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File ID: 16172
Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING
ORDINANCE NO. 10544, AS AMENDED, THE MIAMI
COMPREHENSIVE NEIGHBORHOOD PLAN OF THE CITY OF MIAMI,
FLORIDA, PURSUANT TO THE EXPEDITED STATE REVIEW
PROCESS SUBJECT TO SECTION 163.3184, FLORIDA STATUTES, BY
AMENDING THE FUTURE LAND USE MAP INTERPRETATION FOR
THE DUPLEX RESIDENTIAL FUTURE LAND USE DESIGNATION AND
THE CORRESPONDENCE CHART TO ACCOMMODATE A
RESIDENTIAL DENSITY INCREASE UP TO ONE HUNDRED PERCENT
IN CERTAIN CASES UP TO A MAXIMUM OF TWO (2) DWELLING
UNITS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING
FOR AN EFFECTIVE DATE.
APPLICANT(S): Arthur Noriega V, City Manager on behalf of the City of Miami
PURPOSE: This legislation amends the Future Land Use Map Interpretation of the
Miami Comprehensive Neighborhood Plan to allow a density increase of up to 100% in
Duplex Residential Future Land Use designation not to exceed to units per lot to
accommodate substandard lots.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On June 18, 2024, recommended approval,
by a vote of 7-0.
City of Miami File ID: 16172 (Revision: 8) Printed On: 8/5/2025
City of Miami
Legislation
Ordinance
Enactment Number:14305
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 16172 Final Action Date: 9/12/2024
AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING
ORDINANCE NO. 10544, AS AMENDED, THE MIAMI COMPREHENSIVE
NEIGHBORHOOD PLAN OF THE CITY OF MIAMI, FLORIDA, PURSUANT
TO THE EXPEDITED STATE REVIEW PROCESS SUBJECT TO SECTION
163.3184, FLORIDA STATUTES, BY AMENDING THE FUTURE LAND
USE MAP INTERPRETATION FOR THE DUPLEX RESIDENTIAL FUTURE
LAND USE DESIGNATION AND THE CORRESPONDENCE CHART TO
ACCOMMODATE A RESIDENTIAL DENSITY INCREASE UP TO ONE
HUNDRED PERCENT IN CERTAIN CASES UP TO A MAXIMUM OF TWO
(2) DWELLING UNITS; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Miami Comprehensive Neighborhood Plan's ("MCNP") Interpretation of
the 2035-2045 Future Land Use Map ("FLUM") sets the density for the Duplex Residential future
land use designation at eighteen (18) dwelling units per acre; and
WHEREAS, the City of Miami ("City") has identified unintended issues associated with
the way in which the current density limit affects legal nonconforming substandard Lots, with
respect to regulations of Lot Area in Ordinance No. 13114, the Zoning Ordinance of the City of
Miami, Florida, as amended ("Miami 21 Code"); and
WHEREAS, such density calculation results in needing 4,840 square feet of Lot Area to
permit two (2) dwelling units to be constructed as opposed to one (1); and
WHEREAS, properties designated Duplex Residential typically have a minimum Lot size
of 5,000 square feet, which most Lots adhere to in the City; and
WHEREAS, some Duplex Residential Lots are substandard in size as they were platted
many decades ago in a manner lawful at the time but with an area below the 5,000 square foot
Lot Area minimum or met such minimum Lot Size but were lawfully diminished by required
dedications of land to the City for street widening and/or providing rounded corner radii pursuant
to the Code of the City of Miami, Florida, as amended; and
WHEREAS, in order to alleviate the City's present housing shortage and permit property
owners to develop two (2) dwelling units on a Lot designated Duplex Residential instead of one
(1) dwelling unit, the City Commission wishes to provide flexibility in terms of calculating density
for these sites; and
WHEREAS, the proposed amendment meets the intent of Goal LU-1, Policy LU-1.3.16,
and Policy LU-4.1.2 of increasing housing opportunities and types while maintaining
neighborhood character; and
City of Miami File ID: 16172 (Revision: 8) Printed On: 8/5/2025
WHEREAS, the Planning Department recommends approval of the MCNP amendment
described herein; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on June
18, 2024, following an advertised public hearing, adopted Resolution No. PZAB-R-24-039 by a
vote of seven to zero (7-0), Item No. PZAB.7, recommending approval of the zoning text
amendment; and
WHEREAS, the City transmitted the amendment to the appropriate reviewing agencies
after First Reading pursuant to Section 163.3184, Florida Statutes, including the Florida
Department of Commerce, South Florida Regional Planning Council, South Florida Water
Management District, Miami -Dade County, Department of Environmental Protection, Florida
Department of Transportation (Region 6), Department of State, and Department of Education;
and
WHEREAS, none of the reviewing agencies offered any comments that require
modification of the proposed amendment; and
WHEREAS, the City Commission considered whether the land use, densities, and
intensities proposed are compatible with and further the objectives, policies, land uses, and
densities and intensities in the MCNP; 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 the proposed MCNP amendment 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 if fully set forth in this Section.
