HomeMy WebLinkAboutO-14484City of Miami
Ordinance 14484
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 19427 Final Action Date: 7/23/2026
AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING
ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY AMENDING ARTICLE 1 OF
THE MIAMI 21 CODE, TITLED "DEFINITIONS," TO INTRODUCE A
DEFINITION FOR "COTTAGE HOUSING" AND TO UPDATE THE DEFINITION
OF "LOT COVERAGE," AND BY AMENDING ARTICLE 5, SECTION 5.3 OF
THE MIAMI 21 CODE, TITLED "SUB -URBAN TRANSECT ZONES (T3)," TO
ALLOW FOR A NEW HOUSING TYPOLOGY WITHIN T3-O TRANSECT ZONES
AND ON T3 NON -CONFORMING LOTS AND TO UPDATE THE PORTICOS
AND PORCHES REGULATIONS; MAKING FINDINGS; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
SPONSOR(S): Mayor Eileen T. Higgins, Commissioner Damian Pardo,
Commissioner Rolando Escalona, Commissioner Christine King
WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No. 13114,
the Zoning Ordinance of the City of Miami, Florida, which has been amended from time to time
("Miami 21 Code"); and
WHEREAS, the intent of this amendment is to allow the development of "cottage
houses" within the T3 Transect Zone; and
WHEREAS, cottage houses are compact, detached homes on small lots, designed to be
compatible with lower -density neighborhoods while making better use of underutilized lots; and
WHEREAS, cottage housing is experiencing a resurgence in popularity across the
United States, driven by the need for affordable housing and neighborhood -scaled living as an
alternative to large single-family homes and duplexes; and
WHEREAS, the Miami 21 Code incentivizes the construction of homes commonly
referred to as "sugar cube" style homes, which are generally box -shaped and lack architectural
detail, and which are often out of character with the style and appearance of surrounding homes
in neighborhoods throughout the City of Miami ("City"); and
WHEREAS, allowing cottage housing broadens housing diversity, introducing a wider
mix of typologies, scales, and attainable price points; and
WHEREAS, an amendment to the Miami 21 Code is necessary to allow for the cottage
housing typology within the T3, "Sub -Urban Transect Zones — Open," ("T3-O") neighborhoods
within a Transit Oriented Development ("TOD") area and/or a Transit Corridor and on specified
existing non -conforming T3 lots; and
WHEREAS, the proposed initiative allows cottage -typology single-family homes to be
constructed on smaller lots, without increasing overall density; and
City of Miami Page 1 of 6 File ID: 19427 (Revision:) Printed On: 8/13/2026
File ID: 19427 Enactment Number: 14484
WHEREAS, cottage housing developments benefit from reduced side setbacks, clarified
tree requirements, increased flexibility in pavement materials, and appropriately scaled
driveways and garages; and
WHEREAS, it is proposed that cottage houses be a By -Right development option that
reduces the need for entitlements for existing non -conforming lots; and
WHEREAS, this amendment further updates the definition of Lot Coverage and updates
Encroachments standards to incentivize porticos and porches and general facade articulation in
all T3 Transect Zones; and
WHEREAS, incentivizing porticos, porches, and general facade articulation encourages
home designs with varied architectural features, such as changes in depth, materials, and
detailing, that create a more visually appealing exterior instead of a flat, monotonous wall; and
WHEREAS, this amendment supports the Miami 21 Code Guiding Principles for the City,
especially Section 2.1.3.1.c., which states "[n]ew Development should be structured to reinforce
a pattern of Neighborhoods and urban centers, focusing growth at transit nodes rather than
along Corridors"; and
WHEREAS, this amendment also supports the Miami 21 Code Guiding Principles for the
Community, especially Section 2.1.3.2.i., which states "[w]ithin Neighborhoods, a range of
housing types and price levels should accommodate diverse ages and incomes"; and
WHEREAS, this amendment supports the Miami Comprehensive Neighborhood Plan
("MCNP") Policy, Land Use Policy HO-1.1.8., which states "through the land development
regulations, the City shall protect existing neighborhoods in those areas suitable for housing
and, where appropriate, enhance in a manner compatible with their existing character"; and
WHEREAS, this amendment also supports the MCNP Land Use Policy HO-2.1.2., which
states "the City shall continue to revise residential zoning district regulations to provide greater
flexibility for the design and development of a variety of contemporary housing types and mixed -
use developments with the application of new higher density zoning in accordance with
