Understanding Zoning in Miami: A Guide for Property Buying and Building

View of Miami Beach

As a Miami architect, I often receive calls from contractors who have clients interested in developing properties. Typically, these clients want to build apartment buildings in single-family residential areas. This article aims to provide valuable information for anyone looking to buy property in Miami or for Realtors assisting clients in their property search. Many buyers in Miami come from foreign countries, where land use regulations may differ significantly. For instance, Houston, Texas, has no zoning laws, while Miami has a well-defined zoning system.

Zoning for Buying and Building: Segregation by Use

If you are going to buy and build properties in Miami, you need to understand zoning.

In Miami, property is generally segregated by use. This means specific areas are designated for single-family homes, while others are reserved for apartment buildings and office spaces. Industrial uses, such as small shops that manufacture items like boat tanks and railings, occupy yet another area.

Typically, these segregated zones are homogeneous. However, in places like Coral Gables, the transition between single-family homes and three-story apartment buildings can be seamless. It is rare to find a car dealership nestled in the middle of a neighborhood of single-family homes. The only exceptions are usually churches and schools, which can often be found in residential areas.

When a parcel is zoned differently from its surroundings, it is referred to as "spot zoning." According to PlannersWeb, spot zoning is "the process of singling out a small parcel of land for a use classification totally different from that of the surrounding area for the benefit of the owner of such property and to the detriment of other owners." This practice is often considered illegal and is typically avoided by government agencies. When an owner seeks rezoning that conflicts with the surrounding area, it is usually not approved.

An exception may occur if the property is zoned differently in the Comprehensive Development Master Plan (CDMP), which focuses on long-term planning. You can read about the county's CDMP here. To view the actual map, click here.

Mixed-Use Developments: Apartments Above Retail

Certain areas in Miami-Dade County are not strictly segregated by use. Cities like Miami, Miami Beach, Coral Gables, and Palmetto Bay encourage "mixed-use development." This trend has gained popularity, with the county even rezoning specific areas to promote it. Mixed-use developments are typically more pedestrian-friendly due to several key characteristics.

The first characteristic is that the ground floor of most mixed-use developments is dedicated to retail. This provides pedestrians with something interesting to observe while walking. The second characteristic is that parking is often concealed and not immediately visible from the street. This can be achieved by placing parking garages on the second floor or hiding them behind the building. Parking lots are generally unappealing to pedestrians, as they lack visual interest. Therefore, meeting these requirements significantly enhances the walkability of the area.

Mixed-Use Developments: Offices Above Retail

In Miami, it is common to find buildings with retail on the ground floor and multi-family residences above. This configuration is the most prevalent mixed-use model. Another, though less common, arrangement features retail on the bottom and office space above. In El Ensanche in Barcelona, Spain, it is typical to have retail on the ground floor, office space above, and residences on the upper floors. While Miami may have a few buildings with this combination, they are relatively rare.

To identify the best parcel for developing a new building, it is crucial to analyze the potential owner's needs thoroughly. Sometimes, a homogeneous zoned area is preferable, while other times, a mixed-use area may be more suitable. A deep understanding of zoning codes is essential for successfully selling commercial real estate, especially raw land.

Ideal Areas for Mixed-Use Zoning

Typically, the City of Miami and the City of Miami Beach are the most favorable areas for mixed-use zoning. In these locations, mixed-use buildings are quite common. Coral Gables may have a few areas that allow for mixed-use, and the City of North Miami may have some as well. It is essential to examine individual parcels to determine their zoning classification.

Municipalities in Miami-Dade County

Miami-Dade County comprises 34 different municipalities, each with its own zoning codes, in addition to the county's regulations. No one can be an expert on all these codes. However, an experienced architect knows the right questions to ask zoning officials and can effectively interpret the codes to extract relevant information. If you want to analyze your property or a property you are considering buying, please contact me.

Contact Information

If you prefer to work with a licensed architect and realtor who can add value and insight to your project, feel free to email me at MLC@UnitedArchs.com or call me at 305-439-7898. I am both a licensed architect and a real estate agent.

Conclusion

Understanding zoning regulations in Miami is crucial for anyone looking to buy property or develop a project. The city's zoning laws are designed to maintain order and ensure that different types of land use coexist harmoniously. By familiarizing yourself with these regulations, you can make informed decisions that align with your goals. Whether you're a buyer, a realtor, or an investor, knowing the ins and outs of zoning will empower you in your property endeavors.