Layla Zulfa
Proposed zoning alterations in Miami’s vibrant Little Havana neighborhood could pave the way for a significant housing development boom, introducing larger apartment buildings and an increased number of homes. This shift, stemming from a decade-long planning initiative, is now unfolding under a revised regulatory landscape, notably influenced by Florida’s 2023 Live Local Act, which has undergone its third amendment this year. The ensuing debate over these proposals mirrors a nationwide struggle faced by cities and communities as leaders grapple with escalating housing affordability crises and strive to implement effective solutions.
In Miami, the discussions surrounding these proposed changes extend beyond the mere quantification of permitted apartment units. City planning staff are concurrently developing comprehensive design guidelines and establishing a neighborhood revitalization district, intended to complement the new zoning framework. However, this push for increased density has met with considerable opposition. Residents express profound concerns regarding the potential strain on existing infrastructure, the impact on adjacent single-family neighborhoods, and the preservation of Little Havana’s irreplaceable historic character and cultural identity.
Ongoing Deliberations and Regulatory Pathways
City planning staff indicated during a September hearing that public outreach efforts would continue as the design guidelines and overlay tools take shape. A key component of this initiative is the creation of a neighborhood revitalization district, designed to integrate public benefits and ensure that development contributes positively to the community.
Tentative timelines were established for the City Commission’s consideration in October, with further outreach planned for November and a second reading scheduled for December. However, these dates are subject to change, and the next community meeting remains unconfirmed. The process could be further protracted by state review, particularly given the substantial acreage involved in the proposed future land-use changes. City staff estimate that the submission, review, and response period will necessitate at least 60 days, even though the state’s official review period is 30 days. Questions or requests for clarification from state reviewers could potentially extend this timeline to six months.
Despite these potential delays, the Planning, Zoning and Appeals Board offered a preliminary endorsement, recommending approval at the September 2nd hearing. Subsequent reviews and community engagement sessions will focus on assessing development capacity in conjunction with establishing clear regulations for new construction.
Expanding Development Capacity Without Mandated Affordability
The proposed zoning changes are poised to significantly expand development capacity across hundreds of properties within Little Havana and parts of the adjacent Miami River District. Under the new rules, some parcels could accommodate up to 150 residential units per acre, with building heights permitted to reach eight stories. While this expansion aims to increase housing supply, it is not envisioned to replicate the towering high-rise skyline characteristic of areas like Brickell. Nevertheless, the introduction of larger apartment buildings has the potential to substantially alter the streetscapes and character of areas bordering lower-density residential zones.
City planners assert that increasing housing supply is a crucial step toward fostering opportunities for affordable, workforce, and mixed-income housing developments. However, a significant point of contention is that the proposed changes would permit additional market-rate housing without an explicit requirement for income-restricted apartments.
This approach stands in contrast to the provisions offered by the Live Local Act, which provides a separate pathway for developers. Under this act, eligible sites can receive development benefits in exchange for reserving at least 40% of residential units as affordable rentals for a minimum of 30 years. These affordable units can serve households earning up to 120% of the area median income. Consequently, the Live Local Act could facilitate the creation of some affordable housing, but it may not directly address the needs of Little Havana’s lowest-income households. For existing renters, the prospect of redevelopment also raises concerns about the potential displacement and the cost of replacement housing.
This proposed zoning approach differs from projects like Brisas del Sol, a $53.3 million development that opened in March, featuring 146 apartments explicitly restricted to households earning between 30% and 80% of the area median income. Miami contributed $2.25 million in federal HOME funds to this project, underscoring a commitment to explicitly income-restricted housing. The current zoning proposal, however, relies on the broader economic principle of increased supply to theoretically create more housing opportunities.
A Decade of Planning and Evolving Strategies
The current zoning proposal is the culmination of extensive planning efforts dating back to 2015. The planning and design firm Plusurbia developed an initial Calle Ocho revitalization proposal that year, followed by a more comprehensive neighborhood plan in 2019. These initiatives were driven by a desire to enhance Little Havana while safeguarding its existing housing stock, historic buildings, and unique cultural identity.
In June 2019, the National Trust for Historic Preservation released the "Little Havana ‘Me Importa’ Revitalization Master Plan," a document that followed over two years of intensive work and incorporated input from more than 2,700 residents and stakeholders. This plan advocated for construction that was compatible with the existing urban fabric, the rehabilitation of historic structures, and the provision of quality housing options for current neighborhood residents. Megan McLaughlin, Plusurbia’s director of preservation projects, emphasized in an interview with HousingWire that the firm’s effort sought to integrate preservation principles with enhanced walkability, improved housing options, and affordability.
The firm’s strategy favored incremental development over the assembly of entire city blocks for larger-scale projects. McLaughlin noted that developers had been holding onto properties in anticipation of larger opportunities, leading to vacant lots rather than new housing. To counter this, Plusurbia proposed an "inverse density" approach, where greater density allowances would be granted to smaller lots, thereby incentivizing construction without requiring extensive property assembly. "The smaller the lot, the more density the city would give you," McLaughlin explained.
