HomeMy WebLinkAboutO-14347City of Miami
Ordinance 14347
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 16822 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 "LIGHT INDUSTRIAL" TO "RESTRICTED
COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTY AT 1990 NORTHWEST 27 AVENUE, 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 property located at 1990 Northwest 27 Avenue, Miami, Florida, as more
particularly described in the attached and incorporated Exhibit "A," ("Property") has a current
future land use designation of "Light Industrial"; and
WHEREAS, 1960 NW 27t" AVE, 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 "Restricted Commercial";
and
WHEREAS, the Property site is 0.048 ± acres in size and is located along the Miami
River at the northwestern edge of the City of Miami boundary; and
WHEREAS, the amendment and companion rezone were presented to the Miami River
Commission on October 7, 2024, where the Miami River Commission supported the project; and
WHEREAS, the Property is part of a larger assemblage that used to house an Orkin
Pest Control, thereby causing soil and groundwater contamination; and
WHEREAS, the Property is part of a larger assemblage that has remained vacant and
contaminated since at least 2005; and
WHEREAS, the Property is part of a larger assemblage that is party to an executed
Brownfield Site Redevelopment Agreement under Brownfield Site Identification Number
BF130401001; and
WHEREAS, the MCNP is supportive of redevelopment and new construction in
Brownfield Redevelopment Areas; and
WHEREAS, the proposal to amend the FLUM of the Property from "Light Industrial" to
"Restricted Commercial" creates more opportunities for redevelopment of the Brownfield Site by
allowing more residential density and commercial uses; and
City of Miami Page 1 of 3 File ID: 16822 (Revision:) Printed On: 8/11/2025
File ID: 16822 Enactment Number: 14347
WHEREAS, on October 30, 2024, at a duly noticed public meeting, the Planning, Zoning
and Appeals Board ("PZAB") considered the application for changing the FLUM, item PZAB.10,
and passed PZAB-R-24-075, recommending approval by a vote of ten to zero (10-0); 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 applicable City regulations; and
WHEREAS, consideration was given to the need and justification for the proposed
change, including changing and changed conditions that make the passage of the proposed
change necessary; and
WHEREAS, after careful consideration of this matter, it is deemed 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 designation of 0.048 ± acres of real property at 1990
Northwest 27 Avenue, Miami, Florida from "Light Industrial" to "Restricted Commercial", 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;
(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 "Restricted Commercial", one hundred fifty (150) dwelling units per
acre, pursuant to the MCNP, as amended, as may be modified by the land
development regulations and intensity will be as established in Article 4 of the Miami
21 Code; and
(e) The proposed 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.
City of Miami Page 2 of 3 File ID: 16822 (Revision:) Printed on: 8/11/2025
File ID: 16822 Enactment Number: 14347
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:
g III, C y`attorey /11/12/2024
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 Page 3 of 3 File ID: 16822 (Revision:) Printed on: 8/11/2025