HomeMy WebLinkAboutO-14471City of Miami
Ordinance 14471
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 19110 Final Action Date: 5/28/2026
AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING
ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY AMENDING ARTICLE 5,
TITLED "SPECIFIC TO ZONES," TO ALLOW THE USE OF T3 TRANSECT
DEVELOPMENT STANDARDS IN THE CONSTRUCTION OF SINGLE-FAMILY
RESIDENCES AND TWO-FAMILY RESIDENCES ("DUPLEX") IN HIGHER
TRANSECT ZONES AND REMOVE THE REQUIRED ADDITIONAL SIDE AND
REAR SETBACKS WHEN A DEVELOPMENT WITHIN A T5, T6, OR CI -HD
TRANSECT ZONE ABUTS AN EXISTING SINGLE-FAMILY HOME; MAKING
FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR
AN EFFECTIVE DATE.
SPONSOR(S): Mayor Eileen T. Higgins, Commissioner Rolando Escalona
WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No. 13114,
the Zoning Ordinance of the City of Miami, Florida, which has been amended from time to time
("Miami 21 Code"); and
WHEREAS, an amendment to the Miami 21 Code is necessary to allow the use of T3
Transect development standards in the construction, addition, or alteration of single-family
residences and two-family residences ("Duplexes") in a higher transect zone; and
WHEREAS, the intent of this amendment is to allow the application of T3 Transect
development standards within higher -intensity transect zones, including T4 and T5 Transect
Zones, which would allow the development of single-family residences and Duplexes in those
zones and apply the corresponding architectural and design standards; and
WHEREAS, numerous infill lots exist throughout the City of Miami ("City"), many of
which were created prior to modern zoning regulations and are smaller, irregularly shaped, or
otherwise constrained; and
WHEREAS, this change would encourage the use of vacant, underutilized, or irregularly
shaped lots, particularly infill lots, that may not be suitable for the development of single-family
and duplex residences under existing regulations; and
WHEREAS, a mix of housing typologies within a neighborhood creates options at
multiple price points, helps reduce displacement, and contributes to more stable communities;
and
WHEREAS, amending the Miami 21 Code to allow for the construction of single-family
residences and duplexes in T4 and T5 Transect Zones will provide more housing while
maintaining the scale and appearance of existing neighborhoods; and
City of Miami Page 1 of 11 File ID: 19110 (Revision: A) Printed On: 6/10/2026
File ID: 19110 Enactment Number: 14471
WHEREAS, allowing flexible development standards on infill lots can promote context -
sensitive housing that resembles existing neighborhood residences, while increasing housing
supply and affordability; and
WHEREAS, existing parking placement requirements can unintentionally encourage
asphalt -dominated sites on single-family and duplex lots and reduce the open space and green
space area, particularly on small or irregular infill lots; and
WHEREAS, utilizing the T3 Transect parking placement and access standards allows for
the required two (2) parking spaces to be placed in the front setback and/or garage, thereby
preserving useable green space in the side and rear of the property; and
WHEREAS, development standards should encourage architectural variety and design
flexibility that are compatible within the surrounding neighborhood, consider climate -resilient
features, and incorporate greenspace / outdoor living space; and
WHEREAS, rear and side setbacks are calibrated to the corresponding transect zones
to protect the neighborhood and mitigate impacts on neighborhood properties; and
WHEREAS, an amendment is necessary to remove a specific regulation that requires an
additional setback at the ground floor when abutting single-family residences — and instead
utilize the existing setback provisions when a property abuts a T3 Transect Zone; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on April
15, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-016 by a
vote of eleven to zero (11 - 0), Item No. PZAB. 5, recommending approval of the Miami 21 Code
text amendment; and
WHEREAS, consideration has been given to the relationship of the proposed
amendments to the goals, objectives, and policies of the Miami Comprehensive Neighborhood
Plan ("MCNP"), the Miami 21 Code, and other applicable City regulations; and
WHEREAS, consideration has been given to the need and justification for the proposed
change, including changing and changed conditions that make the passage of the proposed
change necessary; and
WHEREAS, after careful consideration, it is found that adoption of the proposed
amendments is in the best interest of the City of Miami and its residents;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted and incorporated as if fully set forth in this Section.
