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File ID: 15936
Title: 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 SECTION 163.3187, FLORIDA
STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION
FROM "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO
"RESTRICTED COMMERCIAL" OF THE ACREAGE DESCRIBED
HEREIN OF REAL PROPERTY AT 2600, 2610, AND 2620 SOUTHWEST
27 STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED
IN EXHIBIT "A," ATTACHED AND INCORPORATED; MAKING
FINDINGS; AND PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately 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 designation on the Future Land Use
Map for the above properties from "Medium Density Multifamily Residential" to
"Restricted Commercial".
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: 15936 (Revision:) Printed On: 7/31/2025
City of Miami
Legislation
Ordinance
Enactment Number:14293
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 15936 Final Action Date: 6/27/2024
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 SECTION 163.3187, FLORIDA STATUTES,
BY CHANGING THE FUTURE LAND USE DESIGNATION FROM
"MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO "RESTRICTED
COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTY AT 2600, 2610, AND 2620 SOUTHWEST 27 STREET, MIAMI,
FLORIDA, AS MORE PARTICULARLY DESCRIBED IN EXHIBIT "A,"
ATTACHED AND INCORPORATED; MAKING FINDINGS; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the properties located at 2600, 2610, and 2620 Southwest 27 Street, Miami,
Florida, as more particularly described in the attached and incorporated Exhibit "A," ("Property")
have a current future land use designation of "Medium Density Multifamily Residential" on the
Future Land Use Map ("FLUM") of the Miam Comprehensive Neighborhood Plan ("MCNP"); and
WHEREAS, Comfort Care One LLC ("Applicant") submitted a Comprehensive Plan
amendment application to the City of Miami ("City") in order to change the future land use
designation to "Restricted Commercial"; and
WHEREAS, the Property site is 0.29 ± acres in size and is located on the edge of the
Silver Bluff neighborhood, in the immediate vicinity of the Coconut Grove Metrorail station; and
WHEREAS, the proposed amendment would allow increased residential density and
new non-residential uses; and
WHEREAS, the Property is located within the Transit Oriented Development ("TOD")
area for the Coconut Grove Metrorail station; and
WHEREAS, the Property is not located within an area projected to be affected by sea
level rise through the year 2060, as analyzed by the Southeast Florida Regional Climate
Change Compact's Unified Sea Level Rise Projection; 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-24-024 by a vote
of five to two (5-2), Item No. PZAB. 3, recommending approval of the Land Use Designation
Change; 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
City of Miami File ID: 15936 (Revision:) Printed On: 7/31/2025
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 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 this Comprehensive Plan Amendment to the FLUM as hereinafter set forth;
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 fully set forth in this Section.
Section 2. 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, is amended by changing the Future Land Use
designation of 0.29 ± acres of real property at 2600, 2610 and 2620 Southwest 27 Street,
Miami, Florida, as described in "Exhibit A," attached and incorporated, from "Medium Density
Multifamily Residential" to "Restricted Commercial."
Section 3. It is found that this Future Land Use designation change 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 "Restricted Commercial," 150 dwelling units per acre,
pursuant to the Miami Neighborhood Comprehensive Plan, as amended, and as may be further
restricted by the land development regulations; and intensity will be as established in Article 4 of
the City's Zoning Ordinance, the Miami 21 Code, as amended; and
(e) The 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 6. 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:
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: 15936 (Revision:) Printed On: 7/31/2025
APPROVED AS TO FORM AND CORRECTNESS:
g III, C y`attory / 5/13/2024
City of Miami File ID: 15936 (Revision:) Printed On: 7/31/2025