Coral Gables City Zoning Code

ARTICLE 2

ZONING DISTRICTS

Section 2-400. District Overlays.

The several Overlay Districts provide mandatory additional regulations for specific areas within the Multi-Family (MF) and Mixed Use (MX) Districts. The District Overlays include:

Central Business District Overlay (CBD)
Zain/Friedman Miracle Mile Downtown District Overlay (DO)
Giralda Plaza District Overlay
North Ponce Neighborhood Conservation District Overlay (NPCO)
Residential Infill Regulations Overlay (RIR)
Design & Innovation District Overlay
North Ponce Mixed Use District Overlay

Section 2-500. Planned Area Development

Purpose and applicability.
1. Purpose. The purpose of this Article is to encourage the construction of Planned Area Developments (PAD) by providing greater opportunity for construction of quality development on tracts and/or parcels of land through the use of flexible guidelines which allow the integration of a variety of land uses and densities in one development. Furthermore, it is the purpose of the PAD to:
  1. Allow opportunities for more creative and imaginative development than generally possible under the strict applications of these regulations so that new development may provide substantial additional public benefit.
  2. Encourage enhancement and preservation of lands which are unique or of outstanding scenic, environmental, cultural and historical significance.
  3. Provide an alternative for more efficient use and, safer networks of streets, promoting greater opportunities for public and private open space, and recreation areas and enforce and maintain neighborhood and community identity.
  4. Encourage compatible and coordinated development of the site, through the use of a variety of architectural solutions to promote Mediterranean architectural attributes, promoting variations in bulk and massing, preservation of natural features, scenic areas, community facilities, reduce land utilization for roads and separate pedestrian and vehicular circulation systems and promote urban design amenities.
  5. Require the application of professional planning and design techniques to achieve overall coordinated development eliminating the negative impacts of unplanned and piecemeal developments likely to result from rigid adherence to the standards found elsewhere in these regulations.
2. Applicability. A PAD may be approved as a conditional use in any zoning district, except single family residential, in accordance with the standards and criteria herein, the procedures of Section 14-203 and other applicable regulations.
Standards and criteria.

The City Commission may approve a conditional use for the construction of a PAD subject to compliance with the development criteria and minimum development standards set out in this Article.
1. Uses permitted. Unless approved as a mixed use development, the uses permitted within a PAD shall be those uses specified and permitted within the underlying District in which the PAD is located.
2. Relation to general zoning, subdivision, or other regulations. Where there are conflicts between the PAD provisions and general zoning, subdivision or other regulations and requirements, these regulations shall apply, unless the Planning and Zoning Board recommends and the City Commission finds, in the particular case:
  1. That the PAD provisions do not serve public benefits to a degree at least equivalent to such general zoning, subdivision, or other regulations or requirements, or
  2. That actions, designs, construction or other solutions proposed by the applicant, although not literally in accord with these PAD regulations, satisfy public benefits to at least an equivalent degree.
3. Minimum development standards. Any parcel of land for which a PAD is proposed must conform to the following minimum standards:
  1. Minimum site area. The minimum site area required for a PAD shall be not less than one (1) acre for residentially or commercially designated property.
  2. Configuration of lands. The parcel of land for which the application is made for a PAD shall be a contiguous unified parcel with sufficient width and depth to accommodate the proposed use. The minimum lot width shall be two hundred (200) feet and minimum lot depth shall be one hundred (100) feet.
  3. Floor area ratio for a PAD. The maximum floor area ratio for a PAD shall conform to the underlying zoning districts; provided, however, that the total combined floor area ratio for all uses within the PAD shall be allowed to be distributed throughout the PAD.
  4. Density for multi-family dwellings. The density requirements for multi-family dwellings shall be in accordance with the provisions of the applicable zoning district.
  5. Transfer of density within a PAD. The density within a PAD may be permitted to be transferred throughout the development site provided that such transfer is not intrusive on abutting single family residential areas.
  6. Landscaped open space. The minimum landscaped open space required for a PAD shall be not less than twenty (20%) percent of the PAD site.
  7. Height of buildings. The maximum height of any building in a PAD shall conform to the provisions of the underlying zoning district or the district overlay, where applicable. The City Commission may approve additional number of stories beyond that which is provided in the underlying zoning district or with the use of Coral Gables Mediterranean development bonuses when found to be compatible with the existing development standards in proximity to the PAD. The maximum building height shall be consistent with the Comprehensive Plan.
  8. Design requirements. All buildings within a PAD shall conform to the following:
    1. Architectural relief and elements (i.e. windows, cornice lines, etc.) shall be provided on all sides of buildings, similar to the architectural features provided on the front façade.
    2. Facades in excess of one hundred and fifty (150) feet in length shall incorporate design features such as: staggering of the façade, use of architectural elements such as kiosks, overhangs, arcades, etc.
    3. Parking garages shall include architectural treatments compatible with buildings and structures which occupy the same street;
    4. Where necessary and appropriate to enhance public pedestrian access, no block face shall have a length greater than two hundred and fifty (250) feet without a public pedestrian passageway or alley providing through access; and
    5. All buildings, except accessory buildings, shall have their main pedestrian entrance oriented towards the front or side property line.
  9. Perimeter and transition. Any part of the perimeter of a PAD which fronts on an existing street or open space shall be so designed as to complement and be compatible with adjacent land uses with respect to scale, density, setback, bulk, height, landscaping and screening. Properties which are adjacent to SFR or MF1 zoned lots shall be limited to a maximum height of forty five (45) feet within one hundred (100) feet of the adjacent right-of-way.
  10. Minimum street frontage; building site requirement, number of buildings per site, lot coverage and all setbacks. There shall be no specified minimum requirements for street frontage, building sites, number of buildings within the development, lot coverage, setbacks, or stepbacks.
  11. Platting or replatting of development site. Nothing contained herein shall be construed as requiring the platting and/or replatting of a development site for a PAD provided, however, that the Planning and Zoning Board and City Commission may require the platting or replatting of the development site when it determines that the platting or replatting would be in the best interest of the community.
  12. Facing of buildings. Nothing in this Article shall be construed as prohibiting a building in a PAD from facing upon a private street when such buildings are shown to have adequate access in a manner which is consistent with the purposes and objectives of these regulations and such private street has been recommended for approval by the Planning and Zoning Board and approved by the City Commission.
  13. Off-street parking and off-street loading standards and requirements. The off-street parking and off-street loading standards and requirements for a PAD shall conform to the requirements of the applicable zoning district. Off-street parking for bicycles shall be provided as may be required by the Planning and Zoning Board and approved by the City Commission. Where the parking for the development is to be located within a common parking area or a parking garage, a restrictive covenant shall be filed reserving within the parking area or the parking garage the required off-street parking for each individual building or use and such off-street parking spaces shall be allocated proportionately.
  14. Boats and recreational vehicle, parking. No boats or recreational vehicles shall be parked on the premises of a PAD unless such boats or recreational vehicles are located within an enclosed garage.
  15. Accessory uses and structures. Uses and structures which are customarily accessory and clearly incidental to permitted uses and structures are permitted in a PAD subject to the provisions of Article 3. Any use permissible as a principal use may be permitted as an accessory use, subject to limitations and requirements applying to the principal use.
  16. Signs. The number, size, character, location and orientation of signs and lighting for signs for a PAD shall be in accordance with Article 11.
  17. Refuse and service areas. Refuse and service areas for a PAD shall be so designed, located, landscaped and screened and the manner and timing of refuse collection and deliveries, shipment or other service activities so arranged as to minimize impact on adjacent or nearby properties or adjoining public ways, and to not impede circulation patterns.
  18. Minimum design and construction standards for private streets and drainage systems. The minimum design and construction standards for private streets in a PAD shall meet the same standards as required for public streets as required by the Public Works Department of the City of Coral Gables. The minimum construction standards for drainage systems shall be in accordance with the Florida Building Code.
  19. Ownership of PAD. All land included within a PAD shall be owned by the applicant requesting approval of such development, whether that applicant be an individual, partnership or corporation, or groups of individuals, partnerships or corporations. The applicant shall present proof of the unified control of the entire area within the proposed PAD and shall submit an agreement stating that if the owner(s) proceeds with the proposed development they will:
    1. Develop the property in accordance with:
      1. The final development plan approved by the City Commission for the area.
      2. Regulations existing when the PAD ordinance is adopted.
      3. Such other conditions or modifications as may be attached to the approval of the special-use permit for the construction of such PAD.
    2. Provide agreements and declarations of restrictive covenants acceptable to the City Commission for completion of the development in accordance with the final development plan as well as for the continuing operation and maintenance of such areas, functions and facilities as are not to be provided, operated or maintained at general public expense.
    3. Bind the successors and assigns in title to any commitments made under the provisions of the approved PAD.
  20. Compatibility with historic landmarks. Where an historic landmark exists within the site of a PAD the development shall be required to be so designed as to insure compatibility with the historic landmark.
  21. Easements. The City Commission may, as a condition of PAD approval, require that suitable areas for easements be set aside, dedicated and improved for the installation of public utilities and purposes which include water, gas, telephone, electric power, sewer, drainage, public access, ingress, egress, and other public purposes which may be deemed necessary by the City Commission.
  22. Installation of utilities. All utilities within a PAD including telephone, electrical systems and television cables shall be installed underground.
  23. Mixed uses within a PAD. A PAD may be so designed as to include the establishment of complementary and compatible combinations of office, hotel, multi-family and retail uses which shall be oriented to the development as well as the district in which the development is located.
  24. Common areas for PADs. Any common areas established for the PAD shall be subject to the following:
    1. The applicant shall establish a property owner's association for the ownership and maintenance of all common areas, including open space, recreational facilities, private streets, and other areas. Such association shall not be dissolved nor shall it dispose of any common areas by sale or otherwise (except to an organization conceived and established to own and maintain the common areas), however, the conditions of transfer shall conform to the Development Plan.
    2. Membership in the association shall be mandatory for each property owner in the PAD and any successive purchaser that has a right of enjoyment of the common areas.
    3. The association shall be responsible for liability insurance, local taxes, and the maintenance of the property.
    4. Property owners that have a right of enjoyment of the common areas shall pay their pro rata share of the cost, or the assessment levied by the association shall become a lien on the property.
    5. In the event that the association established to own and maintain commons areas or any successor organization, shall at any time after the establishment of the PAD fail to maintain the common areas in reasonable order and condition in accordance with the Development Plan, the City Commission may serve written notice upon such association and/or the owners of the PAD and hold a public hearing. If deficiencies of maintenance are not corrected within thirty (30) days after such notice and hearing the City Commission shall call upon any public or private agency to maintain the common areas for a period of one year. When the City Commission determines that the subject organization is not prepared or able to maintain the common areas such public or private agency shall continue maintenance for yearly periods.
    6. The cost of such maintenance by such agency shall be assessed proportionally against the properties within the PAD that have a right of enjoyment of the common areas and shall become a lien on said properties.
    7. Land utilized for such common areas shall be restricted by appropriate legal instrument satisfactory to the City Attorney as common areas in perpetuity in accordance with the provisions of Section 14-205. Such instrument shall be recorded in the Public Records of Dade County and shall be binding upon the developer, property owners association, successors, and assigns and shall constitute a covenant running with the land.
4. Exemptions to PAD minimum development standards for configuration of land requirements. Exemptions to minimum development standards may be considered for Assisted Living Facilities (ALF) and/or Affordable Housing Facilities that would allow parcels of land to be noncontiguous as prescribed herein. These exemptions shall only be available to PAD developments that satisfy all of the following criteria:
  1. The project demonstrates that it would result in beneficial effects, serve important public interests, and not result in significant adverse impacts to the environment, residential areas, public services and facilities, or the desired character of an area.
  2. A minimum of seventy five (75%) percent of the total gross square footage of all buildings and ancillary ALF support uses (including square footage of recreational areas, support services, mechanical, and other uses is dedicated as an assisted living facility and/or affordable housing facility.
  3. A maximum of two (2) noncontiguous parcels may be combined.
  4. The two (2) noncontiguous properties have the following designations:
    1. Commercial land use designation(s) and commercial zoning designation(s); or
    2. Industrial land use designation and industrial zoning designation.
  5. The proposed noncontiguous parcels are within one hundred and twenty (120) feet of one another. Such distance shall be measured by a straight line between the closest property lines of the properties.
5. Height Bonus to PAD minimum development standards in the Downtown Core District. In addition to the minimum standards set forth in this Section, any Planned Area Development (PAD) located in the Central Business District may obtain a building height bonus of an additional fifteen (15) feet with City Commission approval for a maximum of two-hundred and five feet and six inches (205.5) for Mixed-Use 3 (MX3) zoning, subject to the following standards:
  1. Density shall be limited to a maximum of one hundred (100) units per acre;
  2. PAD site shall be located within the Central Business District, but shall not face Miracle Mile, LeJeune Road, Douglas Road, Ponce de Leon Boulevard, or Alhambra Circle/Plaza;
  3. Building design shall be Coral Gables Mediterranean as provided for in Sections 5-201 and 5-202, and satisfy all other provisions of this Article; and
  4. PAD site shall provide an additional five percent (5%) ground level open space beyond the minimum PAD requirement, seventy-five percent (75%) of which shall be green space.

(Ord. No. 2022-24; Ord. No. 2022-29, 05/31/2022)

Section 2-100. Residential Districts Table

2-100. Residential Districts Table

Use categories		SFR	MF-1	MF-2		MF-3		MF-4
								South Of Biltmore Way	All Others
A	Lotoccupation
1	Building Site Area Minimum (square feet)	5,000	5,000	5,000	10,000	5,000	10,000	10,000	10,000
2	Building Site Width Minimum (feet)	50	50	50	100	50	100	100	100
3	Ground Coverage Maximum	35% / 45%	35% / 45%	60%	60%	80%	70%	60%	60%
4	Open Space Minimum	40%	40%	25%	25%	25%	25%	25%	25%
B	Density
1	Density Maximum (DU/Acre)	6 or 9	9	40	40	20	20	60	60
2	Density Med. Bonus II (DU/Acre)	NA	NA	50	50	25	25	NA	75
3	Unit Size Minimum (Square feet)	NA	500	500	500	500	500	500	500
4	Floor Area Ratio (FAR)	NA	NA	2.0	2.0	NA	NA	2.0	2.0
5	FAR Med. Bonus I	NA	NA	2.2	2.2	NA	NA	NA	2.2
6	FAR Med. Bonus II	NA	NA	2.5	2.5	NA	NA	NA	2.5
C	Setback minimums (feet)
1	Principal Front	25	25	10	10	10	10	10	10
2	Side Interior	20% / 5 ft	20% / 5 ft	10	10	0/5	5	10	10
3	Side Street	15	15	10	10	10	10	10	10
4	Rear	10	10	10	10	10	10	10	10
5	Rear at Alley	10	10	5	5	5	5	5	5
6	Waterway	35 ft	35	35	35	35	35	35	35
D	Stepback (feet)
1	Stepback Front	0	0	0	10	0	0	0	0
2	Stepback Side	0	0	0	10	0	0	10	10
3	Stepback Side Street	0	0	0	10	0	0	10	10
4	Stepback Rear	0	0	0	10	0	0	10	10
5	Stepback Rear at Alley	0	0	0	10	0	0	10	10
E	Building height maximums (stories/feet)
1	Principal Building	2 stories/ 25	2 stories/ 25/30	45	70	45	45	150	150
2	Accessory Building	1 story	1 story	2 stories	2 stories	2 stories	2 stories	NA	NA
3	Mediterranean Bonus I	NA	NA	5 stories /63.5	7 stories /83.5	NA	NA	NA	14 stories /163.5
4	Mediterranean Bonus II	NA	NA	6 stories /77	8 stories /97	NA	NA	NA	16 stories /190.5

General Notes:

Additional story limitations for Principal Building heights shall apply to properties identified in Appendix A Site Specifics.
An additional five (5%) of landscaped open space on elevated levels of multifamily buildings and other requirements shall apply according to Section 6-105, Landscape Requirements for Zoning Districts or other regulations in Article 6.
Additional requirements and exceptions may apply according to Section 2-400, Overlay Districts or other regulations in Article 2.
Requirements for accessory buildings, structures and uses shall apply according to this Article and Article 3, Uses.
The provisions in this table shall apply to the applicable residential zoning district unless a contrary provision is expressly provided elsewhere in this Article.

Section 2-101. Single-Family Residential (SFR) District.

