HomeMy WebLinkAboutCity Commission Fact SheetCITY COMMISSION FACT SHEET
File ID: 18675
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 §163.3187, FLORIDA STATUTES, BY
CHANGING THE FUTURE LAND USE DESIGNATION FROM "DUPLEX
RESIDENTIAL" AND "MAJOR INSTITUTIONAL, PUBLIC FACILITIES,
TRANSPORTATION AND UTILITIES" TO "LOW DENSITY RESTRICTED
COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTY AT 145 AND 151 NORTHWEST 60 STREET, 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: Generally, 151 NW 60 Street; 145 NW 60 Street
APPLICANT(S): Melissa Tapanes Llahues Esquire on behalf of Raider Road, LLC
PURPOSE: Raider Road LLC ("the Applicant") is requesting a Small -Scale Comprehensive
Plan Amendment to change the Future Land Use Map (FLUM) designation for the properties
located at 151 NW 60 Street and 145 NW 60 Street. The request is to amend the current
designations of "Major Institutional, Public Facilities, Transportation and Utilities" and "Duplex
Residential" to "Low Density Restricted Commercial." The total area of the proposed
amendment is approximately 1.13 acres and qualifies as a small-scale amendment under
Section 163.3187, Florida Statues.
FINDING(S):
PLANNING DEPARTMENT: Recommended denial.
PLANNING, ZONING AND APPEALS BOARD: On December 17, 2025, recommended
approval, by a vote of seven to one (7-1).
City of Miami File ID: 18675 (Revision:) Printed On: 6/10/2026
City of Miami
Legislation
Ordinance
Enactment Number:14468
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 18675 Final Action Date: 5/28/2026
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 "DUPLEX
RESIDENTIAL" AND "MAJOR INSTITUTIONAL, PUBLIC FACILITIES,
TRANSPORTATION AND UTILITIES" TO "LOW DENSITY RESTRICTED
COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTY AT 145 AND 151 NORTHWEST 60 STREET, 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 located at 145 and 151 Northwest 60 Street, Miami, Florida, as
more particularly described in the attached and incorporated Exhibit "A," ("Property") has a
current future land use designation of "Major Institutional, Public Facilities, Transportation and
Utilities" and "Duplex Residential" as further described herein; and
WHEREAS, Raider Road 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 "Low Density Restricted
Commercial"; and
WHEREAS, the Property site is 1.13± acres in size and is currently vacant; and
WHEREAS, the Property used to have a structure that was operated under the previous
owner, The Alternative Programs Inc., which provided juvenile rehabilitation and at youth -at -risk
prevention programs until the building was demolished between 2017 and 2018; and
WHEREAS, the portion of the Property located at 151 Northwest 60 Street has had the
Future Land Use designation of "Major Institutional, Public Facilities, Transportation and
Utilities" since the Miami Comprehensive Neighborhood Plan was adopted in 1989; and
WHEREAS, the portion of the Property located at 145 Northwest 60 Street has had the
Future Land Use designation of "Duplex Residential" since at least 2010; and
WHEREAS, the immediate area surrounding the Property is purely residential and is
surrounded by "Duplex Residential" to the north, south, and east and "Major Institutional, Public
Facilities, Transportation and Utilities" to the west; and
City of Miami File ID: 18675 (Revision:) Printed On: 6/10/2026
WHEREAS, the Interpretation of the FLUM states commercial uses are
often located along arterials and collector roads; and
WHEREAS, Northwest 60 Street is not identified as an arterial or collector road on Map
TR-2 of Appendix TR-1 of the MCNP; and
WHEREAS, the proposed Future Land Use designation of "Low Density Restricted
Commercial" would introduce nonresidential uses that could have potentially adverse impacts
on the longstanding residential neighborhood; and
WHEREAS, the Planning Department believes the proposal would result in an
encroachment of incompatible land uses; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
December 17, 2025, following an advertised public hearing, adopted Resolution No. PZAB-R-
25-081 by a vote of seven to one (7 - 1), Item No. PZAB. 13, recommending approval of the
small scale FLUM Designation Change; 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, deems it
advisable and in the best interest of the general welfare of the City and its inhabitants to
recommend approval of 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 fully set forth in this Section.
Section 2. 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, is hereby amended by changing the Future Land Use designation
of 1.13± acres of real property at 145 and 151 Northwest 60 Street, Miami, Florida from "Duplex
Residential" and "Major Institutional, Public Facilities, Transportation and Utilities" to "Low
Density 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 Future Land Use Map
amendment shall be permissible;
City of Miami File ID: 18675 (Revision:) Printed On: 6/10/2026
(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 "Low Density Restricted Commercial," 36 dwelling units per
acre, pursuant to the MCN,P and as modified by the Miami 21 Code, and intensity will be
as established in Article 4 of the City's Zoning Ordinance, the Miami 21 Code, as
amended; 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.
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: 18675 (Revision:) Printed On: 6/10/2026