Section 2. Ordinance No. 10544, as amended, the MCNP, is hereby amended in the
following particulars:1
"FUTURE LAND USE
INTERPRETATION OF THE FUTURE LAND USE MAP
Duplex Residential
Areas designated as "Duplex Residential" allow residential structures of up to two dwelling units
each to a maximum density of 18 dwelling units per acre, and maximum residential density may
be increased by up to one hundred percent (100%), subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of service for
facilities and services included in the City's adopted concurrency management requirements.
Community based residential facilities (14 clients or less, not including drug, alcohol or
correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places
1 Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and
unchanged material.
City of Miami File ID: 16172 (Revision: 8) Printed On: 8/5/2025
of worship, primary and secondary schools, child day care centers and adult day care centers
are permissible in suitable locations within duplex residential areas.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are
allowed only in contributing structures within historic sites or historic districts that have been
designated by the Historical and Environmental Preservation Board and are in suitable locations
within duplex residential areas, pursuant to applicable land development regulations and the
maintenance of required levels of service for such uses. Density and intensity limitations for said
uses shall be restricted to those of the contributing structure(s).
Correspondence Table - Zoning and Comprehensive Plan
Transect
T3
R, L
T3
0
Miami 21
Transect Zone
SUB -URBAN
T4
R
T4
L,O
GENERAL URBAN
T5
R
T5
L,O
T6-(8 — 48)
URBAN CENTER
R URBAN CORE
T6-(8 — 48)
L, O
D1
WORK PLACE
October 2009 MCNP
Future Land Use
(Dwelling Units
Per Acre Max.
SINGLE-FAMILY RESIDENTIAL 9 du/ac
DUPLEX RESIDENTIAL
18 du/ac*
LOW DENSITY MULTIFAMILY RESIDENTIAL 36 du/ac*
LOW DENSITY RESTRICTED COMMERCIAL
36 du/ac*
MEDIUM DENSITY MULTIFAMILY
RESIDENTIAL
MEDIUM DENSITY RESTRICTED
COMMERCIAL
65 du/ac*
65 du/ac*
HIGH DENSITY MULTIFAMILY RESIDENTIAL
RESTRICTED COMMERCIAL, GENERAL
COMMERCIAL
LIGHT INDUSTRIAL
D2
INDUSTRIAL
NDUSTRIAL
150 du/ac*
36 du/ac
65 du/ac
D3
MARINE
T6-80
R,L,0
URBAN CORE
CI
CI -HD
CIVIC INSTIUTIONAL
CIVIC INSTITUTION —
HEALTH DISTRICT
CS
T1
NDUSTRIAL
CENTRAL BUSINESS DISTRICT
65 du/ac**t
1000 du/ac*
MAJOR INSTITUTIONAL, PUBLIC FACILITIES,
IT
TRANSPORTATION, AND UTILITIES
MAJOR INSTITUTIONAL, PUBLIC FACILITIES,
RANSPORTATION, AND UTILITIES
CIVIC SPACE/PARKS
150 du/ac
150 du/ac*
PUBLIC PARKS AND RECREATION
N/A
COMMERCIAL RECREATION
NATURAL
CONSERVATION
N/A
N/A
* Indicates maximum residential density may be increased by up to one hundred percent
(100%), subject to the detailed provisions of the applicable land development regulations and
the maintenance of required levels of service for facilities and services included in the City's
adopted concurrency management requirements.
*„
Section 3. It is found that this Comprehensive Plan amendment:
(a) Is necessary due to changed or changing conditions;
City of Miami File ID: 16172 (Revision: 8) Printed On: 8/5/2025
(b) Follows an Expedited State Review Process pursuant to Section 163.3184(3),
Florida Statutes;
(c) Involves a text change to the Miami Comprehensive Neighborhood Plan;
(d) Is one which is not located within an area of critical state concern as designated
by Section 380.0552, Florida Statutes or by the Administration Commission
pursuant to Section 380.05(1), Florida Statutes
(e) Complies with the applicable density limitations set forth in the Local Government
Comprehensive Planning and Land Development Regulation Act, if applicable.
Section 4. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance should not be
affected.
Section 5. It is the intention that the provisions of this Ordinance shall become and
be made a part of the MCNP, which provisions may be renumbered or re -lettered and that
the word "Ordinance" may be changed to "Section," "Article," or other appropriate word to
accomplish such intention.
Section 6. The City transmitted a copy of this proposed amendment to all required
reviewing agencies after First Reading pursuant to Section 163.3184, Florida Statutes.
Section 7. All comments received from the reviewing agencies, if any, were taken
into consideration for any necessary revisions for Second Reading of this proposed
amendment.
Section 8. The City Manager is directed to transmit a copy of the adopted
amendment along with supporting data and analysis to the State's Land Planning Agency
and all agencies or local governments that provided timely comments after First Reading
within ten (10) working days after Second Reading.
Section 9. 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 10. Pursuant to Section 163.3184, Florida Statutes, this Ordinance, if not
timely challenged, shall become effective thirty-one (31) days after the State's Land
Planning Agency notifies the City that the plan amendment package is complete. If the
amendment is timely challenged, this amendment shall become effective on the date the
State's Land Planning Agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance.2
APPROVED AS TO FORM AND CORRECTNESS:
2 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: 16172 (Revision: 8) Printed On: 8/5/2025