Purpose and applicability. The Single-Family Residential (SFR) District is intended to accommodate low density, single-family dwelling units with adequate yards and open space that characterize the residential neighborhoods of the City. The City is unique not only in South Florida but in the country for its historic and architectural treasures, its leafy canopy, and its well-defined and livable neighborhoods. These residential areas, with tree-lined streets and architecture of compatible proportion and human scale, provide an oasis of charm and tranquility in the midst of an increasingly built-up metropolitan environment. The intent of the Code is to protect the distinctive character of the City, while encouraging excellent architectural design that is responsible and responsive to the individual context of the City’s diverse neighborhoods. The single-family regulations, as well as the design and performance standards in the Zoning Code, seek to ensure that the renovation of residences as well as the building of residences is in accord with the civic pride and sense of stewardship felt by the citizens of Coral Gables. By preserving the community character of the Gables, the Zoning Code safeguards both individual property values, as well as the quality of life that best serves the collective interest. In an SFR District no use other than these listed below shall be permitted. No buildings or premises shall be used, nor shall any building or structure be erected, altered or enlarged which is arranged, intended or designed to be used for a use other than a single-family use as defined in this Code.
Principal and accessory uses and structures. The following uses are permitted:
1. Principal uses buildings or structures as provided in Section 3-101, Uses Table.
2. Accessory uses, buildings or structures as provided in Section 3-102 Accessory Uses Table. Accessory uses, buildings or structures customarily associated with permitted uses within this Zoning District and not listed within Section 3-102 may be permitted subject to Development Review Official review and approval.
Conditional uses.Conditional uses shall be permitted in the SFR District as per Section 3-101, Uses Table, and only if approved under the provisions of Section 14-203, Conditional Uses, subject to the applicable standards in this Section and regulations in this Code.
Performance standards. The following performance standards shall regulate design provisions for structures in the District. The Board of Architects shall have authority over the following performance standards and shall make any adjustments as required by compatibility with neighboring properties, site characteristics, and design goals in the Comprehensive Plan. The Board of Architects may deny any proposed project based on aesthetic design as applied to the unique conditions of each building site. Where there are specific standards for properties that are specifically set forth in the Site Specific Zoning Regulations, the regulations in the Site Specific Zoning Regulations shall apply (see Appendix A).
1. Building sites. Buildings and structures shall be constructed or erected upon a building site containing at least one (1) platted lot, and such building site shall have a minimum street frontage of fifty (50) feet, and a minimum building site area of five thousand (5,000) square feet. See also Section 14-202.6, Building site determination.
2. Density. One (1) principal building per building site. Each dwelling unit shall have a maximum square foot floor area for single-family residences as per Section 2-101, D (6) Ground area coverage.
3. Facing of lots and buildings. Every lot shall be deemed to face the street upon which it abuts; if a lot abuts upon more than one street, it shall be deemed to face the street upon which it has the shortest street line; and any building shall face the front of the lot, and be subject to the restrictions governing buildings on each street on which it is deemed to face. The facing of a building site shall be based on the platting of the lots that comprise the building site, except for specific deviations or exceptions prescribed in Section 14-210.5, Facing of lots and principal buildings.
4. Setback requirements. To create high quality public spaces and promote neighborhood character, all building setbacks shall be as per Section 2-100, Residential Districts Table and shall meet the following requirements:
  1. Front setback.
    1. Twenty-five (25) feet, except when otherwise permitted by the Board of Architects pursuant to the Best Practices Manual.
    2. The Board of Architects may recommend approval of variances to the Board of Adjustment or the Historic Preservation Board, as applicable.
  2. Side setbacks.
    1. Interior side: Twenty (20%) percent of the total lot width, with a combined maximum of twenty (20) feet shall be equal on both sides. An existing contextual condition may allow an uneven distribution as determined by the Board of Architects, but in no case shall a side setback be less than five (5) feet.
    2. Side street: Fifteen (15) feet.
  3. Rear setback.Ten (10) feet. If compatible with the neighborhood character, the Board of Adjustment or the Historic Preservation Board, as applicable, may allow a rear setback of five (5) feet for one-story structures.
  4. Uncovered steps and walkways may be located within the setback. All other structures, pool equipment, and mechanical systems shall comply with setback requirements.
  5. Setback from canal, waterway, lake, or bay.On all building sites abutting upon a canal, waterway, lake, or bay, the minimum setback from the waterway for all buildings, or portions thereof designed or used for occupancy for residential purposes shall be thirty-five (35) feet from the canal, waterway, lake, or bay as platted.
5. Setback requirements for accessory buildings or structures.Except as specifically prescribed herein, accessory buildings or structures shall be governed by the same minimum setback requirements as provided for the principal building, provided that:
  1. Except as may be otherwise noted no accessory building or structures may be located in the area between the street and the main residential building.
  2. In no case shall an accessory building or structure be located closer to the front or side street of a lot or building site than the main or principal building, unless approved by the Board of Architects.
  3. One (1) story detached garages located in the rear yard area, with a floor area that does not exceed three hundred-and-fifty (350) square feet, may have a side setback of five (5) feet and a rear setback of five (5) feet.
6. Ground area coverage.Ground area coverage requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. A maximum of thirty-five (35%) percent of the building site shall be covered by the principal building and shall include cantilevered portions of the building except balconies. Accessory buildings or structures, including swimming pools, may occupy additional ground coverage, but the total ground area occupied by the principal building or structure and accessory structures shall not exceed forty-five (45%) percent of the building site. One- or two-story open-air accessory structures may be attached to the principal building, subject to the Board of Architects review and approval of the massing of the open-air accessory structure(s) as it relates to the principal building. Detached accessory buildings or structures shall maintain a minimum separation of five (5) feet from the principal building. To encourage historic designation, the Board of Architects shall have authority to grant a ten (10) percent increase of ground area coverage to accommodate historically designated structures in accordance with the design standards of that Board.
  2. Maximum square foot floor area for single-family residences.
    Square feet of building site area Maximum building floor area as a percentage of lot area
    5,000 sq. ft or less 48%
    Next 5,000 sq. ft 35%
    Remainder of the building site area 30%
  3. Determination of maximum square foot floor area. The maximum square foot floor area of a single-family residence shall be the sum of the areas of all the enclosed floors of the building or buildings, as measured from the interior facing of exterior walls. The Board of Architects may require such changes in the plans and specifications for single-family residences as are necessary or appropriate to the maintenance of a high standard of construction, architecture, beauty, and harmony with the aesthetic quality of the surrounding neighborhood in the carrying out of the provisions of this section of the “Zoning Code.”
    The determination of a building’s square foot floor area shall also exclude the following:
    1. Floor space in one (1) story roofed terraces or breezeways, and one- or two-story porches with an average floor to ceiling height less than or equal to thirteen (13) feet, provided, a covenant is submitted stating that such roofed terrace, breezeway, or porch will not be enclosed if it will cause the residence to exceed the maximum permitted floor area.
    2. Detached one- and two-story structures less than or equal to four-hundred (400) square feet where the ground level is a carport or garage. The Board of Architects will approve the location and review compatibility with the surround area. Any additional area will not be excluded.
    3. Upper volume of interior spaces or courtyards.
    4. Basements and attics within a pitched roof.
7. Open space requirements. Open Space Requirements shall be as per Section 2-100, Residential Districts Table, and as follows:
  1. Plantings and other requirements for open space shall be as per Article 6, Landscape.
  2. At least twenty (20%) percent of the required landscaped open space shall be located in the front yard area.
  3. All the required landscaped open space shall consist of landscape materials.
8. Height. The maximum permitted height shall be as per Section 2-100, Residential Districts Table, and as follows:
  1. Two (2) stories or twenty-five (25) feet, measured from finished floor to the tie-beam on the top floor. Finished floor may be elevated up to thirty (30) inches above the established grade.
  2. Height of residences in flood hazard areas. Two (2) stories or twenty-five (25) feet, measured from the required base flood elevation, plus required freeboard, as defined in this Code, to the tie-beam on the top floor, and shall be reviewed by the Board of Architects. Residences must meet the requirements of Chapter 113, "Flood Damage Prevention," of the Code of the City of Coral Gables, the Florida Building Code, and the Federal Emergency Management Agency (FEMA) requirements. That portion of a single-family residence located above the garage in the coastal flood hazard district may in no case be more than one (1) story in height, and may be one (1) story in height, subject to the following conditions and restrictions:
    1. That the elevation of the garage floor shall not be more than six (6) inches above grade.
    2. That the area of the garage shall not exceed a gross floor area of greater than six-hundred sixty (660) square feet or one-third (1/3) of the ground area of the main building on the premises, whichever is greater, including any service or storage, or access area located within the garage.
9. Architecture. Architecture requirements shall be as per Article 5, Architecture and as follows:
  1. Pursuant to Section 5-100, “Design Review Standards,” the Board of Architects shall review applications for aesthetic design and compatibility. Board of Architects shall have the authority to deny proposed designs that do not comply with aesthetic standards. Applicants are required to submit and describe the proposed architectural style, with adequate documentation of precedents and aesthetic goals.
10. Parking, garages, carports and driveways. Parking, garages, carports and driveways requirements shall be as per Article 10, Parking and Access, and as follows:
  1. Garage facades. The full width of the garage façade shall be less than or equal to one-third (1/3) of the width of the front façade of the residence that faces upon a primary street. In the event a building site has fifty (50) feet of street frontage, then a one (1) car garage with a maximum interior dimension of twelve (12) feet by twenty-five (25) feet deep shall be permitted to face upon the front street. On corner lots, garage facades shall face the side street, when appropriate for consistency with the neighborhood character, and may not exceed one-half (1/2) of the width of the façade. In multiple car garages facing upon any street, each single garage door shall be separated by at least a sixteen (16) inch column.
  2. Garage doors and carports. To be compatible with neighborhood character, the Board of Architects shall approve the location of garage doors and carports. When located on a corner lot, the garage and carport shall be accessed from a side street when appropriate for neighborhood compatibility. If the garage is turned or angled, the garage may be set forward of the front façade providing that the side facing the street contains windows, pedestrian entryways, or other features that mimic the living portion of the house. The Board of Architects shall direct design of garage door location. Carports may be enclosed using shutters or screening as approved by the Board of Architects.
  3. Driveways. Driveways and associated curb-cuts shall only be permitted when providing access to a garage, carport or porte-cochere. Building sites less than one-hundred (100) feet of street frontage shall be limited to one (1) curb-cut. To accommodate street trees and minimal sidewalk disruption, driveways and curb-cuts shall not exceed eleven (11) feet in width within the public right-of-way. An existing condition may require the need to allow driveways and curb-cuts within the public right-of-way to exceed eleven (11) feet in width as determined by the Board of Architects but in no case shall it exceed eighteen (18) feet in width. Where an alley or side street is present, curb-cuts or driveways with access provided from the front property line shall be reviewed by the Board of Architects.
  4. Carport canopies are prohibited in SFR zoning districts. Existing carport canopies in SFR zoning districts shall be considered as nonconforming and are subject to the provisions in Article 13, Lawfully Existing Uses, Structures and Signs.
11. Utilities and services. All utilities and services facilities requirements shall be as per Section 5-600, Sanitation and Equipment Screening, and as follows:
  1. All new utilities on private property shall be installed underground.
  2. All other utilities and service facilities above ground, on the façade and on roofs, including mechanical and electrical facilities shall be concealed or screened to hide the facilities. Screening materials may include landscaping, walls, fencing, and other appropriate materials, and shall achieve 100% opacity. The type of screening shall be approved at time of site plan review.

(Ord. No. 24-8787, 09/10/25; Ord. No. 2025-34, 10/28/25)

Section 2-102. Multi-Family 1 Duplex (MF1) District.

Purpose and applicability. The Multi-Family 1 Duplex (MF1) District is intended to accommodate low density, duplex dwelling units with adequate yards and open space to characterize a residential environment. In an MF1 District no buildings or premises shall be used, nor shall any building or structure be erected, altered or enlarged which is arranged, intended or designed to be used, for a use other than uses permitted in the district.
Principal and Accessory uses and structures. The following uses are permitted in the MF1 district:
1. Principal uses, buildings or structures as provided in Section 3-101, Uses Table.
2. Accessory uses, buildings or structures as provided in Section 3-102, Accessory Uses Table.
Conditional uses.Conditional uses shall be permitted in the MF1 District as per Section 3-100, Uses Table and only if approved under the provisions of Section 14-203, Conditional Uses, subject to the applicable standards and regulations in this Code.
Performance standards. The following performance standards shall govern the general development of structures in the District. All duplexes shall have the exterior appearance of a single-family house. Where there are specific standards for properties that are specifically set forth in Appendix A. Site Specific Zoning Regulations, the regulations in Appendix A shall apply.
1. Building sites. Buildings and structures constructed in this District shall be constructed or erected upon a building site containing at least one (1) platted lot, and such building site shall have a minimum street frontage of fifty (50) feet, and a minimum building site area of five thousand (5,000) square feet.
2. Density. Maximum density, as per Section 2-100, Residential Districts Table, of two (2) units and one (1) principal building per building site. Each dwelling unit shall have a minimum unit size as per Section 2-100, Residential Districts Table.
3. Facing of lots and buildings. Every lot shall be deemed to face the street upon which it abuts; if a lot abuts upon more than one street, it shall be deemed to face the street upon which it has the shortest street line; and any building shall face the front of the lot, and be subject to the restrictions governing buildings on each street on which it is deemed to face. The facing of a building site shall be based on the platting of the lots that comprise the building site, except for specific deviations or exceptions prescribed in Section 14-210.5, Facing of lots and principal buildings, or a recommendation by the Board of Architects based on aesthetic criteria.
4. Setback and stepbacks requirements. To create high quality public spaces and promote neighborhood character, all buildings setbacks shall be as per Section 2-100, Residential Districts Table and shall meet the following minimum requirements:
  1. Front setback. Twenty-five (25) feet. The Board of Architects may recommend approval of variances to the Board of Adjustment or the Historic Preservation Board, as applicable.
  2. Side setbacks.
    1. Interior side: Twenty (20%) percent of the total lot width, with a combined maximum of twenty (20) feet shall be equal on both sides. An existing contextual condition may allow an uneven distribution as determined by the Board of Architects, but in no case shall a side setback be less than (5) feet.
    2. Side street: Fifteen (15) feet.
  3. Rear setback. Ten (10) feet.
  4. No building or structure, or any part thereof, including porches, projections or terraces, but not including uncovered steps, shall be erected at a lesser distance from the front, side or rear line of any building site than the front, side or rear setback and stepback distance, respectively, prescribed and established herein for such building site. Nothing herein shall prohibit a building or structure from having more than the minimum required setbacks and stepback.
  5. Uncovered steps and walkways may be located within the setback. A stoop with an optional cantilevered roof, canopy or awning may encroach a maximum length of five (5) feet and a maximum width of five (5) feet as part of an operable pedestrian entrance. All other structures, pool equipment, and mechanical systems shall comply with setback requirements.
  6. Setback from canal, waterway, lake, or bay. On all building sites abutting upon a canal, waterway, lake, or bay, the minimum setback from the waterway for all buildings, or portions thereof designed or used for occupancy for residential purposes shall be thirty-five (35) feet from the canal, waterway, lake, or bay as platted.
5. Setback requirements for accessory buildings or structures. Except as specifically prescribed herein, accessory buildings or structures shall be governed by the same minimum setback requirements as provided for the main or principal building, provided that:
  1. No accessory building or structures may be located in the area between the street and the main residential building.
  2. In no case shall an accessory building or structure be located closer to the front or side street of a lot or building site than the main or principal building, unless approved by the Board of Architects.
  3. Surface parking lots located in an interior side yard or rear yard area shall maintain a minimum landscaped setback of three (3) feet.
6. Ground area coverage. Ground area coverage requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. A maximum of thirty-five (35%) percent of the building site shall be covered by the principal building and shall include cantilevered portions of the building except balconies. Accessory buildings or structures, including swimming pools, may occupy additional ground coverage, but the total ground area occupied by the main building or structure and accessory structures shall not exceed forty-five (45%) percent of the site. One- or two-story open-air accessory structures may be attached to the main building, subject to the Board of Architects review and approval of the massing of the open-air accessory structure(s) as it relates to the principal building. Detached accessory buildings or structures shall maintain a minimum separation of five (5) feet from the main building.
7. Open space requirements. Open Space Requirements shall be as per Section 2-100, Residential Districts Table, and as follows:
  1. Plantings and other requirements for open space shall be as per Article 6, Landscape
  2. At least twenty (20%) percent of the required landscaped open space shall be located in the front yard area.
  3. All the required landscaped open space shall consist of landscape materials.
  4. Fences, walls and hedges shall not be located within the front landscaped setback area.
8. Height. The maximum permitted height shall be as per Section 2-100, Residential Districts Table, and as follows:
  1. Two (2) stories;
  2. Twenty-five (25) feet, measured from the finished floor to the tie-beam on the top floor, excluding a raised floor of thirty (30) inches, for the first fifty (50) feet or half of the lot depth, whichever is less, abutting SFR properties, as measured from the SFR property line; and
  3. Thirty (30) feet for the remaining portions of the property.
  4. Height of single-family buildings. Single-family buildings and accessory buildings shall satisfy all applicable SFR requirements.
9. Architecture. Architecture requirements shall be as per Article 5, Architecture, and as follows:
  1. Pursuant to Section 5-100, “Design Review Standards", the Board of Architects shall review applications for aesthetic design and compatibility. Board of Architects shall have the authority to deny proposed designs that do not comply with aesthetic standards. Applicants are required to submit and describe the proposed architectural style, with adequate documentation of precedents and aesthetic goals.
  2. Facades. Facades in excess of one hundred and fifty (150) feet in length shall incorporate design features including the following items:
    1. Breaks, stepbacks or variations in bulk/massing at an average of one-hundred (100) feet intervals.
    2. Use of architectural relief and elements.
  3. Lighting. External illumination and lighting of buildings shall be as per Article 12, Lighting.
  4. Pedestrian design features for building frontages. On any front property line or primary street where an adjoining pedestrian sidewalk is located, the following design features shall be included at the street level:
    1. Architectural building design features
    2. Landscaping
    3. Frequent doors and windows
  5. Transparency. A minimum of forty (40%) percent and a maximum of sixty (60%) percent of the ground floor shall be transparent.
  6. Architectural relief and elements. Architectural relief and elements (e.g., windows, cornice lines, and other design features) shall be provided on all sides of buildings and include similar architectural features as those provided on the front façade. No blank walls shall be permitted.
10. Parking, garages, driveways, and carports. Parking requirements shall be as per Article 10, Parking and Access, and as follows:
  1. Garages and carports. On corner lots, garages and carports shall face and be accessed from the side street, when appropriate for neighborhood compatibility. Each single garage door shall be separated by at least a sixteen (16) inch column. The garage may be set forward of the rest of the front façade provided the vehicular entry faces to the side, and the garage portion of the façade facing the street contains windows, pedestrian entrances or other features that mimic the habitable portion of the structure.
  2. Driveways. To accommodate street trees and minimal sidewalk disruption, driveways and curb-cuts shall not exceed eleven (11) feet in width within the public right-of-way. An existing condition may require the need to allow driveways and curb-cuts within the public right-of-way to exceed eleven (11) feet in width but in no case shall it exceed eighteen (18) feet in width. Where an alley or side street is present, curb-cuts or driveways with access provided from the front property line shall be reviewed by the Board of Architects.
11. Utilities and services. All utilities and services above ground shall be concealed and shall not encroach into setbacks.
  1. Refuse and waste disposal facilities shall be enclosed within the building or structure it serves, and reflect the building’s architectural character and exterior finishes.
  2. An enclosure used exclusively for refuse and waste facilities shall not be located in a required front setback area.
  3. All utilities on private property shall be installed underground.

