HomeMy WebLinkAboutCity Commision Fact SheetCITY COMMISSION FACT SHEET
File ID: 19331
Title: 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 "MAJOR INSTITUTIONAL, PUBLIC
FACILITIES, TRANSPORTATION, AND UTILITIES" OF THE ACREAGE
DESCRIBED HEREIN OF REAL PROPERTY AT 770 NORTHWEST 41
AVENUE, 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.
LOCATION: Generally, 770 NW 41 Avenue
APPLICANT(S): James Reyes, City Manager, on behalf of the City of Miami
PURPOSE: This will amend the designation on the Future Land Use Map for the above property
from "Single -Family Residential" to "Major Institutional, Public Facilities, Transportation, and
Utilities."
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
PLANNING, ZONING AND APPEALS BOARD: On May 20, 2026, recommended approval, by a
vote of 7-2.
City of Miami File ID: 19331 (Revision:) Printed On: 8/5/2026
City of Miami
Legislation
Ordinance
Enactment Number:14481
City Hall
3500 Pan Ameican Drive
Miami, FL 33133
www.miamigov.com
File Number: 19331 Final Action Date: 7/23/2026
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 "MAJOR INSTITUTIONAL, PUBLIC
FACILITIES, TRANSPORTATION, AND UTILITIES" OF THE ACREAGE
DESCRIBED HEREIN OF REAL PROPERTY AT 770 NORTHWEST 41
AVENUE, 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.
WHEREAS, the property located at 770 Northwest 41 Avenue, 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, the City of Miami ("Applicant") owns the Property and applied to amend the
FLUM of the MCNP to change the future land use designation of the Property to "Major
Institutional, Public Facilities, Transportation and Utilities"; and
WHEREAS, the amendment of the 0.183-acre Property would increase the allowable
residential density from 9 dwelling units per acre to 150 dwelling units per acre and allow a
broad range of major public, institutional, and civic uses, along with limited high -density housing,
consistent with the "Major Institutional, Public Facilities, Transportation and Utilities"
designation; and
WHEREAS, under the "Major Institution Public Facilities, Transportation and Utilities"
designation, nonresidential development may reach a maximum Floor Lot Ratio ("FLR") of 6.0
times the net lot area of the property; and
WHEREAS, the City acquired the Property to replace the existing adjacent 63-year-old
Fire Station, which has reached the end of its service life; and
WHEREAS, the Property site will be redeveloped into a new two-story, 24,300 square
foot fire station with expanded dormitories, a modern 4-bay apparatus room, and adequate
on -site parking for all personnel; and
City of Miami File ID: 19331 (Revision:) Printed On: 8/5/2026
WHEREAS, 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; and
WHEREAS, the City's Planning Department reviewed the request pursuant to the goals,
objectives, and policies in the MCNP and the criteria in the Ordinance No. 13114, the Zoning
Code of the City of Miami, Florida, as amended ("Miami 21 Code") and recommends approval;
and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on May
20, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-027 by a
vote of seven to two (7-2), Item No. PZAB. 2, recommending approval of the small-scale land
use designation change for the Property on the FLUM of the MCNP; and
WHEREAS, the City Commission has considered the goals, objectives, and policies of
the MCNP, the 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
approve this amendment to the FLUM of the MCNP 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 fully set forth in this Section.
Section 2. 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, is amended by changing the Future Land Use
designation of 0.183± acres of real property at 770 Northwest 41 Avenue, Miami, Florida, as
more particularly described in the attached and incorporated Exhibit "A," from "Single -Family
Residential" to "Major Institutional, Public Facilities, Transportation and Utilities".
Section 3. It is found that this amendment to the Comprehensive Plan designation
change involves a 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-
scale Future Land Use Map 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;
City of Miami File ID: 19331 (Revision:) Printed On: 8/5/2026
(d) Density will be 150 dwelling units per acre, pursuant to the MCNP,
and as modified by the land development regulations — and Intensity will be as
established in Article 4 of the Miami 21 Code; and
(e) The amendment complies with the applicable acreage and density
limitations set forth in the Community Planning Act including, without limitation,
§163.3187, Florida Statutes.
Section 4. This Ordinance shall become effective thirty-one (31) days after second
reading and adoption thereof, pursuant and subject to Section 163.3187(5)(c), Florida Statutes.'
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.
City of Miami File ID: 19331 (Revision:) Printed On: 8/5/2026