Section 2. Article 5 of the Miami 21 Code, is hereby amended in the following
particulars:1
"ARTICLE 5: SPECIFIC TO ZONES
1 Words and/or figures stricken through shall be deleted. Underscored words and/or figures hall be added.
The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and
unchanged material
City of Miami Page 2 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
5.1 GENERALLY
This Article sets forth the standards applicable to development within each Transect Zone that
are specific to:
• Building Disposition
• Building Configuration
• Building Function and Density
• Parking Standards
• Architectural Standards
• Landscape Standards
• Ambient Standards
City owned or City funded affordable homeownership Single Family Residence or Two Family
Housing in T'I or T5 Transect Zones may utilize the development standards applicable to T3 L
and T3 0, respectively.
5.4 GENERAL URBAN TRANSECT ZONES (T4)
5.4.1 Building Disposition (T4)
j. Single -Family Residences may utilize the development standards applicable to T3-L. Two -
Family Residences (Duplex) may utilize the development standards applicable to T3-0. Code
sections pertaining to different Transect Zones may not be combined.
5.5 URBAN CENTER TRANSECT ZONES (T5)
5.5.1 Building Disposition (T5)
j. Additions or alterations on Lots containing a Single Family Residence shall follow the
requirements of the T3 L Transect Zone. Single -Family Residences may utilize the development
standards applicable to T3-L. Two -Family Residences (Duplex) may utilize the development
standards applicable to T3-0. Code sections pertaining to different Transect Zones may not be
combined.
5.5.2 Building Configuration (T5 )
City of Miami Page 3 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
a. Development within Private Frontages shall comply with Article 4, Tables 2 and 6 and
Illustration 5.5.
b. Encroachments shall be as follows:
1. At the first Story in the First Layer, stairs, ramps, and other elements used for
vertical circulation shall not be permitted, except in the following circumstances:
a. For Rights -of -Way with an adjacent Sidewalk ten (10) feet or greater,
stairs, ramps, and other elements used for vertical circulation may
encroach up to fifty percent (50%) of the First Layer for that portion of the
site where the adjacent Sidewalk is ten (10) feet or greater.
b. For portions of Lots with a depth of one hundred (100) feet or less and a
Right -of -Way with an adjacent Sidewalk ten (10) feet or less, stairs,
ramps, and other elements used for vertical circulation may encroach up
to fifty percent (50%) of the First Layer for twenty percent (20%) of the
length of the Frontage subject to the following criteria for enhanced
walkway design with review and approval by the Planning Director:
i. Maintain a minimum clear circulation zone of twelve (12) feet
including a minimum of three (3) feet of clear public Sidewalk for
eighty percent (80%) of the Frontage; and
ii. Maintain a minimum clear circulation zone of ten (10) feet
including a minimum of three (3) feet of clear public Sidewalk for
twenty percent (20%) of the Frontage. Minimum circulation zone
may be reduced to eight (8) feet when trees are placed within the
Right -of -Way at those points.
c. For Lots with a length of three hundred (300) feet or more and a Right -of -
Way with an adjacent Sidewalk ten (10) feet or less, stairs, ramps, and
other elements used for vertical circulation may encroach up to fifty
percent (50%) of the First Layer for twenty percent (20%) of the length of
the Frontage subject to the following criteria for enhanced walkway
design with review and approval by the Planning Director:
i. Maintain a minimum clear circulation zone of twelve (12) feet
including a minimum of three (3) feet of clear public Sidewalk for
eighty percent (80%) of the Frontage; and
ii. Maintain a minimum clear circulation zone of ten (10) feet
including a minimum of three (3) feet of clear public Sidewalk for
twenty percent (20%) of the Frontage. Minimum circulation zone
may be reduced to eight (8) feet when trees are placed within the
Right -of -Way at those points.
d. In the event an existing Building is raised in order to bring the finished
floor elevation above the Base Flood Elevation plus Freeboard, stairs and
City of Miami Page 4 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
ramps required for vertical circulation may encroach one hundred percent
(100%) of the Setback by process of Waiver.
2. At the first Story in the First Layer, cantilevered Awnings and cantilevered entry
canopies may encroach up to one hundred percent (100%) of the depth of the
Setback; except as may be further allowed by Chapter 54 of the City Code.
3. Above the first Story in the First Layer, cantilevered balconies, bay windows,
roofs, Architectural Screening elements, and Facade components promoting
energy efficiency such as shading and Screening devices that are non -
accessible, may encroach a maximum of five (5) feet into the Setback. Other
cantilevered portions of the Building shall maintain the required Setback.