(Ord. 2021-13, 3/23/2021, Ord. No. 2022-64, 10/25/2022; Ord. No. 24-8057, 12/10/24, Ord. No. 24-8787, 09/10/25)

Section 2-103. Multi-Family 2 (MF2) District.

Purpose and applicability. The purpose of the Multi-Family 2 (MF2) District is to accommodate a range of building types to include townhouses, small apartment houses, and mid-sized multi-family buildings of medium height and density with usable areas of landscaped open space to meet the housing needs of a diverse community, while ensuring a balance between landscape and buildings that continue the original vision of an urban neighborhood with pedestrian-oriented buildings that actively engage the streetscapes.
Principal and Accessory uses and structures. The following uses are permitted in the MF2 district:
1. Principal uses, buildings or structures as provided in Section 3-101, Uses Table.
2. Accessory uses, buildings or structures as provided in Section 3-102, Accessory Uses Table. Accessory uses, buildings or structures customarily associated with permitted uses within this Zoning District and not listed within the Section 3-102, Accessory Uses Table may be permitted subject to Development Review Official review and approval.
3. A minimum of sixty (60%) percent of the linear frontage of any building facing a primary or secondary street shall be habitable residential use.
Conditional uses. Conditional uses shall be permitted in the MF2 District as per Section 3-101, Uses Table and only if approved under the provisions of Section 14-203, Conditional Uses, subject to the standards and regulations in this Code.
Performance standards. The following performance standards shall govern the general development of structures in the District. Where there are specific standards for properties that are specifically set forth in Appendix A. Site Specific Zoning Regulations, the regulations in Appendix A shall apply.
1. Building sites. Buildings and structures constructed in this District shall be constructed or erected upon a building site containing at least one (1) platted lot, and such building site shall have a minimum street frontage of fifty (50) feet, and a minimum building site area of five thousand (5,000) square feet. In accordance with the provisions of Section 2-100 Residential Districts Table, a building site minimum street frontage of one hundred (100) feet and ten thousand (10,000) square feet shall be allowed additional height and shall be required to have stepbacks as provided in such table.
2. Density. The maximum density and floor area ratio (FAR) shall be as per Section 2-100, Residential Districts Table. Each dwelling unit shall have a minimum unit size as per Section 2-100, Residential Districts Table. The number of permitted units shall be rounded to the nearest whole number.
3. Facing of lots and buildings.
  1. The facing of a building site shall be based on the platting of the lots that comprise the building site, except for specific deviations or exceptions prescribed in Section 14-210.5, and as determined by the Development Review Official upon review of compatibility with the neighborhood.
  2. Every lot shall be deemed to face the street upon which it abuts; if a lot abuts upon more than one (1) street, it shall be deemed to face each street. Any building shall face the front of the lot and be subject to the restrictions governing buildings on each street on which it is deemed to face.
  3. Townhouse/row house units on a street shall be designed in a row house building typology that is oriented towards the street. All units shall have their primary pedestrian entrance facing and visible from a street, with off-street parking accessed from the rear of the property.
4. Setback and stepback requirements. To create high quality public spaces and promote neighborhood character, all buildings setbacks shall be as per Section 2-100, Residential Districts Table and shall meet the following minimum requirements:
  1. Front setback and stepback.
    1. Buildings with a height of forty-five (45) feet or less. Ten (10) feet.
    2. Buildings with a height greater than forty-five (45) feet. Ten (10) feet, with an additional stepback of ten (10) feet above a height of forty-five (45) feet.
  2. Side setback and stepback.
    1. Buildings with a height of forty-five (45) feet or less. Ten (10) feet, at interior property line and abutting a street. Five (5) feet abutting an alley.
    2. Buildings with a height greater than forty-five (45) feet. Ten (10) feet at interior property line and abutting a street, with an additional stepback of ten (10) feet above forty-five (45) feet. Five (5) feet abutting an alley, with an additional stepback of ten (10) feet above a height of forty-five (45) feet.
  3. Rear setback and stepback.
    1. Buildings with a height of forty-five (45) feet or less. Ten (10) feet, or five (5) feet if rear property line abuts an alley.
    2. Buildings with a height greater than forty-five (45) feet. Ten (10) feet, with an additional stepback of ten (10) feet above a height of forty-five (45) feet. Five (5) feet if rear property line abuts an alley, with an additional stepback of ten (10) feet above a height of forty-five (45) feet.
  4. No building or structure, or any part thereof, including porches, projections or terraces, shall be erected within the front, side, or rear setback and stepback. Nothing herein shall prohibit a building or structure from having more than the minimum required setbacks and stepbacks.
  5. Uncovered steps and walkways may be located within the setback. A stoop with an optional cantilevered roof, canopy or awning may encroach a maximum length of five (5) feet and a maximum width of five (5) feet as part of an operable pedestrian entrance. All other structures, pool equipment, and mechanical systems shall comply with setback requirements.
  6. Cantilevered open balconies may project into required stepback areas within the property line a maximum of six (6) feet.
  7. Setback from canal, waterway, lake, or bay. On all building sites abutting upon a canal, waterway, lake, or bay, the minimum setback from the waterway for all buildings, or portions thereof designed or used for occupancy for residential purposes shall be thirty-five (35) feet from the canal, waterway, lake, or bay as platted.
5. Setback requirements of accessory buildings or structures. Except as provided herein, accessory buildings or structures shall be governed by the same minimum setback requirements as provided for the main or principal building, provided that:
  1. No accessory building or structures may be located in the area between the street and the main residential building or any part thereof.
  2. In no case shall an accessory building or structure be located closer to the front or side street of a lot or building site than the main or principal building.
  3. No setbacks shall be required for parking structures and accessory decks that are constructed completely below grade.
  4. Surface parking lots located in an interior side yard or rear yard area shall maintain a minimum landscaped setback of three (3) feet.
6. Ground area coverage for buildings. Ground area coverage requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. Multi-family buildings shall not occupy more than sixty (60) percent of the ground area of the building site upon which the building is erected. Townhouses shall not occupy more than eight (80) percent of the ground area.
  2. The area utilized for calculating the maximum ground area coverage for the principal building shall be computed from the exterior face of exterior walls and the exterior face of exterior columns of the ground floor of the building. Cantilevered portions of the building above the ground floor or roof overhangs that are greater than five (5) feet shall be computed in the calculation of the ground area coverage of the principal building.
  3. Accessory buildings or structures, including swimming pools, may occupy additional ground coverage, but the total ground area occupied by the main building or structure and accessory structures shall not reduce the open space requirements.
7. Open space requirements. Landscaped open space requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. Plantings and other requirements for landscaped open space shall be as per Article 6, Landscape
  2. At least twenty (20%) percent of the required landscaped open space shall be located in the front yard area.
  3. Townhouses may calculate upper story landscaped terraces toward the open space requirement up to a maximum of seventy-five (75%) percent.
  4. All the required landscaped open space shall consist of landscape materials.
  5. Fences, walls and hedges shall not be located within the front landscaped setback area.
  6. The location, scale, and access to open space shall be subject to site plan review.
8. Height. The maximum permitted height shall be as per Section 2-100, Residential Districts Table , and as follows:
  1. MF2 properties shall have a building height limit of forty-five (45) feet when the lot width is less than one hundred (100) feet. For lots with a width of one hundred (100) feet or greater, MF2 properties shall have a building height limit of seventy (70) feet.
  2. MF2 properties shall have a height limitation of three (3) stories and forty-five (45) feet within one hundred (100) feet of adjacent, abutting or contiguous (including streets, waterways, or alleys) SFR or MF1 properties, as measured from the MF2 property line.
  3. The maximum permitted height is measured from established grade to the flat roof deck and when there is no flat roof deck the height shall be to the tie-beam on the top floor of the building. Mechanical equipment areas and decorative roof structures may extend beyond the permitted height a total of ten (10) feet. When more than one (1) of the aforementioned conditions occurs for a specific property, the more restrictive condition shall apply.
9. Architecture. Architecture requirements shall be as per Article 5, Architecture, and as follows:
  1. Pursuant to Section 5-100. “Design Review Standards”, the Board of Architects shall review applications for aesthetic design and compatibility. Board of Architects shall have the authority to deny proposed designs that do not comply with aesthetic standards. Applicants are required to submit and describe the proposed architectural style, with adequate documentation of precedents and aesthetic goals.
  2. Facades. Facades in excess of one hundred and fifty (150) feet in length shall incorporate design features including the following items:
    1. Breaks, stepbacks or variations in bulk/massing at an average of one-hundred (100) feet intervals.
    2. Use of architectural relief and elements.
  3. Lighting. External illumination and lighting of buildings shall be as per Article 12, Lighting.
  4. Pedestrian design features for building frontages. On any front property line or primary street where an adjoining pedestrian sidewalk is located, the following design features shall be included at the street level:
    1. Architectural building design features
    2. Landscaping
    3. Frequent doors and windows
    4. Pedestrian entrances oriented towards the front property line with a maximum spacing of fifty (50) feet
  5. Transparency. A minimum of forty (40%) percent and a maximum of sixty (60%) percent of the ground floor shall be transparent, with a minimum of eighty-eight (88%) percent light transmission.
  6. Architectural relief and elements. Architectural relief and elements (e.g., windows, cornice lines, and other design features) shall be provided on all sides of buildings and include similar architectural features as those provided on the front façade. No blank walls shall be permitted. The exposed party walls of a townhouse shall have architectural features to discourage blank walls in the case they remain exposed and visible.
10. Parking, garages and driveways. Parking, garages and driveways requirements shall be as per Article 10, Parking and Access, and as follows:
  1. Off-street vehicular areas. The view from the street of all vehicular areas on a building site shall be minimized to ensure that these uses do not detract from the pedestrian scale of the building design and overall walkability of the surrounding area. All off-street vehicle arrival and parking shall occur to the rear or the side of the building. All off-street parking for townhouses shall be accessed from the rear of the property, either off of an alley or off of a driveway acting as an alley at the rear of the property. No driveways or garage doors shall be permitted along the street frontage of any individual townhouse.
  2. Structured parking.
    1. No portion of a building that is above grade and within twenty (20) feet of the front setback line shall be used for the storage of vehicles or off-street parking. That portion of the parking garage that is constructed at ground level shall be screened from street view with living units, portions of living units, or other usable building area, except for vehicular entrances and exit areas.
    2. Above grade, all facades of the garage shall be designed and improved so that the use of the building as a garage is not readily apparent, shall reflect the architectural character and exterior finishes of the building that is being served by the garage, shall be compatible with buildings that occupy the same street, and shall conceal from neighbors’ and street views all fixtures, pipes, equipment and interior lighting.
    3. Front vehicular entry gates at garage entries shall be setback a minimum of twenty (20) feet behind the exterior building wall to partially conceal the garage from street view. The sides and the rear of parking structures shall be screened from view of the street with a combination of walls and landscaping as shall be approved by the Board of Architects.
  3. Driveways and Curb cuts.
    1. To accommodate street trees and minimize sidewalk disruption, driveways and curb cuts shall not exceed eleven (11) feet in width within the public right-of-way, designed as separated entry and exit driveways; shared driveways are encouraged.
    2. Where an alley or side street is present, curb cuts and driveways shall be only from the alley or side street. Where access is only possible from the front property line, Board of Architects approval shall be required.
    3. Curb cuts shall be prohibited on East Ponce de Leon Boulevard, Alhambra Circle, Le Jeune Road, and Douglas Road.
  4. Porte-cocheres. Port-coheres may occur within the interior of the block and shall not be at the front of the property or face the street.
  5. Off-street loading. Off-street loading shall not be required. If off-street loading is provided, it shall be as per Article 10, Parking and Access.
    1. All loading and unloading areas and facilities shall be within fully enclosed areas with overhead doors, accessed only from alleys. Overhead doors shall remain closed when not in use. Where loading access is only possible from a street, the entry shall be accessed from the driveway and curb cut for parking and other vehicular use areas.
11. Utilities and services. All utilities and services facilities requirements shall be as per Section 5-600, Sanitation and Equipment Screening, and as follows:
  1. All new utilities on private property shall be installed underground.
  2. All other utilities and service facilities above ground on the façade and on roofs, including mechanical and electrical facilities, shall be concealed or screened to hide the facilities. Screening materials may include landscaping, walls, fencing, and other appropriate materials, and shall achieve 100% opacity. The type of screening shall be approved at time of site plan review.
  3. Facing streets, all equipment such as backflow preventers, Siamese connections, and the like, shall be placed within the line of the façade and shall not be in the front setback.
  4. Facing streets; exhaust air fans and louvers may be allowed only on the secondary street above the first floor.
  5. On the roof, a screen wall shall conceal all equipment except antennas from lateral view.
  6. Refuse and waste disposal facilities shall be enclosed within the building or structure it serves, and reflect the building’s architectural character and exterior finishes. These facilities shall not be located in a required front setback area.

(Ord. No. 24-8057, 12/10/24)

Section 2-104. Multi-Family 3 (MF3) District.

