HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 12858
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 "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED
COMMERCIAL" FOR THE PROPERTY GENERALLY LOCATED AT 3424
AND 3442 SOUTHWEST 37 AVENUE, 3714 AND 3718 WASHINGTON
AVENUE, AND 3719 THOMAS 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.
LOCATION: 3424 and 3442 SW 37 Avenue, 3714 and 3718 Washington Avenue, and
3719 Thomas Avenue
APPLICANT: Arthur Noriega V, City Manager on behalf of the City of Miami
PURPOSE: Requesting to change the Future Land Use Designation from "Duplex
Residential" to "Low Density Restricted Commercial".
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On December 21, 2022, recommended
approval, by a vote of 8-0.
City of Miami File ID: 12858 (Revision:) Printed On: 8/21/2025
City of Miami
Legislation
Ordinance
Enactment Number:14362
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 12858 Final Action Date: 4/10/2025
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
"DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED
COMMERCIAL" FOR THE PROPERTY GENERALLY LOCATED AT 3424
AND 3442 SOUTHWEST 37 AVENUE, 3714 AND 3718 WASHINGTON
AVENUE, AND 3719 THOMAS 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 Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
December 21, 2022, following an advertised public hearing, adopted Resolution No. PZAB-R-
22-073 by a vote of eight to zero (8-0), Item No. PZAB.2, recommending approval of the small
scale land use designation change; and
WHEREAS, Arthur Noriega V, City Manager, on behalf of the City of Miami ("Applicant")
submitted a request to amend the Future Land Use Map ("FLUM") of the Miami Comprehensive
Neighborhood Plan ("MCNP") to change the future land use designation from "Duplex
Residential" to "Low Density Restricted Commercial" for the property generally located at 3424
and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas
Avenue (collectively, "Property") pursuant to Directive 22-036 from the October 13, 2022 City
Commission meeting; and
WHEREAS, the Applicant further submitted a request to amend the FLUM of the MCNP
to change the future land use designation from "Single Family Residential" to "Medium Density
Restricted Commercial" for the property generally located at 3475, 3479 and 3481 Hibiscus
Street, 3475, and 3435 William Avenue; and from "Single Family Residential/ Medium Density
Restricted Commercial" to "Medium Density Restricted Commercial" for the property generally
located at 3452, 3440, 3430 and 3460 Thomas Avenue and 3456 Elizabeth Street (collectively,
"Assemblage B") pursuant to Directive 22-036 from the October 13, 2022 City Commission
meeting; and
WHEREAS, the Applicant further submitted a request to amend the Future Land Use
Map ("FLUM") of the Miami Comprehensive Neighborhood Plan ("MCNP") to change the future
land use designation from "Duplex Residential" to "Medium Density Restricted Commercial" for
the property generally located at 3135, 3145, 3153, 3163, and 3173 Mundy Street and 3645 and
3633 Day Avenue (collectively, "Assemblage C") pursuant to Directive 22-036 from the October
13, 2022 City Commission meeting; and
City of Miami File ID: 12858 (Revision:) Printed On: 8/21/2025
WHEREAS, Assemblage B and Assemblage C were a part of another land use
amendment application and thus were removed from the current application; and
WHEREAS, the Property consists of five (5) parcels totaling approximately 15,895.09
square feet (0.36 acres) of land; and
WHEREAS, the Property is located in the Village West Island and Charles Avenue
Neighborhood Conservation District (NCD-2); and
WHEREAS, the precursor for the NCD-2, the "SD-26 Coconut Grove Market Overlay
District," was established by Ordinance No.12324 by amending the prior City of Miami Zoning
Ordinance, Ordinance No. 11000 ("Ordinance No. 11000"); and
WHEREAS, on September 25, 2003, the City Commission adopted Ordinance No.
12417 rescinding Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No.
