Miami, FL zoning districts
49 districts, 49 with a written citation. Each row says what the district permits by primary use.
City of Miami Zoning Ordinance 13114 'Miami 21' -- a TRANSECT-BASED FORM CODE (not a Euclidean listed-use code). Base zones are Transect Zones T3 Sub-Urban, T4 Urban General, T5 Urban Center, T6 Urban Core (7 height tiers T6-8..T6-80), each subdivided Restricted (R) / Limited (L) / Open (O); plus Civic Space (CS), Civic Institution (CI), Civic Institution-Health District (CI-HD); and Districts D1 Work Place / D2 Industrial / D3 Waterfront-Industrial. Permitted uses come from ARTICLE 4, TABLE 3 (Building Function: Uses): a single matrix of ~50 Functions x the transect columns, each cell keyed R / W / E / blank. PERMISSION-KEY CONVENTION (Miami-21-specific, extends P3, recorded as a proposed precedent for Will's Stage-5): R 'Allowed By Right' -> by-right; W 'Allowed By Warrant' (administrative Coordinated-Review-Committee process, discretionary + notice + appealable) -> conditional; E 'Allowed By Exception' (public hearing granted by the Planning, Zoning & Appeals Board) -> conditional; a box with no designation -> prohibited ('Boxes with no designation signify Use prohibited', the exclusive-permission rule, P19). The 3-family tri-state is derived per column: residential = max over the Residential-group dwelling Functions; commercial = max over Lodging (P4 lodging is commerce-band) + Office + Commercial Functions; industrial = max over the Industrial Functions. Civic/Civil-Support/Educational Functions are institutional and inform category, not the 3-family tri-state. Cited-evidence only: CS and CI are institutional/open-space columns not representable in the tri-state -> honest-null BY FINDING (P10), category special. NO FLORIDA STATE-LAW LAYER IS AUTHORED and none is wired: any FL preemptions require their own verified state-laws/florida.json pass (P21) -- the resolver applies NO state modifications to Miami (and never another state's statutes).
How to read the permissions
By right — allowed without discretionary approval. Conditional use — allowed only with a specific approval. Not permitted — not allowed as a primary use. Not resolved — the ordinance does not settle it in a way we would state as fact.
These describe the district. A specific parcel can also be affected by overlays, corridors, flood zones and site conditions.
| District | Residential | Commercial | Industrial |
|---|---|---|---|
|
CI
CI Civic Institution
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| Miami 21 Art. 4 Table 3, column CI (Civic Institution -- hospitals, schools, universities, religious/cemetery/institutional): dominant Functions are Civic/Educational, mostly = E (Exception); the only tracked-family cells are discretionary (Dormitory = E, Food Service/General Commercial/Open Air Retail = E), which would mechanically derive residential conditional + commercial conditional. That is DELIBERATELY OVERRIDDEN to honest-null BY FINDING (P10, Fort Worth CF precedent): CI is an institutional-primary district (its by-right program is civic/educational, not dwelling or commerce), so presenting it as a 'conditional residential/commercial' parcel would mislead. All three families null, category special, low confidence, route to review. OPEN-QUESTION (civic treatment, catalog OQ-2). | |||
|
CI-HD
CI-HD Civic Institution - Health District
commercial mixed
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column CI-HD (Civic Institution, Health District -- the Jackson/UM medical district): unlike plain CI this column carries a full determinate by-right column -- Community Residence / Multi-Family / Dormitory / Home Office / Live-Work / Work-Live = R (residential by-right) AND Office / Bed & Breakfast / Inn / Food Service / General Commercial / Open Air Retail = R (commercial-band by-right). No Industrial Function designated -> prohibited (P19). Determinate mixed-use -> commercial-mixed at medium confidence (bespoke health-district governed additionally by a special area plan; bespoke-district-review-required). | |||
|
CS
CS Civic Space
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| Miami 21 Art. 4 Table 3, column CS (Civic Space -- parks/greenways/plazas): no Residential Use is designated and only incidental Civil-Support/Commercial concessions appear (Food Service = W, Open Air Retail = W, General/Marine Commercial = E). The mechanical per-cell derivation would read residential prohibited + commercial conditional, but that DELIBERATELY OVERRIDDEN to honest-null BY FINDING (P10): CS is a public open-space/park district, not a developable use column, and a mechanical tri-state ('residential prohibited, commercial conditional') would misrepresent a park as a parcel a developer could evaluate. All three families null, category special, low confidence, route to review -- an honest 'this is civic open space' rather than a misleading tri-state. OPEN-QUESTION (civic treatment, catalog OQ-2). | |||
|
D1
D1 Work Place
industrial light
|
Not permitted | By right | By right |
| Miami 21 Art. 4 Table 3, column D1 (Work Place -- the live/work light-industrial district, e.g. Wynwood): Office / Entertainment / Food Service / General Commercial / Recreational = R (commercial by-right) AND Manufacturing & Processing / Storage-Distribution / Auto-Related Industrial / Products & Services = R (industrial by-right, genuine light manufacturing). Residential authored prohibited as the conservative standard case: no dwelling-primary Residential Use (Single/Two/Multi-Family) is listed in D1 -- only Work-Live = R (a work-primary hybrid, not a dwelling entitlement). Category industrial-light (Work Place); nuisance high-intensity (by-right manufacturing; Dallas-LI precedent -- genuine light industry keeps the high ceiling, no override). category-judgment-call: residential-prohibited-vs-work-live and light-vs-heavy are judgments. OPEN-QUESTION (D1 residential/work-live). | |||
