Proposed Transit Oriented Development Amendments

The proposed Comprehensive Plan Amendment would introduce a new designation to the 2035/2045 Future Land Use Map, the Transit Oriented Node. This designation would have tiers, Node 1 through Node 4, which would allow density and intensity to scale up closer to the station, with the lowest densities and intensities being situated further from the station.

See the legislative page for the detailed legislation, hearing dates, and attachments.

The proposed Miami 21 Zoning Code Text Amendment would create the Transit Station Neighborhood District (“TSND”), a designation for which qualifying property owners may apply if their property is located near a transit station and already has an underlying Future Land Use of TOD Node 1 – 4. After obtaining the TOD Node FLU designation, a property owner must proffer public benefits and prepare an extensive master plans, including a series of public benefits, in order to qualify to apply for the TSND designation.

See the legislative page for the detailed legislation, hearing dates, and attachments.

To receive a copy of the meeting recording or the presentation please email communityplanning@miamigov.com. 

1. What is a Transit Oriented Node?

 Transit Oriented Node (TOD Node) is a new Future Land Use (FLU) designation in the Miami Comprehensive Neighborhood Plan (MCNP). This new Future Land Use designation allows mixing of residential and commercial uses.

2. What density and intensity are allowed in a Transit Oriented Noe?

3. How were the densities decided?

      A combination of research of other cities across the nation’s Transit Oriented Development (TOD) programs and already existing densities allowed in the MCNP.

      i. Twin Cities Metropolitan Council TOD Program has density ranging from a minimum required density of 50 du/ac to a maximum of 2,000 du/ac. Densities vary by community type (Urban Center, Urban Suburban, or Suburban Edge) and by municipality with Minneapolis Having the highest allowable 2,000 du/ac.

     ii. MARTA (Atlanta) tiers density by station type with the highest density being a minimum of 75 du/ac for Urban Core and the minimum being 15 to 50 du/ac for Arterial Corridor or Neighborhood station types.

     iii. Tampa varies density by station type with the lowest being 10 to 20 du/ac for Suburban Stations, a higher density ranging between 75 to 200 du/ac for Urban Mixed Use Regional Stations and then dictating the density by FAR for CBD Stations. We know the CBD Station type is greater than 200 du/ac.

     iv. City of Miami existing Residential Density Increase areas

•  Little Havana – 200 du/ac
• Southeast Overtown – 300 du/ac
• Miami River – 400 du/ac
• Brickell, Omni, Park West and River Quadrant – 500 du/ac.
  
  

4. Who can apply for a TOD Node?

      Per Chapter 62 of City Code, only the City of Miami may apply for a standalone amendment to the MCNP to change the FLUM.

5. What is a Transit Station Neighborhood Development?

       The Transit Station Neighborhood Development (TSND) is a separate piece of legislation that is related to the Transit Oriented Node legislation. While the Transit Oriented Node (TOD Node) legislation impacts the MCNP and the Future Land Use Map, the TSND legislation impacts the Miami 21 Zoning Code.

      TSND is a new program that intends to implement the TOD Node Future Land Use (FLU) designation. TSND will implement TOD Nodes by providing property owners who have a FLU designation of TOD Node-1, TOD Node-2, TOD Node-3, or TOD Node-4 mechanisms to redevelop their land to support neighborhoods surrounding fixed-rail train stations.

6. How will a proposed Transit Station Neighborhood Development be processed?

       Eligible property owners will have the option of implementing their TOD Node by Exception, which is a planning permit that requires approval through public hearings.

      Both the General TSND and the Enhanced TSND will be processed by Exception and require public benefits and affordable housing provisions. In the General TSND Specific details surrounding the height, scale, and other urban design aspects are provided to guide redevelopment; these are required design specifications.

7. What are the requirements of an Enhanced Transit Station Neighborhood Development?

      The Enhanced TSND requires sites to be a minimum of 3 acres in size and mandates proper master planning of the entire TSND. Even more design specifications are provided and required for compliance. Increased public benefits are required, and more affordable housing units are required than the General TSND program. The Enhanced TSND also requires intense traffic impact analysis and mitigation.

8. What is the difference between Future Land Use and Zoning?

       Future Land Uses make up the Future Land Use Map (FLUM), which is a map that prescribes allowed land uses and residential densities throughout the city. These land uses and densities are allowed today and up to 2045 as the current FLUM is the 2035/2045  FLUM.

       FLUMs are major components of comprehensive plans, and both are required for every municipality and county under Florida Statutes.  Zoning is our set of land development regulations that implement the FLUM. Zoning allows certain uses and densities to be developed today. The FLUM can allow higher densities and broader mixes of uses for a property than its zoning allows today. If your zoning designation does not allow the same density that your Future Land Use designation allows, in most cases, you would have to apply for a rezone to unlock the higher density or new nonresidential uses allowed under the FLUM.

