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 isnecessary 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 characterof 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 ImpactDevelopment ( 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 qualityas 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 COMMISSIONOF 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 orlandscaped pervious open space. With the exception of driveways and paths

leading to the building, paving may not extend any closer than five feet to thefront 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 lessthan 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 orlandscaped pervious open space. With the exception of driveways and paths

leading to the building, paving may not extend any closer than five feet to thefront of the building.

c. Interior sides. For lots greater than 60 feet in width any one interior side yardshall 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 sideyard 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 ishereby ordained that the provisions of this ordinance shall become and be made part of theCode of the City of Miami Beach, Florida. The sections of this ordinance may be renumbered orre- 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 herebyrepealed.

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 forHistoric Preservation Board or Design Review Board Approval with the Planning Department onor before January 13, 2016; or anyone who obtained a Building Permit Process Number fromthe 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 JqhK

72016.7--

f

Philip Levine, Ma, 6ro,‘ B c a4

a'

Mil; '2_ / r

1 i

INCORP ORATED: a7

Rafael E. Granado, City Cle APPROVED TO

FORM AND LANGUAGEhy

FOR EXECUTION

i pvv- I nwi I A— - L

City Attorneys Date

First Reading: December 9, 2015 1; 1.Second Reading: January 13, 2116

Verified by: / / I/Thomas R. Mooney, AICPPlanning 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 Codepertaining 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 familyhomes, including proposed reductions in lot coverage, unit size and setbacks, as well as an increasein 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 tothe 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 considerthe 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'sbudget.

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 lAmiBEAcHAGENDA ITEM

DATE 1- 13— fa

MIAMI BEACHCity 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

fDATE: January 13, 2016 i SECOND READING — PUBLIC HEARING

SUBJECT: Ordinance Amendment—Single F) mily Regulations

AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THECITY 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 thisitem 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 August26th

and27th,

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 RegulationsJanuary 13, 2016 Page 2 of 2

ANALYSIS

In 2006 the first major comprehensive revisions to the single family home development regulationswere 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 ensurethat new construction was compatible with the established character of the single familyneighborhoods in Miami Beach. On February 12, 2014, the City Commission adopted the nextcomprehensive revision to the single family development regulations, incorporating numerousmodifications including limitations on lot coverage, unit size, roof decks, lengths of 2- story sideelevations, 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 developmentregulations, has resulted in reductions in the overall size of homes, but has also created a lengthyand complicated review process for single family homes. The primary goal for many of theadditional regulations was to limit the overall massing of home construction to help ensurecompatibility with the surrounding single family neighborhoods. In order to further this policyobjective, and taking into consideration the evolving requirements for higher floor and grade

elevations, an ordinance has been drafted to foster a better transitional relationship betweenexisting single family homes and new single family construction.

The proposed ordinance attempts to strike a balance between better mitigating the impacts of newsingle family construction within the City' s established context of smaller homes, and providing forthe flexibility to design and build new homes that accommodate the modern needs of homeowners. In this regard, given the mandatory requirements for higher base flood and gradeelevations, staff believes that the proposal will allow for more breathing room along the most criticalperimeters 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 interpretingthe 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 originallyreferred 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 familyneighborhoods, while greatly simplifying the regulatory requirements and allowing for a fasterreview 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 lotcoverage, 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 MemorandumOrdinance Amendment— Single Family RegulationsJanuary 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 thestructure 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 includedin 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 theexception 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 surroundingneighborhoods. 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 storyhome.

Current Code:

Maximum = 50%

In order to be considered a one story structure the maximum height shall not exceed 18 feet fora 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 flatroof 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 homewhich 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 averageunit 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 RegulationsJanuary 13, 2016 Page 4 of 4

The portion of covered terraces, breezeways, and open porches exceeding a projection of 10feet from an exterior wall are included in the unit size.

The portion of covered unenclosed balconies exceeding a projection of six feet from an exteriorwall are included in the unit size.

For two story homes with an overall lot coverage of 25 percent or greater, the physical volumeof 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 inlot coverage as noted above).