Purpose and applicability. The purpose of the Multi-Family 3 (MF3) District is to accommodate townhouses and small apartment buildings of low height and density that are compatible with the surround single-family residences with landscaped open space to serve as a transition between single-family neighborhoods and denser residential or commercial districts that protects the integrity of those neighborhoods.
Principal and Accessory uses and structures. The following uses are permitted in the MF3 district:
1. Principal uses, buildings or structures as provided in Section 3-101, Principal Uses Table.
2. Accessory uses, buildings or structures as provided in Section 3-102, Accessory Uses Table. Accessory uses, buildings or structures customarily associated with permitted uses within this Zoning District and not listed within the Section 3-102, Accessory Uses Table may be permitted subject to Development Review Official review and approval.
3. A minimum of eighty (80%) percent of the linear ground floor of each building facing a primary or secondary street shall be habitable residential use.
Conditional uses.Conditional uses shall be permitted in the MF3 District as per Section 3-101, Principal Uses Table, and only if approved under the provisions of Section 14-203, Conditional Uses, subject to the applicable standards and regulations in this Code.
Performance standards. The following performance standards shall govern the general development of structures in this District. Where there are specific standards for properties that are specifically set forth in Appendix A. Site Specific Zoning Regulations, the regulations in Appendix A shall apply
1. Building sites. Buildings and structures constructed in this District shall have a building site containing at least one (1) platted lot. Townhouses shall have a minimum building site of five-thousand (5,000) square feet and a minimum street frontage of twenty (20) feet per unit. Multi-family buildings shall have a minimum building site of ten thousand (10,000) square feet and a minimum street frontage of one hundred (100) feet.
2. Density. The maximum density shall be as per Section 2-100, Residential Districts Table. Each dwelling unit shall have a minimum unit size as per Section 2-100, Residential Districts Table. The number of permitted units shall be rounded to the nearest whole number.
3. Facing of lots and buildings.
  1. The facing of a building site shall be based on the platting of the lots that comprise the building site, except for specific deviations or exceptions prescribed in Section 14-210.5, Facing of lots and principal buildings, and as determined by the Development Review Official upon review of compatibility with the neighborhood.
  2. Every lot shall be deemed to face the street upon which it abuts; if a lot abuts upon more than one (1) street, it shall be deemed to face each street. Any building shall face the front of the lot, and be subject to the restrictions governing buildings on each street on which it is deemed to face.
  3. Townhouse/row house units on a street shall be designed in a row house building typology that is oriented towards the street. All units shall have their primary pedestrian entrance facing and visible from a street, with off-street parking accessed from the rear or side of the property.
4. Setback and stepback requirements. To create high quality public spaces and promote neighborhood character, all buildings setbacks shall be as per Section 2-100, Residential Districts Table and shall meet the following minimum requirements:
  1. Front setback.
    1. Townhouses/row houses and multi-family buildings. Ten (10) feet.
    2. Stoops and porches: Five (5) feet.
  2. Side setbacks.
    1. Townhouses/rowhouses. None, at interior property line when abutting an active alley, five (5) feet within twenty-five (25) feet of the front property line feet if abutting any developed multi-family building and not abutting an active alley. Ten (10) feet abutting a street.
    2. Multi-family Buildings. Five (5) feet at interior property line and abutting at the side of an alley. Ten (10) feet abutting a street.
  3. Rear setback. Ten (10) feet, or five (5) feet if abutting an alley.
  4. No building or structure, or any part thereof, including porches, projections or terraces, shall be erected within the front, side or rear setback and stepback.
  5. Uncovered steps and walkways may be located within the setback. A stoop with an optional cantilevered roof, canopy or awning may encroach a maximum length of five (5) feet and width of five (5) feet, as part of an operable pedestrian entrance. All other structures, pool equipment, and mechanical systems shall comply with setback requirements.
  6. Cantilevered open balconies may project into required setback areas within the property line a maximum of six (6) feet.
  7. Setback from canal, waterway, lake, or bay. On all building sites abutting upon a canal, waterway, lake, or bay, the minimum setback from the waterway for all buildings, or portions thereof designed or used for occupancy for residential purposes shall be thirty-five (35) feet from the canal, waterway, lake, or bay as platted.
5. Setback requirements for accessory buildings or structures. Except as provided herein, accessory buildings or structures shall be governed by the same minimum setback requirements as provided for the main or principal building, provided that: Setback requirements of accessory buildings or structures.
  1. No accessory building or structures may be located in the area between the street and the main residential building.
  2. In no case shall an accessory building or structure be located closer to the front or side street of a lot or building site than the main or principal building, unless approved by the Board of Architects.
  3. Surface parking lots located in an interior side yard or rear yard area shall maintain a minimum landscaped setback of five (5) feet.
6. Ground area coverage for buildings. Ground area coverage requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. Multi-family buildings shall not occupy more than seventy (70) percent of the ground area of the building site upon which the building is erected. Townhouses shall not occupy more than eight (80) percent of the ground area.
  2. The area utilized for calculating the maximum ground area coverage for the principal building shall be computed from the exterior face of exterior walls and the exterior face of exterior columns of the ground floor of the building. Cantilevered portions of the building above the ground floor or roof overhangs that are greater than five (5) feet shall be computed in the calculation of the ground area coverage of the principal building.
  3. Accessory buildings or structures, including swimming pools, may occupy additional ground coverage, but the total ground area occupied by the main building or structure and accessory structures shall not reduce the open space requirements.
7. Open space requirements. Open Space Requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. Plantings and other requirements for open space shall be as per Article 6, Landscape
  2. At least twenty (20%) percent of the required landscaped open space shall be located in the front yard area.
  3. Townhouses may calculate upper story landscaped terraces toward the open space requirement up to a maximum of seventy-five (75%) percent
  4. All the required landscaped open space shall consist of landscape materials.
  5. Fences, walls and hedges shall not be located within the front landscaped setback area.
  6. Streetscape standards shall be as per Section 4-115, Streetscape Standards.
  7. The location, scale, and access to open space shall be subject to the site plan review.
8. Height. The maximum permitted height shall be as per Section 2-100, Residential Districts Table, and as follows:
  1. MF3 townhouses and multi-family buildings shall have a height limit of forty-five (45) feet.
  2. MF3 properties shall have a height limitation of thirty-five (35) feet within fifty (50) feet (including streets, waterways, or alleys) of an adjacent, abutting, or contiguous SFR or MF1 property or land designated as public buildings, as measured from the MF3 property line. A height limitation of three (3) stories and forty-five (45) feet on the remaining portions of the property.
  3. The maximum permitted height is measured from established grade to the flat roof deck and when there is no flat roof deck the height shall be to the tie-beam on the top floor of the building. Mechanical equipment areas and decorative roof structures may extend beyond the permitted height a total of ten (10) feet. When more than one of the aforementioned conditions occurs for a specific property, the more restrictive condition shall apply.
9. Architecture. Architecture requirements shall be as per Article 5, Architecture, and as follows:
  1. Pursuant to Section 5-100, “Design Review Standards", the Board of Architects shall review applications for aesthetic design and compatibility. Board of Architects shall have the authority to deny proposed designs that do not comply with aesthetic standards. Applicants are required to submit and describe the proposed architectural style, with adequate documentation of precedents and aesthetic goals.
  2. Facades. Facades in excess of one hundred and fifty (150) feet in length shall incorporate design features including the following items:
    1. Breaks, stepbacks or variations in bulk/massing at an average of one hundred (100) feet intervals.
    2. Use of architectural relief and elements.
  3. Lighting. External illumination and lighting of buildings shall be as per Article 12, Lighting.
  4. Pedestrian design features for building frontages. On any front property line or primary street where an adjoining pedestrian sidewalk is located, the following design features shall be included at the street level:
    1. Architectural building design features
    2. Landscaping
    3. Frequent doors and windows
    4. Pedestrian entrances oriented towards the front property line with a maximum spacing of fifty (50) feet
  5. Transparency. A minimum of forty (40%) percent and a maximum of sixty (60%) percent of the ground floor shall be transparent, with a minimum of eighty-eight (88%) percent light transmission.
  6. Architectural relief and elements. Architectural relief and elements (e.g., windows, cornice lines, and other design features.) shall be provided on all sides of buildings and include similar architectural features as those provided on the front façade. No blank walls shall be permitted for multi-family buildings. The exposed party walls of a townhouse shall have architectural features to discourage blank walls in the case they remain exposed and visible.
10. Parking, garages and driveways. Parking, garages and driveways requirements shall be as per Article 10, Parking and Access, and as follows:
  1. Off-street vehicular areas. The view from the street of all vehicular areas on a building site shall be minimized to ensure that these uses do not detract from the pedestrian scale of the building design and overall walkability of the surrounding area. All off-street vehicle arrival and parking shall occur to the rear or the side of the building. All off-street parking for townhouses shall be accessed from the rear of the property, either off of an alley or off of a driveway acting as an alley at the rear of the property. No driveways or garage doors shall be permitted along the street frontage of any individual townhouse.
  2. Structured parking.
    1. No portion of a building that is above grade and within twenty (20) feet of the front setback line shall be used for the storage of vehicles or off-street parking. That portion of the parking garage that is constructed at ground level shall be screened from street view with living units, portions of living units, or other usable building area, except for vehicular entrances and exit areas.
    2. Above grade, all facades of the garage shall be designed and improved so that the use of the building as a garage is not readily apparent, shall reflect the architectural character and exterior finishes of the building that is being served by the garage, shall be compatible with buildings that occupy the same street, and shall conceal from street and neighbors’ views all fixtures, pipes, other equipment, and lighting.
    3. Front vehicular entry gates at the garage entries shall be setback a minimum of twenty (20) feet behind the exterior building wall to partially conceal the garage from street view. The sides and the rear of parking structures shall be screened from view of the street with a combination of walls and landscaping as shall be approved by the Board of Architects.
  3. Driveways and Curb cuts.
    1. To accommodate street trees and minimize sidewalk disruption: driveway and curb cuts shall be a maximum width of eleven (11) feet in width at the public right-of-way, designed as separated entry and exit driveways; shared and common driveways are encouraged.
    2. Individual townhouse driveways shall be provided only from the alley. Driveways at the alley shall provide pervious landscaped areas within the rear setback.
  4. Porte-cocheres. Port-coheres may occur within the interior of the block and shall not be at the front of the property or face the street.
  5. Off-street loading. Off-street loading shall not be required for MF3. In the case it is provided it shall be as per Article 10, Parking and Access, and the requirements below
    1. All loading and unloading areas and facilities shall be within fully enclosed areas with overhead doors, preferably accessed only from alleys or side streets. Overhead doors shall remain closed when not in use. Where loading access is only possible from a street, the entry shall be accessed from the driveway and curb cut for parking and other vehicular use areas.
11. Utilities and services. All utilities and services facilities requirements shall be as per Section 5-600, Sanitation and Equipment Screening, and as follows:
  1. All new utilities on private property shall be installed underground.
  2. All other utilities and service facilities above ground, on the façade and on roofs, including mechanical and electrical facilities shall be concealed or screened to hide the facilities. Screening materials may include landscaping, walls, fencing, and other appropriate materials, and shall achieve 100% opacity. The type of screening shall be approved at time of site plan review.
  3. All equipment such as backflow preventers, Siamese connections, and the like, shall be placed within the line of the façade and shall not be in the front setback.
  4. Exhaust air fans and louvers shall not be allowed the front of the property or the front street, and may be allowed only to face sides streets, and shall be above the first floor.
  5. On the roof, a screen wall shall conceal all equipment except antennas from lateral view.
  6. Refuse and waste disposal facilities shall be enclosed within a building or structure it serves, and reflect the building’s architectural character and exterior finishes. These facilities shall not be located in a required front setback area.
12. MF-3 properties shall comply with the provisions for residential uses which are set out in Section 5-201, Table 1 and a minimum of six items in Table 2; however, the bonus heights, density, and intensity shall not apply.

(Ord. No. 2022-44, 08/24/2022; Ord. No. 24-8057, 12/10/24)

Section 2-105. Multi-Family 4 (MF4) District.

Purpose and applicability. The purpose of the Multi-Family 4 (MF4) District is to provide a high-density residential district that accommodate various forms of multi-family housing of high height and density with usable areas of landscaped open space to meet the housing needs of an urban and diverse community within close proximity to downtown and the city’s most urban areas.
Principal and Accessory uses and structures. The following uses are permitted in the MF4 District:
1. Principal uses, buildings or structures as provided in Section 3-101, Principal Uses Table.
2. Accessory uses, buildings or structures as provided in Section 3-102, Accessory Uses Table. Accessory uses, buildings or structures customarily associated with permitted uses within this Zoning District and not listed within the Section 3-102, Accessory Uses Table may be permitted subject to Development Review Official review and approval.
3. A minimum of sixty (60%) percent of the linear ground floor of each building facing a primary street shall be residential use.
Conditional uses. Conditional uses shall be permitted in the MF4 District as per Section 3-101, Principal Uses Table, and only if approved under the provisions of Section 14-203, Conditional Uses, subject to the applicable standards and regulations in this Code.
Performance standards. The following performance standards shall govern the general development of structures in the District. Where there are specific standards for properties that are specifically set forth in Appendix A. Site Specific Zoning Regulations, the regulations in Appendix A shall apply.
1. Building sites. Buildings and structures constructed in this District shall be constructed or erected upon a building site containing at least one (1) platted lot, and such building site shall have a minimum street frontage of one hundred (100) feet, and a minimum building site area of ten thousand (10,000) square feet.
  1. Buildings and structures on building sites of twenty thousand (20,000) square feet or more, or with street frontage of two hundred (200) feet or more, shall require conditional use review and approval.
2. Density. The maximum density and floor area floor area ratio (FAR) shall be as per Section 2-100, Residential Districts Table. Each dwelling unit shall have a minimum unit size as per Section 2-100, Residential Districts Table. The number of permitted units shall be rounded to the nearest whole number.
3. Facing of lots and buildings.
  1. The facing of a building site shall be based on the platting of the lots that comprise the building site, except for specific deviations or exceptions prescribed in the Section 14-210.5, Facing of lots and principal buildings, and as determined by the Development Review Official upon review of compatibility with the neighborhood.
  2. Every lot shall be deemed to face the street upon which it abuts; if a lot abuts upon more than one (1) street, it shall be deemed to face each street. Any building shall face the front of the lot and be subject to the restrictions governing buildings on each street on which it is deemed to face.
  3. Townhouse/row house units on a street shall be designed in a row house building typology that is oriented towards the street. All units shall have their primary pedestrian entrance facing and visible from a street, with off-street parking accessed from the rear of the property.
4. Setback and stepback requirements. To create high quality public spaces and promote neighborhood character, all buildings shall be as per Section 2-100, Residential Districts Table and shall meet the following minimum requirements:
  1. Front setback. Ten (10) feet.
  2. Side setbacks and stepbacks.
    1. Buildings with a height of forty-five (45) feet or less. Ten (10) feet, at interior property line and abutting a street. Five (5) feet if side property line abuts an alley.
    2. Buildings with a height greater than forty-five (45) feet. Ten (10) feet at interior property line and abutting a street, with an additional stepback of ten (10) feet above forty-five (45) feet.
  3. Rear setback and stepback. Ten (10) feet, or five (5) feet if rear property line abuts an alley, with an additional stepback of ten (10) feet above forty-five (45) feet.
  4. No building or structure, or any part thereof, including porches, projections or terraces, shall be within the front, side, or rear setback and stepback. Nothing herein shall prohibit a building or structure from having more than the minimum required setbacks and stepbacks.
  5. Uncovered steps and walkways may be located within the setback. A stoop with an optional cantilevered roof, canopy or awning may encroach a maximum length of five (5) feet and a width of five (5) feet, as part of an operable pedestrian entrance. All other structures, pool equipment, and mechanical systems shall comply with setback requirements.
  6. Cantilevered open balconies may project into required setback areas within the property line a maximum of six (6) feet.
  7. Setback from canal, waterway, lake, or bay. On all building sites abutting upon a canal, waterway, lake, or bay, the minimum setback from the waterway for all buildings, or portions thereof designed or used for occupancy for residential purposes shall be thirty-five (35) feet from the canal, waterway, lake, or bay as platted.
5. Setback requirements of accessory buildings or structures. Except as provided herein, accessory buildings, or structures shall be governed by the same minimum setback requirements as provided for the main or principal building, provided that:
  1. No accessory building or structures may be located in the area between the street and the main residential building or any part thereof.
  2. In no case shall an accessory building or structure be located closer to the front or side street of a lot or building site than the main or principal building.
  3. No setbacks shall be required for parking structures and accessory decks that are constructed completely below grade.
  4. Surface parking lots located in an interior side yard or rear yard area shall maintain a minimum landscaped setback of three (3) feet.
6. Ground area coverage for buildings.
  1. Buildings shall not occupy more than sixty (60) percent of the ground area of the building site upon which the building or structure is erected.
  2. The area utilized for calculating the maximum ground area coverage for the principal building shall be computed from the exterior face of exterior walls and the exterior face of exterior columns of the ground floor of the building. Cantilevered portions of the building above the ground floor or roof overhangs that are greater than five (5) feet shall be computed in the calculation of the ground area coverage of the principal building.
  3. Accessory buildings or structures, including swimming pools, may occupy additional ground coverage, but the total ground area occupied by the main building or structure and accessory structures shall not reduce the open space requirements.
7. Open space requirements. Open Space Requirements shall be as per Section 2-100, Residential Districts Table and as follows:
  1. Plantings and other requirements for open space shall be as per Article 6, Landscape
  2. At least twenty (20%) percent of the required landscaped open space shall be located in the front yard area.
  3. All the required landscaped open space shall consist of landscape materials.
  4. Fences, walls and hedges shall not be located within the front landscaped setback area.
  5. The location, scale, and access to open space shall be subject to site plan review.
8. Height. The maximum permitted height shall be as per Section 2-100, Residential Districts Table, and as follows:
  1. MF4 properties shall have a height limit of thirteen (13) stories or one hundred fifty (150) feet.
  2. MF4 properties shall have a height limitation of three (3) stories and forty-five (45) feet within one hundred (100) feet of adjacent, abutting or contiguous (including streets, waterways, or alleys) SFR or MF1 properties, as measured from the MF4 property line.
  3. The maximum permitted height is measured from established grade to the flat roof deck and when there is no flat roof deck the height shall be to the tie-beam on the top floor of the building. Mechanical equipment areas and decorative roof structures may extend beyond the permitted height a total of ten (10) feet. When more than one of the aforementioned conditions occurs for a specific property, the more restrictive condition shall apply.
9. Architecture. Architecture requirements shall be as per Article 5, Architecture, and as follows:
  1. Pursuant to Article 13, Review Standards, the Board of Architects shall review applications for aesthetic design and compatibility. The Board of Architects shall have the authority to deny proposed designs that do not comply with aesthetic standards. Applicants are required to submit and describe the proposed architectural style, with adequate documentation of precedents and aesthetic goals. The Board of Architects may approve minor adjustments for aesthetic purposes to the design regulations in order to enhance building design.
  2. Facades. Facades in excess of one hundred and fifty (150) feet in length shall incorporate design features including the following items:
    1. Breaks, stepbacks or variations in bulk/massing at an average of one hundred (100) feet intervals.
    2. Use of architectural relief and elements.
  3. Lighting. External illumination and lighting of buildings shall be as per Article 12, Lighting.
  4. Pedestrian design features for building frontages. On any front property line or primary street where an adjoining pedestrian sidewalk is located, the following design features shall be included at the street level:
    1. Architectural building design features
    2. Landscaping
    3. Frequent doors and windows
    4. Pedestrian entrances oriented towards the front property line with a maximum spacing of fifty (50) feet
  5. Transparency. A minimum of forty (40%) percent of the ground floor shall be transparent, with a minimum of eighty-eight (88%) percent light transmission.
  6. Architectural relief and elements. Architectural relief and elements (e.g., windows, cornice lines, and other design features.) shall be provided on all sides of buildings and include similar architectural features as those provided on the front façade. No blank walls shall be permitted.
10. Parking, garages, and driveways. Parking, garages, and driveways shall be as per Article 10 Parking and Access, and as follows:
  1. Off-street vehicular areas. Vehicle use areas may be located within the front setback, but parking areas (surface parking and parking garages) shall not be located within the front setback. The view from the street of all vehicular areas on a building site shall be minimized to ensure that these uses do not detract from the pedestrian scale of the building design and overall walkability of the surrounding area. All off-street vehicle arrival and parking shall occur to the rear or the side of the building, except vehicle arrival, drop-off and porte-cocheres may occur at the front of the property. Vehicle areas and parking areas shall be located within the side street setback.
  2. Structured parking.
    1. No portion of a building that is above grade and within twenty (20) feet of the front setback line shall be used for the storage of vehicles or off-street parking. That portion of the parking garage that is constructed at ground level shall be screened from street view with living units, portions of living units, or other usable building area, except for vehicular entrances and exit areas.
    2. Above grade, all facades of the garage shall be designed and improved so that the use of the building as a garage is not readily apparent, shall reflect the architectural character and exterior finishes of the building that is being served by the garage, and shall be compatible with buildings that occupy the same street, and shall conceal from the street and neighbors’ views all fixtures, pipes, other equipment and lighting.
    3. Front vehicular entry gates at garage entries shall be setback a minimum of twenty (20) feet behind the exterior building wall to partially conceal the garage from street view. The sides and the rear of parking structures shall be screened from view of the street with a combination of walls and landscaping as shall be approved by the Board of Architects.
  3. Driveways and curb cuts.
    1. To accommodate street trees and minimize sidewalk disruption, driveway and curb cuts shall not exceed twenty-two (22) feet in width at the public right-of-way and may be designed as separated entry and exit driveways.
    2. Where an alley or side street is present, curb cuts and driveways should be from the alley or side street. Access from the front property line may be allowed only with Board of Architects approval.
    3. Curb cuts for loading entrances shall be prohibited on Coral Way and Biltmore Way.
  4. Porte-cocheres. In the MF4 District, porte-cocheres may be at the front of the property and may face the street.
  5. Off-street loading. Off-street loading shall be as per Article 10, Parking and Access.
    1. All loading and unloading areas and facilities shall be within fully enclosed areas with overhead doors, accessed only from alleys or side streets. Overhead doors shall remain closed when not in use. Where loading access is only possible from a street, the entry shall be part of the driveway and curb cut for parking and other vehicular use areas.
11. Utilities and services. All utilities and services facilities requirements shall be as per Section 5-600, Sanitation and Equipment Screening, and as follows:
  1. All utilities on private property shall be installed underground.
  2. All utilities and service facilities above ground, on the façade and on roofs, including mechanical and electrical facilities shall be concealed or screened to hide the facilities. Screening materials may include landscaping, walls, fencing, and other appropriate materials, and shall achieve 100% opacity. The type of screening shall be approved at time of site plan review.
  3. All equipment such as backflow preventers, Siamese connections, and the like, shall be placed within the line of the building façade and shall not be within the front setback.
  4. Exhaust fans and louvers shall not be allowed to face the front of the property or the front street, and may be allowed only to face side streets, and only above the first floor.
  5. On the roof, a screen wall shall conceal all equipment except antennas from lateral view.
  6. Refuse and waste disposal facilities shall be enclosed within the building or structure it serves, and reflect the building’s architectural character and exterior finishes. These facilities shall not be located in a required front setback area.
12. MF-4 properties south of Biltmore Way shall comply with the provisions for residential uses which are set out in Section 5-201, Table 1 and a minimum of six items in Table 2; however, the bonus heights, density, and intensity shall not apply.

(Ord. No. 24-8057, 12/10/24)

Section 2-200. Mixed Use Districts Table

Section 2-200 Mixed Use Districts Table

Use categories		MX1		MX2		MX3
A	Lot occupation
1	Building Site Area Minimum (square feet)	2,500	10,000	2,500	10,000	2,500	10,000	20,000
2	Building Site Width Minimum (feet)	25	100	25	100	25	100	200
3	Ground Coverage Minimum	NA	NA	NA	NA	NA	NA	NA
4	Open Space Minimum	10%	10%	10%	10%	5%	10%	10%
B	Density
1	Density (DU/Acre)	125	125	125	125	125	125	125
2	Unit Size Minimum (square feet)	500	500	500	500	500	500	500
3	Floor Area Ratio (FAR)	3.0	3.0	3.0	3.0	3.0	3.0	3.0
4	FAR Med. Bonus I	3.2	3.2	3.2	3.2	3.2	3.2	3.2
5	FAR Med. Bonus II	3.5	3.5	3.5	3.5	3.5	3.5	3.5
C	Setback minimums (feet)
1	Principal Front	0	0	0	0	0	0	0
2	Side Interior	0	0	0	0	0	0	0
3	Side Street	0	0	0	0	0	0	0
4	Rear	10	10	10	10	10	10	10
5	Rear at Alley	0	0	0	0	0	0	0
6	Waterway	35	35	35	35	35	35	35
D	Stepback minimums (feet)
1	Stepback Front	NA	10	NA	10	NA	10	10
2	Stepback Side	NA	15	NA	15	NA	15	15
3	Stepback Side Street	NA	10	NA	10	NA	10	10
4	Stepback Rear	NA	10	NA	10	NA	10	10
5	Stepback Rear at Alley	NA	3	NA	3	NA	3	3
E	Building height maximums (stories/feet)
1	Principal Building	45	45	45	70	45	70	150
2	Mediterranean Bonus I	NA	5 stories /63.5	5 stories /63.5	7 stories /83.5	5 stories /63.5	7 stories /83.5	14 stories /163.5
3	Mediterranean Bonus II	NA	6 stories /77	6 stories /77	8 stories /97	6 stories /77	8 stories /97	16 stories /190.5

General Notes:

Additional story limitations for Principal Building heights shall apply to properties identified in Appendix A Site Specifics.
Additional requirements may apply according to Section 6-105, Landscape Requirements for Zoning Districts or other regulations in Article 6.
Additional requirements and exceptions may apply according to Section 2-201, and Section 2-400, Overlay Districts or other regulations in Article 2.
There shall be no density limitation in the CBD and Design & Innovation District Overlays.
Deviation from required stepbacks may be permitted pursuant to Section 5-201, Coral Gables Mediterranean style design standards.

Section 2-201. Mixed Use 1, 2 and 3 (MX1, MX2 and MX3) Districts.

Purpose and applicability:

The purpose of the (MX) Mixed Use Districts is to accommodate various forms and densities of mixed uses, including commercial and residential, to serve the needs of a diverse community, while ensuring that there is a transition to single-family and duplex neighborhoods that protects the integrity of these neighborhoods.

The MXD Districts are intended to provide a continuous, pedestrian-friendly urban environment, bringing together the activities of daily living, and reducing dependence on vehicular mobility. The MX regulations are intended to improve the public realm, and to produce functional and beautiful streets and public open spaces with:

street level amenities and design elements contributing to the pedestrian experience;
pedestrian connectivity augmented in cross block pedestrian passages; and
public open spaces that are welcoming, provide a sense of place, and accommodate a range of activities, from walking between destinations, to waiting for transportation, to accommodating social and cultural activities.

The MX Districts include MX1, MX2, and MX3. These are differentiated by their intensity and location. The MX1 District allows a low intensity of development and is located along some of the City’s primary corridors, such as Eighth Street, Grand Avenue, Ponce De Leon Boulevard and Giralda Plaza, and often has an adjacency with single-family residential areas. The MX2 District allows a medium intensity of development and is located on Miracle Mile, the Design/Industrial District area, and in the southern and northern-most reaches of the City. The MX3 District allows the highest intensity of development and is located in the City’s downtown area, along North Ponce de Leon Boulevard, Biltmore Way, and South Dixie Highway (Route 1).

Principal and Accessory uses and structures. The following uses are permitted in the MX districts:
1. Principal uses, buildings or structures as provided in Section 3-101, Uses Table.
2. Accessory uses, buildings or structures as provided in Section 3-102, Accessory Table. Accessory uses, buildings or structures customarily associated with permitted uses within this Zoning District and not listed within the Section 3-102, Accessory Table may be permitted subject to Development Review Official review and approval.
3. Mix of Uses. The proportionate mix of uses shall be as required by the Comprehensive Plan.
4. For MX1 facing Giralda Plaza and South Ponce de Leon Boulevard, MX2 facing Miracle Mile, and MX3 facing North Ponce de Leon Boulevard:
  1. A minimum of ninety (90%) percent of the linear ground floor building frontage shall be shopfront and include retail sales and services, or restaurant uses, or courtyard and building entries.
5. For MX2 facing primary streets a minimum of eighty (80%) percent of the linear ground floor building frontage shall include retail sales and services, or restaurant uses, or courtyard and building entries. For MX2 facing a secondary street, a minimum of forty (40%) percent of the linear ground floor building frontage shall be shopfront and include retail sales and service, office, or restaurant uses, or public realm land area (i.e. plazas, courtyards, open space, and other public spaces) uses.
6. For MX1 and MX3 facing a primary street, a minimum of fifty (50%) percent of the linear ground floor building frontage shall include retail sales and services, restaurant or office uses, or public realm land area (e.g., plazas, courtyards, open space, and other public spaces) uses. For MX1 and MX3 facing a secondary street, a minimum of twenty (20%) percent of the linear ground floor frontage facing onto a secondary street shall be a shopfront.
Conditional uses. Conditional uses shall be permitted in MX Districts as per Section 3-101, Principal Uses Table, and only if approved under the provisions of Section 14-203, subject to the applicable standards and regulations in this Code.
Performance Standards.
1. Building sites. Buildings and structures constructed in MX Districts shall be constructed or erected upon a building site containing at least one (1) platted lot, and such building site shall have a minimum street frontage as per Section 2-200, Mixed Use Districts Table.
  1. Buildings and structures on building sites of twenty thousand (20,000) square feet or more, or with street frontage of two hundred (200) feet or more, shall require conditional use review and approval.
  2. Parcels proposed for development shall be a contiguous unified parcel with sufficient width and depth to accommodate the proposed uses. Public rights-of-way or other public lands shall not be considered as a separation for building sites ten thousand (10,000) square feet or more within the Design & Innovation District Overlay and for building sites of twenty thousand (20,000) square feet or more.
2. Density. Maximum density and floor area ration (FAR) shall be as per Section 2-200, Mixed Use Districts Table. Each dwelling unit shall have a minimum unit size as per Section 2-200, Mixed Use Districts Table. Additional density regulations are provided in the District Overlays, Section 2-400. The number of permitted units shall be rounded to the nearest whole number.
3. Facing of lots and buildings. Every lot shall be deemed to face the street upon which it abuts; if a lot abuts upon more than one street, it shall be deemed to face both streets; and any building shall face the front of the lot, and be subject to the restrictions governing buildings on each street on which it is deemed to face. The facing of a building site shall be based on the platting of the lots that comprise the building site, except for specific deviations or exceptions prescribed in Section 14-210.5, Facing of lots and principal buildings, and as determined by the Development Review Official upon review of compatibility with the neighborhood.
4. Setback and stepback requirements. To create high quality public spaces and promote neighborhood character, all buildings setbacks and stepbacks shall be as per Section 2-200, Mixed Use Districts Table and shall meet the following minimum requirements:
  1. No building or structure, or any part thereof, including porches, projections or terraces shall be erected at a lesser distance from the front, side, or rear line of any building site than the front, side or rear setback and stepback distance, respectively, prescribed and established herein for such building site. Nothing herein shall prohibit a building or structure from having more than the minimum required setbacks and stepback.
  2. Front setback and stepback.
    1. Buildings with a height of forty-five (45) feet or less. Zero (0) feet setback required, except as per District Overlays in which, a specific length of build-to-line may be required.
    2. Buildings with a height greater than forty-five (45) feet. Zero (0) feet, with a stepback of ten (10) feet above a height of forty-five (45) feet.
    3. Additional setback requirements are provided in Section 4-206, Mandatory Setbacks and Build-to-lines on Certain Streets.
  3. Side setback and stepback.
    1. Buildings with a height of forty-five (45) feet or less. Zero (0) feet at interior property line, and zero (0) feet abutting a side street.
    2. Buildings with a height greater than forty-five (45) feet. Zero (0) feet at interior property line, with an additional stepback of fifteen (15) feet above a height of forty-five (45) feet. Zero (0) feet abutting a side street, with an additional stepback of ten (10) feet above a height of forty-five (45) feet. Zero (0) feet abutting a side alley, with an additional stepback of three (3) feet above a height of forty-five (45) feet.
    3. Abutting SFR and MF1 properties, the minimum side setback shall be fifteen (15) feet, with additional stepbacks of fifteen (15) feet above a height of forty-five (45) feet.
  4. Rear setback and stepback.
    1. Buildings with a height of forty-five (45) feet or less. Ten (10) feet at interior property line. Zero (0) if property line abuts an alley, except MX-1, five (5) feet if property line abuts an alley.
    2. Buildings with a height of more than forty-five (45) feet. Ten (10) feet at interior property line, with an additional stepback of ten (10) feet above a height of forty-five (45) feet. Zero (0) feet abutting an alley, except MX1, five (5) feet abutting an alley, with an additional stepback of three (3) feet above a height of forty-five (45) feet.
    3. Additional building stepbacks may be required by the City Architect and the Board of Architects, to further reduce the potential impacts of the building bulk and mass, and to enable a minimum 40% of the wall area to be glazed openings.
  5. Cantilevered open balconies may project into required stepback areas within the property line a maximum of six (6) feet.
  6. Setback from canal waterway, lake, or bay. On all building sites abutting upon a canal, waterway, lake, or bay, the minimum setback from the waterway for all buildings, or portions thereof, designed or used for occupancy for residential purposes shall be thirty-five (35) feet from the canal, waterway, lake, or bay as platted.
5. Setback and stepback requirements of accessory buildings or structures. Except as provided herein, accessory buildings or structures shall be governed by the same minimum setback and stepback requirements as provided for the main or principal building, provided that:
  1. No accessory building or structures may be located in the area between the street and the principal building or any part thereof.
  2. In no case shall an accessory building or structure be located closer to the front or side street of a lot or building site than the principal building.
  3. No setbacks shall be required for parking structures and accessory decks that are constructed completely below grade.
6. Ground area coverage. There shall be no minimum or maximum ground area coverage in MX Districts.
7. Open space. Open space requirement shall be as per Section 2-200, Mixed Use Districts Table and as follows:
  1. Ten (10%) percent of the total area of the building site shall be provided as ground level plazas and courtyards open to the sky and accessible from the front. Arcades and loggias may be considered open space and counted as such toward the open space requirement up to a maximum of seventy-five (75%) percent. The remaining open space area that is open to the sky shall not be less in width or depth than ten (10) feet, and shall have a minimum area of five-hundred (500) square feet.
  2. For MX1 facing Giralda Plaza, no open space shall be required.
  3. For MX2 and MX3 building sites that are 10,000 square feet or less, five (5%) percent of the total area of the building site shall be provided as ground level open space, such as arcades and loggias with a minimum vertical volume of thirteen (13) feet, paved with a pervious material.
  4. Required open space shall be provided at the ground level, shall be accessible and visible to the public, and shall integrate pedestrian features in a coordinated designed with R.O.W. improvements.
  5. Pedestrian pass-throughs, paseos and landscaped pedestrian vias.
    1. In MX Districts, pedestrian pass-throughs shall be provided for each two-hundred and fifty (250) linear feet of building frontage. The pass-through shall be a minimum ten (10) feet in width, include pedestrian amenities as described below, and landscape planting. In lieu of one (1) pass-through per two hundred and fifty (250) feet of building frontage, two (2) pass-throughs can be combined to provide one (1) twenty (20) foot wide pass-through.
    2. In MX3 facing North Ponce de Leon Boulevard, a landscaped pedestrian via shall be provided along the rear of the property and shall provide direct linear connection through the block. The landscaped pedestrian via shall have a minimum width of twenty (20) feet and shall be open to the sky. Residential balconies and stoops may encroach into the via a maximum of six (6) feet. A linear pedestrian path of five (5) to (10) feet in width shall be provided with landscaping on both sides. The via shall be activated through the site plan review process in order to maximize pedestrian activity, landscaping, and promote compatibility with neighboring properties.
  6. The location, scale, and access to open space shall be subject to site plan review.
  7. Planting and other requirements for open space shall be as per Article 6, Landscape.
8. Height. The maximum permitted height shall be as per Section 2-200, Mixed Use Districts Table and as per District Overlays, and as follows:
  1. MX properties shall have a building height limit of forty-five (45) feet when the lot width is less than one hundred (100) feet. For MX2 and MX3 properties that have a minimum lot width of one hundred (100) feet, the building height limit shall be seventy (70) feet. For MX3 properties that have a minimum lot width of two hundred (200) feet, the building height limit shall be one hundred fifty (150) feet.
  2. MX properties shall have a height limitation of forty-five (45) feet within one hundred (100) feet (including streets, alleys or waterways) of adjacent, abutting, or contiguous SFR and MF1 properties, as measured from the MX property line, Ten (10) additional feet may be permitted for rooftop architectural elements above the habitable height.
  3. The maximum permitted height is measured from established grade to the flat roof deck and when there is no flat roof deck, the height shall be to the tie-beam on the top floor of the building. Mechanical equipment areas and decorative roof structures may extend beyond the permitted height a total of ten (10) feet. When more than one (1) of the aforementioned conditions occurs for a specific property, the more restrictive condition shall apply.
9. Architecture. Building architecture shall be as per Article 5, Architecture.
  1. Pursuant to Section 5-100, Review Standards, the Board of Architects shall review applications for aesthetic design and compatibility. The Board of Architects shall have the authority to deny proposed designs that do not comply with aesthetic standards. Applicants are required to submit and describe the proposed architectural style, with adequate documentation of precedents and aesthetic goals. The Board of Architects may approve minor adjustments for aesthetic purposes to the design regulations in order to enhance building design.
  2. Facades. Facades in excess of one hundred and fifty (150) feet in length shall incorporate design features with the use of the following items:
    1. Breaks, stepbacks or variations in bulk/massing at an average of one hundred (100) feet intervals.
    2. Use of architectural relief and elements.
  3. Lighting (building). External illumination and lighting of buildings shall be as per Article 12, Lighting.
  4. Pedestrian design features for building frontages. On any front property line or primary street where an adjoining pedestrian sidewalk is located, the following design features shall be included at the street level:
    1. Architectural building design that is compatible with the context and that precludes blank walls.
    2. Frequent doors and windows including retail display windows.
    3. Landscaping, shading devices and benches.
  5. Pedestrian amenities. Pedestrian amenities shall be provided on both private property and public open spaces, including benches, information kiosks, lighting, bicycle racks, refuse containers, sidewalk pavement treatments, statuary, street crosswalk paver treatments, wall-mounted fountains, water fountains and other similar water features. All pedestrian amenities shall be permanently secured to the ground surface, and shall be consistent in design and from with the applicable City Public Realm Design Manual.
  6. Pedestrian access orientation. All buildings, except accessory buildings, shall have their main pedestrian entrance or entrances oriented towards the front property line and shall have a minimum of one pedestrian entry from each street the property faces. Shopfronts shall have operable doors along their front facades spaced at a minimum average of sixty (60) feet on center.
  7. Transparency. A minimum of sixty (60%) percent and a maximum of ninety (90%) percent of the ground floor shall be transparent, with a minimum of eighty-eight (88%) percent light transmission to allow maximum visibility into the interior of the ground-level space from the public right-of-way and pedestrian areas. Tinting, reflective glass, curtains, blinds, paper, merchandise or displays, or other materials that obstruct visibility into the interior of the ground level space shall not be permitted. A windowsill between eighteen (18”) and twenty-four (24”) inches in height shall be required on frontages facing ground level single-family and multi-family uses.
  8. A shopfront may occur at the street-facing edge of the building or it may be set back under or inside an arcade, courtyard, or overhang. If set back, the shopfront windows and doors shall remain publicly accessible and visible from the sidewalk edge. Facing Miracle Mile, Giralda Plaza and Ponce de Leon Boulevard, a minimum of ninety (90%) percent of the linear ground floor of each building shall be a shopfront.
  9. Minimum ground floor height shall be fifteen (15) feet to create high-quality shopfronts. The windowsill height for a fixed shopfront shall be a maximum of two (2) feet above the sidewalk elevation.
  10. Shopfronts may have fixed or operable windows and doors. An operable transparent shopfront may have movable glass doors, such as a bi-fold, horizontal sliding, lift and slide, or swing door to allow maximum openness and circulation during operating hours, but that are closed and secured when the business is closed.
  11. Arcades, loggias, or covered areas shall have a minimum depth of ten (10) feet and may accommodate up to eighty (80%) percent of the entire linear length of the building based upon the site plan review criteria listed herein. Encroachment of the entire length or one-hundred (100%) percent may be requested subject to review and approval at the time of site plan consideration. Limitations of encroachments on corners of buildings may be required to control view corridors and ground floor building bulk and massing. Arcades or loggias are prohibited on Miracle Mile and Giralda Plaza.
  12. Architectural relief and elements. Architectural relief and elements (e.g,, windows, cornice lines, and other design features) shall be provided on all sides of buildings and include similar architectural features as those provided on the front façade. No blank walls shall be permitted except for party walls at property lines, and only up to a height of forty-five (45) feet, after which, a stepback is required. Exposed party walls shall also have architectural features to discourage blank walls in the case they remain exposed and visible.
  13. LEED certification. All buildings are required to meet the standards of Leadership in Energy and Environmental Design (LEED) criteria specified by the U.S. Green Building Council, or similar rating system. Examples may include the following LEED certification rating systems:
    1. Building Design and Construction (BD+C)
    2. Neighborhood Development (ND)
10. Parking, garages and driveways. Parking, garages and driveways shall be as per Article 10, Parking and Access.
  1. Off-street vehicular areas. The view from the street of all vehicular areas on a building site shall be minimized to ensure that these uses do not detract from the pedestrian scale of the building design and overall walkability of the surrounding area. All off-street vehicle arrival and parking shall occur to the rear or the side of the building.
  2. Structured parking.
    1. In the event that structured parking is to be constructed above grade, that portion of the parking garage that is constructed above grade and faces a street shall be screened from street view with shopfronts, lobbies, offices, living units, portions of living units, or other usable building area. Other facades of the garage above the ground level shall be designed and improved so that the use of the building as a garage is not readily apparent, and shall reflect the character and exterior finishes of the building served by the garage, and shall be compatible with buildings that occupy the same street. No portion of a building that is above grade and within twenty (20) feet of the front setback line shall be used for the storage of vehicles or off-street parking.
    2. Entrances and exits to garage areas. Front vehicular entry gates at garage entries shall be setback a minimum of twenty (20) feet behind the exterior building wall to partially conceal the interior of the garage from street view. The sides, and if necessary the rear of parking structures, shall be screened from view of the street with a combination of walls and landscaping with Board of Architects approval. Overhead doors and parking garage entrances shall not face or be directed towards residential properties or adjacent rights-of-way abutting residentially zoned properties.
  3. Driveways, curb cuts, and vehicular use areas.
    1. Where an alley or side street is present, curb cuts, driveways, and access to vehicular areas shall be allowed only from the alley or side street. Where these are present, the vehicle entry from the front property line shall require City Commission approval.
    2. To accommodate street trees and minimize sidewalk disruption: driveways and curb cuts shall not exceed twenty-two (22) feet in width in the public right-of-way.
    3. For MX districts facing Lejeune Road, Ponce de Leon Boulevard, East Ponce de Leon Boulevard, Miracle Mile, Giralda Plaza, Alhambra Circle, Douglas Road, and Red Road, and other primary streets: driveways, curb cuts, vehicular use areas, and loading entries accessed from the street shall not be permitted.
    4. Porte-cocheres are prohibited at the front of the property and facing any street, and shall be restricted to the interior of the block.
    5. Pavements of driveways and vehicular use areas shall be a minimum of twenty-five (25%) percent permeable pavers.
  4. Off-street loading. Off-street loading shall be as per Article 10, Parking and Access.
    1. All loading and unloading areas and facilities shall be within fully enclosed areas with overhead doors, accessed only from alleys or side streets. Overhead doors shall remain closed when not in use and after hours.
    2. Where loading access is only possible from a street, the entry shall be part of the driveway and curb cut for parking and other vehicular use areas.
    3. Curb cuts for loading entrances shall be prohibited on Ponce de Leon Boulevard and East Ponce de Leon Boulevard, Miracle Mile, Giralda Plaza, Alhambra Circle, Lejeune Road, Douglas Road, and Red Road.
11. Utilities and services. All utilities and services facilities requirements shall be as per Section 5-600, Sanitation and Equipment Screening, and as follows:
  1. All utilities on private property shall be installed underground in accordance with the City Code. Properties of 10,000 square feet or more shall bury existing above-ground utilities.
  2. All utilities and service facilities above ground, on the façade, and on roofs, including mechanical and electrical facilities shall be concealed or screened to hide the facilities. Screening materials may include landscaping, walls, fencing, and other appropriate materials, and shall achieve 100% opacity. The type of screening shall be approved at time of site plan review. Mechanical, electrical and other associated support service areas shall be located entirely within the structure.
  3. All equipment such as backflow preventers, Siamese connections, and the like, shall be placed within the line of the façade and shall not be in the front setback.
  4. All equipment such as exhaust fans, air conditioning units, and louvers may only face secondary streets and shall only be placed above the first floor.
  5. On the roof, a screen wall shall conceal all equipment except antennas from lateral view.
  6. Refuse and waste disposal facilities shall be enclosed within the building or structure it serves, and reflect the building’s architectural character and exterior finishes.

