Do You Agree with the Proposed Increased Residential Density Along NW 36th Street

This residents of Miami Springs will be asked to approve a proposed charter amendment that will change the future of Miami Springs.  Right now, the City of Miami Springs is mulling over two proposed ballot questions.  Let’s review both of them:

Ballot Option 1:

The Charter provides that any building that includes more than 2 residential dwelling units shall not exceed 3 stories and a maximum of 40 feet in height.

To revitalize and attract investment to the Northwest 36th Street zoning district, it is proposed to allow buildings with residential units up to 120 feet in height in the area east of East Drive in the Northwest 36th Street zoning district.

Shall the above-described amendment be adopted?

YES
NO

Alternative Ballot Question:

The Charter provides that any building that includes more than 2 residential dwelling units shall not exceed 3 stories and a maximum of 40 feet in height.

To revitalize and attract investment to the Northwest 36th Street zoning district, it is proposed to exempt buildings with residential units in the area east of East Drive in the Northwest 36th Street zoning district from the Charter’s restriction.

Shall the above-described amendment be adopted?

YES
NO

What would these measures do?

Both proposals encourage denser residential development.

Option 2 removes all residential height restrictions within the districts.  Option 1 removes the 3 story height restriction and increases the height limit to 120 feet or roughly 12 stories.  Between the two, we prefer the option that sets a cap at 120 feet.  What do you think?

Pros:

1. Economic Feasibility & Modernization

• The “3-Story” Problem: Modern construction costs are high. Developers often argue that building only 3 stories is “economically unfeasible” because they cannot sell enough units to cover the cost of the land and construction. Allowing more height makes it profitable for developers to buy and demolish the old buildings.

• Highest and Best Use: The current 36th Street corridor is underutilized relative to its location (next to a major international airport). Zoning changes allow the land to generate significantly more value.

2. Improved “Curb Appeal” & Pedestrian Experience

• Gateway Aesthetics: NW 36th Street is often the first thing visitors see when entering Miami Springs. Replacing aging motels with modern mixed-use buildings (shops on bottom, apartments on top) could improve the city’s image.

• Sidewalk Widening: New developments often come with requirements to build wider sidewalks, plant trees, and install better lighting, making the area walkable and safer for pedestrians—something the current corridor lacks.

3. Safety & Crime Reduction (CPTED)

• Eliminating Blight: “Crime Prevention Through Environmental Design” (CPTED) suggests that replacing transient, cash-based motels with permanent resident housing reduces illicit activities (drug trade/prostitution) often associated with short-term lodging.

• Passive Surveillance: Having permanent residents “eyes on the street” (people walking dogs, looking out windows) acts as a deterrent to crime compared to empty industrial lots or transient areas.

4. Housing Supply

• Regional Demand: Miami-Dade is in a housing shortage. Adding density here provides housing inventory.

  • areas.

5. Increased Customers for Local Businesses

• More Residents: More residents along NW 36th Street means more customers for local businesses including restaurants, retail, and supermarkets.

Cons:

1. More density.  More people.
   • Say goodbye to the small town feel.  It’s hard to stay a small town when we add thousands of new residents to Miami Springs.
   • More people in our community means more people on our roads, parks, schools, etcetera.
2. Diluted Voted
   • Increasing the number of voters in Miami Springs can dilute the vote, especially from long term residents.
3. Infrastructure Strain (Beyond just “Traffic”)
   • Utilities: Can the current sewer, water pressure, and electrical grid in that district handle hundreds of new toilets, showers, and air conditioners? Upgrading this infrastructure is expensive and disruptive.
   • Emergency Services: Does the Miami Springs Police/Fire Department have the equipment (e.g., tall enough ladder trucks) and staffing to handle 6-to-12-story buildings? High-density fires or medical emergencies require different resources than single-family homes.
4. The “Canyon Effect” & Shadowing
   • Loss of Light: Taller buildings cast longer shadows. Depending on the orientation, new towers could block sunlight for adjacent properties, the golf course, or lower-density homes behind the commercial strip.
   • Wind Tunneling: Rows of taller buildings can create wind tunnels that make walking at street level unpleasant.
5. Parking & Traffic Specifics
   • The “Spillover” Risk: If the new developments are granted “parking variances” (allowed to build fewer spots than residents need), those cars don’t disappear—they park in nearby residential neighborhoods or clog commercial lots.
   • Corridor Paralysis: NW 36th Street is a state road and a major airport artery. Adding hundreds of residential cars entering/exiting during rush hour could turn a busy road into a parking lot, affecting emergency response times.
6. Construction Nuisance
   • Long-term Disruption: Building a “massive residential tower” takes 18–36 months. This means years of pile driving (noise), dust coating nearby homes/cars, and lane closures on 36th Street.
7. Precedent & Spot Zoning
   • The “Slippery Slope”: If height limits are removed here, it sets a legal precedent. Developers in other parts of Miami Springs (like the downtown Circle or near the Golf Course) may sue or petition for the same rights, arguing “you let them do it on 36th Street.”
8. District Expansion Creep
   • Once the height restriction is lifted within a small zone, you no longer need a charter amendment to expand it.  You just need three council members to agree to expand the zone and voila, an area never intended for limitless height restrictions can now go beyond three stories.

Key Questions for Miami Springs Voters:

• Should we revitalize NW 36th Street?
• Is increased residential density the answer?
• If so, what safeguards do we have to limit the amount of increased density and where?
• Is the City of Miami Springs competent enough to enforce high quality development?  Do we have enough staff / experts at Building and Zoning to even handle this?

• Or like past Miami Springs mistakes, will we end up with developments that fall far short of their true potential?

Next Council Meeting

Monday, April 13, 2026 at 7pm.

Key Election Information

The final ballot will appear on the August 18, 2026 countywide primary election.

Whether you are for or against these proposed measures, this will be when Miami Springs residents will get to have their voices heard on the future of Miami Springs.

Feedback

Your input is invaluable in the public square.  It’s important that residents share their opinions, questions, and comments before the election.  It’s too late to complain after the election.

Please share your thoughts in the comments section below or via social media.  And don’t forget to talk to your mayor and council members this weekend while at the River Cities Festival.