HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 15940
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 "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO
"RESTRICTED COMMERCIAL" OF THE ACREAGE DESCRIBED
HEREIN OF REAL PROPERTY AT 175 NORTHEAST 55 STREET,
MIAMI, FLORIDA, AND THE WESTERN PORTION OF 184 NORTHEAST
56 STREET, MIAMI, FLORIDA, ALL AS MORE PARTICULARLY
DESCRIBED IN EXHIBIT "A," ATTACHED AND INCORPORATED;
MAKING FINDINGS; AND PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately, 175 Northeast 55 Street; 184 Northeast 56 Street
APPLICANT(S): Steven J. Wernick, Esq., on behalf of 5900 W Little Haiti, LLC.
PURPOSE: This application seeks to amend the designation on the Future Land Use
Map for the above property from "Medium Density Multifamily Residential " to
"Restricted Commercial".
FINDING(S):
PLANNING DEPARTMENT: Recommended denial.
PLANNING, ZONING AND APPEALS BOARD: On April 17, 2024, recommended
approval, by a vote of 6-1.
City of Miami File ID: 15940 (Revision:) Printed On: 11/12/2025
City of Miami
Legislation
Ordinance
Enactment Number:14408
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 15940 Final Action Date: 10/23/2025
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
"MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO "RESTRICTED
COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTY AT 175 NORTHEAST 55 STREET, MIAMI, FLORIDA, AND
THE WESTERN PORTION OF 184 NORTHEAST 56 STREET, MIAMI,
FLORIDA, ALL AS MORE PARTICULARLY DESCRIBED IN EXHIBIT "A,"
ATTACHED AND INCORPORATED; MAKING FINDINGS; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the property located at 175 Northeast 55 Street, Miami, Florida, and the
western portion of 184 Northeast 56 Street, Miami, Florida, all as more particularly described in
the attached and incorporated Exhibit "A," (collectively the "Property") has a current future land
use designation of "Medium Density Multifamily Residential"; and
WHEREAS, Steven J. Wernick, Esquire AICP, on behalf of 5500 W Little Haiti, 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 approximately 0.539 ± acres or 23,478.84 square feet;
and
WHEREAS, for property address 184 Northeast 56 Street, Miami, Florida, there are two
(2) different MCNP Future Land Use ("FLU") designations that bifurcate the lot: "Medium
Density Multifamily Residential" and "Restricted Commercial"; and
WHEREAS, the Residential Density increases from 65 dwelling Units to 150 Dwelling
Units with the requested FLU amendment, as may be limited by the designated Zoning
Transect; and
WHEREAS, the MCNP's "Restricted Commercial" designation allows for commercial
activities that generally serve the daily retailing and service needs of the public, typically
requiring easy access by personal auto, and often located along arterial or collector roadways;
and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on April
17, 2024, following an advertised public hearing, adopted Resolution No. PZAB-R-24-029 by a
City of Miami File ID: 15940 (Revision:) Printed On: 11/12/2025
vote of six to one (6-1), Item No. PZAB. 8, recommending approval of the FLU designation
change of the Property in the MCNP as described in the application; 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 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 and for the
reasons stated on the record during the hearing, 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, specifically the FLUM of the MCNP,
pursuant to small scale amendment procedures subject to Section 163.3187, Florida Statutes, is
amended by changing the Future Land Use designation of 0.539 ± acres of real property at 175
Northeast 55 Street, Miami, Florida, and the western portion of 184 Northeast 56 Street, Miami,
Florida, all as described in "Exhibit A," attached and incorporated, from "Medium Density
Multifamily Residential" to "Restricted Commercial."
Section 3. 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 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 (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: 15940 (Revision:) Printed On: 11/12/2025