Special Report No 2 / Oversized Single Family HomesI
SPECIAL
REPORT NO.2
OVERSIZED SINGLE
FAMILY HOMES
November 14, 2006
South Miami
Planning Department
2
POLICY NOM
Create separate Floor Area Ratio for one story and
two story homes
Purpose
• Encourages one story home construction
• Reduces the overall bulk of a two story home
Method
One story residence FAR - .4
Two story residence
First floor FAR - .2
Second Floor FAR. - .2
Example -Two Story
Lot Size Current: Two Story Sq Ft Permitted Proposed Two Storyq Ft Permitted
159000 7200 6000
109000 4800 4000
6000 2880 2400
Example —One Story
Lot Size Current: one story Sq Ft Permitted PrODosed : One stow Sq Ft Permitted
159000 4500 6000
109000 3000 4000
6000 1800 2400
91
POLICY NO.2
Create a separate side setback minimum applicable to
two story residences
Purpose
• Provides more open space /green area
• Reduces the overall size and appearance of a two story
home
• Increases open space between homes
Method
Example —Two Story
Lot width Current: Side Setback Reg. Proposed Minimum Side Setback Req for both ] St and 2" Floors
100 10 ft- 1st 20 ft- 2nd 20% of frontage= 20 ft
75 7.5 ft -1st 15 ft- 2nd 15% of frontage= 11.25 ft
60 7.5 ft -1st 10 ft- 2nd 15% of frontage= 9 ft
,4
POLICY NO.3
Allow ERPB to exercise discretionary adjustments in
dimensional requirements on proposed two story
residences
Purpose
• To mitigate the impact of massing and close spaces
between homes
• To mitigate the impact of two story side walls by
incorporating design elements
Method
• Require the submission of survey data or photos of all
homes within 300 ft radius of the property (establishes
neighborhood character)
• ERPB could mandate up to 20% reduction in building
square footage, up to 20% increase in setbacks, or a
reduction up to 20% in minimum building coverage.
Note: The Vice Mayor working with the City Attorney's office, is preparing a draft
ordinance which would prohibit construction of two story homes for an 8 month
period or until permanent LDC amendments are adopted; the prohibition could be
waived by special application to the ERPB and approval by City Commission.
PAMcMansions \Special report- Oversized family homes il.doc
f
20 -3.5
SOUTH MIAMI LAND DEVELOPMENT CODE'
(D) Reserved.
Section 20 -3.5E
DIMENSIONAL REQUIREMENTS
SINGLE - FAMILY DISTRICTS
REQUIREMENT
RS -1 RS -2 RS -3
RS -4
RS -5
Min. Lot Size
Net Area (sq. ft.)
40,000 15,000 10,000
6,000
6,000
Frontage (ft.)
125 100 75
60
60
Min. Yard Setbacks (ft.)
Front
50 35 25
25
25
Rear
25 25 25
25
25
Side (Interior)"
For struc- 12.5 10 7.5
7.5b
7.0
ture 12'or
less in
height, as
mea-
sured
from the
first floor
finished
floor ele-
vation
Portion of 25 20 15°
10`
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. Impervious Coverage M) 30 40 40 45 45
a 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'