Significant Zoning Changes in Miami (2023-2024)

Our new algorithm, Zoning Signal, found intriguing insights into Miami's zoning changes between 2023 and 2024. Among the most significant findings are properties that underwent district name changes, signaling comprehensive transformations in their development potential and influencing surrounding areas to follow suit.

A total of 68 properties were affected by these district name changes.

Key Zoning Transitions in Miami

• T6-8 to T6-12 Upgrades: Properties shifting from T6-8 to T6-12 can now build up to 12 stories by right, instead of the previous 8 stories. With bonus provisions, these developments can reach up to 20 stories, a substantial increase from the former maximum.

• T5 to T6-8 Enhancements: Transitions from T5 to T6-8 zoning elevate the allowable stories from 5 to 8 and significantly increase unit density from 65 to 150 units per acre.

• T3 to T4 Transformations: Primarily affecting single-family homes, this change allows for developments of up to 36 units per acre, introducing more diverse housing options in previously low-density areas.

• D1 to T6-8 and T6-12 Conversions: Properties moving from D1 (industrial use) to T6-8 or T6-12 now support mixed-use multifamily developments with densities of 150 units per acre, reshaping former industrial zones into vibrant residential and commercial hubs.

Case Study: Allapattah's Re-Zoning

Our algorithm spotlighted a cluster of zoning changes in Allapattah, where several properties transitioned from T6-8 to T6-12. Notably, these properties are all owned by a Mr. William Riley. This cluster is particularly interesting because it is surrounded by T6-8 zones, creating an island of higher-volume potential in an area not immediately adjacent to existing T6-12 zones.

Implications and Observations:

• Precedent for Surrounding Properties: The rezoning of Mr. Riley's properties sets a strong precedent for neighboring T6-8 properties to seek similar upgrades, potentially transforming the area's skyline and density. Surrounding properties might now consider transitioning to T6-12, leveraging the opportunity to build up to 12 stories by right and up to 20 stories with bonuses.

• Strategic Assemblage: Large property assemblages, like Mr. Riley's, benefit significantly from such zoning changes, enabling ambitious development projects that smaller sites might not structurally support. This strategic move indicates potential large-scale developments that could stimulate economic growth and urban revitalization in Allapattah.

Looking Ahead:

The zoning changes in Allapattah signal a wave of transformation that could reshape the neighborhood's character and economic landscape. The proactive rezoning efforts suggest that significant development plans are on the horizon. We will closely monitor this area for investment opportunities and urban development trends.