o Scope of services
o Results of 1st workshop (4.22.2025)
o Zoning code (US vs SIMILAR LOCAL COMMUNITIES)
o 20 different zoning measurements
o Next steps:
o Executive Summary Report
o Proposed Code Text
o P&Z Board Recommendations
o Village Council (two readings)
Sec. 201 thru 299 Defintions
Sec. 300 thru 302 Classes of districts; Zoning map
Sec. 400 thru 410 Schedule of regulations, Yards & Open space, Building permit
Sec. 505 thru 508 Height regulations, Elevation of grade
Sec. 509 thru 519 Projections, Accessory buildings, Fencing, walls & hedges / screening
Sec. 520 thru 521 Off-street parking requirements for SFR’s
Sec. 522 Building Cubage
Sec. 523 thru 523.2 Quality of buildings, construction/design and hybrid roofs
Sec. 529 Level of Service -Drainage
Sec. 530 Level of Service –Septic Tanks
Sec. 534 Waterfront Lands
Sec. 536 thru 538.1 Landscaping design standards
o We can see ourselves for what we are
o How we compare with other similar communities
o Last time we were creating new code for specific vacant land
o This time we are modifying existing code in a built-out environment
Between 1 and 10, with 10 being the best, We self-rank the code at about 4.5.
This is ok but we can do better.
As we finish this project we will hopefully look at this code very favorably.
Implements policies adopted by the Comprehensive Plan.
Refers to the physical implementation of a use by regulating building size, bulk and the way land is used.
City (Village) controls its’ zoning regulations
JUNE 2024: ZONING IN PROGRESS
JULY 2024: ORDINANCE O-2024-05 “R” CODE TEXT AMENDMENTS
• Max. Lot Coverage: One-Story – 40% / Two-Story – 30%
• Max. Impervious: 55% / Pervious: 45%
• Max. Floor Area Ratio: 0.45
• Max. 80% front façade built up to min. setback & 20% setback additional 5 feet
• Step Backs: 6 feet additional for 2nd story on front/side yards.
Vertical plane of 2nd story Max. 65%
“R”
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26 RESPONDENT SURVEYS RECEIVED
1- LEAST EFFECTIVE / HATE IT
10– MOST EFFECTIVE / LOVE IT
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1. Number of “R” District(s)
Setbacks (Principal bldg.)
Setbacks (Accessory bldg.)
Setbacks (Pool & Deck)
US vs. Similar Local Communities
• Miami Shores
COMMUNITIES • Biscayne Park
• El Portal
• Pinecrest
• Coral Gables
• Palmetto Bay
• Cutler Bay
QUESTION: DO WE NEED 17 “R” DISTRICTS?
ANSWER: NO!
Miami Shores: 17
SURVEY RESULTS:
Biscayne Park: 4
El Portal: 3
Pinecrest: 5
Coral Gables: 1
Palmetto Bay: 8
Cutler Bay: 2
QUESTION: DO WE NEED CUBAGE REQUIREMENT?
ANSWER: NO!
Miami Shores: See Code
Sec. 522
Biscayne Park: None
El Portal: None
Pinecrest: None
Coral Gables: None
Palmetto Bay: None
SURVEY RESULTS:
Cutler Bay: None
Division 6 (Code Sec. 522) Minimum building cubage
On a plot not exceeding 50 feet in width, may permit the erection of a dwelling having a cubage of less than that required in the district, but not less than 20,000 cubic feet.
The area of a building, computed from the dimensions at the exterior of the walls thereof, multiplied by the height thereof as defined in this ordinance
REQUIRES AT MIN. 20,000 CF
US
Miami Shores: 30ft
Biscayne Park: 28ft
El Portal: 9ft-14ft per Story
Pinecrest: 24ft 1-Story / 32ft 2-Story
We are in line with other cities, probably a bit short, But since we have the freeboard issue, houses, while the same actual height, may be higher in space than before. How should we combat this?
Coral Gables: 25ft
Palmetto Bay: 35ft
Cutler Bay: 35ft
QUESTION: DO WE WANT TO ADJUST DEFINITION OF BUILDING HEIGHTS?
Miami Shores:
The vertical distance from the building level (a) to the top of the roof in the case of flat roofs, or (b) to the mean level between the eaves and the highest point of the roof in the case of roofs of any other type.