neighborhood specific design and development standards that might be adopted as a result of
amendments to the City's land development regulations and other neighborhood planning
initiatives"; and
WHEREAS, this amendment also supports the MCNP Land Use Policy HO-2.1.9., which
states "new housing opportunities that are context -sensitive to the existing urban fabric shall be
explored through development and redevelopment in neighborhoods throughout the City. Areas
in close proximity to fixed -rail transit shall be prioritized for new housing opportunities. These
new housing opportunities shall be transitional in form with the existing scale and character of
the neighborhood"; and
WHEREAS, this amendment additionally supports the MCNP Land Use Policy HO-
2.1.10., which states "the City shall explore code changes to expand the availability of
accessory dwelling units in greater areas of the City, while respecting the scale and architectural
character of each neighborhood and shall develop suitable development regulations"; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on May
20, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-026 by a
City of Miami Page 2 of 6 File ID: 19427 (Revision:) Printed on: 8/13/2026
File ID: 19427 Enactment Number: 14484
vote of nine to zero (9 - 0), Item No. PZAB. 1, recommending approval of this Miami 21 Code
text amendment with the additional recommendation that the parking for the cottage housing be
reduced to one parking spot per unit; and
WHEREAS, consideration has been given to the relationship of this proposed
amendment to the goals, objectives and policies of the MCNP, with appropriate consideration
as to whether the proposed change will further the goals, objectives and policies of the MCNP,
the Miami 21 Code, and other City regulations; and
WHEREAS, consideration has been given to the need and justification for the proposed
change, including changed or changing conditions that make the passage of the proposed
change necessary;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted and incorporated as if fully set forth in this Section.
Section 2. Article 1 of the Miami 21 Code is hereby amended in the following
particulars.'
"ARTICLE 1. DEFINITIONS
Cottage House: A compact, detached single-family residence on a small lot, designed to be
compatible with lower -density neighborhoods. See Illustration 5.3.8
Lot Coverage: The area of the Lot occupied by all Buildings, excluding roof overhangs,
balconies, shade eyebrows, canopies, and other unenclosed cantilevered elements that do not
extend more seven (7) feet from a wall, and Structures such as decks, pools, and trellises. In
the T5, T6, and CI -HD Transect Zones ground floor cantilevered Awnings and cantilevered entry
canopies within the First Layer shall not be counted towards Lot Coverage. In the T3 Transect
Zone, Porticos and Porches within the First and Second Layers shall not count towards Lot
Coverage.
*„
Section 3. Article 5 of the Miami 21 Code is hereby amended in the following
particulars:1
"ARTICLE 5. SPECIFIC TO ZONES
5.3 SUB -URBAN TRANSECT ZONES (T3)
1 Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and
unchanged material.
City of Miami Page 3 of 6 File ID: 19427 (Revision:) Printed on: 8/13/2026
File ID: 19427 Enactment Number: 14484
5.3.2. Building Configuration (T3)
a. Development within Private Frontages shall comply with Article 4, Tables 2 and 6 and
Illustration 5.3. For T3-R and T3-L, second story lot coverage shall not exceed thirty
percent (30%).
b. Encroachments shall be allowed as follows:
1. At the First Layer:
a. Stairs leading to the first floor may encroach up to cight (8) feet fifty
percent (50%) of the depth of the Setback. An additional three (3) feet of
stair encroachment is allowed for access to a front porch. In the event an
existing Building is raised in order to bring the finished floor elevation
above the Base Flood Elevation plus Freeboard, stairs and ramps
required for vertical circulation may encroach one hundred percent
(100%) of the Setback by process of Waiver.
b. Porticos and Porches shall be a minimum of three (3) feet deep and may
encroach up to fifty percent (50%) of the Front Setback. six (6) feet of the
depth of the Setback. Open Porches shall be at a minimum six (6) feet
deep and may encroach up to eight (8) feet of the depth of the Setback.
Cantilevered portions of Awnings, Facade components promoting energy
efficiency, such as shading and Screening devices, balconies, bay
windows and roofs shall be a maximum three (3) feet deep and may
encroach up to three (3) feet of the depth of the Setback. Other
cantilevered portions of the Building shall maintain the required Setback.
