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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-25-20077 Location 770 Northwest 41 Avenue Area 0.183 acres or 7,979 square feet Commission District 1 (City Commissioner: Miguel Angel Gabela) Commissioner District Office Antonio Maceo Park Existing Future Land Use Designation Single -Family Residential Proposed Future Land Use Designation Major Institutional, Public Facilities, Transportation and Utilities Applicant City of Miami Planner Darren Murphy, Planner II; Email: dmurphy@miamigov.com Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), James Reyes, Manager, on behalf of the City of Miami (the "Applicant"), is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP, to change the designation of the property at 770 Northwest 41 Avenue (the "Subject Property") from "Single - Family Residential" to "Major Institutional, Public Facilities, Transportation and Utilities". The proposed Comprehensive Plan Amendment (CPA) application contains approximately 0.183 acres. Small-scale comprehensive plan amendments involve less than 50 acres of property and are subject to the Small -Scale Review Process, as outlined in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (ePlan File ID: PZ-25-19913). The companion application seeks to change the Property's zoning designation from T3-R, Sub -Urban Transect Zone — Restricted ("T3-R") to CI, Civic Institution Transect Zone ("CI"). Based on the Applicant's companion Rezoning Application, they are requesting to amend the Miami 21 Code's Zoning Atlas for the following area (acres) for the Subject Property, as shown in Table 1: Table 1: Proposed chances to the Miami 21 Zonina Atlas Existing Zoning Proposed Zoning Acres Base Residential density Requested Residential density T3-R CI 0.183 9 150 PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 1 of 19 3/26/2026 THE ACCORDANCE BETWEEN THE MIAMI 21 CODE AND THE MCNP The City of Miami's ("City") Miami 21 Code, known as the "Miami 21 Code," is declared to be in accordance with the MCNP, as required by the Local Government Comprehensive Planning and Land Development Regulation Act, Section 163.3161 et seq., Florida Statutes, as applicable to the MCNP. The primary goal of the Miami 21 Code is to implement the MCNP. Furthermore, the zoning boundaries, land development regulations, and residential density limits of the Miami 21 Code must align with the MCNP. Table 2: Correspondence Table — Miami 21 Zoning Transects & MCNP's FLU designation - Identified Inconsistencies Existing FLU Proposed FLU Existing Zoning Proposed Zoning Designation Single -Family Residential Major Institutional, Public Facilities, Transportation, & Utilities T3-R CI Density 9 150* 9 Lowest Abutting* "Density is limited to that of the lowest abutting density. For both the FLU and Zoning Transect, this report will consider the FLU density's potential maximum, should the surrounding properties change in the future. The requested CI Zoning Transect would be inconsistent with the existing underlying FLU of Single -Family Residential due to the allowed uses and development parameters. Therefore, this companion Comprehensive Plan Amendment is required to accompany the Rezone request. The Subject Property is legally described in the attached Exhibit "A" and a summary of the proposed changes to the FLUM and Miami 21 Code's Zoning Atlas, as presented in Table 3. Table 3: Summary of the Existing & Proposed FLU Designations and Zoning Designations Folio No. City Address Acres Existing FLUM Designation Proposed FLUM Designation Existing Zoning Proposed Zoning 0131320130460 770 NW 41 AV 0.183 Single -Family Residential Major Institutional, Public Facilities, Transportatio n, & Utilities T3-R CI The Subject Property is bordered by the following streets: Northwest 9 Street to the north, Northwest 41 Street to the east, Northwest 7 Street to the south, and Northwest 42 Street to the west. It is a single parcel that is approximately 0.183 acres and is part of the City's Department of Fire -Rescue expansion of Fire Station 10 (the "Fire Station"), which was built in circa 1963 and is located on three (3) parcels: 4101 NW 7th Street, 750 NW 41st Avenue, and 50 NW 41st Avenue. Using Geographic Information Systems ("GIS") software, the City Planning Department staff created a 1%-mile radial buffer ("Study Area") around the Subject Property, as shown in Figure 1. PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 2 of 19 3/26/2026 Figure 1: Aerial photo of the Subject Property (red rectangular outline) and the 1/4-mile radial buffer (yellow outline) 0 0-13 0.25 0.5 Miles I I I I I I I I I in me Finn mum :11111 111111= MEM MIME MEM MUMS NEM 111 11® ME SI "N. imam m1 ■1111E11111 ii MEIi Mid Noll —0 —MUNN MUM MO ®MI _ O OEM 111 RIlE MENEM E1de1ni11!! !isimmu 11 ii11Ei11il11 111111111111 ram;=�r l`l r i r r (--r-444 1,+1I 1 IMO r EXISTING FUTURE LAND USE DESIGNATION Single -Family Residential "Areas designated as "Single -Family Residential" allow single family structures of one dwelling unit each to a maximum density of 9 dwelling units per acre, subject to the detailed provisions of the applicable land development PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 3 of 19 3/26/2026 regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as foster homes and family day care homes for children and/or adults; and community based residential facilities 1 (6 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also shall be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within Single -Family Residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are approved by City Commission within Single -Family Residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). A "Community based residential facility" provides room (with or without board), resident services, and twenty-four hour supervision. Such a facility functions as a single housekeeping unity. This category includes adult congregate living facilities, facilities for physically disabled and handicapped persons, for developmentally disabled persons, for non dangerous mentally ill persons and for dependent children, as licensed by the Florida Department of Health, and juvenile and adult residential correctional facilities, including halfway houses, as licensed or approved by an authorized regulatory agency." PROPOSED FUTURE LAND USE DESIGNATIONS Major Institutional, Public Facilities, Transportation, & Utilities Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities, and general commercial activities intended to serve the needs of the public. Residential facilities are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities allow nonresidential uses such as commercial and office to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 4 of 19 3/26/2026 Utilities" in the Health /Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject property. The maps below (Figures 2 and 3) show the existing and proposed FLU designations for the Subject Property. Figure 2: Existing FLU designation (Single -Family Figure 3: Proposed FLU designation (Major PUB FAC Residential = black weight outline/yellow rectangle) NW 9TH ST Single Fa lily - Residential Inst. Publ'jc Facililie Transp r) R sl-iced Commercial N v`,71H SI uiiii'a Ii!LJJ .,,,, Conti IA—NW-OTH--ST- �...