HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 16701
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 "T5-L," URBAN CENTER ZONE -
LIMITED, FOR THE PROPERTY GENERALLY 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"; FURTHER ACCEPTING THE
VOLUNTARILY PROFFERED COVENANT, ATTACHED AND
INCORPORATED AS EXHIBIT "B"; 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 change the zoning classification for the above property from "T4-R"
General Urban Transect Zone - Restricted to "T5-L" Urban Center Transect Zone —
Limited.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On September 18, 2024, recommended
approval, by a vote of 8-0.
City of Miami File ID: 16701 (Revision: B) Printed On: 8/11/2025
City of Miami
Legislation
Ordinance
Enactment Number:14346
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 16701 Final Action Date: 12/12/2024
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 "T5-L," URBAN CENTER ZONE- LIMITED,
FOR THE PROPERTY GENERALLY 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"; FURTHER ACCEPTING THE VOLUNTARILY PROFFERED
COVENANT, ATTACHED AND INCORPORATED AS EXHIBIT "B";
MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the property generally 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") is 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") ; and
WHEREAS, Glen Royal Rentals LLC ("Applicant") submitted a request to change the
zoning classification of the Property on the Zoning Atlas of the Miami 21 Code from "T4-R,"
General Urban Transect Zone — Restricted, to "T5-L," Urban Center Transect Zone — Limited;
and
WHEREAS, the Property is an assemblage of three (3) parcels totaling approximately
18,012 square feet (0.413 acres) of land; and
WHEREAS, the Applicant has voluntarily proffered a Declaration of Restrictive
Covenants, attached and incorporated as Exhibit "B" ("Covenant); and
WHEREAS, the Covenant restricts any multi -family residential or condominium
development on the Property to include five percent (5%) of the total number of units as owner
occupied and/or rental housing with a purchase cost, value, or monthly rental, as applicable,
equal to or less than the amounts established by the applicable standards for those individuals
whose income is at or below eighty percent (80%) of Area Median Income of Miami -Dade
County ("AMI") as certified by the Department of Housing and Community Development
("Affordable Housing Units"); and
WHEREAS, the Future Land Use Map ("FLUM") designation of the Property on the
Miami Comprehensive Neighborhood Plan ("MCNP") is Duplex Residential; and
City of Miami File ID: 16701 (Revision: B) Printed On: 8/11/2025
WHEREAS, the request to change the zoning classification of the Property from the "T4-
R," General Urban Transect Zone — Restricted, to "T5-L," Urban Center Transect Zone —
Limited, is inconsistent with the Property's existing future land uses ("FLU") of Duplex
Residential, therefore, a concurrent Comprehensive Plan Amendment is required and has been
submitted as a companion application PZ-24-17869; and
WHEREAS, the Property is currently vacant, but previously featured three (3) single-
family residence on the three (3) parcels; and
WHEREAS, the Property is bordered by commercial and residential uses; and
WHEREAS, the Property is bounded by Northwest Flagler Terrace to the north, West
Flagler Street to the south, Northwest 23 Avenue to the east, and Glenroyal Parkway to the
west; and
WHEREAS, the Property is located in a portion of the Little Havana neighborhood where
there are a variety of zoning designations, commercial uses, and housing types; and
WHEREAS, the Property was zoned "R-2" under the previous 11000 Zoning Code,
which permitted a maximum density of eighteen (18) units per net acre, or approximately two
thousand five hundred (2,500) square feet per unit; and
WHEREAS, the proposed "T5-L," Urban Center Transect Zone — Limited, classification
would result in higher intensity and taller development; and
WHEREAS, the application is consistent with Article 7, Section 7.1.2.8(f)(1)(a) of the
Miami 21 Code, in that the rezone furthers the intent of the Miami 21 Code; and
WHEREAS, this request to rezone the Property is consistent with the MCNP Policy LU-
1.13 that states "... Strategies to further protect existing neighborhoods through the
development of appropriate transition standards and buffering requirements shall be
incorporated into the City's land development regulations," which makes the request consistent
with the rezoning criteria of Miami 21, Section 7.1.2.8(f)(1); and
WHEREAS, the proposed application is consistent with Article 7, Section 7.1.2.8(f)(1)(b)
of the Miami 21 Code; and
WHEREAS, there have been changing conditions to the Miami 21 Code Zoning Atlas in
the form of other rezones within the immediate neighborhood, which are adjacent to the
Property, deeming the changes necessary and consistent with Article 7, Section 7.1.2.8(f)(1)(b)
of the Miami 21 Code; and
WHEREAS, the proposed application is consistent with Article 7, Section 7.1.2.8(f)(2) of
the Miami 21 Code in that the request is consistent with successional zoning, going from "T4,"
General Urban Transect Zone, to "T5," Urban Center Transect Zone, and is an extension of the
existing "T5-L," Urban Center Transect Zone — Limited, boundary already featured within the
immediate block; and
WHEREAS, the proposed zoning change can be deemed appropriate in light of the
intent of the Miami 21 Code; and
WHEREAS, the Planning Department recommends approval of the rezoning application
from "T4-R," General Urban Transect Zone — Restricted, to the "T5-L," Urban Center Transect
Zone - Limited; and
City of Miami File ID: 16701 (Revision: B) Printed On: 8/11/2025
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
September 18, 2024, following an advertised public hearing, adopted Resolution No.24-057 by
a vote of eight to zero (8-0), Item No. PZAB.8, recommending approval of the zoning change;
and
WHEREAS, the City Commission has given full consideration to the Planning
Department's recommendation; and
WHEREAS, the City Commission has considered the need and justification for the
proposed change, including changed or changing conditions that make the passage of the
proposed change necessary; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of
the MCNP, 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 City Commission approves the request to amend the Zoning Atlas of
Ordinance No. 13114, the Zoning Code 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 the "T5-L," Urban Center Transect Zone - Limited, for the property generally
located at 55 Northwest 23 Avenue, 2250 Northwest Flagler Terrace, and 2260 Northwest
Flagler Terrace, Miami, Florida, as more particularly described in "Exhibit A," attached and
incorporated.
Section 3. The City Commission hereby accepts the voluntarily proffered Covenant,
attached and incorporated as Exhibit "B."
Section 4. This Ordinance shall become effective thirty-one (31) days after second
reading and adoption thereof pursuant and subject to Section 163.3187(5)(c) and Section
163.3184(12), 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: 16701 (Revision: B) Printed On: 8/11/2025