Miami Enhances Incentives for Skyscrapers Located Within a Mile of Railway Stations: Key Facts Revealed
Miami's New Transit Station Neighborhood Developments Spark Debate
Miami's city commission has given the green light to a new zoning program, aiming to boost transit-oriented growth and housing expansion around Metrorail and commuter rail stations, including Brightline stations. However, the initiative has sparked debate over the appropriateness of a one-mile radius for high-rise construction, neighborhood impacts, and the true priorities behind the policy.
Under the new program, developers can elect to submit a Transit Station Neighborhood Development (TSND) plan under two categories - general or enhanced. The designated transit zones can range from a half-mile to a full mile from a station. Developers can apply to build high-rise residential and commercial projects with more units and height than before.
However, critics argue that a one-mile radius is not realistically walkable and dilutes the core principle of linking development closely to transit access. This could lead to an excessive spread of high-rise, high-density development across large parts of the city. Some residents and board members question the size of the designated transit zones, finding it unreasonable to expect people to walk a mile to reach a transit station.
Another concern is encroachment on low-scale neighborhoods. Allowing 12-story towers within a mile of transit stations could place large high-rises adjacent to low-rise, single-family neighborhoods, effectively removing existing height protections and altering neighborhood character dramatically.
Critics also point out that the TSND could open nearly half the city to high-density construction, a massive zoning change with the potential to fundamentally transform Miami's urban fabric under the guise of affordable housing and transit improvements. Some see this as a developer-friendly policy prioritizing profits over genuine affordability and community input.
The program is framed as promoting "affordable" and workforce housing alongside transit-friendly urban growth. However, opponents question whether these claims are sincere or merely a public relations narrative masking rapid private development and gentrification pressures.
City planners and residents have asked for more time and greater public engagement before fully implementing the ordinance, seeking modifications or reconsiderations to address these concerns. Planning board member Paula De Carolis voted against the measure citing neighborhood impacts.
The rules and incentives are designed to encourage lower heights and density past the half-mile radius. A developer looking to build out one mile must provide new pedestrian and bike paths or a transit circulator shuttle. The city's current rules under the Miami 21 code's "transitional zoning" limit the height of new buildings abutting low-scale residential areas.
The city must first approve a new "transit-node" designation for a property, depending on how much the area can reasonably accommodate. The approval process for the new zoning program involves a land-use change under the city's comprehensive plan.
The enhanced category has extensive requirements, including building or improving an existing rail station and developing a master plan. There may be limited areas in the city where the most intensive developments would be feasible or even possible.
In summary, Miami’s TSND initiative fosters transit-oriented growth and housing expansion but sparks debate over the appropriateness of a one-mile radius for high-rise construction, neighborhood impacts, and the true priorities behind the policy. Residents and some officials call for caution, greater transparency, and refinement to ensure equitable and sustainable development outcomes.
[1] https://www.miamitodaynews.com/news/local-news/2022/07/27/miami-commission-approves-transit-oriented-development-zoning-law/ [2] https://www.miamiherald.com/news/local/community/miami-dade/article262458975.html [3] https://www.miamiherald.com/news/local/community/miami-dade/article262458975.html [4] https://www.miamiherald.com/news/local/community/miami-dade/article262458975.html
