PZ.10 - Rezone Sw 17 Terrace to Civic Space
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AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), BY CHANGING THE ZONING CLASSIFICATION FROM “T3-R,” SUB-URBAN TRANSECT ZONE - RESTRICTED, TO “CS,” CIVIC SPACE TRANSECT ZONE, FOR THE PROPERTY GENERALLY LOCATED AT 2293 SOUTHWEST 17 TERRACE, 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.
September 24, 2026
Department: Department of Planning
Category: Planning and Zoning
File ID: 19744Enactment Number:
WHEREAS, the property generally located at 2293 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (“Property”) is zoned “T3-R,” Sub-urban Transect Zone – Restricted, on the Zoning Atlas of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended (“Miami 21 Code”); and
WHEREAS, James Reyes, City Manager, on behalf of the City of Miami, (“Applicant”) has submitted a request to change the zoning classification of the Property from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone; and
WHEREAS, the Property is owned by the City and is approximately 10,305 square feet (±0.23 acres) of land located within the Lehman’s Subdivision of Commission District 4 in the City of Miami; and
WHEREAS, the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”) currently designates this Property as “Single Family Residential;” and
WHEREAS, the request to change the zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone, is not consistent with the existing future land uses ("FLU") of “Single Family Residential”; therefore, a concurrent MCNPamendment is required and is being processed under PZ-26-20363 to amend the FLUM designation of the Property from "Single Family Residential" to "Public Parks and Recreation”; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code, in that the requested change in zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, 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 recreation to the community; and
WHEREAS, this application is consistent with Article 7, Section 7.1.2.8.f.1(b) of the Miami 21 Code as it would create green space to improve quality of life and general health of the community; and
WHEREAS, the Planning Department recommends approval of the change in zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on September 2, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-052 by a vote of ten to zero (10-0), Item No. PZAB. 7, recommending approval of the zoning change for the Property; and
WHEREAS, the application was reviewed with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the MCNP; the Miami 21 Code; and other City regulations; and
WHEREAS, consideration was 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, it is found that this zoning change maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height; and
WHEREAS, the City Commission, based on competent substantial evidence in the record, hereby approves the zoning change for the Property as set forth herein;
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 Zoning Atlas of the Miami 21 Code by changing the zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone, for the property generally located at 2293 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A."
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 163.3184(12), Florida Statutes and Section 163.3187(5)(c), Florida Statutes.
City of MiamiPage 5 of 5File ID: 19744 (Revision: ) Printed on: 9/14/2026
WHEREAS, the property generally located at 2293 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (“Property”) is zoned “T3-R,” Sub-urban Transect Zone – Restricted, on the Zoning Atlas of Ordinance No. 13114, the Zoning Code of the City of Miami, Florida, as amended (“Miami 21 Code”); and
WHEREAS, James Reyes, City Manager, on behalf of the City of Miami, (“Applicant”) has submitted a request to change the zoning classification of the Property from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone; and
WHEREAS, the Property is owned by the City and is approximately 10,305 square feet (±0.23 acres) of land located within the Lehman’s Subdivision of Commission District 4 in the City of Miami; and
WHEREAS, the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”) currently designates this Property as “Single Family Residential;” and
WHEREAS, the request to change the zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone, is not consistent with the existing future land uses ("FLU") of “Single Family Residential”; therefore, a concurrent MCNPamendment is required and is being processed under PZ-26-20363 to amend the FLUM designation of the Property from "Single Family Residential" to "Public Parks and Recreation”; and
WHEREAS, this rezoning application is consistent with Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code, in that the requested change in zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, 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 recreation to the community; and
WHEREAS, this application is consistent with Article 7, Section 7.1.2.8.f.1(b) of the Miami 21 Code as it would create green space to improve quality of life and general health of the community; and
WHEREAS, the Planning Department recommends approval of the change in zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on September 2, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-052 by a vote of ten to zero (10-0), Item No. PZAB. 7, recommending approval of the zoning change for the Property; and
WHEREAS, the application was reviewed with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the MCNP; the Miami 21 Code; and other City regulations; and
WHEREAS, consideration was 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, it is found that this zoning change maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height; and
WHEREAS, the City Commission, based on competent substantial evidence in the record, hereby approves the zoning change for the Property as set forth herein;
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 Zoning Atlas of the Miami 21 Code by changing the zoning classification from “T3-R,” Sub-urban Transect Zone – Restricted, to “CS,” Civic Space Transect Zone, for the property generally located at 2293 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated "Exhibit A."
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 163.3184(12), Florida Statutes and Section 163.3187(5)(c), Florida Statutes.
City of MiamiPage 5 of 5File ID: 19744 (Revision: ) Printed on: 9/14/2026