14437 : AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), SPECIFICALLY BY AMENDING ARTICLE 4, TABLE 4, TITLED “DENSITY, INTENSITY AND PARKING (T4)”, “DENSITY, INTENSITY AND PARKING (T5),” AND “DENSITY, INTENSITY AND PARKING (T6),” TO IMPLEMENT THE DOUBLING OF DENSITY ALLOWED UNDER THE INTERPRETATION OF THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN IMMEDIATE EFFECTIVE DATE.

Summary

The Miami City Commission is considering an ordinance (File ID 18388) to amend the Miami 21 Code, allowing for a doubling of residential density (up to 100% increase) in T4, T5, and T6 Transect Zones. This density bonus is available to properties within designated "Resilience Fund Areas" (currently Omni/Edgewater and Venetian Isles), provided developers make a contribution to the City's Resilience Trust Fund. This fund aims to support infrastructure development in areas vulnerable to climate change and sea level rise. A significant provision, incorporated from a 9-2 PZAB recommendation on October 15, 2025, grants 100% exemption from parking minimums for bonus density units in T5 and T6 zones, with parking rules applying only to base units. While the City cites an affordability crisis and the need for more housing, residents express concerns about the lack of independent oversight and transparency for the trust fund, potential citywide expansion without infrastructure analysis, and whether the measure truly addresses affordability or protects existing housing. The ordinance is slated for an effective date ten (10) days after adoption.

Citizen Impact

This ordinance could lead to more housing development in areas like Omni/Edgewater and Venetian Isles, potentially increasing housing supply. However, residents are concerned about increased strain on public infrastructure (traffic, sewage, stormwater) due to higher density without prior analysis, and the lack of transparency and independent oversight for the Resilience Trust Fund. The exemption of bonus units from parking requirements in T5 and T6 zones may also exacerbate local parking challenges.

Confidence

high