Miami-Dade Considering Plan To Upzone Areas Near Transit, Allowing Tens Of Thousands Of New Apartments

The areas near transit corridors in Miami-Dade could be upzoned to allow significantly more housing units, under a draft county resolution.

The Rapid Transit Zone resolution was prepared by County Commissioner Oliver Gilbert and first reported by the Herald.

Developers may be permitted to build as high as 6 to 15 stories and either 18, 36, or 60 units per acre in certain areas. Local zoning rules would be preempted.

A total of 12.5% of units would be required to be set aside for workforce housing.

In Pinecrest alone, the number of units allowed would increase from 6,600 units to more than 63,000. In Miami Springs, the number of units allowed near the Metrorail would increase from 294 to 6,758.

In addition to Metrorail, it would also apply to all new corridors of the SMART Plan.

The upzoning could allow for the county to win federal funding for transit routes.

However, it could be opposed by cities like Miami Springs and Pinecrest, as well as commissioner Raquel Regalado.

Here’s an excerpt of Gilbert’s response to Regalado’s opposition:

We can no longer afford a not in my backyard mentality. We are one community we must act communally and collectively- This is especially true if we expect to garner funding from our federal and state partners. Over the last 20 years we’ve watched our population and traffic congestion increase. We have watched as development happens in a non-coordinated, non—comprehensive way. We’ve watched as housing prices outpace wages. We have watched urban sprawl as a countywide default development strategy. The time for watching has passed, action is required. The time never seems right to do something that’s big and difficult, but necessary. This RTZ amendment is big and difficult and necessary to accommodating our growth, while stopping our continual decline into traffic congestion and gridlock. It is always easier to talk more and study more even when the path is clear, and the journey required. We have had millions of dollars in studies and decades worth of conversations, we know what we have to do. There will always be people that are vested in the world that we are and disfavor the world that we must become. This is true even when our situation is not sustainable or our tomorrow resilient. If we are to guarantee a high quality of life for generations of Miami Dade Residents to come, we must act.

 

The areas along both the existing Metrorail and future SMART routes would be upzoned:

 

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Anonymous
4 months ago

Okay but is the county going to build extended metrorail lines in most of the yellow areas because these people dont want to take “express buses”

Anonymous
4 months ago

Any additional density, height, or FLR should not come by right. It should come as a public benefit, where each component must be purchased and that money goes to needed infrastructure directly in that neighborhood within a certain radius.

Anonymous
4 months ago

The expanded tax base that larger development would create could fund the infrastructure, but won’t, just as it won’t for a “reserve” you speak of. Instead, it would de-incentive developers, who will continue to build Dunkin’ Donuts with dual drive-thrus on parking lots of shitty old shopping centers beyond their useful life and anchored by Sedano’s or charter schools.

Anonymous
4 months ago

That sounds good, but bureaucratic hoops just lead to high costs and corruption, not more public benefit. Look at the Californian housing crisis for what “public benefit” looks like.

Anonymous
4 months ago

I agree with you. I have various properties in the proposed development zone and would build out the properties to highest and best use, which would create massive amounts of new tax revenue for the county and cities. Also, it would increase ridership and fares. Why require a further corruptible buy-in. It’s counterproductive.

Anonymous
4 months ago

With the “save our homes” property tax laws this is already how it works in Florida. New residents with new homes contribute significantly more tax revenues to the general revenue and school district funds than existing long term residents.

Build more homes.

Anonymous
4 months ago

Tax dollars are one thing. How it is spent is a whole different story.

Anonymous
4 months ago

Money for infrastructure has never been an issue. The structure of our funding is totally wrong. MDX has massive funding but only builds expressways. Separating highway funds from public transit just ensures more highways.

By right zoning is the only way to manage growth without corruption. We shouldn’t try to emulate the broken NIMBY towns in California.

Anonymous
4 months ago

Good! Density is good.

Only San Francisco seems to think housing will get cheaper when you build NOTHING NEW. Look how that has turned out for them.

Anonymous
4 months ago

Yeah Dade county for over a decade now has been turning over county land or rezoning areas near metromover stations for large apartments near them. Surprise Palmetto and Okeechobee stations haven’t gotten new high rises around them yet.

Anonymous
4 months ago

Exactly. Tokyo got over this problem mostly by getting rid of a lot of zoning laws and just letting developers build. The more supply we have the lower the prices. It’s not rocket science

BDub
4 months ago

We need the county to actually BUILD the Smart Plan in conjunction with this. Allowing a huge density increase before the transit system is in place will only make traffic worse.