11000 to establish the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay
District"; and
WHEREAS, on January 27, 2005, the City Commission adopted Ordinance No. 12651
amending Article 6 to add Section 626, titled "Village West Island Special Overlay District," and
to repeal the NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District and
further amending Article 8 to create Section 802, titled "Charles Avenue Neighborhood
Conservation Overlay District"; and
WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No. 13114
as the current Zoning Ordinance of the City of Miami, Florida, which has been amended from
time to time ("Miami 21 Code"); and
WHEREAS, on April 23, 2020, the Miami City Commission, per City Commission
Resolution No. R-20-0131, found that the West Grove has been plagued by economic blight;
and
WHEREAS, pursuant to City Commission directive on September 10, 2020, the City of
Miami ("City"), working with a consultant, completed a report to identify future housing
opportunities within the West Grove community, titled "West Grove Affordable Housing
Blueprint"; and
WHEREAS, at the October 13, 2022 City Commission meeting, the City Commission
directed the City Manager and the City Attorney to take any and all actions to improve
affordable housing within the Little Bahamas area of the City; and
WHEREAS, Appendix A.2 of the Miami 21 Code contains the Neighborhood
Conservation District 2 regulations, titled "Village West Island District and Charles Avenue"
("NCD-2"); and
WHEREAS, the intent of the NCD-2 is to identify and recognize areas in Coconut Grove
that are historically significant; to promote gateways, gathering places, and activities
corresponding to its culture and heritage; to compliment the character of the entire community
and promote the history of the Island District; and to promote its successful revitalization and
restoration; and
WHEREAS, the Property is located within the West Grove neighborhood where there
are a variety of zoning designations, commercial uses, and single family and duplex housing
types; and
City of Miami File ID: 12858 (Revision:) Printed On: 8/21/2025
WHEREAS, changes to the FLUM could alleviate the conditions of blight while
supporting the intentions of maintaining the distinct character and heritage of the Village West
Island District; and
WHEREAS, at the October 13, 2022 City Commission meeting, the City Commission
directed the City Manager and the City Attorney to take any and all actions to initiate future land
use map amendments, rezonings, and waivers, pursuant to the Miami 21 Code, for the acreage
of real property at 3424 Southwest 37 Avenue, 3442 Southwest 37 Avenue, 3714 Washington
Avenue, 3718 Washington Avenue, 3735 Washington Avenue, 3719 Thomas Avenue, 3825
Charles Terrace 3715 Charles Terrace, 3121 Mundy Street, 3125 Mundy Street, 3147 Mundy
Street, 3135 Mundy Street, 3145 Mundy Street, 3153 Mundy Street, 3163 Mundy Street, 3173
Mundy Street, 3449 Hibiscus Street, 3456 Elizabeth Street, 3479 Hibiscus Street, 3452 Thomas
Avenue, 3447 William Avenue, 3481 Hibiscus Street, 3475 William Avenue, 3430 Thomas
Avenue, 3435 William Avenue, 3401 William Avenue, 3440 Thomas Avenue, 3454 Elizabeth
Street, 3460 Thomas Avenue, and 3475 Hibiscus Street, Miami, Florida; 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 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 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 FLUM of the
MCNP, Ordinance 10544, as amended, pursuant to small scale amendment procedures subject
to Section 163.3187, Florida Statutes, by changing the Future Land Use designation of a total of
approximately 0.36 acres ± acres from "Duplex Residential" to "Low Density Restricted
Commercial" for the property generally located at 3424 and 3442 Southwest 37 Avenue, 3714
and 3718 Washington Avenue, and 3719 Thomas Avenue, Miami, Florida, (collectively,
"Property") as described in Exhibit "A," attached and incorporated.
Section 3. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of the Ordinance shall not be affected.
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), 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: 12858 (Revision:) Printed On: 8/21/2025
APPROVED AS TO FORM AND CORRECTNESS:
1/3/2023 rtb Attor
ez, ity ttor ey 10/10/2023
City of Miami File ID: 12858 (Revision:) Printed On: 8/21/2025