Zoning › Florida › Miami-Dade County › Miami

Miami, FL Zoning

Form-based-zoning. 16 districts · 12 overlays · 5 applicable state preemptions.

Overview

Code type
form-based
Naming convention
transect

Miami 21 uses SmartCode-derived transect taxonomy T3 (Sub-Urban) through T6 (Urban Core) with numeric suffix denoting maximum stories (T6-8, T6-12, T6-24, T6-36, T6-48, T6-60, T6-80) and one-letter open/restricted modifier (-O = open, -R = restricted, -L = limited). Civic Institution (CI, CI-HD), Civic Space (CS), and District (D1 Work Place, D2 Industrial, D3 Marine Industrial) supplement the transect series. Not Euclidean — regulates building form (building placement, frontage, height by stories, lot disposition) rather than use. Use permissions derive from Article 4 Table 3 and transect article.

Worth knowing
  • Miami 21 is a form-based code (FBC) with SmartCode-derived transect zones T1-T6 — it regulates BUILDING FORM (height in stories, build-to frontage, lot disposition) not primarily USE. Traditional Euclidean analogies (R-1, C-1) do not apply; sub-type suffix (-R Restricted, -L Limited, -O Open) encodes use permissiveness within each transect.
  • FLR (Floor Lot Ratio) is Miami 21's version of FAR and applies only to T6 zones (T3-T5 have NO FLR; bulk is regulated by lot coverage × stories × density). FLR values range from 5.0 (T6-8) to 24.0 (T6-80), with Public Benefits Program bonuses up to 18.0 (T6-24) / 24.0 (T6-48/60) / no additional at T6-80.
  • Public Benefits Program (Miami 21 Article 3.14) allows developers to exceed base FLR in T6 by contributing to affordable housing trust fund, providing on-site workforce housing, historic preservation, public open space, or green building. Bonus FLR can increase entitlement 30-50% above base.

+ 12 more in Quirks & notes

Districts

cbd 5mu 4special 3ind 2res_sf 1res_mf 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
T1Natural Zonespecial——0[1]—0[2]—— / — / —
T3Sub-Urbanres_sf5,000 sf[6]25 ft[7]0.5[8]—9[9]2[10]20[3] / 5[4] / 20[5]
T4General Urbanres_mf5,000 sf[14]38 ft[15]0.6[16]—36[17]1.5[18]10[11] / 5[12] / 5[13]
T5Urban Centermu5,000 sf[22]70 ft[23]0.8[24]—65[25]1.5[26]0[19] / 0[20] / 10[21]
T6-8Urban Core 8mu5,000 sf[30]80 ft[31]0.8[32]5[33]150[34]1[35]0[27] / 0[28] / 0[29]
T6-12Urban Core 12mu5,000 sf[39]120 ft[40]0.8[41]8[42]150[43]1[44]0[36] / 0[37] / 0[38]
T6-24Urban Core 24cbd5,000 sf[48]240 ft[49]0.8[50]11[51]150[52]1[53]0[45] / 0[46] / 0[47]
T6-36Urban Core 36cbd5,000 sf[57]360 ft[58]0.8[59]12[60]150[61]1[62]0[54] / 0[55] / 0[56]
T6-48Urban Core 48cbd5,000 sf[66]480 ft[67]0.8[68]15[69]150[70]1[71]0[63] / 0[64] / 0[65]
T6-60Urban Core 60cbd5,000 sf[75]600 ft[76]0.8[77]18[78]150[79]1[80]0[72] / 0[73] / 0[74]
T6-80Urban Core 80cbd5,000 sf[84]800 ft[85]0.8[86]24[87]1,000[88]1[89]0[81] / 0[82] / 0[83]
CSCivic Spacespecial——0.25[90]—0[91]—— / — / —
CICivic Institutionspecial5,000 sf[95]—[96]0.8[97]———10[92] / 10[93] / 10[94]
D1Work Place (District 1)mu5,000 sf[101]80 ft[102]0.8[103]—36[104]1.5[105]0[98] / 0[99] / 10[100]
D2Industrial (District 2)ind5,000 sf[109]—[110]0.8[111]—0[112]—0[106] / 0[107] / 10[108]
D3Marine Industrial (District 3)ind5,000 sf[116]—[117]0.8[118]—0[119]—0[113] / 0[114] / 10[115]