       Zoning is more specific than the FLUM and prescribes land development criteria such as setbacks and parking spaces per number of residential units or square feet of commercial space.

9. I received a notice that my property’s Future Land Use was changing. What does this mean?

      This means that if the City Commission adopts the proposed Future Land Use amendment, your property may now allow more residential density or new non-residential uses to be developed where they previously were not allowed. The changes depend on what your existing Future Land Use designation is and what the proposed Future Land Use designation is. For example, if your property has a current FLU designation of “Medium Density Multifamily Residential” and it’s proposed to change to “Transit Oriented Node – 1”, your property’s developable rights would increase from 65 du/ac to 150 du/ac and you would now be allowed to develop a mixture of residential and commercial uses where you currently could not. It is important to note that in order to redevelop your land under the permissible density and land uses allowed in the proposed FLU designation, the City Commission would first have to adopt a separate ordinance for what we are calling Transit Station Neighborhood Developments (TSNDs). The TSND program makes changes to the Miami 21 Zoning Code to unlock the new densities and uses allowed under the Transit Oriented Node Future Land Use designation.

      If you are not interested in redeveloping your property, there will be no impact to how you currently use and enjoy your property. The proposed FLU designation does not restrict or prohibit the existing uses of your property.

10. Where in the City of Miami can TOD Nodes or TSNDs happen?

          TOD Nodes and TSNDs are only applicable to areas around fixed-rail transit stations: Metrorail, Tri-Rail, and Brightline. Properties within ½ mile of a Metrorail, Tri-Rail, or Brightline station are eligible, and with proper mobility enhancements and planning, properties up to 1 mile from a Metrorail, Tri-Rail, or Brightline station could qualify. These fixed-rail stations must first be approved by the Miami- Dade Transportation Organization. 

11. Why are TOD areas being expanded from ½ mile to 1 mile?

         When the Comprehensive Plan was updated as part of the 2023 Evaluation and Appraisal Review (EAR), policies around TOD were added to encourage future TOD planning and programming. Those policies included language allowing the TOD area to expand up to one mile through the provision of bike or pedestrian improvements. This was in line with promoting the 15-minute city concept. The average adult walks at a pace of 3 miles per hour, or 20 minutes per mile. This walking speed varies by individual pace, directness of routes, and stopping points (waiting at intersections, for example). The average adult bikes at a speed of 12 to 16 miles per hour, or 5 minutes per mile. Extending the TOD up to one mile through the provision of pedestrian and bike infrastructure helps promote more compact development patterns. These development patterns lead to neighborhoods with more amenities serving the residents, such as grocery stores, restaurants, banks, and other daily retailing needs, which tends to reduce distance and time traveled. Additionally, this framework provides a solution to what is known as the “first mile/last mile” problem referring to the difficulty of connecting the beginning and end of a journey to public transportation hubs. Essentially, it’s about the "first mile" (getting to the transit stop) and the "last mile" (getting from the transit stop to the final destination).  When a person's origin or destination is outside this walking distance from a transit stop, they face the first/last mile problem. This gap can discourage public transit use, leading to increased traffic congestion, emissions, and reliance on personal vehicles.

12. How can existing zoned areas be used within TSND areas?

          T4, T5, T6 and D1 properties located within a TSND area can take advantage of development flexibilities By-Right while maintaining existing building height allowed for the property transect zone. This will allow for a diversity of building scale and typologies throughout a TSND area.

13. I live in a T3/single-family neighborhood within a mile of a fixed-rail station. How can I be sure a TOD Node and TSND won’t impact my neighborhood?

          T3/single-family properties are not eligible to receive additional development flexibilities identified within TSND guidelines. TSND is only eligible for T4, T5, T6 and D1 zoned properties. 

14. How will NCDs and Historic Properties and Districts be impacted within TSND areas?

          NCDs and abutting properties to NCDs will be excluded from TSND areas.

          Properties located within locally designated historic districts or individually designated are subject to Chapter 23 of City Code and District Design Standards and Guidelines (including height) and will be processed by an Exception approved by City Commission. All major alterations, additions and New Construction require HEP review and approval.

For questions and feedback, please email CommunityPlanning@miamigov.com

Transit Oriented Node & Transit Station Neighborhood Development Virtual Meeting Questions

1. Which jobs will the workforce housing residents be filling? 

         A. Miami 21 Zoning Code defines ‘Workforce Housing’ as a Dwelling Unit, owner-occupied and/or rental housing with a purchase cost, value, or monthly rental that is equal to or less than the amounts established by the applicable standards for those individuals whose income is above 60 percent and at or below 100 percent of the Area Median Income (AMI). Any job meeting the above salary requirements would qualify.

