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File ID: 17808
Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING 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 "T3-O," SUB -URBAN TRANSECT ZONE —
OPEN, TO "CS," CIVIC SPACE TRANSECT ZONE, FOR THE
PROPERTY GENERALLY LOCATED AT 3691 SOUTHWEST 1 AVENUE,
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 3691 Southwest 1 Avenue
APPLICANT(S): Arthur Noriega V, City Manager on behalf of the City of Miami
PURPOSE: Request to amend the Zoning Atlas of Ordinance no. 13114, ("Miami 21 Code") by
changing the zoning classification from "T3-O" Sub -Urban Transect Zone - open to "CS" Civic
Space Transect Zone.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEAL BOARD: On July 16, 2025, recommended
approval, by a vote of 7-0.
City of Miami File ID: 17808 (Revision: A) Printed On: 9/30/2025
City of Miami
Legislation
Ordinance
Enactment Number:14393
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 17808 Final Action Date: 9/11/2025
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH
ATTACHMENT(S), AMENDING 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 "T3-O," SUB -URBAN TRANSECT ZONE —
OPEN, TO "CS," CIVIC SPACE TRANSECT ZONE, FOR THE PROPERTY
GENERALLY LOCATED AT 3691 SOUTHWEST 1 AVENUE, 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 generally located at 3691 Southwest 1 Avenue Miami, Florida,
as more particularly described in the attached and incorporated Exhibit "A," ("Property"), is
owned by the City of Miami ("City" or "Applicant") and is currently zoned "T3-O," Sub -urban
Transect Zone — Open on the Zoning Atlas of Ordinance No. 13114, the Zoning Code of the City
of Miami, Florida, as amended ("Miami 21 Code"); and
WHEREAS, Arthur Noriega V, City Manager, on behalf of the City, submitted a request
to change the zoning classification of the Property from "T3-O," Sub -urban Transect Zone —
Open, to "CS," Civic Space Transect Zone; and
WHEREAS, the Property is located in the Little Havana neighborhood; and
WHEREAS, the Property is approximately 7,500 square feet (0.17 acres) of land; and
WHEREAS, the associated project, presently known as "Woodside Park," will consist of
three (3) parcels totaling 0.86 acres that were purchased by the City in 2019, 2020, and 2023,
respectively; and
WHEREAS, the first two (2) parcels, consisting of 0.69 acres, were similarly rezoned
from "T3-O," Sub -urban Transect Zone — Open, to "CS," Civic Space Transect Zone, back in
April 2023, under ePlan ID PZ-22-15533; and
WHEREAS, the subject of this request is the proposed rezoning of the third parcel of the
"Woodside Park" project, unifying the three (3) parcels under the same "CS," Civic Space
Transect Zone, and providing for a larger park to serve the surrounding community; and
WHEREAS, the Property is currently designated as "Duplex Residential" on the Future
Land Use Map ("FLUM") of the Miami Comprehensive Neighborhood Plan ("MCNP"); and
WHEREAS, the request to change the zoning classification from "T3-O," Sub -urban
Transect Zone — Open, to "CS," Civic Space Transect Zone, is not consistent with the existing
City of Miami File ID: 17808 (Revision: A) Printed On: 9/30/2025
Future Land Uses ("FLU") of "Duplex Residential"; therefore, a concurrent Comprehensive Plan
Amendment is required and is simultaneously moving forward; and
WHEREAS, the application to amend the FLUM of the MCNP under PZ-24-19405 would
amend the FLU of the Property from "Duplex Residential" to "Public Parks and Recreation"; and
WHEREAS, the application is consistent with Miami 21 Code, Article 7, Section
7.1.2.8.f.1(a) in that the requested change in zoning classification from "T3-O," Sub -urban
Transect Zone — Open, to "CS," Civic Space Transect Zone, meets the intent of Goal PR-1 and
Goal PR-1.1.6 of the MCNP as it will provide additional programming for passive and active
recreation to the community and will be part of a larger park; and
WHEREAS, the application is consistent with Miami 21 Code, Article 7, Section
7.1.2.8.f.1(b) as the amendment would create green space to improve the quality of life and
general health of the community; and
WHEREAS, the Planning Department recommends approval of the change in zoning
classification from "T3-O," Sub -urban Transect Zone — Open, to "CS," Civic Space Transect
Zone; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on July
16, 2025, following an advertised public hearing, adopted Resolution No. PZAB-R-25-039 by a
vote of seven to zero (7 - 0), Item No. PZAB.5, recommending approval of the Zoning change;
and
WHEREAS, the zoning change is deemed appropriate in light of the intent of the Miami
21 Code; and
WHEREAS, consideration has been given to the goals, objectives, and policies of the
MCNP, the Miami 21 Code, and all other City regulations; and
WHEREAS, consideration has been 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, the City Commission finds it
appropriate to approve this amendment to the Miami 21 Zoning Atlas, 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. The Zoning Atlas of the Miami 21 Code is hereby amended by changing the
zoning classification from "T3-O," Sub -urban Transect Zone — Open, to "CS," Civic Space
Transect Zone for the property located at 3691 Southwest 1 Avenue Miami, Florida Miami, as
more particularly 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.
City of Miami File ID: 17808 (Revision: A) Printed On: 9/30/2025
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.'
APPROVED AS TO FORM AND CORRECTNESS:
1 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten 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 canon the effective date stated herein whichever is later
City of Miami File ID: 17808 (Revision: A) Printed On: 9/30/2025