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A COMMUNITY CONVERSATION

A Better Springs,
Same Hometown Feel.

Join the conversation and help shape the future of the 36th Street corridor. Together, we can create a better Southeast Springs while preserving what makes our city special.

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Let's talk about 36th Street.

There’s a reason we chose Miami Springs: the quiet streets, the neighbors who say hello, the hometown feel. But now it’s time to talk about change and we’d like have a conversation with you.
Activate Southeast Springs is a community-driven effort to make the 36th Street corridor safer, more walkable, and better for local business – while preserving our vibrant community and small-town charm.
This is not a real estate project or redevelopment plan. It reflects the City’s commitment to improving everyday life while preserving the qualities residents already value about Miami Springs.

The Initiative

What we’re proposing for 36th St, and what we’re protecting.
Learn more

The Process

See how the conversation moves forward, when residents can participate, and what happens next.
See the timeline

Questions

Every question deserves a public answer. Ask yours.
Browse the FAQ

Participate

Your voice shapes what comes next. Sessions are open, notes are public.

Safer streets.

More peace of mind.

More local business.

More reasons to stay local.

Your voice, first.

Community-led, every step.

New sidewalks.

Better walkability.

Join the Conversation

SEPT 15, 2026

Community Listening Session

Join us at the EB Hotel at 7:00 PM for a community gathering to introduce Activate Southeast Springs. Hear a few words from the Mayor, learn what the initiative is about, and stay for an open conversation with neighbors and City leaders.

OCT 15 ,2026

Community Roundtable & Open Discussion

Join us at the Miami Springs Aquatic Center at 7:00 PM to continue the conversation with residents, City leaders, and community stakeholders as we discuss feedback, explore ideas, and help shape what comes next.

View all updates

We’re not here to announce a finished plan. We’re here to hear from you.

THE INITIATIVE

A better 36th Street.

36th Street has an opportunity to move forward while staying true to what makes Miami Springs special. The goal is thoughtful progress that strengthens the corridor while preserving our small-town character and hometown feel.

The local businesses on 36th Street have been here for decades. They stay.

Corridor zones

Three zones. Same Springs.

The corridor is divided into three distinct character zones, each shaped by what’s already there, parcel sizes, ownership patterns, building ages, and how each stretch relates to the neighborhoods behind it.

01

Curtis Parkway → Palmetto Drive

Arts and Culture District

Envisioned for boutique hotels, galleries, artist live-work and maker space, bars, restaurants and bistros.

02

Palmetto Drive → East Drive

Hospitality
Zone

Envisioned as a concentrated hotel district at a Miami Springs scale, with ground-floor retail and restaurants.

03

East of East Drive

Urban
Village

Larger parcels with a connected street grid, creating opportunities for mixed-use development, including residential with potential ground-floor restaurants, retail, and everyday services.

Every proposal will be considered with one goal in mind: moving the 36th street corridor forward while preserving the small-town character and hometown feel residents value for our Miami Springs.

The ballot measure applies only to the Urban Village area — not the entire Northwest 36th Street corridor.

VIEW Official election and ballot information by the City of Miami Springs.

A stronger 36th Street can bring together safer streets, local businesses, and a more connected community

WHAT WE’RE PROPOSING

  • Making streets safer and improving walkability throughout the corridor.
  • Supporting local businesses and creating more opportunities for residents to shop, dine, and stay local.
  • Improving the everyday experience of walking, parking, and visiting the 36th Street corridor.
  • Encouraging thoughtful progress while preserving Miami Springs’ small-town character and hometown feel.

WHAT WE’RE PROTECTING

  • The existing zoning height limits remain unchanged.
  • The small-town character and hometown feel that make Miami Springs special.
Better streets. Same soul. Same Springs.
See the timeline
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PROCESS

What happens, and when.

We’re not here to announce a finished plan. We’re here to continue the conversation with residents and move forward in the sunshine—with transparency, community input, and opportunities to participate at every stage.

1

SEPTEMBER 15, 2026

Introduce & Listen

Join us at the EB Hotel at 7:00 PM for a community gathering. Hear from the Mayor, learn more about Activate Southeast Springs, ask questions, and take part in an open conversation about the future of the 36th Street corridor.

2

FALL 2026

Roundtable & Open Discussion

The conversation continues with residents, City leaders, and community stakeholders. We’ll discuss what we heard, explore priorities and possibilities for the corridor, and provide another opportunity for open discussion and questions.