*
5.3.8. Cottage Housing
a. To qualify as a Cottage Housing development, the following prerequisites shall apply:
1. Be located in a T3-O zone; and
2. Be located within a TOD or Transit Corridor; and
3. Have the availability to connect to a sewer system; and
4. Comply with the Cottage Housing Lot Area and Lot Width standards, as shown in
Illustration 5.3.8.
or
1. Be an existing T3 Lot that, as of May 1, 2026, complies with the Cottage Housing Lot
Area and Lot Width standards illustrated in Illustration 5.3.8.; and
2. Have the availability to connect to a sewer system;
b. For qualified Cottage Housing developments, all T3 Transect Zone regulations shall apply,
except as modified below:
1. Density: limited to one (1) Principal Building consisting of one (1) Dwelling Unit per Lot;
2. Wastewater: handled via a sewer connection;
3. Lot Dimensions and Building Disposition: shall be as shown in Illustration 5.3.8
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File ID: 19427 Enactment Number: 14484
4. Parking, Driveways and Pavement;
a. Covered parking and garages shall:
i. be located within the Second Layer.
ii. be aligned or set back from a Facade, Porch, or Portico.
iii. Principal Frontage: have a maximum width of twelve (12) feet.
iv. Secondary Frontage: have a maximum width of twenty-four (24) feet.
b. Driveways and Walkways:
i. Principal Frontage: have a maximum width of twelve (12) feet.
ii. Secondary Frontage: have a maximum width of twenty (20) feet.
iii. Walkways may be directly adjacent to the Driveway and shall not count
towards the Driveway width.
iv. Parking should be accessed from an Alley, where available.
c. Pavement: shall be limited to sixty percent (60%) of the Front Setback and may
be a combination of pervious and impervious paving; however, the impervious
portion shall not exceed forty percent (40%) of the Front Setback.
5. Parapets: within the Third Layer and below the second Story Parapets may extend up to
a maximum height of six and a half (6.5) feet.
6. Trees and Landscape:
a. In addition to the street trees requirement, a minimum of two (2) trees per Lot
shall be provided, including at least one (1) located within the Front Setback.
b. A landscape area with a minimum width of three (3) feet shall be provided where
a driveway is located along any side or rear lot line. A fence or wall with a
minimum height of four (4) feet may be provided in lieu of the required landscape
area, subject to the vision clearance standards set forth in Article 3, Section
3.8.4.
c. Illustration 5.3.8.
COTTAGE HOUSING DEVELOPMENT
Principal Building
Building Placement
a. Lot Width
25 ft min.
Corner Lot
Interior Lot
/
1st Layer
:2nd r 3rd
Layer
35 ft max.
b. Lot Area
2,500 sf min.
`seoondary_Front_
r — —
_
_
0' min
J
5,000 sf max.
c. Lot Coverage
50% max.
; 20' min.
d'‘,,
,,
,;i
3'
20' min.
min.
I:
;
�i
P' 1
��
� ..—.—,
Fi
�i1
d. Front Setback
20ft min.
e. Side Setbacks
3 ft min.
f. Rear Setback
20 ft min.
I
3'
min.._.—.—.—.—.—.
1st 2nd
Layer Layer
3rd
Layer
Ancillary Building
Ancillary Building Placement
a. Side Setback
3 ft min.
Corner Lot
10' min.
20' min.
3' min.
:1st Layer
12nd & 3rd
Layer
Interior Lot
City of Miami
►l 1
1st 2nd 3rd
Layer Layer Layer
File ID: 19427
Enactment Number: 14484
b. Rear Setback
3 ft min.
_Parking
a. Covered Parking
12ft max.
Width — Principal
Frontage
b. Covered Parking
24ft max.
Width —
Secondary
Frontage
*
*„
Section 4. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 5. It is the intention of the City Commission that the provisions of this Ordinance
shall become and be made a part of the Zoning Ordinance of the City of Miami, Florida, which
provisions may be renumbered or relettered and that the word "ordinance" may be changed to
"section", "article", or other appropriate word to accomplish such intention.
Section 6. This Ordinance shall become effective ten (10) days after adoption.2
APPROVED AS TO FORM AND CORRECTNESS:
ge Wyj.ng III, C y ttor y 6/29/2026
2 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein, whichever is later.
City of Miami Page 6 of 6 File ID: 19427 (Revision:) Printed on: 8/13/2026