Commission approves first reading of text amendment to SF‑7/SF‑14 zoning for North End infill

The City Commission on Aug. 18 approved on first reading an ordinance to amend single‑family zoning (SF‑7 and SF‑14) for a defined North End area east of Broadway and west of North Flagler Drive to revise minimum lot dimensions and setbacks to better accommodate redevelopment of small, historic lots.

Applicant representatives said lots in the study area originate from a 1916 plat with 25‑foot widths and 105‑foot depths; many parcels were later combined and do not meet current minimums. The proposed overlay would reduce minimum lot width and lot size thresholds, allow smaller front, side and rear setbacks tailored to existing development patterns (including a typical 18‑ to 20‑foot front building envelope for garage alignment), and reduce front‑yard permeable‑paver landscaping requirements for certain three‑car garage designs.

Planner and applicant representatives told commissioners that only a minority of lots currently meet the existing code and that the change would enable broader area redevelopment, not only by the applicant. Planning staff reported the request complies with the amendment standards, said it had received outreach and a planning‑board recommendation in favor (5–2), and noted a stormwater analysis and landscaping safeguards had been provided.

Staff said existing, lawfully established properties would remain grandfathered until redevelopment; properties that redevelop will need to comply with the revised overlay standards. A motion to approve ordinance 5138‑25 on first reading carried; second reading was scheduled for Sept. 2, 2025.