Confidence: confirmed partial under review not found

Overlays

NRD-1
Neighborhood Revitalization District 1 — Wynwood
SPD
Miami 21 Appendix J (NRD-1) · c Miami 21 Appendix J
NRD-2
Neighborhood Revitalization District 2 — Wynwood Norte
SPD
Miami 21 Appendix L (NRD-2, adopted Ord. 13975, 2021) · c Miami 21 Appendix L (Ord. 13975, 2021)
NCD
Neighborhood Conservation Districts
CON
Miami 21 Appendix A (NCDs) · c Miami 21 Appendix A
MTO
Midtown Overlay District
SPD
Miami 21 Appendix C (Midtown Overlay, amended May 2011) · c Miami 21 Appendix C
DD-SAP
Miami Design District Special Area Plan
SPD
Miami 21 Article 3.9 SAP (Miami Design District Retail Street SAP, Ord. 13273, 2012; expanded) · c Miami 21 Article 3.9 + Ord. 13273 (2012)
TOD/TOC
Transit Oriented Development / Transit Oriented Corridor
TOD
Miami 21 Article 3.6.1 (Parking Reductions in Transit Areas) · c Miami 21 Article 3.6.1
HD
Historic Preservation (HD) / Heritage Conservation
HIST
City of Miami Code Ch. 23 (Historic Preservation) + Miami 21 Article 3.10 · c Miami 21 Article 3.10 + City Code Ch. 23
WF
Waterfront Standards
ENV
Miami 21 Article 3.11 + Appendix B (Waterfront) · c Miami 21 Article 3.11
HD-MED
Health District Overlay
SPD
Miami 21 Appendix E (Health District) · c Miami 21 Appendix E
NCD-6
North Bayshore NCD
CON
Miami 21 Appendix D (N. Bayshore NCD) · c Miami 21 Appendix D
FLD
Flood Hazard Overlay (AE / VE / X Shaded)
FP
City of Miami Code Ch. 54 Art. III (Floodplain Management) + Florida Building Code 7th ed. · c City of Miami Code Ch. 54 Art. III
CHHA
Coastal High Hazard Area (CHHA)
ENV
Florida Statute §163.3178 (Coastal Management) + Miami-Dade County CDMP + Miami 21 Article 3.14 · c FS §163.3178 + City of Miami Comprehensive Plan Coastal Management Element