(Ord. No. 2024-04, 01/23/2024; Ord. No. 24-8057, 12/10/24)

Section 2-301. Special Use (S) District.

Purpose and applicability. The purpose of the Special Use (S) District is to provide a zoning classification which accommodates uses which have the potential of adversely impacting adjacent uses, but which enhance the quality of life of the citizens of the City.
Permitted uses. The following uses are permitted subject to the standards in this Section and other applicable regulations in Article 3, Uses:
1. Accessory uses, buildings or structures as provided in Section 3-102, Accessory Uses Table. Accessory uses, buildings or structures customarily associated with permitted uses within this Zoning District and not listed within the Section 3-102, Accessory Uses Table may be permitted subject to Development Review Official review and approval.
2. Canopies, including permanent freestanding shelter canopy structure(s) or structure(s) attached to a building.
3. Botanical gardens with previously approved master plan. Allow for the placement of the following uses to solely serve the patrons of the botanical gardens:
  1. Offices.
  2. Research and technology.
  3. Retail sales and services.
  4. Restaurant.
  5. Educational facility.
  6. Nighttime uses.
  7. Outdoor recreation/entertainment.
  8. Camps.
  9. Other such uses as are customary for botanical gardens.
4. Parks, City.
5. Utility/infrastructure facilities.
6. Temporary uses, in accordance with the provisions of Section 3-600.
Conditional Uses. The following uses are permitted in the S District as conditional uses, if approved under the provisions of Section 14-203, subject to the standards in this Section and other applicable regulations in Article 3, Uses:
1. Botanical gardens master plan.
2. Camps.
3. Cemeteries.
4. Country clubs.
5. Golf course.
6. Government uses.
7. Heliport and helistop.
8. Hospital and uses accessory to, and customarily associated with, a hospital, as follows:
  1. Convenience facilities for hospital users such as: snack bar, gift shop, chapel and florist.
  2. Diagnostic facility.
  3. Health/fitness facilities.
  4. Intermediate care facility.
  5. Laboratory and research facilities.
  6. Medical clinic and/or office.
  7. Medical educational facilities.
  8. Municipal facilities.
  9. Pharmacy.
  10. Rehabilitation facilities.
  11. Support facilities such as: cafeteria, laundry, dietary services, childcare, administrative offices, data processing and printing.
  12. Parking.
9. Marina facilities.
10. Municipal facilities.
11. Museum.
12. Open space areas.
13. Parking garages, parking lots (as a principal use)
14. Private club.
15. Public transportation facilities.
16. Religious institutions.
17. Schools.
18. Tennis courts.
Performance standards:
1. Setbacks:
  1. Front: Twenty-five (25) feet, except that platted lots less than seventy-five (75) feet in depth, a minimum front setback of fifteen (15) feet shall be required.
  2. Side:
    1. Inside lots: Minimum side setbacks which total twenty (20%) percent of the width of the lot measured across the front setback line up to a maximum of twenty (20) feet.
    2. Side street: Fifteen (15) feet, provided, however, that buildings on corner lots which have one (1) side abutting upon a street on which other lots in the same block face, shall setback a minimum distance from such side street as is provided herein as the minimum front setback for buildings facing such side street. In no case shall a side setback be less than five (5) feet.
  3. Rear: Five (5) feet.
  4. Setback from canal, waterway, lake, or bay: Thirty-five (35) feet, except as provided in site specific regulations included as Appendix A.
2. Height: forty-five (45) feet except as provided in Site Specific Zoning Regulations (see Appendix A).
3. Landscaped open space: Not less than thirty-five (35%) percent of the area of the building site.
4. Floor area ratio:
  1. .35, when adjacent to a single-family residential district.
  2. 1.0, when not adjacent to a single-family residential district.
5. Parking:
  1. All required parking in Special Use Districts shall be provided behind buildings, in enclosed garages, and/or in the interior side setback area behind the front building line, except if:
    1. There is no principal building or the principal building is too small to screen the required parking; or
    2. The use of the property is a marina, cemetery, or open space area.

Section 2-302. Preservation (P) District.

Purpose and applicability.The purpose of the Preservation (P) District is for the preservation and conservation of natural and cultural resources and environmentally sensitive lands such as wetlands, tideland, mangroves, natural forest communities, marine and wildlife habitats and such other areas or terrain which have qualities of scenic, natural and aesthetic value in its present state as a natural area. In addition, this District category shall accommodate compatible public use of conservation, preservation, passive recreation areas and encourage public appreciation of the natural environment by allowing educational programs and public access to natural areas.
Permitted uses. The following uses are permitted in the P District subject to the standards in this Section and other applicable regulations in Article 3, Uses:
1. Wetlands.
2. Tidelands.
3. Mangroves.
4. Upland forests.
5. Natural and cultural resource management and restoration.
6. Marine and wildlife habitats, and such other areas or terrain which has qualities of scenic, natural and aesthetic value in its natural state.
7. Support facilities and infrastructure necessary to operate and maintain recreation facilities, including roads, parking, utilities, and maintenance facilities.
8. Miami-Dade County Recreation Areas. For those facilities designated Miami-Dade County Recreation Areas (R. Hardy Matheson Preserve, and Chapman Field Park) in the City’s Comprehensive Plan, active and passive recreational activities and facilities.
9. Within undeveloped or undisturbed natural areas permitted uses shall be limited to the following activities:
  1. Those activities established or proposed in Section 2-302(B) (8) above.
  2. Improvement, maintenance, or restoration activities required to enhance or improve natural areas and wildlife habitats.
  3. Passive recreation activities, such as nature observation, picnicking, walking, bicycling, and recreational boating; and resource-based recreational facilities such as nature trails and boardwalks, fishing piers, launching ramps, and nature observation and camping areas.
  4. Water conservation areas, including natural drainage systems.
  5. Wildlife management areas, including fish and game preserves, and wildlife observation areas.
10. Development within previously developed or disturbed areas shall be limited to the following:
  1. Upgrade or improvements to existing facilities and supporting infrastructure.
  2. Those activities established in Section 2-302(B) (8) above.
  3. Botanical and natural gardens.
  4. Nature trails, bicycle paths, and walkways.
  5. Investigations of archaeological, cultural, or historical resources.
  6. Nature or visitor centers, including marine research and education facilities, launching ramps, restrooms, maintenance facilities and utilities ancillary and incidental to these facilities.
  7. Open space.
Performance standards.
1. The property, together with any black or red mangroves or upland forest thereon, shall be kept and preserved in its natural state as a natural wilderness and preserve.
2. The use of motor vehicles within the District shall be consistent with existing or planned development and those uses and shall be discouraged in undeveloped natural areas except for service access.
3. No man-made alterations shall be made in a preservation area except:
  1. To protect the property and any black or red mangrove forest thereon from damage by natural elements;
  2. To protect or restore to its natural state any property damaged by the platting of adjoining properties and which is in danger of being eroded, or otherwise materially affected by natural elements, and/or
  3. To provide, subject to the approval of the City Commission through conditional, passive support facilities within designated areas such as nature trails, walkways, bird watch areas, and restrooms, launching ramps, and then only after obtaining such permits as may be required by local, state and/or federal authorities and permission (whether permits are necessary or not) from the Board of Trustees of the Internal Improvement Trust Fund, the Department of Environmental Protection, or their successors in interest.
Prohibited uses.
1. A preservation area shall not be used for residential, commercial, or agricultural purposes that are not consistent with Park and Recreation uses.
2. Development not consistent with Park and Recreation uses shall not be permitted in:
  1. Miami-Dade County designated natural areas.
  2. Natural areas that are part of a mitigation project.
  3. Natural areas that are part of a restoration plan.

Section 2- 401. Central Business District Overlay (CBD).

Purpose and applicability
1. The purpose of the Central Business District is intended to promote the goals, objectives, and policies of the City’s Comprehensive Plan in accordance with a set of comprehensive standards to be approved within the CBD. These standards are provided for the continuance and enhancement of the downtown as the functional and symbolic center of the City.
2. The district is established in order to maintain the aesthetic and urban character of Downtown Coral Gables, to promote pedestrian activities through appropriate densities of mixed uses as per Section 2-201.D.2, and to protect property values through quality control.
3. Applicability. The District applies to the area bounded by Navarre Street on the north, Douglas Road on the east, and Almeria St. on the south, and Lejeune Road on the west. Unless otherwise provided in this Code, all provisions of the MX districts affecting individual property in this district shall control use and development.
Regulations.
1. There shall be no density limitation in the CBD.

Section 2-402. Zain/Friedman Miracle Mile Downtown District Overlay (DO).

Purpose and applicability.
1. The purpose of the Zain/Friedman Miracle Mile Downtown District Overlay (DO) is to promote the goals, objectives, and policies of the City’s Comprehensive Plan in accordance with a set of comprehensive standards to be approved within the Miracle Mile area. These standards are provided for the continuance and enhancement of the historic downtown area as the functional and symbolic center of the City.
2. The district is established in order to maintain the following objectives:
  1. Maintain the aesthetic, physical, historic and environmental character of Downtown Coral Gables.
  2. Provide continued protection for residential neighborhoods from incompatible uses that would disrupt or degrade the health, safety, tranquility, aesthetics and welfare of the neighborhood by noise, light, glare, odor, vibration, dust, hazardous materials or traffic.
  3. Promote and encourage pedestrian activities in Downtown Coral Gables by promoting the concepts of mixed use development and pedestrian-friendly design alternatives.
  4. Limit building height, bulk, mass and intensity on Miracle Mile of large scale developments to promote compatibility with the existing low-rise scale of development in Downtown Coral Gables as it presently exists.
  5. Generate pride and confidence in the Downtown area.
  6. Protect property values through quality control.
3. Applicability.The District applies to the area bounded by the following streets: Douglas Road (SW 37 Avenue) on the East, LeJeune Road (SW 42 Avenue) on the West, Aragon Avenue and Merrick Way on the North, and Andalusia Avenue on the South.
  
