PZ.7 - Rezone Sw 17 Terrace to Duplex
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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 “SINGLE FAMILY RESIDENTIAL” TO "DUPLEX RESIDENTIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY AT APPROXIMATELY 3520 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
WHEREAS, the southern portion of the property located at approximately 3520 Southwest 17 Terrace, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A,” (“Property”) has a current future land use designation of “Single Family Residential” on the Future Land Use Map (“FLUM”) of the Miami Comprehensive Neighborhood Plan (“MCNP”); and
WHEREAS, KIOGROUP CORP (“Applicant”), applied to the City of Miami (“City”) to amend the FLUM of the MCNP to change the future land use designation of the Property to “Duplex Residential”; and
WHEREAS, the Property site is 0.138 ± acres in size; and
WHEREAS, the amendment will increase the residential density from nine (9) dwelling units per acre to eighteen (18) dwelling units per acre, and expand the allowed uses to include duplexes; and
WHEREAS, the Property is part of a larger parcel that is bifurcated into two (2) FLUM designations: “Single-Family Residential” and “Duplex Residential”; and
WHEREAS, this amendment would make the entire parcel “Duplex Residential”; and
WHEREAS, based on the MCNP analysis and concurrency, this amendment is consistent with six (6) of the seven (7) Level of Service (“LOS”) standards pursuant to the MCNP’s Policy LU-1.6.4; and
WHEREAS, the MCNP requires a 10-minute ½-mile barrier-free walk to a park entrance to meet public LOS and the Property is within an approximate 10–12-minute barrier-free walk to the nearby City of Coral Gables’ parks: Pittman Park and Phillips Park; and
WHEREAS, as part of the amendment, the proposal is consistent with policies that promote well‑designed mixed‑use neighborhoods and support a variety of multimodal transit opportunities pursuant to the MCNP’s Policies LU-1.1.7 and TR-2.7.4; and
WHEREAS, contextually, the proposed amendment would unify the future redevelopment of the Property and ensure compatibility with the surrounding MCNP’s Future Land Use pattern of predominantly “Duplex Residential” to the west, north, and east pursuant to the MCNP’s Policy HO-2.1.9; and
WHEREAS, the City’s Planning Department found that, although this amendment does not strictly meet the MCNP’s minimum Recreation and Open Space LOS standard, it satisfies all other applicable LOS requirements; and based on the facts and findings in the analysis, the request is generally consistent with the MCNP’s Goals, Objectives, and Policies; and
WHEREAS, the Planning Department recommends approval of this amendment; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on July 15, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-041 by a vote of eight to zero (8 - 0), Item No. PZAB. 3, recommending approval of the FLUM amendment for the Property; 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 FLUM of the MCNP, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, is amended by changing the Future Land Use designation of 0.138 ± acres of real property at 3520 Southwest 17 Terrace, Miami, Florida, as described in the attached and incorporated "Exhibit A," from “Single Family Residential” to “Duplex Residential.”
Section 3.It is found that this amendment to the MCNP FLUM designation change involves the 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-scaleFLUM amendment shall be permissible;
(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 18 dwelling units per acre, pursuant to the MCNP, and intensity will be as established in Article 4 of the Miami 21 Code; 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 may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes.
WHEREAS, KIOGROUP CORP (“Applicant”), applied to the City of Miami (“City”) to amend the FLUM of the MCNP to change the future land use designation of the Property to “Duplex Residential”; and
WHEREAS, the Property site is 0.138 ± acres in size; and
WHEREAS, the amendment will increase the residential density from nine (9) dwelling units per acre to eighteen (18) dwelling units per acre, and expand the allowed uses to include duplexes; and
WHEREAS, the Property is part of a larger parcel that is bifurcated into two (2) FLUM designations: “Single-Family Residential” and “Duplex Residential”; and
WHEREAS, this amendment would make the entire parcel “Duplex Residential”; and
WHEREAS, based on the MCNP analysis and concurrency, this amendment is consistent with six (6) of the seven (7) Level of Service (“LOS”) standards pursuant to the MCNP’s Policy LU-1.6.4; and
WHEREAS, the MCNP requires a 10-minute ½-mile barrier-free walk to a park entrance to meet public LOS and the Property is within an approximate 10–12-minute barrier-free walk to the nearby City of Coral Gables’ parks: Pittman Park and Phillips Park; and
WHEREAS, as part of the amendment, the proposal is consistent with policies that promote well‑designed mixed‑use neighborhoods and support a variety of multimodal transit opportunities pursuant to the MCNP’s Policies LU-1.1.7 and TR-2.7.4; and
WHEREAS, contextually, the proposed amendment would unify the future redevelopment of the Property and ensure compatibility with the surrounding MCNP’s Future Land Use pattern of predominantly “Duplex Residential” to the west, north, and east pursuant to the MCNP’s Policy HO-2.1.9; and
WHEREAS, the City’s Planning Department found that, although this amendment does not strictly meet the MCNP’s minimum Recreation and Open Space LOS standard, it satisfies all other applicable LOS requirements; and based on the facts and findings in the analysis, the request is generally consistent with the MCNP’s Goals, Objectives, and Policies; and
WHEREAS, the Planning Department recommends approval of this amendment; and
WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on July 15, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-041 by a vote of eight to zero (8 - 0), Item No. PZAB. 3, recommending approval of the FLUM amendment for the Property; 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 FLUM of the MCNP, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, is amended by changing the Future Land Use designation of 0.138 ± acres of real property at 3520 Southwest 17 Terrace, Miami, Florida, as described in the attached and incorporated "Exhibit A," from “Single Family Residential” to “Duplex Residential.”
Section 3.It is found that this amendment to the MCNP FLUM designation change involves the 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-scaleFLUM amendment shall be permissible;
(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 18 dwelling units per acre, pursuant to the MCNP, and intensity will be as established in Article 4 of the Miami 21 Code; 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 may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes.