Miami Zoning — Miami 21 Form-Based Code
Data version: Q2 2026 · Last updated 2026-05-13
TL;DR. Miami uses Miami 21, a form-based zoning code adopted in 2009 that replaced traditional Euclidean zoning. Instead of use-based districts, Miami 21 organizes the city into Transect zones (T1-T6) that regulate building form, height, and density progressively from suburban to urban core. Florida's Live Local Act (2023) further expands development rights. Buildability™ returns your exact Transect zone, density allowance, and hurricane code requirements.
Miami 21 Transect zones
T3 (Sub-Urban): single-family and duplexes, 2-3 stories, 50% lot coverage. T4 (General Urban): townhomes and small apartments, 4-5 stories, 70% lot coverage. T5 (Urban Center): mid-rise mixed-use, 8-12 stories, 80% lot coverage. T6 (Urban Core): high-rise towers, 20-80+ stories, highest density. D (Special District): area-specific rules for neighborhoods like Wynwood, Design District, and Coconut Grove. CS (Civic Space): parks and public facilities.
Live Local Act impact
Florida's Live Local Act (SB 102, 2023) preempts local zoning to allow multifamily development at the highest density of any adjacent zone, provided at least 40% of units are affordable at 120% AMI. It provides property tax exemptions and expedited permitting. This law significantly expands buildability on commercial and industrial parcels throughout Miami, overriding local height and density restrictions.
Hurricane building codes
All construction in Miami-Dade County must meet Florida Building Code High Velocity Hurricane Zone (HVHZ) requirements: impact-resistant windows and doors, reinforced roofing, structural engineering for wind loads up to 175+ mph. These requirements add 10-20% to construction costs. Flood zone regulations are also critical — many Miami properties are in FEMA Special Flood Hazard Areas requiring elevated construction and flood insurance.
Permit process
City of Miami Building Department handles permits for properties within city limits. Miami-Dade County has separate jurisdiction for unincorporated areas. Residential permits: 4-8 weeks. Larger projects: 3-6 months. Live Local Act projects receive expedited review. Important: verify whether your property is in the City of Miami (Miami 21) or unincorporated Miami-Dade County (conventional zoning code).
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