HomeMy WebLinkAboutPZAB (8076) ResolutionMIAMI 21 APPENDIX F: MIAMI DESIGN DISTRICT RETAIL STREET SAP
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TABLE OF CONTENTS
SAP 2 MIAMI DESIGN DISTRICT RETAIL STREET
SAP 2.1 APPLICANTS
SAP 2.2 DEVELOPMENT AGREEMENT
SAP 2.3 REGULATING PLAN
ARTICLE 1. DEFINITIONS
ARTICLE 2. GENERAL PROVISIONS
ARTICLE 3. GENERAL TO ZONES
ARTICLE 4. STANDARDS & TABLES
ARTICLE 5. SPECIFIC TO ZONES
ARTICLE 6. SUPPLEMENTAL REGULATIONS
ARTICLE 7. PROCEDURES AND NONCONFORMITIES
ARTICLE 9. LANDSCAPING REQUIREMENTS.
SAP 2.4 CONCEPT BOOK
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AMENDMENTS TO MIAMI 21
ORDINANCE DATE APPROVED DESCRIPTION LEGISLATIVE ID
13334 7/26/2012 Special Area Plan for Miami Design District
Retail Street
11-01196ap
13414 10/24/2013 Amendment to MDD Retail Street SAP to add
additional properties
11-01196ap1
13505 3/12/2015 2nd Amendment to MDD Retail Street SAP to
add an additional property
11-01196ap2
13603 4/28/2016 3rd Amendment to MDD Retail Street SAP to
remove/add properties to boundaries
11-01196ap3
______ ____2020 4th Amendment to MDD Retail Street SAP to
allow for FLR and Density transfer
11-01196ap4
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SAP 2 MIAMI DESIGN DISTRICT RETAIL STREET
The Miami Design District Retail Street is a mixed-use project in the heart of the Design District
situated on certain parcels totaling approximately 22.56 acres. The site is generally bounded by
Northeast 43rd Street and Northeast 42nd Street to the North, North Federal Highway and Biscayne
Boulevard to the East, Northeast 36 38th Street to the South, and by NE Miami Court and North
Miami Avenue to the West, Miami, Florida, and further described in Exhibit “A”.
SAP 2.1 APPLICANTS
Applicant SAP Entities:
Ben Newton LLC
Dacra Design 4141 LLC
Dacra Design Moore (Del.), LLC
FCAA, LLC
Half-Circle Property (Del.) LLC
Lovely Rita Acquisitions, LLC
MDDA Morning Dew, LLC
Monte Carlo Associates (Del.) LLC
Norwegian Wood Acquisitions, LLC
Oak Plaza Associates (Del.) LLC
Jungle Plaza, LLC
4200 Associates, LLC
Paradise Plaza Associates, LLC
Penny Lane Acquisitions, LLC
Sweet Virginia Acquisitions, LLC
Tiny Dancer Acquisitions, LLC
Sun King, LLC
Uptown Girl Development, LLC
Flagler Holding Group, Inc.
4201 NE 2nd Ave, LLC
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SAP 2.2 DEVELOPMENT AGREEMENT
THIS SECTION PENDING FINAL REVIEW
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SAP 2.3 REGULATING PLAN
ARTICLE 1. DEFINITIONS
1.1 DEFINITIONS OF BUILDING FUNCTION: USES (Article 4, Table 3)
d. COMMERCIAL
This category is intended to encompass land Use functions of retail, service, entertainment or
recreational establishments and supporting office. The definitions listed herein shall only apply
within the Miami Design District Retail Street SAP area.
Entertainment Establishment: A place of business serving the amusement and recreational
needs of the community. Such facilities may include, but are not limited to: cinemas, billiard
parlors, teen clubs, dance halls, video arcades, or special event spaces and ballrooms. Uses
not included: Entertainment Establishment, Adult.
Open Air Retail: A retail sales establishment operated substantially in the open air including, but
not limited to: farmers market, vending carts, kiosks, Retail Merchandising Units, and the like.
Uses not included are: car sales, equipment sales, boat sales, home and garden supplies, and
Flea Markets.
Apartment-Hotel” or “Condo-Hotel:” A room, or group of rooms, each containing bathroom and
kitchen facilities, with ingress and egress that may or may not be through a common lobby,
intended for rental to transients on a day-to-day, week-to-week, or month-to-month basis, not
intended for use as a permanent dwelling. An “Apartment Hotel” or “Condo Hotel shall be
considered as equivalent to one-half (0.50) of a Dwelling Unit.
Auto-Related Commercial Establishment. An auto related retail establishment for the sale of
automobiles and automobile related items. The site shall provide for a display or window
fenestration with a view of the automobiles and automobile related items. If the establishment
is under 55,000 square feet and there are no automobile services, it is permitted by Right. If
the establishment is over 55,000 square feet or contains automobile services, such
establishments may be permitted by Warrant.
1.2 DEFINITION OF TERMS
This section provides for terms in the Code that are technical in nature or that might not be
otherwise reflected in common usage of the word. If a term is not defined in this Article, then the
Zoning Administrator shall determine the correct definition of the term. The definitions listed herein
shall only apply within the Miami Design District Retail Street SAP area.
Awning: A movable roof-like Structure, cantilevered or otherwise entirely supported from a
Building, used to shade or screen windows or doors.
Cantilever: A Frontage where the Facade includes a cantilevered section of a Building, including
but not limited to, open balconies, bay windows, planters, and similar architectural features,
that may project beyond the Frontage Line, with the Facade at Sidewalk level remaining at the
Frontage Line.
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Frontage, Retail: A Principal Frontage facing a public space such as a Thoroughfare of higher
pedestrian importance (i.e. traffic volume, number of lanes, etc.) requiring that Facades be
detailed as storefronts in accordance with the requirements set forth in Sec. 5.4.5.b., 5.5.5.b.,
and 5.6.5.b of the Miami Design District Retail Street SAP. Retail Frontages do not include the
Secondary Frontages located on NE 42nd Street between NE 1st and 2nd Avenues, as well
as those portions of a Pedestrian Passage Frontages located more than twenty-five (25’) from
the intersection of any Thoroughfare and the Pedestrian Passage.
Gateway Site: lots 9 and 10, as identified on page 1.4 of the Miami Design District Retail Street
Special Area Plan Design Concept Book, which are situated at a major entrance to the SAP
and front Biscayne Boulevard.
Gateway Site North or “Tuttle North”: lot 10, as identified on page 1.4 of the Miami Design District
Retail Street Special Area Plan Design Concept Book, located in Block 1 East, pursuant to
sheet A 4.1 of the Miami Design District Retail Street Special Area Plan Design Concept Book.
Tuttle North is designated as a “Gateway Site.”
Gateway Site South or “Tuttle South”: lot 9, as identified on page 1.4 of the Miami Design District
Retail Street Special Area Plan Design Concept Book, located in Block 1 East East, pursuant
to sheet A 4.1 of the Miami Design District Retail Street Special Area Plan Design Concept
Book. Tuttle South is designated as a “Gateway Site” and is eligible for height flexibility in
accordance with the criteria listed in Section 3.9.1(i) of the SAP Regulating Plan.
Loading Space: An area in which goods and products are moved on and off a vehicle, including
the stall or berth.
SAP Area: the lots which comprise the Miami Design District Retail Street Special Area Plan
properties are those identified on page A1.4 and A1.5 of the Miami Design District Retail Street
Special Area Plan Design Concept Book, as amended.
Open Space: Any parcel or area of land or water essentially unimproved by permanent Buildings
and open to the sky and/or covered by a Shade Feature; such space shall be reserved for
public or private Use. Open Spaces may include Parks, Greens, Squares, Courtyards,
Gardens, Playgrounds, paseos (when designed predominantly for pedestrians), pedestrian
paths or associated landscaped areas, and those areas covered by a Shade Feature.
Retail Merchandising Unit: A freestanding structure open on one or more sides, fixed or portable,
which may be connected to electricity and/or potable water, used as Open Air Retail for a
commercial purpose or for the display or dissemination of information.
Shade Feature: A translucent or transparent framed Structure, which is fixed and self-supporting
and provides shade from the sun.
Transit Corridor: A mass transit route with designated transit vehicle(s) operating at an average
25 minute or less headway Monday through Friday between the hours of 7 a.m. through 7 p.m.
and includes designated transit stop locations within 1/4 mile of the Miami Design District Retail
Street SAP area. Multiple transit routes or types of transit vehicles may not be added
cumulatively under this definition for the purpose of parking reductions.
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Remaining Aggregate FLR or "RAF": Any FLR which has not been utilized for any parcel located
within the T6 Urban Core transect zone within the SAP Area, which may be transferred to other
parcels located within the T6 Urban Core transect zone within the SAP Area. Remaining
Aggregate FLR will be tracked via an aggregated rights tracking sheet ("Tracking Sheet") and
reviewed annually as part of the Annual Review process, as indicated in the Development
Agreement.
Remaining Aggregate Density or "RAD": Any Density which has not been utilized for any parcel
located within the T6 transect zone within the SAP Area, which may be transferred to other
parcels located within the T6 transect zone within the SAP Area. Remaining Aggregate Density
will be tracked via an aggregated rights Tracking Sheet and reviewed annually as part of the
Annual Review process, as indicated in the Development Agreement.
1.3 DEFINITIONS OF SIGNS
Copy Area: The area computed by surrounding each Identification or Secondary Identification Sign
with a square or rectangle shape to determine the area. Less those portions within the square
or rectangle consisting of logo brand marks, framing elements, large scale featured artwork
swashes, simple lines, back plates, or other decorative elements.
Directional Sign: Vehicular or pedestrian-scale signage containing multiple messages that serve
to identify the Miami Design District and guide or direct the public safely to destinations within
the district. Directional signs may be located on private property or within the Public Right-of-
Way, subject to the approval of the Director of Public Works for all such signs within the Public
Right-of-Way. Directional signs may be combined with address Signs but shall bear no
advertising matter, and may be directed to guide area visitors to entrances, exits,
retailer/tenants, or Parking Areas. The words “advertising matter” shall not be construed to
include graphic logos, registered trade names, or elements of the district identity or “tag lines”
that may be incorporated as part of the sign aesthetics. The size of a Directional Sign, and
copy thereon, shall be scaled appropriately to the speed of the area traffic.
Gateway Sign: A large-scale, mounted identity Sign of not greater than 5,000 square feet in size
or 85% of a Building wall that serves to identify the district, mark a destination for visitors, and
reinforce the district’s character as a destination for art, culture, dining, and fashion. A Gateway
Sign may include or be comprised solely of an art installation and recognition of the installation
sponsor, which sponsor or donor recognition shall be limited to one (1) recognition comprising
no more than 15% of the art installation forming all or a part of the Gateway Sign. Art
installations forming part of a Gateway Sign shall not contain any point of sale signage or
commercial product expression related to the donor or sponsor. Gateway Signs shall be
oriented to face major traffic Thoroughfares, such as I-195, Biscayne Boulevard and North
Miami Avenue, and shall be limited to no more than five (5) such signs within the Miami Design
District Retail Street SAP area.
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Notice and Warning Sign: Signs limited to providing notice concerning posting of property against
trespass; directing deliveries; indicating the location of buried utilities; warning against hazardous
conditions; prohibiting salesman; peddlers, or agents; and the like.
Secondary Identification Sign: A Sign limited to the name or registered trade name of a Building,
institution or person, whether natural or corporate person.
SAP Signage Package: A comprehensive signage proposal consisting of Gateway Signs and/or
Directional Signs for all or a Block(s) of the Miami Design District Retail Street SAP requiring approval
by SAP Permit for Signage that deviates from the requirements of Article 6 of Miami 21, as further
amended by the Miami Design District Retail Street Special Area Plan.
Sign Area: Signs shall be comprised of individual letters, figures or elements on a wall or similar surface
of the Building or Structure. The area and dimension of the Sign shall encompass a regular geometric
shape or a combination of regular geometric shapes, which form, or approximate, the perimeter of all
elements in the display, the frame, and any applied background that is not part of the architecture of
the Building. When separate elements are organized to form a single Sign, and are separated by open
space, the Sign area and dimensions shall be calculated by determining the geometric form or
combination of forms, which comprise all of the Sign area, including the space between different
elements, less the space attributed to any elements not comprising part of the Copy Area.
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ARTICLE 2. GENERAL PROVISIONS
2.1 PURPOSE AND INTENT
2.1.1 INTENT
The intent of the Miami Design District Retail Street Special Area Plan ("SAP" or "Miami Design
District SAP") is to guide the design, construction and management of a new retail pedestrian street
and its surrounding city streets in the Design District to ensure a high quality, mixed use, pedestrian
experience. The control of Building location, massing, and surface is intended to produce public
space that is safe, comfortable and interesting for pedestrians and attractive to high-end retail
tenants. Pedestrian mobility is to be improved by an enhanced Public Right-of-Way Streetscape
and by the addition of a four block long Pedestrian Passage.
The public space of the Pedestrian Passage is of a scale that is intimate and episodic. The quantity
and materials of shared elements in the public spaces, such as pavement, signs and lighting are
intended to be minimized and recessive, as the primary experience should be that of the highly
individualistic retail stores. The Building Facade lines of the Miami Design District Retail Street SAP
are drawn to support the continuity of the existing Design District street wall, to form the sequential
character of the pedestrian street experience, and to give store tenants appropriate space
distribution and visibility.
This document precedes the final development program, architectural design and detailing, and
infrastructure engineering, and it is expected that adjustments to the development program,
architectural design and detailing, infrastructure engineering may be necessary during
implementation phases of design development and construction documents. Nothing in this Miami
Design District Retail Street SAP, including the initial development program as set forth on Page
A1.8 of the Concept Book, shall be construed to limit development in excess of initial development
program. Any future development in excess of the initial development program shall be subject at
all times to the maximum density and intensity permitted by the underlying transect designation of
any one Lot or parcel forming part of this SAP and the procedures set forth in Article 7 of this Miami
Design District Retail Street SAP, including the approval of substantial modifications to the
development program by process of Exception. Adjacent and non-adjacent parcels within the SAP
Area which have unutilized density or unutilized FLR, located within the T6 Urban Core transect
zone ("T6 Properties") may transfer such Remaining Aggregate Density or Remaining Aggregate
FLR to other T6 Properties within the SAP Area, provided however that each individual project on
those T6 Properties must comply with the limits imposed by the SAP Regulating Plan and the
Comprehensive Plan. Notwithstanding the forgoing, density and intensity shall be counted on an
aggregate basis for all T6 Properties located within the SAP; such that the total aggregated density
and intensity throughout the T6 Properties shall not surpass the aggregated as-of-right maximum
(i.e. base) density and intensity permitted in the underlying T6 Properties. Aggregated density and
intensity, as well as the Remaining Aggregate Density and Remaining Aggregate FLR will be
tracked via an aggregated rights Tracking Sheet and reviewed annually as part of the Annual
Review process, as indicated in the Development Agreement.
The SAP is based on the Miami 21 Zoning Code, as amended through April 2012, and shall serve
to supplement the code. Where standards set forth herein conflict with standards set forth in the
code, the standards in this SAP shall govern. Where the standards in the SAP are silent, the
underlying Miami 21 zoning code requirements shall govern. By virtue of the adoption of the Miami
Design District Retail Street SAP, and any subsequent amendments thereto, all provisions of the
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Miami 21 Zoning Code requiring enactment or authorization by Special Area Plan pursuant to and
identified in Section 3.9, unless modified in the SAP, shall be deemed duly enacted or authorized.
The Miami Design District Retail Street SAP shall not constitute a precedent for the balance of the
City of Miami. The alternate standards of this SAP should be considered unique with regard to the
large aggregation of property under multiple ownership committed to an integrated development
plan, as well as its unified design and management that will enable and ensure a coherent, high
quality, and sustainable result.
