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