4. At the Second and Third Layers, Awnings, balconies, bay windows, chimneys,
roofs, stairs, Architectural Screening elements, and Facade components
promoting energy efficiency such as shading and Screening devices may
encroach up to three (3) feet of the depth of the Side and/or Rear Setbacks. A
densely planted vegetation Screen shall be provided and maintained along any
Property Line that abuts a T3 Transect Zone and fronts the encroaching
Structure. Said Screen shall include the following components:
a. a combination of trees and shrubs using a variety of Florida -friendly
species per Article 9, Section 9.1, titled "Plant Quality," that will mature to
create a continuous visual Screen; and
b. tree specimens shall have a 3" caliper and a minimum height of fourteen
(14) feet at planting and a minimum height of twenty-five (25) feet at
maturity, except where the height and location of overhead power -lines
requires the planting of low growing trees, which shall be a minimum
height of eight (8) feet and minimum caliper of two (2) inches at time of
planting and a mature height and spread not encroaching within five (5)
feet of overhead power -lines; and
c. shrubs shall be planted at a maximum average spacing of thirty (30)
inches on center or if planted at a minimum height of thirty-six (36)
inches, shall have a maximum average spacing of forty-eight (48) inches
on center and shall be maintained so as to form a continuous, unbroken
and solid visual screen within one (1) year after time of planting.
5. When a Lot abuts an existing Single family residence Building, the Building
Elevation and/or Balconies on the rear or side shall be set back a minimum of
three (3) feet from the property line.
5.6 URBAN CORE TRANSECT ZONES (T6)
City of Miami Page 5 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
5.6.2 Building Configuration (T6)
a. Development within Private Frontages shall comply with Article 4, Table 2 and 6 and
Illustration 5.6.
b. Above the Podium, the Building Floorplate dimensions shall be limited as follows:
1. 15,000 square feet maximum for Residential & Lodging Uses in T6-8, T6-12 and
T6-24
2. 18,000 square feet maximum for Residential & Lodging Uses in T6-36, T6-48,
T6-60 and T6-80
3. 180 feet maximum length for Residential & Lodging Uses
4. Balconies or any other exterior projections shall not project by a distance greater
than twelve (12) feet beyond the Building Floorplate maximum length in any
direction
5. Balconies shall not encroach more than five (5) feet into the minimum required
Building spacing dimensions as required by Section 5.6.1.h; no Waivers shall be
applied to this provision
c. Encroachments shall be as follows:
1. At the first Story in the First Layer, stairs, ramps, and other elements used for
vertical circulation shall not be permitted, except in the following circumstances:
a. For Rights -of -Way with an adjacent Sidewalk ten (10) feet or greater,
stairs, ramps, and other elements used for vertical circulation may
encroach up to fifty percent (50%) of the First Layer for that portion of the
site where the adjacent Sidewalk is ten (10) feet or greater.
b. For portions of Lots with a depth of one hundred (100) feet or less and a
Right -of -Way with an adjacent Sidewalk ten (10) feet or less, stairs,
ramps, and other elements used for vertical circulation may encroach up
to fifty percent (50%) of the First Layer for twenty percent (20%) of the
length of the Frontage subject to the following criteria for enhanced
walkway design with review and approval by the Planning Director:
i. Maintain a minimum clear circulation zone of twelve (12) feet
including a minimum of three (3) feet of clear public Sidewalk for
eighty percent (80%) of the Frontage; and
ii. Maintain a minimum clear circulation zone of ten (10) feet
including a minimum of three (3) feet of clear public Sidewalk for
twenty percent (20%) of the Frontage. Minimum circulation zone
may be reduced to eight (8) feet when trees are placed within the
Right -of -Way at those points.
City of Miami Page 6 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
c. For Lots with a length of three hundred (300) feet or more and a Right -of -
Way with an adjacent Sidewalk ten (10) feet or less, stairs, ramps, and
other elements used for vertical circulation may encroach up to fifty
percent (50%) of the First Layer for twenty percent (20%) of the length of
the Frontage subject to the following criteria for enhanced walkway
design with review and approval by the Planning Director:
i. Maintain a minimum clear circulation zone of twelve (12) feet
including a minimum of three (3) feet of clear public Sidewalk for
eighty percent (80%) of the Frontage; and
ii. Maintain a minimum clear circulation zone of ten (10) feet
including a minimum of three (3) feet of clear public Sidewalk for
twenty percent (20%) of the Frontage. Minimum circulation zone
may be reduced to eight (8) feet when trees are placed within the
Right -of -Way at those points.
d. In the event an existing Building is raised in order to bring the finished
floor elevation above the Base Flood Elevation plus Freeboard, stairs and
ramps required for vertical circulation may encroach one hundred percent
(100%) of the Setback by process of Waiver.