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ARTICLE 3. GENERAL TO ZONES
3.3 LOTS AND FRONTAGES
3.3.6 For new Buildings in Established Setbacks Areas, the Established Setback may be maintained for
those Frontages identified on page A 2.1 of the Concept Book. Where a new Building is Setback
from the Established Setback Area consistent with Article 5, Illustrations 5.4, 5.5, and 5.6 of the
Miami Design District SAP, such Setback shall govern the placement of all new Buildings to the
nearest corner of the same Block Frontage, except for the Setback of plaza entries and as
otherwise permitted in Sec. 5.4.5.d., 5.5.5.e., and 5.6.5.e. Galleries, Cantilevers and Arcades may
be permitted within the First Layer in Established Setback Areas and may be permitted to encroach
into the Public Right-of-Way by SAP Permit and upon a recommendation of approval or approval
with conditions by UDRB and with the approval of the Director of Public Works. Habitable Space
above the Public Right-Of-Way shall be included in the development capacity of the subject lot and
included towards the overall development capacity approved within this SAP.
Established Setback Areas include:
c. Design District
1. Boundary: The Established Setback for the Miami Design District Retail Street SAP shall
be as identified on page A.1 of the Concept Book.
3.5 MEASUREMENT OF HEIGHT
3.5.2 A Story is a Habitable level within a Building of a maximum fourteen (14) feet in Height from finished
floor to finished floor. Basements are not considered Stories for the purposes of determining
Building Height. A ground level retail Story may exceed this limit up to a total height of twenty-five
(25) feet. A single floor level exceeding fourteen (14) feet, or twenty-five (25) feet at ground level
retail, shall be counted as two (2) Stories; except for T6-36, T6-48, T6-60, T6-80, and D1, where a
single floor level exceeding fourteen (14) feet may count as one (1) story if the building height does
not exceed the maximum height, including all applicable bonuses, allowed by the transect at
fourteen (14) feet per floor. Where the first two stories are retail or hotel lobby, their total combined
Height shall not exceed thirty-nine (39) feet and the first floor shall be a minimum of fourteen (14)
feet in Height. Mezzanines and other interstitial spaces that may be accessed for storage, repairs
and other service functions shall not count as a Story so long as the maximum height does not
exceed fourteen (14) feet and may not exceed thirty-three percent (33%) of the Habitable Space
Floor Area, except for D1, where mezzanines may not exceed fifty percent (50%) of the Habitable
Space Floor Area. Mezzanines extending beyond thirty-three percent (33%) of the Floor Area, or
fifty percent (50%) of the Floor Area in D1, shall be counted as an additional floor.
3.5.3 Except as specifically provided herein, the Height limitations of this Code shall not apply to any roof
Structures for housing elevators, bathrooms, stairways, tanks, ventilating fans, solar energy
collectors, or similar equipment required to operate and maintain the Building (provided that such
Structures shall not cover more than twenty percent (20%) of roof area for T4 and T5); nor to church
spires, steeples, belfries, monuments, water towers, flagpoles, vents, or similar Structures, which
may be allowed to exceed the maximum Height by Waiver; nor to fire or parapet walls, which shall
not extend more than five (5) feet above the maximum Height in T4 and T5 and ten (10) feet in T6
and Districts.
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3.6 OFF-STREET PARKING AND LOADING STANDARDS
3.6.1 Off-street Parking Standards
a. Off-street Parking requirements for the individual Transect Zones shall be as set forth in Article
4, Table 4 of the Miami Design District Retail Street SAP. Where required off-street parking is
based on square footage of Use, the calculation shall only include Habitable Rooms and
Habitable Space occupied by such Use. With the exception of Block 5 East, Off-street parking
requirements within the Miami Design District Retail Street SAP area may be calculated and
provided for in aggregate for new Buildings. Existing properties as identified below shall not be
required to provide parking if densities and intensities do not increase from existing uses from
the adopted date of approved Miami Design District Retail Street SAP, as amended. If density
and intensities change then applicable parking requirements shall apply. All new development
shall be subject to parking requirements within Miami 21, as the same may be modified by the
Miami Design District Retail Street SAP.
Existing Property Table
NUMBER NAME ADDRESS
1 Laverne (SAP Parcel #1) 90 NE 39th ST
2 Buick Building (SAP Parcel #2) 3841 NE 2 AVE
3 Buena Vista Building (SAP Parcel #7) 180 NE 39 ST
4 Oak Plaza-KVA (SAP Parcel #17) 150 NE 40 ST
5 Oak Plaza-Twery (SAP Parcel #18) 154 and 160 NE 40 ST
6 Thomas Maier (SAP Parcel #19) 170 NE 40 ST
7 Melin (SAP Parcel #20) 3930 NE 2 AVE
8 Newton (SAP Parcel #21) 201 NE 39 ST
9 Rosen (SAP Parcel #24) 151 NE 40 ST
10 Mosaic/Chatham (SAP Parcel #25) 155 NE 40 ST
11 Moore-Garden Lounge (SAP Parcel #26) 175 NE 40 ST
12 Moore Building (SAP Parcel #27) 4040 NE 2 AVE
13 4100/Lee Building (SAP Parcel #45) 4100 NE 2 AVE
14 4141 Building (SAP Parcel #46) 4141 NE 2 AVE
15 Flagler Building (SAP Parcel #48) 4218 NE 2 AVE
16 4240 Building (SAP Parcel #49) 4240 NE 2 AVE
17 Spears (SAP Parcel #52) 3815 NE MIAMI CT
18 Always Flowers (SAP Parcel #53) 50 NE 39 ST
19 Lidia (SAP Parcel #54) 30 NE 39 ST
20 Lidia (SAP Parcel #55) 3840 NE MIAMI AVE
21 Lidia (SAP Parcel #56) 3825 N MIAMI AVE
22 Marcy (SAP Parcel #57) 3852 N MIAMI AVE
23 Marcy (SAP Parcel #58) 20 NW 39 ST
24 Marcy (SAP Parcel #59) 28 NW 39 ST
25 Madonna (SAP Parcel #60) 3900 N MIAMI AVE
26 Madonna (SAP Parcel #60) 21 NW 39 ST
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b. Off-street Parking dimensions and Shared Parking (mixed-use) reduction table shall be as set
forth in Article 4, Table 5 of the Miami Design District Retail Street SAP.
c. Required Parking for Adaptive Reuses may be reduced or exempted by Waiver for properties
located in a Community Redevelopment Area, or in areas where a Parking Trust Fund has
been established, or for historic sites and contributing Structures within designated historic
districts.
d. Parking reductions shall not be cumulative except in T4, T5 and T6. Parking reductions shall
not exceed fifty percent (50%) of the total Off-street Parking required, except for Residential
components of projects within one thousand (1,000) feet of Metrorail or Metromover stations.
3.6.2 Off-street Parking Driveway Standards [RESERVED]
3.6.3 Additional Off-street Parking Regulations
General performance standards for Off-street Parking facilities:
a. Parking shall be implemented so as to provide safe and convenient access to and from public
Thoroughfares which include movement lanes and Public Frontages.
b. Vehicular access through Residential properties for nonresidential Uses shall be prohibited.
c. Off-street Parking spaces shall be located with sufficient room for safe and convenient parking
without infringing on any public Thoroughfare or sidewalk.
d. Off-street Parking spaces whose locations require that cars back into movement lanes shall
only be permissible in T3 and T4 zones. Backing into Alleys shall be permissible in all Transect
Zones.
e. Off-street Parking or loading area shall not be used for the sale, repair, or dismantling of any
vehicle or equipment, or for storage of materials or supplies.
f. Parking or storage of commercial trucks, buses, vans, sign trailers; trailers or semi-trailers for
freight, cargo; or the like shall not be permitted in any T3, T4, T5-R or T6-R Zone.
g. Inoperable vehicles shall be stored only in storage facilities or other approved places where
they are completely concealed from public view.
h. Except in connection with permitted active continuing construction on the premises,
construction equipment such as earth moving machines, excavators, cranes, and the like shall
only be allowed in D1, D2 and D3, as allowed by this Code.
i. All Off-street Parking shall comply with applicable regulations related to lighting, paving, and
drainage including the Miami-Dade County Code and the Florida Building Code.
j. Specific areas may be set aside for Tandem Parking. Tandem Parking in all Transect Zones,
except T3, may be used by both a valet parking operator or for residential self-parking. Each
Tandem Parking space for residential self-parking shall serve a single residential unit.
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k. Parking facilities on adjoining Lots may share access points, driveways and parking subject to
a recorded covenant running with the property on which the facilities are located.
l. Where Lots are Abutting, underground parking may extend to Abutting blocks and Lots,
including under Thoroughfares.
3.6.4 Calculation of Off-street Parking requirements related to number of seats.
Where parking requirements relate to number of seats and seating is in the form of undivided pews,
benches, or the like, twenty (20) lineal inches shall be construed to be equal to one (1) seat. Where
Parking requirements relate to movable seating in auditoriums and other assembly rooms, ten (10)
square feet of Floor Area shall be construed to be equal to one (1) seat except where otherwise
specified. Net floor area shall be the actual area occupied by seating and related aisles, and shall
not include accessory unoccupied areas or the thickness of walls.
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3.6.5 Valet Parking
Off-street Parking facilities maintained with valet parking shall be allowed generally, provided that
the minimum Off-street Parking requirements of this Code are satisfied and that an attendant shall
remain on duty during business hours or as long as the Principal Building is occupied.
Valet parking stations shall respond to demand within the Miami Design District Retail Street SAP
area and multiple valet stations may be provided on each block when such stations are operated
under a unified management scheme. Each valet station shall be permitted subject to review by
the Miami Parking Authority (MPA) to ensure that the proposed locations will not adversely affect
the flow of traffic on the adjoining Thoroughfare.
3.6.9 Loading Requirements
Off-street vehicular loading shall be required in accordance with the standards set forth in Article
4, Table 5 of the Miami Design District Retail Street SAP. Service and loading vehicles servicing
properties located within the Miami Design District Retail Street SAP area may gain access to such
off-street loading area in order to service the property by utilizing no more than three (3) on-street
maneuvers.
a. Loading Standards. On-street loading shall be allowed in areas designated by signage and for
limited intervals during specified hours.
1. Retail/Commercial Loading. On-street loading areas intended to service storefront retail
and retail locations along the Pedestrian Passage shall be permitted within specifically
designated zones. Loading within such designated zones shall not exceed 20 minutes.
Such loading activity shall occur only between the hours of 6 a.m. and 10 a.m.
2. Express Parcel Delivery. On-street loading for express parcel delivery shall be allowed in
specifically designated zones. Loading within such designated zones shall not exceed 15
minutes and shall occur only between the hours of 8 a.m. and 6 p.m.
3.6.10 Bicycle Parking Requirements
a. Bicycle parking shall be provided in aggregate for all new, Buildings in all T4, T5, and T6 zones,
as shown in Article 4, Table 4 of the Miami Design District Retail Street SAP. The requirement
set forth herein shall not apply to any existing and Adaptive Use Buildings. Existing, on-street
bicycle racks located within the public Right-of-Way cannot be utilized to satisfy bicycle parking
requirements set forth herein below.
b. After the first fifty (50) required bicycle spaces are provided within the Miami Design District
Retail Street SAP area, additional required spaces may be reduced by one-half.
c. Required bicycle parking shall meet the following standards:
1. Required bicycle parking facilities may be located within the project site, adjacent to
multiple Buildings, or in a shared bicycle parking facility located within the Miami Design
District Retail Street SAP area and subject to all the conditions for shared bicycle parking
facilities below:
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(a) Required bicycle parking for Buildings within the Miami Design District Retail Street
SAP area may be satisfied in the aggregate and by the same bicycle parking
facility used jointly, provided that such right of joint use will be tracked via an
aggregated rights Tracking Sheet, that will be submitted as part of the building
permit application for each project and reviewed annually as part of the Annual
Review process. and maintenance is evidenced by covenant running with the land
or equivalent legal document establishing the joint use.
(b) Shared bicycle parking facilities may be located anywhere within the Miami Design
District Retail Street SAP area. Any Building(s) seeking to utilize said shared
facility in order to satisfy its bicycle parking requirements shall be located within
300 feet of any Building housing a shared bicycle parking facility which has
sufficient capacity to provide the required bicycle parking spaces. The
owner/developer of any Building seeking to use a shared parking facility to satisfy
these requirements shall certify to the Zoning Administrator, on a form acceptable
to the City Attorney, that the said shared bicycle parking facility has sufficient
capacity to provide the required bicycle parking spaces.
(c) The minimum number of required bicycle parking is satisfied by all Buildings using
the shared facility.
d. Within the Miami Design District Retail Street SAP area, bicycle parking requirements may be
satisfied by providing bicycle racks within the Sidewalk or on-street bicycle corrals within an
on-street parking space. Said racks or bicycle corrals shall be available for use by the public at
no cost. Locations may be chosen to support Transit Oriented Development along Priority
Corridors.
e. Bicycle parking requirements shall be calculated in aggregate, prior to automobile parking
reductions for the off-street parking requirements for the Miami Design District Retail Street
SAP area.
3.9 SPECIAL AREA PLANS
3.9.1 General
Unless a Building is specifically approved as part of the Special Area Plan, any Building equal to
or greater than 200,000 sq. ft. shall be reviewed by the Planning Director, after referral to and
recommendation from the CRC for conformance to the Plan, prior to issuance of the Building
Permit.
3.13 SUSTAINABILITY
3.13.1 General
a. Landscape requirements are as required in Article 9 of the Miami Design District Retail Street
SAP, this code, and the City of Miami Tree Protection regulations of Chapter 17 of the City
Code, as amended by the Miami Design District Retail Street SAP Development Agreement.
Where the Miami Design District Retail Street SAP and the Miami 21 code are more restrictive
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than the Tree Protection regulations, the Miami Design District Retail Street SAP and the Miami
21 code shall apply.
NOTE: All new Buildings in excess of 50,000 sq. ft. within the Miami Design District Retail Street
SAP shall conform to the sustainability requirements set forth in Miami 21.
3.14 PUBLIC BENEFITS IN THE MIAMI DESIGN DISTRICT SAP
3.14.1 The Miami Design District SAP has provided the following public benefits:
Construction of the Pedestrian Passage (i.e. Paseo Ponti and Jade Alley) from Palm Court
to Paradise Plaza.
Activation of Palm Court and Paradise Plaza as publicly accessible civic spaces.
Improvements to the pedestrian realm through enhanced public right-of-way investments,
which include, paving, utilities, drainage, landscaping, pavers, site amenities, and street
lighting throughout the SAP.
Public art investments throughout the SAP.
Artistic garage facades throughout the SAP.
Architectural facades throughout the SAP.
Marketing, operating and curating the district as a premier cultural destination in the City
of Miami.
Contributions towards the Institute of Contemporary Art, Miami ("ICA"), including the
donation of the underlying lots.
Payment of maintenance for the public right-of-way investments and all public benefit
investments throughout the SAP.
FEC Right of Way Improvements, in the event one or more of the SAP parcels fronting the
Florida East Coast Railway right-of-way (“FEC Right-of-Way”) obtains a building permit for
demolition or redevelopment, as described further in the Development Agreement.
3.14.2 Tuttle South
Tuttle South is eligible for Bonus Height, as established in Illustration 5.6 for Block 1 East East, due
to the public benefits that the Miami Design District SAP project has provided to the City to date; in
addition, Tuttle South shall also provide additional public benefits as described in Section 3.14.3.
3.14.3 Gateway Sites
Within the Miami Design District SAP, Tuttle South and Tuttle North are designated as Gateway Sites. In
order for development within Tuttle South to achieve a height of thirty-six (36) stories (i.e. Bonus Height),
the following public benefits and criteria must be met;
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(1) the Planning Director shall make a determination that the project on the Gateway Site
is of exceptional architectural merit; which applicant may appeal to the Planning, Zoning
and Appeals Board within fifteen (15) business days of a determination by filing written
notice with the Office of Hearing Boards;
(2) the applicant shall create 10,000 square feet of Civic Space within the Gateway Site,
which shall be publicly accessible;
(3) the applicant shall fund and place artwork in the dedicated Civic or Open space within
the Gateway Site, which shall be publicly accessible;
(4) the applicant agrees to comply with the following design elements in Section 5.6.4(d)
and (j), respectively of the Regulating Plan:
For any above or below ground parking structures located at the
intersection of two Thoroughfares, a retail Liner shall be provided for a
minimum of fifty feet (50’) in order to complement the surrounding
architecture.