3

FALL - WINTER 2026

Public Review & Transparency

Community input will help inform the vision as it develops. Updates, proposals, and next steps will be shared openly so residents can see how the conversation is evolving and continue to participate.

4

2027 AND BEYOND

Long-term Revitalization

Future improvements would move forward thoughtfully and in phases. The long-term vision is to have safer streets, improved sidewalks and walkability, stronger support for local businesses, and modest residential development where appropriate—all while preserving Miami Springs’ small-town character and hometown feel.
This timeline will grow as the process moves. Check back for updates, or ask a question if you don’t see the answer you’re looking for.

faq

Ask Southeast Springs

Find answers to the most common questions about Southeast Springs. Don’t see yours? Ask below – every question gets a public answer.

The basics

An initiative to revitalize the Northwest 36th Street corridor, the stretch that runs from Curtis Parkway east to Lejeune Road. The goal is to replace the blight along the city’s main gateway with a mix of uses that work for residents: places to eat, shop and walk, and housing for people who want to live in Miami Springs long-term.

The NW 36th Street corridor between Curtis Parkway and Lejeune Road. 

Public safety

Two ways. It changes who’s on the street, permanent residents and customers mean more eyes on the corridor and more people who report problems, versus a transient population passing through. 

The corridor already generates a significant share of the City’s police calls. The current pattern is tied more closely to visitor and transient activity.

Adding permanent residents, active businesses, and more everyday activity can bring more eyes on the street and help create a safer, more active corridor.

Height and Parking— what actually gets built

The existing zoning height limits will remain unchanged.

within 150 feet of residential areas = up to 4 stories; beyond the buffer = approximately 11 stories

Every development must meet all applicable parking requirements.

No.
Micro residential units are not permitted. Minimum unit-size requirements prevent them.

Taxes and city finances

Doing nothing is a legitimate choice, and residents should understand what comes with it. The City’s current tax base is heavily dependent on property taxes raised from single-family homes. Revitalizing the NW 36ᵗʰ Street District gives the City an opportunity to diversify its revenue streams, which can make the City more resilient to potential budget reductions that can lead to cuts to police, parks programming, and roadway/capital repairs.

No. This initiative does not raise property taxes.

It’s aimed at broadening where the city’s revenue comes from so that homeowners carry less of the tax burden over time.

Who moves in if multifamily residential is developed

Market-rate mixed-use housing in the Urban Village zone, aimed at people who want to live in Miami Springs long-term, with a stake in the neighborhood, the same as residents anywhere else in the city.

The City Council is not proposing any changes to encourage Section 8 or Live Local Housing.

The corridor is meant to be walkable, and that’s by design: people walking to a restaurant or a pharmacy is what makes a commercial street function and what makes it safer at night. The alternative, an empty street after dark, is what the corridor has now.

The City has conducted a traffic study as part of the planning process. The 36th Street corridor is already connected to major highways and thoroughfares, which is an important part of how traffic is evaluated. Any future development would also need to address traffic, access, and parking before moving forward.

Trust and process

Yes. Resident input is an important part of the process.

There will be opportunities to ask questions, share feedback, and participate in public meetings as the initiative moves forward. Any decisions that require formal approval will go through the appropriate public hearing or ballot process.

