Doral's Zoning Overlays & Bonuses: The Rules That Matter

Every city handles zoning overlays & bonuses a little differently. In Doral, Florida, there are 2 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Downtown Design Guide

Doral regulates its downtown through the Downtown Mixed Use (DMU) zoning district, capping density at 25 units per gross acre, floor area ratio at 0.5 for the first floor, and building height at eight stories, while requiring at least 10 percent landscaped open space on every project site.

Key details: Base density cap: 25 units per gross acre. Max density with bonus: 35 units per gross acre. Floor area ratio: 0.5 first floor, 0.25 per floor above. Max height: Eight stories. Min landscaped open space: 10 percent of site.

DMU standards are enforced through the rezoning and site plan review process, not after-the-fact citations: the planning and zoning department and development review committee (DRC) review every application, and the city council makes the final call on density bonuses, height increases and design modifications at the rezoning hearing. A DMU project that stalls without construction starting within 12 months of rezoning must seek a time extension from the planning and zoning director; without adequate justification, the city manager brings the matter to city council, which may vote after a public hearing to void the approved site plan and master development agreement entirely.

Density Bonus Law

Doral lets residential developments add up to 30 percent more dwelling units above what their land use category normally allows if two-thirds of the bonus units are set aside as workforce housing. Sec. 74-888 splits those units' rents evenly across three income bands between 65 and 140 percent of area median income.

Key details: Maximum bonus: Up to 30% more units than the land use cap. Workforce share: Two-thirds of bonus units must be workforce housing. Income range: Workforce households earn 65% to 140% of AMI. Rent tiers: Units split evenly across 3 AMI bands (Sec. 74-888(a)). Approval body: Doral City Council via WHDB zoning application (Sec. 74-889).

The WHDB program is enforced through the recorded WHDB Agreement required by Secs. 74-888(b) and 74-891 rather than a standalone fine: the agreement, along with any restrictive covenants or deed restrictions the city requires, binds the property to the income limits, rent caps, and unit-mix rules for the life of the bonus, and the city can enforce those recorded obligations against the property and the owner if a workforce unit is rented above the applicable AMI cap or income-qualification requirements are not met.

The Bottom Line

Doral's zoning overlays & bonuses rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Doral is broadly strict or permissive.

Keep in mind that Doral can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.