[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6559012,"mediaKeyId","3221161-429886a66fddd16659e3f74a54b2bdc4","parentId",3221161,"title","Staff presents transit‑oriented development and 15‑minute‑city framework; Little River proposed as first TOD node","audioSeconds",610,"startMs",4590000,"endMs",5200000,"viewUrl","/Search/View?dp=1&key=3221161-429886a66fddd16659e3f74a54b2bdc4&start=4590&end=5200","thumbnailUrl","https://assets.pipeline.soar.com/3221161-429886a66fddd16659e3f74a54b2bdc4/thumbnail_4590000.jpg","articleUrl","/articles/6559012/Miami/Miami-Dade-County/Florida/Staff-presents-transitoriented-development-and-15minutecity-framework-Little-River-proposed-as-first-TOD-node","mediaUrl","https://secure.pipeline.soar.com/6559012-9cf2ffe2affd47cf81f35ea96a86df23/orig.mp4?Expires=1771097278&Signature=iw3E8sCudD6zkzrXiLqWx89~pcOsvdRn6GIDynClZNw5k6SDS-oIOYjnqAeOFlD5cYlT-an~1McUNiqJE2DloRxfRvAq95MtVsVw4cbzn9ZRPVgHHGt5-20jGo0tM8Z0Z5FfqAohx8Bd~sBrsgRDU9NjXFU6Zk2w99u-STkhsnXpHk4E00S5NYFOkXtv9ngUXN3puIMKJgJulhpW9IsmJxUF9dik4Gq64RTWgOYobp1Oda-qh25EGrdQma8tArnUun0Mpe7HgemFtgaYJFsK2-zqf9Ji6Hj5aVXB33329R3GSL2Dh-s4kk02uySAWTNQLI3wLMEvR8GH0gm7N~3gqw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Miami, FL","date","2025-05-07T18:23:00Z","article","City planning staff presented a discussion item on a new transit‑oriented development (TOD) framework that would amend the Miami Comprehensive Neighborhood Plan and Miami 21 to allow tiered TOD nodes near fixed‑rail stations, and to enable a “15‑minute city” strategy around those nodes.

Principal planner Catherine Engleton described the proposal: a new future land‑use designation, “Transit Oriented Node,” would include four node tiers (TOD node 1–4) with densities from roughly 150 dwelling units per acre (node 1) up to 500 dwelling units per acre (node 4) and corresponding floor‑area/range (FLR) allowances. Staff described two implementation programs: a generalized transit station neighborhood district (administrative/warrant process, required pedestrian/mobility benefits and a 10% affordable‑housing minimum) and an enhanced program (bigger sites, required master plans, higher affordable housing minimum of 20%, and more stringent community benefits; enhanced approvals require board exception and greater oversight).

Staff said the initial map change to be considered at a future meeting would designate an area around the proposed Little River/Brickell station as the city’s first TOD node. The Little River proposal includes a half‑mile station radius, with a potential expansion to a one‑mile TOD area where bike and pedestrian infrastructure improvements are provided. Staff said the proposed Little River station has been advanced by a developer as part of a redevelopment proposal and that the developer intends to pay to build the station; staff noted the station and TOD network are also informed by county planning and the TPO smart plan.

Staff compared the city’s proposal to Miami‑Dade County’s Residential Transit‑Oriented Zoning (RTZ) and said the city plan is intended to give the commission and city reviewers more control over design standards, inspections and school concurrency than the county RTZ route. Board members and public speakers raised concerns about scale and compatibility near existing T3 (single‑family/duplex) neighborhoods, potential traffic/parking impacts and whether fixed‑rail service provides sufficient connectivity to justify high density in some places. Several members urged staff to limit TOD footprints where low‑rise character should be preserved and to ensure the city’s standards for sidewalks, fire and building inspections and school concurrency are enforced if density increases.