  Unless otherwise provided in this section, all provisions of the MX2 District affecting individual property in this district shall control use and development.
Regulations.
1. The building height of the development of the properties shall be limited to not more than four (4) stories or fifty (50) feet of building height, whichever is less, measured from finished floor to the tie-beam on the top floor for properties from Miracle Mile to the centerline of the alley to the north or south of Miracle Mile. Additional height or stories available from architectural incentives shall not apply on Miracle Mile.
2. A minimum of ninety (90%) percent of the lot front facing Miracle Mile, at ground level, shall be storefronts limited to retail, restaurant, art galleries, personal services, courtyards and building entries. Minimum ground floor height shall be fifteen (15) feet to create high-quality shopfronts.
3. Except for pedestrian building entrances and pedestrian courtyards there shall be a mandatory zero (0) foot setback along the Miracle Mile frontage and there shall be no side setbacks along Miracle Mile to ensure a continuous pedestrian scale façade up to the third floor, with the maximum allowable stepback possible that does not impede the property owner's use of allowable FAR, above the third floor. Where possible, a ten (10) foot minimum stepback above the third floor, shall be required if it does not impede the property owner's use of allowable FAR.
4. Required parking is prohibited on properties facing Miracle mile and shall be provided remotely per Section 10-109.
5. Use of Transfer Development Rights (TDRs) as receiver sites are prohibited on properties facing Miracle Mile.
6. Alterations, expansions, renovations, and similar improvements of existing structures shall, to the extent feasible, conform to the requirements of this section and other applicable provisions of these regulations.
7. Within the DO District, abutting or adjacent property owners having more than two hundred (200) feet of frontage on Miracle Mile, and containing more than twenty-thousand (20,000) square feet of combined lot area, shall require submission to the Planning and Zoning Board for site plan review and City Commission approval. The subject properties shall be considered as if they were a single building site for all purposes under these regulations.
8. Where the designated site or project is subject to multiple ownership, as part of the application for site plan review, the Owners of the property may submit a Covenant in Lieu of Unity of Title in accordance with the provisions of Section 14-205.

(Ord. 2021-13, 3/23/2021)

Section 2-403. Giralda Plaza District Overlay.

Purpose and applicability.
1. The purpose of the Giralda Plaza District Overlay is to promote the goals, objectives, and policies of the City’s Comprehensive Plan in accordance with a set of comprehensive standards to be approved for those properties facing Giralda Plaza between Ponce de Leon Boulevard and Galiano Street. These standards are provided for the continuance and enhancement of Restaurant Row as a pedestrian-friendly area, well-suited for restaurants and similar compatible uses.
2. The district is established in order to maintain the following objectives:
  1. Maintain the human scale and pedestrian-oriented character of Restaurant Row.
  2. Limit building height, bulk, mass, and intensity of large scale developments to promote compatibility with the existing low-rise scale of development as it presently exists for those properties facing Giralda Plaza.
3. The Giralda Plaza District Overlay applies to the 100 Block of Giralda Plaza, the area legally described as Lots 21-37, Block 29, and Lots 3-24, Block 33, Section L.
4. Unless otherwise provided in this section, all provisions of applicable underlying zoning district designations affecting individual property in this district shall control use and development.
Regulations.
1. Maximum site area: Ten-thousand (10,000) square feet.
2. Maximum height: Three (3) stories and forty-five (45) feet.
3. A minimum of ninety (90%) percent of the lot front facing Giralda Plaza, at ground level, shall be storefronts limited to retail, restaurant, art galleries, personal services, courtyards, and building entrances.
4. Except for pedestrian building entrances and courtyards there shall be a mandatory zero (0) foot setback along the Giralda Plaza frontage and there shall be no side setbacks along Giralda Plaza to ensure a continuous pedestrian scale façade.
5. All uses provided for in the underlying MX District shall be permitted. In addition, residential, boutique hotel (10 – 30 rooms), restaurant, retail, or office shall be permitted above the ground floor.
6. Required parking. Properties that develop pursuant to these regulations shall be exempt from parking requirements.
7. Building design. Mediterranean Architectural Design Level 2 is required in accordance with Section 5- 200 of the Zoning Code, for aesthetic review only. No additional height or floor area ratio (FAR) will be applied.
8. Curb cuts. No curb cuts shall be permitted on Giralda Plaza from Ponce de Leon Boulevard to Galiano Street.
9. Television screens. A business with an approved open-air dining permit may place a maximum of one (1) television screen per twenty-five (25) feet of Giralda street frontage on the inside of a ground floor window. A shorter distance may be reviewed and approved by the Development Review Official (DRO) for compatibility with the adjacent businesses. The television screen shall not exceed the width of the window and the size shall not exceed fifty (50%) percent of the total window area. The hours of operation and noise levels shall comply with Section E.1 of the Zoning Code.
10. Where the designated site or project is subject to multiple ownership as part of the application for site plan review, the City Commission may allow the Owners of the property to submit a Covenant in Lieu of Unity of Title in accordance with the provisions of Section 14-205.

Alterations, expansions, renovations, and similar improvements of existing structures shall, to the extent feasible, conform to the requirements of this section and other applicable provisions of these regulations.

(Ord. 2024-08, 2/27/2024)

Section 2-404. North Ponce Neighborhood Conservation District Overlay (NPCO).

Purpose and Applicability.
1. Purpose. The purpose of the North Ponce Neighborhood Conservation District is to preserve and enhance the garden apartment character of the North Ponce residential neighborhood properties.
2. Applicability. The North Ponce Neighborhood Conservation Overlay District applies to properties that meet all of the following standards:
  1. Multi-Family 2 (MF2) or Special (S) Zoning District.
  2. Generally located in the area bounded by Navarre Avenue to the south, Douglas Road to the east, LeJeune Road to the west, and SW 8th Street to the north.
  3. Identified as “North Ponce Neighborhood Conservation Overlay District” on the official Zoning Map.
Regulations.
1. Uses. All uses provided for in the underlying MF2 Zoning District shall be permitted in the North Ponce Neighborhood Conservation Overlay District. Additional uses shall be permitted for locally-designated historic buildings as provided herein, and buildings constructed prior to 1964 as provided in Section 2-404.D.
  1. Additional Permitted Uses.
    1. Home Office.
    2. Live-work.
  2. Additional Conditional Uses for locally-designated historic properties.
    1. Bed and Breakfast Establishments.
    2. Museum.
    3. School.
Historic Preservation Benefits Program.
1. Purpose. The purpose of the Historic Preservation Benefits Program is to provide incentives for property owners to reinvest in historic buildings in order to preserve and enhance the character of the neighborhood. The Historic Preservation Benefits Program incentivizes the preservation and rehabilitation of existing garden apartment buildings.
2. Applicability. The Historic Preservation Benefits Program is available for locally-designated historic properties that are zoned MF2.
3. Uses. Uses shall be as per Article 3 Uses, and Article 9 Historic Preservation.
4. Parking Incentive Program for Properties Designated Historic.
  1. The Historic Preservation Board shall have the authority to grant a Variance to reduce or waive parking requirements for historically-designated MF2 and S properties, in accordance with Section 8-114 of the Zoning Code.
  2. Irrespective of the provisions provided in Section 10-108.B of the Zoning Code, historically-designated properties shall be eligible to use payment in lieu and remote parking within 1000’ of the subject property, if the location of the parking area is zoned MX or S District, subject to approval by the Development Review Official.
  3. Historically designated properties shall be eligible to lease evening parking spaces in City-owned or City-operated parking lots.
5. Economic Incentive Program.
  1. Transfer of Development Rights. In accordance with Section 3‐1004 of the Zoning Code, historically‐designated properties shall be eligible to sell unused development rights in order to fund the on‐going maintenance and preservation of the property.
  2. Tax Exemptions.
    1. Ad Valorem Tax Exemption for Rehabilitation. In accordance with Section 8-118 of the Zoning Code, historically‐designated properties shall be eligible for tax exemptions of 100% of the assessed value of appropriate improvements.
    2. Ad Valorem Tax Exemption for Commercial and Non‐Profit Properties. In accordance with Section 8-118 of the Zoning Code, historically‐designated commercial or non‐profit properties (such as a rental apartment building, bed and breakfast, museum, or school) shall be eligible for a tax exemption of 50% of the assessed value of the property.
6. Signage.
  1. Free‐standing commercial signs shall be permitted for schools, bed and breakfast establishments, live‐work, and museums, in accordance with the following standards:
    1. Maximum sign area shall be 3 square feet.
    2. Maximum height, measured from the sidewalk elevation to the top of the sign, shall be 3 feet.
    3. A Certificate of Appropriateness shall be required for all signs in accordance with Section 8-106 of the Zoning Code.
    4. All signs are subject to Board of Architects approval.
Garden Apartment Conservation Benefits Program.
1. Purpose. The purpose of the Garden Apartment Conservation Program is to protect and provide incentives for property owners to reinvest in pre‐1964 garden apartment buildings that are not currently locally designated as a historic property, but contribute to the overall character and urban fabric of the North Ponce neighborhood. The Program offers methods of preserving and appropriately expanding these properties to enhance the unique character of the neighborhood. The Garden Apartment Conservation Program is offered as an economic incentive for the preservation and rehabilitation of existing garden apartment buildings.
2. Applicability. The Garden Apartment Conservation Program applies to all properties that were constructed prior to 1964 and that are zoned MF2.
3. Additional Uses. Uses shall be as per Article 3, Uses and Article 9, Historic Preservation.
4. Staff Review. All permits for additions, exterior alterations, site work, and demolition of buildings constructed prior to 1964 shall be approved by the Historic Preservation Officer or designee. Applications shall be reviewed for appropriateness to the original style and character of the subject property, as well as neighborhood compatibility, with emphasis on those facades and those portions of the site that are visible from the street, including:
  1. Exterior Architectural Features: Roofs, Windows, Doors, Porches, Stucco, Decorative Features
  2. Open Space: Courtyards, Exterior Stairs, Breezeways, Porches, Patios
  3. Site Work – Landscape, Hardscape, Driveways, Walkways, Parking areas, Fences, and Walls
5. Conservation Incentive Program – Rear and Side Additions; Variances.
  1. Rear and side additions and new construction of accessory buildings at the rear and side of the property shall be permitted subject to approval by the Historic Preservation Officer or designee.
    1. Density, open space percentages, and setback requirements for approved additions and new construction of accessory buildings may be modified from the underlying MF2 Zoning, as a Variance subject to the provisions of Section 14-207. Variances for building height shall not be permitted.
    2. Variances granted for density and floor area ratio shall comply with applicable Comprehensive Plan requirements.
    3. Additional required parking for approved additions and new construction of accessory buildings shall be provided as per Article 10, Parking and Access.
    4. In lieu of providing all required parking on site, a parking management plan may be provided, subject to approval by the Development Review Official.
New Construction – Multi-Family District.

New construction shall be in accordance with MF2 District regulations, Section 2-103.D.

Landscape Standards.
1. Purpose. The purpose of the Landscape Standards is to preserve and enhance the existing landscaped “garden district” character of North Ponce, by requiring open lawns in the front yard, requiring the planting of trees in the front yard for new construction projects to provide a more comfortable pedestrian experience in the neighborhood, preserving existing specimen trees, and locating driveways, parking areas, and paved areas to the side and rear of the property.
2. Applicability. The Landscape Standards shall be mandatory for all properties in the North Ponce Neighborhood Conservation Overlay District, whether existing buildings or new construction.
3. Front Yards and Courtyards. The Front Yard shall be defined as that area located between the front façade of the building and the front property line, and extending the entire width of the property.
  1. No fences, walls, or hedges are permitted in the Front Yard, unless a contributing feature of a historically-designated property.
  2. Front Yards shall be landscaped with the exception of driveway areas and walkways.
  3. Open-air, landscaped courtyards that front the street are encouraged.
  4. A minimum of one (1) shade tree shall be planted in the Front Yard for every fifty (50) feet of street frontage.
4. Tree Protection.
  1. Specimen trees shall be protected, incorporated into new site plans, or relocated on site whenever possible.
  2. Removal of trees shall be subject to Chapter 82 of the City Code.
5. Driveway/Parking Placement.
  1. A maximum of twenty (20) percent of the front setback may be used for driveway placement. For instance, for 50 (fifty) foot wide lot, a maximum of one (1) ten (10) foot wide driveway may be provided through the front yard.
  2. For corner lots, driveways shall be located off of the side street.
  3. Off-street parking shall be set back a minimum of forty (40) feet from the front property line and shall be screened with habitable linear space or landscaping.

Section 2-405. Residential Infill Regulations Overlay District (RIR).

Purpose and applicability.
1. The purpose of the Residential Infill Regulations (RIR) is to promote the goals, objectives, and policies of the City’s Comprehensive Plan by encouraging greater housing opportunities within close proximity to transit, employment centers, parks and schools.
2. The regulations are established in order to maintain the following objectives:
  1. Provide greater housing opportunities in strategic areas of the City that are in close proximity to transit, employment centers, parks, and schools, and that are not in environmentally vulnerable or sensitive areas.
  2. Promote and encourage pedestrian activity by requiring pedestrian-oriented building design and site planning.
  3. Protect and promote a garden-like feeling in Coral Gables’ multi-family residential districts through clear and unified landscape standards.
  4. Encourage compatible and engaging streetscapes that support the Coral Gables Mediterranean brand, through mandatory Mediterranean Architecture Design Standards.
3. Applicability.
  1. Properties with a zoning designation of Multi-Family 2 (MF2) District located north of Navarre Avenue, south of SW 8^th Street, east of LeJeune Road and west of Douglas Road may apply for conditional use review and approval pursuant to the RIR provisions provided herein.
  2. The site specific standards of this Code shall not apply to properties seeking approval pursuant to these Residential Infill Regulations. It is provided; however, that underlying site specific regulations shall remain applicable for properties that are not developed in accordance with the RIR standards.
  3. Unless otherwise provided in this section, all provisions of applicable underlying zoning district designations affecting individual property shall control use and development.
  4. If an Applicant chooses to use the Density and Floor Area Ratio bonuses provided in this section, all of the standards provided below shall be mandatory.
Regulations .
1. Minimum Building Site Area. Twenty-thousand (20,000) square feet.
2. Maximum density. The maximum density shall be according to MF2 or, with architectural incentives, shall be a maximum one-hundred (100) units per acre.
3. Maximum FAR 2.0 or 2.5, with architectural incentives.
4. Maximum Height. Maximum height shall be according to MF2 or, with architectural incentives, may be one-hundred (100) feet maximum with architectural incentives.
5. Maximum building length. The maximum building length on any street shall be limited to three-hundred (300) feet maximum. When two or more buildings occupy a building site, each building shall be separated by an open space of at least twenty (20) feet.
6. Architecture Standards.
  1. Coral Gables Mediterranean Architecture Design, as set forth in Section 5-200 shall be required for all buildings.
  2. All development shall comply with Section 5-201 Coral Gables Mediterranean Style Design Standards including all Table 1 requirements and five (5) of ten (10) of the standards in Table 2 .
7. Landscape Standards.
  1. Purpose. The purpose of the Landscape Standards is to preserve and enhance the existing landscaped “garden district” character of Coral Gables, by requiring open lawns in the front yard, requiring the planting of trees in the front yard for new construction projects to provide a more comfortable pedestrian experience in the neighborhood, preserving existing specimen trees, and locating driveways, parking areas, and paved areas to the side and rear of the property.
  2. Applicability. The Landscape Standards shall be mandatory for all properties developed pursuant to the Residential Infill Regulations.
  3. Front Yards and Courtyards. The Front Yard shall be defined as that area located between the front facade of the building and the front property line, and extending the entire width of the property.
    1. No fences, walls, or hedges are permitted in the Front Yard, unless a contributing feature of a historically-designated property.
    2. Front Yards shall be ten (10) feet in depth and landscaped with the exception of driveway areas and walkways.
    3. Open-air, landscaped courtyards that front the street are encouraged.
    4. A minimum of one (1) shade tree shall be planted in the Front Yard for every fifty (50) feet of street frontage.
  4. Tree Protection.
    1. Specimen trees shall be protected, incorporated into new site plans, or relocated on site whenever possible.
    2. Removal of trees shall be subject to Chapter 82 of the City Code.
  5. Driveway / Parking Placement.
    1. For corner lots, driveways shall be located on the side street.
    2. For interior lots that do not have a side street frontage, a maximum of twenty (20%) percent of the front setback may be used for driveway placement. For instance, for a fifty (50) foot wide lot, a maximum of one (1) ten (10) foot wide driveway may be provided through the front yard.
    3. Off-street parking shall be set back a minimum of thirty (30) feet from the front property line and shall be screened with habitable liner space or landscaping. Off-street parking is prohibited in the front setback.
  6. Open Space.
    1. Additional open space at the ground level shall be required to achieve the maximum allowed height and FAR to provide usable areas of landscape and minimize building floorplates. Location, scale, and access to open space is subject to site plan review.

(Ord. No. 2023-37, 12/12/23)

Section 2-406. Design & Innovation District Overlay.