2. At the first Story in the First Layer, cantilevered Awnings and cantilevered entry
canopies may encroach up to one hundred percent (100%) of the depth of the
Setback; except as may be further allowed by Chapter 54 of the City Code.
3. Above the first Story in the First Layer, encroachments are allowed as follows:
a. Within the Podium, cantilevered balconies, bay windows, roofs,
Architectural Screening elements, and Facade components promoting
energy efficiency such as shading and Screening devices that are non -
accessible, may encroach a maximum of five (5) feet into the Setback.
Other cantilevered portions of the Building shall maintain the required
Setback.
b. Above the Podium, cantilevered balconies, bay windows, roofs or Facade
components promoting energy efficiency, such as shading and Screening
devices that are non -accessible, may encroach up to three (3) feet into
the Setback; except:
i. For Buildings with an Established Setback Area greater than a ten
(10) foot setback, balconies above the first Story may encroach up
to one third (1/3) of the Established Setback Area beyond the
allowable three (3) foot encroachment.
ii. Other cantilevered portions of the Building shall maintain the
required Setback.
City of Miami Page 7 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
4. At the Second and Third Layers, Awnings, balconies, bay windows, chimneys,
roofs, stairs, Architectural Screening elements, and Facade components
promoting energy efficiency such as shading and Screening devices may
encroach up to three (3) feet of the depth of the Side and/or Rear Setbacks. A
densely planted vegetation Screen shall be provided and maintained along any
Property Line that abuts a T3 Transect Zone and fronts the encroaching
Structure. Said Screen shall include the following components:
a. a combination of trees and shrubs using a variety of Florida -friendly
species per Article 9, Section 9.1, titled "Plant Quality," that will mature to
create a continuous visual Screen; and
b. tree specimens shall have a 3" caliper and a minimum height of fourteen
(14) feet at planting and a minimum height of twenty-five (25) feet at
maturity, except where the height and location of overhead power -lines
requires the planting of low growing trees, which shall be a minimum
height of eight (8) feet and minimum caliper of two (2) inches at time of
planting and a mature height and spread not encroaching within five (5)
feet of overhead power -lines; and
c. shrubs shall be planted at a maximum average spacing of thirty (30)
inches on center or if planted at a minimum height of thirty-six (36)
inches, shall have a maximum average spacing of forty-eight (48) inches
on center and shall be maintained so as to form a continuous, unbroken
and solid visual screen within one (1) year after time of planting.
5. When a Lot abuts an existing Single family residence Building, the Building
Et�ukion and/or Balconio �the-o psi shall be set hank a minima im of
three (3) feet from the property line.
5.8 CIVIC INSTITUTION ZONES — HEALTH DISTRICT (CI -HD)
5.8.2 Building Configuration (CI -HD)
a. Development within Private Frontages shall comply with Article 4, Tables 2 and 6 and
Illustration 5.8.
b. It is recommended that above the Podium, the Building Floorplate dimensions be limited
as follows:
1. 15,000 square feet maximum for Residential Uses
2. 30,000 square feet maximum for Commercial Uses and for parking
3. 180 feet maximum length for Residential Uses
City of Miami Page 8 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
4. 215 feet maximum length for Commercial Uses
Civil Support and Educational Uses within the CI -HD Transect Zone shall have
no maximum Floorplate dimensions.
c. Encroachments may be as follows:
1. At the first Story in the First Layer, stairs, ramps, and other elements used for
vertical circulation shall not be permitted, except in the following circumstances:
a. For Rights -of -Way with an adjacent Sidewalk ten (10) feet or greater,
stairs, ramps, and other elements used for vertical circulation may
encroach up to fifty percent (50%) of the First Layer for that portion of the
site where the adjacent Sidewalk is ten (10) feet or greater.