Above-grade parking may extend into the Second Layer above a first
floor liner with decorative facade treatment matching the liner facade
below or an art or green wall. Underground parking may extend above
grade into a first floor Liner if the Building Facade is designed to meet
the Sidewalk in such a manner that fully obscures the Parking Area.
(5) the applicant agrees to meet with representatives of the Bay Point Property Owners
and Buena Vista East Historic Neighborhood Association not less than fifteen (15) days in
advance of submitting any redevelopment site plans for the Gateway Site to the City of
Miami; and
(6) the applicant shall construct and maintain enhanced street right-of-way improvements
including lighting, landscaping, and other non-standard improvements in the right-of-way
immediately fronting the Gateway Site, consistent with other non-standard improvements
throughout the district.
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Article 4, Table 1
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T4 T5 T6
URBAN GENERAL URBAN CENTER URBAN CORE
ARTICLE 4, TABLE 3 (Building Function: Uses) O O O
DENSITY (UNITS PER ACRE) 36 65 150*
RESIDENTIAL
SINGLE FAMILY RESIDENCE R R R
COMMUNITY RESIDENCE R R R
ANCILLARY UNIT R
TWO FAMILY RESIDENCE R R R
MULTI FAMILY HOUSING R R R
DORMITORY E R R
HOME OFFICE R R R
LIVE - WORK R R R
WORK - LIVE
LODGING
BED & BREAKFAST R R R
INN R R R
HOTEL/ APARTMENT-HOTEL/CONDO-HOTEL R R
OFFICE
OFFICE R R R
COMMERCIAL
AUTO-RELATED COMMERCIAL ESTAB. W R**** W R****
ENTERTAINMENT ESTABLISHMENT R R R
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT R R R
ALCOHOL BEVERAGE SERVICE ESTAB. R*** R*** R
GENERAL COMMERCIAL R R R
MARINE RELATED COMMERCIAL ESTAB. W W
OPEN AIR RETAIL R R
PLACE OF ASSEMBLY R R
RECREATIONAL ESTABLISHMENT R R
CIVIC
COMMUNITY FACILITY R R R
RECREATIONAL FACILITY R R R
RELIGIOUS FACILITY R R R
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY W W W
INFRASTRUCTURE AND UTILITIES R R R
MAJOR FACILITY
MARINA W W W
PUBLIC PARKING R R R
RESCUE MISSION
TRANSIT FACILITIES W W W
EDUCATIONAL
CHILDCARE W W W
COLLEGE / UNIVERSITY E W W
ELEMENTARY SCHOOL E W W
LEARNING CENTER E R R
MIDDLE / HIGH SCHOOL E W W
PRE-SCHOOL E R R
RESEARCH FACILITY R R R
SPECIAL TRAINING I VOCATIONAL E W W
INDUSTRIAL
AUTO-RELATED INDUSTRIAL ESTBL.
MANUFACTURING AND PROCESSING
MARINE RELATED INDUSTRIAL ESTBL.
PRODUCTS AND SERVICES
STORAGE/ DISTRIBUTION FACILITY
R Allowed By Right
W Allowed By Warrant: Administrative Process - CRC (Coordinated
Review Committee)
E Allowed By Exception: Public Hearing - granted by PZAB (Planning,
Zoning & Appeals Board)
Boxes with no designation signify Use prohibited.
Uses may be further modified by Supplemental Regulations, State Regulations,
or other provisions of this Code. See City Code Chapter 4 for regulations related to
Alcohol Beverage Service Estab.
* Additional densities in some T6 zones are illustrated in Diagram 9.
** AZ: Density of lowest Abutting Zone
***Allowed by Warrant when facing T3 or when including outdoor use.
**** See definitions, at Article 1, Section 1.1.
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ARTICLE 4, TABLE 4 DENSITY, INTENSITY AND PARKING
T4 - GENERAL URBAN ZONE
DENSITY (UPA) 36 UNITS PER ACRE
RESIDENTIAL Residential Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 1.5 spaces per principal Dwelling Unit.
Ancillary Dwelling – Minimum of 1 parking space per ancillary dwelling unit.
Live-Work – Work component shall provide parking as required by the non-residential Use in
addition to parking required for the Dwelling Unit
Adult Family-Care Homes – Minimum 1 space per staff member and 1 space per 4 residents.
Community Residence – Minimum of 1 parking space per staff member in addition to the parking
required for the principal Dwelling Unit(s).
Parking Requirement may be reduced according to the Shared parking standard, Article 4, Table 5.
Parking ratio may be reduced by thirty percent (30%) if the property is (i) within 1/2 mile radius of a
TOD or 1/4 mile radius of a Transit Corridor, and (ii) within 650 feet from a Parking Garage or
Parking Lot identified in the Miami Design District Retail Street SAP Parking Management
Program.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Article 3.6.10.
LODGING Lodging Uses are permissible as listed in Table 3.
Minimum of 1 parking space for every 2 lodging units.
Minimum of 1 additional parking space for every 5 lodging units.
Parking Requirement may be reduced according to the Shared parking standard, Article 4, Table 5.
Parking ratio may be reduced by thirty percent (30%) if the property is (i) within 1/2 mile radius of a
TOD or 1/4 mile radius of a Transit Corridor, and (ii) within 650 feet from a Parking Garage or
Parking Lot identified in the Miami Design District Retail Street SAP Parking Management
Program.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Article 3.6.10.
OFFICE Office Uses are permissible as listed in Table 3.
Minimum of 3 parking spaces for every 1,000 (s.f.) square feet of office use.
Parking Requirement may be reduced according to the Shared parking standard, Article 4, Table 5.
Parking ratio may be reduced by thirty percent (30%) if the property is (i) within 1/2 mile radius of a
TOD or 1/4 mile radius of a Transit Corridor, and (ii) within 650 feet from a Parking Garage or
Parking Lot identified in the Miami Design District Retail Street SAP Parking Management
Program.
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Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Article 3.6.10.
COMMERCIAL Commercial Uses are permissible as listed in Table 3, limited by compliance with:
A maximum area of 40,000 square feet per establishment.
Minimum of 3 parking spaces for every 1,000 square feet of commercial use.
Parking Requirement may be reduced according to the Shared parking standard, Article 4, Table 5.
Parking ratio may be reduced by thirty percent (30%) if the property is (i) within 1/2 mile radius of a
TOD or 1/4 mile radius of a Transit Corridor, and (ii) within 650 feet from a Parking Garage or
Parking Lot identified in the Miami Design District Retail Street SAP Parking Management
Program.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of the
Miami Design District Retail Street SAP Concept Book.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required (before any reductions).
See also Article 3.6.10.
CIVIC Civic Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 1 parking space for every 5 seats of Assembly Use.
Parking Requirement may be reduced according to the Shared parking standard, Article 4, Table 5.
Parking ratio may be reduced by thirty percent (30%) if the property is (i) within 1/2 mile radius of a
TOD or 1/4 mile radius of a Transit Corridor, and (ii) within 650 feet from a Parking Garage or Parking
Lot identified in the Miami Design District Retail Street SAP Parking Management Program.
Parking for Civic Uses may be provided off-site within a distance of 1,000 feet.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Article 3.6.10.
EDUCATIONAL Educational Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 3 parking spaces for every 1,000 feet of Educational Use.
Schools – Minimum of 1 parking space for each faculty or staff member, 1 visitor parking space per
100 students, 1 parking space per 5 students in grades 11 and 12 or College/University.
Childcare Facilities – Minimum of 1 space for the owner/operator and 1 space for each employee,
and 1 drop-off space for every 10 clients cared for.
Parking Requirement may be reduced according to the Shared parking standard, Article 4, Table 5
Parking ratio may be reduced by thirty percent (30%) if the property is (i) within 1/2 mile radius of a
TOD or 1/4 mile radius of a Transit Corridor, and (ii) within 650 feet from a Parking Garage or Parking
Lot identified in the Miami Design District Retail Street SAP Parking Management Program.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of the
Miami Design District Retail Street SAP Concept Book.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Article 3.6.10
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T5 – URBAN CENTER ZONE
DENSITY (UPA) 65 UNITS PER ACRE
RESIDENTIAL Residential Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 1.5 spaces per Dwelling Unit
Minimum of 1 additional visitor parking space for every 10 Dwelling Units
Live-Work – Work component shall provide parking as required by the non-residential Use in
addition to parking required for the Dwelling Unit(s).
Adult Family-Care Homes – Minimum 1 space per staff member and 1 space per 4 residents.
Community Residence – Minimum of 1 parking space per staff member in addition to the parking
required for the principal Dwelling Unit(s).
Parking requirement may be reduced according to the Shared parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offsite within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of
the Miami Design District Retail Street SAP Concept book.
LODGING Lodging Uses are permissible as listed in Table 3.
Minimum of 1 parking space for every 2 lodging units.
Minimum of 1 additional parking space for every 10 lodging units.
Minimum of 3 parking spaces for every 1,000 square feet of commercial use, except for Public
Storage Facilities, minimum 1 parking space for every 2,000 square feet for the first 20,000
square feet, and 1 parking space per 10,000 square feet thereafter.
Parking requirement may be reduced according to the Shared parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/ 2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offsite within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of
the Miami Design District Retail Street SAP Concept Book.
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OFFICE Office Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 3 parking spaces for every 1,000 square feet of Office use.
Parking requirement may be reduced according to the Shared Parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offside within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of
the Miami Design District Retail Street SAP Concept Book.
COMMERCIAL Commercial Uses are permissible as listed in Table 3, limited by compliance with:
A maximum area of 55,000 per establishment with one (1), 120,000 square foot establishment,
maximum. For Block 5 East, one (1) additional establishment with a maximum size of 100,000
square may be permitted by Exception.
Minimum of 3 parking spaces for every 1,000 square feet of commercial use, except for Public
Storage Facilities, minimum 1 parking space for every 2,000 square feet for the first 20,000
square feet, and 1 parking space per 10,000 square feet thereafter.
Parking requirement may be reduced according to the Shared Parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/ 2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offside within 1000 feet.
Loading – See Article 4, Table 5.
Commercial Auto-related, Drive-Thru or Drive-In Facilities – See Article 6.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of the
Miami Design District Retail Street SAP Concept Book.
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EDUCATIONAL Educational Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 3 parking spaces for every 1,000 square feet of Educational Use.
Schools – Minimum of 1 parking space for each faculty or staff member, 1 visitor parking space
per 100 students, 1 parking space per 5 students in grades 11 and 12 or College/University.
Childcare Facilities – Minimum of 1 space for the owner/operator and 1 space for each
employee, and 1 drop-off space for every 10 clients cared for.
Parking requirement may be reduced according to the Shared Parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/ 2 mile radius of TOD and within 1/4 mile radius of a
Transit Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offside within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the
Miami Design District Retail Street SAP Parking Management Program, as illustrated on pg.
A2.2 of the Miami Design District Retail Street SAP Concept Book.
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T6 – URBAN CORE ZONE
DENSITY (UPA) 150 UNITS PER ACRE1
RESIDENTIAL Residential Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 1.5 spaces per Dwelling Unit
Minimum of 1 additional visitor parking space for every 10 Dwelling Units
Live-Work – Work component shall provide parking as required by the non-residential Use in
addition to parking required for the Dwelling Unit(s).
Adult Family-Care Homes – Minimum 1 space per staff member and 1 space per 4 residents.
Community Residence – Minimum of 1 parking space per staff member in addition to the
parking required for the principal Dwelling Unit(s).
Parking requirement may be reduced according to the Shared parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offsite within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the
Miami Design District Retail Street SAP Parking Management Program, as illustrated on pg.
A2.2 of the Miami Design District Retail Street SAP Concept book.
LODGING Lodging Uses are permissible as listed in Table 3.
Minimum of 1 parking space for every 2 lodging units.
Minimum of 1 additional parking space for every 10 lodging units.
Minimum of 3 parking spaces for every 1,000 square feet of commercial use, except for Public
Storage Facilities, minimum 1 parking space for every 2,000 square feet for the first 20,000
square feet, and 1 parking space per 10,000 square feet thereafter.
Parking requirement may be reduced according to the Shared parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offsite within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the
Miami Design District Retail Street SAP Parking Management Program, as illustrated on pg.
A2.2 of the Miami Design District Retail Street SAP Concept Book.
1 (Note: parcels with Remaining Aggregate Density within the T6 transect zone may transfer such Remaining Aggregate
Density to other parcels within the T6 transect zone within the SAP Area, for a maximum of 300 units per acre).
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OFFICE Office Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 3 parking spaces for every 1,000 square feet of Office use.
Parking requirement may be reduced according to the Shared Parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offside within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of the
Miami Design District Retail Street SAP Concept Book.
COMMERCIAL Commercial Uses are permissible as listed in Table 3, limited by compliance with:
A maximum area of 55,000 per establishment with one (1), 120,000 square foot establishment,
maximum and one (1), 160,000 maximum square foot establishment will be allowed in T6-12 and
above.
Minimum of 3 parking spaces for every 1,000 square feet of commercial use, except for Public
Storage Facilities, minimum 1 parking space for every 2,000 square feet for the first 20,000
square feet, and 1 parking space per 10,000 square feet thereafter.
Parking requirement may be reduced according to the Shared Parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offside within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of the
Miami Design District Retail Street SAP Concept Book.
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EDUCATIONAL Educational Uses are permissible as listed in Table 3, limited by compliance with:
Minimum of 3 parking spaces for every 1,000 square feet of Educational Use.
Schools – Minimum of 1 parking space for each faculty or staff member, 1 visitor parking space
per 100 students, 1 parking space per 5 students in grades 11 and 12 or College/University.
Childcare Facilities – Minimum of 1 space for the owner/operator and 1 space for each employee,
and 1 drop-off space for every 10 clients cared for.
Parking requirement may be reduced according to the Shared Parking standard, Art. 4, Table 5.
Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
Parking may be provided by ownership or lease offside within 1000 feet.
Loading – See Article 4, Table 5.
Parking may be provided off-site within Parking Structures or Parking Lots identified in the Miami
Design District Retail Street SAP Parking Management Program, as illustrated on pg. A2.2 of the
Miami Design District Retail Street SAP Concept Book.
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ARTICLE 5. SPECIFIC TO ZONES
5.1 GENERALLY
5.1.1 This Article sets forth the standards applicable to development within the each Transect Zone
located within the Miami Design District Retail Street SAP area. Provisions of the Miami 21 Code
modified herein shall apply only within the Miami Design District Retail Street SAP.
5.4 GENERAL URBAN TRANSECT ZONES (T4)
5.4.1 Building Disposition (T4)
a. Newly platted Lots shall be dimensioned according to Illustration 5.4 for each Block of the Miami
Design District Retail Street SAP.
b. Lot Coverage by any Building shall not exceed the percentage listed in Illustration 5.4 and
Article 4, Table 2 of the Miami Design District Retail Street SAP, calculated in aggregate for
new Buildings only.
1. Block 5 East. Notwithstanding the foregoing, Lot Coverage for new Buildings on Block 5
East shall be calculated independently of the aggregate calculation for new Buildings on
the balance of the Blocks comprising the Miami Design District Retail Street SAP. Said Lot
Coverage shall not exceed the percentage listed in Illustration 5.4 for Block 5 East of the
Miami Design District Retail Street SAP.
c. A Building shall be disposed in relation to the boundaries of its Lot according to Illustration 5.4
for each Block and Article 4, Table 2 of the Miami Design District Retail Street SAP.
d. One Principal Building at the Frontage, and one Outbuilding to the rear of the Principal Building,
may be built on each Lot as shown in Article 4, Table 8 of the Miami Design District Retail
Street SAP. The Outbuilding shall be separated from the Principal Building by a minimum of
ten (10) feet.
e. Setbacks for Principal Buildings shall be as set forth in Article 4, Table 2 and shown in
Illustration 5.4 for each Block of the Miami Design District Retail Street SAP.
