Siloplot / Historical sample

Parcel analysis

2177 NW 28th St · October 6, 2026

Review the report findings, their stated sources, and the questions still open for verification.

Miami / Pre-acquisition study

Before acquiring
2177 NW 28th St…

Follow one Miami parcel from its boundary to the rules and conditions that shape what might come next.

The site record

What do we know about this site?

Follow one Miami parcel from its boundary to the rules and conditions that shape what might come next.

2177 NW 28th St

Miami · Folio 01-3127-031-0060

Lot area
7,203 sf
Zone
T5-O

Urban Center Transect Open

Provided Miami-Dade GIS map highlighting the narrow parcel at 2177 NW 28th St
Source boundary. The same silhouette throughout this study.
01-3127-031-0060T5-O
2177 NW 28th St parcel boundary traced from the supplied mapNW 28TH STREETT5-O7,203 sf2177
Boundary traced from the GIS screenshot. Schematic, not a survey.
Envelope studies

What can the zoning allow?

01-3127-031-0060T5-O
base study of the same parcel; schematic, not to scale80% coverage · 5 stories2177 NW 28th St • Same parcel
By-right massing study. Five schematic floor layers; footprint and volume are not an approved design.
By-right base envelope

28,810 sf

80% lot coverage over 5 stories. This is the starting envelope in the supplied analysis.

01-3127-031-0060T5-O
flex study of the same parcel; schematic, not to scale90% coverage2177 NW 28th St • Same parcel
The same parcel with the coverage lever highlighted. Schematic coverage comparison, not a dimensioned footprint.
Attainable with levers · Verify eligibility

32,412 sf

+3,601 sf

The Flexible Lot Coverage Program allows coverage up to 90%. The report marks this gain conditional: confirm eligibility before treating it as buildable.

01-3127-031-0060T5-O
local study of the same parcel; schematic, not to scaleConditional potential2177 NW 28th St • Same parcel
Conceptual second envelope. Shows a distinct conditional scenario, not a permitted height or a proportional floor-area model.
Live Local Act · Conditional

Up to +230,483 sf

FLR 36

The report gives an FLR-36 cap of 259,294 sf. This is a statutory cap, not realizable area: setbacks, parking, flood elevation, and the design program may reduce it.

The basis of a finding

Every figure should travel with its source.

This example separates the cited authority, parcel inputs, and report determination so each can be reviewed.

  1. Authority cited in the report

    Miami 21, Article 5

    Illustration (T5-O)

    Open T5 reference
  2. Parcel inputs

    7,203 sf · T5-O

    Live Miami-Dade GIS is the source named in the October 6, 2026 report.

  3. Calculation basis

    80% coverage × 5 stories

    Applied to the reported lot area. Exact source excerpt and version are not included in this sample.

  4. Report determination

    28,810 sf

    Marked confirmed in the supplied report. Reproduced as issued, without recalculation.

What this sample establishes

The report supplies the figures and citations shown here. Its Flexible Lot Coverage finding still cites Zoneomics/T5-O; primary-source reconciliation remains outstanding. General reference links are labeled accordingly. This historical example does not establish current parcel eligibility.

Site conditions and governing rules

What could reduce the envelope?

Zoning, site conditions, and incentives share one parcel. Their requirements still need to be read together.

01-3127-031-0060T5-O
layers study of the same parcel; schematic, not to scaleSite conditionsZoningIncentives
The master parcel repeated across site, zoning, and incentive layers. Registration lines keep the perspectives aligned.
01-3127-031-0060T5-O
setback study of the same parcel; schematic, not to scaleT426 ft6 ft95 ft thresholdTransitional setbackArt. 5 / Illustration 5.6Report tiers • Edge not yet located
Report-based section relationship: 6 ft up to 95 ft height; 26 ft above 95 ft. Diagram is not to scale; the abutting side or rear is not located.

What still needs verification?

Four material constraints remain marked “Confirm” in the October 6, 2026 report.

T4 transitional setback
Locate the abutting edge and verify the applicable setback by survey.
FEMA flood zone AE
Verify the base flood elevation and its effect on the design.
Special Area Plan / NCD
No boundary layer loaded; the report cannot rule these out automatically.
Waterfront standards
Conditional on water abutment; not an established waterfront condition for this parcel.

Source: Siloplot sample report, generated October 6, 2026. Pre-acquisition screening, not legal, engineering, or financial advice. Conditional levers require verification with qualified advisors. Figures are reproduced exactly from the report.