Zoning Insights

Miami's Adopted TOD Node and TSND Framework: A Guide for Architects and Developers

2026-11-10

Status as of November 10, 2026: adopted framework, not automatic parcel entitlements

Miami adopted two linked transit-oriented development ordinances in 2025. Ordinance 14384 amended the Miami Comprehensive Neighborhood Plan and Future Land Use Map to establish the Transit Oriented Node (TOD Node) framework and designate land in Little River. Ordinance 14385 amended Miami 21 Article 3 by adding Section 3.19, Transit Station Neighborhood Development (TSND). The City Clerk's history for Ordinance 14384 records adoption on July 24, 2025 and a subsequent Revision A adopted on November 20, 2025. These are distinct legislative actions; the later revision should be reviewed alongside the original ordinance when assessing the current mapped designation.

The City's standalone planning explainer still uses the word 'proposed,' but its City Clerk enactment record and published Miami 21 Section 3.19 establish that the underlying framework was adopted. Future TOD Node map amendments, particular properties' eligibility and individual development approvals remain separate. No parcel acquires the highest density or height simply by sitting near a station.

This is a general research guide, not a legal or zoning determination. Verify any later amendments, ordinance effective dates, mapped boundaries, applicable transect zone and approvals with the City before using these standards for project design or investment.

Two linked layers: TOD Node future land use and TSND zoning

A TOD Node is a Future Land Use designation in Miami's comprehensive plan. It establishes the land-use and potential density/intensity framework for designated areas. An underlying TOD Node designation is necessary for TSND eligibility, but it does not by itself confer all zoning flexibility or dispense with development review.

Section 3.19 of Miami 21 creates the implementing TSND program, including General and Enhanced pathways, design criteria, public benefits and approvals. The city's comprehensive-planning materials identify Little River as the first area to receive a TOD Node designation. Other areas require an appropriate future-land-use map amendment and applicable approvals.

TOD Node density and floor-lot-ratio tiers

The City of Miami's TOD Node planning table identifies four tiers within one-half mile of a qualifying fixed-rail station: Node 1, up to 150 dwelling units per acre and 11 floor-lot ratio (FLR); Node 2, 250 units per acre and 17 FLR; Node 3, 350 units per acre and 30 FLR; and Node 4, 500 units per acre and 40 FLR. The city also lists Node 1 at 150 units per acre and 11 FLR in its one-mile overview.

These are framework figures and do not equate to a particular parcel's permitted building envelope. The codified TSND applicability text addresses TOD Node 1 through 4 within one-half mile and TOD Node 1 through 3 within one mile, subject to the ordinance's conditions. Always reconcile the adopted Future Land Use Map, applicable node, current Section 3.19 and site-specific approvals rather than assuming the explainer's summary table alone controls.

Which locations and properties can use TSND?

The program focuses on areas around existing or approved Metrorail, Tri-Rail and Brightline stations. Miami 21 Section 3.19.1 generally refers to sites within one-half mile, with a possible extension to one mile when qualifying pedestrian, cycling or circulator mobility improvements are provided. Station eligibility and TOD Node map designation are additional requirements.

Miami 21 Section 3.19 provides TSND eligibility rules for certain T4, T5, T6 and D1 properties; T3 parcels are not covered by the cited additional flexibilities. Neighborhood Conservation District exclusions, locally designated historic districts and individually designated historic properties require separate screening. A site with a historic designation should not be assumed eligible for ordinary TSND treatment: check the current ordinance, applicable preservation approvals and any City Commission Exception requirements with City Planning and Historic Preservation before relying on increased development capacity.

The City Clerk record for ordinance 14384 describes an approximately 143.75-acre Little River area generally bounded by Northwest 7th Avenue, Northwest 76th Street, Northeast 2nd Avenue and Northwest 70th Street. These general boundaries are not a substitute for the adopted legal description or official Future Land Use Map.

General versus Enhanced TSND approval paths

Under Miami 21 Section 3.19.2, General TSND projects within one-half mile may seek T6-12-O development parameters by Exception; those between one-half mile and one mile may seek T6-8-O parameters by Exception. Specific by-right design and parking flexibilities may apply to eligible existing T4, T5, T6-8 and D1 parcels, but they do not automatically increase an existing transect zone's permitted building height. A pre-application meeting and project-specific requirements still matter.

Section 3.19.3 addresses Enhanced TSND projects, potentially using T6-24b-O parameters through an approved master plan and Exception. This path requires an assemblage of at least three acres and additional urban-design, public-benefit and transportation analysis. Other Miami 21 bonus programs have their own separate eligibility conditions.

Architects and developers should distinguish a by-right flexibility from an Exception for greater height, intensity, or a master-planned project. The approval route cannot be inferred from station proximity alone.

Affordable housing, infrastructure and public benefits

The City's published TSND explanation lists minimum General TSND allocations of 3% of dwelling units serving households at or below 60% of area median income (AMI), 5% at or below 100% AMI, and 2% at or below 120% AMI. Its Enhanced TSND description lists 6%, 10% and 4%, respectively. The current ordinance, housing covenants and implementing policies must govern the actual calculation and enforcement.

