Miami Zoning Decisions: September 2026

In September 2026, Miami held 7 public meetings covering zoning matters. 19 zoning decisions had a recorded outcome this month: 18 approved (100% approval rate), 1 deferred.

Zoning Decisions This Month

$250,000 additional funding for 3574 William Avenue housing site

Approved.

Greater St. Paul AME Church (Florida not-for-profit) working with developer Dragonfly Investments. Project at 3574 William Avenue is 60% complete, two residential structures (four-unit building and a duplex) for rental at 50%-65% AMI. Previously awarded $2.2 million in ARPA funds. Additional $250,000 from District 2 Miami Coin dollars to cover cost overruns (duplex lacked proper foundation, 75% must be rebuilt; historic window compliance). Approved on a voice vote.

See the vote tally and conditions for this decision →

Scope modification for Hideaway Bay (HOME ARP) at 10821 Caribbean Boulevard, Cutler Bay

Approved.

Miami-Dade County Homeless Trust requested modification of the original $8 million HOME ARP loan agreement scope for Hideaway Bay (hotel-to-housing conversion, 107 units, 57 city-assisted, all seniors) at 10821 Caribbean Boulevard, Cutler Bay. Modification removes kitchenette installation/building upgrades from the city's scope (now covered by Miami-Dade County funding); city's $8 million is for acquisition only, allowing the city to close the HOME ARP grant with no additional reporting. Approved on a voice vote per staff recommendation.

See the vote tally and conditions for this decision →

NEMA project waivers at 3100 Biscayne Boulevard

Approved.

NEMA project at 3100 Biscayne Boulevard, Wynwood Edgewater, transit zone T6-36A-O, 1,588,223 square feet, east tower 49 stories, west tower 21 stories, 1,030 residential units, 991 parking spaces. Live local project with over 400 workforce housing units. Multiple waivers for parking reductions, frontage, pedestrian entrances, and setback. Developer Crescent Heights. Approved.

See the vote tally and conditions for this decision →

Alapattah Ohio project at 1368 Northwest 29th Street

Approved.

Ohio Alapattah project at 1368 Northwest 29th Street, Allapattah, transit zone D1-T30, 311,235 square feet, 12 stories, 260 residential units, 258 parking spaces. Workforce/live local TOD project. Waivers for parking in second layer on principal and secondary frontages. Approved with Member Gallardo dissenting ("too flat").

See the vote tally and conditions for this decision →

Rio Vista exception and parking waivers at 413-453 NW 3rd Street

Approved.

Board approved with conditions an exception to exceed the maximum lot size (proposed 45,513 sq ft, about 5,000 over the 48,000 threshold cited) plus two waivers: a 30% parking reduction for residential uses and a 30% reduction for residential visitor uses, in a T6-8-L zone within the urban central business district and an opportunity zone. Applicant/owner BRCA CB Development; the neighborhood-serving use is preservation of the historic Frank Galat house. Project: 142 residential units, 6 townhomes, 10-story tower (code allows 12), 143 parking spaces. Passed; final, appealable within 15 days.

See the vote tally and conditions for this decision →

Alley vacation at 4001 and 3965 SW 6th Street

Approved.

Board recommended approval with conditions to City Commission to vacate/close a 25-foot-wide public dead-end alley (approximately 26,646 sq ft) running north between private properties at 4001 Southwest 6th Street and 3965 Southwest 6th Street, terminating at 4000 Southwest 5th Terrace. Requested for safety reasons (unwanted parking). Land to revert to adjacent owners. Applicant David Conrad (wife Anna Perez spoke). Zoning T3R. Passed; final.

See the vote tally and conditions for this decision →

Little Havana Transit Corridor Future Land Use Map Amendment

Approved.

Recommendation to City Commission to amend the Future Land Use Map for the Little Havana Transit Corridor, changing designations to restricted commercial and other designations across approximately 67 acres and 301 properties (as substituted/reduced from original proposal). Applicant is the City of Miami. Staff recommended approval. Required a supermajority (7 of 10). Passed; dissenters were board members Metier, Main, and Gersten. Not final; going to City Commission.

See the vote tally and conditions for this decision →

Little Havana Transit Corridor Rezoning

Approved.

Recommendation to City Commission to amend the Miami 21 zoning atlas for the Little Havana Transit Corridor, rezoning approximately 100.46 acres and 466 parcels across 10 corridor areas (reduced from original 11 corridors after community outreach). Changes include T4L/T4R/T4O to T5O, T5L/T5O to T6-8-O, and others. Applicant is the City of Miami. Staff recommended approval. Passed; dissenter named on roll call was Main (Gersten also voted no).

See the vote tally and conditions for this decision →

Showing the 8 most significant of 19 recorded zoning decisions. See all Miami meetings →

Zoning Changes

• T3-R → T3-O at 3520 Southwest 17 Terrace, Miami
• T3-R → CS at 2293 Southwest 17 Terrace, Miami
• T6-8L → T5-O at NE 64th Terrace and NE 64th Street, Miami
• T4L → T6-8-O, 100.46 acres (466 parcels) at Little Havana Transit Corridor, generally located at 644 Southwest 4th Avenue and multiple SW/NW streets, Miami (City of Miami)
• T3R → CS, 0.23 acres at 2293 Southwest 17th Terrace, Shenandoah, Miami (City of Miami)

Top Keywords This Month

• zoning: 100 instances
• commercial: 76 instances
• residential: 63 instances
• land use: 42 instances
• density: 38 instances

Stay on Top of Miami Meetings

This roundup covers the highlights. ZoneWire can email you the moment a new Miami meeting is posted, with the agenda, so you never have to check the calendar yourself.

Get free New Meeting Alerts for Miami.