1. Block 5 East. For the Secondary Frontage along NE 43rd Street of Block 5 East, any
Building shall be Setback a minimum of twenty-five feet (25’) from the Frontage Line for
the initial one hundred and fifty feet (150’) of said Secondary Frontage from NE 2nd Avenue
and, thereafter, shall be Setback a minimum of fifty feet (50’) from the Frontage Line for
the balance of said Frontage to NE 4th Avenue.
f. Facades shall be built parallel to a rectilinear Principal Frontage Line or parallel to the tangent
of a curved Principal Frontage Line, for a minimum fifty percent (50%) of its length.
g. The Setbacks for Outbuildings, pools, tennis courts or other similar recreational facilities shall
be as shown for Outbuildings in Illustration 5.4 of the Miami Design District Retail Street SAP.
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h. Accessory Structures shall follow the setbacks for Principal Buildings as shown in Illustration
5.4 of the Miami Design District Retail Street SAP. One (1) Story, non-habitable Accessory
Structures, of a maximum of two hundred (200) square feet or ten (10%) percent of the Floor
Area of the Principal Building, whichever is greater, shall be located in the Second or Third
layer of the property and shall be setback a minimum of five (5) feet from any side Property
Line and ten (10) feet from any rear Property Line.
5.4.2 Building Configuration (T4)
a. Development within Private Frontages shall comply with Article 4, Table 2 and Illustration 5.4
of the Miami Design District Retail Street SAP.
b. Galleries, Arcades and Cantilevered Buildings shall be permitted to extend above the Public
Right-of-Way. (See Section 3.3.6 and Article 4, Table 6 of the Miami Design District Retail
Street SAP). In T4, an Arcade, Gallery or Cantilever, and the addition of any Habitable Space
above an Arcade or Cantilever, shall require an SAP Permit and: (i) a recommendation of
approval or approval with conditions by UDRB; and (ii) the approval of the Director of Public
Works.
1. An Arcade shall not reduce the active Sidewalk width from the connecting Sidewalk and
shall maintain a minimum vertical clearance of fifteen feet (15’) above the average
Sidewalk grade. The Arcade shall be a minimum of thirteen feet (13’) deep and may overlap
the whole width of the Sidewalk to within two (2’) feet of the curb.
2. A Cantilever extending into the Public Right-Of-Way, shall maintain a minimum vertical
clearance of fifteen (15’) feet above the average Sidewalk grade. A Cantilever may overlap
the whole width of the Sidewalk to within two (2’) feet of the curb.
3. A Gallery shall not reduce the active Sidewalk width from the connecting Sidewalk and
shall maintain a minimum vertical clearance of fifteen feet (15’) above the average
Sidewalk grade. The Gallery shall be a minimum of thirteen feet (13’) deep and may overlap
the whole width of the Sidewalk to within two (2’) feet of the curb.
c. Encroachments shall be allowed as follows:
1. Pedestrian Passage. An Awning and/or Canopy within the Pedestrian Passage shall be
permitted to encroach to a maximum depth of eight (8) feet or twenty five percent (25%) of
the width of the Pedestrian Passage, whichever is less. Such Encroachment shall further
be limited by objects in the Pedestrian Passage such as trees, streetlamps, etc. Bottom
edges of Awnings or Canopies shall be no lower than eight (8) feet above the
pavement/floor. Awnings of the quarter-sphere type shall not be permitted.
2. Sidewalk or Public Alleys. Awnings or Canopies abutting a Sidewalk or a public Alley or
similar Public Right-Of-Way shall be designed in accordance with Section 54-186 of the
City Code and:
i. Shall maintain a minimum vertical clearance of eight feet (8’) above the Sidewalk and
shall not extend into or occupy more than two-thirds (2/3) of the width of the Sidewalk
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measured from the building where said Awning or Canopy has a vertical clearance of
less than fifteen feet (15’) above the Sidewalk.
ii. Stanchions or columns that support Awnings or Canopies shall be located not less than
two (2’) feet in from the curb line.
iii. Shall not extend over any portion of the Sidewalk within two (2’) feet of the curb where
said Awning or Canopy has a minimum vertical clearance of fifteen (15’) feet or greater
above the Sidewalk.
iv. Shall be further limited by objects located within the Public Right-of-Way such as trees,
street lights, etc.
3. Open Balconies, bay windows, planters and other architectural features shall be permitted
to encroach into the Pedestrian Passage up to three (3) feet beyond the Building Facade
for up to twenty five percent (25%) of the width of the Building Facade when located not
less than fourteen (14’) feet above the surface of the Pedestrian Passage.
d. Unroofed screen enclosures shall be located within the Second or Third Layer only and shall have a
five (5) feet minimum side and rear Setback.
e. All outdoor storage, electrical, plumbing, mechanical, and communications equipment and appurtenant
enclosures, shall be within the Second or Third Layer and concealed from view from any Frontage or
sidewalk by liner buildings, walls, Streetscreens, or opaque gates. These shall not be allowed as
Encroachments on any required Setback, except for Buildings existing as of the effective date of this
Code, where mechanical equipment, such as air conditioning units, pumps, exhaust fans or other
similar noise producing equipment may be allowed as Encroachments in the Setback by Waiver.
f. Loading and service entries shall be accessed from Alleys when available. When a Lot has only
Principal Frontages, vehicular entries, Loading Docks and service areas shall be permitted on Principal
Frontages. Loading and service entries shall be screened from all Pedestrian Passage and Principal
Frontage views by decorative walls or gates, commercial grade decorative wood or metal, tile, artistic
or non-advertising signage (including way finding signage), Streetscreens or art or green walls.
g. Building Heights shall be measured in Stories and shall conform to Article 4, Table 2 and as shown in
Illustration 5.4 of the Miami Design District Retail Street SAP. The first-floor Elevation of a Principal
Building shall be at average Sidewalk grade; a first-floor Residential Function should be at a minimum
Height of two (2) feet and a maximum Height of three and a half (3.5) feet for privacy reasons or as
regulated by FEMA, whichever is higher. The height of the building shall be up to three (3) Stories, and
a maximum of forty (40) feet to the top of the roof slab.
1. Block 5 East. Notwithstanding the foregoing, any portion of a Building or Structure located within
Zone B of Block 5 East shall not exceed one (1) Story with a maximum Height of twenty-five (25’)
feet. See also Illustration 5.4 for Block 5 East and Sec. A4.3 of the Miami Design District Retail
Street SAP Concept Book.
h. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Height necessary to
conceal it, and a maximum Height of five (5) feet. Other ornamental Building features may extend up
to five (5) feet above the maximum Building Height. Roof decks shall be permitted up to the maximum
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Height. Trellises may extend above the maximum Height up to eight (8) feet. Extensions up to ten (10)
feet above the maximum Height for a stair, elevator or mechanical enclosure shall be limited to twenty
(20%) percent of the roof area.
i. Fences and walls may be located at the Frontage Line as shown in Article 4, Table 6 of the Miami
Design District Retail Street SAP. Fences and walls shall be a maximum Height of four (4) feet at the
First Layer, except aluminum or iron picket and post Fences with or without masonry posts which shall
not exceed a maximum of six (6) feet in Height. Within the Second and Third Layers, Fences and walls
shall be a maximum Height of eight (8) feet.
j. All ground floor and roof top utility infrastructure and mechanical equipment shall be concealed from
public view. At the Building Frontage, all equipment such as backflow preventers, siamese connections,
and the like shall be placed within the line of the Facade or behind the Streetscreen. Exhaust air fans
and louvers may be allowed on the Facade only on Frontages located not less than fourteen (14’) feet
above the Sidewalk in a fashion that does not adversely impact the pedestrian experience. All service
infrastructure and utility elements, including, but not limited to, electrical transformers, telephone boxes,
cable and other utility boxes, utility wiring, meters, backflow preventers, condensers, dumpsters and
loading docks, shall be screened from all Pedestrian Passage and street views by walls or gates.
Loading and service entries shall be accessed from subterranean garages or designated service areas.
k. Service, infrastructure and utility elements may be creatively concealed or emphasized. Rooftop
elements, such as equipment, tanks, exits and elevator towers, shall be designed, housed or concealed
as architectural elements worthy of public view as such elements shall be visible from the elevated
highway and surrounding Buildings.
5.4.3 Building Function & Density (T4)
a. Buildings in T4 shall conform to the Functions, Densities, and Intensities described in Article 4,
Tables 3 and 4 and Illustration 5.4 of the Miami Design District Retail Street SAP. Certain
functions as shown in Article 4, Table 3 of the Miami Design District Retail Street SAP shall
require approval by Warrant or Exception. Consult Article 6 of the Miami Design District Retail
Street SAP for any supplemental use regulations.
5.4.4 Parking Standards (T4)
a. Vehicular parking shall be required as shown in Article 4, Tables 4 and 5 of the Miami Design
District Retail Street SAP.
b. Parking may be accessed by an Alley when available.
c. Surface parking lots, covered parking and garages shall be located within the Second and Third
Layers as illustrated in Article 4, Table 8 of the Miami Design District Retail Street SAP. Surface
parking lots, garages, Loading space and service areas shall be masked from the Frontage by
a Streetscreen as specified in Illustration 5.4 of the Miami Design District Retail Street SAP. A
maximum one hundred per cent (100%) of the width of the Facade may be surface parking,
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covered parking or garage, which shall align with or be set back from the Facade. Driveways
and drop-offs, including parking, may be located within the Second Layer.
d. Underground parking may extend into the First Layer. Ramps to underground parking shall be
within the Second and Third Layers. Underground structures should be entered by pedestrians
from a Building or the Pedestrian Passage.
e. The maximum width at the Property Line of a driveway on a Frontage shall be twelve (12) feet.
Shared driveway width combining ingress and egress shall be a maximum width of thirty-five
(35) feet at the Property Line and may encroach into Setbacks. Two separate driveways on
one Lot shall have a minimum separation of twenty (20) feet. Any vehicular drive greater than
twenty (20) feet in width shall require a median of not less than three (3) feet in width between
vehicular ingress and egress travel lanes to enhance pedestrian safety.
1. Block 5 East. Notwithstanding the foregoing, no driveways or curb cuts shall be permitted
along the Frontage abutting NE 43rd Street east of NE 2nd Avenue.
f. Tandem Parking on site should be encouraged.
g. Shared Parking shall be calculated according to Article 4, Table 5 for the Miami Design District
Retail Street SAP.
h. In T4-L and T4-O a minimum of one (1) bicycle rack space shall be provided for every twenty
(20) vehicular parking spaces and may be in the Private Frontage or the Public Right-of-Way
in a fashion consistent with the guidelines referenced in 3.6.10.d of the Miami Design District
Retail Street SAP.
i. Where Lots are Abutting, underground parking may extend to Abutting Blocks and Lots,
including under Thoroughfares.
j. Above-grade parking may extend into the Second Layer above a first floor Liner with decorative
Facade treatment matching the Liner Facade below or an art or green wall. Underground
Parking may extend above grade into a first floor Liner if the Building Facade is designed to
meet the Sidewalk in such a manner that fully obscures the Parking Area.
5.4.5 Architectural Standards (T4)
a. Only permanent structures shall be allowed. Temporary Structures, such as mobile homes,
construction trailers, travel trailers, recreational vehicles and other temporary structures, shall
not be allowed except as otherwise permitted by City Code.
b. The Facades on Retail Frontages shall be detailed as storefronts with decorative Facade
treatment or an art or green wall, and glazed no less than fifty per cent (50%) of the Sidewalk-
level Story. A reduction to the above glazing standard to provide between forty-nine percent
(49%) and thirty percent (30%) glazing may be granted by SAP Permit. Requests for reductions
to provide between twenty-nine percent (29%) to a minimum of fifteen percent (15%) glazing
may be granted by SAP Permit with review by the UDRB.
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c. Roof materials should be light-colored, high-Albedo or a planted surface and shall comply with
Article 3, Section 3.13.2 of this Code.
d. Building walls shall reinforce the continuity of the Frontage Line and of the a Pedestrian
Passage by their surfaces and by their establishment of the edge. Building walls may curve,
angle, or deviate from the Setback, established pursuant to Sec. 3.3.6, by no more than ten
feet (10’) if approved by SAP Permit.
1. Block 5 East. Building walls for the Secondary Frontage abutting NE 43rd Street may
depart from the above requirement in a manner consistent with the standards set forth in
Sec. 5.4.1.e.1.
e. Each Shopfront Facade may be an individual design. In the case of Abutting Shopfront
Facades, their designs shall be coordinated. Party walls may extend beyond or above the walls
of Abutting Buildings and shall be designed and finished as if they were intended to be
permanent, as they may be seen from Thoroughfares, the Pedestrian Passage, and from
surrounding Buildings.
f. Entrance doors shall be at Sidewalk grade or the grade of the Pedestrian Passage, with the
exception to entrance doors for existing Buildings and their additions. At the first Story, Facades
along a Frontage Line shall have: (i) frequent doors and windows; (ii) pedestrian entrances at
a maximum spacing of seventy-five (75’) feet; and (iii) vehicular entries at a minimum spacing
of sixty (60’) feet, unless otherwise approved by SAP Permit.
g. The visible exterior soffits of Balconies and roof overhangs and the ceilings of Arcades and
Balconies shall be articulated with attention to materials and lighting given that the undersides
of such elements are frequently more visible than the Facade.
5.4.6 Landscape Standards (T4)
a. Open Space Calculation. Open Space shall be calculated on an aggregate basis for all of the
new Building Lots included as part of the Miami Design District Retail Street SAP and shall be
a minimum of six and a half percent (6.5%) of the total new Building Lot Area. Should the Open
Space provided at the completion of the development program set forth on page A1.98 of the
Concept Book fall below ten percent (10%) of the total new Building Lot Area, the owner(s) of
the multiple properties comprising the Miami Design District Retail Street SAP area shall offset
the difference between the desired ten percent (10%) Open Space and the required six and a
half percent (6.5%) Open Space in accordance with the terms of the Development Agreement.
Areas under permanent kiosks or Retail Merchandising Units shall not be calculated as Open
Space.
1. Block 5 East. Notwithstanding the foregoing, Open Space for Block 5 East shall be
calculated independently of the aggregate calculation for new Buildings on the balance of
the Blocks comprising the Miami Design District Retail Street SAP. Open Space for Block
5 East shall be a minimum of six and a half percent (6.5%) of the Block 5 East Lot Area.
Should the Open Space provided on Block 5 East fall below ten percent (10%) of the Block
5 East Lot Area, the owner(s) of the tracts comprising Block 5 East shall off-set the
difference desired ten percent (10%) Open Space and the required six and a half percent
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(6.5%) Open Space in accordance with the terms of the Block 5 East Development
Agreement.
b. Please see Article 9 for Additional Regulations
5.4.7 Ambient Standards (T4)
a. Noise regulation shall be as established by the City Code.
b. Average lighting levels measured at the Building Frontage shall not exceed 2.0 foot-candles
(fc). Average Horizontal illuminance, measured at the Building Frontage, where adjacent to T3
shall not exceed 1.0 fc.
c. Lighting of Building and Open Space of First and Second Layers shall complement the street
lighting of Abutting public spaces.
d. The lighting fixtures of exposed rooftop parking shall be concealed by a parapet wall and shall
not be seen from surrounding streets.
e. Neither direct nor reflected light or glare shall extend or pollute beyond parapet walls.
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5.5 URBAN CENTER TRANSECT ZONES (T5)
5.5.1 Building Disposition (T5)
a. Newly platted Lots shall be dimensioned according to Illustration 5.5 for each Block of the
Miami Design District Retail Street SAP.
b. Lot coverage by any Building shall not exceed the percentage listed in Illustration 5.5 for each
Block and Article 4, Table 2 of the Miami Design District Retail Street SAP, calculated in
aggregate for new Buildings only.