Biscayne Park: BFE to bldg. height
El Portal: Vertical extent of building in stories
Pinecrest: Vertical measurement above highest crown of road
Coral Gables: FFE to top floor of tiebeam
Palmetto Bay: Vertical distance to highest point of roof
Cutler Bay: Vertical distance to highest point of roof
COMPONENTS OF ROOF
“A” PEAK/RIDGE = HIGHEST POINT
“B” EAVES = LOWEST POINT
“C” MEAN = AVERAGE OF PEAK & RIDGE
IN MANY CASES RESULTS IN A DIFFERENCE OF 3FT TO 5FT BETWEEN PEAK AND MEAN
Building Height (Code Sec. 201):
(b) to the mean level between the eaves and the highest point of the roof in the case of roofs of any other type.
DO WE WANT TO LIMIT ROOF PITCH?
3:12 ROOF TYPE MOST COMMON
4:12 ROOF TYPE
5:12 ROOF TYPE
Roofing Materials (Code Sec. 523.1(6):
All roofs with inclines of not less than 2-1/2 : 12inches
CODE DOES NOT CURRENTLY LIMIT ROOF INCLINE
AVERAGE MIAMI SHORES LOT = 75FT / 9,300SF
Miami Shores:
Min. Lot Width: 75ft
Min. Lot Area: 7,500sf
Min. Lot Width: 75ft
Min. Lot Area: 6,000 - 8,500sf
Min. Lot Width: 50ft
Min. Lot Area: 5,000sf
Min. Lot Width: 75ft - 125ft
Min. Lot Area: 7,500sf25,000sf
Min. Lot Width: 50ft
Min. Lot Area: 5,000sf
Any need for changes here?
Min. Lot Width: 75ft / 120ft
Min. Lot Area: 7,500sf / 15,000sf
Min. Lot Width: 75ft / 120ft
Min. Lot Area: 7,500sf / 15,000sf
DO WE WANT TO MODIFY SETBACKS MAIN RESIDENCE?
Miami Shores:
Front: 25ft
Interior Side: 10ft/*15ft
Rear: 15ft
*Except that on a corner plot the rear line of which adjoins the side line of a plot to the rear, the side yard on the street shall be 15ft min. Any need for changes here?
Front: 30ft / 50ft
Interior Side: 10ft
Rear: 10ft
Front: 10ft / 25ft
Interior Side: 0ft / 5ft
Secondary: 10ft /15ft
Rear: 5ft / 20ft
Front: 25ft
Interior Side: 15ft / 10% of lot width
Secondary: 25ft / 15ft
Rear: 25ft
Front: 25ft
Interior Side: 20% of
lot width, No<5ft
Secondary: 15ft
Rear: 10ft
Rear @ Alley: 10ft
Rear (Waterway): 35ft
Front: 15ft for 50% / 25ft for balance
Interior Side: 7.5ft / 15ft
Secondary: 15ft /25ft
Rear: 15ft for 50% / 25ft for balance
Front: 25ft
Interior Side: 5ft / 10ft
Secondary: 15ft
Rear: 15ft / 25ft
Front: 25ft
Interior Side: 10ft/*15ft
Rear: 15ft
PRINCIPAL BLDG.