■.' ....,11 = black weighted outline/blue rectangle Major last, Public Facililie Transp An 1„ ,■ edDe1111 ew ed DenedY U_I My Restrict, Commercial NEIGHBORHOOD CONTEXT The Subject Property is situated in Miami's Flagami neighborhood at the intersection of two major throughfares: Northwest 7 Street and Northwest 42 Avenue (the "major thoroughfares"). Based on Figure 1, the Study Area is primarily a mix of low, medium, and high residential development, with limited commercial and lodging businesses along these major thoroughfares. The Subject Property is also accessible via the Miami -Dade County Metrobus system, with Bus Route 7 along Northwest 7 Street and Bus Routes 7 and 42 along Northwest 42 Avenue. Finally, the Subject Property is located within the City's 1%-mile Transit Corridor. BACKGROUND DETAILS The City acquired the Subject Property to replace the existing 63-year-old Fire Station, which has reached the end of its service life. The site will be redeveloped into a new two-story, PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 5 of 19 3/26/2026 24,300-square-foot station with expanded dormitories, a modern 4-bay apparatus room, and adequate on -site parking for all personnel. This upgraded facility will enhance the City's Fire Rescue Department's operational capacity and improve fire, medical, hazardous materials, and disaster response services within its coverage area. PROHIBITED EXISTING FLU -DESIGNATED USES The current MCNP FLU designation for the Subject Property is "Single -Family Residential," which is limited to residential structures and supporting services such as foster homes and family day care homes for children and/or adults, community -based residential facilities, places of worship, primary and secondary schools, child day care centers, and adult day care centers. However, it does not allow community support facilities, such as a fire station, to be located on the Subject Property. Considering the inconsistency in residential density between the Miami 21 Code and the MCNP, this is another reason the Applicant is applying for this CPA. SOCIOECONOMIC AND DEMOGRAPHIC ANALYSIS Expanding a new fire station requires analyzing key socioeconomic and demographic factors to enhance emergency response times and resource allocation within an emergency service area. Crucial factors include population density (to gauge emergency service demand), median household income (which influences fire risk and service needs), and age -related vulnerabilities (areas with a higher percentage of elderly residents). The subject properties are situated within Census Tract 12086490100 ("Census Tract"). According to the American Community Survey (ACS) 5-year estimates (2019-2023), the population for this Census Tract is 1,244; for the City of Miami, 446,663; and for Miami -Dade County, 2,685,296. The median household income for this Census Tract is $60,250, which is slightly higher by one (1) percent than the City of Miami median household income ($59,390) and 13.1 percent (%) less than the Miami -Dade County median household income of $69,805. When considering "age -based vulnerability," the percentage of people 65 and older was quite similar across this Census Tract, the City of Miami, and Miami -Dade County, at around 16%. As the population ages, the relationship between people 65 and older and fire -rescue services shifts toward higher demand for both fire and Emergency Medical Services, marked by a higher risk of fire fatalities and an increasing need for medical services for fall -related incidents and health issues. This information is summarized in Table 4 as shown below.: Table 4: Summary of Census Data for Subject Census Tract 12086490100 Topic Census Tract City of Miami Miami -Dade County Total Population 1,244 446,663 2,685,296 Number of Households 487 190,282 964,805 Average Household Size 2.52 2.30 2.74 Number of Housing Units 497 219,809 1,085,414 Median Household Income* $60,250 $59,390 $68,694 PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 6 of 19 3/26/2026 Topic Census Tract City of Miami Miami -Dade County Percent of People Under the Poverty Line 12.94% 19.20% 14.93% Percent Population Age 65+ 16.9% 16.3% 16.8% Homeownership Rate 40.45% 30.73% 52.19% Renter -Occupancy Rate 59.55% 69.27% 47.81% Vacant Housing Rate 2.01% 13.43% 11.11% Median Gross Rent $1,256 $1,657 $1,731 Households With 0 Vehicles 3.08% 17.54% 9.71% Percent People Unemployed 1.60% 4.95% 4.39% "Area Median Income (AMI) is $87,200 (Source: Miami -Dade County Public Housing & Com. Dev., May 1, 2025) GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTOR Based on Table 5 and Figure 4, the largest count of Existing Land Uses ("ELU") by address within the Study Area is "Single -Family Residential," accounting for 65%, and it is evenly spread across approximately three-quarters of the Study Area. The second-largest ELU count per address is "Duplex Residential," accounting for 10%, and it is concentrated in the southwest part of the Study Area. The third -largest ELU count per address is "Commercial," accounting for eight percent, primarily along the main Thoroughfares of Northwest 7 Street and Northwest 42 Avenue. By area as a percentage of the Study Area, the largest FLU designation is "Single -Family Residential" at 39%, followed by "Commercial" at 19% and "Multifamily 3+" at 13%. The Subject Property, part of the expansion of the existing Fire Station, is strategically situated between low -density residential properties to the north, east, and south, and higher -density residential zones to the west. Commercial properties are primarily limited to the major Thoroughfares and the western and northern portions of the Study Area. Table 5: Future Land Use Map overlaid by Existing Land Uses by Address Folios Acres Existing Land Use by Address # % Total Existing Land Use by Acreage # % Total Single -Family Residential 247 65.2% Single -Family Residential 43.15 39.09% Duplex Residential 37 9.8% Commercial 20.50 18.57% Commercial 29 7.7% Multifamily 3+ Units 14.73 13.34% Multifamily 3+ Units 21 5.5% Lodging 11.37 10.30% Vacant Land 14 3.7% Duplex Residential 6.01 5.45% Industrial 8 2.1% Vacant Land 3.99 3.61% Lodging 5 1.3% Industrial 3.53 3.20% Misc 5 1.3% Condo Residential 2.74 2.48% Parking Lot 5 1.3% Misc 1.70 1.54% Condo Residential 4 1.1% Parking Lot 1.53 1.39% PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 7 of 19 3/26/2026 Folios Acres Existing Land