Miami Zoning Decisions: July 2026

In July 2026, Miami held 5 public meetings covering zoning matters. 5 zoning decisions had a recorded outcome this month: 5 approved (100% approval rate). Activity was down 37% compared to June (314 activity items across 6 meetings).

Zoning Decisions This Month

Miami Design District SAP 6th Amendment (MDD SAP expansion)

Approved.

Recommendation to City Commission to approve with conditions the sixth amendment to the Miami Design District Retail Street Special Area Plan, adding ~17,761 sq ft (0.408 acres) across four parcels at 80 NE 40th St, 74 NE 40th St, 70 NE 48th St, and 28 NE 41st St for a combined SAP area of ~1,128,148 sq ft (25.899 acres); parcels zoned T5-O with no change to underlying zoning; updates regulating plan (definitions, setbacks/build-to zone, habitable roofs, signage, parking/compact stalls, retail glazing, density/floor area transfer) and concept book. Applicant is Miami Design District Associates. Passed; Board member Collins recused (civil engineer on other SAP projects).

See the vote tally and conditions for this decision →

Future land use change at 770 Northwest 41 Avenue (PZ4)

Approved.

First reading ordinance amending the future land use map (small-scale amendment) changing designation from single family residential to major institutional, public facilities, transportation and utilities for property at 770 Northwest 41 Avenue. Passed unanimously on first reading with PZ5 and PZ8.

See the vote tally and conditions for this decision →

Rezoning at 770 Northwest 41 Avenue (PZ5)

Approved.

First reading ordinance changing zoning classification from T3R (Suburban Transect Zone Restricted) to CI (Civic Institution Transect Zone) for property at 770 Northwest 41 Avenue. Passed unanimously on first reading with PZ4 and PZ8.

See the vote tally and conditions for this decision →

Coconut Grove Playhouse appeal / waivers (PZ9)

Approved.

Miami-Dade County appeal to overturn the PZAB's 5-4 (short of supermajority) denial of waivers for the Coconut Grove Playhouse restoration: 300-seat theater, parking garage (Miami Parking Authority), plus ~35,000 sq ft of commercial/restaurant/office space. Waivers included increasing lot coverage from 50% to 60%, reducing green space from 30% to 14.9%, increased driveway width, and increasing pavement in front setbacks. Appeal granted unanimously as amended with conditions. Intervener status for four West Grove residents was denied by the chair.

See the vote tally and conditions for this decision →

Cottage housing and porch/lot coverage code amendment (PZ8)

Approved.

First reading ordinance amending Miami 21 to introduce a definition for cottage housing, update the definition of lot coverage, allow a new housing typology within T3O transect zones and on T3 non-conforming lots, and update portico/porch regulations (front porches able to take up half the front setback). Passed unanimously on first reading. PZAB unanimously approved. Public speaker requested a T3R demonstration project and opposition raised concerns about reduced tree planting area and green space.

See the vote tally and conditions for this decision →

Zoning Changes

• T3R → CI at 770 Northwest 41 Avenue, Miami
• Zoning change at Coconut Grove Playhouse, Main Highway, Coconut Grove (Jimmy Morales)
• T5-O, 0.408 acres (17,761 sq ft) at 80 NE 40th St, 74 NE 40th St, 70 NE 48th St, 28 NE 41st St, Miami (Miami Design District Associates)

Top Keywords This Month

• commercial: 47 instances
• zoning: 38 instances
• residential: 19 instances
• density: 15 instances
• setback: 12 instances

What to Watch

• Commercial mentions were up 213% from June.
• Residential came up 138% more often than June.

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