Special Report / Oversized Single Family HomesSPECIAL
REPORT
OVERSIZED SINGLE
FAMILY HOMES
October 10, 2006
South Miami
Planning Department
20 -3.5
(D) Reserved.
REQUIREMENT
Min. Lot Size
Net Area (sq. ft.)
Frontage (ft.)
Min. Yard Setbacks (ft.)
Front
Rear
Side (Interior)'
SOUTH MIAMI .LAND DEVELOPMENT CODE
Section 20 -3.5E
DIMENSIONAL REQUIREMENTS
SINGLE- FAMILY DISTRICTS
RS -1 RS -2
RS -3
RS-4
RS -5
40,000 15,000
10,000
6,000
6,000
125 100
75
60
50
.50 35
25
25
25
25 25
25
25
25
For struc- 12.5 10
7.5
7.5b
7.5b
tore 12' or
less in
height, as
mea-
sured
fiom the
first floor
finished
floor ele-
vation
Portion of 25 20
15°
100
7.5
structure
above 12'
high as
mea-
sured
from the
first floor
finished
floor ele-
vation
Side (Street) 20 15 15 15 15
Max. Building Height
Stories 2 2 2 2 2
Feet 25, 25 25 25 ' 25
Max. Building Coverage M) First floor 20 30 30 30 30
Second 60 60 60 60 60
floor:% of
the first
floor
Max. Imppervious Coverage (%) 30 40 40 45 45
" Cumulative width of both side yards shall be not less than 20 percent of total lot width.
b Except that additions to existing structures may have 5 feet interior side setbacks where
any portion of the building already has a 5 feet setback.
For pre - existing improved lots of record in the RS3 or RS4 districts, that are 50 feet or less
in lot width, the second floor setback shall be the same as the first floor setback.
Supp. No. 8
50•
Lot Size
Maximum
Building
Coverage (30%)
Size of Second floor
(60% of 1St floor)
Total Building
Square footage
Coral Gables
Maximum square
Footage
A T m /YT TTl Tl T% TT T Tl 1-1
RS -2 RS -3 RS -4
155000 105000 600
43500 35000 1,800
2,700 19800 19080
79200 49800 23880
5,650 49150
2,750
ALTERNATIVE 66A"
• ADJUST SETBACKS
• Current side setbacks are 7.5 feet minimum in
RS -3, RS -4, and RS -5; and;
• both side yards can not be less than 20%
of the total lot width.
• Proposal: Increase cumulative side width
from 20% minimum, to 25 % minimum.
• Result is an increase in the minimum interior side
yards.
Example: Total of Both Side Yards
Lot width 75ft x 20% = 15 ft
75ft x 250,/o = 18.75ft
Lot width 100ft x 20 %= 20ft
100ft x 25 %= 25ft
ALTERNATIVE "B"
• MANDATE A FLOOR .AREA FACTOR (F.A.R)
• Controls total square footage (floor area) that can
be built; reduces building bulk.
• An F.A.R of .4 would reduce the current amount
of floor area that can be built.
a) 15,000 square ft. Lot size (RS -2)
7,200 Total sq. ft. allowed (2 floors)
.4 FAR would allow maximum 6000 sq. ft.
(2 floors)
b) 10,000 square ft. lot-size (RS -3)
4,800 Total sq. ft. allowed (2 floors)
.4 FAR would allow maximum 4000 sq.. ft.
c) 6,000 square ft. lot size (RS -4)
2,880 Total sq. ft. allowed (2 floors)
.4 FAR would allow maximum 2400 sq. ft.
ALTERNATIVE "C"
• REDUCE EXISTING 315% MAXIMUM
BUILDING COVERAGE TO 25%
• Reduces size of the first floor (footprint) of a
building, also reduces total square footage
because second floor is based on the size of the
first floor.
• Second floor limitation remains at 60% of first
floor and 15 ft second floor setback.
I
ALTERNATIVE "D" .
• MANDATE THAT THE SECOND STORY
EXTERIOR WALLS MUST BE GREATER
THAN THE GROUND SETBACK.
• Current setback is 7.5 feet at ground floor and
15 feet at the second story.
• The above alternative would require a larger
setback on second floor regardless of lot size or
lot width.