1. Block 5 East. Notwithstanding the foregoing, Lot Coverage for new Buildings in Block 5
East shall be calculated independent of the aggregate calculation for new Buildings on
the balance of the Blocks comprising the Miami Design District Retail Street SAP. Said
Lot Coverage shall not exceed the percentage listed in Illustration 5.5 for Block 5 East of
the Miami Design District Retail Street SAP.
c. Buildings shall be disposed in relation to the boundaries of their Lots according to Illustration
5.5 for each Block and Article 4, Table 2 of the Miami Design District Retail Street SAP.
d. Buildings or Shopfronts shall have their principal pedestrian entrances on the Pedestrian
Passage, a Principal Frontage Line or from a Courtyard at the Second Layer. Where a
Building or Shopfront fronts both the Pedestrian Passage and a Principal Frontage and its
length along the Principal Frontage is eighty (80’) feet or less, its principal pedestrian entrance
may be located on either the Pedestrian Passage or the Principal Frontage. Where a Building
or Shopfront fronts both the Pedestrian Passage and a Principal Frontage and its length along
the Principal Frontage is greater than eighty (80’) feet on the ground floor fronts on both the
Pedestrian Passage and a Principal Frontage, its principal pedestrian entrance shall be
located on the Principal Frontage.
e. For the minimum Height, Facades shall be built parallel to the Principal Frontage Line along
a minimum of sixty percent (60%) of its length on the Setback line as shown in Illustration 5.5
for each Block of the Miami Design District Retail Street SAP. In the absence of a Building
along the remainder of the Frontage line, a Streetscreen shall be built co-planar with the
Facade to conceal parking and service areas.
f. At the first Story, Facades along a Principal Frontage should have frequent doors and
windows.
g. Setbacks for Buildings shall be as shown in Illustration 5.5 for each Block and set forth in
Article 4, Table 2 of the Miami Design District Retail Street SAP.
h. A cross-Block passage shall be provided as follows:
1. Cross-Block Pedestrian Connection. If the Frontage Line of a site is at any point more
than three hundred and forty (340) feet from a Thoroughfare intersection, the Building
shall provide a cross-Block Pedestrian Passage, subject to the following exceptions:
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a. Block 3 West. An above ground Parking Garage or above ground Parking Structure
located in Block 3 West shall not be required to provide a cross-Block Pedestrian
Passage.
b. Block 4. A cross-Block Pedestrian Passage shall not be provided to exit onto NE
42nd Street.
c. Block 5 East. In lieu of providing a cross-Block Pedestrian Passage for Block 5 East,
any Building or Structure constructed thereon shall, at a minimum, incorporate a
Cantilever, Arcade or Gallery along NE 2nd Avenue Frontage for Block 5 East,
cantilevered Awnings and entry Canopies shall be liberally used as part of the
Building design along said Frontage, subject to the limitations set forth in Section
5.5.2 of the Miami Design District Retail Street SAP, and in combination with street
trees to ensure that pedestrians are adequately protected from the elements.
2. Cross-Block Vehicular Passage. If the Frontage Line of a site is at any point six hundred
and fifty (650) feet from a Thoroughfare intersection, a vehicular cross-Block passage
shall be provided.
5.5.2 Building Configuration (T5)
a. Development within Private Frontages shall comply with Article 4, Table 2 and Illustration 5.5
for each Block of the Miami Design District Retail Street SAP.
b. Galleries, Arcades and Cantilevered Buildings shall be permitted to extend above the Public
Right-of-Way. (See Section 3.3.6 and Article 4, Table 6 of the Miami Design District Retail
Street SAP). In T5, an Arcade, Gallery or Cantilever, and the addition of any Habitable Space
above an Arcade or Cantilever, shall require an SAP Permit and: (i) a recommendation of
approval or approval with conditions by UDRB; and (ii) the approval of the Director of Public
Works.
1. An Arcade shall not reduce the active Sidewalk width from the connecting Sidewalk, and
shall maintain a minimum vertical clearance of fifteen feet (15’) above the average
Sidewalk grade. The Arcade shall be no less than thirteen (13’) feet deep and may
overlap the whole width of the Sidewalk to within two (2’) feet of the curb.
2. A Cantilever extending into the Public Right-Of-Way shall maintain a minimum vertical
clearance of fifteen (15’) feet above the average Sidewalk grade. A Cantilever may
overlap the whole width of the Sidewalk to within not less than two (2’) feet of the curb.
3. A Gallery shall not reduce the active Sidewalk width from the connecting Sidewalk and
shall maintain a minimum vertical clearance of fifteen (15’) feet above the average
Sidewalk grade. The Gallery shall be a minimum of thirteen (13’) feet deep and may
overlap the whole width of the Sidewalk to within two (2’) feet of the curb.
c. Encroachments shall be allowed as follows:
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1. Pedestrian Passage. Awnings and/or Canopies within the Pedestrian Passage shall be
permitted to encroach to a maximum depth of eight feet (8’) or twenty five percent (25%)
of the width of the Pedestrian Passage. Such encroachment shall be further limited by
objects located within the Pedestrian Passage such as trees, street lights, etc. Bottom
edges of Awnings or Canopies shall be no lower than eight feet (8’) above the
pavement/floor. Awnings of the quarter-sphere type shall not be permitted.
2. Sidewalk or Public Alleys. Awnings or Canopies abutting a Sidewalk or public Alley or
similar Public Right-Of-Way shall be designed in accordance with the Section 54-186 of
the City Code and:
i. Shall maintain a minimum clearance of eight feet (8’) above the Sidewalk and shall
not extend into or occupy more than two-thirds (2/3) of the width of the Sidewalk
measured from the building where said Awning or Canopy has a vertical clearance
of less than fifteen (15’) feet above the Sidewalk.
ii. Stanchions or columns that support Awnings or Canopies shall be located not less
than two (2’) feet from within the curb line.
iii. Shall not extend over any portion of the Sidewalk within two (2’) feet of the curb
where said Awning or Canopy has a minimum vertical clearance of less than fifteen
(15’) feet above the Sidewalk.
3. Other cantilevered portions of the Building shall maintain the required Setbacks. At the
Second and Third Layers, bay windows, chimneys, roofs, and stairs may encroach up to
fifty percent (50%) of the depth of the side or rear Setback. At the Second and Third
Layers, Balconies may encroach up to fifty percent (50%) of the depth of the side or rear
Setback.
4. Open Balconies, bay windows, planters and other architectural features shall be
permitted to encroach into the Pedestrian Passage up to three (3) feet beyond the
Building Facade for up to twenty five percent (25%) of the width of the Building façade
when located not less than fourteen feet (14’) above the surface of the Pedestrian
Passage.
d. Screen enclosures shall be located within the Second or Third Layer only and shall have a five (5) feet
minimum side and rear Setback when Abutting T3 or T4.
d. Loading and service entries shall be accessed from Alleys when available and otherwise from the
Secondary Frontage. When Lots have only Principal Frontages, vehicular entries, Loading spaces and
service areas shall be permitted on Principal Frontages. Loading and service entries shall be screened
from all Pedestrian Passage and Primary Frontage views by decorative walls, gates or Streetscreens.
e. All outdoor storage, electrical, plumbing, mechanical, and communications equipment and appurtenant
enclosures shall be located within the Second or Third Layer and concealed from view from any
Frontage or Sidewalk by Liner Buildings, walls, Streetscreens, or opaque gates. These shall not be
allowed as Encroachments.
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f. Building Heights shall be measured in Stories and shall conform to Article 4, Table 2 and be
as shown in Illustration 5.5 for each Block of the Miami Design District Retail Street SAP. The first
floor elevation shall be at average Sidewalk grade. A first floor Residential Function should be raised a
minimum of two (2) feet and a maximum of three and a half (3.5) feet above average Sidewalk grade.
Existing one Story Structures shall be considered conforming and may be enlarged. Each of the
following Blocks shall be subject to the additional standards set forth herein below:
1. Block 3 West. Parking Garages or Parking Structures located on Block 3 West shall have a
maximum Building Height of eighty-one feet (81’) with no limitation on the total number of Stories.
2. Block 4. Buildings and Structures, or portions thereof, located on Block 4 shall be limited to a
maximum Height of fifty feet (50’).
3. Block 5 East. Buildings and Structures, or portions thereof, located on Block 5 East shall be
developed in a manner consistent with the standards for each of the Block 5 East zones depicted
in Section A4.3 of the Miami Design District SAP Concept Book. Said Building(s) and Structure(s)
shall comply with the following maximum Heights for each zone:
i . Zone C: 2 Stories
i i . Zone D: 4 Stories
i i i . Zone D2: 5 Stories
i v . Zone E: 5 Stories
Within Zone E, the introduction of a mezzanine level within the 5th Story shall be permitted and shall
not be counted as an additional Story so long as the Height of the improvements located within
said zone do not exceed eight-one feet (81’).
g. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Height necessary to
conceal it and a maximum Height of five (5) feet. Other ornamental Building features may extend up to
ten (10) feet above the maximum Building Height. Roof decks shall be permitted up to the maximum
Height. Trellises may extend above the maximum Height up to eight (8) feet. Extensions up to ten (10)
feet above the maximum Height for stair, elevator or mechanical enclosures shall be limited to twenty
(20%) percent of the roof area, unless approved by Waiver.
h. All ground floor and roof top utility infrastructure and mechanical equipment shall be concealed from
public view. At the Building Frontage, all equipment such as backflow preventers, siamese connections,
and the like shall be screened from public view with landscaping or a similar aesthetic treatment placed
within the line of the Facade or located behind the Streetscreen. Exhaust air fans and louvers may be
allowed on the Facade only on Secondary Frontages when located not less than fourteen (14’) feet
above the average Sidewalk Elevation in a fashion that does not adversely impact the pedestrian
experience. Service, infrastructure and utility elements may be creatively concealed or emphasized.
Rooftop elements, such as equipment, tanks, exits and elevator towers, shall be designed, housed or
concealed as architectural elements worthy of public view as such elements shall be visible from the
elevated highway and surrounding Buildings.
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i. Streetscreens shall be a minimum of three and a half (3.5) feet in Height and constructed of a material
matching the adjacent building Facade or of masonry, commercial grade decorative wood or metal, tile,
artistic or non-advertising signage (including way finding), or art or a green wall. The Streetscreen may
be replaced by a hedge or fence. Streetscreens shall have openings no larger than necessary to allow
automobile and pedestrian access. Streetscreens shall be located co-planar with the Building Facade
Line. Streetscreens more than three (3) feet high shall be fifty percent (50%) permeable or articulated
to avoid blank walls.
j. Within the Second and Third Layers, fences and walls shall not exceed a Height of eight (8) feet, with
the exception of Streetscreens masking loading docks.
5.5.3 Building Function & Density (T5)
a. Buildings in T5 shall conform to the Functions, Densities, and Intensities described in Article 4,
Tables 3 and 4 and Illustration 5.5 for each Block of the Miami Design District Retail Street
SAP. Certain Functions as shown in Article 4, Table 3 of the Miami Design District Retail Street
SAP shall require approval by Warrant or Exception. Consult Article 6 of the Miami Design
District Retail Street SAP for any Supplemental Use regulations.
5.5.4 Parking Standards (T5)
a. Vehicular parking and loading shall be required as shown in Article 4, Tables 4 and 5 of the
Miami Design District Retail Street SAP.
b. On-street parking available along the Frontage Lines that correspond to each Lot shall be
counted toward the parking requirement of the Building on the Lot.
c. Parking should be accessed by an Alley. Parking shall, when available, be accessed from the
Secondary Frontage. Where Lots have only Principal Frontages, parking may be accessed
from the Principal Frontages. When a Lot has only Principal Frontages, Driveways, Loading
Docks and service areas shall be at the Second Layer and permitted on Principal Frontages.
d. All parking, open parking areas, covered parking, garages, Loading Spaces and service areas,
shall be masked from the Frontage by a Streetscreen as illustrated in Article 4, Table 8 of the
Miami Design District Retail Street SAP. Underground parking may extend into the Second
Layer only if it is fully underground. Ramps to underground parking shall be only within the
Second and Third Layers. Above ground parking may extend into the Second Layer with
appropriate Facade treatment. For any above ground parking structures located at the
intersection of two Thoroughfares, a retail liner shall be provided for a minimum of fifty (50) feet
in order to complement the surrounding architecture. Surface parking may extend into the
Second Layer a maximum of twenty five percent (25%) of the length of the Primary Frontage
up to a maximum of fifty (50) feet, except Interim Parking which may be 100% of the length of
the Primary Frontage and shall comply with all other applicable City Code regulations.
e. The vehicular entrance of a parking lot or garage on a Frontage shall be no wider than forty-
five (45) feet. The minimum distance between vehicular entrances shall be twenty (20) feet at
the Property Line and may encroach into Setbacks. Where the vehicular entrance exceeds
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thirty (30) feet in width, a median of not less than three (3) feet in width shall be provided
between vehicular ingress and egress travel lanes to enhance pedestrian safety.
1. Block 3 West. For any Parking Garage or Parking Structure in Block 3 West identified on
page A2.2 of the Concept Book, the vehicular entrance of said parking lot or garage shall
be limited to total vehicular pavement not wider than fifty-one feet (51’) (exclusive of the
width of the pedestrian refuge and any abutting alley) upon approval by SAP Permit.
f. Pedestrian entrances to all parking lots and parking structures shall be directly from a Frontage
Line. Underground parking structures should be entered by pedestrians directly from a
Principal Building or the Pedestrian Passage.
g. Buildings mixing Uses shall provide parking for each Use. Shared Parking shall be calculated
according to Article 4, Table 5 of the Miami Design District Retail Street SAP.
h. Underground parking may extend into the First Layer. Ramps to underground parking shall be
within the Second and Third Layers. Where Lots are Abutting, underground parking may extend
to Abutting Blocks and Lots, including under Thoroughfares.
i. Above-grade parking may extend into the Second Layer above a first floor Liner with decorative
Facade treatment matching the Liner Facade below or an art or green wall. Underground
Parking may extend above-grade into a first floor Liner if the Building Facade is designed to
meet the Sidewalk in such a manner that fully obscures the Parking Area.
1. Block 3 West. For any Parking Garage or Parking Structure located on Block 3 West, a
decorative Facade treatment or art or green wall shall be approved via SAP Permit. The
Facade treatment shall conceal from view all internal elements including, but not limited to,
vehicles, piping, fans, ducts and all lighting.
5.5.5 Architectural Standards (T5)
a. Only permanent Structures shall be allowed. Temporary Structures such as mobile homes,
construction trailers, travel trailers, recreational vehicles and other temporary Structures shall
not be allowed, except as otherwise permitted by the City Code and this code.
b. The Facades on Retail Frontages shall be detailed as storefronts with decorative Facade
treatment or an art or green wall, and glazed no less than fifty per cent (50%) of the Sidewalk-
level Story. A reduction to the above glazing standard to provide between forty-nine percent
(49%) and thirty percent (30%) glazing may be granted by SAP Permit. Requests for reductions
to provide between twenty-nine percent (29%) to a minimum of fifteen percent (15%) glazing
may be granted by SAP Permit with review by the UDRB
c. Roof materials should be light-colored, high Albedo or of a planted surface and shall comply
with Article 3, Section 3.13.2 of this Code.
d. The Facade of a Parking Garage that is not concealed behind a Habitable Liner shall be
screened to conceal all internal elements such as plumbing pipes, fans, ducts and lighting.
Ramping should be internalized wherever possible. Exposed spandrels shall be prohibited. The
exposed top level of parking Structures shall be covered a maximum of sixty percent (60%)
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with a shade producing Structure such as, but not limited to, a vined pergola or retractable
canvas shade Structure. In lieu of the use of the aforementioned shade producing Structure,
an alternate treatment of the exposed top level of parking Structure may be approved by SAP
Permit.
e. Building walls shall reinforce the continuity of the Frontage Line and of the Pedestrian Passage
by their surfaces and by their establishment of the edge. Building walls may curve, angle, or
deviate from the established Setback, as established pursuant to Sec. 3.3.6., by no more than
ten feet (10’) if approved by SAP Permit.
f. Each Shopfront Facade may be an individual design. In the case of Abutting Shopfront
Facades, their designs shall be coordinated. Party walls may extend beyond or above the walls
of Abutting Buildings and shall be designed and finished as if they were intended to be
permanent, as they may be seen from Thoroughfares, the Pedestrian Passage, and from
surrounding Buildings.
g. Not less than one (1) entrance doors per Building or tenant space, as the case may be, shall
be at Sidewalk grade or the grade of the Pedestrian Passage, with the exception to entrance
doors for existing Buildings and their additions.
h. The visible exterior soffits of Balconies and roof overhangs and the ceilings of Arcades and
Balconies shall be articulated with attention to materials and lighting given that the undersides
of such elements are frequently more visible than the Facade.
