Planning, Zoning and Appeals Board, May 20, 2026
Approves Future Land Use Amendment at 770 NW 41st Avenue, 7-2
What happened
The Planning, Zoning, and Appeals Board approved a new cottage housing ordinance allowing detached single-family homes on narrow lots (25-35 ft wide, 2,500-5,000 sq ft) in T3O zones within TOD networks/transit corridors and on existing non-conforming T3 lots citywide.
- Jurisdiction
- Miami, FL
- Governing body
- Final authority
- Date
- May 20, 2026
- Decisions
- 3 zoning decisions
- Outcome
- Approved, 7-2
Projects in this meeting (3)
Each is its own project; some span multiple hearingsCottage Housing Text
Approved 9-0Future Land Use
Approved770 NW 41st Avenue
Approved 7-2Free sample: decision 1 of 3
Cottage Housing Text Amendment
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.
- Parking reduced to 1 required space per unit (down from 2), with tandem parking allowed
The other decisions are listed below by title. The full write-up, verbatim conditions, and the audio at each vote are in Pro.
Meeting Summary
The Planning, Zoning, and Appeals Board approved a new cottage housing ordinance allowing detached single-family homes on narrow lots (25-35 ft wide, 2,500-5,000 sq ft) in T3O zones within TOD networks/transit corridors and on existing non-conforming T3 lots citywide.
Key Decisions (3)
Cottage Housing Text Amendment
Future Land Use Amendment at 770 NW 41st Avenue
Rezoning at 770 NW 41st Avenue
Zoning Changes (1)
Development Activity (2)
Cottage Housing Initiative
Residential
Fire Station 10 Expansion
Infrastructure
Market Signals (4)
Housing Demand
City is actively creating new housing typologies to address affordability…
Housing Demand
Developer testified there is market demand for fee-simple detached single-family…
Infrastructure
Fire Station 10 area shows response times exceeding 8 minutes…
Sentiment
Mayor personally appeared to advocate for cottage housing, indicating strong…
Meeting Intelligence Preview
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