The program also contemplates improved pedestrian and bicycle links, mobility connections, and other public benefits. Projects are subject to applicable infrastructure, concurrency, design and public-hearing reviews. Extra density does not override setbacks, transitions, historic controls or the need to establish adequate public facilities.

Little River is a designation example, not blanket citywide rezoning

The Little River TOD Node was addressed through Ordinance 14384. The City Clerk's official file identifies a comprehensive-plan amendment for a specifically described portion of Little River; it is not a map amendment covering every property within one mile of every rail station in Miami.

Owners elsewhere should determine whether the City has since adopted another TOD Node map amendment for their area. The city's planning FAQ explains that subsequent nodes require a publicly noticed map-amendment process, including Planning, Zoning and Appeals Board consideration and City Commission hearings.

2026 case study: Little River's first Enhanced TSND master-plan review

The framework moved from legislation into development review in 2026. The City of Miami Planning, Zoning and Appeals Board considered an Enhanced TSND master-plan application for roughly 60 acres and 101 parcels in Little River, generally around NW 71st Street and nearby properties. The proposal included a new rail station, mixed-use development and more than 5,000 proposed affordable and workforce homes. These are applicant proposals, not completed housing or automatically vested development rights.

At its July 15, 2026 meeting, the Planning, Zoning and Appeals Board considered File 19498 under Miami 21 Section 3.19.3. The published hearing notice described a resolution recommending approval with conditions of the Little River Enhanced TSND master-plan Exception. Meeting summaries report an 8–1 vote with modifications, including proposed height caps across three planning areas. This board recommendation should not be presented as final City Commission approval or a vested development entitlement. Confirm the latest City Clerk docket, subsequent proceedings, appeal status and applicable permits before relying on the plan.

For property owners and architects, the example illustrates why an adopted TOD Node designation, an Enhanced TSND master-plan Exception and later implementation approvals must be evaluated separately. Infrastructure capacity, affordable-housing commitments, mobility improvements, historic or conservation restrictions and individual parcel boundaries can all affect what can actually be built.

Site-screening checklist for architects and developers

First identify the exact folio and current Miami 21 transect zone, official Future Land Use designation and TOD Node tier, if any. Confirm whether the relevant rail station is eligible, the site's measured distance from it, and any required pedestrian, bicycle or circulator links. Check whether the property or abutting land is in a Neighborhood Conservation District or historic district, and review historic-property designation separately.

Next determine which standards apply by right versus Exception, the potential permitted envelope and height, the three-acre threshold for Enhanced TSND, lot-area and assemblage restrictions, affordable housing covenants, public-benefit obligations, traffic and concurrency constraints, and the current legislative and permit record. Obtain City Planning confirmation before relying on a preliminary development-capacity estimate.

How Gridics can assist and primary sources

Gridics previously modeled development potential within proposed Midtown Miami transit-station area sheds using its zoning-analysis tools. That historical demonstration helps illustrate scenario evaluation, but its visualization is not an official 2025-2026 TOD Node map or a representation of legally permitted capacity at any particular site.

Gridics CodeHUB and zoning-mapping or capacity-analysis products may help architects and developers investigate code rules and compare development scenarios, subject to verified dataset coverage. Neither Gridics nor this article replaces the City's adopted Miami 21 text, Future Land Use Map or a formal project determination.

City of Miami Clerk — City of Miami Clerk, Ordinance 14384 (File 17586), status ADOPTED, https://documents.miamigov.com/WebLink/DocView.aspx?dbid=0&id=1486418&repo=Administration

City of Miami Planning — TOD Node / TSND explainer and legislative links for Ordinance 14384 (File 17586) and Ordinance 14385 (File 17599): https://www.miami.gov/My-Government/Departments/Planning/Comprehensive-Planning-Main-Page/Proposed-Transit-Oriented-Development-Amendments

City of Miami — Comprehensive Planning and Miami 21 resources: https://www.miami.gov/My-Government/Departments/Planning/Comprehensive-Planning-Main-Page

Gridics — Prior TOD modeling case study and historic image source: https://gridics.com/case-study/tod-examining-development-potential-within-proposed-train-station-area-sheds/. The image depicts an earlier modeling exercise rather than the adopted Little River regulatory map.

July 15, 2026 Little River Enhanced TSND application: City of Miami PZAB File 19498, official published hearing notice describing a recommendation for conditional approval under Miami 21 Section 3.19.3: https://floridapublicnotices.com/notices/11608577 . Independent meeting transcript and summary (not a substitute for the signed City Clerk resolution): https://floridarecord.org/miami/meetings/2026-07-15-planning-zoning-and-appeals-board-jul-15-2026-be380bea-e269-40c1-91f0-e03b144e3cd5 .

Editorial review updated November 11, 2026. Verify the current enacted ordinances, housing requirements, historic-preservation rules, map amendments and any later master-plan actions before making a parcel-specific determination.