Use by Address # % Total Existing Land Use by Acreage # % Total Institutional 3 0.8% Institutional 0.90 0.81% Mixed -Use Residential 1 0.3% Mixed -Use Residential 0.23 0.21% 379 100% 110.39 100% Figure 4: Future Land Use Map overlaid by Existing Land Uses by Address; Subject Property (cyan blue outline) N.W_1..7H sT c 0lo' O O O 0 MKT NW7• THST j o 010101010 010 411010 NNt1h4T.STT 00000• i000000000000 subject Property Fin Station No. 10) Existing Land Uses GENERAL • COMMERCIAL O CONDO REST O DUPLEX REST • INDUSTRIAL • INSTITUTIONAL • LODGING • MISC 0 d MIXED -USE REST o MULTIFAMILY 3+ UNITS • PARKING LOT O SINGLE-FAMILY RESI • VACANT LAND Study Area Boundary le (Rados; Distance 0.25-mile) I I Public ROW ®Future Land Use boundaries 0.13 0.25 Roadways Roadway Classes Driveway; Walkway; Accessways; Other Alley — Minor road — Feeder road — Major road Expressway; Expressway ramp Q City Parcels Future Land Use Map Future Land Use Designations Single Family - Reidentlal Duplex - Residential Medium Density Multifamily Residential High L nsrty Muibfamiy Residential LOW DenSrty Restricted Commercial ®Medium Density Restricted Commercial Restricted Commercial General Commercial Major Institutional, Public Facilities, - Tiansportation and Utilities Light Industrial 0.5 Miles PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 8 of 19 3/26/2026 GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Comparing the FLU designations by percentage of total area between "Citywide" and the "Study Area" reveals a few observations: • Single -Family Residential has the highest percentage of FLU -designated area for both Citywide (27%) and within the Study Area (38%). For the Study Area, when combining all four residential FLU designations (Single -Family Residential, Duplex Residential, Medium Density Multifamily Residential, and High Density Multifamily Residential), the percentage increases to 52%. This pattern of low -density residential development is also reflected in Table 5. • "Restricted Commercial" is the second largest FLU -designated area in the Study Area at 23%, while it is the third largest FLU designation citywide (17%). In both cases, they have the same amount of "Restricted Commercial" area. Table 6: Comparison of FLU -designated area (by percentage) - Citywide vs. the Study Area Citywide Study Area FLU Designation Acreage % Total FLU Designation Acreage % Total Single -Family Residential 6,171.68 27.34% Single -Family Residential 51.55 38.13% Duplex Residential 3,931.53 17.42% Duplex Residential 9.36 6.93% Restricted Commercial 3,872.37 17.16% Restricted Commercial 30.73 22.73% Major Institutional, Public Facilities, Transportation, & Utilities 2,068.61 9.17% Major Institutional, Public Facilities, Transportation, & Utilities 1.07 0.79% Medium Density Multifamily Residential 1,370.40 6.07% Medium Density Multifamily Residential 7.72 5.71% Public Parks and Recreation 1,332.58 5.90% Public Parks and Recreation - 0.00% General Commercial 1,000.16 4.43% General Commercial 27.86 20.61% Medium Density Restricted Commercial 858.36 3.80% Medium Density Restricted Commercial 3.92 2.90% Industrial 449.39 1.99% Industrial - 0.00% Light Industrial 434.85 1.93% Light Industrial - 0.00% Conservation 330.14 1.46% Conservation - 0.00% High Density Multifamily Residential 222.69 0.99% High Density Multifamily Residential 1.81 1.34% Central Business District 199.13 0.88% Central Business District - 0.00% Low Density Restricted Commercial 142.58 0.63% Low Density Restricted Commercial 1.16 0.86% Transit Oriented Node - 2 112.59 0.50% Transit Oriented Node - 2 - 0.00% Low Density Multifamily Residential 54.45 0.24% Low Density Multifamily Residential - 0.00% PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application - Page 9 of 19 3/26/2026 Citywide Study Area FLU Designation Acreage % Total FLU Designation Acreage % Total Transit Oriented Node - 1 18.41 0.08% Transit Oriented Node -1 - 0.00% 22,569.95 100.00% 135.19 100.00% SITE VISIT A site visit for this CPA application allows City Planning Department staff to physically verify application details, evaluate the proposal's context within the neighborhood, identify potential conflicts, and speak with residents if the opportunity arises. It helps assess factors such as traffic, infrastructure, and surrounding land use to help determine whether the request is appropriate. On March 11, 2026, Planning staff accompanied staff from the City's Fire Department to tour the site and the neighborhood. CITY OF MIAMI-RESCUE RESPONSES During the site visit on March 11, 2026, Planning staff had the chance to speak with Fire Capt. Coronado from the City's Fire Rescue Department, Fire Station 10C. He gave a tour of the fire Station and outlined various issues related to its age and the LOS challenges. The following are some of the issues discussed in general terms: • Increased call volumes over the past few years • Blockage of the emergency vehicles due to traffic congestion and backflow on Southwest 7 Street, causing, in some instances, delayed emergency response times. • The inability to fit modern, larger fire apparatus, such as a ladder truck, or new service vehicles into the existing garage bays. • The increased staffing needs with a "24-hour personnel" to handle call volumes require more accommodations, which are currently unavailable at this fire station. • Outdated specialized fire equipment. For example, fire station personnel must manually lift each used, wet fire hose from an emergency response mission using a mechanical winch located inside the hose drying tower. A modern hose drying tower often features powered lifts and good ventilation and can also function as a training tower. This was followed by an official response from Assistant Fire Chief Adrian Plasencia, MPA, Technical Services Division, City of Miami Fire -Rescue, regarding the question posed by Planning staff: Question from Planning Staff: How will the new Fire Station 10 enhance the quality of life (such as response times) of the residents in your immediate service area? Response from Adrian Plasencia, MPA, Assistant Fire Chief ("Asst. Fire Chief Plasencia"): This is a summary with bullets of his response: • The existing Fire Station 10 is outdated and no longer meets modern operational, spatial, or design standards. PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 10 of 19 3/26/2026 • Its current configuration cannot house an aerial fire apparatus (a "ladder truck"), which is a specialized fire engine equipped with a long, power -operated ladder or platform that is used to reach upper floors of buildings, rescue people, and spray water from above during a fire. • This results in the delayed deployment of aerial units within the service area. • This delay is especially significant given the number of mid -rise structures in the surrounding area that require aerial capabilities