2016-3987 Ordinance Single Family Regulations— Lot Coverage, Unit Size, Height, Setbacks, and Courtyards
ORDINANCE NO. 2016-3987
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE LAND DEVELOPMENT
REGULATIONS OF THE CODE OF THE CITY OF MIAMI BEACH, FLORIDA, BY •
AMENDING CHAPTER 142, "ZONING DISTRICTS AND REGULATIONS,"
DIVISION 2, "RS-1, RS-2, RS-3, RS-4 SINGLE-FAMILY RESIDENTIAL
DISTRICTS," AT SECTIONS 142-105, 142-106, AND 142-108, BY MODIFYING,
SIMPLIFYING, AND CLARIFYING HOW LOT COVERAGE, UNIT SIZE, ROOF
DECK, HEIGHT, SETBACK, AND COURTYARD REQUIREMENTS ARE APPLIED
IN THE SINGLE FAMILY RESIDENTIAL DISTRICTS; ELIMINATING CERTAIN
DESIGN REVIEW WAIVERS FOR SECOND FLOOR VOLUME AND SIDE
ELEVATION REQUIREMENTS; PROVIDING CODIFICATION; REPEALER;
SEVERABILITY; AND AN EFFECTIVE DATE.
WHEREAS, the regulation of additions and new construction in single family districts is
necessary in order to ensure compatible development within the built character of the single-
family neighborhoods in the City; and
WHEREAS, new homes and additions that are compatible with the prevailing character
of existing residential neighborhoods should be encouraged and promoted; and
WHEREAS, the identity, image and environmental quality of the City should be
preserved and protected; and
WHEREAS, the privacy, attractive pedestrian streetscapes and human scale and
character of the City's single-family neighborhoods, are important qualities to protect; and
WHEREAS, the City desires to have new single family construction utilize a Low Impact
Development (LID) approach in order to capture and retain on site, 95th percentile average
annual storm event rainfall; and
WHEREAS, the City desires to have new single family construction incorporate
LID/Green Infrastructure into the overall landscape and site plan design for storm water quality
as part of a comprehensive storm water management system; and
WHEREAS, these regulations will accomplish these goals and ensure that the public
health, safety and welfare will be preserved in the City's single-family districts.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. That Section 142-106, "Setback requirements for a single-family detached
dwelling", is hereby amended, as follows:
1
142-106. -Setback requirements for a single-family detached dwelling.
The setback requirements. for a single-family detached dwelling in the RS-1, RS-2, RS-3,
RS-4 single-family residential districts are as follows:
(1) Front yards: The minimum front yard setback requirement for these districts shall be
20 feet.
a. One-story structures may be located at the minimum front yard setback line.
b. The second floor of tTwo-story structures shall be set back a minimum of ten
additional feet from the required front yard setback line.
c. _ : : _- _-- _ -- _- . - - -- - - - _ --e-e -- - -- -
forward to the 20-foot setback line through staff level review. Portions that
d. At least 35 50 percent of the required front yard area shall be sodded or
landscaped pervious open space. With the exception of driveways and paths
leading to the building, paving may not extend any closer than five feet to the
front of the building.
(2) Side yards:
a. The sum of the required side yards shall be at least 25 percent of the lot width.
q Y P
b. Side, facing a street. Each required side yard facing a street shall be no less
than ten percent of the lot width or 15 feet, whichever is greater. Also, at least
35 50 percent of the required side yard area facing a street shall be sodded or
landscaped pervious open space. With the exception of driveways and paths
leading to the building, paving may not extend any closer than five feet to the
front of the building.
c. Interior sides. For lots greater than 60 feet in width any one interior side yard
shall have a minimum of ten percent of the lot width or ten
feet, whichever is greater. For lots 60 feet in width or less any one interior side
yard shall have a minimum of t rcent of the lot width or seven and one-
half feet, whichever greater
SECTION 2. CODIFICATION.
It is the intention of the Mayor and City Commission of the City of Miami Beach, and it is
hereby ordained that the provisions of this ordinance shall become and be made part of the
Code of the City of Miami Beach, Florida. The sections of this ordinance may be renumbered or
re-lettered to accomplish such intention, and, the word "ordinance" may be changed to
"section", "article", or other appropriate word.
SECTION 3. REPEALER.
All ordinances or parts of ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 4. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
2
SECTION 5. EXCEPTIONS.
