What Can I Build on a T6-12-O Lot in Miami?
On a T6-12-O lot you can build a mixed-use building up to 12 stories with a floor lot ratio (FLR) of 8 and 150 units per acre. Apartments, hotels, office, retail and restaurants are allowed by right. On a 5,000 SF lot that's up to 17 units and 40,000 SF of floor area.
T6-12-O at a glance
| Rule | T6-12-O |
|---|---|
| Uses by right | Single-family, duplex, multifamily, hotel, inn, B&B, office, retail, restaurants, entertainment, places of assembly |
| By Warrant | Auto-related commercial, open-air retail, marine-related commercial |
| By Exception | Bars (alcohol beverage service), amusement rides |
| FLR (floor lot ratio) | 8 (+30% through Public Benefits) |
| Density | 150 units/acre by right |
| Max height | 12 stories (no height in feet stated) |
| Benefit height | Up to 8 more stories, not next to T3 |
| Lot coverage | 80% on stories 1-8 |
| Lot area | 5,000 SF min.; 70,000 SF max. |
| Minimum lot width | Not covered in this guide |
| Setbacks | Front 10 ft, side and rear 0 ft; above the podium: 20 ft front, 30 ft side and rear |
| Parking | 1.5 per unit + 1 visitor per 10 units |
The worked example: a 5,000 SF lot
Floor area: 5,000 SF × FLR 8 = 40,000 SF
Floor area per unit: 40,000 ÷ 17 = about 2,353 SF
Units round down, since 150 units per acre is a maximum. On a small T6 lot density binds before FLR does; the spare floor area goes to bigger units, amenities or commercial space. Land drives the count: 10,000 SF gets 34 units, 20,000 SF gets 68, 40,000 SF gets 137.
Height
T6-12-O allows 12 stories. Miami 21 measures T6 height in stories; no feet figure is stated. A Benefit Height of up to 8 more stories is available through the Public Benefits Program, except where the lot abuts T3, for 20 in total.
Floor area and density
FLR is floor area ÷ lot area. T6-12-O has an FLR of 8, plus up to 30% more through Public Benefits. Density is 150 units per acre by right. The code allows up to 1,000 units per acre in T6-O, but only where the City's Comprehensive Plan designates a Residential Density Increase Area. Don't price a site above 150 until that's established for the parcel.
Lot coverage and setbacks
Stories 1 to 8 can cover 80% of the lot: a 4,000 SF floorplate on 5,000 SF. The setbacks are 10 ft at the fronts and 0 ft at the sides and rear, and above the podium 20 ft at the fronts and 30 ft at the sides and rear. The podium is the part of a building up to 125 feet in height. Larger side and rear setbacks apply where the lot abuts T3, T4 or T5. Next to T3: 10% of lot depth up to 39 ft in height, 26 ft from 39 to 95 ft, and 46 ft above 95 ft. On a narrow lot, 30 ft tower setbacks leave little floorplate above the podium.
What you can build, use by use
Miami 21 uses one set of T6-O use rules for every height, so the uses in the table above apply to T6-12-O: housing of every type, hotels, office, retail, restaurants, entertainment and gyms by right; auto-related commercial, marine-related commercial, open-air retail by Warrant (marine-related by right when certain criteria are met); bars (alcohol beverage service), amusement rides by Exception. Manufacturing, storage and other industrial uses are prohibited.
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 at least 1.5 spaces per unit plus 1 visitor space per 10 units. Shared parking and transit-area reductions can lower it.
Bonuses and special programs
These may allow more, subject to program rules: the Public Benefits Program, the affordable housing bonus, the Workforce Living Development program, the Resilience Trust Fund (density can rise by up to 100% in a Resilience Fund Area) and the transit density transfer (up to 50% within three-quarters of a mile of a station, through the City's historic preservation transfer of development density program).
What can kill a deal on a T6-12-O 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. T6-12-O lots need at least 5,000 SF, and a narrow lot may not fit a tower above the podium.
- A T3 neighbor. No Benefit Height where the lot abuts T3, and larger side and rear setbacks apply.
Frequently asked questions
How many units can I build on a T6-12-O lot?
150 units per acre by right, rounded down: 17 units on 5,000 SF, 34 on 10,000 SF, 68 on 20,000 SF.
What is the FLR in T6-12-O?
8 (+30% through Public Benefits).
How tall can I build in T6-12-O?
12 stories by right. Benefit Height can add up to 8 stories, except next to T3. Miami 21 states T6 height in stories, not feet.
What are the setbacks in T6-12-O?
10 ft front, 0 ft side and rear; above the podium (125 ft), 20 ft front and 30 ft side and rear. Larger side and rear setbacks apply where the lot abuts T3, T4 or T5. Next to T3: 10% of lot depth up to 39 ft in height, 26 ft from 39 to 95 ft, and 46 ft above 95 ft.
Can T6-12-O go above 150 units per acre?
Only in a Residential Density Increase Area; where the land's Comprehensive Plan designation allows more and it is within half a mile of a Metrorail, Brightline or Tri-Rail station; or through a program like the Resilience Trust Fund or transit density transfer. Each has conditions.
Kairos shows what the zoning allows on that exact lot, plus flood zone, recorded liens, open permits and nearby environmental records. New accounts get 3 free screens.
Screen your address in about a minute →
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.