State preemptions

FL-LiveLocal-FS§166.04151(7)applies
Qualifying condition
Miami has extensive commercial, industrial, and mixed-use zoning (T5-L/O, T6-8-O through T6-80-O, D1 Work Place, D2 Industrial, C-zones under legacy) that are 'commercial, industrial, or mixed-use' trigger zones under FS §166.04151(7)(a). Miami's highest residential density base district is T6-80-O at approximately 1000 du/ac (effectively unlimited), and with NRD-1/NRD-2/DD-SAP overlays higher density is achievable via Public Benefits / SAP transfers. Within 1 mile of Brickell/Downtown T6-80 sites the 'tallest zoning height in the jurisdiction' is 80 stories / 800 ft — Live Local permits qualifying projects to match this height anywhere on qualifying commercial/industrial/MU parcels citywide. City of Miami has adopted an administrative Live Local Act review path (Planning Dept preliminary review) and has processed multiple Live Local applications (e.g., Magic City, Midtown Quarter, Brickell-adjacent conversions).
FL-HB1339-2020applies
Qualifying condition
Miami participates in the SHIP (State Housing Initiatives Partnership) program through Miami-Dade County's SHIP allocation, and SAIL (State Apartment Incentive Loan) awardees operate within the city. Any SAIL- or SHIP-funded affordable development receives preempted local regulation. Generally narrower-scope than Live Local but retains relevance for smaller mission-driven affordable projects.
FL-BuildingCode-FS§553.73applies
Qualifying condition
Statewide. Miami adopts and enforces the Florida Building Code 7th Edition (2020) + local amendments; local amendments must be more stringent than state minimum and must be registered with the Florida Building Commission. Miami's Ch. 54 flood ordinance (BFE + 1 ft freeboard) is a filed local amendment.
FL-BertHarris-FS§70.001applies
Qualifying condition
Statewide — any regulation imposed on specific real property in Florida after May 11, 1995 that 'inordinately burdens' the property may trigger a Bert Harris claim for compensation. Miami's downzoning actions, overlay impositions (e.g., MiMo NCD height cap at 35 ft over underlying T6-8 80 ft), CHHA-related limits, and Miami Forever Bond sea-level-rise freeboard requirements are each potentially exposed. 2021 Bert Harris amendments (HB 1101) broadened the definition of 'inordinate burden' and extended statute of limitations.
FL-ShortTermRental-FS§509.032(7)applies
Qualifying condition
Statewide preemption of local vacation rental regulation enacted 2014 and amended through 2024 (SB 280 was vetoed 2024; SB 280 2025 signed). Miami has historical vacation-rental ordinance (Ord. 13599, 2017) limiting STRs to specific T-zones. State preempts city from prohibiting vacation rentals or regulating duration/frequency of rental.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Miami 21 is a form-based code (FBC) with SmartCode-derived transect zones T1-T6 — it regulates BUILDING FORM (height in stories, build-to frontage, lot disposition) not primarily USE. Traditional Euclidean analogies (R-1, C-1) do not apply; sub-type suffix (-R Restricted, -L Limited, -O Open) encodes use permissiveness within each transect.
  • FLR (Floor Lot Ratio) is Miami 21's version of FAR and applies only to T6 zones (T3-T5 have NO FLR; bulk is regulated by lot coverage × stories × density). FLR values range from 5.0 (T6-8) to 24.0 (T6-80), with Public Benefits Program bonuses up to 18.0 (T6-24) / 24.0 (T6-48/60) / no additional at T6-80.
  • Public Benefits Program (Miami 21 Article 3.14) allows developers to exceed base FLR in T6 by contributing to affordable housing trust fund, providing on-site workforce housing, historic preservation, public open space, or green building. Bonus FLR can increase entitlement 30-50% above base.
  • Height regulated in STORIES not feet — conversion to feet varies: residential ~10 ft/story; ground-floor mixed-use 14-25 ft; upper mixed-use 10-12 ft. Non-habitable parapet/fire walls may extend up to 5 ft above stated maximum in T4/T5, creating 'effective height' vs 'maximum height' distinction.
  • Above 8th story in T6 zones: residential floor plate ≤ 15,000 sf; commercial floor plate ≤ 30,000 sf (Article 5.6) — drives slender tower design in Brickell/Edgewater/Downtown. Below 8th story: podium floor plates unconstrained up to lot coverage max.
  • T6 abutting lower transects (T3/T4/T5) triggers stepback of 30 ft above the 5th story from the abutting transect boundary (Article 5.6) — creates complex envelope analysis at transect boundaries in Edgewater/Brickell/Wynwood.
  • Special Area Plans (SAPs, Article 3.9) require minimum 2 contiguous acres and City Commission approval; allow FLR transfer and design-guideline negotiation across parcels. Miami Design District SAP (Ord. 13273, 2012), Miami Worldcenter SAP, Magic City Innovation District SAP, Brickell City Centre SAP all active. SAPs can override base transect bulk substantially.
  • NRD-1 (Wynwood, Appendix J) and NRD-2 (Wynwood Norte, Appendix L Ord. 13975, 2021) add Design Review Committee discretionary review (30-60 days) on top of base zoning; NRD-1 waives parking minimums for projects under 20,000 sf; NRD-2 allows 50% parking reduction (exceeds citywide 30% TOD).
  • NCD-4 MiMo Biscayne Boulevard Historic District caps height at 35 ft on Biscayne Blvd frontage despite underlying T6-8 (80 ft base) — creates Bert Harris exposure risk and is the most restrictive NCD cap in the city.
  • Waterfront setback 50 ft + 25 ft side yard is enshrined in City CHARTER §3(mm) — cannot be modified by ordinance or Miami 21 amendment. Public baywalk/riverwalk easement required on all waterfront parcels (Article 3.11.d).
  • Parking reductions stack non-linearly: base 30% within ½ mi TOD / ¼ mi TOC (Article 3.6.1); 0 parking in T6-80-O within 1,000 ft of Metromover/Metrorail; NRD-1 zero-minimum for <20,000 sf projects; NRD-2 50% reduction; Live Local Act ≥20% mandatory reduction (statute). Combined, some T6-80-O Brickell sites are effectively zero-parking-permitted.
  • Florida Live Local Act (FS §166.04151(7), NOT §380.06 which is DRI) permits by-right multifamily on any commercial/industrial/MU zone for qualifying (40% @ 120% AMI) projects. Miami is in the highest-impact city category: city's highest density (T6-80-O ≈ 1000 du/ac) and highest zoning height (80 stories / 800 ft) within 1 mile of Brickell sets a jurisdiction-wide density/height floor for Live Local projects even in T4/T5/D1 commercial/MU areas.
  • Miami Forever Bond (2017, $400M) + Stormwater Master Plan drive sea-level-rise resiliency amendments to Ch. 54 floodplain ordinance and waterfront standards. Current practice pushes BFE + 2 ft (1 ft code + 1 ft freeboard policy) in VE zones, though full codification is incremental.
  • Miami 21 Appendix-based overlay architecture (Appendices A, B, C, D, E, J, L) rather than inline code — overlay substance retrieved from PDFs, not interlinear code text. This mirrors traditional form-based-code practice and creates extraction complexity for scripted retrieval.
  • CHHA (Coastal High Hazard Area) covers most of Miami east of I-95. Comp-plan amendments increasing density in CHHA require evacuation-clearance mitigation per FS §163.3178 — a soft ceiling on intensification layered above base zoning.

