PZ.19 - AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, BY AMENDING ARTICLE 5, TITLED “SPECIFIC TO ZONES,” MORE PARTICULARLY BY AMENDING SECTION 5.4.1., TITLED “BUILDING DISPOSITION,” TO ALLOW FOR MULTIPLE PRINCIPAL BUILDINGS PER LOT IN THE “T4,” GENERAL URBAN TRANSECT ZONE; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
October 22, 2026
Sponsors
Commissioner Christine King (D5)
Department: Commissioners and Mayor - PZ
Category: Planning and Zoning
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, on July 24, 2025, the City Commission adopted Ordinance No. 14389, amending the Miami 21 Code by allowing flexibilities in Lot Area in order to incentivize and streamline development and provide opportunities for more efficient and context-sensitive site planning within the “T4,” General Urban Transect Zone; and
WHEREAS, an amendment is necessary to allow for multiple Principal Buildings per Lot within the “T4,” General Urban Transect Zone; and
WHEREAS, multiple Principal Buildings on a Lot provide design flexibilities that support the intent of the “T4,” General Urban Transect Zone, via pedestrian scaled and context-sensitive development;and
WHEREAS, a more flexible configurationdoes not increasepermitteddevelopment intensity and allows development to better respond tosite circumstances and neighborhood context; and
WHEREAS, smaller building typologies can reduce construction costs, thereby supporting housing at a wider range of price points; and
WHEREAS, multiple Principal Buildings on a unified Lot facilitate shared utility infrastructure and vehicular access, reducing curb cuts, improving pedestrian safety, preserving on-street parking, reducing construction costs, and minimizing visual clutter; and
WHEREAS, multiple Principal Buildings on a single development site encourage smaller building masses, allowing for the consolidation of useable open space in the form of courtyards and mews, preservation of existing trees, and flexible placement of new trees; and
WHEREAS, multiple Principal Buildings enhance architectural diversity by encouraging varied building forms, façades, and orientations, thereby creating more visually interesting streetscapes and neighborhoods; and
WHEREAS, the Planning, Zoning and Appeals Board (PZAB”), at its meeting on October 7, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-067 by a vote of eight to zero (8 - 0), Item No. PZAB. 3, recommending approval of the Zoning Text Change; and
WHEREAS, consideration was 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 was given to the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary; and
WHEREAS, the MCNP states “the City shall continue to revise residential zoning district regulations to provide greater flexibility for the design and development of a variety of contemporary housing types and mixed-use developments with the application of new higher density zoning in accordance with neighborhood specific design and development standards that might be adopted as a result of amendments to the City's land development regulations and other neighborhood planning initiatives”; and
WHEREAS, after careful consideration, the City Commission adopts the amendment to the Miami 21 Code as provided herein;
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:
"ARTICLE 5 'SPECIFIC TO ZONES'
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5.4.1 Building Disposition (T4)
a.Newly platted Lots shall be dimensioned according to Illustration 5.4.
b.Lot Coverage by any Building shall not exceed that shown in Illustration 5.4. Additional Lot Coverage may be approved, except when abutting a T3 Transect Zone, pursuant to the Flexible Lot Coverage Program up to seventy percent (70%) if the proposed Development satisfies at least one (1) of the following conditions:
1.Open Space provided in addition to that required by the underlying Transect Zone as follows:
i.On-site: Open Space shall be provided in an amount equal to the additional Lot Coverage obtained. Said Open Space shall be usable and designed in accordance with Article 4, Table 7 and may be private or open to the public.
ii.Off-site: A Civic Space shall be provided in an amount equal to one and one-half (1.5) times the additional Lot Coverage obtained. Said Civic Space shall be designed in accordance with Article 4, Table 7 and located in an area of need identified by the City Parks and Open Space Master Plan and the City’s Parks Department.