This ordinance shall not apply to anyone who filed a completed application package for
Historic Preservation Board or Design Review Board Approval with the Planning Department on
or before January 13, 2016; or anyone who obtained a Building Permit Process Number from
the Building Department on or before January 13. 2016.
SECTION 6. EFFECTIVE DATE.
This Ordinance shall take effect ten days following adoption.
PASSED and ADOPTED this 13 day of J qhK 7 , 2016.7--
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„....�..„„,�� Philip Levine, Ma,6r
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Mil■; '2_ / r�
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. INCORP ORATED: a
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Rafael E. Granado, City Cle _ APPROVED TO
■ ••. �/, FORM AND LANGUAGE
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City Attorneys Date
First Reading: December 9, 2015 1�;1.
/
Second Reading: January 13, 2116
,/
Verified by: / / I/
Thomas R. Mooney, AICP
Planning Director
Underscore denotes new language
denotes removed language
Double Underscore denotes language added at First Reading
T:WGENDA\2016\January\Planning\SF Regs-ADOPTED ORD.docx
3
COMMISSION ITEM SUMMARY
Condensed Title:
An Ordinance amending Chapter 142 of the Land Development Regulations of the City Code
pertaining to single family development regulations.
Key Intended Outcome Supported:
Increase satisfaction with neighborhood character. Increase satisfaction with development and
growth management across the City.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is"about the right amount."
Item Summary/Recommendation:
SECOND READING—PUBLIC HEARING
The subject Ordinance would modify certain development standards and regulations for single family
homes, including proposed reductions in lot coverage, unit size and setbacks, as well as an increase
in front yard pervious area requirements.
On September 9, 2015, the Land Use and Development Committee recommended in favor of the
ordinance and that the City Commission refer the Ordinance Amendment to the Planning Board.
On December 9, 2015 the City Commission: 1) accepted the recommendation of the Land Use and
Development Committee via separate motion; 2) approved the original version of the proposed
Ordinance at First Reading; and 3) scheduled a Second Reading Public Hearing for January 13, 2016.
The Administration recommends that the City Commission adopt the Ordinance.
Advisory Board Recommendation:
On November 24, 2015, the Planning Board reviewed the proposed Ordinance and transmitted it to
the City Commission with a favorable recommendation (Vote of 5-1), with the removal of the
proposed reductions in lot coverage and unit size.
Financial Information:
Source of Amount Account
Funds: 1
2
3
OBPI Total
Financial Impact Summary:
In accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the long-term economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long-term economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budget.
City Clerk's Office Legislative Tracking:
Thomas Mooney
Sign-Offs:
Departm t D' '.c or As istl City Manager City Manager
T:\AGENDA\2016\January\Planning\SF Regs-Second Reading SUM.docx
M lAmiBEAcH AGENDA ITEM
DATE
1-13—fa
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COMA. ISSION MEMORANDUM
TO: Mayor Philip Levine and Members of t, e City Co ► mission
FROM: Jimmy L. Morales, City Manager
f
DATE: January 13, 2016 i SECOND READING — PUBLIC HEARING
SUBJECT: Ordinance Amendment—Single F�)mily Regulations
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, AMENDING THE LAND
DEVELOPMENT REGULATIONS OF THE CODE OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING CHAPTER 142, "ZONING
DISTRICTS AND REGULATIONS," DIVISION 2, "RS-1, RS-2, RS-3, RS-4
SINGLE-FAMILY RESIDENTIAL DISTRICTS," AT SECTIONS 142-105,
142-106, AND 142-108, BY MODIFYING, SIMPLIFYING, AND
CLARIFYING HOW LOT COVERAGE, UNIT SIZE, ROOF DECK,
HEIGHT, SETBACK, AND COURTYARD REQUIREMENTS ARE
APPLIED IN THE SINGLE FAMILY RESIDENTIAL DISTRICTS;
ELIMINATING CERTAIN DESIGN REVIEW WAIVERS FOR SECOND
FLOOR VOLUME AND SIDE ELEVATION REQUIREMENTS;
PROVIDING CODIFICATION; REPEALER; SEVERABILITY; AND AN
EFFECTIVE DATE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission adopt the Ordinance.
BACKGROUND
On July 8, 2015, at the request of Commissioner Joy Malakoff, the City Commission referred this
item to the Land Use and Development Committee (Item C4C). On July 29, 2015 the Land Use
and Development Committee discussed this item and continued the discussion to the September
9, 2015 meeting.