2. Who determines the Area Median Income?

         A. Area Median Incomes are published by the United States Department of Housing and Urban Development and certified by the City’s Department of Housing and Community Development.

3. How many 150% of median income households will be occupying the workforce housing? 

          A. Required affordable housing allocations are set at 60%, 100%, and 120% of Area Median Income, as reflected in both the General and Enhanced Transit Station Neighborhood District (TSND) programs.

4. What is the allowable distribution of income required for the workforce housing? 

          A. For the General TSND program: 3% of units at or below 60% AMI; 5% of units at or below 100% AMI; 2% of units at or below 120% AMI

         For the Enhanced TSND program: 6% of units at or below 60% AMI; 10% of units at or below 100% AMI; 4% of units at or below 120% AMI

5.  Shouldn’t the distribution equalize for over and under median incomes in order to include all potential occupants? 

           A. Yes, the housing affordability requirements were updated to require units at 60% AMI and 120% AMI.

6. How is this [workforce housing] necessity enforced?

          A. Affordable and workforce housing requirements are a condition of development approval under the TSND program. Development applications must demonstrate compliance with the mandated percentages during the Exception process and before building permits are issued. This includes certification with the Department of Housing and Community Development and the recording of a restrictive covenant.

7. I’m reviewing the presentation of the TSND proposal and have a question about applying the T6-8 standards to an existing T5-R property in a Node 1 area.  I understand from the presentation (page 12) that in this case the applicable density would be 150Du/acre, and the FLR would be 11x.  For all other standards T6-8 would apply.  Does this include the 4 stores of T6-8 bonus height, or would the project be limited to 8 stories?

         A. Properties may combine the TSND program with other Miami 21 Zoning Code programs. Properties must meet all other program requirements separately.

8. Will this allow dense, high-rise development up to one mile from train stations-covering more than half the city-with no realistic connection to transit use?

          A. TOD Nodes and TSNDs are only applicable to areas around fixed-rail transit stations: Metrorail, Tri-Rail, and Brightline. Properties within ½ mile are eligible, and with proper mobility enhancements and planning, properties up to 1 mile from a station could qualify. These fixed-rail stations must first be approved by the Miami-Dade Transportation Organization. Only properties zoned T4, T5, T6, or D1 may qualify. The expanded area addresses the “first/last mile” challenge, a problem referring to the difficulty of connecting the first mile and last mile of a journey to a public transportation hub. The program supports active mobility, contingent upon enhanced infrastructure and connections to transit.

9. Does this increase allow density up to 500 units per acre and FAR up to 40, without a full study of infrastructure impacts or neighborhood compatibility?

         A. All projects are subject to concurrency management requirements. This means they must demonstrate adequate infrastructure capacity and meet public benefit criteria before approval.

10. Does this enable development up to 12-48 stories immediately adjacent to single-family neighborhoods, violating the foundational Miami 21 principle of gradual          transition between transects?

          A. All setbacks and upper floor step-backs required by Miami 21 Zoning Code when development abuts T3 are required.  Further transitions may be required in order to meet Article 4, Table 12 Design Review Criteria of Miami 21 Zoning Code and the master plan   requirements during the Exception process.

11. By adopting this, does this authorize these changes by default in future TOD-Nodes, bypassing standard zoning review and neighborhood input?

          A. All future TOD Nodes will require a Future Land Use Map (FLUM) amendment to the Miami Comprehensive Neighborhood Plan (MCNP). FLUM amendments require a publicly noticed hearing at PZAB and two at City Commission.

12. Were publicly noticed interactive meetings in each affected area held, that allowed for real-time resident input?

          A. Currently the only area benefitting from this program is the Little River district. City Staff attended two public meetings held by Victory Homes developers to answer questions. They also presented twice at the Little Hatti Trust, presented to the Builders Association of South Florida and hosted a virtual community meeting. Additionally, as per City Code, all property owners within and within 500 feet of the Little River area received mail notices for PZAB and City Commission public hearings informing them of the meetings and notify them of the proposed changes. Future Nodes would require similar outreach as part of the FLUM amendment and TSND application processes.

13. Will neighborhood-specific reviews of zoning compatibility and infrastructure capacity be conducted?

          A. Yes. All future TOD Nodes will require a Future Land Use Map (FLUM) amendment to the Miami Comprehensive Neighborhood Plan (MCNP). All FLUM amendments require concurrency review. Concurrency review means that each node will be reviewed to determine if there is adequate capacity in the amount of vehicle trips generated, school seats available, potable water, solid waste, park space, and emergency management. Or that said services will be available to serve the proposed development. FLUM amendments over 50 acres require review by the State of Florida.