|
D2
D2 Industrial
industrial heavy
|
Not permitted | By right | By right |
| Miami 21 Art. 4 Table 3, column D2 (Industrial): no Residential Use designated -> prohibited (P19). Office / Entertainment / Entertainment-Adult / Food Service / General Commercial / Marine Commercial / Open Air Retail = R (commercial by-right); Manufacturing & Processing / Auto-Related Industrial / Marine Industrial / Products & Services / Storage-Distribution = R (industrial by-right, general/heavy manufacturing). Category industrial-heavy; nuisance high-intensity. | |||
|
D3
D3 Waterfront (Marine) Industrial
industrial heavy
|
Not permitted | By right | By right |
| Miami 21 Art. 4 Table 3, column D3 (Waterfront/Marine Industrial): no Residential Use designated -> prohibited (P19). Marine Related Commercial Establishment = R (commercial by-right; most other commercial Functions = W/Warrant); Marine Related Industrial Establishment = R (industrial by-right; general Manufacturing/Storage = W). The by-right marine commercial + marine industrial uses set commercial and industrial by-right. Category industrial-heavy (marine/waterfront industrial); nuisance high-intensity. | |||
|
T1
T1 Natural Zone
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| Miami 21 Art. 4 Table 3 has NO use column for T1 (Natural Zone — lands approximating a wilderness condition: preserves, beaches, natural parkland). STAGE-6 LIVE-VERIFIED 2026-07-14: 'T1' IS a live distinct M21_ZONE value, so it must resolve to SOMETHING rather than silently miss. Authored honest-null BY FINDING (P10) on the identical basis as CS/CI: an open-space/conservation column is not honestly a 3-family tri-state, and a mechanical reading would misrepresent protected natural land as a parcel a developer could evaluate. All three families null, category special, low confidence, route to review — NO use claim is made in either direction. (Catalog OQ: T1/T2 'Table 3 has no use column; documented, not guessed'. T2 Rural is NOT live in Miami and stays unauthored.) | |||
|
T3-L
T3-L Sub-Urban (Limited)
residential low
|
By right | Not permitted | Not permitted |
| Miami 21 Art. 4 Table 3 (Building Function: Uses), column T3-L: adds Ancillary Unit = R; no Lodging/Office/Commercial/Industrial Use carries any designation in the T3-L column, so those Functions are prohibited per the Table-3 rule 'Boxes with no designation signify Use prohibited' (exclusive-permission, P19). Residential by-right; commercial-band and industrial prohibited. Category residential-low (Sub-Urban single/two-family, 9-18 units/acre). | |||
|
T3-O
T3-O Sub-Urban (Open)
residential low
|
By right | Not permitted | Not permitted |
| Miami 21 Art. 4 Table 3 (Building Function: Uses), column T3-O: adds Two-Family Residence = R; no Lodging/Office/Commercial/Industrial Use carries any designation in the T3-O column, so those Functions are prohibited per the Table-3 rule 'Boxes with no designation signify Use prohibited' (exclusive-permission, P19). Residential by-right; commercial-band and industrial prohibited. Category residential-low (Sub-Urban single/two-family, 9-18 units/acre). | |||
|
T3-R
T3-R Sub-Urban (Restricted)
residential low
|
By right | Not permitted | Not permitted |
| Miami 21 Art. 4 Table 3 (Building Function: Uses), column T3-R: Single-Family + Community Residence + Home Office = R; no Lodging/Office/Commercial/Industrial Use carries any designation in the T3-R column, so those Functions are prohibited per the Table-3 rule 'Boxes with no designation signify Use prohibited' (exclusive-permission, P19). Residential by-right; commercial-band and industrial prohibited. Category residential-low (Sub-Urban single/two-family, 9-18 units/acre). | |||
|
T4-L
T4-L Urban General (Limited)
commercial mixed
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T4-L: Single/Two/Multi-Family Residence = R (residential by-right) AND Office = R, Lodging Bed & Breakfast = R, Commercial Food Service / General Commercial = R (commercial-band by-right). Industrial blank -> prohibited (P19). Both residential and commercial by-right -> commercial-mixed; nuisance medium (commercial by-right ceiling, no by-right industrial). | |||
|
T4-O
T4-O Urban General (Open)
commercial mixed
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T4-O: Single/Two/Multi-Family Residence = R (residential by-right) AND Office = R, Lodging Bed & Breakfast = R, Commercial Food Service / General Commercial = R (commercial-band by-right). Industrial blank -> prohibited (P19). Both residential and commercial by-right -> commercial-mixed; nuisance medium (commercial by-right ceiling, no by-right industrial). | |||
|
T4-R
T4-R Urban General (Restricted)
residential medium
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T4-R: Single/Two/Multi-Family Residence = R (residential by-right). Only commercial-band Function listed is Lodging 'Bed & Breakfast' = W (Warrant); Office and Commercial are blank. Per the Miami-21 permission-key convention (R->by-right; W (Warrant/CRC administrative) and E (Exception/PZAB hearing) both discretionary ->conditional; blank->prohibited, extends P3), commercial resolves conditional. Industrial prohibited. Category residential-medium (36 u/ac general-urban multifamily). | |||
