Optimizing T4 Zoning under the Live Local Act: A Deep Dive into Miami's Zoning Complexity

Strategic Aspects of T4-L and T4-O Zoning

Navigating the Live Local Act strategy for T4-L and T4-O within Miami presents a complex dance between height, units, and setbacks. Lot size emerges as a critical determinant. For optimal results, property assemblages might be the strategic choice.

Focusing on the Largest Parcel

From the 74 properties highlighted in my previous post, I've narrowed it down to the largest parcel, measuring 15,000 SF. Our review confirmed the presence of a single-family home and identified an 18-story building as the tallest within a one-mile radius.

Adhering to Design Constraints

Per the City of Miami's guidelines for enacting SB 102 (thanks, Joseph Corral, for the reference), all design constraints are still applicable. This means we're dealing with setbacks not only for T4 but also those imposed by T6 – mainly setbacks post the 8th story.

Setback Strategies and Challenges

The challenge lies in discerning whether to apply the entirety of the T6 setbacks or to start with T4 setbacks at the ground level, transitioning to T6 by the 8th story. While there are added setbacks for stories 6 through 8, I aim for a simplified overview. Additionally, it remains uncertain if we should adhere to the more restrictive T4 lot coverage rules.

Invitation to Explore Feasibility

This is an initial exploration into the feasibility of T4. For those interested in doing your own feasibility exploration, I've shared a link to the model in the comments. There's no need for a Deepblocks subscription to use the model."

Author Olivia Ramos
Founder and CEO of Deepblocks, holds master's degrees in Architecture from Columbia University and Real Estate Development from the University of Miami. Her achievements before Deepblocks include designing Big Data navigation software for the Department of Defense's DARPA Innovation House and graduating from Singularity University's Global Solutions and Accelerator programs.