Key facts
- Miami is considering zoning changes in Little Havana to increase housing density.
- The proposal could allow up to 150 residential units per acre and buildings up to eight stories.
- The changes would expand development capacity across hundreds of properties.
- The proposal does not mandate income-restricted apartments, relying instead on increased supply.
- Florida's 2023 Live Local Act offers an alternative route for affordable housing development.
- Resident opposition centers on infrastructure, impact on single-family neighborhoods, and historic character.
Miami is considering significant zoning changes in the Little Havana neighborhood that could pave the way for increased housing density, including larger apartment buildings and more homes. This effort is part of a decade-long planning initiative aimed at addressing chronic housing affordability concerns, a challenge faced by cities nationwide.
The proposed changes, which could allow for up to 150 residential units per acre and buildings up to eight stories in some areas, aim to expand development capacity across hundreds of properties. City planners suggest that increasing supply could foster affordable, workforce, and mixed-income housing. However, the current proposal does not include mandatory income restrictions for new apartments, relying instead on market-rate development to create housing opportunities.
Residents have voiced concerns about the potential impact of increased density on infrastructure, the character of nearby single-family neighborhoods, and Little Havana's historic identity. Discussions around design guidelines and a neighborhood revitalization district are ongoing, with public outreach continuing. The process may be extended due to state review requirements, which could take up to six months.
Florida's 2023 Live Local Act offers a separate pathway for affordable housing, allowing developers to receive benefits in exchange for reserving at least 40% of units as affordable rentals for 30 years. This state law could bring some affordable housing options, though it may not directly benefit the lowest-income households in Little Havana. The potential redevelopment also raises questions for existing renters about displacement and the cost of replacement housing.
Previous planning efforts, including a 2015 proposal by Plusurbia and a 2019 master plan by the National Trust for Historic Preservation, have sought to balance revitalization with the preservation of Little Havana's housing, buildings, and cultural identity. These earlier plans often favored incremental development and "gentle density" approaches, such as accessory dwelling units and smaller multi-family buildings, to minimize disruption to existing neighborhoods.