Hialeah, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)

4 runs Hialeah's NBD density and height bonus as a menu of weighted incentive points, each usable only once per project. 0 points, goes to redeveloping a corner site in an activity node with no variances needed. 0-point option is a one-time payment of at least $40,000 to the city's housing trust fund. 5 point for items like rear parking out of street view, ground-floor pedestrian-oriented retail, private balconies or rooftop terraces on low-rise buildings with surface parking, amenity packages such as pools or fitness centers, upgraded lobbies, street-level public art, a parking garage wrapped by linear building on lower floors, and public plazas or colonnades with furnished seating.

4(b) converts the point total into a density and height table: one point buys 33 to 39 units per acre and one added story, two points buys 40 to 49 units and two stories, three points buys 50 to 59 units and three stories, and four points unlocks the ceiling of 60 to 70 units per acre and four added stories, on top of the 32-unit and 55-foot, five-story base set in Sec. 3. Height incentives above the base additionally require design review committee evaluation of the physical site and its relationship to surrounding properties, and Sec.

3(a) bars any variance to obtain density or height incentives where a project falls short on points. Buildings in the mapped Area 2 corridor are capped separately at 65 feet, six stories and 60 units per acre regardless of points earned, to preserve compatibility with that corridor's existing scale.