for fire suppression and rescue. • Future development plans include additional mid -rise and higher -density buildings, increasing the need for timely aerial response. • Replacing Fire Station 10 will provide appropriately designed apparatus bays capable of accommodating an aerial unit. • Adding an aerial apparatus at this location will reduce response times and improve operational effectiveness across the southwest area of the City. • These improvements address current service gaps, particularly in zones that experience slower aerial response today. • A new Fire Station 10 will enhance community safety, support faster emergency response, and prepare the department for the demands of a growing and increasingly vertical environment. The City's Information Systems Manager for the Miami Fire -Rescue Department was able to provide Planning staff with the "Aerial Average Response Times" map for this Fire Station, as shown in Figure 5. This is a snippet of a larger map of the entire City. However, what's important are the "red squares" that indicate response times of approximately 6 to 8 minutes (the "response time zones"). These response time zones also overlay the MCNP's FLUM- designated "Restricted Commercial," which permits higher -density and intensity development along these major Thoroughfares: Northwest 37 Avenue, Northwest 47 Street, and West Flagler Street. Figure 5: Aerial Average Response Times for the Fire Station = cyan blue star (approximate location) City Boundary Aerial Average Response 0-240 ( 4Minutes) 241 - 360 ( 6 Minutes) 361 - 480 (8 Minutes) _ 481 - 720 (12 Minutes) PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 11 of 19 3/26/2026 PHOTOS On March 11, 2026, Planning Staff performed a site visit to the Subject Property and took the following pictures (Figures 6-11) with captions, as shown below: Figure 6: NW 41 Av - northwest of the Subject Property Figure 7: Rear of the Fire Station's parking lot, including (residential neighborhood) the Sub'ect Pro.ert Figure 8: Rear of the fire house showing garage bay #1 with the "hose drying tower." CWIR Figure 9: Front of the fire house with direct access to NW 7 St; garage ba s #1 (east) and #2 (west) Figure 10: Garage Bay #1, a single ambulance parked Figure 11: Garage Bay #2, a single fire truck is parked in at the rear of the fire station; note the low-lying drop ceiling and the limited clearance. 411- the rear of the fire station. PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 12 of 19 3/26/2026 CONCURRENCY ANALYSES The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing is based on a potential increase in population of 73 residents, with a new maximum of 75 residents. Schools On March 19, 2026, Miami -Dade County Public Schools submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application. Recreation and Open Space The MCNP requires a 10-minute, %-mile barrier -free walk to a park entrance to meet public LOS. The Planning Department conducted a GIS analysis to assess the LOS for this proposal. Currently, the Subject Property would not meet Parks LOS. At present, there is no mechanism for mitigation. Potable Water The MCNP LOS standard for potable water service is 97.54 gallons per capita per day (GPCD). Consumption is assumed to be approximately 7,316 GPCD by residential uses; however, LOS standards do not take into consideration the consumption of non-residential uses. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 122 GPCD. The MCNP does not require testing of this County service. Solid Waste Collection The City's LOS standard for Solid Waste is to maintain a capacity sufficient to accommodate waste flows for a minimum of five years. Solid Waste capacity shall be in place to serve new development and redevelopment no later than the issuance of a certificate of occupancy or its functional equivalent. The Franchise Agreement that the City maintains provides flexibility to address fluctuations in solid waste production. Transportation Based on the existing and proposed FLR and density for the CPA application, the maximum potential impact on trip generation was calculated. The proposed FLR and density for the CPA application may result in approximately 23 additional PM peak -hour trips. Based on this preliminary analysis, additional information is needed to determine the full impact of these applications. During redevelopment, a traffic study may be required. The study should also include potential traffic mitigation measures if significant impacts on levels of service are identified. Storm Surge & Coastal High Hazard Area The MCNP requires all future land use changes to residential categories within Miami -Dade County's Storm Surge Planning Zones A through E meet one of three criteria: PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 13 of 19 3/26/2026 a) A no greater than 16-hour level of service for out of county hurricane evacuation is maintained for a category 5 storm; b) A no greater than 12-hour evacuation time to shelter is maintained for a category 5 storm and shelter space is expected to accommodate the residents of the development contemplated by the proposed comprehensive plan amendment; or Appropriate mitigation is provided that shall satisfy subparagraphs a) and b) above. Appropriate mitigation shall include, without limitation, payment of money, contribution of land, and construction of hurricane shelters and transportation facilities. Required mitigation shall not exceed the amount required for the development to accommodate impacts reasonably attributable to the development. The City and applicant for the plan amendment shall enter into a binding agreement to memorialize this mitigation plan. As shown in Figure 12, the Subject Property and its location within the Coastal High Hazard Area and Miami -Dade County Storm Surge Planning Zone C. Figure 12: Storm Surge & CHHA Level of Service Parcels ® Coastal High Hazard Area tiimm i1 City Boundary Storm Surge Planning Zones ▪ A B C D Q Subject Property NW-42ND-A NW 7TH ST NW-STH-ST NW 6TH ST NW-49TH-@= 130 260 520 Feet Created by, City of Miami Planning Department Date created, March 10, 2026 N1Plannna\GIS\Cancurrency W +E PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 14 of 19 3/26/2026 According to Miami -Dade County's Department of Emergency Management analysis dated March 13, 2026, an additional 75 residents could be added within Storm Surge Planning Zone C. The estimated evacuees for Storm Surge Planning Zone (SSPZ) C are 5%, resulting in only four (4) extra residents who would seek shelter in Miami -Dade County Evacuation Centers. This would have minimal to no impact on overall shelter capacity. Miami -Dade County Emergency Management did not assess evacuation time. The Subject Property is not in the Coastal High Hazard Area but is in Miami -Dade County (MDCEM) Storm Surge Planning Zone C. Miami -Dade County's Department of Emergency Management analyzed the proposed increase in density and population and found that the change would not exceed a 16-hour level of service for out -of -county evacuation. MDCEM found that the proposed change would not exceed a 12-hour evacuation time to a shelter and that adequate shelter capacity exists to serve the increased population. The proposal meets LOS requirements. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Map by the Planning Department shall require a LOS review and a finding from the Planning Department that the proposed amendment shall not result in a LOS that falls below the adopted minimum standards described in Policy CI-1.2.3, and shall not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department shall forward a recommended action on said amendment to the Planning, Zoning and Appeals Board, which shall then forward its recommendation to the City Commission." Analysis 1 Schools: On March 19, 2026, Miami -Dade County Public Schools reported that it had reviewed the proposed land -use and zoning changes and determined that the school system had sufficient capacity to serve the application. Complies. Recreation and Open Space: Currently, the request would not pass Parks LOS. At present, there is no mitigation mechanism in place. Does Not Comply. Potable Water: The MCNP potable water LOS standard is 97.54 gallons per capita per day, which represents typical residential water use. Higher numbers shown in planning documents, such as 7,316 gallons per day, reflect total residential demand for an area rather than per -person use. LOS standards focus only on residential consumption and do not include non-residential water use, which varies widely and is calculated separately. Complies. PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 15 of 19 3/26/2026 Sanitary Sewer Transmission: The MCNP LOS standard for Sanitary Sewer is 122 GPCD. The MCNP does not require testing of this County service. N/A Solid Waste Collection: The City's Solid Waste LOS standard requires maintaining enough disposal capacity to handle projected waste flows for at least five years. Capacity must be available for any new development by the time a certificate of occupancy is issued, with the City's Franchise Agreement providing flexibility to manage fluctuations in waste production. Complies Transportation: The proposed FLR and density associated with the CPA application are expected to generate up to 23 additional PM peak -hour trips, based on preliminary trip -generation analysis. Due to insufficient information to fully assess transportation impacts, a Traffic Impact Study will likely be required at redevelopment, including identification of any necessary mitigation measures. Complies Storm Surge & Coastal High Hazard Area: According to the Miami -Dade County Department of Emergency Management's analysis dated March 13, 2026, adding 75 residents to SSPZ C would generate roughly 4 additional evacuees (based on a 5% evacuation rate). This slight increase would have minimal to no impact on Miami County's overall shelter capacity. Complies Finding 1 Consistent, except for Recreation and Open Space Criteria 2 Goal CI-1: "Adhere to sound fiscal management policies that ensure the timely provision of public capital facilities required to maintain existing public infrastructure, that meet the need for public facilities resulting from future development and redevelopment, and that enable the provision of public capital facilities that enhance the quality of life within the city." Analysis 2 Based on the Applicant's Letter of Intent (LOI), the existing Fire Station was constructed circa 1963 and has reached the end of its life cycle after 63 years (1963-present) of continuous use. According to the National Fire Protection Association's (NFPA) publication titled "Renovation Needs of the US Fire Service, it addresses Fire Stations over 40 years old that are characterized by a common set of problems: "...older fire stations do not have the modern facilities that are most beneficial for fire stations, such as decontamination areas with laundry facilities and gear storage areas that are separate and apart from living areas, exhaust capture systems, and private or separate facilities for male and female firefighters. Old fire stations are also more likely to have problems that cannot be addressed through repair and maintenance alone." 1 PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 16 of 19 3/26/2026 Furthermore, there are only two garage bays, which barely provide clearance for the current fire truck, ambulance, or even a ladder truck. With today's larger, modern fire -rescue vehicles, the current garbage bays are outdated and need to be enlarged, which is another reason for this capital facility expenditure at this Fire Station. For development and redevelopment purposes, the modernization and expansion of this Fire Station are necessary to address urgent safety, health, and operational deficiencies that may affect the core mission of a fire station: protecting life, property, and the environment from fires, medical emergencies, and hazardous incidents. By amending the FLU designation for the Subject Property to "Major Institutional, Public Facilities, Transportation, & Utilities," the City could complete this modernization and expansion. 'Source: https://www.nfpa.orq/education-and-research/research/nfpa- re -service Finding 2 _research/fire-statistical-reports/renovation-needs-of-the-us-fi Consistent Criteria 3 Policy LU-1.1.1: "Development orders authorizing new development or redevelopment that result in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, stormwater, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, or guaranteed in an enforceable agreement." Analysis 3 Based on the NFPA's 1710 standards, it establishes key benchmarks (akin to "LOS standards") for emergency response times2: • Turnout Time: 80 seconds for firefighters to don gear and begin driving, and 60 seconds for Emergency Medical Services calls. • First -due engine: 4 minutes for the arrival of the first fire apparatus responsible for initiating fire suppression, search and rescue, and incident command at an emergency scene (the "First -due engine of 4 minutes"). • Initial full alarm - Low/medium hazard: 8 minutes or less for full deployment at a fire As Assistant Fire Chief Plasencia mentioned earlier in this staff analysis report, the redevelopment and expansion of the Fire Station address is to close existing service gaps, especially in areas with slower aerial response times. This is evident, as shown in Figure 5, where most of the response time zones around the Fire Station range from 6 to 8 minutes, which exceeds the LOS PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 17 of 19 3/26/2026 Standard for the first -due engine of 4 minutes. This clearly shows the urgent need for a newly designed and equipped Fire Station that can meet or surpass the current LOS standards. Note: NFPA 1710 is an industry -standard (not a state law) setting requirements for career fire departments, including arrival times. 