Purpose and applicability.
1. The purpose of the Design & Innovation District Overlay is to promote high-quality retail and to encourage effective and proper development of the former Industrial Section for local employment in protected residential neighborhoods with the goals, objectives, and policies of the City’s Comprehensive Plan.
2. Applicability. The Design & Innovation District Overlay applies to all properties within the area bounded by the following streets: Ponce de Leon Boulevard both sides on the east, Blue Road on the south, both sides of Le Jeune Road (SW 42^nd Avenue) on the west, and Bird Road (SW 40^th Street) on the north, as shown on the Zoning Map.
3. The District regulations are established in order to maintain the following objectives:
  1. Enhance the aesthetic, physical, and environmental character of the District.
  2. Encourage development and redevelopment of buildings through coordinated design and development standards, including provisions for parking, sidewalk frontage and land use consistent with the vision of high-quality storefronts for showrooms in the Design & Innovation District.
  3. Promote and encourage pedestrian, bike, and transit activities in the District by promoting the concepts of an urban city center with mixed use development and pedestrian-friendly design alternatives.
  4. Foster the activation of public areas and generate streets with a consistent design intent regarding, but not limited to, street trees, bike infrastructure, public lighting fixtures, furnishing, sidewalks, crosswalks, or any other elements in the public right of way.
  5. Generate pride and confidence in the District.
4. Unless otherwise provided in this section, all provisions of applicable underlying zoning district designations affecting individual property in this district shall control use and development.
Regulations.
1. Uses.
  1. All uses provided in the underlying zoning District shall be permitted. Additional uses may be permitted in the Design & Innovation District Overlay as in Section 3-400 Other Use Restrictions and Section 3-500 Distance Requirements for Certain Uses.
  2. For MX2 properties in the Design & Innovation District Overlay, fifty (50%) percent of the linear ground floor building frontage shall be shopfronts and include retail sales and services, office, or restaurant, gallery, and showroom uses or public realm land area (e.g., plazas, courtyards, and other public uses).
2. Density.
  1. There shall be no density limitation in the Design & Innovation District.
3. Setbacks and Stepbacks.
  1. Front: Up to forty-five (45) feet in height: none. Above forty-five (45) feet in height, or four (4) stories: a stepback of ten (10) feet.
  2. Side: Interior side up to forty-five (45) feet in height: none. Above forty-five (45) feet in height, or four (4) stories: a stepback of fifteen (15) feet. Side street: Up to forty-five (45) feet in height: none. Above forty-five (45) feet in height, or four (4) stories: a stepback of ten (10) feet.
  3. Rear: Abutting a dedicated alley or street: none. Not abutting dedicated alley or street: ten (10) feet.
  4. Balconies: Cantilevered open balconies may project into the required stepback areas a maximum of six (6) feet.
4. Height.
  1. MX2 Lots in the Design & Innovation District shall be at a maximum height of ninety-seven (97) feet.
  2. Height of architectural elements may exceed the maximum height in the Design & Innovation District by a maximum of twenty-five (25) feet. Ground floor shopfronts shall have a minimum floor height of fifteen (15) feet and a maximum floor height of twenty-five (25) feet.
  3. Design & Innovation District maximum height of habitable space pursuant to Section 2-201 with City Commission approval to a maximum of one-hundred and twenty (120) feet and ten (10) stories, provided, that the increased residential ceiling heights enhance the aesthetics of the building and the surrounding area, and does not result in increased density or floor area.
  4. Public Parks Incentive. An additional thirteen feet and six inches (13.5) of building height may be granted by the City Commission for each additional five (5%) percent of landscaped open space provided as on-site publicly accessible open space, open to the sky, subject to the following standards:
    1. The park shall be designed in conjunction with the City of Coral Gables and constructed by the Applicant.
    2. The park shall be contiguous and in a prominent location at the ground level. A minimum of fifty (50%) percent of the park shall provide shade with tree canopy.
    3. Park design shall be subject to site plan review and incorporate pedestrian amenities such as benches, pathways, and other park features.
    4. The maximum width-to-depth ratio of the park shall be 1:3, with the wider side on the street.
    5. Prior to the issuance of the first Certificate of Occupancy or Temporary Certificate of Occupancy Applicant shall convey the park to the City of Coral Gables in fee simple. The park will be maintained by the City of Coral Gables following conveyance.
    6. Both sides of all abutting rights-of-way shall be improved to encourage pedestrian accessibility. Additional streetscape enhancements may be required per the site plan review and approval by the City Commission to encourage pedestrian accessibility to the park (e.g. street trees, crosswalks, undergrounding of overhead utilities, drainage improvements, and other enhancements).
    7. Additional public benefits may be required to lessen the potential impact on the neighborhood as a result of the additional height and development, upon the City Commission approval.
    8. The maximum building height shall not exceed one-hundred and thirty-seven feet and six inches (137.5), with no limitation of stories, excluding balconies, and shall enhance the aesthetics of the building and the surrounding area.
    9. A landscaped rooftop shall be provided to further the intent of additional landscape in the Design & Innovation District. An enclosed rooftop space that is used solely as a building amenity within the permitted height of the rooftop architectural elements may be allowed with an additional ten (10) foot stepback and a combined area not exceeding twenty-five (25%) percent of the total rooftop floor area. The overall building density shall be limited to one hundred and twenty-five (125) units per acre.
  5. Properties that are adjacent to single-family and duplex residential districts shall be limited to a maximum habitable height of forty-five (45) feet within one hundred (100) feet of the adjacent right-of-way line. Ten (10) additional feet are permitted for rooftop architectural elements that enhance the building’s aesthetics and the aesthetics of the surrounding area, and such additional height will not have a negative impact on adjacent residential uses.
5. Architecture.
  1. Section 5-202 Coral Gables Mediterranean Architecture is mandatory within the Design & Innovation District.
  2. Ground floor frontage. Ground floor shopfronts shall have a minimum floor height of fifteen (15) feet and a maximum floor height of twenty-five (25) feet.
  3. Arcades are discouraged facing Ponce de Leon Boulevard.

(Ord. No. 2023-35, 10/24/23)

Section 2-407. North Ponce Mixed Use District Overlay

Purpose and applicability.
1. The purpose of the North Ponce Mixed Use District Overlay is to implement the goals, objectives, and policies of the City’s Comprehensive Plan in accordance with a set of comprehensive standards to be approved within the North Ponce area. These standards are provided for the continuance and enhancement of North Ponce de Leon Boulevard (Boulevard) area as one of the City’s main commercial corridors.
2. The district is established in order to maintain the following objectives:
  1. Enhance the aesthetic, physical, and environmental character of North Ponce de Leon Boulevard.
  2. Provide continued protection for adjacent residential neighborhoods from incompatible uses that would disrupt or degrade the health, safety, tranquility, aesthetics and welfare of the neighborhood by noise, light, glare, odor, vibration, dust, hazardous materials or traffic.
  3. Promote and encourage pedestrian activities along the Boulevard by promoting the concepts of mixed use development and pedestrian-friendly design alternatives.
  4. Foster consistent design intent including building massing, and the relationship and transitions to adjacent residential neighborhoods.
  5. Generate pride and confidence in the North Ponce area.
  6. Protect property values through quality control.
3. Applicability. The District applies to properties identified as "North Ponce Mixed Use District Overlay" on the official Zoning Map.
Regulations.
1. Uses.
  1. For properties in the MX3 District, a minimum of twenty (20%) percent of the linear ground floor of each building facing onto a secondary street shall be a shopfront.
  2. For properties in the MF2 District, a minimum of eighty (80%) percent of the linear ground floor of each building facing onto a secondary street shall be residential uses. A ten (10) foot landscaped setback shall be provided, with open lawn or low ground cover. Fences, walls, and hedges may not be located within the landscaped setback area. Shade trees shall be planted a minimum of every fifty (50) feet. Operable pedestrian entrances shall be provided with direct access from the sidewalk a minimum of every fifty (50) feet. A stoop with an optional cantilevered roof, canopy or awning may encroach into the landscaped setback a maximum of three (3) feet, as part of an operable pedestrian entrance.
2. Setbacks and stepbacks.
  1. Ponce de Leon Boulevard: Up to ninety-seven (97) feet in height: none. If over ninety-seven (97) feet in height: thirty (30) feet.
  2. Interior side abutting MX District: none.
  3. Interior side abutting MF2 District: fifteen (15) feet.
  4. Side street: none, unless within forty (40) feet of the North Ponce Conservation District: ten (10) feet.
  5. Rear abutting MX District: none.
  6. Rear abutting a dedicated street: ten (10) feet.
  7. Rear abutting the North Ponce Conservation District: up to seventy (70) feet in height: twenty (20) feet. If over seventy (70) feet in height: additional stepbacks shall be required as a transition to the abutting Conservation District, upon review and approval by the Board of Architects.
  8. Balconies: Cantilevered open balconies may project into the required setback areas a maximum of six (6) feet.
3. Parking.
  1. Ground floor and surface parking shall be setback from Ponce de Leon Boulevard a minimum of sixty (60) feet. Parking on the second floor and above shall be setback from Ponce de Leon Boulevard a minimum of twenty (20) feet.
  2. Ground floor and surface parking shall be setback from secondary or side streets a minimum of twenty (20) feet.
  3. Ground floor and surface parking shall be setback from North Ponce Neighborhood Conservation District Overlay (NPCO) a minimum of thirty (30) feet. Parking on the 2nd floor and above shall be setback from NPCO and RIR a minimum of thirty (30) feet.
  4. Restricting or assignment of off-street parking spaces for individual tenant for users with the use of signage, pavement, markings, and similar identification are permitted.
  5. If valet parking is provided, valet parking drop-off areas shall be on private property, or on side streets.
4. Landscape.
  1. North Ponce de Leon Boulevard MXD: A Landscaped Pedestrian Via shall be provided along the rear of the property and shall provide a direct linear connection through the block. The Landscaped Pedestrian Via shall have a minimum width of twenty (20) feet and shall be open to the sky. Residential balconies and stoops may encroach into the Landscaped Pedestrian Via a maximum of six (6) feet. A linear paved pedestrian path of five (5) to ten (10) feet in width shall be provided with landscaping on both sides. The paseo will be activated through the site plan review process in order to maximize pedestrian activity and landscaping and promote compatibility with neighboring properties.

Section 2-408. University Station Rapid Transit District Overlay.

Purpose and applicability.
1. The purpose of the University Station Rapid Transit District Overlay is to implement the goals, objectives, and policies of the City’s Comprehensive Plan to locate higher density development along transit corridors and near multimodal stations. These standards are consistent with the intent and provisions of Miami-Dade County’s Rapid Transit Zone that provide for transit-oriented development adjacent to the existing mass transit system.
2. The District is established in order to maintain the following objectives:
  1. Enhance the aesthetic and physical character of the US-1 corridor to provide for the redevelopment of underutilized buildings and properties that is consistent with the high-quality design and architecture of the City and the goals of the Comprehensive Plan.
  2. Promote and encourage use of mass transit facilities and pedestrian activities along the US-1 corridor by requiring pedestrian-oriented building design and site planning.
  3. Provide greater housing opportunities in close proximity to transit, employment, park systems, and educational institutions that are not in environmentally vulnerable and sensitive areas.
  4. Foster the activation of public areas and streets with a consistent design intent regarding ground floor building design, sidewalks, crosswalks, bike infrastructure, pedestrian amenities, and other elements in the public right-of-way.
  5. Provide public benefits for adjacent residential neighborhoods to address the potential impacts of new developments that could degrade the aesthetics and welfare of the adjacent neighborhood.
3. Applicability.
  1. The District applies to properties within a quarter-mile of the University Metrorail Station, as identified as “University Station Rapid Transit District Overlay” on the official Zoning Map of the City of Coral Gables.
  2. Unless otherwise provided in this section, all provisions of applicable underlying zoning district designations affecting an individual property shall control use and development. Minor deviations from the underlying zoning district requirements may be approved by the Development Review Official, and shall not include floor area, density, building height, setbacks, and open space.
  3. All of the standards provided below shall be mandatory for properties seeking approval pursuant to the University Station Rapid Transit District Overlay.
Regulations.
1. Building sites. Buildings on building sites within the District of twenty-thousand (20,000) square feet or more, or with street frontage of two hundred (200) feet or more, shall require site plan review and approval by the City Commission.
2. Height.
  1. MX3 and MF4 properties in the District shall be at a maximum height of one hundred and twenty (120) feet for habitable space. Additional bonus heights with architectural incentives shall not be applied to MX3 and MF4 properties. MF2 properties shall be at a maximum height of ninety-seven (97) feet for habitable space.
  2. A maximum building height of one hundred and fifty (150) feet shall be granted for MX3 and MF4 properties by the City Commission for an additional ten (10%) percent of publicly accessible open space beyond the open space requirement of the underlying Zoning districts.
  3. Height of architectural elements, screened mechanical equipment, or other roof elements may exceed the maximum height in the District by a maximum of twenty-five (25) feet.
3. Floor Area Ratio (FAR) and Density.
  1. The maximum FAR of building sites within the District shall be 3.5.
  2. Building sites within the District may receive Transfer of Development Rights (TDRs) for a maximum Floor Area Ratio (FAR) of 4.375, pursuant to Section 14- 204.5.
  3. Additional Floor Area Ratio (FAR) with architectural incentives shall not be applied.
  4. All MX, MF4, and MF2 properties within the District shall be permitted a maximum density of 125 units per acre. Each dwelling unit shall have a minimum unit size of four hundred (400) square feet.
4. Setbacks and Stepbacks.
  1. US-1: Twenty (20) feet measured from the street curb, except an arcade may encroach into the setback a maximum of ten (10) feet.
  2. Rear setback: For MX building sites with a depth greater than three hundred (300) feet on US1, fifteen (15) feet, measured from the street curb, shall be required with a landscaped area.
  3. Setback: On all building sites abutting a canal or waterway, the minimum setback from the waterway for all buildings shall be ten (10) feet from the canal or waterway. No interior setbacks shall be required along US1. No other minimum setbacks for MX properties shall be required. The front setback of MF properties adjacent to MX properties may be provided within the abutting right-of-way as a landscape area, with a minimum depth of ten (10) feet.
  4. Stepback: On all building sites abutting a canal or waterway and adjacent to SFR or Duplex zoning, a twenty-five (25) foot upper-story stepback shall be provided for all structures above twenty (20) feet in height. No other minimum upper-story stepback shall be required.
  5. Cantilevered open balconies may project into required setback areas within the e. property line a maximum of six (6) feet.
  6. Any parcel abutting Single-Family Residential (SFR) or Multi-Family 1 Duplex (MF1) districts shall provide a 50-foot setback with landscape buffer.
5. Architecture.
  1. The architectural style of any building within the District shall be Coral Gables Mediterranean, excluding architectural incentives, bonuses, and their requirements.
  2. The first four (4) stories of mixed-use buildings, at a minimum, shall be designed to activate the street with habitable space of twenty (20) feet minimum depth and with consistent high-quality materials, such as natural stone, cast-iron, and other materials.
  3. Ground floor commercial is required along the US-1 frontage for MX properties. .
  4. Commercial and residential entrances shall be accessed from the public sidewalk and shall be located adjacent to transit stops or to access multimodal stations.
6. Open space and landscape.
  1. The building and open space frontage on US-1 shall be coordinated with existing and proposed public realm enhancements to ensure a unified and pedestrianfriendly public space.
  2. Pedestrian shading shall be provided with building arcades, overhangs, or shade trees that foster pedestrian activity.
  3. Plant species or landscape design that improves stormwater management shall be provided.
  4. A paseo shall not be required for any building length or frontage.
7. Parking.
  1. Ground floor retail, residential, and restaurants shall be exempt from the parking requirements.
  2. Developments within a quarter (1/4) mile of the University Metrorail Station shall receive a parking reduction of fifty percent (50%) maximum. An additional twenty-five (25%) reduction may be granted with a parking plan that demonstrates the necessary amount of parking for each individual development.
  3. Properties shall be eligible to use remote parking in a parking structure that is located within 1000’ of the subject site, pursuant to Section 10-108.B.
  4. Off-street parking shall be set back a minimum of twenty (20) feet from the front property line and shall be screened with habitable linear space; provided however, MF properties adjacent to MX properties may comply with this provision with high-quality architectural treatment and ten (10) feet of landscaping. Off-street parking is prohibited within the setback.
8. Public Benefit.
  1. Landscaping, furniture, shade, water features, art, and other pedestrian amenities shall be incorporated on and off-site to enhance pedestrian activity.
  2. Developments shall provide sidewalks, crosswalks, safety improvements to intersections, mobility pathways, and other pedestrian connections to adjacent or nearby multi-modal systems.
  3. Potential impacts of new development on rapid transit infrastructure, adjacent properties, or public facilities shall be addressed with improvements to the transit system infrastructure, connections to transit, traffic calming, emergency services facilities, public parks or public open spaces, tree canopy enhancements, public infrastructure, and other improvements.
9. Expedited Design Review.
  1. All proposed buildings shall be reviewed administratively by city staff. The City Architect shall review and approve the design review on behalf of the Board of Architects per Sec 5-100, prior to the City Commission’s consideration of the site plan. The City Architect shall also review and approve the Coral Gables Mediterranean Style Bonus on behalf of the Board of Architects for any MX2 or MX1 application requesting to secure building height bonuses.
  2. The City Commission shall review the application, the recommendations of staff, and shall conduct a quasi-judicial public hearing and grant the approval, grant the approval subject to specified conditions or deny the application. The City Commission may attach such conditions to the approval that are necessary to ensure compliance with the standards set out in this section.
10. Green Building Requirements. Proposed buildings shall meet the standards of Leadership in Energy and Environmental Design (LEED) Silver certification under the latest applicable version of the LEED Green Building Rating System of the US Green Building Council (USGBC), Silver certification by the Florida Green Building Coalition (FGBC), or National Green Building Standards (NGBS) Silver certification with Energy Star Certification; however, final certification requirements will be determined by the City Manager.
11. Amendments to an Approved Site Plan.
  1. Minor amendments. Minor amendments to an approved Site Plan within the District may be approved administratively pursuant to the review criteria of Section 14-203.12(A).
  2. Other minor amendments. Other minor amendments, such as minor architectural changes, landscape, or other design changes, may be approved by the City Manager, if the proposed changes do not substantially deviate from and are consistent with the site plan approved by the City Commission.
12. Development Agreement.
  The Applicant and the City may enter into a Development Agreement as part of the site plan approval process pursuant to Section 14-217, and shall be reviewed and approved administratively prior to the City Commission’s consideration.

(Ord. No. 2026-05, 01/27/2026; Ord. No. 2026-10, 04/14/2026)

Square feet of building site area	Maximum building floor area as a percentage of lot area
5,000 sq. ft or less	48%
Next 5,000 sq. ft	35%
Remainder of the building site area	30%