What does T6-8-O zoning mean in Miami?

T6-8-O is an Urban Core Open transect zone under Miami 21 with an 8-story base height, allowing mixed-use development with significant commercial flexibility at the ground floor and upper floors. It sits at the lower end of the T6 tier compared to T6-80-O.

How is Miami 21 different from traditional zoning codes?

Miami 21 is a form-based code: it primarily regulates building form, height, and how a building meets the street through Transect zones (T3 through T6), rather than starting from a list of permitted uses the way conventional Euclidean zoning does. Use restrictions are layered on top of the form standards.

How do I find the zoning for a parcel in Miami?

The City of Miami Planning Department's interactive Zoning Atlas shows each parcel's Transect designation, and the Miami-Dade County Property Appraiser provides the underlying parcel and ownership records. Downtown and waterfront sites should also be checked against Special Area Plan and Special District overlays.

Miami, Florida · city zoning districts · 17 districts

Miami, FL zoning map & districts

Miami 21, adopted in 2010, was the first form-based code applied citywide by a major U.S. city. Rather than separating uses into Euclidean districts, it organizes the city into Transect zones — from suburban T3 through the highest-intensity urban core T6 — that primarily regulate building form, scale, and street relationship, with use restrictions layered on top. The Planning Department administers the code, and the Planning, Zoning and Appeals Board (PZAB) hears waivers, exceptions, and rezonings before they reach the City Commission.

The code Miami 21 Zoning Code

Miami zoning map

The interactive map needs JavaScript. See the official City of Miami GIS Zoning Interactive Tool (Miami 21) instead.

Mixed-use 24
Residential 5
Special purpose 4
Industrial 3

Source: City of Miami GIS Zoning Interactive Tool (Miami 21), retrieved 2026-08-30. Basemap: © OpenFreeMap © OpenMapTiles © OpenStreetMap contributors.

Find a district by address

District lookup only. No bulk standards and no ordinance citations are held for this city yet. Not a zoning verification.

Source: the official City of Miami GIS Zoning Interactive Tool (Miami 21) , retrieved 2026-08-30 — the authoritative source for current boundaries.

The Miami-Dade County Property Appraiser maintains parcel ownership and legal records, and the City of Miami Planning Department's interactive Zoning Atlas is the official source for a parcel's Miami 21 transect designation and any overlay or Special Area Plan boundary.

A published summary is never the authority. The adopted ordinance and the city's official zoning map govern, and both change — verify the district and every standard on your parcel before you rely on it.

How zoning works in Miami

Large sites can also be entitled through a Special Area Plan (SAP), a negotiated master-plan mechanism used for projects like Miami Worldcenter, and several pre-Miami 21 Special Districts (SD) were grandfathered in areas such as the Design District. Live Local Act projects on commercial or industrial-zoned land are a major current entitlement path given Miami's high land costs, since they bypass the transect's density and height caps administratively.

Miami zoning districts by family

The 17 district codes below are the ones that decide most projects in Miami, grouped by what they are for rather than by the order the ordinance prints them.

Key districts in the Miami 21 Zoning Code — a curated reference, not the exhaustive list. Confirm against the current adopted code.
Code	District	What it is for
Residential 5 districts
T3-R	Sub-Urban Restricted	Single-family detached; the most restrictive suburban transect.
T3-L	Sub-Urban Limited	Single-family detached with limited accessory-structure flexibility.
T3-O	Sub-Urban Open	Single-family detached with the most permissive suburban lot standards.
T4-R	General Urban Restricted	Duplexes and small-scale multifamily.
T5-R	Urban Center Restricted	Dense multifamily in urban-center neighborhoods.
Mixed-use 8 districts
T4-L	General Urban Limited	Rowhouses and small multifamily with limited ground-floor commercial.
T4-O	General Urban Open	General urban fabric with expanded ground-floor commercial flexibility.
T5-L	Urban Center Limited	Mixed-use, mid-rise urban-center development.
T5-O	Urban Center Open	Mixed-use, mid-rise with the broadest commercial flexibility in the T5 tier.
T6-8-O	Urban Core Open (8 stories)	Mixed-use high-rise with an 8-story base height.
T6-24-O	Urban Core Open (24 stories)	Mixed-use high-rise at 24 stories, common in Brickell-adjacent areas.
T6-48A-O	Urban Core Open (48 stories, A tier)	Mixed-use high-rise at downtown/Brickell tower scale; corrected from a non-existent plain 'T6-48-O' code.
T6-80-O	Urban Core Open (80 stories)	The tallest transect designation, reserved for downtown core sites.
Industrial 2 districts
D1	Work Place District	Light industrial, office, and flex uses.
D2	Industrial District	Live layer Transect_D for D2 = "Industrial District Zone"; Transect_D for D3 = "Waterfront Industrial District Zone". Curated D2 previously carried D3's name.
Special purpose 2 districts
CS	Civic Space	Parks, plazas, and public open space.
CI	Civic Institution	Schools, government buildings, hospitals, and religious institutions.

Miami zoning — common questions

What does T6-8-O zoning mean in Miami?: T6-8-O is an Urban Core Open transect zone under Miami 21 with an 8-story base height, allowing mixed-use development with significant commercial flexibility at the ground floor and upper floors. It sits at the lower end of the T6 tier compared to T6-80-O.
How is Miami 21 different from traditional zoning codes?: Miami 21 is a form-based code: it primarily regulates building form, height, and how a building meets the street through Transect zones (T3 through T6), rather than starting from a list of permitted uses the way conventional Euclidean zoning does. Use restrictions are layered on top of the form standards.
How do I find the zoning for a parcel in Miami?: The City of Miami Planning Department's interactive Zoning Atlas shows each parcel's Transect designation, and the Miami-Dade County Property Appraiser provides the underlying parcel and ownership records. Downtown and waterfront sites should also be checked against Special Area Plan and Special District overlays.

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The parcel layer lands in the order demand does. Illinois went first because that's where the deals were; the next state is decided by who tells us what they're trying to underwrite. Tell us where you're building and what you wanted to run — you'll hear from us when Florida opens, and sooner if we need a test parcel.

Keep reading

← Florida zoning — who holds the zoning power in Florida, under which enabling statute, and the reforms that override local rules.

Other Florida cities

The zoning reference → — every state, plus city-level district guides like this one.

Miami zoning summaries on this page are provided for information, not legal advice. Confirm every project against the current adopted code for the jurisdiction.