PZ.8 - Rezone Sw 17 Terrace to Open
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AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, ("MIAMI 21 CODE") BY CHANGING ZONING CLASSIFICATION FROM “T3-R,” SUB-URBAN TRANSECT ZONE–RESTRICTED, TO “T3-O,” SUB-URBAN TRANSECT ZONE–OPEN, FOR THE SOUTHERN PORTION OF THE PROPERTY GENERALLY LOCATED AT 3520 SOUTHWEST 17 TERRACE, MIAMI, FLORIDA, WITH SUCH PORTION AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND INCORPORATED EXHIBIT “A”; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
September 24, 2026
Department: Department of Planning
Category: Planning and Zoning
WHEREAS, KIOGroup Corp (“Applicant”) submitted a request to the City of Miami (“City”) to amend the Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”) by changing the zoning classification from “T3-R,” Sub-Urban Transect Zone – Restricted, to “T3-O,” Sub-Urban Transect Zone – Open, for the southern portion of the property generally located at 3520 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A” (“Property”); and
WHEREAS, the Property is a part of a larger parcel totaling approximately 10,567 square feet (0.24 acres), which has a bifurcated Future Land Use Map (“FLUM”) designation within the Miami Comprehensive Neighborhood Plan (“MCNP”) of “Single Family Residential” and “Duplex Residential”; and
WHEREAS, the Applicant concurrently submitted a request to amend the FLUM (PZ‑25‑20197) proposing to change the Property (southern portion of the larger parcel) from “Single Family Residential” to “Duplex Residential”; and
WHEREAS, the northern portion of the parcel is already designated for Duplex Residential use, and the proposed amendment would align the southern land use accordingly; and
WHEREAS, the northern portion of the larger parcel, approximately 4,535 square feet, already has a zoning classification of “T3-O,” Sub-Urban Transect Zone – Open; and
WHEREAS, the Property is the southern portion of the larger parcel, is currently vacant, and is approximately 6,032 square feet with a zoning designation of “T3-R,” Sub-Urban Transect Zone-Restricted; and
WHEREAS, the proposed rezoning is consistent with Objective LU-1.1.2 of the MCNP, which encourages infill development in areas with existing infrastructure, and Objective LU-1.1.4, which promotes compatibility and housing diversity; and
WHEREAS, the Property is part of the “Cara Villa” subdivision, established on September 22, 1927, and is located along a zoning boundary shared by adjacent properties to the west; and
WHEREAS, these neighboring properties, located at 3522 and 3600 Southwest 17 Terrace, span “T3-R,” Sub-Urban Transect Zone-Restricted, and “T3-O,” Sub-Urban Transect Zone-Open, and contain two-unit and six-unit residential structures, respectively, reflecting a pattern of multi-unit development along this boundary; and
WHEREAS, pursuant to the Miami 21 Code, Article 7, Section 7.1.2.8(f)(1)(a), the proposed rezoning to “T3‑O,” Sub‑Urban Transect Zone–Open, satisfies this criterion by reinforcing established development patterns and supporting context‑sensitive residential infill; and
WHEREAS, the request recognizes and formalizes the Property’s historical multi‑unit residential condition, evidenced by long‑standing documented use; and
WHEREAS, the proposed rezoning is justified by both existing conditions and longstanding inconsistencies between the Property’s historical use, current zoning, and future FLUM designation; and
WHEREAS, pursuant to Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code, the requested rezoning is limited to the next higher Intensity Transect Zone, ensuring an incremental and controlled increase in development intensity; and
WHEREAS, the Planning Department has reviewed the application and recommends approval of the rezoning of the Property; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on July 15, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-042 by a vote of nine to zero (9 - 0), Item No. PZAB.4, recommending approval of thezoning change for the Property; and
WHEREAS, the proposed zoning change is appropriate in light of the intent of the Miami 21 Code and particularly in relation to the effects on adjoining properties; 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 propose change necessary; and
WHEREAS, the proposed change maintains the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, the City Commission, based on competent substantial evidence in the record, hereby approves the zoning change for the Property 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 City Commission approves the request to amend the zoning designation on the Zoning Atlas of the Miami 21 Code by changing the zoning classification of the Property, generally located at 3520 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” from “T3‑R,” Sub‑Urban Transect Zone–Restricted, to “T3‑O,” Sub‑Urban Transect Zone–Open.
