Zoning Insights and Opportunities
Exploring strategies for the Live Local Act, especially in areas east of Downtown Miami, reveals two distinct zoning categories with substantial growth opportunities in density and height: T4, with a closer look at T4-O and T4-L—a special shoutout to Arturo Vidal for highlighting this nuance yesterday.
The Potential of T4 Zoning
While T4-L and T4-O support mixed-use residential and qualify under the Live Local Act, T4-R is solely designated for residential use. Notably, T4 zoning permits 36 units per acre, contrasting sharply with the peak municipal density of 150 units per acre, not including density overlays—a topic I'll delve into later.
Property Analysis and Development Potential
Our analysis using the Deepblocks zoning-based search identified 74 properties with either T4-L or T4-O zoning that currently house single-family residences aged over 40 years. The Live Local Act makes it possible to develop at least 17 units on these properties, presuming the smallest lot measures 5,000 SF.
Maximizing Height and Density
Highlighting the potential, we have two prime focal points: one at 18 stories and another at 12. Given that T4 zones caps at four stories in height, this presents a golden opportunity to triple or even quadruple the height, contingent on its location within the density radii. I'm grateful to Mark Grafton for clarifying.
