HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 16700
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 §163.3187, FLORIDA STATUTES, BY
CHANGING THE FUTURE LAND USE DESIGNATION FROM "DUPLEX
RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED COMMERCIAL"
OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY AT 55
NORTHWEST 23 AVENUE, 2250 NORTHWEST FLAGLER TERRACE,
AND 2260 NORTHWEST FLAGLER TERRACE MIAMI, FLORIDA, AS
MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND
INCORPORATED EXHIBIT "A"; MAKING FINDINGS; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately, 2250 and 2260 Northwest Flagler Terrace, and 55
Northwest 23 Avenue
APPLICANT(S): Carlos R. Lago, Esq., on behalf of Glen Royal Rentals LLC
PURPOSE: This will amend the designation on the Future Land Use Map for the above
property from "Duplex Residential" to "Medium Density Restricted Commercial".
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: Recommended approval by at vote of 8-
0 at the September 18, 2024 meeting
City of Miami File ID: 16700 (Revision:) Printed On: 8/11/2025
City of Miami
Legislation
Ordinance
Enactment Number:14345
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 16700 Final Action Date: 12/12/2024
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 §163.3187, FLORIDA STATUTES, BY
CHANGING THE FUTURE LAND USE DESIGNATION FROM "DUPLEX
RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED COMMERCIAL" OF
THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY AT 55
NORTHWEST 23 AVENUE, 2250 NORTHWEST FLAGLER TERRACE,
AND 2260 NORTHWEST FLAGLER TERRACE MIAMI, FLORIDA, AS
MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND
INCORPORATED EXHIBIT "A"; MAKING FINDINGS; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the property located at 55 Northwest 23 Avenue, 2250 Northwest Flagler
Terrace, and 2260 Northwest Flagler Terrace, Miami, Florida, as more particularly described in
the attached and incorporated Exhibit "A," ("Property") has a current future land use designation
of "Duplex Residential"; and
WHEREAS, Glen Royal Rentals LLC ("Applicant") applied to the City of Miami ("City") to
amend the Future Land Use Map ("FLUM") of the Miami Comprehensive Neighborhood Plan
("MCNP") to change the future land use designation of the Property to "Medium Density
Restricted Commercial"; and
WHEREAS, the Property site is 0.413 ± acres in size; and
WHEREAS, the Property site is currently zoned "T4-R," General Urban Transect Zone —
Restricted, on the Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of
Miami, Florida, as amended ("Miami 21 Code"), which is inconsistent with its Future Land Use
designation of "Duplex Residential"; and
WHEREAS, this inconsistency was created with the Miami 21 Zoning Code; and
WHEREAS, the Property site is currently vacant and cannot realize the full potential of
its existing zoning due to the inconsistency between the FLUM and the Zoning Atlas of the
Miami 21 Code; and
WHEREAS, the proposal to amend the FLUM of the Property from "Duplex Residential"
to "Medium Density Restricted Commercial" would correct the inconsistency; and
WHEREAS, the proposal to amend the FLUM of the Property from "Duplex Residential"
to "Medium Density Restricted Commercial" has sufficient levels of services standards for
City of Miami File ID: 16700 (Revision:) Printed On: 8/11/2025
Potable Water, Storm Sewer, Schools, and Transportation, which can be seen in "Attachment 1
— Concurrency Analyses"; and
WHEREAS, the proposal has a companion item to rezone the Property from "T4-R,"
General Urban Transect Zone — Restricted, to "T5-O," Urban Center Transect Zone — Open,
and this proposal is also consistent with the proposed new Future Land Use designation of
"Medium Density Restricted Commercial"; and
WHEREAS, the quarter -mile area surrounding the Property lacks diversity in Future
Land Use designations to facilitate a well -designed mixed -use neighborhood as further
described in Policy LU-1.1.7 of the MCNP and the proposed amendment would help further that
policy; and
WHEREAS, the Property is not located in the Coastal High Hazard Area and would
increase allowed density, which would assist with directing population away from the Coastal
High Hazard Area per Policy CM-4.1.2 of the MCNP; and
WHEREAS, the City's Planning Department recommends approval of the requested
FLUM amendment for the Property; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
September 18, 2024, following an advertised public hearing, adopted Resolution No. PZAB-R-
24-064 by a vote of eight to zero (8-0), Item No. PZAB 7, recommending approval of the small
scale land use designation change; 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
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 amendment to the FLUM of the MCNP 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 FLUM of the MCNP, pursuant to
small scale amendment procedures subject to §163.3187, Florida Statutes, is hereby amended
by changing the Future Land Use from "Duplex Residential" to "Medium Density Restricted
Commercial," designation of 0.413 ± acres of real property at 55 Northwest 23 Avenue, 2250
Northwest Flagler Terrace, and 2260 Northwest Flagler Terrace, Miami, Florida, as described in
Exhibit" A," attached and incorporated.
Section 3. It is found that this amendment to the Comprehensive Plan designation
change involves a use of fifty (50) acres or fewer and:
(a) Is necessary due to changed or changing conditions;
City of Miami File ID: 16700 (Revision:) Printed On: 8/11/2025
(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 FLUM 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 "Medium Density Restricted Commercial," 65 dwelling units
per acre, pursuant to the Miami Comprehensive Neighborhood Plan, as amended, and
as further modified by the land use 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 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 shall not be affected.
Section 5. 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.'
APPROVED AS TO FORM AND CORRECTNESS:
ge . Wyng Ilf, C y ttor' -y 10/14/2024
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: 16700 (Revision:) Printed On: 8/11/2025