Questions & Answers for Our Residents

As we continue the conversation about the future of the Southeast Springs and NW 36th Street corridor, we have heard many thoughtful questions from our residents. We believe the best way to move forward is through open communication, transparency, and a clear understanding of what is being considered, and what is not.
The questions below address some of the most common concerns and provide additional information about the City’s current efforts and the Activate Southeast Springs initiative.
The City understands that the hotel properties along the 36th Street corridor have presented public-safety and code-enforcement challenges over the years. Our Police Department and Code Enforcement staff continue to respond to issues and enforce the laws and ordinances that apply to these properties.
The City can inspect properties when we have the legal authority to do so and can take appropriate enforcement action when violations are identified. Depending on the circumstances, this may involve Code Enforcement, Building, Police, or other City departments.
We will continue to address problems that exist today while also looking at the longer-term future of the corridor. One of the goals of Activate Southeast Springs is to create a corridor with more legitimate businesses, permanent residents, restaurants, retail, and other activity. A more active and connected area can contribute to a safer and more welcoming environment.
If residents have a specific property or condition they would like the City to investigate, we encourage them to report it so that the appropriate department can follow up.
It is too early to provide a specific dollar amount.
Activate Southeast Springs is a vision for the future of the corridor, not a finalized development project. The amount of additional revenue would depend on what is ultimately developed, the value of that development, and the type of businesses and residential uses that are approved.
New development could expand the City’s property-tax base and generate additional economic activity. That additional revenue would become part of the City’s overall resources and could help support the services residents rely on, including Police, Parks and Recreation, Public Works, and infrastructure.
At the same time, we have to recognize that growth also creates costs. New development can increase demands for police services, traffic management, parking, roads, sidewalks, stormwater, landscaping, sanitation, and other municipal services.
The objective is not simply to add development. It is to encourage responsible investment that strengthens the City’s tax base while protecting the quality of life that makes Miami Springs special.
No. Miami Springs does not currently receive a share of the Tourist Development Tax, commonly known as the hotel bed tax, generated by hotels within our City.
The City has been working on this issue for many years. The City has previously asked the County and State to consider providing Miami Springs with a share of these revenues because our Police Department and other City services provide significant resources to an area with a large concentration of hotels.
Obtaining a share of the bed tax would require action beyond the City’s current authority. The City will continue to explore appropriate legislative and County options.
That is certainly part of the broader conversation.
One of the opportunities presented by Activate Southeast Springs is creating a corridor where residents have more places to eat, shop, gather, and spend time without having to leave Miami Springs.
The current concept identifies different areas of the corridor for different types of activity:
  • Arts and Culture District: Potential galleries, artist spaces, restaurants, bistros, and other cultural uses.
  • Hospitality Zone: Hotels complemented by restaurants and ground-floor retail.
  • Urban Village: Potential mixed-use development with residential uses, restaurants, retail, and everyday services.
Of course, whether a particular business can locate at a particular property will depend on zoning, land use, property ownership, site conditions, and the City’s development-review process.
These are all ideas that can be part of the community conversation.
The Arts and Culture District concept includes galleries and artist live-work or maker spaces. There may also be opportunities for cultural programming, classes, public gathering spaces, or privately operated recreational and entertainment uses.
At this point, however, there is no finalized proposal for a new school or specific youth facility within the corridor.
The current Activate Southeast Springs concept identifies three general areas:
Zone 1 – Arts and Culture District This area generally extends from Curtiss Parkway to Palmetto Drive. The concept includes boutique hotels, galleries, artist and maker spaces, restaurants, bistros, and other cultural uses.
Zone 2 – Hospitality Zone This area generally extends from Palmetto Drive to East Drive. The concept focuses on hospitality uses, with hotels potentially complemented by ground-floor restaurants and retail.
Zone 3 – Urban Village This area is east of East Drive and includes larger parcels that could provide opportunities for mixed-use development, including residential uses along with restaurants, retail, and other services.
It is important to emphasize that these concepts do not mean that every property or building in these areas will be redeveloped. Existing businesses remain an important part of the corridor, and individual properties will continue to be subject to their ownership, zoning, and applicable development requirements.
One of the most important points for residents to understand is that the current concept does not propose increasing the City’s existing zoning height limits.
The concept identifies approximately four stories for areas within 150 feet of residential properties and approximately 10–11 stories farther from residential areas, subject to applicable regulations.
Because Miami Springs is next to Miami International Airport, development is also subject to airport and aviation-related restrictions, including limits on building elevations.
The residential buffer is intended to provide additional separation between larger development and existing residential neighborhoods.
The increased residential density being promoted is primarily mixed-use, market-rate housing in the Urban Village area, where residential uses could be combined with restaurants, retail, and other services.
Section 8 or Live Local housing is not part of the proposal. Micro-residential units are not permitted as they do not meet the city’s minimum unit-size requirements.
The City does not permit vacation rentals in multifamily buildings.
Importantly, no particular residential project has been approved as part of Activate Southeast Springs.
Promoting increased residential density comes with an increase and parking and traffic demands. The City takes this very seriously.
The City recognizes that traffic and parking must be addressed as development occurs. Any individual project would need to go through the applicable review process and satisfy the City’s traffic and parking requirements.
The City will also need to continue coordinating with Miami-Dade County, FDOT, the airport, and other transportation agencies because 36th Street is an important regional corridor.
The goal is not to ignore the potential impact of growth. It is to make sure transportation, access, and parking are considered before individual projects move forward.
There is currently no final decision to sell, retain, or develop the airport-related properties.
Some properties in and around the corridor are controlled by Miami Dade Aviation Department. Where that is the case, the City cannot independently decide what happens to those properties.
Any future development would still have to comply with the applicable governmental approvals, zoning and land-use requirements, airport restrictions, and other regulations.
Because there is no finalized development plan for these properties, it would be premature to estimate a specific financial benefit to the City.
Airport lots highlighted in red
This is perhaps the most important question of all.
Miami Springs has a unique identity and a strong sense of community. Any future improvements to the Southeast Springs corridor should complement that identity, not erase it.
Activate Southeast Springs emphasizes improved walkability, safer streets, stronger businesses, better public spaces, and greater connectivity.
As developments are proposed, there are opportunities to incorporate trees, landscaping, attractive streetscapes, sidewalks, pedestrian connections, bicycle facilities, and gathering spaces.
The City will continue to evaluate these elements with the goal of creating a corridor that feels like Miami Springs.
The current schedule calls for continued community discussion during the fall and winter of 2026, followed by further development of the vision and potential projects in 2027 and beyond.
Most importantly, there will be opportunities for the community to remain involved.
The City will continue sharing information, proposals, public meetings, and updates through the City’s website and the Activate Southeast Springs website.