Formulas

Definitions

height
Max stories per transect zone per Article 5; Miami 21 regulates height in STORIES not feet. Story conversion: residential ~10 ft/story; ground-floor mixed-use 14-25 ft; upper mixed-use 10-12 ft/story. Non-habitable parapet/fire walls may extend up to 5 ft above the maximum.
lot_coverage
Building lot coverage per Miami 21 Article 5 by transect zone; expressed as % of lot.
far
Not used — Miami 21 uses FLR (Floor Lot Ratio) in T6 transect zones per Article 4 Table 3. FLR values: T6-8 = 5 (with benefits 8); T6-12 = 8 (with benefits 12); T6-24 = 11 (with benefits 18); T6-36 = 12 (with benefits 22); T6-48 = 15 (with benefits 24); T6-60 = 18 (with benefits 24); T6-80 = 24 (no benefits upper cap). T3-T5 do not use FLR — regulated by lot coverage + density + height.
du_ac
Dwelling units per acre per Article 4 Table 3 by transect zone.
impervious_cover
setback_front
Miami 21 uses BUILD-TO zones (principal frontage) rather than traditional setbacks. Building MUST occupy the build-to line for a minimum frontage percentage (80% T5-T6). Min and max front setback per Article 5.
setback_side
Varies by transect zone; 0 ft permitted in T5 / T6 (zero-lot-line allowed); T3 / T4 require side setbacks.
setback_rear
Varies by transect zone; alley access assumed in T5 / T6.
parking
Spaces per dwelling unit per Article 4 Table 4. Transit-proximity reductions: 30% reduction within ½ mile of TOD (Metromover/Metrorail station) or within ¼ mile of a TOC (Transit Oriented Corridor) per Article 3.6.1; 0 parking required in T6-80-O within 1,000 ft of Metromover/Metrorail.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * flr (T6 only); T3-T5: lot_area_sf * lot_coverage * max_stories
max_units_from_density
lot_area_sf * du_ac / 43560
parking_required
units * parking
flr_with_public_benefits
T6 FLR may be increased by up to 40-50% via Public Benefits Program (affordable/workforce housing contribution, historic preservation, open space) per Article 3.14
upper_floor_plate_limits_T6
Above the 8th story in T6 zones: residential floor plate ≤ 15,000 sf; commercial floor plate ≤ 30,000 sf (Article 5.6)
setback_transition_T6_abut_lower
Above the 5th story (T6 abutting T3/T4/T5), additional stepback of 30 ft from abutting transect boundary; Article 5.6

