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File ID: 14294
Title: 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 THE
ZONING CLASSIFICATION FROM "T4-R," GENERAL URBAN
TRANSECT ZONE — RESTRICTED, TO "T4-O," GENERAL URBAN
TRANSECT ZONE — OPEN, OF THE PROPERTY GENERALLY
LOCATED AT 2600, 2610, AND 2620 SOUTHWEST 27 STREET, MIAMI,
FLORIDA, AS MORE PARTICULARLY DESCRIBED IN EXHIBIT "A,"
ATTACHED AND INCORPORATED; MAKING FINDINGS; CONTAINING
A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.
LOCATION: Generally, 2600, 2610, and 2620 Southwest 27 Street
APPLICANT(S): Ben Fernandez, Esq., on behalf of Comfort Care One, LLC
PURPOSE: This application seeks to amend the above properties at 2600, 2610, and
2620 Southwest 27 Street from "T4-R" General Urban Transect Zone — Restricted to
"T4-O" General Urban Transect Zone- Open.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On April 3, 2024, recommended
approval, by a vote of 5-2.
City of Miami File ID: 15937 (Revision:) Printed On: 7/5/2024
City of Miami
Legislation
Ordinance
Enactment Number:14294
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 15937 Final Action Date: 6/27/2024
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 THE
ZONING CLASSIFICATION FROM "T4-R," GENERAL URBAN TRANSECT
ZONE — RESTRICTED, TO "T4-O," GENERAL URBAN TRANSECT ZONE
— OPEN, OF THE PROPERTY GENERALLY LOCATED AT 2600, 2610,
AND 2620 SOUTHWEST 27 STREET, MIAMI, FLORIDA, AS MORE
PARTICULARLY DESCRIBED IN EXHIBIT "A," ATTACHED AND
INCORPORATED; MAKING FINDINGS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the properties generally located at 2600, 2610, and 2620 Southwest 27
Street, as more particularly described in the attached and incorporated Exhibit "A," ("Property")
are zoned "T4-R" General Urban Transect Zone — Restricted; and
WHEREAS, Ben Fernandez, Esquire, on behalf of Comfort Care One LLC (the
"Applicant"), has submitted a request to change the zoning classifications at 2600, 2610, and
2620 Southwest 27 Street from "T4-R" General Urban Transect Zone — Restricted to "T4-O"
General Urban Transect Zone — Open; and
WHEREAS, the Property is an assemblage of three (3) parcels totaling approximately
12,500 square feet (0.286 acres) of land; and
WHEREAS, the Future Land Use Map ("FLUM") designation on the Miami
Comprehensive Neighborhood Plan ("MCNP") for the three (3) parcels is Medium Density
Multifamily Residential; and
WHEREAS, the request to change the zoning designations at 2600, 2610, and 2620
Southwest 27 Street from "T4-R" General Urban Transect Zone — Restricted to "T4-O" General
Urban Transect Zone — Open is inconsistent with the Property's existing future land uses
("FLU") of Medium Density Multifamily Residential, therefore, a concurrent Comprehensive Plan
Amendment is required and has been submitted as a companion application PZ-20-8149; and
WHEREAS, the parcel at 2620 Southwest 27 Street is currently a vacant lot; and
WHEREAS, a single-family home was developed on the parcel at 2610 Southwest 27
Street in 1948; and
WHEREAS, a duplex was developed on the parcel at 2600 Southwest 27 Street in 1946;
and
City of Miami File ID: 15937 (Revision:) Printed On: 7/5/2024
WHEREAS, the Property is bounded by Southwest 27 Street to the north, an unnamed
alley to the south, residential Uses to the east, and a vacant lot to the west; and
WHEREAS, the proposed "T4-O" Urban Center Transect Zone - Open zoning
classification would result in higher Intensity of Uses; and
WHEREAS, the request to change the zoning classification of the Property is consistent
with the MCNP Policy LU-1.1.7 as it will use redevelopment to create well -mixed neighborhoods
as the Property is in a Transit Oriented Development and is near a wide variety of Uses; and
WHEREAS, the request to change the zoning classification of the Property is consistent
with Policy LU-1.3.15 as it will continue to encourage development pattern that enhances
existing neighborhoods by developing a mix of uses including areas for employment, shopping,
housing, and recreation in close proximity to each other; and
WHEREAS, the request to change the zoning classification of the Property is consistent
with Miami 21, Article 7, Section 7.1.2.8.f.1(a); and
WHEREAS, the request to change the zoning classification of the Property is consistent
with Miami 21, Article 7, Section 7.1.2.8.f.1(b); and
WHEREAS, the request to change the zoning classification of the Property is consistent
with Miami 21, Article 7, Section 7.1.2.8.f.2; and
WHEREAS, the Planning Department recommended approval of the request to change
the zoning classification from "T4-R" General Urban Transect Zone — Restricted to "T4-O"
General Urban Transect Zone — Open; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on April 3,
2024, following an advertised public hearing, adopted Resolution No. PZAB-R-24-025 by a vote
of five to two (5-2), Item No. PZAB. 4, recommending approval of the change of zoning
classification; and
WHEREAS, the City Commission considered the need and justification for the proposed
zoning change, including changing and changed conditions that make the passage of the
proposed zoning change necessary; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of
the Miami Comprehensive Plan, the Miami 21 Code, and all other City regulations;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY 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 Ordinance No. 13114, the Zoning Code of the City of
Miami, Florida, as amended, ("Miami 21 Code") is amended by changing the zoning
classification from "T4-R" General Urban Transect Zone — Restricted to "T4-O" General Urban
Transect Zone — Open for the properties generally located at 2600, 2610, and 2620 Southwest
27 Street, as 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.
City of Miami File ID: 15937 (Revision:) Printed On: 7/5/2024
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.'
APPROVED AS TO FORM AND CORRECTNESS:
ge Wy j ng III, C y ttor -y 5/13/2024
1 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein. whichever is later.
City of Miami File ID: 15937 (Revision:) Printed On: 7/5/2024