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Specific to T6 Zones

BUILDING DISPOSITION
Building disposition describes where the building sits in relation to the lot or parcel. The following are the specific regulations that apply to building disposition in a T6 zone. The diagrams below explain building setback requirements specific to each T6 zone. These regulations ensure that transitions occur between transects—creating a natural separation between buildings of incrementing capacity.

T6-8 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5000 sq.ft min.; 40,000 sq ft. max

b. Lot Width 50 ft. min

c. Lot Coverage

    1-8 stories
    Above 8 story

80% max.
15,000 sq. ft. max. floor plate for Residential & Lodging
30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) 5/ 25% additional Public Benefit

e. Frontage at front setback 70% min.

f. Open space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.
b. Secondary Front	10 ft. min.
c. Side	0 ft. or 30 ft. min. above 8th story
d. Rear	0 ft. or 30 ft. min. above 8th story
e. Abutting T5	0 ft. min. 1rst through 5th story 10 ft. min. 6th through 8th story 30 ft. min above 8th story
Abutting T4	6 ft. min. 1rst through 5th story 26 ft. min. above 5th story
Abutting T3	6 ft. min. 1rst through 3rd story 26 ft. min. 4th through 5th story 46 ft. min. above 5th story
f. Across street from T3 Principal front Secondary front	10 ft. 1rst through 3rd story 20 ft. min. above 3rd story

T6-12 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5000 sq.ft min.; 70,000 sq ft. max

b. Lot Width 50 ft. min

c. Lot Coverage
1-8 stories
Above 8th story

80% max.
15,000 sq. ft. max. floor plate for Residential & Lodging
30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) 8/ 30% additional Public Benefit

e. Frontage at front setback 70% min.

f. Green space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.
b. Secondary Front	10 ft. min.
c. Side	0 ft. or 30 ft. min. above 8th story
d. Rear	0 ft. or 30 ft. min. above 8th story
e. Abutting T5	0 ft. min. 10 ft. min. 6th through 8th story 30 ft. min. above 8th story
Abutting T4	6 ft. min. 1rst through 5th story 26 ft. min. 6th through 8th story 30 ft. min. above 8th story
Abutting T3	6 ft. min 1rst through 3rd story 26 ft. min. 4th through 5th story 46 ft. min, above 5th story
f. Across street from T3 or T4 Principal front Secondary front	10 ft. 1rst through 3rd story 20 ft. min. above 3rs story

T6-24 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5,000 sq.ft min.; 100,000 sq ft. max

b. Lot Width 50 ft. min

c. Lot Coverage
1-8 stories
Above 8th story

80% max.
15,000 sq. ft. max. floor plate for Residential & Lodging

30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) 6 / 30% additional Public Benefit

e. Frontage at front setback 70% min.

f. Open space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.
b. Secondary Front	10 ft. min.
c. Side	0 ft. min; 30 ft. min. above 8th story
d. Rear	0 ft. min; 30 ft. min. above 8th story
e. Abutting T5	0 ft. min. 1rst through 5th story 10 ft. min. 6th through 8th story 30 ft. min. above 8th story
Abutting T4	6 ft. min. 1rst through 5th story 10 ft. min. 6th through 8th story 30 ft. min. above 8th story

T6-36 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5,000 sq.ft min.;

b. Lot Width 100 ft. min

c. Lot Coverage
1-8 stories
Above 8th story

80% max.
18,000 sq. ft. max. floor plate for Residential & Lodging

30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) T6-36a: 12 /30% additional Public Beneift

e. Frontage at front setback 70% min.

f. Open space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.
b. Secondary Front	10 ft. min.
c. Side	0 ft. min; 30 ft. min. above 8th story
d. Rear	0 ft. min; 30 ft. min. above 8th story
e. Abutting T5	0 ft. min. 10 ft. min. 6th through 8th story 30 ft. min. above 8th story
Abutting T4	6 ft. min. 1rst through 5th story 26 ft. min. 6th through 8th story 30 ft. min. above 8th story

T6-48 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5,000 sq.ft min.;

b. Lot Width 100 ft. min

c. Lot Coverage
1-8 stories
Above 8th story

80% max.
18,000 sq. ft. max. floor plate for Residential & Lodging

30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) T6-48a: 11 /50% additional Public Benefit
T6-48b: 18 /50% additional Public Benefit

e. Frontage at front setback 70% min.