Between August 26th and 27th, 2015 the Planning Department held four focus group meetings,
including two meetings for homeowners, one for architects, and one for developers, realtors, and
attorneys: On September 9, 2015, the Land Use Committee discussed the item and
recommended that the City Commission refer the proposed ordinance to the Planning Board.
On October 14, 2015, the City Commission referred the item to the Planning Board (Item R9H).
The City Commission also recommended that the Planning Board consider the additional
modifications noted by the various focus groups, as well as the discussion at the September 9,
2015 Land Use Committee meeting.
Commission Memorandum
Ordinance Amendment—Single Family Regulations
January 13, 2016 Page 2 of 2
ANALYSIS
In 2006 the first major comprehensive revisions to the single family home development regulations
were adopted by the City Commission in order to establish limitations on lot coverage, unit size,
building height and setback requirements. The purpose of these regulations was to help ensure
that new construction was compatible with the established character of the single family
neighborhoods in Miami Beach. On February 12, 2014, the City Commission adopted the next
comprehensive revision to the single family development regulations, incorporating numerous
modifications including limitations on lot coverage, unit size, roof decks, lengths of 2-story side
elevations, and limitations on the percentage of a home's second floor volume.
Each of these, as well as subsequent minor amendments to the single family development
regulations, has resulted in reductions in the overall size of homes, but has also created a lengthy
and complicated review process for single family homes. The primary goal for many of the
additional regulations was to limit the overall massing of home construction to help ensure
compatibility with the surrounding single family neighborhoods. In order to further this policy
objective, and taking into consideration the evolving requirements for higher floor and grade
elevations, an ordinance has been drafted to foster a better transitional relationship between
existing single family homes and new single family construction.
The proposed ordinance attempts to strike a balance between better mitigating the impacts of new
single family construction within the City's established context of smaller homes, and providing for
the flexibility to design and build new homes that accommodate the modern needs of home
owners. In this regard, given the mandatory requirements for higher base flood and grade
elevations, staff believes that the proposal will allow for more breathing room along the most critical
perimeters of new homes.
The proposed ordinance will also simplify the existing development regulations. In addition to
reducing the amount of time that staff and project architects spend on deciphering and interpreting
the rules, as well as expediting the review process, the proposed changes will give greater
architectural freedom and latitude to the designers of the new homes, as the proposed regulations
are far less prescriptive.
The following is a summary of the current requirements and proposed modifications as originally
referred by the City Commission on October 14, 2015. The proposed changes are intended to
ensure that new home construction is compatible with the character of existing single family
neighborhoods, while greatly simplifying the regulatory requirements and allowing for a faster
review time by City staff.
Lot Coverage (Two Story Home)
The maximum lot coverage is proposed to be reduced across all single family districts from 30% to
25%. Additionally, the regulations addressing exceptions have been substantially simplified.
Basically all areas of the building footprint, including any covered projections, will count toward lot
coverage, with the exception of roof overhangs and eyebrows three feet in depth or less. This
modification will help ensure that pervious landscaped open areas are maintained, which will
enhance drainage and on-site water retention. Extensive balconies and terraces add to the
perceived mass of a home, and are still allowed, but limited based on their inclusion in the lot
coverage calculations.
Current Code:
• Maximum 30%
Commission Memorandum
Ordinance Amendment—Single Family Regulations
January 13, 2016 Page 3 of 3
• Lot coverage is calculated from the exterior face of exterior walls and the exterior face of
exterior columns on the ground floor of all principal and accessory buildings, or portions
thereof.
• Internal courtyards, which are open to the sky, but which are substantially enclosed by the
structure on three or more sides are included in the lot coverage calculation
• Outdoor covered areas, such as, but not limited to, loggias, covered patios, pergolas, etc., that
are open on at least two sides, and not covered by an enclosed floor above are not be included
in the lot coverage calculation
Proposed Ordinance:
• Maximum 25%
• Any portion of the property open to the sky is not included in the lot coverage with the
exception of courtyards that are enclosed on four sides, which are counted in the lot coverage.
• Outdoor covered areas are included in the lot coverage calculations, with the exception of roof
overhangs and eyebrows that do not project more than feet feet from an exterior wall.
Lot Coverage (One Story Home)
In order to encourage single story home construction, which will be more in character with lower
scaled older housing stock, lot coverage for a single story home is maintained at 50%. However,
the maximum height is proposed to be reduced to help ensure compatibility with surrounding
neighborhoods. As new homes must be constructed above the minimum flood elevation, even a
new one story home often has the appearance of being the same height as an older two story
home.