A Final Word to Our Residents

The future of Southeast Springs deserves thoughtful discussion, and we appreciate the questions and ideas our residents have brought forward.
Activate Southeast Springs is an opportunity to look at an important part of our community and ask what we want it to look like 10, 20, and even 30 years from now.
That does not mean every idea currently being discussed will happen. It does mean that we have an opportunity to plan thoughtfully rather than simply react to individual development proposals as they arise.
Our commitment is to keep residents informed, listen to the community, protect the character of Miami Springs, and make sure that any future changes are carefully evaluated.
The goal is simple: to create a safer, more vibrant, more connected Southeast Springs while preserving the hometown character that makes our City such a special place to live.

Myth vs. Fact

Clearing up the things we hear most often.

MYTH

Miami Springs is turning into Doral
36th Street is going to become all sky scrapers.
The plan is already final and residents have no say.
Local businesses will be pushed out.
Developers won’t have to provide parking.
This is Section 8 or Live Local housing.
This will raise my property taxes.
We’ll get micro apartments.
Nobody asked residents.
36th Street is fine as it is.

fact

It’s not. The goal is thoughtful progress along Southeast Springs while preserving our small-town character and hometown feel.
The initiative does not increase the existing zoning height limits.
There is no plan yet. Listening comes first, and every draft is published for public review.
Supporting local businesses is part of the goal. A stronger, more active corridor can create more opportunities for residents to shop, dine, and support businesses locally
All applicable parking requirements must be met.
No. It is neither Section 8 housing nor Live Local.
It doesn’t raise taxes. The goal is to broaden the City’s tax base so homeowners carry less of the overall tax burden over time
No. Micro residential units are not permitted.
The discussion has been informed by a market study, recommendations from the Economic Development Task Force, and input from property owners, businesses, residents, and City Council. Community input will continue throughout the process
The corridor faces real challenges today, including a significant share of the City’s police calls, limited residential activity, and opportunities to strengthen local business and walkability. The goal is to address those issues thoughtfully.

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Your voice shapes what comes next.

Every question gets a public answer, and every session is a chance to help decide what a better 36th Street looks like.

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Upcoming Community Events

SEPTEMBER 15, 2026 · 7:00 PM

Community Gathering

EB Hotel

Join us for the first community gathering for Activate Southeast Springs. Hear from the Mayor, learn more about the initiative and the opportunities for the 36th Street corridor, ask questions, and stay for an open conversation with neighbors and City leaders.

Open to all. No registration required.

OCTOBER 2026

Community Roundtable & Open Discussion

Let’s keep the conversation going. Residents, City leaders, and community stakeholders will come together to discuss what we’ve heard, explore priorities for the corridor, and answer questions about what comes next.

Date, time, and location coming soon.

Ways to get involved

Attend

Come to a listening session. No sign-up, no agenda, just neighbors.

Ask

Submit a question anytime. It gets a public answer in the question log, not a private reply.

Share

Tell a neighbor. The best outreach is a resident saying “Same Springs” to the next street over.

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