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”), BY AMENDING ARTICLE 4, TITLED "STANDARDS AND TABLES," SPECIFICALLY BY AMENDING TABLE 3, TITLED "BUILDING FUNCTION: USES," TO ESTABLISH DEFINITIONS AND REGULATIONS FOR RESIDENTIAL USES FOR CERTAIN “CI” CIVIC INSTITUTION PROPERTIES AFFILIATED WITH OR OWNED BY A RELIGIOUS, EDUCATIONAL, NOT-FOR-PROFIT INSTITUTION, OR A GOVERNMENTAL ENTITY, AND TABLE 4, TITLED “DENSITY, INTENSITY AND PARKING,” TO ESTABLISH RULES FOR APPLYING DENSITY ALLOWANCES; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.

Summary

This ordinance (File ID 18563) amends the Miami 21 Zoning Code (Ordinance No. 13114) to facilitate the development of residential uses, including affordable and workforce housing, on properties owned by religious, educational, not-for-profit institutions, or governmental entities (classified as “CI” Civic Institution properties). This initiative, known as the “Land of Opportunity Program” by Commissioner Rosado, aims to address Miami's housing crisis by utilizing underutilized community-serving land.

Key Amendments:

• Residential Uses By-Right: Amends Article 4, Table 3 to permit residential uses “By-Right” on CI properties that are owned/controlled by religious institutions (with a physical place of worship), not-for-profit institutions, governmental entities, or contain K-12 educational facilities.
• Density Allowances: Amends Article 4, Table 4 to establish rules for applying density. CI properties will generally match the density of the most restrictive abutting zone. If no abutting zone allows residential density, a density equivalent to T4 (General Urban Transect Zone) will be permitted. Properties abutting T3 (Sub-Urban Transect Zone) may develop at T4 density by “Warrant” (administrative process).
• Affordability Requirements: Residential developments on these CI properties must provide units at a minimum Workforce Housing AMI level, exceeding the 10% affordable housing minimum required by Florida State Bill SB1730. The ordinance offers two options: 25% of units at 60-80% AMI, with remaining units at 80-100% AMI; or 15% of units at or below 60% AMI, 25% at or below 100% AMI, and 10% at or below 120% AMI.
• Parking Standards: Requires a minimum of 1 parking space per 800 square feet of residential use. Co-living developments require 0.5 parking space per Co-Living Room plus 1 visitor space per 10 Co-Living Rooms, with 30% of required co-living parking allowed as payment-in-lieu.

The Planning Department recommended approval, and the Planning, Zoning and Appeals Board (PZAB) adopted Resolution No. PZAB-R-25-072 (7-0 vote on November 5, 2025) recommending approval with a modification. The ordinance explicitly states it does not encourage luxury development, affect city park spaces, or eliminate parking and setback requirements.

Citizen Impact

This legislation will increase the availability of affordable and workforce housing in Miami by allowing residential development on underutilized land owned by religious, educational, and non-profit institutions. This could help essential workers, like teachers, live closer to their workplaces and prevent residents from being priced out of their neighborhoods.

Confidence

high