Important Notice: This article provides a general educational overview only and is not intended for reliance of any kind.
For legal guidance or property-specific questions, consult a qualified land use and zoning attorney. See full disclaimer at the bottom of this article.
Overview
The City of Miami has adopted a new zoning framework known as the Transit Station Neighborhood Development (TSND) program. This law amends the Miami 21 Code, creating opportunities for higher-density, mixed-use development near transit stations while requiring significant public benefits, affordable housing, and urban design enhancements.
The TSND program reflects Miami’s broader goal of encouraging transit-oriented development (TOD) — projects built near major transit lines that reduce car dependency, improve walkability, and strengthen surrounding communities.
| Feature | General TSND (3.19.2) | Enhanced TSND (3.19.3) |
|---|---|---|
| Location | Within ½ mile (T6-12-O) or ½–1 mile (T6-8-O) of a transit station | Same area, but requires a 3+ acre master plan |
| Height | Up to T6-12-O (near) or T6-8-O (far) | Up to T6-24B-O (much taller buildings) |
| Density | Based on FLUM TOD Nodes 1–4 | May shift density between phases and projects (up to 100% more) |
| Parking | Reduced ratios allowed by right; shared parking permitted | Further reduced ratios; centralized shared parking encouraged |
| Public Benefits |
|
|
| Open Space | Standard T6 requirements | 10% minimum; elevated plazas may count |
| Approval Process | Exception required; pre-application meeting | Master plan required; detailed diagrams and Commission approval |
| Uses Allowed | T4, T5, T6-8, or D1 zoning qualifies (not T3) | Same, plus civic, educational, micro-retail, and large-scale retail by right |
| Phasing | Typically single-phase projects | Multi-phase, with public benefits delivered per phase |
Purpose of the TSND
The main intent is to:
- Encourage urban growth patterns near transit stations rather than car-dependent sprawl.
- Increase housing supply and diversity, including workforce and affordable housing.
- Improve pedestrian, cycling, and mobility connections between development and transit.
- Promote environmental resilience and sustainable urban design.
- Create public benefits such as parks, open spaces, and support for small businesses.
Where It Applies
The TSND law applies to properties within:
- ½ mile of an existing or planned transit station (Metrorail, Brightline, or Tri-Rail).
- 1 mile for projects that include enhanced mobility features like bike or pedestrian connectivity.
Limitations:
- Properties in Neighborhood Conservation Districts (NCDs) are excluded.
- Properties inside locally designated historic districts generally are not eligible unless they undergo a stricter approval process, including review by the Historic Environmental Preservation Board (HEPB) and City Commission.
Key Development Rules
Two Types of TSND Projects
- General TSND (Section 3.19.2)
- Applies to smaller projects up to T6-12-O zoning standards (within ½ mile) or T6-8-O (½–1 mile).
- Existing zoning of T4, T5, T6-8, or D1 may develop under these rules (T3 zones are excluded).
- Pre-application meetings are required.
- Enhanced TSND (Section 3.19.3)
- Applies to larger master-planned projects (3+ acres).
- Allows up to T6-24B-O zoning (very high-density urban core standards).
- Includes stricter design, mobility, and public benefit requirements.
Mandatory Public Benefits
For All TSND Projects
Projects must provide:
- Mobility Enhancements: Improved pedestrian paths, bike connections, and safe crossings to transit and community destinations.
- Affordable & Workforce Housing:
- 3% of units for residents ≤60% Area Median Income (AMI)
- 5% for residents ≤100% AMI
- 2% for residents ≤120% AMI
- Urban Design Standards: Building facades, walkability features, limited driveway widths, and native specimen street trees exceeding typical city size standards.
For Enhanced TSND Master Plans
Projects must deliver an even greater set of benefits, such as:
- Transit Contributions: Either building or significantly upgrading a transit station or contributing 1.5% of project cost to the City’s Transportation Trust Fund.
- Public Parks & Open Spaces: Donating land for public parks, funding park improvements, or contributing cash based on market value.
- Mobility & Bike Amenities: Showers, lockers, enhanced bike parking, or funding for circulator systems.
- Higher Affordable Housing Requirements:
- 6% of units ≤60% AMI
- 10% ≤100% AMI
- 4% ≤120% AMI
- Small Business Support: Minimum of 3,000 sq. ft. of micro-retail spaces under 1,000 sq. ft. each or workforce development facilities.
- Other Enhancements:
- Historic preservation funding (up to 1% of construction cost)
- Green building certification (LEED Gold or equivalent) and green infrastructure
- Public art, community trust contributions, civic space donations, or brownfield redevelopment.
Development Standards
General TSND
- Height: Up to T6-12-O (½ mile) or T6-8-O (½–1 mile) zoning limits.
- Density & Intensity: Tied to the city’s adopted Future Land Use Map (FLUM) TOD node designations (Node 1–4).
- Parking: Reduced parking ratios to reflect transit access.
- Lot Size Exceptions: Larger consolidated sites allowed if they incorporate specific design elements like pedestrian entrances every 100 feet, building façade breaks, and enhanced streetscapes.
Enhanced TSND
- Height: Up to T6-24B-O (the city’s tallest and most urban zoning category).
- Open Space: At least 10% of site area as publicly accessible space, including elevated plazas.
- Building Placement: Relaxed setback, spacing, and floorplate rules to enable creative master-planned designs.
- Permitted Uses: Broader uses allowed by right, including schools, civic facilities, and even large-format retail.
- Parking: Centralized shared parking and reduced ratios (e.g., 1 space/unit residential, 0.5 spaces for affordable units, 0.3 for hotels).
Process
General TSND
- Exception Approval: Required for certain projects to ensure public benefits are delivered.
- Pre-Application Meeting: Ensures early coordination with city staff.
Enhanced TSND
- Master Plan Approval: Projects must submit extensive diagrams (open space, civic use, mobility, phasing, architecture, etc.).
- City Commission Approval: Required for final adoption.
- Phased Development: Benefits and infrastructure must be delivered at each stage.
Why This Matters
- More Housing Near Transit: Helps meet demand for housing while reducing reliance on cars.
- Workforce Housing: Mandates affordable units, addressing rising housing costs.
- Public Benefits: Parks, mobility enhancements, small business spaces, and civic facilities benefit entire neighborhoods.
- Sustainability: Encourages green buildings, urban trees, and water management.
- Economic Development: Supports mixed-use urban centers, which can boost local businesses and transit ridership.
Conclusion
The new TSND law is a major step toward reshaping Miami’s urban form around transit, offering both increased development rights and clear community benefits. For developers, it creates new incentives but comes with stricter public benefit obligations. For residents, it promises improved mobility, more housing choices, and enhanced neighborhood amenities.
Related Resources
- City of Miami Zoning Links
- Zoning Links Around Miami-Dade (by municipality)
- City of Miami: Proposed Transit Oriented Development Amendments (this law)
Disclaimer
I am not a zoning attorney, and this summary is provided for general informational purposes only – subject to confirmation. It should not be construed as legal advice or relied upon for any investment, financial, or development decisions. This article was prepared with the assistance of AI. Zoning regulations and land use approvals are complex, and their application to specific properties can vary depending on unique site conditions and evolving legal standards.
You should consult with a qualified land use and zoning attorney before taking any action or making investment decisions based on this information.
If you need assistance, please contact me for an introduction to experienced land use attorneys who can provide advice tailored to your specific situation.