Current Code:
• Maximum = 50%
• In order to be considered a one story structure the maximum height shall not exceed 18 feet for
a flat roofed structure and 21 feet for a sloped roof structure
• For five percent of the lot coverage, the height may be increased up to 24 feet for a single flat
roof structure or 27 feet for a single sloped roof structure (measured to the mid-point of the
slope). The length of any wall associated with this higher height shall not exceed 25 feet.
Proposed Ordinance:
• Maximum = 50%
• Roof heights lowered to 15 feet for a flat roofed structure and 18 feet for a sloped roof
structure.
• Elimination of the allowance for a portion of the house to be constructed as a two-story home
which allows retaining the higher lot coverage allowance for a single story home.
Unit Size
The proposed ordinance would reduce the maximum unit size in all single family districts to 45%.
With the inclusion, as proposed, of balconies and terraces in the reduced lot coverage calculation
of 25%, including portions in the unit size will no longer be necessary. Further, with the lot
coverage reduced to 25%, the 70% limitation of the second floor to first floor volume is also no
longer needed. The proposed reduction in unit size to 45% is also closer to the city-wide average
unit size of approximately 31%, as well as the average unit size for new home construction over
the last year.
Current Code:
• Maximum = 50%
Commission Memorandum
Ordinance Amendment—Single Family Regulations
January 13, 2016 Page 4 of 4
• The portion of covered terraces, breezeways, and open porches exceeding a projection of 10
feet from an exterior wall are included in the unit size.
• The portion of covered unenclosed balconies exceeding a projection of six feet from an exterior
wall are included in the unit size.
• For two story homes with an overall lot coverage of 25 percent or greater, the physical volume
of the second floor shall not exceed 70 percent of the first floor of the main home, inclusive of
any enclosed parking structure.
Proposed Ordinance:
• Maximum = 45%
• Covered terraces, breezeways, and open porches are not included in the unit size, regardless
of depth (however they are now included in lot coverage as noted above).
• Balconies are not included in unit size regardless of depth (however they are now included in
lot coverage as noted above).
• With the reduction in maximum lot coverage the requirement that the second floor shall not
exceed 70% of the first floor has been removed.
Roof Decks
The proposal clarifies that swimming pools, spas, whirlpools, hot tubs and other water features are
included in the maximum 25% roof deck area in order to ensure that a combined pool and deck
area does not result in a nuisance to surrounding neighbors.
Two story Side Elevation Open Space Requirement
To balance the reduction in overall lot coverage and unit size, and inclusion of balconies and
terraces in the lot coverage calculations, the two story side elevation open space requirement has
been simplified. The overall intent and required square footage remains the same.
Setbacks Front:
In order to mitigate the height of two story homes, which, in some instances may be elevated
seven feet or more from the street level to reach the required flood elevation, the mandatory front
setback has been increased 10 feet and the minimum pervious area has been increased from 35%
to 50%. A single story home could still be constructed with a front setback of 20 feet, but a two -
story home would require a setback of 30 feet, regardless of the width of the 2nd floor and with no
ability for the DRB to waive the requirement. The additional setback and pervious area requirement
will also allow more depth to transition between a lower street or sidewalk elevation and the
minimum flood elevation.
Current Code:
• The second floor of two story structures shall be setback a minimum of 10 additional feet from
the required front setback line, however up to 50% of the developable width of the lot may
encroach forward to the 20 foot setback line through staff review. The HPB or DRB may
approve a waiver to this requirement.
• At least 35 percent of the required front yard area and side yard facing a street shall be sodded
or landscaped pervious open space.
Proposed Ordinance:
• Only one-story structures may be located at the minimum front yard setback line.
• The entire portion of a two-story structure shall be setback an additional 10 feet from the
required front yard setback. Waiver from the DRB or HPB has been removed.
Commission Memorandum
Ordinance Amendment—Single Family Regulations
January 13, 2016 Page 5 of 5
• At least 50 percent of the required front yard area and side yard facing a street shall be sodded
or landscaped pervious open space.
Setbacks Side:
Side setback requirements are proposed to be increased slightly for lots over 60 feet in width, but
less than 100 feet in width, in order to better mitigate the higher height from adjoining properties.
For example, under the current code, a house could be constructed on a 75-foot wide lot with
interior side setbacks of 7.5 feet and 11.25 feet. With the proposed change, the required setbacks
would be 10 feet on both sides. This change also helps to center homes on a lot by increasing the
minimum setback to 10 feet for lots larger than 60 feet in width.
