How do you read a Miami zoning code?

In three parts. The T number gives the transect band from T1 natural through T3 suburban, T4 general urban and T5 urban center to T6 urban core. The suffix R, L or O marks restricted, limited or open. In the T6 band an additional number indicates the intensity the district contemplates.

What do the numbers in T6 districts mean?

They distinguish separate districts within the urban core band. T6-8, T6-12, T6-24A, T6-36A, T6-36B and T6-80 each carry their own standards, with T6-8-O covering roughly 2,124 acres and T6-80-O about 205.

Is most of Miami high-intensity?

No. T3-R covers roughly 5,322 acres and T3-O about 3,688, so the suburban transect band accounts for a large share of the city by area. The high-intensity urban core districts are concentrated rather than widespread.

What is the difference between restricted, limited and open?

They describe how broad the permitted range is within the same intensity band. A restricted district is narrower than a limited one, which is narrower than an open one, so two districts sharing a T number can differ substantially in what they contemplate.

Miami Zoning Intelligence

Zoning, permitted uses, and development potential for Miami, Florida. 36 districts with their permitted uses and building controls.

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City Context

How is Miami zoned?

Miami regulates land through 36 zoning districts under a transect code, and once you can read the notation the whole map opens up. Districts run T1 through T6, from natural through suburban and general urban to urban core, and each carries a suffix: R for restricted, L for limited and O for open, describing how broad the permitted range is within that intensity.

The urban core districts add a number, and that number is the key. T6-8, T6-12, T6-24A, T6-36A, T6-36B and T6-80 are separate districts, and the figure indicates the intensity the district contemplates. T6-8-O covers roughly 2,124 acres, the third largest district in the city, while T6-80-O covers about 205.

By area the city is suburban. T3-R covers roughly 5,322 acres and T3-O about 3,688, together accounting for a large share of Miami. That is worth knowing, because the city's reputation is built on its towers while most of its land sits in the lowest developed transect band.

Outside the transect sit civic and work place districts: Civic Institution at roughly 1,861 acres, Civic Space at about 1,301, a health district variant of civic institution, a Work Place district at roughly 517 acres and an Industrial district at about 315. This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.

Zoning Districts

Miami, Florida Zoning Districts: What Do They Mean?

Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type. Miami's ordinance does not state permitted uses as citywide flags, so they are read from each district's own table rather than summarised here.

Zone Code	Zone Type	Area
T3-R Suburban Transect Restricted	-	5,322.1 ac
T3-O Suburban Transect Open	-	3,687.6 ac
T6-8-O Urban Core Transect Open	-	2,123.7 ac
CI Civic Institution	-	1,861.5 ac
CS Civic Space	-	1,301.1 ac
T3-L Suburban Transect Limited	-	1,221.6 ac
T5-O Urban Center Transect Open	-	1,040.6 ac
T4-R General Urban Transect Restricted	-	922.6 ac
T5-R Urban Center Transect Restricted	-	558.5 ac
T5-L Urban Center Transect Limited	-	552.6 ac
D1 Work Place	-	516.8 ac
T4-L General Urban Transect Limited	-	417.6 ac
T1 Natural Transect	-	337.7 ac
T6-12-O Urban Core Transect Open	-	318.3 ac
D2 Industrial	-	315.2 ac
CI-HD Civic Institution Health District	-	294.3 ac
T6-24A-O Urban Core Transect Open A	-	222.2 ac
T6-80-O Urban Core Transect Open	-	205.1 ac
T6-8-L Urban Core Transect Limited	-	178 ac
T6-36B-O Urban Core Transect Open B	-	177.8 ac

Building Controls

What are the building controls in Miami?

Setback, height, FAR, lot area, and density controls enforced across Miami zoning districts.

Building height
Coverage
Density
FAR
Front setback
Lot
Lot width
Pervious
Rear setback
Side setback

Other Florida cities

Miami zoning: frequently asked questions

How do you read a Miami zoning code?: In three parts. The T number gives the transect band from T1 natural through T3 suburban, T4 general urban and T5 urban center to T6 urban core. The suffix R, L or O marks restricted, limited or open. In the T6 band an additional number indicates the intensity the district contemplates.
What do the numbers in T6 districts mean?: They distinguish separate districts within the urban core band. T6-8, T6-12, T6-24A, T6-36A, T6-36B and T6-80 each carry their own standards, with T6-8-O covering roughly 2,124 acres and T6-80-O about 205.
Is most of Miami high-intensity?: No. T3-R covers roughly 5,322 acres and T3-O about 3,688, so the suburban transect band accounts for a large share of the city by area. The high-intensity urban core districts are concentrated rather than widespread.
What lies outside the transect?: Civic Institution at roughly 1,861 acres, Civic Space at about 1,301, a health district variant of civic institution, a Work Place district at roughly 517 acres and an Industrial district at about 315.
What is the difference between restricted, limited and open?: They describe how broad the permitted range is within the same intensity band. A restricted district is narrower than a limited one, which is narrower than an open one, so two districts sharing a T number can differ substantially in what they contemplate.

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Zoning data is pre-development intelligence, not legal advice. Verify with the Miami planning department before acquisition or design.