PZ.17 - AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), BY CHANGING THE ZONING CLASSIFICATION FROM “T3-O,” SUB-URBAN TRANSECT ZONE – OPEN, TO “T4-O,” URBAN GENERAL TRANSECT ZONE – OPEN, FOR THE PROPERTIES RUNNING NORTH AND SOUTH FRONTING NORTHWEST 6 STREET AND NORTHWEST 5 STREET, BY CHANGING THE ZONING CLASSIFICATION FROM “T3-O,” SUB-URBAN TRANSECT ZONE – OPEN, TO “T4-O,” URBAN GENERAL TRANSECT ZONE – OPEN, FOR THE PROPERTIES RUNNING NORTH AND SOUTH FRONTING NORTHWEST 4 STREET AND NORTHWEST 3 STREET, AND BY CHANGING THE ZONING CLASSIFICATION FROM “T3-O,” SUB-URBAN TRANSECT ZONE – OPEN, TO “T4-R,” URBAN GENERAL TRANSECT ZONE – RESTRICTED, FOR THE PROPERTIES FRONTING NORTHWEST 36 COURT TO THE EAST AND WEST BETWEEN NORTHWEST 7 STREET AND NORTHWEST FLAGLER STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN EXHIBIT “A,” ATTACHED AND INCORPORATED; MAKING FINDINGS; CON...
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 public hearing, adopted Resolution No. PZAB-R-26-\\_\\_\\_\_\_ by a vote of \_\_\_\_\_ to \\_\\_\\_\_\_ (\_\_ \- \_\_ ), Item No. PZAB.\_\_, recommending \\_\\_\\_\_\_\_\_\_ of the Zoning Change; and
WHEREAS, James Reyes, City Manager, on behalf of the City of Miami (“Applicant”), submitted a request to change in zoning classification on the Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended, (“Mami 21 Code”) from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-O,” Urban General Transect Zone – Open, for the properties generally located at 3651 Northwest 3 Street, 3684 Northwest 4 Street, 3675 Northwest 5 Street, and 3670 Northwest 6 Street and by changing the zoning classification from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-R,” Urban General Zone – Restricted, for the properties generally located at 3641 Northwest 3 Street, 3650 Northwest 4 Street, 3651 Northwest 4 Terrace, 3650, 3665 and 3667 Northwest 5 Street, 3655 and 3660 Northwest 6 Street, and 15, 31, 65, 75, 85, 95, 97, 101, 125, 145, 200, 203, 210, 215, 221, 227, 232, 236, 240, 244, 251, 261, 275, 290, 296, 300, 309, 312, 320, 321, 350, 401, 421, 441, 461, 481, 501, 511, 512, 531, 540, 560, and 615 Northwest 36 Court, Miami, Florida, (collectively, “Property”); and
WHEREAS, the portion of the Property whose zoning classification is changing from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-O,” Urban General Transect Zone – Open, is comprised of four (4) parcels that together are approximately 20,900 square feet or 0.480 acres; and
WHEREAS, the portion of the Property whose zoning classification is changing from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-R,” Urban General Transect Zone – Restricted, is comprised of 51 parcels that together are approximately 255,444.58 square feet or 5.864 acres; and
WHEREAS, the Future Land Use Map (“FLUM”) designation is “Duplex Residential”; and
WHEREAS, the request to change the zoning classification for the Property is inconsistent with the Property’s existing Future Land Uses (“FLU”) of “Duplex Residential”; therefore, a concurrent Comprehensive Plan Amendment is required and has been submitted as companion application PZ-26-20678; and
WHEREAS, the application to amend the FLUM of the Miami Comprehensive Neighborhood Plan (“MCNP”) will amend the FLU of the Property from "Duplex Residential" to “Low Density Multi-Family Residential,” "Duplex Residential" to “Low Density Restricted Commercial,” and "Duplex Residential" to “Restricted Commercial”; and
WHEREAS, the Property is located in a portion of the Flagami neighborhood where there are a variety of zoning designations, Commercial Uses, and housing types; and
WHEREAS, the Property was zoned “R-2” under 11000 Zoning Code, the City’s previous zoning ordinance, which permitted eighteen (18) dwelling units per acre; and
WHEREAS, the request is consistent with Article 7, Section 7.1.2.8(f)(1)(a) of the Miami 21 Code and helps to further the Goals, Objectives, and Policies of the MCNP; and
WHEREAS, the request to change the zoning classification of the Property is consistent with the Article 7, Section 7.1.2.8(f)(1)(b) of the Miami 21 Code; and
WHEREAS, the request to change the zoning classification is consistent with Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code; and
WHEREAS, the proposed change in zoning classification is deemed appropriate in light of the intent of the Miami 21 Code; and
WHEREAS, the change is being made to the next intensity Transect Zone and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height; and
WHEREAS, the Planning Department recommends approval of the change in zoning classification; and
WHEREAS, the City Commission has considered the relationship of the proposed amendment to the goals, objectives and policies of the MCNP, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the MCNP, the Miami 21 Code, and 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;
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 City Commission hereby changes the zoning classification on the Zoning Atlas of the Miami 21 Codefrom “T3-O,” Sub-Urban Transect Zone – Open, to “T4-O,” Urban General Transect Zone – Open, for 3670 Northwest 6 Street, 3675 Northwest 5 Street, 3684 Northwest 4 Street and 3651 Northwest 3 Street, and by changing the Zoning Classification from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-R,” Urban General Transect Zone – Restricted, for the properties fronting Northwest 36 Court between Northwest 7 Street and Northwest Flagler Street, 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 Section 163.3184(12), Florida Statutes and Section 163.3187(5)(c), Florida Statutes.