With the reduction in maximum lot coverage the requirement that the second floor shall notexceed 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 RequirementTo 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 hasbeen 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 elevatedseven feet or more from the street level to reach the required flood elevation, the mandatory frontsetback 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 requirementwill 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 fromthe required front setback line, however up to 50% of the developable width of the lot mayencroach forward to the 20 foot setback line through staff review. The HPB or DRB mayapprove a waiver to this requirement.

At least 35 percent of the required front yard area and side yard facing a street shall be soddedor 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 therequired front yard setback. Waiver from the DRB or HPB has been removed.

Commission Memorandum

Ordinance Amendment— Single Family RegulationsJanuary 13, 2016 Page 5 of 5

At least 50 percent of the required front yard area and side yard facing a street shall be soddedor 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 theminimum 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 10feet whichever is greater.

Modifications to Section 142- 108

The provisions for the demolition of single family homes outside of historic districts have beenslightly 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 theCity 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 shallbe deleted, including the proposal to limit the maximum unit size for a two-story home to45% 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; orAnyone who obtained a Building Permit Process Number from the BuildingDepartment on or before December 9, 2015.

The Planning Board also recommended that the City Commission consider imposing minimumLEED certification for all new single family homes. The attached ` Planning Board' version of theOrdinance 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 shallconsider 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 RegulationsJanuary 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 pertainingto unit size and lot coverage has not reached a similar consensus. The Planning Department andthe Land Use Committee are supportive of the original version of the ordinance, as it would simplifythe 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 requirementsare 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 considerationat 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 theOrdinance 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 coveragecalculation.

3. The following `Exceptions' section: This ordinance shall not apply to anyone who filed anapplication for Historic Preservation Board or Design Review Board Approval with the

Planning Department on or before January 13, 2016; or anyone who obtained a BuildingPermit 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 CityCommission at First Reading. Additionally, the Planning Board version of the legislation has alsobeen provided.

The Commission also requested that the Administration further study the proposed front setbackrequirements for lots less than 6,000 square feet. After evaluating lots with different sizes anddimensions, 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 footsetback for both floors. Also, as the City plans for the future raising of streets and sidewalks, theextra 10 feet of space in the front yard will allow for a better walkway and driveway transition fromthe 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 illustrationof how a typical home on a 10, 000 square foot lot would compare. In the attached illustration,

Commission Memorandum

Ordinance Amendment— Single Family RegulationsJanuary 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 planningstaff review time, due to the complicated and cumbersome structure of the single familydevelopment regulations. Although the proposed legislation is somewhat limited in terms of actualtext modifications, it will have a positive impact streamlining and expediting this overall reviewprocess. 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 sizeand 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 lotcoverage requirements, it is further recommended that the `Planning Board' version of the

ordinance be approved.

JLM/ SMT/TRMT:\AGENDA\2016\January\Planning\ SF Regs- Second Reading MEM.docx

f

Lot Coverage (Building Footprint) Requirements

EXISTING CODE: PROPOSED CODE:

The building footprint shall not exceed The building footprint shall not exceed30 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 opensuch as, but not limited to, loggias,

to the sky, but which are substantiallyeyebrows, covered patios, etc.,

enclosed by the structure on three orwhether or not covered by an

more sides, shall be included in the enclosed floor above.

lot coverage calculation. Any portion of the property open toOutdoor covered areas, such as, but the sky shall not be included in the lotnot limited to, loggias, covered patios, coverage calculation, with the

pergolas, etc., that are open on atexception of internal courtyards,

least two sides, and not covered by surrounded on four ( 4) sides by

an enclosed floor above, shall notenclosed 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 sixhome 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 projectingmore than 10 feet from the mainhome 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 feetinches. six inches.

3. Enclosed floor space used for3. Enclosed floor space used for

required off-street parking spacesrequired 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 accessorystructure 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 lotcoverage of 25 percent or greater, the

physical volume of the second floor shallnot exceed 70 percent of the first floor of

the main home, inclusive of any enclosedparking structure. The DRB or HPB mayforego this requirement, in accordance

with the applicable design review or

appropriateness criteria.

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