5.5.6 Landscape Standards (T5)
a. Open Space shall be calculated on an aggregate basis for all of the new Building Lots included
as part of the Miami Design District Retail Street SAP and shall be a minimum of six and a half
percent (6.5%) of the total new Building Lot Area. Should the Open Space provided at the
completion of the development program set forth on page A1.98 of the Concept Book fall below
ten percent (10%) of the total new Building Lot Area, the owner(s) of the multiple properties
comprising the Miami Design District Retail Street SAP area shall off-set the difference between
the desired ten percent (10%) Open Space and required six and a half percent (6.5%) Open
Space in accordance with the terms of the Development Agreement. Areas under permanent
kiosks shall not be calculated as Open Space.
1. Block 5 East. Notwithstanding the foregoing, Open Space for Block 5 East shall be
calculated independent of the aggregate calculation for new Buildings on the balance of
the Blocks comprising the Miami Design District Retail Street SAP. Open Space for Block
5 East shall be a minimum of six and a half percent (6.5%) of the Block 5 East Lot Area.
Should the Open Space provided on Block 5 East fall below ten percent (10%) of the Block
5 East Lot Area, the owner(s) of the tracts comprising Block 5 East shall off-set the
difference desired ten percent (10%) Open Space and the required six and a half percent
(6.5%) Open Space in accordance with the terms of the Block 5 East Development
Agreement.
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5.5.7 Ambient Standards (T5)
a. Noise regulations shall be as established in the City Code.
b. Average lighting levels measured at the Building Frontage shall not exceed 5.0 foot-candles
(fc). Average horizontal illuminance, measured at the Building Frontage, where adjacent to T3
shall not exceed 1.0 fc.
c. Lighting of Building and contingent Open Spaces shall be complementary with the street
lighting of Abutting public spaces as illustrated in Article 8 of the Miami Design District Retail
Street SAP. Interior garage lighting fixtures shall not be visible from streets.
d. The lighting fixtures of exposed rooftop parking shall be concealed by a parapet wall and shall
not be seen from surrounding streets.
e. Neither direct nor reflected light or glare shall extend or pollute beyond parapet walls.
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5.6 URBAN CORE TRANSECT ZONES (T6)
5.6.1 Building Disposition (T6)
a. Lot coverage by any Building shall not exceed the percentage listed in Illustration 5.6 for each
Block and Article 4, Table 2 of the Miami Design District Retail Street SAP, calculated in
aggregate for new Buildings only.
1. Block 5 East. Notwithstanding the foregoing, Lot Coverage for new Buildings shall be
calculated independent of the aggregate calculation for new Buildings on the balance of
the Blocks comprising the Miami Design District Retail Street SAP. Said Lot Coverage shall
not exceed the percentage listed in Illustration 5.6 for Block 5 East of the Miami Design
District SAP.
b. Buildings shall be disposed in relation to the boundaries of their Lots according to Illustration
5.6 for each Block and the standards set forth in Article 4, Table 2 of the Miami Design District
Retail Street SAP.
c. Buildings or Shopfronts shall have their principal pedestrian entrances on the Pedestrian
Passage, a Principal Frontage Line or from a courtyard at the Second Layer. Where a Building
or Shopfront fronts both the Pedestrian Passage and a Principal Frontage and its length along
the Principal Frontage is eighty (80’) feet or less, its principal pedestrian entrance may be
located on either the Pedestrian Passage or the Principal Frontage. Where a Building or
Shopfront fronts both the Pedestrian Passage and a Principal Frontage and its length along
the Principal Frontage is greater than eighty (80’) feet, its principal pedestrian entrance shall
be located on the Principal Frontage.
d. For the minimum Height, Facades shall be built parallel to the Principal Frontage Line along a
minimum of sixty percent (60%) of its length on the Setback line as shown in Illustration 5.6 for
each Block of the Miami Design District Retail Street SAP. In the absence of Building along the
remainder of the Frontage line, a Streetscreen shall be built co-planar with the Facade to shield
parking and service areas. In the case of two (2) or three (3) Principal Frontages meeting at
Thoroughfare intersections, the Building corner may recede from the designated Setback up
to twenty percent (20%) of the Lot length.
e. Setbacks for Buildings shall be as shown in Illustration 5.6 for each Block and set forth in Article
4, Table 2 of the Miami Design District Retail Street SAP. For T6-12, T6-24, T6-36, T6-48,
T6-60 and T6-80, the Frontage Setbacks above the eighth floor shall not be required for a
Frontage facing a Civic Space or a Right-of-Way seventy (70) feet or greater in width. At
property lines Abutting a lower Transect Zone the Setbacks shall reflect the transition as shown
in Illustration 5.6 of the Miami Design District Retail Street SAP.
1. Block 2. For Lots zoned T6-12 having one (1) dimension measuring one hundred feet
(100’) or less, Frontage Setbacks above the eighth floor may be a minimum of zero feet
(0’).
2. Block 2 West. For Lots zoned T6-12 having one (1) dimension measuring one hundred
feet (100’) or less, Frontage Setbacks above the eighth floor may be a minimum of zero
feet (0’)
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3. Block 3 West. For Lots zoned T6-8 having one (1) dimension measuring one hundred feet
(100’) or less, Frontage Setbacks above the eighth floor may be a minimum of zero feet
(0’).
f. Above the eighth floor, minimum building spacing is sixty (60) feet, except that where the
Building abuts T5, the sixty (60) feet required spacing above the fifth floor shall be 20 feet. For
T6- 24, T6-36, T6-48, T6-60 and T6-80 Lots having one dimension one hundred (100) feet or
less, side and rear Setbacks above the eighth floor may be reduced to a minimum of twenty
(20) feet. For T6-12, T6-24, T6-36, T6-48, T6-60 and T6-80 above the eighth floor in the Second
Layer, at a setback of ten (10) feet, an additional two stories of habitable space may extend a
maximum sixty percent (60%) of the length of the street Frontages. For T6-12, T6-24, T6-36,
T6-48, T6-60 and T6- 80 above the eighth floor an additional six feet of non-habitable space
may be allowed without additional setback to accommodate depth of swimming pools,
landscaping, transfer beams, and other structural and mechanical systems.
1. Block 2 West. Lots zoned T6-12 may:
i. Reduce to a minimum of twenty feet (20’) Frontage Setbacks above the eighth
floor when the Lot has one (1) dimension measuring one hundred feet (100’) or
less;
ii. Reduce side Setbacks above the 5th floor to a minimum of ten feet (10’) and no
Building separation shall be required when adjacent to a T5 zoned Lot;
iii. Reduce side Setbacks above the 8th floor to a minimum of fifteen feet (15’) and
building separation to thirty feet (30’) when the Building is adjacent to a T6 Lot;
and
iv. Permit closed stairs and open balconies to encroach up to five feet (5’) into the
Setback via SAP Permit.
g. A cross-Block passage shall be provided as follows:
1. Cross-Block Pedestrian Connection. If the Frontage Line of a site is at any point more than
three hundred and forty (340) feet from a Thoroughfare intersection, the Building shall
provide a cross-Block Pedestrian Passage, subject to the exception listed herein below.
Such a cross-Block connection may be covered above the first floor by a maximum of
twenty-five percent (25%) of its length with Structures connecting Buildings, such as a
terrace, pedestrian bridge or vehicular bridge. In all T6 zones, a cross Block connection
may be roofed.
a. Block 1 West. A Parking Garage or Parking Structure located in Block 1 West shall
not be required to provide a cross-Block Pedestrian Passage.
2. Cross-Block Vehicular Connection. If the Frontage Line of a site is at any point six hundred
and fifty (650) feet from a Thoroughfare intersection, a vehicular cross-Block connection
shall be provided.
5.6.2 Building Configuration (T6)
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a. Development within Private Frontages shall comply with Article 4, Tables 2 and Illustration 5.6
for each Block of the Miami Design District Retail Street SAP.
b. Galleries, Arcades and Cantilevered Buildings shall be permitted to extend above the Public
Right-of-Way. (See Section 3.3.6 and Article 4, Table 6 of the Miami Design District Retail
Street SAP). In T6, an Arcade, Gallery or Cantilever, and the addition of any Habitable Space
above an Arcade or Cantilever shall require an SAP Permit and: (i) a recommendation of
approval or approval with conditions by UDRB; and (ii) the approval of the Director of Public
Works.
1. An Arcade shall not reduce the active Sidewalk width from the connecting Sidewalk and
shall maintain a minimum vertical clearance of fifteen feet (15’) above the average
Sidewalk grade. The Arcade shall be no less than thirteen (13’) feet deep and may overlap
the whole width of the Sidewalk to within two (2’) feet of the curb.
2. A Cantilever extending into the Public Right-Of-Way, shall maintain a minimum vertical
clearance of fifteen (15’) feet above the average Sidewalk grade. A Cantilever may overlap
the whole width of the Sidewalk to within two (2’) feet of the curb.
3. A Gallery shall not reduce the active Sidewalk width from the connecting Sidewalk and
shall maintain a minimum vertical clearance of fifteen (15’) feet above the average
Sidewalk grade. The Gallery shall be a minimum of thirteen (13’) feet deep and may overlap
the whole width of the Sidewalk to within two (2’) of the curb.
c. Above the eighth floor, the Building Floorplate dimensions shall be limited as follows:
1. 15,000 square feet maximum for Residential Uses in T6-8, T6-12 and T6-24
2. 18,000 square feet maximum for Residential Uses in T6-36, T6-48, T6-60 and T6-80
3. 30,000 square feet maximum for Commercial Uses and for parking
4. 180 feet maximum length for Residential Uses
5. 215 feet maximum length for Commercial Uses
d. Encroachments shall be as follows:
1. Pedestrian Passage. Awnings or Canopies within the Pedestrian Passage shall be
permitted to encroach to a maximum depth of eight (8’) feet or twenty five percent (25%)
of the width of the Pedestrian Passage, whichever is less. Such Encroachment shall be
further limited by objects located within the Pedestrian Passage such as trees, street lights,
etc. Bottom edges of Awning or Canopies shall be no lower than eight feet (8’) above the
pavement/floor. Awnings of the quarter-sphere type shall not be permitted.
2. Sidewalk or Public Alley. Awnings or Canopies abutting a Sidewalk or a public Alley or
similar Public Right-of-Way shall be designed in accordance with Section 54-186 of the
City Code and:
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i. Shall maintain a minimum vertical clearance of not less than eight feet (8’) above the
pavement/floor and shall not extend into or occupy more than two-thirds (2/3) of the width
of the Sidewalk measured from the building where said Awning or Canopy has a vertical
clearance of less than fifteen (15’) feet above the Sidewalk.
ii. Stanchions or columns that support Awnings or Canopies shall be located not less than
two (2’) feet from within the curb line.
iii. Shall not extend over any portion of the Sidewalk within two (2’) feet of the curb where said
Awning or Canopy has a minimum vertical clearance of fifteen (15’) feet above the
Sidewalk.
iv. Such Encroachment shall be further limited by the edge of the Sidewalk or by objects in
the Public Right-of-Way such as trees, streetlamps, etc.
3. At the Second Layer, bay windows and roofs shall be at a maximum three (3) feet deep and may
encroach up to thirty percent (30%) of the depth of the Sidewalk. Other cantilevered portions of the
Building shall maintain the required Setbacks. At the Second and Third Layers, bay windows,
chimneys, roofs, and stairs may encroach up to fifty percent (50%) of the depth of the side or rear
Setback. At the Second and Third Layers, Balconies may encroach up to fifty percent (50%) of the
depth of the side or rear Setback.
4. Open balconies, bay windows, planters and other architectural features shall be permitted to
encroach into the Pedestrian Passage up to three (3) feet beyond the Building Facade for up to
twenty five percent (25%) of the width of the Building façade when located not less than fourteen
(14’) feet above the surface of the Pedestrian Passage.
e. All outdoor storage, electrical, plumbing, mechanical and communications equipment and appurtenant
enclosures shall be located within the Second or Third Layer and concealed from view from any
Frontage or Sidewalk by Liner Buildings, walls, Streetscreens, or opaque gates. These shall not be
allowed as Encroachments.
f. Loading and service entries shall be accessed from Alleys when available, and otherwise from the
Secondary Frontage. Loading spaces and service areas shall be internal to the building. Where Lots
have only Principal Frontages, vehicular entries, Loading Docks and service areas shall be permitted
on Principal Frontages. Loading and service entries shall be screened from all Pedestrian Passage and
Primary Frontage views by decorative walls or gates or Streetscreens.
1. Block 2 West. Unenclosed Loading Spaces and services areas on T6-12 zoned Lots within Block
2 West are permitted by SAP Permit and shall be buffered by a highly decorative wall or screen.
g. Building Heights shall be measured in Stories and shall conform to Article 4, Table 2 of the Miami
Design District Retail Street SAP and be allocated as required in in conformance with Illustration 5.6
for each Block of the Miami Design District Retail Street SAP. First-floor elevation shall be at average
Sidewalk grade. A first level Residential Function should be raised a minimum of two (2) feet and a
maximum of three and a half (3.5) feet above average Sidewalk grade. Existing one Story Structures
shall be considered conforming and may be enlarged.
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1. Block 2 West. Building(s) and Structure(s), or any portions thereof, located on Block 2
West shall have their maximum benefit Heights limited as follows:
i. Parcel 11: 0 Stories
ii. Parcel 12: 2 Stories
2. Block 3 West. Building(s) and Structure(s), or any portions thereof, located on Parcels 22
and 23 of Block 3 West shall have a maximum benefit Height of two (2) Stories.
3. Block 1 East East. Building(s) and Structure(s), or any portions thereof, located on Tuttle
South may have a maximum height of thirty six (36) stories, in accordance with Section
3.9.1(i) of the SAP Regulating Plan."
h. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Height
necessary to conceal it. Other enclosures for housing stairs, bathrooms, elevators or
mechanical equipment or for ornamental Building features may extend up to ten (10) feet above
maximum height for T6-8 and T6-12, or above ten (10) feet by SAP Permit. Roof decks shall
be permitted up to the maximum Height. Trellises, open-air canopies and architectural façade
treatments that are open on one or more sides may extend above the maximum Height up to
fourteen (14) feet, but limited to fifteen percent (15%) of the Roof area.
i. All ground floor and roof top utility infrastructure and mechanical equipment shall be concealed
from public view. At the Building Frontage, all equipment such as backflow preventers, siamese
connections, and the like shall be screened from public view with landscaping or a similar
aesthetic treatment, placed within the line of the Facade or behind the Streetscreen. Exhaust
air fans and louvers may be allowed on the Facade only on Frontages fourteen (14’) feet above
the Sidewalk in a fashion that does not adversely impact the pedestrian experience. Service,
infrastructure and utility elements may be creatively concealed or emphasized. Rooftop
elements, such as equipment, tanks, exits and elevator towers, shall be designed, housed or
concealed as architectural elements worthy of public view, as such elements shall be visible
from the elevated highway and surrounding tall Buildings.
j. Streetscreens or fences shall be a minimum of three and a half (3.5) feet in Height and
constructed of a material matching the adjacent Building Facade or of masonry, wrought iron
or aluminum. The Streetscreen may be replaced by a hedge. Streetscreens shall have
openings no larger than necessary to allow automobile and pedestrian access. Streetscreens
shall be located co-planar with the Building Facade Line. Streetscreens over three (3) feet high
shall be fifty percent (50%) permeable or articulated to avoid blank walls.
k. Within the Second and Third Layers, fences and walls shall not exceed a Height of eight (8)
feet, with the exception of Streetscreens masking loading docks.
5.6.3 Building Function & Density (T6)
a. Buildings in T6 shall conform to the Functions, Densities, and Intensities described in Article 4,
Tables 3 and 4 and Illustration 5.6 of the Miami Design District Retail Street SAP. Certain
Functions as shown in Article 4, Table 3 of the Miami Design District Retail Street SAP shall
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require approval by Warrant or Exception. Consult Article 6 of the Miami Design District Retail
Street SAP for any supplemental regulations.
b. The calculation of the FLR shall not apply to that portion of the building that is entirely below
base flood elevation.
