Seeking Insights on Future Land Use Verification and Rezoning

[Ivan Calais Coelho]

Hey there, Biger Pockets community!

I have a question about future land use and rezoning that I was hoping to get some insights on.

So, here's the deal: I recently discovered that my property in Miami-Dade County has a future land use designation as a Duplex. Today is zoned as T3/L Single Family.

I'm curious to understand what this means exactly and if it's possible for me to have it rezoned as a duplex. I'm considering building a duplex on the property, but I want to make sure I'm going about it the right way.

If any of you have experience with future land use designations and rezoning processes, I would greatly appreciate your insights and guidance.

Thanks a bunch! I truly appreciate your time and support.

[Stephen David Smith Jr.]

Hi @Ivan Calais Coelho,

That's a great question! Let's break down the information.

"Future land use" refers to the projected or planned land use outlined by the county or city. These are usually depicted in a Future Land Use Map (FLUM) which is part of a jurisdiction's Comprehensive Plan. When a property has a future land use designation as a duplex, it means that the city or county's long-term planning documents envision the property being used as a duplex. This isn't binding, but it helps to guide development in line with the community's long-term goals.

Now, your current zoning (T3/L Single Family) refers to the current legal use of the property under Miami-Dade County zoning regulations. Zoning is more specific and regulatory, dictating exactly what can be built "today" on a property. If your property is zoned for single-family residential use, then as it stands, you're only allowed to build a single-family dwelling.

To convert your property into a duplex, you'll need to go through a rezoning process to change your current zoning to allow a duplex. Here's a general process:

1. Research: Learn more about your local zoning laws, specifically Miami-Dade County’s zoning ordinance. It's essential to confirm that rezoning to a duplex is allowable and consistent with the Future Land Use Map.
2. Pre-application Meeting: Before applying for rezoning, it's often recommended to meet with city or county planning staff. They can help you understand the rezoning process, and chances of success, which can save you time and money.
3. Application: Submit a rezoning application to your local planning department. The application usually requires details about the current use, proposed use, reasons for the change, and often includes a fee.
4. Review: The planning department will review your application for completeness and for compliance with the Comprehensive Plan, zoning ordinances, and any other relevant regulations.
5. Public Notice and Hearing: A notice of your rezoning application will be given to the public, and there's often a period for public comment. There will also typically be a public hearing where you present your case, and the public can voice their support or opposition.
6. Decision: The zoning board or city council will vote on your rezoning request. If approved, your property will be rezoned, and you can move forward with building your duplex.

It's important to know that this process can be time-consuming and costly. Additionally, approval isn't guaranteed. 

Lastly, it's worth noting that rezoning can impact your property taxes, so be sure to consider this in your calculations.

I hope this information helps and wish you the best of luck in your endeavors! Reach out if you ever have any questions.