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 Types of T6 Zones

The complexity of the T6 zone is not only achieved by regulating uses, there are also multiple regulations on the capacity (stories & square footage) of the buildings. To achieve this, there are various transect sub-zones within the T6 range (see chart below).


Regulation of capacity in T6
The number located after each T6 is the number of stories that can be built in that transect zone by right.

  • T6-8      max. eight (8) stories
  • T6-12    max. twelve (12) stories
  • T6-24    max. twenty four (24) stories
  • T6-36    max. thirty six (36) stories
  • T6-48    max. forty-eight (48) stories
  • T6-60    max. of sixty (60) stories
  • T6-80    max. of eighty (80) stories


Regulation of Use in a T6 zone
Regulating use is an important part of any zoning code. Miami 21 Zoning Code prioritizes building form (shape and bulk) over the regulation of use to allow for mixed-use development. The T6 zone has the greatest number and variety of uses.

Restricted (R) Single family, multifamily residences. Small lodging permitted by exception.

Limited (L)
single family, multifamily residences, Hotels, Bed & Breakfasts, and Inns, Office space permitted in a limited capacity

Open (O)
same as above without limitations



Single Family Residence  R R R
Community Residence  R R R
Ancillary Unit      
Two Family Residence  R R R
Multi Family Housing  R R R
Dormitory   R R
Home Office R R R
Live - Work   R R
Work - Live      
Bed & Breakfast E R R
Inn E R R
Hotel   R R
Office   R R
Auto Related   W W
Entertainment Establishment   R R
Entertainment Establishment - Adult      
Food Service Establishment W R R
Alcohol Service Establishment   E
General Commercial W R R
Marine Retail   W W
Open Air Retail   W W
Place of Assembly E R R
Recreational Establishment   R R
Community Facility   W W
Recreational Facility E R R
Religious Facility E R R
Regional Activity Complex     E
Civil Support      
Community Support Facility   W W
Infrastructure & Utilities W W W
Major Facility      
Marina E W W
Public Parking E W W
Rescue Mission      
Transit Facilities E W W
Childcare W W W
College / University   W W
Elementary School E W W
Learning Center   R R
Middle / High School E W W
Pre-School E R R
Research Facility   R R
Special Training / Vocational   W W





A complete version of this diagram (for all transect zones) is found in Article 4, Table 3 of the Miami 21 Zoning Code.


      R = the use is permitted by Right
     W = the use is permitted by Warrant
      E = the use is permitted by Exception

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