Anonymous
4 months ago

Thank you for using ur brain. Everyone here to excited for expanded development not realizing the county can’t support it (county infrastructure)

Anonymous
4 months ago

Correct. However, the County struggles to meet the minimum requirements for additional transit dollars because we dont meet the basic requirements for transit: density.

It is a very chicken and egg problem given the current way transportation dollars are allocated. Gone are the days of US senators or congresspeople getting transit funded through earmarks.

Anonymous
4 months ago

Yea but by unzoning, the county can create a TIF area to borrow money off the future value of the land. Plus it makes it look much more appealing to win those federal and state dollars but action has to happen quickly after this resolution is passed.

Paul
4 months ago

Imagine upzoning Kendall Drive assuming that all new residents will take the bus.

Anonymous
4 months ago

Did you not read the article? They cant expand the Metrorail etc without federal money but they cant get federal money until they pledge to build higher density structures along the proposed expansion paths. New transit will be built at the same time as the denser housing once federal funds are guaranteed.

Anonymous
4 months ago

Yeah… we’re not getting Federal money in the next three and a half years. It’s all to bail out California for their HSR to nowhere and New York’s rebuilt LaGuardia which disregarded the main problem with the airport… but then will disappear down the rabbit hole. Remember shovel-ready jobs?

Anonymous
4 months ago

Wow a county commissioner realizes they’ve been studying, but haven’t done anything? We are living in unprecedented times.

Shawn Kouri
4 months ago

Transit oriented developments around mass transit.

Anonymous
4 months ago

WOW, powerful statement from commissioner Gilbert. Turns out there’s at least a couple competent people on the commission.

Anonymous
4 months ago

according to this map they want to rezone star island and the rest of those celebrities islands

Anonymous
4 months ago

They should. Bring more celebritards to those islands. Policy must be shared by everyone.

Anonymous
4 months ago

Are you kidding? With the tax break that Trump gave those uber rich snobby Island living elitist?.. poor slobs on mainland Miami better fend for themselves because the residents of Star Island are living the “Conservastuckup” life!

Anonymous
4 months ago

It only took 4 decades for this obvious reasoning to materialize.

Anonymous
4 months ago

#NoLeadershipInMiami #BananaRepublicMiami

Anonymous
4 months ago

lol…

Anonymous
4 months ago

A comprehensive strategy to allow higher density near mass transit? That’s far too sensible…

Anonymous
4 months ago

So sensible it’s mind-boggling…

Anonymous
4 months ago

This is a no brainer. Get it done.

Azarius
4 months ago

This is a No brainer!! Housing cost is through the roof wages are low and available housing is hard to find! We need this implemented asap!! We are having bidding wars on rentals!!! This has become toooo much!

Azarius
4 months ago

The down votes are telling! The ppl with your down voting mentality will die off soon and This smart route and development is going to happen anyway lol move to Orlando NIMBY

Anonymous
4 months ago

Please educate me wise Azarius. What is a “down voting mentality”, and is that the syndrome that is causing people to die soon?

Your post is confusing at best.

Anonymous
4 months ago

can’t wait for gentrification to really pick up and price your ass out of south florida entirely!

Anonymous
4 months ago

Wages are NOT down.
What are you talking about?

Azarius
4 months ago

Wages are low compared to the price of living in Miami! That’s FACT

Anonymous
4 months ago

YES!!!!!

Anonymous
4 months ago

Do it!

Anonymous
4 months ago

Nimbys outcry to this no-brainer idea… “WAAAAAAAHHHHHHH!!!!!”

Anonymous
4 months ago

Common sense!!!

Anonymous
4 months ago

You mean this wasn’t implemented yet?

Mike
4 months ago

New construction fine. BUT. We get our water from Biscayne acquirer the everglades. Lake Okeechobee is our back-up supply. Including all south of the lake. Where will we get water ? We have droughts. The water supply can handle just so much.

Anonymous
4 months ago

Keeps you up at night with worry doesn’t it?

Anonymous
4 months ago

Desalination is the future

Anonymous
4 months ago

Regalado should move to Ocala

Azarius
4 months ago

“ It is always easier to talk more and study more even when the path is clear, and the journey required. We have had millions of dollars in studies and decades worth of conversations, we know what we have to do.”

Anonymous
4 months ago

“Neighborhood character” is just a racist dogwhistle used by NIMBYs to mean they don’t want minorities or poor people to live in their city.

Change my mind.

Anonymous
4 months ago

San Francisco, Portland, Seattle and NYC should be full of racists as they are some of the loudest when it comes to preserving “Neighborhood Character”.

