What Can I Build on a T4-R Lot in Miami?
On a T4-R lot you can build single-family homes, duplexes, 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. On a 5,000 SF lot that's up to 4 units. T4-R is residential only: no office, retail or restaurants.
T4-R at a glance
| Rule | T4-R |
|---|---|
| Homes allowed | Single-family, duplex, multifamily (residential only) |
| 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 | Not allowed |
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 R 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-R. Office, retail, restaurant and lodging uses are prohibited in T4-R.
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.
Parking
The code requires a minimum of 1.5 spaces per principal dwelling unit. The only reduction the code lists for T4-R is near transit: within a TOD or Transit Corridor it can be cut by Exception with City Commission approval, but not for sites within 500 feet of an ungated T3 zone.
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-R 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-R lot?
Up to 36 units per acre, rounded down. A 5,000 SF lot gets 4 units; a 10,000 SF lot gets 8.
Can I build townhouses in T4-R?
Yes. Multifamily housing is allowed by right in T4-R, and townhouses are the typical T4 building.
How tall can I build in T4-R?
3 stories and 40 feet to the top of the roof slab.
Can I put a shop or office in T4-R?
No. Office, retail and restaurant uses are prohibited in T4-R. You need T4-L or T4-O for small ground-floor commercial.
What's the difference between T4-R, T4-L and T4-O?
Same density, height and coverage. The letter changes the uses: R is residential only, L allows limited ground-floor commercial and office, O allows a wider mix.
Is there an FAR in T4?
No. Miami 21 sets no floor lot ratio for T4. Size is controlled by lot coverage, stories and density.
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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.