HomeMy WebLinkAboutPZAB (19278) ResolutionCity of Miami
PZAB Resolution
Enactment Number: PZAB-R-26-026
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File ID: 19278 Date Rendered: 6/03/2026
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING TO THE MIAMI CITY COMMISSION APPROVAL, WITH AN
ADDITIONAL RECOMMENDATION, OF AN ORDINANCE AMENDING ORDINANCE
NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS
AMENDED, BY AMENDING ARTICLE 1, 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, 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.
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 City's current zoning 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; 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 neighborhoods
within a TOD and/or Transit Corridor and on specified existing non -conforming T3 lots;
and
Date Rendered: 6/03/2026
City of Miami Page 1 of 7 File ID: 19278 (Revision:) Printed On: 6/9/2026
WHEREAS, the proposed initiative allows cottage -typology single family homes to
be constructed on smaller lots, without increasing overall density; and
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 cottages houses be a By Right development option that
reduces the need for entitlements for existing non -conforming lots; and
WHEREAS, the 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
City of Miami Page 2 of 7 File ID: 19278 (Revision:) Printed On: 6/9/2026
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, 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; and
WHEREAS, the Planning, Zoning and Appeals Board recommends approval of
this ordinance with the additional recommendation that the parking for the cottage
housing be reduced to one parking spot per unit;
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING AND
APPEALS BOARD OF THE CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted and incorporated as if fully set forth in this Section.
Section 2. The Planning, Zoning and Appeals Board hereby recommends to the City
Commission Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as
amended, ("Miami 21 Code") be further amended by making modifications to Article 1.
Definitions in the following particulars with the additional recommendation that the parking for
the cottage housing be reduced to one parking spot per unit:
"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.
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 7 File ID: 19278 (Revision:) Printed On: 6/9/2026
*11
Section 3. It is further recommended that Article 5 of the Miami 21 Code is amended in
the following particulars2:
"ARTICLE 5. SPECIFIC TO ZONES
5.3 SUB -URBAN TRANSECT ZONES (T3)
*
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 eight (8) feet fib
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) fcct 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
2 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 4 of 7 File ID: 19278 (Revision:) Printed On: 6/9/2026
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; and
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
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.
35 ft max.
b. Lot Area
2,500 sf min.
5,000 sf max.
c. Lot Coverage
50% max.
City of Miami
Page 5 of 7
File ID: 19278 (Revision:) Printed On: 6/9/2026
d. Front Setback
20ft min.
Corner Lot
Interior Lot
�'secondarvFront—
2 1st Layer
:2nd & 3rd
Layer
e. Side Setbacks
3 ft min.
—.—
_ _ _ _ _
10' min.
1
I
I`.
f. Rear Setback
20 ft min.
20'
3'
\ \ if"
20' min.
min. •71
►I
1
1
E
�
a.—.—.—..13'
c,
a
min.
�14
1
.
min..—..—.—.—
t ►4 ►4
1st 2nd
Layer Layer
3rd
Layer
Ancillary Building
Ancillary Building Placement
a. Side Setback
3 ft min.
Corner Lot
—
J
—
__
10' min.
1
12nd
I_.
J
I
1
11st Layer
& 3rd
Layer
:
b. Rear Setback
3 ft min.
', ;
V
3
,�'
I
min. •Jl
Interior Lot
rt
I
i
20' min.
14 P 2nd► '
Layer Layer
3rd
Layer
_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
Resolution is declared invalid, the remaining provisions of this Resolution shall not be affected.
Section 5. This Resolution shall become effective immediately upon adoption.
Reviewed and Approved:
City of Miami Page 6 of 7 File ID: 19278 (Revision:) Printed On: 6/9/2026
Planning Director— David Snow
City of Miami Page 7 of 7 File ID: 19278 (Revision:) Printed On: 6/9/2026