          Each application under the TSND program must undergo review to ensure compatibility and adequate infrastructure. Enhanced TSND applications require detailed master plans, traffic analysis, and public benefits to be reviewed by City Staff and applicable boards.

14. Will Commission and public oversight for future rezonings within TOD Nodes be preserved?

            A. All future TOD Nodes will require a Future Land Use Map (FLUM) amendment to the Miami Comprehensive Neighborhood Plan (MCNP). FLUM amendments require a publicly noticed hearing at PZAB and two publicly noticed hearings at City Commission.

15. Have affordability requirements been strengthened to ensure enforceable standards, deeper affordability, and family-sized units aligned with the scale of proposed upzoning?

           A. Yes, after first reading at City Commision affordability requirements were updated to include a requirement to provide a percentage of housing at or below 60% AMI.

16. Where can I find the TOD Node designations? I found the designations for Little River, but not for other locations inside of Miami.

          A. Currently, Little River TOD is the first and only Node currently under consideration. Another FLUM amendment would be needed to establish an additional TOD Node within the City.

17. Please provide details about what constitutes "enhanced infrastructure", and how you are going to ensure that the already stressed City of Miami infrastructure will support an increase of up to 100% in population density.

         A. Enhanced Infrastructure must include public benefits such as improvements to pedestrian and bike paths, mobility amenities and connection enhancements, construction of a transit station or improvement to an existing one, affordable or work force housing, workforce development, small business support, and parks/open space enhancements.

         In addition, the applicant must select 1 (one) other enhancement from the established list:

• Contribution to the Historic Preservation Trust Fund, Public Art Trust Fund or local Community Trust
• Inclusion of Green Building and Infrastructure
• Brownfields Redevelopment
• Donation of Civic Space Types and Civil Support Uses

All developments must meet concurrency requirements, ensuring infrastructure such as water, sewer, and roads can support new density before approval.

18. I am following up with the inclusion of the Cultural Overlay district in the TOD. Can you please share if this language was included in the TOD ordinance?

          A. Yes. All properties must incorporated city adopted historic and community design guidelines.

19. What did the City Commission amend in the legislation during the first reading?

• Incorporated PZAB recommendations for the General TSND
  • Process by Exception
  • Reduce development capacity to T6-8O for properties located between ½ mile and 1 mile
• Excluded Neighborhood Conservation Districts (NCDs)
• Applications with properties that are in a locally designated historic district or individually designated will be processed by exception approved by City Commission (will also ensure this specifically states all height requirements and HEP review are required).
• Incorporated AMI breakdowns recommended by Miami Homes for All – will use the Workforce Housing legislation break down.
  
  

20. Why are NCD’s excluded and Historic District’s are not?

          A. T3 zoned properties are not eligible for the program. The majority of properties located in a NCD and locally designated historic district are zoned T3.

          Locally designated historic districts carry a significant level of protection. In Miami this exceeds that of the Neighborhood Conservation Districts (NCDs). A great example is that in all locally designated historic districts new construction and additions are required to meet the Secretary of the Interior Standards for Rehabilitation. This is codified not only in Chapter 23 of City Code but also in our Certified Local Government agreement with the State of Floridia. The Secretary of the Interior Standards for Rehabilitation are often flushed out through district standards and guidelines. Additionally, all new construction and additions in local historic districts require approval by the Historic and Environmental Preservation Board (HEPB) to ensure compliance. This level of design scrutiny does not exist for conservation districts.

Existing protections for our local historic districts ensure that regardless of zoning our historic resources are protected. Therefore, historic resources that may potentially be eligible for the program are provided unique opportunities and potentially new avenues for adaptive reuse, restoration and rehabilitation while being protected. This is the expressed intent of Chapter 23 of Miami City Code: The intent of this chapter is to preserve and protect the heritage of the city through the identification, evaluation, rehabilitation, adaptive use, restoration, and public awareness of Miami's historic, architectural, and archaeological resources. This intent is not shared by the NCDs.

The inclusion of Historic Properties allows for the combination of programs such as the City’s TDD/ TDR program which provides funding for historic properties and grant funding for Historic T3 properties and can combine with the Federal Tax Credit program. These programs allow for historic properties to be restored, reused and maintained.

The TSND does not allow for designated historic properties or properties in a locally designated historic district to bypass or to become exempt from Chapter 23 or any other cultural, design or revitalization guidelines in Miami 21.