What the mapped tiers are
In 2019 the County adopted a framework — Ordinance 19-7 and related Comprehensive Development Master Plan (CDMP) provisions — that ties land-use expectations to its planned rapid-transit corridors.
ProtectDade is currently focused on the Kendall Corridor and surrounding communities — one part of Miami-Dade County’s broader mapped transit-density geography.
Along the Kendall Corridor, County GIS publishes distance-tier polygons at 1/4 mile and 1/2 mile. Those tiers carry maximum density and floor-area values: 60 units per acre in the 1/4-mile tier and 36 in the 1/2-mile tier.
What a result means
An "inside" result means the County’s own mapped polygon contains your address point within the Kendall Corridor area — and that County planning policy already identifies that area for transit-supportive density under the CDMP. The broader land-use framework may already support substantially greater density there, subject to zoning, parcel conditions, project type, approvals, and other County rules.
Why being inside matters — even without a rezoning
It used to take two steps. A developer who wanted more density than the plan allowed had to get the County to change the plan first, then get the zoning changed for the site.
Near the Kendall Corridor, County policy may already allow the additional density at the land-use level. If it does, the decision can move directly to the zoning and approvals for the individual property.
A property is not rezoned by being on the map, and being on the map says nothing about whether anything has been filed for a given property.
What a result does not mean
Being inside a tier does not rezone a property. It does not automatically permit an apartment building on a lot. It does not mean an application exists or that a developer is coming. And it does not predict whether any future application would be approved. Eligibility is not entitlement — but it is a real change in the rules.
Geographic context only — not a zoning determination.
How this happened in Continental Park
Continental Park is an established single-family neighborhood in Kendall.
Four apartment projects totaling 261 proposed units on seven lots have now been filed inside the neighborhood.
The first, Continental Flats, was filed in May 2025. Residents did not become broadly aware of it until the end of June 2026, more than a year later.
By then, three more projects had been filed: Serralta in May 2026, followed by Cape Summit and Galloway Expansion in June.
None of the four projects has been approved.
The neighborhood was completely caught off guard.
The bigger question was how projects this dense could even be proposed on properties that still have low-density residential zoning.
The answer is the same reason ProtectDade exists.
Continental Park falls inside the Kendall Corridor’s mapped density bands. Within these bands, Miami-Dade County’s adopted land-use policy supports substantially higher density than the existing zoning on many properties.
The existing zoning still matters. A developer still has to apply for rezoning and obtain the approvals required for a specific project.
But the land-use hurdle has already changed. A developer can seek zoning for much denser development without first having to ask the County to amend its broader land-use plan to allow that density.
That is the mechanism now being used in Continental Park.
And if your address falls inside one of the Kendall Corridor bands, the same County land-use policy applies there.
That does not mean an application has already been filed near your home. It means the same path being used to pursue much denser development in Continental Park can also be used in your neighborhood.
That is what ProtectDade is here to show you before you are caught off guard.
How ProtectDade decides an address is in the Kendall Corridor area
Miami-Dade County publishes a Kendall Corridor Half Mile Buffer — a 2,640-foot band around its own Kendall centerline. An address inside that County buffer is inside the Kendall Corridor focus; ProtectDade then measures 1,320 feet from the same County centerline to tell the 1/4-mile area from the 1/2-mile area (the County does not publish a separate Kendall 1/4-mile layer). Within 1 mile of the centerline counts as near; anything else is outside ProtectDade’s current focus. The County’s mapped maximum density at an address comes from its CDMP tier layer and is reported separately from Kendall geography. The methodology page explains this in full.
County geography versus city jurisdiction
The distance tiers are drawn almost entirely over unincorporated Miami-Dade, where the County is the zoning authority — along the Kendall Corridor, nearly all of the mapped area is unincorporated. Incorporated cities are mapped separately by the County, without tier density values, and municipal zoning governs there. That is why an address inside a city gets its own result state.
What this does NOT mean
- This property has not been rezoned.
- An apartment building is not automatically permitted on this lot.
- This result does not predict whether any future application would be approved.