The item was presented as a discussion; staff will return with ordinance and map amendments for future board hearings.","mediaType","Video","parentTitle","City of Miami, FL - Planning, Zoning, and Appeals Board - May 07, 2025","oneSentenceSummary","Planning staff discussed a new TOD framework that would create tiered transit‑oriented nodes, propose map changes for a Little River TOD near a proposed Tri‑Rail/rail station, and offer two implementation tracks (general and enhanced) for developers.","taxTitle","Miami, Miami-Dade County, Florida","taxId",2890,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6559017,"Board endorses ADU zoning changes plus registration, inspection and amnesty program",2600,4620000,7220000,"/Search/View?dp=1&key=3221161-429886a66fddd16659e3f74a54b2bdc4&start=4620&end=7220","https://assets.pipeline.soar.com/3221161-429886a66fddd16659e3f74a54b2bdc4/thumbnail_4620000.jpg","/articles/6559017/Miami/Miami-Dade-County/Florida/Board-endorses-ADU-zoning-changes-plus-registration-inspection-and-amnesty-program","https://secure.pipeline.soar.com/6559017-4be0a537b2f209a38f095ec3dd5e0388/orig.mp4?Expires=1771097278&Signature=FATLFdlBJXkZ3ki16ltfBSsUzj8o1AOqRgL3yZr1smw~xXAjk2Sm8PJX-lMyoU1VDyTXqV7DO7-ayRi2nDGiUgAdjkvjkxRJ5Q8DWPJvongHtIqGGOT28rIE~dcD8JYDche~rIGxAoNMHFD7Hjv9WqN5nT~QtStF3r5cO17TRXZCqMWGgcRwofDta-QFNVY1KUauaE8VxoSEVPMwj1D3-0y~N7zquhc7G6~DqY6Q7wP2z6hL9iyik4NlOjTjNy-qtE-y-1NrMK9mO5MYElFxvvsYSHv6snEmyCMb5HbWhM9Zhve9x4Oou71eGl7hmCXp0QQhM0XSVXgS7eraHI~lpg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning, Zoning and Appeals Board voted unanimously to recommend a package of measures to implement accessory dwelling units (ADUs) citywide: zoning code amendments (Miami 21), a registration and compliance program administered by the Office of Zoning, and an associated amnesty program that waives double permit fees for qualifying existing units.

Grama Jones, assistant director of planning, described the ADU program as a multi‑element effort that includes zoning amendments, a registration/compliance process and an amnesty track tied to the city’s existing code relief program. Denise Matthews (zoning and information supervisor) presented details: property owners who intend to rent ADUs must register online, provide documentation (certificate of occupancy or building permit, owner disclosure, homestead exemption when applicable), and undergo an initial and annual virtual or in‑person inspection. The registration would issue a renewable ADU registration certificate annually, with renewals due each fiscal year (October 1) and a renewal inspection window.

Key limits and requirements cited in the presentation and packet: internal ADUs will be limited to 500 square feet; detached/external ADUs are limited to 10% of lot area (maximum 800 square feet under the proposed rules); one additional off‑street parking space remains required; rental of an ADU requires the property to have a homestead exemption. Staff said zoning will lead registration and inspections, with coordination from Building and Code Compliance. Tamara Allen Frost (zoning administrator) told the board two zoning inspectors were budgeted to begin work in October; code compliance will assist where broader property violations are identified.

Staff described the amnesty program as piggybacking on the existing code relief program: applicants may attend presubmittal meetings, and after‑the‑fact permit fee waivers are proposed to encourage voluntary legalization. Board members asked about enforcement capacity, tenant protections and potential traffic/parking impacts. Members urged staff to provide in‑person assistance and a dedicated customer window during the initial outreach period; staff agreed to pursue a staffed desk option. Several members requested regular reporting on program take‑up and outcomes; staff said metrics and periodic updates would be prepared.

The board moved, seconded and recommended approval of the package. The item will advance to City Commission for final action.","The board recommended approval of a package establishing accessory dwelling unit (ADU) code amendments, a registration and inspection process for rented ADUs, and an amnesty program to legalize existing unpermitted units.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6559021,"Board recommends code change to allow temporary-use permits in District 3 portions inside downtown DDA",2834,4381000,7215000,"/Search/View?dp=1&key=3221161-429886a66fddd16659e3f74a54b2bdc4&start=4381&end=7215","https://assets.pipeline.soar.com/3221161-429886a66fddd16659e3f74a54b2bdc4/thumbnail_4381000.jpg","/articles/6559021/Miami/Miami-Dade-County/Florida/Board-recommends-code-change-to-allow-temporary-use-permits-in-District-3-portions-inside-downtown-DDA","https://secure.pipeline.soar.com/6559021-75b922675334aa468ccd30c092d57d39/orig.mp4?Expires=1771097278&Signature=RHENbWE0xngkx6Ed8MnuW~GUA8f-jV~whf9pp~BfwUL8kUwP5W-kt8XraHExPp-bauDwNc4-~vxACSYdFVNNs1~J0PqvJHyctfnqR3A36C17OhrCG-qRZ28gKgVrcdOyg-lAXuIhQhbvOuYYUgf7BY6JSML9YI5VE7SI9utcjmNvWrlgsNxjUjEyynx2MFCSgTg5DM2v0yjeZNf3fNgek-sL1QmxwH4g826SQJfZWAXP-2jaTD45ZT72jMHvsrtN9efEENL3lpksoigRNn27B9MIKnem3JRx772cLP70weOfWqmvJ5ewSmBBDQUxfgrbyHeKECXmHmqfHzyP5GOHcA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning, Zoning and Appeals Board voted unanimously to recommend a City Commission ordinance amending Chapter 62 (Article X, Division 3, Section 62‑535) to permit temporary‑use permits (TUPs) inside District 3 where that district overlaps the Downtown Development Authority (DDA) area.

