PZ.8 - Allow Cottage Housing in T3

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 Miami 21 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 (“City”); 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,”(“T3-O”) neighborhoods within a Transit Oriented Development (“TOD”) area and/or a Transit Corridor and on specified existing non-conforming T3 lots; and

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 cottage houses be a By-Right development option that reduces the need for entitlements for existing non-conforming lots; and

WHEREAS, this amendment further updates the definition of Lot Coverage and updates Encroachments standards to incentivize porticos and porches and general façade articulation in all T3 Transect Zones; and

WHEREAS, incentivizing porticos, porches, and general façade 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 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, the Planning, Zoning and Appeals Board (“PZAB”), at its meeting on May 20, 2026, following an advertised public hearing, adopted Resolution No. PZAB-R-26-026 by a vote of nine to zero (9 - 0), Item No. PZAB. 1, recommending approval of thisMiami 21 Code text amendmentwith the additional recommendation that the parking for the cottage housing be reduced to one parking spot per unit; 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;

NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA:

Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted and incorporated as if fully set forth in this Section.

Section 2. Article 1 of the Miami 21 Code is hereby amended in the following particulars.

“ARTICLE 1. DEFINITIONS

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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

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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.

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Section 3. Article 5 of the Miami 21 Code is hereby amended in the following particulars:1

“ARTICLE 5. SPECIFIC TO ZONES

5.3 SUB-URBANTRANSECTZONES(T3)

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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) feetfifty percent (50%) of the depth of the Setback. An additionalthree (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) feet 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, Façade 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.

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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 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;

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 Façade, 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 | BuildingPlacement |
| 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. |
| d.Front Setback | 20ft min. |
| e.Side Setbacks | 3 ft min. |
| f.Rear Setback | 20 ft min. |
| Ancillary Building | Ancillary Building Placement |
| a.Side Setback | 3 ft min. |  |
| b.Rear Setback | 3 ft min. |
| Parking | |
| a.Covered Parking  Width – Principal Frontage | 12ft max. | |
| b.Covered Parking  Width – Secondary Frontage | 24ft max. |

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Section 4. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.

Section 5. It is the intention of the City Commission that the provisions of this Ordinance shall become and be made a part of the Zoning Ordinance of the City of Miami, Florida, which provisions may be renumbered or relettered and that the word “ordinance” may be changed to “section”, “article”, or other appropriate word to accomplish such intention.

Section 6. This Ordinance shall become effective ten (10) days after adoption.