Miami Zoning Decisions: April 2026

In April 2026, Miami held 5 public meetings covering zoning matters. 10 zoning decisions had a recorded outcome this month: 10 approved (100% approval rate). Activity was up 20% compared to March (283 activity items across 7 meetings).

Zoning Decisions This Month

Major Use Special Permit for Midtown Park Development

Approved.

Approved 924 residential units, 48,991 sq ft office, 106,651 sq ft retail across four towers (two at 28 stories/318 ft, two at 18 stories/218 ft) at 3055 North Miami Avenue, 2997 North Miami Avenue, 2905 North Miami Avenue, 3000 NE 1st Avenue, and 35 NE 29th Street. Developer within SD 27.2 Midtown West overlay. Includes Class II permit for truck maneuvering in public right-of-way.

See the vote tally and conditions for this decision →

Zero Parking Variance at 1662 NW 1st Street

Approved.

Variance approved to allow zero parking on a legal non-conforming 3,822 sq ft lot for an 11-unit Live Local affordable housing project. Applicant Natalie Duran. Property zoned T5-L, located 350 feet from T3 zone (outside 500-foot exemption threshold). 40% of units at 120% AMI.

See the vote tally and conditions for this decision →

T3 Development Standards in Higher Transect Zones

Approved.

Approved PZ4 first reading allowing use of T3 transect development standards for single-family and two-family residences in higher transect zones and removing additional setback requirements when T5, T6, or CIHD developments abut existing single-family homes.

See the vote tally and conditions for this decision →

T3 Development Standards in Higher Transect Zones

Approved.

Code amendment allowing single-family residences to use T3-L development standards and duplexes to use T3-O standards when building in T4 or T5 transect zones. Also removes required additional side/rear setbacks when T5, T6, or CI-HD developments abut existing single-family homes, allowing zero lot line construction.

See the vote tally and conditions for this decision →

Affordable Housing Density Transfer Program Modifications

Approved.

Amendments to attainable mixed-income transfer of development density program: lowered sending site threshold from 200 to 70 units in opportunity zones, added neighborhood development zones as sending sites, fixed fee at 20%, allowed receiving sites to purchase up to 100% of additional density (up from 50%), exempted additional density from parking requirements.

See the vote tally and conditions for this decision →

Alley Vacation at NW 5th Place and NW 71st Street

Approved.

Vacate and close 15-foot wide public alley running approximately 143.85 feet east from private property line, between NW 71st Street and NW 72nd Street, terminating at NW 5th Place. Applicants: JMPE Holdings, JP Investments LLC, and Tarden Wholesale Warehouse LLC. Alley dead-ends at private property and is impeded by I-95 support column.

See the vote tally and conditions for this decision →

Adult Daycare Zoning Regulations

Approved.

Approved PZ1 second reading amending Miami 21 Code to introduce definition for adult daycare indoor activity area and allow adult daycare facilities by right or warrant within specified transect zones.

See the vote tally and conditions for this decision →

Vessel and Marine Regulations Update

Approved.

Approved PZ2 second reading amending Miami 21 Code definitions and regulations pertaining to vessels, boat slips, boat houses, docks, piers, and marine-related commercial establishments.

See the vote tally and conditions for this decision →

Showing the 8 most significant of 10 recorded zoning decisions. See all Miami meetings →

Zoning Changes

• T5, T6, CIHD → T3 standards permitted at Citywide - T3 and higher transect zones (City of Miami)
• Various → Adult daycare by right or warrant at Citywide - specified transect zones (City of Miami)
• Various → Updated vessel and marine regulations at Citywide - marine areas (City of Miami)
• T4, T5 → T4, T5 (with T3 development standards option) at T4 and T5 transect zones citywide (City of Miami (Mayor's initiative))
• 3-foot setback requirement → Zero lot line allowed at T5, T6, CI-HD zones abutting single-family homes (City of Miami)
• Various T6 and above zones → Modified transfer of development density provisions at Citywide (excluding NCDs) (City of Miami Planning Department)

Top Keywords This Month

• density: 111 instances
• zoning: 71 instances
• setback: 16 instances
• residential: 15 instances
• commercial: 13 instances

What to Watch

• Density mentions were up 640% from March.
• Setback came up 129% more often than March.

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