b. For portions of Lots with a depth of one hundred (100) feet or less and a
Right -of -Way with an adjacent Sidewalk ten (10) feet or less, stairs,
ramps, and other elements used for vertical circulation may encroach up
to fifty percent (50%) of the First Layer for twenty percent (20%) of the
length of the Frontage subject to the following criteria for enhanced
walkway design with review and approval by the Planning Director:
i. Maintain a minimum clear circulation zone of twelve (12) feet
including a minimum of three (3) feet of clear public Sidewalk for
eighty percent (80%) of the Frontage; and
ii. Maintain a minimum clear circulation zone of ten (10) feet
including a minimum of three (3) feet of clear public Sidewalk for
twenty percent (20%) of the Frontage. Minimum circulation zone
may be reduced to eight (8) feet when trees are placed within the
Right -of -Way at those points.
c. For Lots with a length of three hundred (300) feet or more and a Right -of -
Way with an adjacent Sidewalk ten (10) feet or less, stairs, ramps, and
other elements used for vertical circulation may encroach up to fifty
percent (50%) of the First Layer for twenty percent (20%) of the length of
the Frontage subject to the following criteria for enhanced walkway
design with review and approval by the Planning Director:
Maintain a minimum clear circulation zone of twelve (12) feet
including a minimum of three (3) feet of clear public Sidewalk for
eighty percent (80%) of the Frontage; and
ii. Maintain a minimum clear circulation zone of ten (10) feet
including a minimum of three (3) feet of clear public Sidewalk for
twenty percent (20%) of the Frontage. Minimum circulation zone
may be reduced to eight (8) feet when trees are placed within the
Right -of -Way at those points.
City of Miami Page 9 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110 Enactment Number: 14471
d. In the event an existing Building is raised in order to bring the finished
floor elevation above the Base Flood Elevation plus Freeboard, stairs and
ramps required for vertical circulation may encroach one hundred percent
(100%) of the Setback by process of Waiver.
2. At the first Story in the First Layer, cantilevered Awnings and cantilevered entry
canopies may encroach up to one hundred percent (100%) of the depth of the
Setback, except as may be further allowed by Chapter 54 of the City Code.
3. Above the first Story in the First Layer, cantilevered balconies, bay windows,
roofs, and Facade components promoting energy efficiency, such as shading
and Screening devices that are non -accessible, may encroach a maximum of
three (3) feet of the depth of the Setback. Other cantilevered portions of the
Building shall maintain the required Setback.
4. At the Second and Third Layers, Awnings, balconies, bay windows, chimneys,
roofs, stairs, and Facade components promoting energy efficiency such as
shading and Screening devices may encroach up to three (3) feet of the depth of
the Side and/or Rear Setbacks. A densely planted vegetation Screen shall be
provided and maintained along any Property Line that abuts a T3 Transect Zone
and fronts the encroaching Structure. Said Screen shall include the following
components:
a. a combination of trees and shrubs using a variety of Florida -friendly
species per Article 9, Section 9.1, titled "Plant Quality," that will mature to
create a continuous visual Screen; and
b. tree specimens shall have a 3" caliper and a minimum height of fourteen
(14) feet at planting and a minimum height of twenty-five (25) feet at
maturity, except where the height and location of overhead power -lines
requires the planting of low growing trees, which shall be a minimum
height of eight (8) feet and minimum caliper of two (2) inches at time of
planting and a mature height and spread not encroaching within five (5)
feet of overhead power -lines; and
c. shrubs shall be planted at a maximum average spacing of thirty (30)
inches on center or if planted at a minimum height of thirty-six (36)
inches, shall have a maximum average spacing of forty-eight (48) inches
on center and shall be maintained so as to form a continuous, unbroken
and solid visual screen within one (1) year after time of planting.
5. When a Lot abuts an existing Single family residence Building, the Building
Elevation and/or Balconies on the rear or side shall be set back a minimum of
three (3) feet from the property line.
*11
Section 3. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
City of Miami Page 10 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026
File ID: 19110
Enactment Number: 14471
Section 4. It is the intention of the City Commission that the provisions of this Ordinance
shall become and be made a part of the Zoning Ordinance of the City of Miami, Florida,
which provisions may be renumbered or relettered and that the word "ordinance" may be
changed to "section", "article", or other appropriate word to accomplish such intention.
Section 5. This Ordinance shall become effective ten (10) days upon adoption.2
APPROVED AS TO FORM AND CORRECTNESS:
g III,ifP / 5/18/2026
2 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein, whichever is later.
City of Miami Page 11 of 11 File ID: 19110 (Revision: A) Printed on: 6/10/2026