2 Source: https://www.nfpa.orq/codes-and-standards/nfpa-1710-standard- development/1710 Finding 3 Consistent CONCLUSION & RECOMMENDATION To address the inconsistency in residential density between the proposed Rezoning application and MCNP's current FLUM designations, a CPA application was necessary. This process involved reviewing compliance with the following MCNP Goals and Polices: Policy LU-1.6.4, Goal CI-1, and Policy LU-1.1.1. It also included the MCNP's interpretation of the proposed FLU designation: Major Institutional, Public Facilities, Transportation, & Utilities. This old and outdated fire station poses serious community risks, including slower emergency response times and reduced property protection due to its insufficient capacity to support modern, larger fire equipment, such as a ladder truck. In many cases, replacing these aging stations is more cost-effective than retrofitting them to meet current safety and operational standards. All of these factors support the MCNP's Capital Element, Goal CI-1, by emphasizing that strong fiscal policies ensuring the timely delivery of critical public facilities, such as this redeveloped Fire Station, are essential to improving community safety, enabling faster emergency responses, and preparing for the demands of a growing area with an increasing number of vertically oriented, multistory buildings and vulnerable populations. Based on the facts and findings in this staff analysis report, the CPA application complies with the MCNP's Goals, Objectives, and Policies. This request includes converting 0.183 acres from "Single -Family Residential" to "Major Institutional, Public Facilities, Transportation, & Utilities" for the Subject Property. Therefore, the Planning Department recommends approval. PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 18 of 19 3/26/2026 p—DocuSigned by: 77D014848CA84B6... David Snow Planning Director ,—DocuSigned by: Sw -S `— 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director �DocuSigned by: '-72FG4CE481... Darren Murphy Planner II Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses PZ-25-20077: 770 NW 41 AV -Comprehensive Plan Application — Page 19 of 19 3/26/2026 SKETCH AND LEGAL DESCRIPTION z N N 1 21 20 19 18 17 16 15 >- w 14 13 ALLEY . 12 z 3 4 5 6 7 8 9th STREET f 44-7 20 18 17 3) 16 15 z 11 10 12 9 14 13 19 11 N.W. 7th STREET m cc 1— 6 TRACT A (44-55) \ 5 \ 4(? 3 \ 2 I 1 2 10 3 4 5 6 7 8 1 9 LOCATION MAP SECTION 32, TOWNSHIP 53 SOUTH, RANGE 41 EAST HIALEAH, MIAMI—DADE COUNTY, FLORIDA (NOT TO SCALE) z k 20 18 17 16 15 14 13 12 z NOTICE: Not complete without all Pages. Page 1 of 4 LOCATION SKETCH NOT TO SCALE -THIS IS NOT A SURVEY - SKETCH AND LEGAL DESCRIPTION "LOT 6, BLOCK 3" FOLIO # 01-3132-013-0460 770 NW 41 st AVENUE, MIAMI MIAMI-DADE COUNTY, FLORIDA 33126 SECTION 32, TOWNSHIP 53 SOUTH, RANGE 41 EAST DATE: JANUARY 29th, 2026 • ��— 115.00' L 21 1- 20 19 18 1 N 17 Lrl J -1 16 N N Lin ▪ 15 N N N N -4 14 1.,N N N in N r 67.29' �▪ 2 ci N8 ♦- 13 N O L 115.00' N J L� 133.34' J I I — 2 0' A L L E Y II IIr r T 59.19' -r75.00' 1 75.00P.B.544, PG. 7�9 1I 12 11 10 9 �I 20' 1 1 25' I 1 75.00' , 11 \\ \\` 75.00' J. 59.32' J 59.32' L —, , I ` ----N. W. 7th STREET =__, 1 1 65.00' 132.56' 3 4 5 132.95' 6 133.08' 7 r7- 20 1; II r i 1 0 ( 1 LEGEND P.O.B. Point of Beginning SEC. Section P.O.T. Point of Termination TWP. Township P.O.C. Point of Commence RGE. Range P.B. Plat Book Centerline PG. Page COR Corner R/W Right —of —Way 8 11 r L 18 17 16 15 14 13 3 4 5 6 7 8 12 r 11 J 10 9 1 NOTICE: Not complete without all Pages. Page 2 of 4 EXHIBIT SKETCH -THIS IS NOT A SURVEY - GRAPHIC SCALE 0' 50' 100' SCALE: 1 "= 100' SKETCH AND LEGAL DESCRIPTION "LOT 6, BLOCK 3" FOLIO # 01-3132-013-0460 770 NW 41 st AVENUE, MIAMI MTAMT-DADE COUNTY, FLORIDA 33126 SECTION 32, TOWNSHIP 53 SOUTH, RANGE 41 EAST DATE: JANUARY 29th, 2026 SKETCH AND LEGAL DESCRIPTION Lot 6, Block 3 of "WITHHEAD AND BLAIR SUBDIVISION", according to the Plat thereof, recorded in Plat Book 44, Page 78, of the Public Records of Miami -Dade County, Florida, on Section 32, Township 53 South, Range 41 East of the Public Records of Miami -Dade County, Florida, Containing 7,979 SQ./FT. or 0.183 Acres more or less by calculations. NOTICE: Not complete without all Pages. Page 3 of 4 LEGAL DESCRIPTION -THIS IS NOT A SURVEY - SKETCH AND LEGAL DESCRIPTION "LOT 6, BLOCK 3" FOLIO # 01-3132-013-0460 770 NW 41 st AVENUE, MIAMI MIAMI-DADE COUNTY, FLORIDA 33126 SECTION 32, TOWNSHIP 53 SOUTH, RANGE 41 EAST DATE: JANUARY 29th, 2026 SKETCH AND LEGAL DESCRIPTION SOURCES OF DATA: The Legal Description of the Subject Parcels of Land was generated from information provided by the client. In addition, the following sources of data were used to the extent required to complete this document in a defensible manner. That is to say: North Arrow refers to an assumed value of N 00°59'55" W, along the Centerline of NW 41st AVENUE of SECTION 32, TOWNSHIP 53 SOUTH, RANGE 41 EAST of the Public Records of Miami -Dade County, Florida CLIENT INFORMATION: This Sketch and Legal Description was prepared at the insistence of: -SILVA ARCHITECTS LLC. LIMITATIONS: Since no other information other than what is cited in the Sources of Data was furnished, the Client is hereby advised that there may be legal restrictions on the subject property that are not shown on the Sketch that may be found in the Public Records of Miami -Dade County, or any other public and private entities as their jurisdictions may appear. The Surveyor makes no representation as to ownership or possession of the Subject Property by any entity or individual who may appear in public records. This document does not represent a field boundary survey of the described property, or any part or parcel thereof. This sketch is an accurate graphic depiction of the legal description to which it is attached as per client's request. SURVEYOR'S CERTIFICATE: I hereby certify: That this "Sketch and Legal Description", was prepared under my direction and is true and correct to the best of my knowledge and belief. Further, that said Sketch meets the intent of the "Standards of Practice for Land Surveying in the State of Florida", pursuant to Rule 5J-17 of the Florida Administrative Code and its implementing Rule, Chapter 472.027 of the Florida Statutes. J. BONFILL & ASSOCIATES, INC. Florida Certificate of Authorization Number LB3398 7100 Southwest 99th Avenue, Suite 104 Miami, Florida 33173 Phone: 305.598.8383 WALDO F PAEZ Digitally signed by WALDO F PAEZ Date: 2026.01.29 18:45:08 -05'00' By: WALDO PAEZ , P.S.M. for the firm Professional Surveyor and Mapper No. 3284 State of Florida �• ..., • NUMe .