Ordinance· PZ.4· City Commission· Thu, May 28, 2026

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

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IntroducedMay 28, 2026

Adopted—

Effective—

Item text

City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 CITY COMMISSION FACT SHEET File ID: 19110 Title: 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. APPLICANT(S): James Reyes, City Manager, on behalf of the City of Miami PURPOSE: The request seeks approval to amend the Zoning Ordinance of the City of Miami (“Miami 21 Code”), to allow the use of T3 Transect development standards in the construction, addition or alteration of single-family residences and two-family residences (duplex) in a higher transect zone. Further, the proposed amendment removes the required additional side and rear setbacks when a T5 or T6 development abuts an existing single-family residence. FINDING(S): PLANNING DEPARTMENT: Recommended approval. PLANNING, ZONING AND APPEALS BOARD: On April 15, 2026, recommended approval, by a vote of 11-0. City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 City Hall 3500 Pan Ameican Drive Miami, FL 33133 www.miamigov.com City of Miami Legislation Ordinance Enactment Number File Number: 19110 Final Action Date: 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. 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 File ID: 19110 (Revision: A) Printed On: 5/19/2026 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 File ID: 19110 (Revision: A) Printed On: 5/19/2026 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 T4 or T5 Transect Zones may utilize the development standards applicable to T3-L and T3-O, 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-O. 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-O. Code sections pertaining to different Transect Zones may not be combined. * * * 5.5.2 Building Configuration (T5 ) a. Development within Private Frontages shall comply with Article 4, Tables 2 and 6 and Illustration 5.5. b. Encroachments shall be as follows: City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 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 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. City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 3. Above the first Story in the First Layer, cantilevered balconies, bay windows, roofs, Architectural Screening elements, and Façade 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 Façade 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.

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. 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 City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 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 Façade 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 Façade 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. 4. At the Second and Third Layers, Awnings, balconies, bay windows, chimneys, roofs, stairs, Architectural Screening elements, and Façade 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 City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 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. * * * 5.8 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 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: City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 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 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 Façade 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: City of Miami File ID: 19110 (Revision: A) Printed On: 5/19/2026 a. a combination of trees and shrubs using a variety of Florida-friendly species per Article 9,

Section 9.

Official documents

Attachment 1 ↗Attachment 2 ↗Attachment 3 ↗Attachment 4 ↗View on the city Legistar record ↗

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