Section 3. This Ordinance shall become effective ten (10) days after adoption by the City Commission.
WHEREAS, the Property is a part of a larger parcel totaling approximately 10,567 square feet (0.24 acres), which has a bifurcated Future Land Use Map (“FLUM”) designation within the Miami Comprehensive Neighborhood Plan (“MCNP”) of “Single Family Residential” and “Duplex Residential”; and
WHEREAS, the Applicant concurrently submitted a request to amend the FLUM (PZ‑25‑20197) proposing to change the Property (southern portion of the larger parcel) from “Single Family Residential” to “Duplex Residential”; and
WHEREAS, the northern portion of the parcel is already designated for Duplex Residential use, and the proposed amendment would align the southern land use accordingly; and
WHEREAS, the northern portion of the larger parcel, approximately 4,535 square feet, already has a zoning classification of “T3-O,” Sub-Urban Transect Zone – Open; and
WHEREAS, the Property is the southern portion of the larger parcel, is currently vacant, and is approximately 6,032 square feet with a zoning designation of “T3-R,” Sub-Urban Transect Zone-Restricted; and
WHEREAS, the proposed rezoning is consistent with Objective LU-1.1.2 of the MCNP, which encourages infill development in areas with existing infrastructure, and Objective LU-1.1.4, which promotes compatibility and housing diversity; and
WHEREAS, the Property is part of the “Cara Villa” subdivision, established on September 22, 1927, and is located along a zoning boundary shared by adjacent properties to the west; and
WHEREAS, these neighboring properties, located at 3522 and 3600 Southwest 17 Terrace, span “T3-R,” Sub-Urban Transect Zone-Restricted, and “T3-O,” Sub-Urban Transect Zone-Open, and contain two-unit and six-unit residential structures, respectively, reflecting a pattern of multi-unit development along this boundary; and
WHEREAS, pursuant to the Miami 21 Code, Article 7, Section 7.1.2.8(f)(1)(a), the proposed rezoning to “T3‑O,” Sub‑Urban Transect Zone–Open, satisfies this criterion by reinforcing established development patterns and supporting context‑sensitive residential infill; and
WHEREAS, the request recognizes and formalizes the Property’s historical multi‑unit residential condition, evidenced by long‑standing documented use; and
WHEREAS, the proposed rezoning is justified by both existing conditions and longstanding inconsistencies between the Property’s historical use, current zoning, and future FLUM designation; and
WHEREAS, pursuant to Article 7, Section 7.1.2.8(f)(2) of the Miami 21 Code, the requested rezoning is limited to the next higher Intensity Transect Zone, ensuring an incremental and controlled increase in development intensity; and
WHEREAS, the Planning Department has reviewed the application and recommends approval of the rezoning of the Property; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on July 15, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-042 by a vote of nine to zero (9 - 0), Item No. PZAB.4, recommending approval of thezoning change for the Property; and
WHEREAS, the proposed zoning change is appropriate in light of the intent of the Miami 21 Code and particularly in relation to the effects on adjoining properties; 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 propose change necessary; and
WHEREAS, the proposed change maintains the goals of the Miami 21 Code to preserve neighborhoods and provide transitions in intensity and building height; and
WHEREAS, the City Commission, based on competent substantial evidence in the record, hereby approves the zoning change for the Property 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 City Commission approves the request to amend the zoning designation on the Zoning Atlas of the Miami 21 Code by changing the zoning classification of the Property, generally located at 3520 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” from “T3‑R,” Sub‑Urban Transect Zone–Restricted, to “T3‑O,” Sub‑Urban Transect Zone–Open.
Section 3. This Ordinance shall become effective ten (10) days after adoption by the City Commission.