FRONT YARD
Miami Shores:
Front: N/A
Main: 15ft
Interior Side: 10ft
Rear: 5ft
*Not more than 20% of rear yard covered by roofed structures
Front: 30ft / 50ft
Interior Side: 10ft
Rear: 10ft
Not more than 30%
aggregate of rear yard
Front: 45ft
Main Building: 15ft
Interior Side: 10ft
Rear: 5ft
1 per property @ 30%
Front: N/A
Interior Side: 5ft / 20ft
Secondary: 10ft / 30ft / 25ft for Sheds
Rear: 5ft / 7.5ft
Max. 5% of rear yard
Front: 25ft
Interior Side: 20% of
lot width, No<5ft
Secondary: 15ft
Rear: 10ft
Front: 75ft
Main Building: 10ft
Interior Side: 7.5ft / 20ft
Secondary: 20ft / 30ft
Rear: 5ft / 7.5ft
Front: 25ft
Main Building: 10ft
Interior Side: 5ft
Secondary: 15ft
Rear: 5ft
US Miami Shores:
Front: N/A
Main: 15ft
Interior Side: 10ft
Rear: 5ft
*Not more than 20% of rear yard covered by roofed structures
Miami Shores:
Pool Interior Side: 12.5ft
Pool Rear: 7.5ft
Deck Interior Side: 10ft
Deck Rear: 5ft
N/A
Pool Front: 45ft
Pool/Deck Interior Side: 5ft
Pool/Deck Rear: 5ft
Pool to Main Bldg: 15ft
Pool Front: N/A
Pool/Deck Interior
Side: 5ft/20ft
Pool/Deck Rear: 7.5ft/ 18-inches by admin approval
Front: 25ft
Interior Side: 20% of
lot width, No<5ft
Secondary: 15ft Rear: 5ft
Front: 75ft
Main Building: 10ft
Interior Side: 7.5ft / 20ft
Secondary: 20ft / 30ft
Rear: 5ft / 7.5ft
Pool Front: 25ft
Main Building: 10ft
Pool/Deck Interior Side: 5ft
Pool Secondary: 15ft
Pool/Deck Rear: 5ft
Pool Interior Side: 12.5ft
Pool Rear: 7.5ft
Deck Interior Side: 10ft
Deck Rear: 5ft
Miami Shores:
1-Story Structure: 40%
2-Story Structure: 30%
A measure of land use intensity that represents the portion of a plot covered by the building(s). The square footage of the footprint of the building(s). For the purposes of this definition, a building is defined as enclosed space with a roof and shall include any covered terrace or balcony Any need for changes here?
All Structures: 50%
Structures: 40%
1-Story Structure:
Based on current lot coverage code; Percentage stays the same regardless of lot size
QUESTION: Should lot coverage be different based on the lot size?
2-Story Structure:
Based on current lot coverage code; Percentage stays the same regardless of lot size
QUESTION: Should lot coverage be different based on the lot size?
Miami Shores:
Max. Impervious: 55%
Pervious: 45%
A measure of the area of the plot that does not absorb water. The impervious surface includes: All areas covered by buildings with enclosed space, roofs, covered balconies and terraces, parking structures, driveways, swimming pools, roads, sidewalks, and any concrete or asphalt area. Any need for changes here?
Min. Pervious: 25%
Max. Pervious: 65%
Min. Green Space: 35%
Min. Pervious: 40%
Pervious: 30% / 35%
Max. Pervious: 60% / 50%
Miami Shores:
Max. Impervious: 55%
Pervious: 45%
A measure of the area of the plot that does not absorb water. The impervious surface includes:
All areas covered by buildings with enclosed space, roofs, covered balconies and terraces, parking structures, driveways, swimming pools, roads, sidewalks, and any concrete or asphalt area.
ACCESSORY BLDG.
DO WE WANT TO MODIFY STEP BACK
Code Sec. 412(5)
Additional step back of six feet for second story on both front and side yards. The vertical plane of the front façade(s) of the second story, including balconies, shall not exceed 65 percent of the allowable façade width.
APPLIES TO: NEW SFR’s AND
ADDITIONS TO ONE-FAMILY DWELLINGS OF MORE THAN 50% OF EXISTING SQUARE FEET
Any need for changes here?
Miami Shores:
Front & Side Additional
Step Back: 6ft
Side Additional Step Back: 5ft N/A
Existing homes exhibit difficulty applying this standard in many cases
QUESTION: Should step backs be modified to apply to new SFR’s only?
DO WE WANT TO MODIFY PROJECTION MEASUREMENTS?
Miami Shores:
Front: 4ft
Side/Rear: 3ft
Steps: 4ft
Code Sec. 509
Not more than 4ft from front face of building into any front yard
Not more than 3ft from side/rear face of building into any side/rear yard
N/A Roof Eaves: 5ft
Planters (Max. 30in high): 18in
Other Projections: 4in
On 5ft-10ft Setback: 2.5ft
On 10ft – 20ft
Setback: 3.5ft
On 20ft – 25ft
Setback: 4.5ft
<25ft Setback: 5ft
Steps Max.: 5ft
Front: 4ft
Side/Rear: 3ft
Steps: 4ft
Code Sec. 509
Not more than 4ft from front face of building into any front yard
Not more than 3ft from side/rear face of building into any side/rear yard
Miami Shores:
Max. Front: 3.5ft
Max. Side/Rear: 6ft
We could disallow them in the front or shorten them.