|
T5-L
T5-L Urban Center (Limited)
commercial mixed
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T5-L: Multi-Family Residence = R (residential by-right) AND Office = R, Hotel/Inn = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial both by-right -> commercial-mixed; nuisance medium. | |||
|
T5-O
T5-O Urban Center (Open)
commercial mixed
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T5-O: Multi-Family Residence = R (residential by-right) AND Office = R, Hotel/Inn = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial both by-right -> commercial-mixed; nuisance medium. | |||
|
T5-R
T5-R Urban Center (Restricted)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T5-R: Single/Two/Multi-Family Residence = R (residential by-right). Only commercial-band Function listed is Lodging 'Bed & Breakfast' = E (Exception); Office/Hotel/Inn and all Commercial rows are blank in T5-R. Per the permission-key convention E (discretionary hearing) -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (65 u/ac urban-center residential-restricted). | |||
|
T6-12-L
T6-12-L Urban Core (Limited, 12-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 12 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-12-O
T6-12-O Urban Core (Open, 12-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 12 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-12-R
T6-12-R Urban Core (Restricted, 12-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 12 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-24-L
T6-24-L Urban Core (Limited, 24-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 24 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-24-O
T6-24-O Urban Core (Open, 24-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 24 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-24-R
T6-24-R Urban Core (Restricted, 24-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 24 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-24A-O
T6-24A-O Urban Core (Open, 24-story sub-variant A)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (24) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-24A-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-24A' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-24A-R
T6-24A-R Urban Core (Restricted, 24-story sub-variant A)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (24) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-R column verbatim from the reviewed archetype row T6-8-R. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-24A-R' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-R' or '-24A' as a phantom overlay. Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-24B-O
T6-24B-O Urban Core (Open, 24-story sub-variant B)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (24) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-24B-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-24B' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-36-L
T6-36-L Urban Core (Limited, 36-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 36 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-36-O
T6-36-O Urban Core (Open, 36-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 36 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-36-R
T6-36-R Urban Core (Restricted, 36-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 36 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-36A-L
T6-36A-L Urban Core (Limited, 36-story sub-variant A)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (36) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-L column verbatim from the reviewed archetype row T6-8-L. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-36A-L' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-L' or '-36A' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-36A-O
T6-36A-O Urban Core (Open, 36-story sub-variant A)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (36) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-36A-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-36A' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-36B-L
T6-36B-L Urban Core (Limited, 36-story sub-variant B)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (36) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-L column verbatim from the reviewed archetype row T6-8-L. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-36B-L' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-L' or '-36B' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-36B-O
T6-36B-O Urban Core (Open, 36-story sub-variant B)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (36) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-36B-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-36B' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-48-L
T6-48-L Urban Core (Limited, 48-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 48 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-48-O
T6-48-O Urban Core (Open, 48-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 48 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-48-R
T6-48-R Urban Core (Restricted, 48-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 48 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-48A-O
T6-48A-O Urban Core (Open, 48-story sub-variant A)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (48) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-48A-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-48A' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-48B-O