f. Open space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.; 20 ft. min. above 8th story
b. Secondary Front	10 ft. min.; 20 ft. min. above 8th story
c. Side	0 ft. min; 30 ft. min. above 8th story
d. Rear	0 ft. min; 30 ft. min. above 8th story
e. Abutting Side or Rear T5	0 ft. min. 1st through 5th story 10 ft. min. 6th through 8th story 30 ft. min. above 8th story

T6-60 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5,000 sq. ft min.;

b. Lot Width 100 ft. min

c. Lot Coverage
1-8 stories
Above 8th story

80% max.
18,000 sq. ft. max. floor plate for Residential & Lodging

30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) T6-60a: 11/50% additional Public Benefit
T6-60b: 18/50% additional Public Benefit

e. Frontage at front setback 70% min.

f. Open space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.
b. Secondary Front	10 ft. min.
c. Side	0 ft. min; 30 ft. min. above 8th story
d. Rear	0 ft. min; 30 ft. min. above 8th story
e. Abutting T5	0 ft. min. 1rst through 5th story 10 ft. min. 6th through 8th story 30 ft. min. above 8th story

T6-80 ZONE BUILDING DISPOSITION

LOT OCCUPATION

a. Lot Area 5,000 sq.ft min.

b. Lot Width 100 ft. min

c. Lot Coverage
1-8 stories
Above 8th story

80% max.
18,000 sq. ft. max. floor plate for Residential & Lodging

30,000 sq. ft. max. floor plate for Office & Commercial

d. Floor Lot Ratio (FLR) T6-80a: 24/unlimited additional Public Benefit

e. Frontage at front setback 70% min.

f. Open space Requirements 10% lot area min.

g. Density 150 du/acre max.

BUILDING SETBACK

a. Principal Front	10 ft. min.
b. Secondary Front	10 ft. min.
c. Side	0 ft. min; 30 ft. min. above 8th story
d. Rear	0 ft. min; 30 ft. min. above 8th story
e. Abutting T5	0 ft. min. 1rst through 5th story 10 ft. min. 6th through 8th story 30 ft. min. above 8th story

Note: This Building Placement applies to all T6 Zones.

BUILDING CONFIGURATION
Building Configuration describes how the building is modeled (its shape and form). Within building configuration, the following aspects are regulated: the building’s frontage, its façade, its height and any elements that protrude from the building such as porches and carports.
There are no architectural design standards relating to style in the Miami 21 Zoning Code.

Frontages
The frontage of a building is the area in front of the building. In T6 areas, typical frontages would be stoops or forecourts, shopfronts, and awnings. Galleries and Arcades are permitted by a Special Area Plan.

This chart regulates what type of frontages are allowed in T6

FRONTAGE

a. Common Lawn	prohibited
B. Porch and Fence	prohibited
C. Terrace or L.C.	prohibited
D. Forecourt	permitted
e. Stoop	permitted
f. Shopfront & Awning	permitted
g. Gallery	permitted by Special Area Plan
h. Arcade	permitted by Special Area Plan

Illustration of a T6-24 Waterfront Drive

Building Height
Building height is also regulated within the building’s configuration. Under the Miami 21 Zoning Code, height is regulated in stories, specific to each T6 zone. Height regulations are achieved by regulating the building’s capacity (*see capacity regulation). These regulations are important for buildings in T6 zones in order to ensure a transition between transect zones.


T6-8 Zones
a. Minimum Height	2 stories
b. Maximum Height	8 stories
c. Max. Benefit Height	4 stories, except when abutting a T3 zone

T6-12 Zones
a. Minimum Height	2 stories
b. Maximum Height	12 stories
c. Max. Benefit Height	8 stories, except when abutting a T3 zone

T6-24 Zones
a. Minimum Height	2 stories
b. Maximum Height	24 stories
c. Max. Benefit Height	24 stories abutting all zones except T3

T6-36 Zones
a. Minimum Height	2 stories
b. Maximum Height	36 stories
c. Max. Benefit Height	24 stories abutting all zones except T3

T6-60 Zones
a. Minimum Height	2 stories
b. Maximum Height	60 stories
c. Max. Benefit Height	unlimited stories abutting all zones except T3

T6-80 Zones
a. Minimum Height	2 stories
b. Maximum Height	80 stories
c. Max. Benefit Height	unlimited stories abutting all zones except T3

Item c. (Maximum Benefit Height) is referring to the bonus heights developers can obtain when participating in the Miami 21 Public Benefits Program.

T6-8 Zone

T6-12 Zone

T6-24 Zone

T6-36 Zone

T6-60 Zone

T6-80 Zone