•\ice Fp• * No. 3284 � •. STATE OF Q�� "`F ,:-• FLORIDA.. -, `,4•'• •.....• %. •N JANUARY 29th, 2026 Project: 19-0257 Job: 26-0014 Sketch & Legal NOTICE: Not valid without the signature and original raised seal of a Florida Licensed Surveyor and Mapper. Additions or deletions to Survey Maps and Reports by other than the signing party are prohibited without the written consent of the signing party. This document consists of multiple Exhibits and Sheets. Each Sheet as incorporated therein shall not be considered full, valid and complete unless attached to the others. This Notice is required by Rule 5J-17 of the Florida Administrative Code. SURVEYOR'S NOTES -THIS IS NOT A SURVEY - NOTICE: Not complete without all Pages. Page 4 of 4 SKETCH AND LEGAL DESCRIPTION "LOT 6, BLOCK 3" FOLIO # 01-3132-013-0460 770 NW 4I st AVENUE, MIAMI MIAMI-DADE COUNTY, FLORIDA 33126 SECTION 32, TOWNSHIP 53 SOUTH, RANGE 41 EAST DATE: JANUARY 29th, 2026 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: Date: Applicant: PZ-25-20077 4/4/2026 City of Miami Address: 770 NW 41 AV Boundary Streets: North: NW 9 ST South: NW 7 ST Existing Future Land Use Designation: Residential Density: 0.183 acres @ Assumed Population Proposed Future Land Use Designation: Residential Density 0.183 acres @ Assumed Population with Increase East: NW 41 AV West NW 42 AV Single -Family Residential DU/acre 2 Persons 9 1 DUs Major Inst. Pub. Fac., Transp. & Utilities DU/acre 27 DUs 75 Persons 150 NEIGHBORHOOD INFORMATION Commission District Office WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coastal High Hazard Area? Storm Surge Planning Zone FLAG AM I Basin 0117 NO N1 NO C RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Future Land Use Goal LU-1 Future Land Use Objective LU-1.1 Future Land Use Policy LU-1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3, a-g Coastal Management Policy CM-4.3.3 Coastal Management Policy CM-4.3.4 Transportation Objective TR-1.6 Transportation Objective TR-1.7 CONCURRENCY ANALYSIS Increase in Population: 73 RECREATION AND OPEN SPACE MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a 10-minute (1/2-mile) barrier -free walk to a park entrance. Concurrency Test Result: POTABLE WATER Level of Service standard: Transmission potential with FLUM change Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: SANITARY SEWER TRANSMISSION Level of Service standard: 122 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change Exfiltration system after change Concurrency Test Result: FAIL 97.54 GCPD OK WASD Permit Required On -site On -site OK SOLID WASTE COLLECTION Level of Service standard: Sufficient capacity to accommodate 5 year min waste flows Policy SW-1.1.1 Concurrency Test Result: See Notes TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: STORM SURGE ZONES & CHHA Level of Service standards in Policy CM-4.3.4 Concurrency Test Result: NOTES Currently, the Property would not pass Parks LOS. At present, there is no mechanism for mitigation. See Notes OK Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known. The Level of Service for Solid Waste was amended with the 2022 EAR and moved away from a per unit metric to a committment to maintaining capacity to acommodate waste flows for a minimum of five years. The City of Miami requires sufficient Solid Waste capacity to be in place for new development and redevelopment no later than issuance of a certificate of occupancy or its funcitonal equivalent. Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through the Interpretation of the 2035/2045 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the detailed provisions of applicable land development regulations. Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements. Storm Surge Zones & Coastal High Hazard Area (CHHA) Concurrency is addressed in a separate document provided by Miami -Dade County Office of Emergency Management. Concurrency Management System (CMS) Miami -Dade County Public Schools Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis MDCPS Application Number: PH0126030600102 Local Government (LG): Miami Date Application Received: 3/6/2026 11:24:29 AM LG Application Number: PZ-25-20077 Type of Application: Public Hearing Sub Type: Land Use Applicant's Name: City of Miami (PZ-25-20077) Address/Location: 770 NW 41 AV Master Folio Number: 0131320130460 Additional Folio Number(s): PROPOSED # OF UNITS 26 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 26 CONCURRENCY SERVICE AREA SCHOOLS SSA. Facility Name Net Available Capacity Seats Required Seats Taken LOS Met I Source Type =GMKINLOCH PARK ELEMENTARY 011iiiillCurrent CSA ME=KINLOCH PARK MIDDLE •r r ! ®Current CSA MEEMCORAL GABLES SENIOR HIGH r Current CSA MICIEMCORAL GABLES SENIOR HIGH 1 1 ADJACENT SERVICE AREA SCHOOLS 7721 SOUTH MIAMI SENIOR HIGH 576 2 2 YES Adjacent CSA *An Impact reduction of 35.54°/u included for charter and magnet schools (Schools of Choice). MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net Parks, Recreation, and Open Space Level of Servic PZ-25-20077 NW 42ND AV NW 7TH ST 0 125 250 500 Feet W E Created by: City of Miami Planning Department Date created: 4/4/2026 N:\Planning\GIS\Concurrency Angleton, Kathryn From: Sent: To: Cc: Subject: Attachments: Importance: Gonzalez, Mirtha (DEM) <mirtha.gonzalez@miamidade.gov> Friday, March 13, 2026 1:19 PM Angleton, Kathryn Shedd, Ryan; Murphy, Darren; Steiner, Sevanne; Jones, Sharon (DEM); Spearo, Jesse (DEM) City of Miami Comprehensive Plan Amendment - Storm Surge Levels of Service PZ-25-20077_Storm Surge Concurrency Information.xlsx High CAUTION: This is an email from an external source. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon Kathryn, After reviewing the attached City of Miami project at 770 NW 41 Avenue, Miami, FL 33126, which is in Storm Surge Planning Zone (SSPZ) C ... our findings with regards to SSPZ and evacuations are as follows: Existing population in SSPZ C = 338,493 Additional residents of the construction project = + 75 (total for 27 dwelling units) Total NEW population for SSPZ C = 338,568 Impact of the construction project Estimated 5% of the population evacuate in SSPZ C Increase in population for SSPZ C = 75 residents 5% estimated evacuees = 4 residents Conclusion: If 75 residents are added within Storm Surge Planning Zone C and the estimated evacuees for SSPZ C is 5%, the impact is only 4 additional residents that would be seeking shelter in our Miami - Dade County Evacuation Centers, whereby there would be minimal to no impact on our overall shelter capacity. Calculations: • 5% of the current population of 338,493 = 16,924 • 5% of increased population of 338,568 = 16,928 • Difference between existing and new population = 75 people Please advise if I can be of further assistance. Best regards, Miky Mirtha Gonzalez, FPEM Planning Bureau Manager Miami -Dade County Department