5.6.4 Parking Standards (T6)
a. Vehicular parking and loading shall be required as shown in Article 4, Tables 4 and 5 of the
Miami Design District Retail Street SAP.
b. On-street parking available along the Frontage Lines that correspond to each Lot shall be
counted toward the parking requirement of the Building on the Lot.
c. Parking should be accessed by an Alley. Parking shall be accessed from the Secondary
Frontage when available. Where Lots have only Principal Frontages, parking may be accessed
from the Principal Frontages. When a Lot has only Principal Frontages, Driveways, vehicular
entries, Loading Docks and service areas shall be at the Second Layer and permitted on
Principal Frontages.
d. Primary Frontage. All parking, open parking areas, covered parking, garages, Loading Spaces
and service areas, with the exception of drop-off drives and porte-cocheres, shall be located
within the Third Layer and shall be masked from the Frontage by a Liner Building or
Streetscreen as illustrated in Article 4, Table 8 of the Miami Design District Retail Street SAP.
Parking, drop-off drives and porte-cocheres may extend into the Second Layer with appropriate
Facade or Landscape treatment. For any above or below ground parking structures located at
the intersection of two Thoroughfares, a retail Liner shall be provided for a minimum of fifty feet
(50’) in order to complement the surrounding architecture. Surface parking may extend into the
Second Layer a maximum of twenty five percent (25%) of the length of the Primary Frontage
up to a maximum of fifty (50) feet, except for Interim Parking which may be 100% of the length
of the Primary Frontage and shall comply with all other applicable City Code regulations.
e. Underground parking may extend into the First Layer. Ramps to underground parking shall be
within the Second or Third Layers.
f. The vehicular entrance of a parking Lot or garage on a Frontage shall be no wider than forty-
five (45) feet. The minimum distance between vehicular entrances shall be twenty (20) feet at
the Property Line and may encroach into Setbacks. Where the vehicular entrance exceeds
thirty (30) feet in width, a median of not less than three (3) feet in width shall be provided
between vehicular ingress and egress travel lanes to enhance pedestrian safety.
1. Block 3 West. Notwithstanding the foregoing, the vehicular entrance of a Parking Garage
or Parking Structure on a Frontage on Block 3 West shall be no wider than fifty-one feet
(51’).
g. Pedestrian entrances to all parking lots and Parking Structures shall be directly from a Frontage
Line. Underground Parking Structures should be entered by pedestrians directly from a
Principal Building or the Pedestrian Passage.
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h. Buildings mixing uses shall provide parking for each Use. Shared Parking shall be calculated
according to Article 4, Table 5 of the Miami Design District Retail Street SAP.
i. Where Lots are Abutting, underground parking may extend to Abutting Blocks and Lots,
including under Thoroughfares.
j. Above-grade parking may extend into the Second Layer above a first floor liner with decorative
facade treatment matching the liner facade below or an art or green wall. Underground parking
may extend above grade into a first floor Liner if the Building Facade is designed to meet the
Sidewalk in such a manner that fully obscures the Parking Area.
5.6.5 Architectural Standards (T6)
a. Only permanent Structures shall be allowed. Temporary Structures, such as mobile homes,
construction trailers, travel trailers, recreational vehicles and other temporary Structures, shall
not be allowed, except as otherwise permitted by the City Code and this code.
b. The Facades on Retail Frontages shall be detailed as storefronts with decorative Facade
treatment or an art or green wall, and glazed no less than fifty per cent (50%) of the Sidewalk-
level Story. A reduction to the above glazing standard to provide between forty-nine percent
(49%) and thirty percent (30%) glazing may be granted by SAP Permit. Requests for reductions
to provide between twenty-nine percent (29%) to a minimum of fifteen percent (15%) glazing
may be granted by SAP Permit with review by the UDRB.
Notwithstanding the foregoing, the first one hundred feet (100’) two hundred feet (200’) of NE
38th Street east of NE 1st Avenue shall be detailed as a storefront and glazed with clear glass
for no less than 60% 70% of the sidewalk-level Story for the first 100 feet of the building
frontage, unless an artistic or architectural treatment in lieu of glazing is approved by SAP
Permit; the second one hundred feet (100') of building frontage along NE 38th Street east of
NE 1st Avenue shall contain an artistic or architectural treatment in lieu of glazing to be
approved by SAP Permit.
c. Roof materials should be light-colored, high Albedo or of a planted surface and shall comply
with Article 3, Section 3.13.2 of this Code.
d. The Facade of a parking garage that is not concealed behind a Habitable Liner and all
Elevations shall be screened to conceal all internal elements such as plumbing pipes, fans,
ducts and lighting. Ramping should be internalized wherever possible. Exposed spandrels shall
be prohibited. The exposed top level of parking structures shall be covered a minimum of sixty
percent (60%) with a shade producing structure such as, but not limited to, a vined pergola or
retractable canvas shade structure. In lieu of the use of the aforementioned shade producing
Structure, an alternate treatment of the exposed top level of parking Structure may be approved
by SAP Permit.
e. Building walls shall reinforce the continuity of the Frontage Line and of the Pedestrian Passage
by their surfaces and by their establishment of the edge. Building walls may curve, angle, or
deviate from the established Setback, as established pursuant to Sec. 3.3.6., by no more than
ten feet (10’) if approved by SAP Permit
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f. Each Shopfront Facade may be an individual design. In the case of Abutting Shopfront
Facades, their designs shall be coordinated. Party walls may extend beyond or above the walls
of Abutting buildings and shall be designed and finished as if they were intended to be
permanent as they may be seen from Thoroughfares, the Pedestrian Passage, and from
surrounding Buildings.
g. Not less than one (1) entrance door per Building or tenant space, as the case may be, shall be
at Sidewalk grade or the grade of the Pedestrian Passage, with the exception to entrance doors
for existing Buildings and their additions.
h. The visible exterior soffits of Balconies and roof overhangs and the ceilings of Arcades and
Balconies shall be articulated with attention to materials and lighting given that the undersides
of such elements are frequently more visible than the Facade.
5.6.6 Landscape Standards (T6)
a. Open Space shall be calculated on an aggregate basis for all of the new Building Lots included
as part of the Miami Design District Retail Street SAP and shall be a minimum of six and a half
percent (6.5%) of the total new Building Lot Area. Should the Open Space provided at the
completion of the development program set forth on page A1. 98 of the Concept Book fall below
ten percent (10%) of the total new Building Lot Area, the owner(s) of the multiple properties
comprising the Miami Design District Retail Street SAP area shall off-set the difference between
the desired ten percent (10%) Open Space and required six and a half percent (6.5%) Open
Space in accordance with the terms of the Development Agreement. Areas under permanent
kiosks shall not be calculated as Open Space.
5.6.7 Ambient Standards (T6)
a. Noise regulations shall be as established in the City Code.
b. Average lighting levels measured at the Building Frontage shall not exceed 20 fc (foot-candles).
c. Average Lighting of Building and contingent Open Spaces shall complement the street lighting
of Abutting public spaces as illustrated in Article 8 of the Miami Design District Retail Street
SAP. Interior garage lighting fixtures shall not be visible from Thoroughfares.
d. The lighting fixtures of exposed rooftop parking shall be concealed by a parapet wall and shall
not be seen from surrounding Thoroughfares.
e. Neither direct nor reflected light or glare shall extend or pollute beyond parapet walls.
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5 /25% additional Public Benefit 7 via RAF
or 300 du/ac max via RAD
8 / 10 Stories via RAF
Max.
Via RAF
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8 /30% additional Public Benefit 11 via Unutilized FLR
or 300 du/ac max via RAD
12/ 20 via RAF
Via RAF
BLOCK 1 EAST / BLOCK 1 WEST WEST /__
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8 /30% additional Public Benefit 11 via RAF
BLOCK 1 EAST EAST__
Or 300 du/ac max via RAD
12/36 via Bonus Height
36 36Via Bonus
Height
36
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or 300 du/ac max via RAD
8 /30% additional Public Benefit 11 via RAF
12/ 20 via RAF
Via RAF
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8 /30% additional Public Benefit 11 via RAF
or 300 du/ac max via RAD
12/ 20 via RAF
Via RAF
BLOCK 1 EAST / BLOCK 1 WEST WEST / BLOCK 2 EAST / BLOCK 2 WEST WEST /__PZ-20-8067
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8 /30% additional Public Benefit 11 via RAF
or 300 du/ac max via RAD
Via RAF
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ARTICLE 6. SUPPLEMENTAL REGULATIONS
6.3 COMMERCIAL USES
6.3.1 Large Scale Retail
A single commercial establishment occupying more than 55,000 square feet of Floor Area in the Miami
Design District Retail Street S.A.P. shall be permitted subject to the following requirements:
LOCATION By Right in T6-12 or above for up to two (2) establishments with a maximum size of 120,000 square feet and
160,000 square feet.
By Right in T5 for up to one (1) establishment with a maximum size of 120,000 square feet.
By Exception in T5 on Block 5 East for up to one (1) establishment with a maximum size of 100,000 square
feet.
LOT SIZE As required by the Transect Zone.
COMMERCIAL AREA
LIMITATIONS
Minimum of 55,000 square feet.
REQUIREMENTS
WHEN ABUTTING A
MORE RESTRICTIVE
A minimum of one (1) shade tree with a minimum Height of twelve (12) feet shall be planted at
twenty-five feet (25’) on center along the perimeter of the wall.
Additional landscaping in the form of shrubs and Buffer plant material shall also be required.
PARKING All required Parking shall conform to the Transect Zone.
ADDITIONAL
REQUIREMENTS
At ground level: Habitable Space, such as Liners , to conceal Parking Structures or Parking Areas
must be provided for at least sixty-five percent (65%) of linear street Frontages.
Second floor level: Habitable Space, such as Liners to conceal Parking Structures, with a
combination of architectural articulation for all linear street Frontages shall be required; however,
in no case shall the Habitable Space Liners be less than forty percent (40%) of all Linear street
Frontages.
Third floor level and above: Habitable Space, such as Liners, to conceal a Parking Structure with
a combination of architectural articulation for all liner street Frontages shall be permitted; however,
in no case will the Habitable Space Liners be less than twenty-five percent (25%) of all linear street
Frontages.
A decorative facade, art wall or green wall may substitute for the Liner on a maximum of two (2)
street Frontages.
6.3.2 Criteria for Certain Open Air Retail Uses
a. Open Air Retail uses, including Outdoor dining areas within Plazas, Courtyards, and
Pedestrian Passage, are permitted by Right.
b. All exhibits, displays and sales of items from a Retail Merchandising Unit shall be subject to
the following limitations:
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1. Retail Merchandising Units, excluding any associated signage, as permitted below in
b.5., shall be limited to a maximum size of one hundred and sixty (160) square feet in
area and shall not exceed a maximum Height of fifteen (15) feet;
2. There shall be no more than twenty (20) Retail Merchandising Units located in the SAP
boundaries, and limited to Parcels 1-63, as identified on Sheet A1.5 of the Concept
Book.
3. Retail Merchandising Units shall be setback from any adjacent public right-of-way by a
minimum of ten (10) feet.
4. Retail Merchandising Unit openings and windows may be closed from time to time to
secure the structure.
5. Individual exterior identity signs shall be limited to sixteen (16) square feet in area, with
no dimension exceeding eight (8) linear feet in length. There shall be no more than two
(2) identity signs per Retail Merchandising Unit.
c. Open Air Retail uses shall not count towards gross buildable area and floor lot ratio
calculations if the vending carts, kiosks, Retail Merchandising Units or other structure has
wheels and is removable within 24 hours in case of emergency.
d. Deviations from the standards set forth in Section 6.3.2.b may be approved by SAP Permit
upon a finding by the Planning Director that the requested modifications are justified due to
one or more of the following special conditions:
1. Established pedestrian flow patterns;
2. Existing landscape features;
3. Governmental action which creates a peculiar configuration on the subject property;
4. Deviations do not interfere with the pedestrian experience within the Pedestrian Passage.
6.3.7 Criteria for Other Outdoor Uses
a. Outdoor dining areas associated with permanent structures such as food and beverage
service establishments, or other retail uses shall be permitted as follows:
1. Outdoor dining areas within Plazas, Courtyards, and Pedestrian Passages are
permitted by Right.
2. Outdoor dining areas on a rooftop or fronting a Thoroughfare are permitted by
SAP Permit.
b. Artistic installations, exhibits and structures, including but not limited to artwork, tents, shipping
container concepts, or other creative installations, are permitted within Plazas, Courtyards, and
Pedestrian Passages by Right, and are permitted in areas fronting a Thoroughfare, or within
the public right of way by SAP Permit.
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6.5 SIGN STANDARDS
6.5.1.5 GENERAL REQUIREMENTS
The following general requirements and limitations shall apply with regard to Signs located within the
Miami Design District Retail Street SAP, in addition to provisions appearing elsewhere in this code, with
the exception of Signs located more than twenty-five feet (25’) from the intersection of any Thoroughfare
and the Pedestrian Passage. No Variance from these provisions is permitted unless other-wise provided
herein.
a. Any Sign allowed herein may contain, in lieu of any other message or copy, any lawful non-
Commercial message, so long as said Sign complies with the size, Height, Area and other
requirements of this code and the City Code.
b. Limitations on false and misleading Signs. It shall be unlawful to post any Sign that is false
or misleading.
c. No Sign adjacent to a T3, T4-R, T5-R or T6-R zone shall be illuminated or Flashing unless
such Signs are specifically authorized by the regulations for the Transect in which erected.
Whether or not illuminated or Flashing Signs are authorized generally within a zone, no
Flashing Sign shall be permitted within one hundred (100) feet of any portion of property in a
Residential district located north of NE 42nd Street, as measured along the street Frontage
on the same side of the street, or as measured in a straight line to property across the street,
if the flashing element of such Sign is directly visible from the Residential property involved.
d. Revolving or Whirling Signs and pennant or streamer Signs are hereby prohibited unless such
Signs are specifically authorized by the regulations for the Zone in which erected.
e. Signs of historic significance. Any Sign determined to be of historic significance by the Historic
and Environmental Preservation Board, through resolution that makes findings according to
the Chapter 23 of the City Code, may be exempted by Warrant from any Sign limitation
imposed by this code. The placement of said Sign may be as approved according to the
considerations and standards of Warrant approval, as the criteria in Chapter 23.
f. Variances for Height on freestanding outdoor Advertising Signs may be granted by the
Planning, Zoning and Appeals Board, pursuant to the limitations set forth in this code and
upon compliance with the following:
1. An application for a Height Variance for a freestanding outdoor Advertising Sign may only
be submitted, and accepted by the City, if the Height Variance is necessary due to a
government action which renders the Sign not visible from the roadway(s) which it was
intended to be viewed from; said government action will only be considered a justification
for the requested Variance if the action occurs after the Sign has been legally erected under
the provisions of the zoning ordinance in effect at the time the Sign was built. A legally
erected Sign that was legally constructed and not in compliance with the Height provisions
of the Zoning Ordinance may not justify the noncompliant Height as hardship for a Variance
request; only a subsequent government action, which physically impedes the visibility of a
Sign, will be considered a valid justification;
2. Any application for a Height Variance for a freestanding outdoor Advertising Sign must be
ac companied by line of sight studies from the roadway(s) which such Sign is intended to
be viewed from; and
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3. A finding must be made that the Variance be requested is the minimum Variance necessary
to make such Sign visible from the roadway(s) which such Sign is intended to be viewed
from.
