Miami 21 zoning for multifamily development

Miami 21 zones the City of Miami by transect. Where Article 4, Table 3 shows multifamily as By Right for the site's transect zone and the design meets every standard, the zoning approval happens inside the building permit.

By Right

In Miami 21, By Right is a defined term: the Zoning Administrator approves zoning compliance in the building permit review, with no separate planning entitlement, as long as the project needs no Waiver, Warrant, Exception or Variance. An optional Administrative Site Plan Review gives a written decision and vests the plans for three years from later amendments (Sec. 7.1.2.10). A podium that is screened, not lined with uses, needs a Waiver.

Bonus height and floor area

Under the Public Benefits program (Sec. 3.14), a T5 or T6 site takes bonus height and floor area for a binding commitment to public benefits, certified by the Zoning Administrator before the building permit. It is not available in T6 where the property abuts T3.

Workforce Living

A Workforce Living Housing Development (Sec. 3.16.b), with City certification and a covenant of at least 30 years, is By Right in T6-12 up to 240 ft, exempt from the podium Waiver, and has its parking reduced 65 percent for the qualifying units.

State law

The Live Local Act (Fla. Stat. 166.04151(7)) adds an administrative pathway for qualifying rental projects on commercial, industrial or mixed-use land.

Questions

Does By Right in Miami 21 need a public hearing?

No. The Zoning Administrator approves zoning compliance inside the building permit, as long as no Waiver, Warrant, Exception or Variance is needed.

Sources