Miami Zoning Overview

Miami is the county seat of Miami-Dade County and the second-most populous city in Florida. With a 2020 Census population of 442,241, it is a major global city and the cultural and economic capital of South Florida. Miami uses a unique form-based zoning code called Miami 21, which replaced the city's traditional Euclidean zoning ordinance.

Miami 21 organizes the city into Transect Zones (T-Zones) based on urban character and density — from T1 (Natural) through T6 (Urban Core), plus civic and work zones. The most common single-family residential zones are T3-R (Restricted), T3-L (Limited), and T3-O (Open). Each T3 sub-zone has different allowed uses: T3-R is single-family only; T3-L adds ADUs; T3-O adds duplexes side-by-side.

Miami 21 Form-Based Code

Unlike traditional zoning, Miami 21 regulates how buildings relate to streets and public spaces, not just what uses are permitted. Key concepts:

• Transect zones (T1–T6) replace use-based districts
• Building disposition (placement, setbacks) is regulated by the Transect
• Open porches may encroach up to 8 ft into the required front setback
• The Miami 21 Code is available at https://www.miami.gov/Planning-Zoning-Land-Use/View-City-of-Miami-Zoning-Code-Miami-21

Hurricane Zone Requirements

Miami is in Miami-Dade County's High Velocity Hurricane Zone (HVHZ). All construction materials must meet stringent requirements including Miami-Dade Notice of Acceptance (NOA) certification and 175 mph wind-speed ratings. These requirements significantly affect construction costs.

Development Process

Development in Miami generally requires obtaining appropriate permits from the Planning and Building Departments. The process typically involves:

1. Zoning Verification — Use the GIS Zoning Map at https://gis.miami.gov/miamizoning/ or call the Zoning Office at (305) 416-1495.
2. Site Plan Review — For commercial and multi-family projects, submit a site plan for review
3. Building Permit — Apply for a building permit with construction documents
4. Inspections — Schedule required inspections during construction
5. Certificate of Occupancy — Obtain final approval before occupying the structure

The Planning Department is at Miami Riverside Center, 444 S.W. 2nd Avenue, 3rd Floor, Miami, FL 33130. Phone: (305) 416-1400. Zoning Office (2nd Floor): (305) 416-1495. Zoning Office hours: Monday–Friday 8:00 a.m.–2:30 p.m.

Key Considerations

Before starting any development project in Miami, property owners should:

• Identify your property's Miami 21 Transect Zone using the GIS map
• Review all Miami 21 standards for your Transect Zone, including building disposition, height, and use
• Check for any Neighborhood Conservation Districts (NCDs) which may have modified setbacks
• Ensure all construction materials meet Miami-Dade HVHZ certification requirements
• Determine if the property is in a FEMA flood zone
• Confirm whether HOA covenants or deed restrictions apply

Disclaimer: This guide provides general information about zoning in Miami and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Miami Zoning Office at (305) 416-1495 or through the Miami 21 Code before making development decisions.