T6-48B-O Urban Core (Open, 48-story sub-variant B)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (48) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-48B-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-48B' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-60-L
T6-60-L Urban Core (Limited, 60-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 60 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-60-O
T6-60-O Urban Core (Open, 60-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 60 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-60-R
T6-60-R Urban Core (Restricted, 60-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 60 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-60A-O
T6-60A-O Urban Core (Open, 60-story sub-variant A)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (60) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-60A-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-60A' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-8-L
T6-8-L Urban Core (Limited, 8-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 8 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-8-O
T6-8-O Urban Core (Open, 8-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 8 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-8-R
T6-8-R Urban Core (Restricted, 8-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 8 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-80-L
T6-80-L Urban Core (Limited, 80-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-L (use profile constant across all T6 heights; 80 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-80-O
T6-80-O Urban Core (Open, 80-story)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across all T6 heights; 80 = max stories per Table 4/Diagram 9): Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-80-R
T6-80-R Urban Core (Restricted, 80-story)
residential high
|
By right | Conditional use | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-R (use profile constant across all T6 heights; 80 = max stories per Table 4/Diagram 9): Single/Two/Multi-Family Residence = R (residential by-right). Commercial-band in T6-R is discretionary only -- Food Service / General Commercial = W (Warrant), Bed & Breakfast / Inn / Place of Assembly = E (Exception); Office blank. Per the permission-key convention W and E -> conditional, so commercial resolves conditional. Industrial prohibited. Category residential-high (urban-core residential-restricted; height/density are envelope, not use). | |||
|
T6-8A-O
T6-8A-O Urban Core (Open, 8-story sub-variant A)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (8) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-8A-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-8A' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
|
T6-8B-O
T6-8B-O Urban Core (Open, 8-story sub-variant B)
commercial core
|
By right | By right | Not permitted |
| Miami 21 Art. 4 Table 3, column T6-O (use profile constant across ALL T6 heights and height sub-variants: Table 3 carries ONE T6 R/L/O use column; the story count (8) and the A/B sub-letter are height/setback sub-classifications carried by Table 4 / Diagram 9, NOT a use change). Tri-state therefore inherits the T6-O column verbatim from the reviewed archetype row T6-8-O. STAGE-6 LIVE-VERIFIED 2026-07-14: 'T6-8B-O' is a real distinct M21_ZONE value on the City's published zoning layer; authored as its own EXACT key per P25 so the hyphen-splitting parser never peels '-O' or '-8B' as a phantom overlay. Multi-Family Residence = R (residential by-right) AND Office = R, Hotel = R, General Commercial / Food Service / Entertainment = R (commercial-band by-right). Industrial blank -> prohibited (P19). Res + commercial by-right in the downtown urban core -> commercial-core; nuisance medium. incentive-bonuses-available: T6 Public Benefits Program grants bonus height/FLR above the by-right base (P15 -- bonus capacity is caveat-only, not in any authored number). | |||
Sources
- City of Miami Zoning Code 'Miami 21' (Ordinance No. 13114, as amended), Article 4 (Standards and Tables), Table 3 'Building Function: Uses' -- AS ADOPTED MAY 2011 edition retrieved as the authoritative use matrix. Legend: R Allowed By Right; W Allowed By Warrant (administrative CRC process); E Allowed By Exception (public hearing, PZAB); boxes with no designation = Use prohibited.
- Article 4 PDF retrieved from miami21.org (https://www.miami21.org/PDFs/May2011/Article4-Standards&Tables-May2011.pdf), Table 3 on sheet IV.6; parsed cell-by-cell by transect column. Zone inventory cross-checked against the Miami 21 transect list (T3/T4/T5 x R/L/O; T6-8..T6-80 x R/L/O; CS/CI/CI-HD; D1/D2/D3).
- Live zoning layer: City of Miami 'ZoningMiami21' MapServer, Primary Zoning layer id 5 (display field M21_ZONE; also Transect, Transect_Desc, Bldg_Height, Intensity), gis.miami.gov / gis.miamigov.com; ArcGIS Online item 37aac7eab96f4a708c0f7ec34285067a ('Miami 21 Zoning', owner MiamiGIS). RETRIEVAL NOTE (2026-07-14): both city GIS hosts failed the TLS handshake from this environment (curl error 35) and the hosted ArcGIS Online item is not public-queryable; per P20 the district set was enumerated from the Article 4 / Atlas transect list instead of a live pull. Live M21_ZONE distinct-value validation + exact-string/punctuation confirmation is a STAGE-6 item once the host is reachable -- this is a source-availability choice, not a data gap in the code.
Table verified against the sources above on 2026-07-14. Ordinances change, so check the current code before relying on any row for a decision.
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