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Ordinance: 13620
File Number: 16-00052lu
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date: 7/29/2016
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 OF
THE APPROXIMATELY 5.2 ACRES OF REAL PROPERTY LOCATED AT 2501 AND
2507 NORTHWEST 16 STREET ROAD, MIAMI, FLORIDA, FROM "MEDIUM
DENSITY RESTRICTED COMMERCIAL" TO "RESTRICTED COMMERCIAL";
MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES;
CONTAINING A SEVERABILITY CLAUSE, AND PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, the Miami Planning, Zoning and Appeals Board ("PZAB"), at its meeting on May 4,
2016, following an advertised public hearing, adopted Resolution No. PZAB-R-16-026 by a vote of
eight to zero (8-0), Item No. PZAB.3, recommending approval with conditions of the land use change
as set forth; 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 of Miami ("City") and its inhabitants to grant
this change of land use designation as hereinafter set forth; and
WHEREAS, the real property located at 2501 and 2507 Northwest 16 Street Road, Miami, Florida
is approximately 5.2 acres in size, rectangular in shape, under single ownership, and provides
opportunities for enhanced design and functionality along the Miami River; and
WHEREAS, because the abutting property to the immediate west is designated "Restricted
Commercial" and the abutting property to the immediate east is designated "Medium Density
Restricted Commercial", the proposed "Restricted Commercial" designation would create a transition
between all the abutting properties; and
WHEREAS, the applicant voluntarily proffered a covenant restricting the total dwelling units of the
property to six hundred fifty (650) dwelling units, attached as Exhibit "B";
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 of Miami ("City") and its inhabitants to grant
this change of land use designation 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.
City of Miand Page I of 3 File Id. 16-00052111 (Version: 2) Printed On: 5/17/2018
File Number: 16-00052lu Enactment Number: 13620
Section 2. Ordinance No. 10544, as amended, the Future Land Use Map ("FLUM") of the Miami
Comprehensive Neighborhood Plan ("MCNP"), pursuant to small scale amendment procedures
subject to Section 163.3187, Florida Statutes, is further amended by changing the Future Land Use
designation of approximately 5.2 acres of real property located at 2501 and 2507 Northwest 16 Street
Road, Miami, Florida, from "Medium Density Restricted Commercial" to "Restricted Commercial" as
depicted in "Exhibit A", attached and incorporated.
Section 3. It is found that this Comprehensive Plan designation change involves a use of ten (10)
acres or fewer and:
(a) Is necessary due to changed or changing conditions;
(b) The cumulative annual effect of the acreage for all small scale development
amendments adopted by the local government does not exceed a maximum of 120 acres in a
calendar year;
(c) The proposed amendment does not involve a text change to goals, policies, and
objectives of the local government's comprehensive plan, but proposes a land use change to the
FLUM 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;
(d) Is one which is not located within an area of critical state concern as designated by
Section 380.0552, Florida Statutes, or by the Administration Commission pursuant to Section
380.05(1), Florida Statutes;
(e) Density will be "Restricted Commercial", or 150 dwelling units per acre, per the MCNP,
as amended, and intensity will be as established in Article 4 of the Miami 21 Code, the Zoning
Ordinance of the City of Miami, as amended; and
(f) 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, Section 163.3187, Florida Statutes.
Section 4. The applicant shall record the restrictive covenant, attached as Exhibit "B", and
working riverfront covenant, attached as Exhibit "C", within thirty (30) days of the effective date of this
ordinance.
Section 5. The City Manager is directed to instruct the Director of the Planning and Zoning
Department to promptly transmit a certified copy of this Ordinance after its adoption on second
reading to the reviewing agencies pursuant to Section 163.3184(1)(c), Florida Statutes, and any other
person or entity requesting a copy.
Section 6. 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 7. This Ordinance may not become effective until thirty-one (31) days after second
reading and adoption thereof pursuant and subject to Section 163.3187(5)(c), Florida Statutes. {1}
City of Miand Page 2 of 3 File Id. 16-00052111 (Version: 2) Printed On: 5/17/2018
File Number: 16-00052lu
Footnotes:
Enactment Number: 13620
{1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten
(10) calendar 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. 16-00052111 (Version: 2) Printed On: 5/17/2018