2.A cash contribution to the Miami 21 Public Benefits Trust Fund, or authorized program account, equal to one and one-half (1.5) times the Development’s Floor Area obtained by increased Lot Coverage on a square foot basis. The value of this cash contribution shall follow the provisions described in Section 3.14.4(b)(3).
c.A Buildings shall be disposed in relation to the boundaries of itstheir Lots according to Illustration 5.4.
d.OneMultiplePrincipal Buildings at the Frontage, and one OutbuildingAncillary Building to the rear of the Principal Building, may be built on each Lot as shown in Article 4, Table 8. The Outbuilding shall be separated from the Principal Building by a minimum of ten (10) feet.
e.Setbacks for Principal Buildings shall be as shown in Illustration 5.4. Setbacks may otherwise be adjusted by Waiver by no more than ten percent (10%) except for Waivers to preserve Natural Features pursuant to Section 3.13.1(d), for irregular lots pursuant to Section 3.3.3(c), and for alterations and additions to existing non-conforming Single-Family Residences and Two-Family Residence pursuant to Section 7.2.3(a)(3). Where a Lot to be developed Abuts a Lot containing an existing legal Structure other than a Sign, a Waiver may be granted so the proposed Structure matches the ground level dominant Setback of the Block Face and its Context. Where a Lot to be developed proposes a one (1) or two (2) Story Building and Abuts a Lot containing an existing legal Building, an Exception may be granted so that the proposed Building matches the ground level dominant Setback of the Block Face and its Context.
f.Facades shall be built parallel to a rectilinear Principal Frontage Line or parallel to the tangent of a curved Principal Frontage Line, for a minimum fifty percent (50%) of its length.
g.Ancillary Buildings shall conform to the following standards:
1.Ancillary Buildings shall be limited to two (2) Stories. Ancillary Buildings shall be no taller than the Principal Building. See Article 5, Illustrations.
2.A one-Story Ancillary Building may be attached or detached from the Principal Building and shall follow the Setbacks for Ancillary Buildings.
3.A two-Story Ancillary Building:
i.Detached from the Principal Building shall be separated by a minimum of ten (10) feet and shall follow the Setbacks for Ancillary Buildings.
ii.Attached to the Principal Building shall follow the Setbacks for the Principal Building.
h.Accessory Structures shall conform to the following standards:
1.Located in the second or third Layer of the Lot and follow the setbacks for Ancillary Buildings as shown in Illustration 5.4.
2.Separated five (5) feet from the Principal a Building, Ancillary Building and other Accessory Structures any building, except uncovered Accessory Structures which may be attached to thea Principal Building or Ancillary Building.
3.Maximum of one (1) Story.
4.Contain only non-habitable Accessory uses.
5.Be a maximum of two hundred (200) square feet or ten percent (10%) of the Floor Area of the Principal Building(s), whichever is greater.
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Section 3.If any section, part of a section, paragraph, clause, phrase, or word of this Ordinanceisdeclaredinvalid,theremainingprovisionsofthisOrdinanceshallnotbeaffected.
Section4.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 after adoption and signature by the Mayor.
WHEREAS, on July 24, 2025, the City Commission adopted Ordinance No. 14389, amending the Miami 21 Code by allowing flexibilities in Lot Area in order to incentivize and streamline development and provide opportunities for more efficient and context-sensitive site planning within the “T4,” General Urban Transect Zone; and
WHEREAS, an amendment is necessary to allow for multiple Principal Buildings per Lot within the “T4,” General Urban Transect Zone; and
WHEREAS, multiple Principal Buildings on a Lot provide design flexibilities that support the intent of the “T4,” General Urban Transect Zone, via pedestrian scaled and context-sensitive development;and
WHEREAS, a more flexible configurationdoes not increasepermitteddevelopment intensity and allows development to better respond tosite circumstances and neighborhood context; and
WHEREAS, smaller building typologies can reduce construction costs, thereby supporting housing at a wider range of price points; and
WHEREAS, multiple Principal Buildings on a unified Lot facilitate shared utility infrastructure and vehicular access, reducing curb cuts, improving pedestrian safety, preserving on-street parking, reducing construction costs, and minimizing visual clutter; and
WHEREAS, multiple Principal Buildings on a single development site encourage smaller building masses, allowing for the consolidation of useable open space in the form of courtyards and mews, preservation of existing trees, and flexible placement of new trees; and
WHEREAS, multiple Principal Buildings enhance architectural diversity by encouraging varied building forms, façades, and orientations, thereby creating more visually interesting streetscapes and neighborhoods; and
WHEREAS, the Planning, Zoning and Appeals Board (PZAB”), at its meeting on October 7, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-067 by a vote of eight to zero (8 - 0), Item No. PZAB. 3, recommending approval of the Zoning Text Change; and
WHEREAS, consideration was 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 was given to the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary; and
WHEREAS, the MCNP states “the City shall continue to revise residential zoning district regulations to provide greater flexibility for the design and development of a variety of contemporary housing types and mixed-use developments with the application of new higher density zoning in accordance with neighborhood specific design and development standards that might be adopted as a result of amendments to the City's land development regulations and other neighborhood planning initiatives”; and
WHEREAS, after careful consideration, the City Commission adopts the amendment to the Miami 21 Code as provided herein;
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:
"ARTICLE 5 'SPECIFIC TO ZONES'
\*\*\*
5.4.1 Building Disposition (T4)
a.Newly platted Lots shall be dimensioned according to Illustration 5.4.