Max. Front: Not Allowed Corner: 4ft
Max. Front: Not Allowed No Privacy
Fence/Hedge at Property Lines
SURVEY RESULTS:
All Yards: 6ft
Front Yard @ Street/Corner: 36in open above & 36in solid base below
Max. Front/Side/Rear: 6ft
Subject to Board of Architect
Front/Secondary: 6ft
Max. Side/Rear: 6ft
Visibility Triangle: 2.5ft
Max. Front: 4ft
Max. Side/Rear: 6ft
CURRENT MSV CODE SAYS:
REAR YARD:
Max. Height of Fences & Walls: 6ft
Max. Height of Hedges: 12ft
EXCEPTIONS:
Max. Height Fences & Walls: *8ft
*When contiguous to or across an alley from commercial district.
Any need for changes here?
REAR YARD
CURRENT MSV CODE SAYS:
SIDE YARD:
Max. Height of Fences & Walls: 6ft
Max. Height of Hedges: 12ft
SIDE YARD
Any need for changes here?
QUESTION: Should we prohibit fences, walls & hedges within front yards?
CURRENT MSV CODE SAYS:
FRONT YARD:
Max. Height of Fences & Walls: 3.5ft
Max. Height of Hedges: 3.5ft EXCEPTIONS:
Max. Height Hedges: *8ft
*At Following locations:
• Biscayne BLVD.: NE 92 ST. to NE 105 ST.
• NE 2 AVE: NE 90 ST. to NE 94 ST. and NE 101 ST. to NE 115 ST.
• NE 6 AVE: NE 93 ST. to NE 107 ST.
• N Miami AVE
• NE 10 AVE: NE 91 ST. to Biscayne BLVD.
• 111 ST.
• 103 ST.: NW 2 AVE. to NE 6 AVE.
• 96 ST.: N Miami AVE. to NE 12 AVE.
• 95 ST.: N Miami AVE. to Grand Concourse
• 107 ST / 108 ST: NE 10 Ct. to NE 11 Ave. 46
REAR YARD:
6ft Max. Height: Fences & Walls
12ft Max. Height: Hedges
Exceptions:
8ft Max. Height Fences & Walls: When contiguous to or across an alley from commercial district.
SIDE YARD:
6ft Max. Height: Fences & Walls
12ft Max. Height: Hedges
FRONT YARD:
Home 2-Story Home
3-1/2ft Max. Height: Fences & Walls
3-1/2ft Max. Height: Hedges
Exceptions:
8ft Max. Height: Hedges, at following locations:
• Biscayne BLVD.: NE 92 ST. to NE 105 ST.
• NE 2 AVE: NE 90 ST. to NE 94 ST. and NE 101 ST. to NE 115 ST.
• NE 6 AVE: NE 93 ST. to NE 107 ST.
• N Miami AVE
• NE 10 AVE: NE 91 ST. to Biscayne BLVD.
• 111 ST.
• 103 ST.: NW 2 AVE. to NE 6 AVE.
• 96 ST.: N Miami AVE. to NE 12 AVE.
• 95 ST.: N Miami AVE. to Grand Concourse
• 107 ST / 108 ST: NE 10 Ct. to NE 11 Ave.
Miami Shores:
Min. Spaces: Two (2)
Min. Spaces: Two (2)
Visitor Space: One (1)
Min. Spaces: One & one-half (1.5)
Visitor Space: One (1) / Ten (10) units
Min. Spaces: Two (2)
QUESTION: Should we increase parking standards?
SURVEY RESULTS:
Min. Spaces: Two (2)
Shall consist of roofed structure
Min. Spaces: *Two (2) Homes w/ +4 Bedrooms: Three (3)
*Garage Parking not counted
Min. Spaces: Two (2)
DO WE WANT TO MODIFY LANDSCAPE REQUIREMENTS?
Miami Shores:
No < two (2) trees
per Lot & Comply w/
MDC DERM Agency
Comply w/ MDC DERM
Private Lot/Street
Tree: One (1) per 50ft frontage and
Comply w/ MDC DERM
Private Lot Tree: Six (6) – Twelve (12) per net lot acre and
Max. Lawn: 40% open area
QUESTION: DO WE WANT STRICTER LANDSCAPE STANDARDS?
Trees per Lot: One (1)
Large Shade Tree, (2) Two Palms & Fifteen (15) Shrubs
Max. Lawn: 60% open area
Comply w/ MDC DERM
Trees per Lot: Six (6) Trees @ Front Yard:
Comply w/ MDC
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