Current Code:
• Sum of the side yards shall be at least 25% of the lot width.
• For lots greater than 60 feet in width the minimum setback is 7.5 feet
Proposed Ordinance:
• Sum of the side yard requirement shall remain the same.
• For lots greater than 60 feet in width the minimum setback is 10 percent of the lot width or 10
feet whichever is greater.
Modifications to Section 142-108
The provisions for the demolition of single family homes outside of historic districts have been
slightly modified to reference the changes in the remainder of the Ordinance.
PLANNING BOARD REVIEW
On November 24, 2015, the Planning Board transmitted the proposed ordinance amendment to the
City Commission with a favorable recommendation, and with the following modifications:
1. All proposed changes pertaining to unit size and lot coverage for two story structures shall
be deleted, including the proposal to limit the maximum unit size for a two-story home to
45% and the maximum lot coverage for a two-story home to 25%.
2. The incorporation of an exceptions clause:
SECTION . EXCEPTIONS.
This ordinance shall not apply to:
1. Anyone who filed an application for Historic Preservation Board or Design Review
Board Approval with the Planning Department on or before December 9, 2015; or
Anyone who obtained a Building Permit Process Number from the Building
Department on or before December 9, 2015.
The Planning Board also recommended that the City Commission consider imposing minimum
LEED certification for all new single family homes. The attached `Planning Board' version of the
Ordinance reflects the changes proposed by the Planning Board.
FISCAL IMPACT
In accordance with Charter Section 5.02, which requires that the "City of Miami Beach shall
consider the long term economic impact (at least 5 years) of proposed legislative actions," this shall
confirm that the City Administration City Administration evaluated the long term economic impact
Commission Memorandum
Ordinance Amendment—Single Family Regulations
January 13, 2016 Page 6 of 6
(at least 5 years) of this proposed legislative action. The proposed Ordinance is not expected to
have a negative fiscal impact upon the City.
SUMMARY
As indicated previously, while the majority of the proposed ordinance has received, for the most
part, broad support among all of the various stakeholders, the portion of the legislation pertaining
to unit size and lot coverage has not reached a similar consensus. The Planning Department and
the Land Use Committee are supportive of the original version of the ordinance, as it would simplify
the manner in which lot coverage and unit size requirements are applied. The Planning Board,
while supportive of a simplification of the manner in which lot coverage and unit size requirements
are applied, was not supportive of the proposed reduction in maximum unit size and lot coverage.
The Administration believes that the original version of the legislation, on balance, is the best
option, as it would simplify and expedite the overall review single family review process.
UPDATE
On December 9, 2015, the Administration provided two versions of the ordinance for consideration
at First Reading: 1) the original version referred by the City Commission; and 2) the version
recommended by the Planning Board. The City Commission approved the original version of the
Ordinance at First Reading with the following modifications:
1. The proposed reduction in lot coverage to 25% and reduction in unit size to 45% will not
apply to single family lots 6,000 square feet or less in size.
2. Roof overhangs and eyebrows shall not be included in the lot coverage calculation provided
the projection from the building does not exceed six feet. When exceeding six feet in depth,
the entire area of a roof overhang or eyebrow shall be included in the lot coverage
calculation.
3. The following `Exceptions' section: This ordinance shall not apply to anyone who filed an
application for Historic Preservation Board or Design Review Board Approval with the
Planning Department on or before January 13, 2016; or anyone who obtained a Building
Permit Process Number from the Building Department on or before January 13, 2016.
The subject Ordinance has been updated to include the modifications approved by the City
Commission at First Reading. Additionally, the Planning Board version of the legislation has also
been provided.
The Commission also requested that the Administration further study the proposed front setback
requirements for lots less than 6,000 square feet. After evaluating lots with different sizes and
dimensions, the Administration believes that the proposed front setback of 30 feet should remain
as drafted, for all lots. The main reason is that the current Code requires at least 50% of the width
of the 2"d floor of a home to be setback at least 30 feet, regardless of lot size. Since the current
regulations have gone into effect, smaller lots have not had a problem incorporating a full 30 foot
setback for both floors. Also, as the City plans for the future raising of streets and sidewalks, the
extra 10 feet of space in the front yard will allow for a better walkway and driveway transition from
the current lower street to what will likely be a more elevated front yard.
