Miami 21 is one of the first major US form-based zoning codes, organizing the city into Transect Zones T1 through T6 plus Districts and Civic Spaces. Special Area Plans allow large parcels nine acres or more to negotiate custom regulating plans.
Adopted in 2010 and continuously amended, Miami 21 replaced traditional Euclidean zoning with a form-based code drawn from SmartCode principles. Property is classified into six Transect Zones from Natural T1 through Urban Core T6, plus Districts D1 through D3 for industrial and civic uses. Each zone dictates building height, setbacks, frontage type, and permitted uses. Special Area Plans under Article 3.9 allow contiguous parcels of nine or more acres to propose a Regulating Plan that overrides standard transect rules, used for projects like Miami Worldcenter, Magic City Innovation District, and Brickell City Centre. SAPs require Planning, Zoning, and Commission approval.
Construction outside the assigned transect or an approved SAP is a Miami 21 violation triggering stop-work orders, certificate-of-occupancy denial, and Code Enforcement Sec. 2-817 fines escalating per day. Unpermitted use changes can lead to lien recordation and demolition orders.
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Miami, FL
The City of Miami is a flat, low-elevation coastal urban area and is not designated as a high wildfire hazard severity zone. Most wildland fire activity in M...
Miami, FL
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Miami, FL
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Miami, FL
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Miami, FL
Outdoor kitchens in Miami require building, mechanical, electrical, and plumbing permits from the City of Miami Building Department under the Florida Buildin...
Miami, FL
Miami does not have a specific ordinance regulating residential offset smokers, pellet grills, or wood-fired pizza ovens at single-family homes. Multi-unit b...
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