To the Editor:
Last week, something big happened that could change life for a lot of families in Miami. It didn’t make headlines, but it should have. The city’s Planning, Zoning and Appeals Board reviewed a proposal called the Transit Station Neighborhood Development (TSND) overlay. It sounds technical, but the truth is simple: this plan could allow 12-story towers—and possibly taller—to be built right next to single-family homes like mine and yours. And it could happen without a single public meeting in your neighborhood.
As a Miami mother I want my family to have a future here. I want them to be able to afford a home one day, to play in parks that aren’t boxed in by high-rises, and to grow up in a community that values neighbors and fairness. This plan puts all of that at risk.
The TSND overlay would apply to land within one mile of a major transit stop—which means nearly half of Miami. Developers wouldn’t need to present their plans to neighbors. There would be no public hearing. And the promises of affordable housing? They’re limited—just 10% to 12.5% of units would be affordable. That’s not enough to make a real difference in a city already facing a housing crisis.
What’s more, the City of Miami is giving up millions of dollars it could use for parks, public art or historic preservation. Under this proposal, big developers would get discounts on payments to the city’s trust funds—sometimes millions less on a single project. That’s money we all lose.
And then there’s the way this proposal has been handled. The version presented last week wasn’t the same version reaching the City Commission later this week. Even the Planning Board seemed confused. That’s not how good decisions get made. When Miami adopted its current zoning code, Miami 21, it held hundreds of public meetings. This time? Only one public meeting (last week) was held discussing the details of this proposal.
Look around your neighborhood. Could you imagine a 12-story tower popping up across the street? With TSND, that’s poised to happen encircling Lemon City Park. It could happen in Allapattah. Coral Gate. Coconut Grove. Sewell Park. And if this overlay passes, high-rises could happen in a lot more places, without warning.
I believe in growth. I believe in better transit and more housing. But I also believe in protecting the character of our neighborhoods, in including the people who live here in decisions that affect them, and in thinking things through before making permanent changes. This proposal doesn’t do that.
Let’s slow down. Let’s do this right—for our families, our neighbors, and the future of Miami.
Lauren Smith
Coconut Grove