Furthermore, preservation methodologies could inform new housing construction. This approach involves studying established neighborhoods, meticulously measuring building heights, setbacks, and sidewalk widths, and then integrating these characteristics into new development regulations. McLaughlin likened this process to "coding," stating, "Like you’re documenting the DNA of that place, and then you integrate it into the code." The integration of small, compatible infill buildings within historic districts has a long precedent. Applying similar methods elsewhere, she suggested, could accommodate more housing without abrupt shifts in scale.
For Juan Mullerat, Plusurbia’s founder and McLaughlin’s husband, the successful implementation of increased density hinges on addressing transportation. In a separate interview, Mullerat highlighted the importance of pairing affordability with robust transit access and a diversity of housing types.
The Critical Link Between Density and Mobility
Mullerat challenged the common assumption that increased density invariably leads to greater traffic congestion. He posited that housing situated in strategic locations, coupled with effective transit connections, can actually reduce the number of car trips. "Transportation is critical too," Mullerat stated, citing work in Miami’s West Grove neighborhood as an illustration of the disparity between proximity to transit and truly convenient access.
Plusurbia conducted an economic study and developed an affordable housing zoning strategy for the West Grove area, where residents expressed fears of displacement. While a nearby train station offered a potential transit advantage, reaching it required navigating six lanes of U.S. 1, a significant barrier to pedestrian access. Improving mobility, therefore, became as essential as providing incentives for housing development. The zoning strategy developed for West Grove also differed from the Live Local Act, focusing on smaller housing types within existing neighborhoods.
Mullerat described this approach as "gentle density," encompassing small apartment buildings, accessory dwelling units, triplexes, and four-unit buildings. This housing mix could cater to diverse household needs, such as accommodating an older relative or a student in an accessory unit. Mullerat believes that smaller buildings that are compatible with existing neighborhood aesthetics generally face less opposition than taller structures adjacent to single-family homes. Carefully integrated additions, he argued, can expand housing options without dramatically altering the surrounding scale.
Residents Raise Questions About Capacity and Impact
During the September hearing, one property owner raised a counterargument, asserting that existing zoning already provides ample room for housing growth. This individual referenced a 2016 city planning study, "Maximum Density Potential," which, according to their interpretation, indicated that current zoning could accommodate eight times the number of housing units recorded in 2010. This capacity, they argued, predated subsequent increases through other development measures.
The property owner questioned the feasibility of accommodating substantial growth, raising concerns about the capacity of roads, drinking water supplies, sewage treatment facilities, garbage disposal systems, and hurricane evacuation routes. Furthermore, they argued that the proposed zoning map would violate Miami 21’s principle of gradual transition. "How much is enough? How much is too much?" the owner queried, highlighting the core of resident apprehension.
In a separate analysis, the city estimated a potential capacity for nearly 20,000 additional residents under the broader land-use proposal. It is important to note that both figures represent potential capacity rather than definitive forecasts of construction or population growth. The eightfold increase figure remains the property owner’s interpretation of the 2016 study.
A preliminary review by the school district revealed insufficient capacity at six out of the nine schools serving the affected area, suggesting that additional resources or measures may be required as development proceeds. City planners, conversely, point to existing bus routes and transportation corridors as justification for permitting increased housing density, aiming to place residences closer to employment centers, retail establishments, and essential services.
Community Feedback Drives Regulatory Adjustments
City planning staff reported that an earlier community meeting attracted approximately 75 attendees. Participants voiced strong objections to proposed rezoning near single-family areas south of Calle Ocho and along Ninth Street. In response to this feedback, planners subsequently removed almost all affected properties in those specific areas. A limited number of properties were retained to facilitate a more gradual transition between higher-density development zones and existing lower-density neighborhoods.
To further address concerns about the aesthetic and contextual integration of new development, the department has engaged a consultant to develop the neighborhood revitalization district and comprehensive design guidelines. Staff have also expressed support for separate conservation-district initiatives being pursued in the Shenandoah and The Roads neighborhoods. These measures are intended to guide how new development harmonizes with existing neighborhoods, moving beyond a singular focus on the number of permitted apartments. Continued community outreach will accompany the ongoing work on the district and other potential overlay tools.
Revitalization Efforts Along Calle Ocho
Concurrently, the City of Miami is undertaking significant investments in Calle Ocho, the historic commercial heart of Little Havana. Commissioners have approved $7 million for sanitation and security upgrades along the corridor, a reduction from the initially proposed $14 million. Zion Mass, CEO of Mass Construction, described this allocation as "a good start" in an interview. Mass perceives substantial potential within the commercial corridor, the surrounding residential areas, historic homes, and long-established convenience stores.
Little Havana continues to be home to its long-standing residents, while its proximity to downtown Miami and Brickell could attract younger households. Mass believes that even a modest city investment signals recognition of Calle Ocho’s enduring relevance and the opportunities it presents. "It’s a great opportunity for the neighborhood to change and become a new hub for younger crowds to start to move into," Mass commented.
These specific funding initiatives are directed towards improving corridor conditions rather than directly addressing housing costs or supply. The proposed revitalization district, however, is intended to incorporate public benefits and design guidelines as separate components, according to city planning staff. "It’s the responsibility of the citizens and the community leaders to make sure that it preserves some of its history," Mass emphasized. "And there are things in place to preserve the history." This statement underscores the dual aspirations for progress and preservation that are central to the ongoing discussions about Little Havana’s future.