b.Lot Coverage by any Building shall not exceed that shown in Illustration 5.4. Additional Lot Coverage may be approved, except when abutting a T3 Transect Zone, pursuant to the Flexible Lot Coverage Program up to seventy percent (70%) if the proposed Development satisfies at least one (1) of the following conditions:
1.Open Space provided in addition to that required by the underlying Transect Zone as follows:
i.On-site: Open Space shall be provided in an amount equal to the additional Lot Coverage obtained. Said Open Space shall be usable and designed in accordance with Article 4, Table 7 and may be private or open to the public.
ii.Off-site: A Civic Space shall be provided in an amount equal to one and one-half (1.5) times the additional Lot Coverage obtained. Said Civic Space shall be designed in accordance with Article 4, Table 7 and located in an area of need identified by the City Parks and Open Space Master Plan and the City’s Parks Department.
2.A cash contribution to the Miami 21 Public Benefits Trust Fund, or authorized program account, equal to one and one-half (1.5) times the Development’s Floor Area obtained by increased Lot Coverage on a square foot basis. The value of this cash contribution shall follow the provisions described in Section 3.14.4(b)(3).
c.A Buildings shall be disposed in relation to the boundaries of itstheir Lots according to Illustration 5.4.
d.OneMultiplePrincipal Buildings at the Frontage, and one OutbuildingAncillary Building to the rear of the Principal Building, may be built on each Lot as shown in Article 4, Table 8. The Outbuilding shall be separated from the Principal Building by a minimum of ten (10) feet.
e.Setbacks for Principal Buildings shall be as shown in Illustration 5.4. Setbacks may otherwise be adjusted by Waiver by no more than ten percent (10%) except for Waivers to preserve Natural Features pursuant to Section 3.13.1(d), for irregular lots pursuant to Section 3.3.3(c), and for alterations and additions to existing non-conforming Single-Family Residences and Two-Family Residence pursuant to Section 7.2.3(a)(3). Where a Lot to be developed Abuts a Lot containing an existing legal Structure other than a Sign, a Waiver may be granted so the proposed Structure matches the ground level dominant Setback of the Block Face and its Context. Where a Lot to be developed proposes a one (1) or two (2) Story Building and Abuts a Lot containing an existing legal Building, an Exception may be granted so that the proposed Building matches the ground level dominant Setback of the Block Face and its Context.
f.Facades shall be built parallel to a rectilinear Principal Frontage Line or parallel to the tangent of a curved Principal Frontage Line, for a minimum fifty percent (50%) of its length.
g.Ancillary Buildings shall conform to the following standards:
1.Ancillary Buildings shall be limited to two (2) Stories. Ancillary Buildings shall be no taller than the Principal Building. See Article 5, Illustrations.
2.A one-Story Ancillary Building may be attached or detached from the Principal Building and shall follow the Setbacks for Ancillary Buildings.
3.A two-Story Ancillary Building:
i.Detached from the Principal Building shall be separated by a minimum of ten (10) feet and shall follow the Setbacks for Ancillary Buildings.
ii.Attached to the Principal Building shall follow the Setbacks for the Principal Building.
h.Accessory Structures shall conform to the following standards:
1.Located in the second or third Layer of the Lot and follow the setbacks for Ancillary Buildings as shown in Illustration 5.4.
2.Separated five (5) feet from the Principal a Building, Ancillary Building and other Accessory Structures any building, except uncovered Accessory Structures which may be attached to thea Principal Building or Ancillary Building.
3.Maximum of one (1) Story.
4.Contain only non-habitable Accessory uses.
5.Be a maximum of two hundred (200) square feet or ten percent (10%) of the Floor Area of the Principal Building(s), whichever is greater.
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Section 3.If any section, part of a section, paragraph, clause, phrase, or word of this Ordinanceisdeclaredinvalid,theremainingprovisionsofthisOrdinanceshallnotbeaffected.
Section4.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 after adoption and signature by the Mayor.