the future land use designation from “Duplex Residential” to "Restricted Commercial” for the properties fronting Northwest 36 Court on the west between Northwest 6 Street and Northwest Flagler Terrace; by changing the future land use designation from “Duplex Residential” to "Low Density Multifamily Residential" for the properties fronting Northwest 36 court on the east between Northwest 6 street and Northwest Flagler Terrace; by changing the future land use designation from “Duplex Residential” to "Low Density Restricted Commercial" for 613 Northwest 36 Court, 31 Northwest 36 Court, 15 Northwest 36 Court, and 3655 Northwest 6 Court; and, by changing the future land use designation from “Duplex Residential” to "Restricted Commercial" for 3670 Northwest 6 Street, 3675 Northwest 5 Street, 3684 Northwest 4 Street and 3651 Northwest 3 Street, Miami, Florida, as more particularly described in Exhibit “A,” attached and incorporated.
Section 3. It is found that this amendment to the FLUM of the MCNP involves a use of 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 “thirty-six” (36) or “one hundred and fifty (150) dwelling units per acre, pursuant to the Miami Comprehensive Neighborhood Plan, as amended, and as modified by any applicable land development regulations; and intensity will be as established in Article 4 of 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 5. 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 Section 163.3187(5)(c), Florida Statutes.
WHEREAS, the properties located at 3655 Northwest 3 Street, 65, 75, 85, 95, 97, 101, 125, 145, 203, 215, 221, 227, 251, 261, 275, 309, 321, 401, 421, 441, 461, 481, 501, 511, 531 Northwest 36 Court, 3650 Northwest 4 Street, 3651 Northwest 4 Terrace, 3650 Northwest 5 Street and 3660 Northwest 6 Street, 15, 31, 613 Northwest 36 Court, 3655 Northwest 6 Street, 3651 Northwest 3 Street, 200, 210, 232, 236, 240, 244, 290, 296, 300, 312, 320, 350, 512, 540, 560 Northwest 36 Court, 3684 Northwest 4 Street, 3665, 3667, 3675 Northwest 5 Street, and 3670 Northwest 6 Street, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (“Subject Properties”) have a current Future Land Use Designation of “Duplex Residential”; and
WHEREAS, James Reyes, City Manager on the 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 (“FLU”) designation of the Subject Properties to “Low Density Multifamily Residential,” “Low Density Restricted Commercial,” and “Restricted Commercial”; and
WHEREAS, the site of the Subject Properties is 6.34 ± acres in size and based on the specific proposed FLUM designations, the residential density changes from nine (9) dwelling units per acre to thirty-six (36) dwelling units per acre or to one hundred and fifty (150) dwelling units per acre; and
WHEREAS, the intensity of uses expands from strictly residential Single-Family and Duplex to the full array of residential, office, civic, and commercial uses, based on the “Interpretation of the FLUM” of the MCNP; and
WHEREAS, multiple properties north and south of the Subject Properties have had their FLUM designations changed to “Restricted Commercial” through successive City-sponsored FLUM amendments, through Ordinances 13469 and 14274, and these changes have supported a coordinated, strategic land assemblage totaling 2.88 ± acres along Northwest 37 Avenue between Northwest Flagler Street and Northwest 7 Street; and
WHEREAS, the proposed FLUM amendment complies with all applicable Level of Service (“LOS”) standards and is consistent with Policy LU-1.6.4 of the MCNP; and
WHEREAS, the FLUM amendment establishes a transition in terms of density, intensity, and scale from “Restricted Commercial” along Northwest 37 Avenue to “Low Density Multifamily Residential” along Northwest 36 Court and the nearby “Duplex Residential” neighborhoods, and is consistent with Policy HO-2.1.9 of the MCNP; and
WHEREAS, multiple properties proposed for the FLUM designation of “Restricted Commercial” are located within the City-designated ¼-mile Transit Corridor Buffer, which supports transit-oriented, higher-intensity development and is consistent with Policy TR-2.7.4 of the MCNP; 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, City Commission has considered the need and justification for the proposed change, including 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 of 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, particularly the FLUM of the MCNP, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, are hereby amended by changing the Future Land Use designation of 6.34 ± acres of real property, specifically by changing the future land use designation from “Duplex Residential” to "Restricted Commercial” for the properties fronting Northwest 36 Court on the west between Northwest 6 Street and Northwest Flagler Terrace; by changing the future land use designation from “Duplex Residential” to "Low Density Multifamily Residential" for the properties fronting Northwest 36 court on the east between Northwest 6 street and Northwest Flagler Terrace; by changing the future land use designation from “Duplex Residential” to "Low Density Restricted Commercial" for 613 Northwest 36 Court, 31 Northwest 36 Court, 15 Northwest 36 Court, and 3655 Northwest 6 Court; and, by changing the future land use designation from “Duplex Residential” to "Restricted Commercial" for 3670 Northwest 6 Street, 3675 Northwest 5 Street, 3684 Northwest 4 Street and 3651 Northwest 3 Street, Miami, Florida, as more particularly described in Exhibit “A,” attached and incorporated.
Section 3. It is found that this amendment to the FLUM of the MCNP involves a use of 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 “thirty-six” (36) or “one hundred and fifty (150) dwelling units per acre, pursuant to the Miami Comprehensive Neighborhood Plan, as amended, and as modified by any applicable land development regulations; and intensity will be as established in Article 4 of 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 5. 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 Section 163.3187(5)(c), Florida Statutes.