Finally, as it pertains to the proposed modifications to lot coverage and unit size, attached is a
column comparison of the existing and proposed regulations, as well as a more detailed illustration
of how a typical home on a 10,000 square foot lot would compare. In the attached illustration,
Commission Memorandum
Ordinance Amendment—Single Family Regulations
January 13, 2016 Page 7 of 7
allowable courtyards, as well as projections that do not count in lot coverage have been identified.
It is important to note that currently single family home permits take up the vast majority of planning
staff review time, due to the complicated and cumbersome structure of the single family
development regulations. Although the proposed legislation is somewhat limited in terms of actual
text modifications, it will have a positive impact streamlining and expediting this overall review
process. Further revisions to the regulations in the future, to simplify the regulations, and not
reduce development rights, are also suggested as the positive impact of a more simplified single
family review process benefits the home owner, design professionals and staff. In the event that
the City Commission is not able to reach consensus on the proposal to reduce maximum unit size
and lot coverage requirements, it is recommended that the `Planning Board' version of the
ordinance be adopted.
CONCLUSION
The Administration recommends that the City Commission adopt the Ordinance. In the event that
the City Commission does not reach consensus on the proposal to reduce unit size and lot
coverage requirements, it is further recommended that the `Planning Board' version of the
ordinance be approved.
JLM/SMT/TRM
T:\AGENDA\2016\January\Planning\SF Regs-Second Reading MEM.docx
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Lot Coverage (Building Footprint) Requirements
EXISTING CODE: PROPOSED CODE:
• The building footprint shall not exceed • The building footprint shall not exceed
30 percent of the lot area. 25 percent of the lot area.
• The footprint shall be calculated from • The footprint shall be calculated from
the exterior face of exterior walls and the exterior face of exterior walls and
the exterior face of exterior columns the exterior face of exterior columns
on the ground floor of all principal and on the ground floor of all principal and
accessory buildings, or portions accessory buildings, or portions
thereof. thereof, including any projections,
• Internal courtyards, which are open such as, but not limited to, loggias,
to the sky, but which are substantially eyebrows, covered patios, etc.,
enclosed by the structure on three or whether or not covered by an
more sides, shall be included in the enclosed floor above.
lot coverage calculation. • Any portion of the property open to
• Outdoor covered areas, such as, but the sky shall not be included in the lot
not limited to, loggias, covered patios, coverage calculation, with the
pergolas, etc., that are open on at exception of internal courtyards,
least two sides, and not covered by surrounded on four (4) sides by
an enclosed floor above, shall not enclosed areas.
be included in the lot coverage • Roof overhangs and eyebrows shall
calculation in accordance with the not be included in the lot coverage
following: calculation provided the projection
1. When attached to the main from the building does not exceed six
home building(s) with a (6) feet. When exceeding six (6) feet
projection of 10 feet or less, in depth, the entire area of a roof
such outdoor covered area shall overhang or eyebrow shall be
not be included in the lot coverage included in the lot coverage
calculation. calculation.
2. When detached from the main
home building(s), or part of an
attached structure projecting
more than 10 feet from the main
home building(s), such outdoor
covered areas shall not be
included in the lot coverage
calculation; provided that such
outdoor covered area(s) do not
exceed two percent (2%) of the
lot area.
Unit Size Requirements
EXISTING CODE: PROPOSED CODE:
The unit size of a single-family home The unit size of a single-family home
shall not include the following, unless shall not include the following, unless
otherwise provided for in these land otherwise provided for in these land
development regulations: development regulations:
1. Uncovered steps. 1. Uncovered steps.
2. Attic space, providing structural 2. Attic space, providing structural
headroom of less than seven feet six headroom of less than seven feet
inches. six inches.
3. Enclosed floor space used for 3. Enclosed floor space used for
required off-street parking spaces required off-street parking spaces
(maximum 500 square feet). (maximum 500 square feet).
4. Those portions of covered terraces,
breezeways, or open porches, that
do not project more than ten feet
from the main home building(s).
5. Single-story covered terraces and
porches, which, with the exception of
supporting structures, are open on at
least three (3) sides, and are part of
a detached single story accessory
structure located within a rear
yard, provided such terrace or porch
does not exceed two percent (2%)
of the lot area.
6. Those portions of covered exterior
unenclosed private balconies, that
do not project more than six feet
from the building.
For two story homes with an overall lot
coverage of 25 percent or greater, the
physical volume of the second floor shall
not exceed 70 percent of the first floor of
the main home, inclusive of any enclosed
parking structure. The DRB or HPB may
forego this requirement, in accordance
with the applicable design review or
appropriateness criteria.
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