14440 : AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), BY AMENDING ARTICLE 3, SECTION 3.9, TITLED “GENERAL TO ZONES/SPECIAL AREA PLANS,” CLARIFYING PUBLIC BENEFIT REQUIREMENTS ASSOCIATED WITH SPECIAL AREA PLANS ("SAP"); AND AMENDING SECTION 3.14, TITLED “GENERAL TO ZONES/PUBLIC BENEFITS PROGRAM,” CLARIFYING HOW SAP PUBLIC BENEFITS ARE CALCULATED; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.

Summary

This ordinance (File ID 18259) amends Ordinance No. 13114, the Miami 21 Code, to clarify and strengthen public benefit requirements for Special Area Plans (SAPs). The City Manager, Arthur Noriega V, is the applicant.

Key Amendments:

• Public Benefit Requirements (Section 3.9): SAPs must provide additional public benefits above a minimum baseline to reduce (updated from 'alleviate') any adverse impacts from increased density, intensity, and/or height resulting from rezoning or deviations from the Miami 21 Code standards.
• Public Benefit Calculation (Section 3.14): The minimum baseline for calculating public benefits is determined by the additional development capacity (e.g., difference in height, density, intensity, lot coverage, Floor Lot Ratio) between the existing and proposed zoning. Any proffers beyond this baseline are considered the creation of public benefits.
• Design Standards: Explicitly states that design standards cannot be reduced, waived, or eliminated as part of the public benefits process.
• New Education Public Benefit: Introduces a new public benefit section titled "Education," allowing for additional development capacity to support Educational Facilities in T6 transect zones. This includes a simplified approval process and clarified physical and review standards in accordance with Miami-Dade County Code Chapter 33.

Process & Impact: The Planning Department recommended approval, and the Planning, Zoning and Appeals Board (PZAB) recommended approval by a 7-0 vote on October 8, 2025. This legislation will impact approximately twelve (12) active Special Area Plans and all future SAP applications. There are no estimated additional municipal regulatory costs or new fees for businesses directly associated with this amendment. The ordinance becomes effective ten (10) days after adoption.

Citizen Impact

This ordinance aims to ensure that large-scale developments under Special Area Plans (SAPs) contribute more meaningfully to public benefits, especially when increasing density or height. It also creates new opportunities for educational facilities in certain high-density zones, potentially improving access to education while mitigating development impacts.

Confidence

high