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Sources & references

Primary source
Miami 21 Zoning Code
Adopted Oct 22, 2009 by Ord. 13114; effective May 20, 2010; amended through 2024 · retrieved 2026-04-18
Citations
  1. [1] Miami 21 Article 5.2
  2. [2] Miami 21 Article 4 Table 3
  3. [3] Miami 21 Article 5.3
  4. [4] Miami 21 Article 5.3
  5. [5] Miami 21 Article 5.3
  6. [6] Miami 21 Article 5.3 Table
  7. [7] Miami 21 Article 5.3
  8. [8] Miami 21 Article 5.3
  9. [9] Miami 21 Article 4 Table 3
  10. [10] Miami 21 Article 4 Table 4
  11. [11] Miami 21 Article 5.4
  12. [12] Miami 21 Article 5.4
  13. [13] Miami 21 Article 5.4
  14. [14] Miami 21 Article 5.4
  15. [15] Miami 21 Article 5.4
  16. [16] Miami 21 Article 5.4
  17. [17] Miami 21 Article 4 Table 3
  18. [18] Miami 21 Article 4 Table 4
  19. [19] Miami 21 Article 5.5
  20. [20] Miami 21 Article 5.5
  21. [21] Miami 21 Article 5.5
  22. [22] Miami 21 Article 5.5
  23. [23] Miami 21 Article 5.5
  24. [24] Miami 21 Article 5.5
  25. [25] Miami 21 Article 4 Table 3
  26. [26] Miami 21 Article 4 Table 4
  27. [27] Miami 21 Article 5.6
  28. [28] Miami 21 Article 5.6
  29. [29] Miami 21 Article 5.6
  30. [30] Miami 21 Article 5.6
  31. [31] Miami 21 Article 5.6
  32. [32] Miami 21 Article 5.6
  33. [33] Miami 21 Article 4 Table 3
  34. [34] Miami 21 Article 4 Table 3
  35. [35] Miami 21 Article 4 Table 4
  36. [36] Miami 21 Article 5.6
  37. [37] Miami 21 Article 5.6
  38. [38] Miami 21 Article 5.6
  39. [39] Miami 21 Article 5.6
  40. [40] Miami 21 Article 5.6
  41. [41] Miami 21 Article 5.6
  42. [42] Miami 21 Article 4 Table 3
  43. [43] Miami 21 Article 4 Table 3
  44. [44] Miami 21 Article 4 Table 4
  45. [45] Miami 21 Article 5.6
  46. [46] Miami 21 Article 5.6
  47. [47] Miami 21 Article 5.6
  48. [48] Miami 21 Article 5.6
  49. [49] Miami 21 Article 5.6
  50. [50] Miami 21 Article 5.6
  51. [51] Miami 21 Article 4 Table 3
  52. [52] Miami 21 Article 4 Table 3
  53. [53] Miami 21 Article 4 Table 4
  54. [54] Miami 21 Article 5.6
  55. [55] Miami 21 Article 5.6
  56. [56] Miami 21 Article 5.6
  57. [57] Miami 21 Article 5.6
  58. [58] Miami 21 Article 5.6
  59. [59] Miami 21 Article 5.6
  60. [60] Miami 21 Article 4 Table 3
  61. [61] Miami 21 Article 4 Table 3
  62. [62] Miami 21 Article 4 Table 4
  63. [63] Miami 21 Article 5.6
  64. [64] Miami 21 Article 5.6
  65. [65] Miami 21 Article 5.6
  66. [66] Miami 21 Article 5.6
  67. [67] Miami 21 Article 5.6
  68. [68] Miami 21 Article 5.6
  69. [69] Miami 21 Article 4 Table 3
  70. [70] Miami 21 Article 4 Table 3
  71. [71] Miami 21 Article 4 Table 4
  72. [72] Miami 21 Article 5.6
  73. [73] Miami 21 Article 5.6
  74. [74] Miami 21 Article 5.6
  75. [75] Miami 21 Article 5.6
  76. [76] Miami 21 Article 5.6
  77. [77] Miami 21 Article 5.6
  78. [78] Miami 21 Article 4 Table 3
  79. [79] Miami 21 Article 4 Table 3
  80. [80] Miami 21 Article 4 Table 4
  81. [81] Miami 21 Article 5.6
  82. [82] Miami 21 Article 5.6
  83. [83] Miami 21 Article 5.6
  84. [84] Miami 21 Article 5.6
  85. [85] Miami 21 Article 5.6
  86. [86] Miami 21 Article 5.6
  87. [87] Miami 21 Article 4 Table 3
  88. [88] Miami 21 Article 4 Table 3
  89. [89] Miami 21 Article 4 Table 4
  90. [90] Miami 21 Article 5.7
  91. [91] Miami 21 Article 4 Table 3
  92. [92] Miami 21 Article 5.8
  93. [93] Miami 21 Article 5.8
  94. [94] Miami 21 Article 5.8
  95. [95] Miami 21 Article 5.8
  96. [96] Miami 21 Article 5.8
  97. [97] Miami 21 Article 5.8
  98. [98] Miami 21 Article 5.9
  99. [99] Miami 21 Article 5.9
  100. [100] Miami 21 Article 5.9
  101. [101] Miami 21 Article 5.9
  102. [102] Miami 21 Article 5.9
  103. [103] Miami 21 Article 5.9
  104. [104] Miami 21 Article 4 Table 3
  105. [105] Miami 21 Article 4 Table 4
  106. [106] Miami 21 Article 5.9
  107. [107] Miami 21 Article 5.9
  108. [108] Miami 21 Article 5.9
  109. [109] Miami 21 Article 5.9
  110. [110] Miami 21 Article 5.9
  111. [111] Miami 21 Article 5.9
  112. [112] Miami 21 Article 4 Table 3
  113. [113] Miami 21 Article 5.9
  114. [114] Miami 21 Article 5.9
  115. [115] Miami 21 Article 5.9
  116. [116] Miami 21 Article 5.9
  117. [117] Miami 21 Article 5.9
  118. [118] Miami 21 Article 5.9
  119. [119] Miami 21 Article 4 Table 3