of Emergency Management 1 Office: 305-468-5414 Fax: 305-468-5401 e-mail: Mirtha.Gonzalez(a�miamidade.gov www.miamidade.gov/oem "Delivering Excellence Every Day" Please consider the environment before printing this e-mail From: Angleton, Kathryn <KAngleton@miamigov.com> Sent: Tuesday, March 10, 2026 12:23 PM To: Gonzalez, Mirtha (DEM) <mirtha.gonzalez@miamidade.gov> Cc: Shedd, Ryan <RShedd@miamigov.com>; Murphy, Darren <DMurphy@miamigov.com>; Steiner, Sevanne <SSteiner@miamigov.com>; Jones, Sharon (DEM) <Sharon.Jones2@miamidade.gov>; Spearo, Jesse (DEM) <Jesse.Spearo@miamidade.gov> Subject: RE: City of Miami Comprehensive Plan Amendment - Storm Surge Levels of Service Importance: High Hi Miky, Is Sharon still out? If so could you please assist with this new application? Please see the information attached. This is a very small scale application and we are only proposing to change one property's Future Land Use designation. Is it possible for you or Sharon to get this back to us next week? Apologies for the tight timeline. Please let us know if this isn't feasible or if you have any additional questions. Thanks, Kathryn Kathryn Angleton, AICP She/her Principal Planner Comprehensive Planning Division 444 SW 2nd Ave, 3rd Floor, Miami, FL 33130 305-416-1193 ka n gleton(a� m is m igov.com From: Gonzalez, Mirtha (DEM) <mirtha.gonzalez@miamidade.gov> Sent: Friday, February 6, 2026 4:39 PM To: Angleton, Kathryn <KAngleton@miamigov.com> Cc: Shedd, Ryan <RShedd@miamigov.com>; Murphy, Darren <DMurphy@miamigov.com>; Steiner, Sevanne <SSteiner@miamigov.com>; Jones, Sharon (DEM) <Sharon.Jones2@miamidade.gov>; Spearo, Jesse (DEM) <Jesse.Spearo@miamidade.gov> Subject: RE: City of Miami Comprehensive Plan Amendment - Storm Surge Levels of Service CAUTION: This is an email from an external source. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon Kathryn, 2 Sharon is still the point -of -contact but, she is on leave until next month (March) so, I will assist until Sharon's return. In reviewing the attached Miami Comprehensive Neighborhood Plan Excel spreadsheets for the Future Land Use project at 888 Macarthur Causeway, Miami, FL 33132, which is in Storm Surge Planning Zone (SSPZ) B ... our findings with regards to SSPZ and evacuations are as follows: Existing population in SSPZ B = 448,417 Additional residents of the construction project = 1,432 Total NEW population for SSPZ B = 449,849 Impact of the construction project Estimated 8% of population evacuate in SSPZ B Increase in population for SSPZ B = 8% estimated evacuees = 1,432 114 residents Conclusion: If an estimated amount of 114 additional evacuees within Storm Surge Planning Zone B were to seeking shelter in our Miami -Dade County Evacuation Centers, this would have minimal to no impact on our overall shelter capacity. Calculations: • 8% of the current population of 448,417 = 35,873 • 8% of increased population of 449,849 = 35,987 • Difference between existing and new population = 114 people Please advise if I can be of further assistance. Best regards, Miky Mirtha Gonzalez, FPEM Planning Bureau Manager Miami -Dade County Department of Emergency Management Office: 305-468-5414 Fax: 305-468-5401 e-mail: Mirtha.Gonzalez@miamidade.gov www.miamidade.gov/oem "Delivering Excellence Every Day" Please consider the environment before printing this e-mail From: Angleton, Kathryn <KAngleton@miamigov.com> Sent: Tuesday, January 27, 2026 4:13 PM To: Jones, Sharon (DEM) <sharon.iones2@miamidade.gov> Cc: Shedd, Ryan <RShedd@miamigov.com>; Murphy, Darren <DMurphy@miamigov.com>; Steiner, Sevanne <SSteiner@miamigov.com>; Gonzalez, Mirtha (DEM) <mirtha.gonzalez@miamidade.gov> Subject: City of Miami Comprehensive Plan Amendment - Storm Surge Levels of Service Hi Sharon, 3 Back in November, Mirtha informed us you were our contact for Storm Surge Planning Zone Concurrency. I'm reaching out because we have an application to amend the Future Land Use Map Miami Comprehensive Neighborhood Plan. I have attached an Excel spreadsheet that provides that changes in density by both dwelling units and population for the application. This is one application that has 4 different Future Land Use designation changes for a total area of 5.44 acres. Is it possible to get the analysis back by February 17th? Please let me know if this is feasible. Additionally, if you have any questions, please do not hesitate to contact me. Thank you, Kathryn Kathryn Angleton, AICP She/her Principal Planner Comprehensive Planning Division 444 SW 2"d Ave, 3rd Floor, Miami, FL 33130 305-416-1193 kangleton(6Dmismigov.com 4 STORM SURGE & CHHA LEVEL OF SERVICE EPLAN ID: PZ-25-20077 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 770 NW 41 AV Parcels ® Coastal High Hazard Area •iii.L 'mum! City Boundary Storm Surge Planning Zones A B C D E Q Subject Property 0 1 130 260 520 Feet Created by: City of Miami Planning Department Date created: March 10, 2026 N:\Planning\G IS\Concurrency N W E S HBCEngineering Company MEMORANDUM Date: March 23, 2026 To: From: Collin Worth Transportation Project Manager Resilience & Public Works City of Miami (305) 416-1725 CWorth@miamigov.com Moatz Saad, Ph.D., P.E., PTOE, IMSA II HBC Engineering Company Msaad@hbcengineeringco.com Subject: Transportation Concurrency for City Projects - Fire Station 10 PZ-25-20077 HBC Engineering Company 9675 NW 117th Ave, #305 Miami, FL 33178 Based on the existing and proposed FLR and density for Comprehensive Plan Amendment applications PZ-25-20077, the maximum potential impact on trip generation was calculated. The proposed FLR and density for File ID PZ-25-20077 have the potential to result in an increase of approximately 23 PM peak - hour trips. Based on this preliminary analysis, additional information is needed to determine the full impact of these applications. During redevelopment, a traffic study may be required. The study should also include potential traffic mitigation measures if significant impacts on levels of service are identified. Best Regards, Moatz Saad, Ph.D., P.E., PTOE, IMSA II HBC Engineering Company Tel: (305) 232-7932 I Web: www.hbcengineeringco.com AERIAL EPLAN ID: PZ-25-20077 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 770 NW 41 AV 0 135 270 1 540 Feet 1 J cI. J Off ME • UNA FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-25-20077 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 770 NW 41 AV 0 135 270 540 Feet 111111111 i NW 42ND AV J Major Inst, Public NW 9TH-ST Single Fa lily - Residential 1- 0 I Low Density Restricted Commercial J —N W-6-T-H S-T— Duplex---Residential FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-25-20077 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 770 NW 41 AV 0 135 270 540 Feet 111111111 i NW 42ND AV J Major Inst, Public NW 9TH-ST Single Fa lily - Residential 1- 0 I Low Density Restricted Commercial J —N W-6-T-H S-T— Duplex---Residential