WHEREAS, James Reyes, City Manager, on behalf of the City of Miami (“Applicant”), submitted a request to change in zoning classification on the Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended, (“Mami 21 Code”) from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-O,” Urban General Transect Zone – Open, for the properties generally located at 3651 Northwest 3 Street, 3684 Northwest 4 Street, 3675 Northwest 5 Street, and 3670 Northwest 6 Street and by changing the zoning classification from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-R,” Urban General Zone – Restricted, for the properties generally located at 3641 Northwest 3 Street, 3650 Northwest 4 Street, 3651 Northwest 4 Terrace, 3650, 3665 and 3667 Northwest 5 Street, 3655 and 3660 Northwest 6 Street, and 15, 31, 65, 75, 85, 95, 97, 101, 125, 145, 200, 203, 210, 215, 221, 227, 232, 236, 240, 244, 251, 261, 275, 290, 296, 300, 309, 312, 320, 321, 350, 401, 421, 441, 461, 481, 501, 511, 512, 531, 540, 560, and 615 Northwest 36 Court, Miami, Florida, (collectively, “Property”); and
WHEREAS, the portion of the Property whose zoning classification is changing from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-O,” Urban General Transect Zone – Open, is comprised of four (4) parcels that together are approximately 20,900 square feet or 0.480 acres; and
WHEREAS, the portion of the Property whose zoning classification is changing from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-R,” Urban General Transect Zone – Restricted, is comprised of 51 parcels that together are approximately 255,444.58 square feet or 5.864 acres; and
WHEREAS, the Future Land Use Map (“FLUM”) designation is “Duplex Residential”; and
WHEREAS, the request to change the zoning classification for the Property is inconsistent with the Property’s existing Future Land Uses (“FLU”) of “Duplex Residential”; therefore, a concurrent Comprehensive Plan Amendment is required and has been submitted as companion application PZ-26-20678; and
WHEREAS, the application to amend the FLUM of the Miami Comprehensive Neighborhood Plan (“MCNP”) will amend the FLU of the Property from "Duplex Residential" to “Low Density Multi-Family Residential,” "Duplex Residential" to “Low Density Restricted Commercial,” and "Duplex Residential" to “Restricted Commercial”; and
WHEREAS, the Property is located in a portion of the Flagami neighborhood where there are a variety of zoning designations, Commercial Uses, and housing types; and
WHEREAS, the Property was zoned “R-2” under 11000 Zoning Code, the City’s previous zoning ordinance, which permitted eighteen (18) dwelling units per acre; and
WHEREAS, the request is consistent with Article 7, Section 7.1.2.8(f)(1)(a) of the Miami 21 Code and helps to further the Goals, Objectives, and Policies of the MCNP; and
WHEREAS, the request to change the zoning classification of the Property is consistent with the Article 7, Section 7.1.2.8(f)(1)(b) of the Miami 21 Code; and
WHEREAS, the request to change the zoning classification is consistent with Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code; and
WHEREAS, the proposed change in zoning classification is deemed appropriate in light of the intent of the Miami 21 Code; and
WHEREAS, the change is being made to the next intensity Transect Zone and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height; and
WHEREAS, the Planning Department recommends approval of the change in zoning classification; and
WHEREAS, the City Commission has considered the relationship of the proposed amendment to the goals, objectives and policies of the MCNP, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the MCNP, the Miami 21 Code, and 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;
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 City Commission hereby changes the zoning classification on the Zoning Atlas of the Miami 21 Codefrom “T3-O,” Sub-Urban Transect Zone – Open, to “T4-O,” Urban General Transect Zone – Open, for 3670 Northwest 6 Street, 3675 Northwest 5 Street, 3684 Northwest 4 Street and 3651 Northwest 3 Street, and by changing the Zoning Classification from “T3-O,” Sub-Urban Transect Zone – Open, to “T4-R,” Urban General Transect Zone – Restricted, for the properties fronting Northwest 36 Court between Northwest 7 Street and Northwest Flagler Street, 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 Section 163.3184(12), Florida Statutes and Section 163.3187(5)(c), Florida Statutes.