Anonymous
4 months ago

They are. The entire state of Oregon (Portland & Seattle) was created as a Whites only stat, literally written into the state Constitutionn – https://www.washingtonpost.com/podcasts/retropod/oregon-americas-first-and-only-state-to-begin-as-whitesonly-1/

They are and always will be racist. You need to brush up on your history

Anonymous
4 months ago

Next time you tardpost about high-rise development in Overtown and Little Haiti being gentrification, I’ll remind you.

Anonymous
4 months ago

Change your diaper. People don’t drop 1mil plus for a house in Pinecrest to be next door to a section 8 dump.

Anonymous
4 months ago

This is the truth. Section 8 dump is spot on

JOEDARK
4 months ago

Start with the South Dade BusWay. Make it a Metro Mover line with a security officer on every train.

Make transit reliable. That monstrosity that is being built on US 1 and Ponce…..where are all those cars going to go?

Anonymous
4 months ago

Yes please!!

Anonymous
4 months ago

Yes but no, maybe not extend it all the way out side of the major core, certainly no further than dadeland for metro rail

Anonymous
4 months ago

Wait, we have to do more studies first….

Faye
4 months ago

Does anyone know where I can see a cleaner map of this? The one here is very blurry and doesn’t allow for clear viewing of street names or numbers.

Anonymous
4 months ago

What about hurricanes that approach Miami dade county I guess this is for new generation. That’s coming because everyone over 77 will be dead in 20 years.

Anonymous
4 months ago

They need to stop making the county more populated and work on the core, i.e. downtown. The increase of close to 60,000 in pinecrest allow is ridiculous. That’s 10s of thousands more cars on US1.

Anonymous
4 months ago

Near rapid transit for a reason. Goal is (or should be) to get people out of cars, as well as lower housing costs across the board.

Anonymous
4 months ago

but ppl won’t, they don’t at douglas, university, etc.

Anonymous
4 months ago

“They need to stop making the county more populated”

Okay.. start with kicking your relatives out first.

Anonymous
4 months ago

The most successful cities in the world are polycentric. The idea of a downtown core surrounded by sprawl is one of the major factors why traffic is so bad.

Anonymous
4 months ago

…which is why all of the new development will be next to the Metrorail lines. So that those people living there will use the METRORAIL rather than driving

Anonymous
4 months ago

Problem is Miami shitted on its own citizens by crapping their pants when it came to finalizing the metro rail, it’s 30 years and 30 miles behind schedule. Literally

Anonymous
4 months ago

LOL. You will never get people out of their cars in miami, lib

Anonymous
4 months ago

^ LOL, you just hate people that think, huh Con…

Anonymous
3 months ago

No one is as morally and intellectually superior as you are, so why bother arguing?
Now go make my latte.

Anonymous
4 months ago

Looks like forcing people to use public transportation without a plan to make it easier for folks to get around the city in their own means of transportation.

Anonymous
4 months ago

Stop with the balkanization and just incorporate the whole county as one city.

Anonymous
4 months ago

NIMBY’s heads will explode! You already see signs around the county saying “Vote no incorporation” for the unincorporated areas. But to incorporate the entire county would be met with incredible opposition.

Anonymous
4 months ago

The urbanized land area of Miami-Dade is around half that of Jacksonville with almost 3x the people. Incorporation would mean Miami-Dade becomes the US’s fourth most populous city just behind Chicago.

Anonymous
4 months ago

Let me guess, you’re on of those special people who think Florida should be split into two states with a gerrymandered border so you can have your Commiefornia Lite paradise.

Anonymous
4 months ago

Wait what, yes Florida should be split into 2. Let shittahasse stay up north they can keep Orlando and Daytona, The State of Miami gets Tampa and St Pete, split down i4. You commies can stay up north let the freedom ring down here

Anonymous
4 months ago

We can’t incorporate lol. We will end up like Atlanta, with nice areas wanting to break off once they realize their tax dollars are being wasted in dog shit areas, by dog shit politicians.

3rd-Gen-MIA
4 months ago

That’s already happened. We have… 37(?) Municipalities at this point in Miami-Dade County.

The well-to-do create their ‘gated ghettos’ and don’t want to share any of their hard earned riches (via tax dollars) with the less fortunate.

I’m a native of this city. In 52yrs I don’t recognize the skyline anymore. I cross coming west on the Julia Tuttle and look SW and wonder “Where am I; and what city is that?”. I don’t feel welcomed in my own homeland.

It sucks.

Anonymous
4 months ago

Can you blame them why would they want their tax dollars going to areas/people they have nothing to do with.

Communities have a right to self determination in America