Staff explained the change responds to a recent redistricting that extended District 3 into downtown and the Brickell area; TUPs had previously been disallowed in District 3. The amendment would allow TUPs in the DDA portion of District 3 so vacant lots used for short‑term, temporary activities in downtown can be permitted under the city’s TUP process.

No public speakers addressed the item and board members moved and seconded the recommendation; a roll call vote approved the resolution. The ordinance text in the board packet amended Chapter 62 to modify exemptions for temporary structures and uses on vacant land and included a severability clause and an effective date.","The board voted to recommend an amendment to Chapter 62 to allow temporary‑use permits in parts of District 3 that fall within the Downtown Development Authority boundaries.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6559026,"Board approves Casa Paula bed-and-breakfast and apartment hotel at 5837 N. Miami Ave.",3472,698000,4170000,"/Search/View?dp=1&key=3221161-429886a66fddd16659e3f74a54b2bdc4&start=698&end=4170","https://assets.pipeline.soar.com/3221161-429886a66fddd16659e3f74a54b2bdc4/thumbnail_698000.jpg","/articles/6559026/Miami/Miami-Dade-County/Florida/Board-approves-Casa-Paula-bed-and-breakfast-and-apartment-hotel-at-5837-N-Miami-Ave","https://secure.pipeline.soar.com/6559026-6f9c942d6f8ab89117f6337a341698d7/orig.mp4?Expires=1771097278&Signature=ZcsR0lAgnEcYbbM219vxCjvEvFC9EXeASO-i1GJFlYj4fKDxedn8UnmVagkD2-eBd3ZEbPhDpJ7ljD6OqKwaQXYdkX7Qsztff74JkTjGHueNzPs7s8X4RyD3AdTPi~xVHUJl3kgp4xLibqaBkQcpoMAd36f8PIPu0pnOyqTM9pt7iV0x-uX4pd61fOEGDpiuCEQKixTjqKYqmUg-dWdbscCiFZaPlC9XrHH-ewg0ZOX7Dkbv~-qD78xC4deKYafuL6qIG~LzkfwS~V0iDr8eHz5sqjN4G0r~-BQU66xgHbZxEr-RW-p3gGqYLX0mym34r9NQiLyNGy5FfDzySryOiw__&Key-Pair-Id=KUT5TJCACFTXG","The Miami Planning, Zoning and Appeals Board voted unanimously to approve a resolution allowing a bed-and-breakfast and apartment-hotel development at 5837 North Miami Avenue and 10 Northeast 509th Street, a property adjacent to the historic Villa Paula.

Board members voted to grant two waivers and approve the application with conditions after staff recommended approval. The project, presented by the owner's attorney, would create 21 units — 10 units operating as a bed-and-breakfast and 11 apartment-hotel units — in a five‑story building along North Miami Avenue.

City planner Clara Diaz told the board the proposal met Miami 21 criteria for walkability, transit-oriented design and ground-floor activation; staff recommended approval with standard conditions. Attorney Rachel Streitfeld, representing the owner, described the design as a five‑story building with 21 rooms and said the team planned 24 surface parking spaces (including one accessible space) using permeable turf block and a valet operation. Streitfeld said the project would provide a landscaped, widened sidewalk and a 5-foot wall and planted buffer along the east property line to separate the building from adjacent properties.

Streitfeld said the applicant requests two waivers: (1) an increase in the minimum lot depth/frontage to 132 feet so the southern side setback may be 6 feet; and (2) a 10% reduction in the width of one parking stall to allow a standard 8.5-foot stall along a buffer wall. She described the southernmost stall as unlikely to require the extra width because valet service and mechanical lifts are planned.

Architect and public commenter Cara Garcia urged deeper historical study of the facade, saying the project should better reflect the site’s architectural context. Board members asked about parking management, student safety at a nearby elementary school and privacy buffers for adjacent single‑family properties. Streitfeld said valet staff and management would control vehicle flow, the site plan preserves a 28‑foot clearance within the parking area, and design elements (landscaping and a concrete wall) would provide screening for neighbors. She also noted the Villa Paula is historic-designated and that future uses for that parcel would return to the board.

After discussion the board moved and seconded the item and approved the resolution by roll call. The board’s secretary announced: “This decision is final unless appealed to the hearing boards within 15 days.”

The approval included the two requested waivers and the standard list of conditions presented by staff. The record shows unanimous board support at the meeting.","The Planning, Zoning and Appeals Board unanimously approved a resolution allowing a 21-unit bed-and-breakfast/apartment hotel project at 5837 N. Miami Ave. with two zoning waivers and standard conditions.","actionData","errors"]

Article not found

Staff presents transit‑oriented development and 15‑minute‑city framework; Little River proposed as first TOD node

Board endorses ADU zoning changes plus registration, inspection and amnesty program

Board recommends code change to allow temporary-use permits in District 3 portions inside downtown DDA

Board approves Casa Paula bed-and-breakfast and apartment hotel at 5837 N. Miami Ave.