What Can I Build on a T4-L Lot in Miami?
On a T4-L lot you can build townhouses or a small apartment building at up to 36 units per acre, 3 stories and 40 feet tall, covering up to 60% of the lot, with small shops, cafes or offices on the first floor (shops and restaurants up to 4,000 SF each; office and commercial together under 50% of the building). On a 5,000 SF lot that's up to 4 units.
T4-L at a glance
| Rule | T4-L |
|---|---|
| Uses by right | Single-family, duplex, multifamily; plus bed & breakfasts, office, restaurants and cafes (food service), retail and general commercial (size and floor limits below) |
| Density | 36 units/acre |
| Max height | 3 stories and 40 ft (to top of roof slab) |
| Lot coverage | 60% (70% through the Flexible Lot Coverage Program) |
| FLR (floor lot ratio) | None stated (N/A) |
| Lot area | 5,000 SF min. (1,400 SF with rear vehicular access); 40,000 SF max. |
| Minimum lot width | 50 ft (16 ft with rear vehicular access) |
| Setbacks | Not covered in this guide |
| Parking | 1.5 spaces per principal unit |
| Commercial / office | First story only; office + commercial under 50% of floor area; commercial (not office) 4,000 SF per establishment max. |
| Bars | By Exception (public hearing) |
The worked example: a 5,000 SF lot
Footprint: 5,000 × 60% = 3,000 SF
Upper bound: 3,000 SF × 3 stories = 9,000 SF of building
Units round down, because 36 units per acre is a maximum. That's about 2,250 SF of gross building per unit, which is why small T4 projects tend to be townhouses or larger flats. Miami 21 sets no FLR for T4, so the building figure is a ceiling from coverage × stories. Setbacks will bring it lower.
Height, density and coverage
T4 buildings can be up to 3 stories and 40 feet to the top of the roof slab. A back ancillary building is limited to 2 stories. The code sets 36 units per acre in all three T4 zones, so the letter L changes the uses, not the unit count. Buildings can cover 60% of the lot, or up to 70% through the Flexible Lot Coverage Program (extra open space, civic space or a Public Benefits Trust Fund payment), which isn't available when the lot abuts T3.
What you can build, use by use
Miami 21 allows single-family homes, duplexes and multifamily housing by right in T4-L. T4-L adds bed & breakfasts, office, restaurants and cafes (food service), retail and general commercial by right, and bars (alcohol beverage service) by Exception.
By right means allowed if the plan meets the code. Warrant means an administrative approval by City staff. Exception means a public hearing. Any use the code doesn't list for the zone is prohibited.
The commercial limits in T4-L
The L stands for Limited, and the code spells out the limits. In T4-L:
- First story only: office and commercial space must be on the first story of the main building or an accessory structure.
- Less than 50% of the building: office and commercial uses combined must stay under 50% of the building's floor area.
- Shops and restaurants: 4,000 SF each, max. That per-business cap applies to commercial uses. Offices have no per-business cap.
Food and drink add two triggers: a restaurant under 2,500 SF with a 4COP liquor license needs a Warrant, and a bar or other alcohol service business over 5,000 SF needs a City Commission Exception (outside an Entertainment District). Commercial parking is 3 spaces per 1,000 SF. In practice: a corner store, cafe or small office under homes, not a commercial building.
Parking
The code requires a minimum of 1.5 spaces per principal dwelling unit. It can be reduced in some cases, such as shared parking and transit-area reductions.
Setbacks and lot width
The minimum lot width is 50 ft, or 16 ft with rear vehicular access, which is what makes narrow townhouse lots possible. We haven't verified the T4 setbacks against the current code yet, so we don't state them here.
Bonuses and special programs
These may allow more, subject to program rules:
- Affordable housing bonus: in T4 it needs a Warrant.
- Workforce Living Development program.
- Transit density transfer: up to a 50% density increase in T4, T5 and T6 within three-quarters of a mile of a transit station, through the City's historic preservation transfer of development density program. A transfer into T4 needs an Exception with City Commission approval.
What can kill a deal on a T4-L lot
- Flood zone. Can set a minimum floor elevation and raise build and insurance costs.
- Easements. A recorded utility or access easement can cross the spot you planned to build on.
- Recorded liens and judgments. Code liens and lawsuits against the property can follow it to the next owner.
- Open or expired permits. A past owner's unfinished permits can block new ones until they're closed out.
- Contamination nearby. A former gas station or dry cleaner next door can trigger environmental review.
- Lot size and width. T4 lots need at least 5,000 SF and 50 ft of width, or 1,400 SF and 16 ft with rear vehicular access.
- A T3 neighbor. Abutting T3 rules out the Flexible Lot Coverage Program.
Frequently asked questions
How many units can I build on a T4-L lot?
Up to 36 units per acre, rounded down: 4 units on 5,000 SF, 8 on 10,000 SF.
Can I open a restaurant in T4-L?
Yes, food service is allowed by right, but only on the first story and within the 4,000 SF per-business limit. A restaurant under 2,500 SF with a 4COP liquor license needs a Warrant.
Can I build an office building in T4-L?
No. Office is allowed only on the first story, and office plus commercial must be less than 50% of the building's floor area.
Are hotels allowed in T4-L?
No. Hotels and inns are prohibited in T4-L. A bed & breakfast is allowed by right.
How tall can I build in T4-L?
3 stories and 40 feet.
Can I get more units in T4-L?
Possibly, through the City's housing bonus programs or the transit density transfer, each with its own rules.
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Other Miami 21 zone guides
New to zone names? Read the plain-English guide to Miami 21.
General information about the Miami 21 code, not legal or zoning advice. Overlays, special plans and prior approvals can change the answer for a lot. Confirm with the City of Miami before you apply for permits.