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

72%completeness68 confirmed12 partial3 inferred
Documented gaps
  • Miami 21 Appendix J (NRD-1) and Appendix L (NRD-2) full parameter tables — retrieved at section-summary level; per-lot bonus calibration requires live PDF fetch
  • Public Benefits Program §3.14 exact contribution rates by transect and benefit category — partial
  • Transect sub-type (-R/-L/-O) du/ac matrix — confirmed at main transect level; sub-type variants partial at T5 and T6 variants
  • Exact Table 3 FLR-with-Benefits values for T6-36/60 verified at reference level; cross-check against July 2024 adopted PDF recommended
  • Individual active SAPs (Worldcenter, Magic City, Brickell City Centre) beyond Design District SAP not individually parameterized in this pass — each is a substantial standalone document
  • 2025 SB 1730 (Live Local Act amendments) operational implementation at City of Miami — under_review pending City Planning Dept guidance issuance
  • Vacation rental 2025 SB 280 operational-effective date and Miami Ord. 13599 cross-application — search_performed at statute-summary level

Known issues

freshness:volatiledata:gaps-present

Verification

last_verified_at2026-04-18T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked84
atomic_claims_passed84
atomic_claims_failed0
failed_claims
narrative_refnarratives/miami-fl/abe91c51-5b32-4736-8554-7cca45823e0d.json

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