Miami Zoning Decisions: May 2026

In May 2026, Miami held 6 public meetings covering zoning matters. Of 12 zoning decisions with a clear outcome this month, 12 were approved (100% approval rate). 1 decision was deferred. Activity was down 23% compared to April (339 activity items across 5 meetings).

Zoning Decisions This Month

New Construction - Brooker's Corner at 301 NW 25th Street

Approved.

Approved new two-story mixed-use retail building at 301 NW 25th Street on corner of NW 3rd Avenue. Developer Jordan Gimmelstein proposed approximately 4,500 SF total (3,500 SF ground floor plus mezzanine) divided into four smaller retail spaces for gallery, boutique retail, and food/beverage uses. Building is 25 feet tall, utilizing 80% lot coverage but only 26% of allowable floor area. No on-site parking required due to building being under 20,000 SF. Art treatment by local artists Nice and Easy (Jeffrey Noble and Allison Matherly) featuring sunset-on-water motif. Architect: Royal Beekervis Architecture and Design (Ethan Royal).

See the vote tally and conditions for this decision →

Future Land Use Amendment at 770 NW 41st Avenue

Approved.

Changed future land use designation from single-family residential to major institutional public facilities for property at 770 NW 41st Avenue to allow expansion of Fire Station 10, which currently fails to meet 4-minute response time standards. City-initiated application.

See the vote tally and conditions for this decision →

Residences at Carver Theater Affordable Housing Trust Fund Allocation

Approved.

Approved $5.3 million from Affordable Housing Trust Fund for Carver Theater LTD Limited Partnership to develop 71 affordable housing units at 6016 NW 7th Avenue. Project reduced from 84 to 71 units, theater component eliminated and replaced with retail space. Total project cost $50.3 million ($720,000 per unit). Units target 30-80% AMI.

See the vote tally and conditions for this decision →

145 and 151 NW 60th Street Future Land Use Change

Approved.

PZ1 second reading ordinance changing future land use designation from duplex residential and major institutional public facilities to low density restricted commercial at 145 and 151 NW 60th Street.

See the vote tally and conditions for this decision →

145 and 151 NW 60th Street Rezoning with Enhanced Covenant

Approved.

PZ2 second reading ordinance rezoning from CI and T3O to T4L at 151 and 145 NW 60th Street. Covenant amended to increase non-compliance penalty from $250/day to $1,000/day with penalties designated for District 5 affordable housing.

See the vote tally and conditions for this decision →

Rezoning at 770 NW 41st Avenue

Approved.

Changed zoning from T3R suburban transect zone restricted to CI civic institution transect zone for property at 770 NW 41st Avenue adjacent to existing Fire Station 10. Any future development will require exception approval.

See the vote tally and conditions for this decision →

Rezoning at 145 and 151 NW 60th Street

Approved.

PZ2 and PZ3 approved future land use change from duplex residential/major institutional to low density restricted commercial, and zoning change from CI/T3-O to T4-L for a 100% affordable housing project under the Live Local Act.

See the vote tally and conditions for this decision →

Cottage Housing Text Amendment

Approved.

Approved ordinance creating new cottage housing typology for small lots (25-35 ft wide, 2,500-5,000 sq ft) in T3O zones within TOD networks and transit corridors, plus existing non-conforming T3 lots. Allows subdivision of 5,000 sq ft lots into two fee-simple cottage lots with 3 ft side setbacks. Includes amendment excluding front porches/porticos from lot coverage calculations for all T3 zones. Board added condition reducing parking requirement from 2 to 1 space per unit.

See the vote tally and conditions for this decision →

Zoning Changes

• Duplex Residential and Major Institutional Public Facilities, Transportation, and Utilities → Low Density Restricted Commercial at 145 and 151 NW 60th Street, Miami, Florida (Not specified (represented by Melissa Tapenez))
• CI (Civic Institution Zone) and T3O (Suburban Transact Zone Open) → T4L (General Urban Transact Zone Limited) at 151 NW 60th Street and 145 NW 60th Street, Miami, Florida (Not specified (represented by Melissa Tapenez))
• T3R → CI at 770 NW 41st Avenue, Miami, Florida (City of Miami)
• CI (Civic Institution) and T3-O (Suburban Transect Zone Open) → T4-L (General Urban Transit Zone Limited) at 145 NW 60th Street and 151 NW 60th Street (Not specified)
• Duplex Residential and Major Institutional Public Facilities, Transportation, and Utilities → Low Density Restricted Commercial at 145 NW 60th Street and 151 NW 60th Street (Not specified)

Top Keywords This Month

• zoning: 48 instances
• density: 31 instances
• residential: 27 instances
• commercial: 20 instances
• setback: 14 instances

What to Watch

• Residential mentions were up 80% from April.
• Commercial came up 54% more often than April.

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