Florida • US zoning
Miami zoning guide
An introduction to Miami 21 (Form-Based Code), selected zoning districts, overlays and the review process in Miami. Confirm the current zoning designation and applicable provisions for the parcel.
Use this overview to plan your research. Verify current requirements and site-specific conditions against the relevant primary sources. Read our data sources, coverage and limits guide.
Official ordinance and source-check scope
Official Miami 21 access and the distinction between Warrants and Waivers checked. Unsupported SAP acreage, cross-city location and Comprehensive Plan chapter claims removed. District dimensions and parcel eligibility have not been verified. Checked 2026-09-12.
Before applying a number to a parcel
Confirm the current mapped district, lot geometry, permitted use, qualifying housing category, special districts and overlays. A listed FAR example is not a buildable floor-area calculation. Height, setbacks, exclusions, bonuses and other controls require their own checks.
Selected district references
| Code | District reference | FAR source example | Height | Review limits |
|---|---|---|---|---|
| T3 | Sub-Urban | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
| T4 | General Urban | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
| T5 | Urban Center | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
| T6-8 | Urban Core T6-8 | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
| T6-36 | Urban Core 36 stories | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
| T6-80 | Urban Core T6-80 | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
| CI | Civic Institutional | Check current code; no verified value here | Check mapped height/bulk district and applicable exceptions | Confirm the mapped district, permitted uses, special provisions and project eligibility in the official source. |
Overlay and approval questions
- Does a special district, historic designation, shoreline or flood rule apply?
- Which discretionary approvals or project-specific streamlining criteria must be satisfied?
- Are state or federal provisions relevant, and what conditions or exclusions do they impose?
Review-process context
Miami distinguishes Warrants for specified uses from Waivers for specified code provisions. Check Article 4, Table 3 for whether a use requires a Warrant, and Article 7.1.2.5 plus the relevant provision for Waiver eligibility. Confirm the mapped transect and any other approvals with the city. Neither route is a general permission for minor variations or a site-wide rezoning entitlement.
Questions
What zoning ordinance applies in Miami?
Miami 21 (Form-Based Code)
How does the review process work in Miami?
Miami distinguishes Warrants for specified uses from Waivers for specified code provisions. Check Article 4, Table 3 for whether a use requires a Warrant, and Article 7.1.2.5 plus the relevant provision for Waiver eligibility. Confirm the mapped transect and any other approvals with the city. Neither route is a general permission for minor variations or a site-wide rezoning entitlement.
Explore a site in Miami
Start with the parcel location and inspect the available site context. Confirm zoning and development requirements with the responsible local authority.
Explore site analysisReview current plans and usage and source coverage for your project.