Statura IntelligenceAmending the zoning atlas of ordinance no. 13114, the zoning ordinance of the city…
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City of Miami File ID: 15941 (Revision: ) Printed On: 10/14/2025 CITY COMMISSION FACT SHEET File ID: 15941 Title: 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 TRANSECT OF THE WESTERN PORTION OF THE PROPERTY BIFURCATED BY TWO (2) TRANSECT ZONES LOCATED AT 184 NORTHEAST 56 STREET, MIAMI, FLORIDA, FROM “T4-R,” GENERAL URBAN TRANSECT ZONE – RESTRICTED, TO “T5-O,” URBAN CENTER TRANSECT ZONE – OPEN, AND THE PROPERTY GENERALLY LOCATED AT 175 NORTHEAST 55 STREET FROM “T4- R,” GENERAL URBAN TRANSECT ZONE – RESTRICTED, TO “T5-O,” URBAN CENTER TRANSECT ZONE – OPEN, MORE PARTICULARLY DESCRIBED IN EXHIBIT “A,” ATTACHED AND INCORPORATED; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; 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 change the properties from “T4-R” General Urban Transect Zone – Restricted to “T5-O” Urban Center Transect Zone – Open. FINDING(S): PLANNING DEPARTMENT: Recommended denial. PLANNING, ZONING AND APPEALS BOARD: On April 17, 2024, recommended approval of T4-O, by a vote of 7-0. City of Miami File ID: 15941 (Revision: ) Printed On: 10/14/2025 City Hall 3500 Pan Ameican Drive Miami, FL 33133 www.miamigov.com City of Miami Legislation Ordinance Enactment Number File Number: 15941 Final Action Date: 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 TRANSECT OF THE WESTERN PORTION OF THE PROPERTY BIFURCATED BY TWO (2) TRANSECT ZONES LOCATED AT 184 NORTHEAST 56 STREET, MIAMI, FLORIDA, FROM “T4-R,” GENERAL URBAN TRANSECT ZONE – RESTRICTED, TO “T5-O,” URBAN CENTER TRANSECT ZONE – OPEN, AND THE PROPERTY GENERALLY LOCATED AT 175 NORTHEAST 55 STREET FROM “T4-R,” GENERAL URBAN TRANSECT ZONE – RESTRICTED, TO “T5-O,” URBAN CENTER TRANSECT ZONE – OPEN, MORE PARTICULARLY DESCRIBED IN EXHIBIT “A,” ATTACHED AND INCORPORATED; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the two (2) properties generally located at 184 Northeast 56 Street (western portion) and 175 Northeast 55 Street, Miami, Florida, as more particularly described in the attached and incorporated Exhibit “A” (collectively, “Property”) are zoned “T4-R,” General Urban Transect Zone – Restricted, on the Zoning Atlas of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended (“Miami 21 Code”); and WHEREAS, the property at 184 Northeast 56 Street is bifurcated by two (2) different Transect Zones: “T4-R,” General Urban Transect Zone – Restricted, and “T5-O,” Urban Center Transect Zone – Open; and WHEREAS, Steven J. Wernick, Esquire, AICP, on behalf of 5500 W Little Haiti, LLC, ("Applicant”) submitted to the City of Miami (“City”) a request to change the zoning transect of the Property from “T4-R,” Urban General Transect Zone – Restricted, to “T5-O,” Urban Center Transect Zone – Open; and WHEREAS, the Property is an assemblage of two (2) parcels totaling approximately 19,990 square feet (0.459 acres) of land; and WHEREAS, the Future Land Use Map (“FLUM”) designation on the Miami Comprehensive Neighborhood Plan (“MCNP”) is Medium Density Multifamily Residential; and WHEREAS, the request to change the zoning classification from “T4-R,” General Urban Transect Zone – Restricted, to “T5-O,” Urban Center Transect Zone – Open, is not consistent with the Property's existing future land uses ("FLU") of Medium Density Multifamily Residential, therefore, a concurrent Comprehensive Plan Amendment is required; and City of Miami File ID: 15941 (Revision: ) Printed On: 10/14/2025 WHEREAS, the request to change the FLU from Medium Density Multifamily Residential to Restricted Commercial is being processed concurrently (PZ-23-16870); and WHEREAS, the Property is located in a portion of the Little Haiti neighborhood where there are a variety of zoning classifications, Commercial Uses, and housing types; and WHEREAS, the City’s Planning Department found the application inconsistent with Article 7, Sections 7.1.2.8.f.1 (a) and 7.1.2.8.f.1.2. of the Miami 21 Code; and WHEREAS, the City’s Planning Department found the application consistent with Article 7,
1.2.8.f.2 of the Miami 21 Code; and WHEREAS, the City’s Planning Department recommended denial of the change in zoning classification from “T4-R,” Urban General Transect Zone – Restricted, to “T5-O,” Urban Center Transect Zone - Open; 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-24-030 by a vote of seven to zero (7-0), Item No. PZAB.9, recommending approval of the Zoning Transect being changed from “T4-R,” Urban General Transect Zone – Restricted, to “T4-O,” General Urban Transect Zone – Open, rather than the requested “T5-O,” Urban Center Transect Zone – Open; and WHEREAS, the City Commission gave full consideration to the Planning Director’s recommendation; and WHEREAS, the City Commission considered the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary; and WHEREAS, the City Commission has considered the goals, objectives, and policies of the MCNP, the Miami 21 Code and the criteria therein, and all other City regulations; and WHEREAS, the City Commission conducted a public hearing on the subject rezoning application and made a determination as to whether the criteria in the Miami 21 Code were met; and WHEREAS, pursuant to
1.2.8.f.2 of the Miami 21 Code, a change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height; and WHEREAS, after the public hearing and consideration of all of the applicable criteria, the City Commission finds it appropriate to approve the zoning change as set forth herein;
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 if fully set forth in this Section. Section 2. The Zoning Atlas of the Miami 21 Code is hereby amended by changing the zoning classification from “T4-R,” Urban General Transect Zone – Restricted, to “T5-O,” Urban Genter Transect Zone - Open, for the property generally located at the western portion of 184 Northeast 56 Street and at 175 Northeast 55 Street Miami, Florida, both as more particularly City of Miami File ID: 15941 (Revision: ) Printed On: 10/14/2025 described in "Exhibit A," attached and incorporated. 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
3184(12), Florida Statutes and
3187(5)(c), Florida Statutes.1 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.
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