4. In addition, this section shall not apply to any Sign with nonconforming status.
g. All Temporary Signs shall comply with the requirements of Chapter 62 of the City Code.
h. All Signs shall comply with the vision clearance standards of this code.
i. A Warrant shall be required for establishment of community or Neighborhood bulletin
boards, including kiosks in districts where permissible, but no Sign permits shall be required
for posting of notices thereon. Size and location standards shall be as set forth in the
districts where permissible. Subject to approval by the officer or agent designated by the
City Manager, such bulletin boards or kiosks may be erected on public property. Conditions
of the Warrant shall include assignment of responsibility for erection or maintenance, and
provision for removal if not properly maintained.
j. Freestanding Signs higher than seven (7) feet in height are prohibited in Transect Zones
T6-24, T6-36, T6-48, T6-60, and T6-80. Free standing Signs above seven (7) feet in height
are allowed By Right in District (D) Zones and may be permitted by Warrant in all other
Zones, subject to any applicable Design Guidelines. These regulations do not apply to those
signs regulated under Chapter 62, Article 13 of the City Code.
k. Painted wall Signs are prohibited in Transect Zones T6-24, T6-36, T6-48, T6-60, and T6-
80. Painted wall Signs are allowed By Right in District (D) Zones and may be permitted by
Warrant in all other Zones, subject to any applicable Design Guidelines. Painted wall Signs
shall be limited to on-premises business identification signage as more specifically
regulated in each transect zone per Section 6.5.2. These regulations do not apply to those
signs regulated under Chapter 62, Article 13 of the City Code.
6.5.2 TRANSECT SPECIFIC STANDARDS
6.5.2.1 GENERALLY
a. Criteria. In the review and approval of Signs, the City shall ensure compliance with all
applicable sections of the Florida Building Code and ensure that the Signs comply with the
zoning regulations of this code including:
1. The size and Area of the Signs comply with the specifications set forth for the type of
Sign and the Zone in which the Sign is to be located; and
2. The Signs comply with location standards on the subject property or Structure as
specified herein.
6.5.2.5 T4-O, T5-L, T5-O, T6-L, T6-O, CI-HD, D1, D2 AND D3
Except as otherwise provided, the following Signs are permitted and may be illuminated but shall not be
Animated or flashing.
a. For a single establishment within a Building:
1. Wall Signs. When a single establishment takes up an entire Building, wall Signs shall
be limited to one and one half (1 1/2) square feet of Sign Area for each lineal foot of
Building Facade area.
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Each establishment is permitted one (1) Identification Sign and up to two (2)
Secondary Identification Signs per Shopfront Facade, all of which shall be subject
to the aggregate Sign Area. The Sign Area for each Shopfront Facade shall be
calculated independently.
Wall signs shall be limited to registered trade names, logo brand marks, swashed,
simple lines, back plates and other decorative touches. Tag lines, bylines,
merchandise or service descriptions are not permitted.
The Copy Area of each Identification Sign and Secondary Identification Sign shall
be computed by surrounding each Sign with a square or rectangle shape in order
to calculate the area. Elements such as logo brand marks, swashes, simple lines,
back plates or other decorative touches shall not be included as part of the Copy
Area. Letter height shall be determined by measuring the tallest letter of an
Identification Sign or Secondary Identification Sign, inclusive of swashes,
ascenders, and descenders. Identification Signs and Secondary Identification
Signs shall not exceed eighty percent (80%) of the width of the Shopfront Facade.
The combined area of all Identification Signs and Secondary Identification Signs
shall not exceed thirty-five percent (35%) of the area of the Shopfront Facade.
2. Window Signs. Attached signs shall not exceed thirty-five (35%) of the glassed area
of the window in which placed. Number of such Signs in not limited by these
regulations, but the Window Sign areas shall be included as part of aggregate wall
Sign Area, as limited above. Only trade names or graphic logos may be used. Store
description, advertisements, or tag lines are not permitted. The entire graphic shall
be mounted below 48” in height from finished floor and all applied graphics shall be
adhered to the interior side of the glass. Painted Signs in the form of artistic murals
may be allowed by SAP Permit.
3. Projecting Signs. Shall be limited to one (1) Sign structure with no more than two (2)
Sign surfaces, neither of which shall exceed forty (40) square feet in Sign Area;
however, such permissible Sign Area may be increased to eighty (80) square feet
where maximum projection from the face of the Building is two (2) feet or less; sixty
(60) square feet where projection is more than two (2) and less than three (3) feet;
and forty (40) square feet where projection is at least three (3), but not more than
four (4) feet. The aggregate Area of such Signs shall be included as part of
aggregate wall Sign Area, as limited above.
4. Ground/Freestanding Signs. Shall be limited to one (1) Sign structure with no more
than two (2) Sign surfaces, neither of which shall exceed forty (40) square feet in
Sign Area for each establishment or for each one hundred (100) feet of street
Frontage. Permitted Sign Area may be cumulative, but no Sign surface shall exceed
one hundred (100) square feet. Maximum Height limitation shall be twenty (20) feet
including embellishments, measured from the crown of the nearest adjacent local or
arterial street, not including limited access highways or expressways, provided,
however, that the Zoning Administrator may increase the measurement of the crown
by up to five (5) feet to accommodate unusual or undulating site conditions.
5. Tenant Logo Treatment. Identification Signage (fascia wall signs, for example) can
be intermixed with large expressions and artistic interpretations of the tenant brand
logo marks. Tenant logos may be considered as larger scaled artistic expressions
of the merchandising and can be used at a large urban Building scale, as Building
patterns, or may be incorporated into the Building architecture itself, so as to be
considered a part of the Building and Facade expression. Building wraps are not
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permitted. All Tenant Logo Treatment shall not be calculated as part of aggregate
Facade Sign Area.
Where a tenant logo or any letter, numeral, character, figure or emblem will cover
more than fifty percent (50%) of the area of the Building Facade, such architectural
or artistic treatment shall require approval by SAP Permit.
6. Building Address Signs. Building addresses will not be calculated as part of
aggregate wall Sign Area, as limited above.
7. Wall Mounted Plaque. Not more than one (1) such Sign, not exceeding four (4)
square feet in area, may be located adjacent to entry doors. No taglines, slogans,
service or product descriptions are permitted in the text. A Wall Mounted Plaque shall
be calculated as part of aggregate Facade Sign Area, as limited above.
8. Inlaid Entry Vestibule Floor Signs. Not more than one (1) such Sign not exceeding
ten (10) square feet in area, may be recessed into the floor, located solely within
tenant lease line at the entry vestibule of the store, and integrated flush into the
surrounding flooring system. Such Signs must be fabricated out of durable, non-slip
materials. Inlaid Entry Vestibule Floor Signs shall not be calculated as part of
aggregate wall Sign Area, as limited above.
9. Interior Signs. Signage, mounted inside the store three (3) feet beyond the Shopfront
Facade, viewed from the pedestrian walkway will not be calculated as part of
aggregate Facade Sign Area, as limited above. Any Signage mounted inside the
store within three (3) feet of the Shop-front Facade shall be considered a Window
Sign and governed by the requirements of Sec. 6.5.2.5.a.2.
10. Video and animated architectural Facade treatments may be used as approved by
Warrant.
11. Prohibited Sign Types. Following is a list of prohibited sign types:
Suspended blade signs.
Moving, rotating, or flashing signs, except video facade treatments permitted via
SAP Permit.
Signs with exposed neon, vacuum-formed plastic, and internally illuminated plex-
faced box signs.
Parapet-mounted signs or signs which project above the parapet.
Painted tenant identity signs, except artistic murals permitted via SAP Permit.
Balloon or inflatable signs.
Signs which emit sound, odor, or any visible matter, except audio video permitted
through the SAP Permit.
Simulated materials, i.e. plastic laminate, paper, cardboard, foam, Sentra.
Freestanding tenant identity signs and portable signs such as A-frame sandwich
boards.
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Signs advertising the availability of employment opportunities.
Signs with tag lines, slogans, phone numbers, or service description.
Signs attached, painted on, or otherwise affixed to trees and landscaping.
b. For a single Building with more than one establishment opening up to the outdoors:
1. Wall Signs. The Building in which the establishments are located shall be allowed one (1)
wall Sign, limited to a Building Identification Sign, not exceeding fifty (50) square feet in
Area, for each face of the Building oriented toward the street, In addition, each individual
establishment within a Building that has a separate entrance to the outdoors (available to
the general public, whether on the ground floor or on an upper level), and a minimum
Frontage of twenty (20) linear feet to the outdoors, shall be allowed the following Signs:
A wall Sign not to exceed one (1) square foot in Area for each linear foot of
Frontage of the establishment.
Window Signs not to exceed twenty percent (20%) of the glass area of the window
or glass door in which placed; such Window Signs may be painted or attached.
The number of such Signs is not limited by these regulations, but aggregate Area
shall be included as part of aggregate wall Sign Area, as limited above.
A hanging (as in under an Awning or similar Structure) Sign not to exceed three
(3) square feet in Area.
2. Window Signs. Attached signs shall not exceed thirty-five (35%) of the glassed area of the
window in which placed. The number of such Signs is not limited by these regulations, but
the total areas shall be included as part of aggregate wall Sign Area, as limited above. Only
trade names or graphic logos may be used. Store descriptions, advertisements, or tag lines
are not permitted. The entire graphic shall be mounted below 48” in height from finished
floor and all applied graphics shall be adhered to the interior side of the glass. Painted
Signs in the form of artistic murals may be allowed by SAP Permit.
3. Projecting Signs. Shall be limited to one (1) Sign structure with no more than two (2) Sign
surfaces, neither of which shall exceed forty (40) square feet in Sign Area; however, such
permissible Sign Area may be increased to eighty (80) square feet where maximum
projection from the face of the Building is two (2) feet or less; sixty (60) square feet where
projection is more than two (2) and less than three (3) feet; and forty (40) square feet where
projection is at least three (3), but not more than four (4) feet. The aggregate Area of such
Signs shall not be included as part of aggregate wall Sign Area, as limited above.
4. Ground or freestanding Signs. Shall be limited to one (1) Sign structure with no more than
two (2) Sign surfaces, neither of which shall exceed forty (40) square feet in Sign Area for
each establishment or for each one hundred (100) feet of street Frontage. Permitted Sign
Area may be cumulative, but no Sign surface shall exceed one hundred (100) square feet.
Maximum Height limitation shall be twenty (20) feet including embellishments, measured
from the crown of the nearest adjacent local or arterial street, not including limited access
highways or expressways, provided, however, that the Zoning Administrator may increase
the measurement of the crown by up to five (5) feet to accommodate unusual or undulating
site conditions.
c. For outdoor advertising business Signs. Outdoor advertising business Signs shall be permitted
as accessory Uses to principal Commercial Uses, and such Signs shall further be limited as
follows:
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1. Signs shall be wall mounted only on side walls of the existing principal Commercial
Structure and shall not be freestanding;
2. Signs shall be limited to one Sign per Structure only;
3. Sign Area shall be limited to no greater than thirty-two (32) square feet;
4. Permissible Sign Area may only be utilized on a Commercial Structure which has the
allowable thirty-two (32) square feet of Sign Area unused from the total permissible wall
Sign Area for the Structure in question (not counting the twenty (20) square feet of wall
Signs allowable per establishment); and
5. Such Signs may either be painted or mounted onto the subject wall.
6.5.3 Limitations on Signs Above a Height of Fifty (50) Feet Above Grade
Except as otherwise provided in a specific Transect Zone, the following regulations shall apply to all Signs
above a Height of fifty (50) feet above grade:
a. Signs shall be limited to the identification of the Building or the name of one (1) major tenant
of the Building occupying more than five percent (5%) of the gross leasable Building Floor
Area. Not more than two (2) Signs per Building on two (2) separate Building Facades shall be
permitted.
b. Signs shall consist of individual letters or a graphic logotype, including embellishments such
as borders or backgrounds.
c. The maximum height of a letter shall be as indicated in the table below.
any portion of a Sign over fifty (50) feet but less than two
hundred (200) feet above grade
4 FEET
any portion of a Sign over two hundred (200) feet but less
than three hundred (300) feet above grade
6 FEET
any portion of a Sign over three hundred (300) feet but less
than four hundred (400) feet above grade
8 FEET
any portion of a Sign over four hundred (400) feet above
grade
9 FEET
d. The maximum height of a logo may exceed the maximum letter height by up to fifty percent
(50%) if its width does not exceed its height. When text and a graphic logotype are combined
in an integrated fashion to form a seal or emblem representative of an institution or corporation,
and when this emblem is to serve as the principal means of Building identification, the following
regulations shall apply.
any portion of a Sign over fifty (50) feet but less than
two hundred (200) feet above grade
200 SQ. FT
any portion of a Sign over two hundred (200) feet but
less than three hundred (300) feet above grade.
300 SQ. FT
any portion of a Sign over three hundred (300) feet
but less than four hundred (400) feet above grade
400 SQ. FT
any portion of a Sign over four hundred (400) feet
above grade
500 SQ. FT
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e. The maximum length of the Sign shall not exceed eighty percent (80%) of the width of the Building
wall upon which it is placed, as measured at the height of the Sign. The Sign shall consist of not more
than one (1) horizontal line or one (1) vertical of letters or symbols, unless it is determined that two
(2) lines of lettering would be more compatible with the Building design. The total length of the two
(2) lines of lettering, end-to-end, if permitted, shall not exceed eighty percent (80%) of the width of the
Building wall.
f. Deviations from the maximum size of letter, logotype, length of Sign or number of Signs may
be granted by Waiver.
g. All Signs higher than fifty (50) feet above grade may be permitted by Warrant and shall be reviewed
based on the following guidelines:
1. Signs should respect the Architectural Features of the Facade and be sized and placed
subordinate to those features. Overlapping of functional windows, extensions beyond parapet
edges obscuring architectural ornamentation or disruption of dominant Facade lines are
examples of Sign design problems considered unacceptable.
2. The Sign’s color and value (shades of light and dark) should be harmonious with Building
materials.
3. In the case of a lighted Sign, a reverse channel letter that silhouettes the Sign against a lighted
Building face or the subtle application of illuminated letter returns is desirable. Lighting of a Sign
should be accompanied by accent lighting of the Building’s distinctive Architectural Features and
especially the Facade area surrounding the Sign. Lighted Signs on unlit Buildings are un-
acceptable. The objective is a visual lighting emphasis on the Building with the lighted Sign as
subordinate.
4. Feature lighting of the Building, including exposed light elements that enhance Building lines, light
sculpture or kinetic displays that meet the criteria of the Miami-Dade County art-in-public places
ordinance, shall not be construed as Signage subject to these regulations.
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6.5.4 Special Area Plan Signage Package
The Miami Design District Retail Street SAP Signage Package shall serve to enhance the district’s identity,
provide safe and clear directional devices for visitors into and through the district, deliver information about
the Miami Design District Retail Street SAP area, and preserve the character of the surrounding community
as a unique destination for art, culture, design, and fashion in Miami. A SAP Signage Package shall allow
greater flexibility in sign regulations when the flexibility results in a higher or specialized quality design.
Approval of such a package may also authorize the placement of Directional Signs within the Public Right-
of-Way or First Layer subject to the following conditions: (i) Directional Signs shall not be located within
the First Layer or Public Right-of-Way so as to disrupt pedestrian activity; (ii) Directional Signs shall respect
the vision clearance standards set forth in Sec. 3.8.4 of Miami 21; and (iii) the placement of a Directional
Sign within the Public Right-of-Way shall require the approval of Public Works Department. Specific sign
standards may be exceeded for various sign types with the exception that the total aggregate areas for
Building Identification and Directional Signs are not exceeded. A SAP Signage Package submittal may be
submitted for either the entirety of the SAP area or for the individual blocks comprising the SAP area. Such
submittal, at a minimum, shall include the following: (i) a plan view of each Sign type indicating the typical
condition for each Sign type and (ii) the specifications of each sign type. Where an SAP Signage Package
is approved for an individual block, all subsequent submittals for future blocks shall incorporate an
aesthetic consistent with the aesthetic of the previously approved Signage package. Upon approval of a
SAP Signage Package, all signs which conform to the standards set forth therein shall not require an
individual SAP Permit, and shall be permitted if in compliance with the Florida Building Code.
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ARTICLE 7. PROCEDURES AND NONCONFORMITIES
7.1.2 Permits
The permits that may be necessary to develop property within the Miami Design District Retail Street SAP
area include the following: Warrant; Waiver; Exception; Variance; SAP Permit; and amendment to the Miami
Design District Retail Street SAP. The permits, with the exception of the SAP Permit, are illustrated in Article
7, Diagram 14. In addition, certain approvals may be necessary to confirm that uses are permitted under
the Code, these include zoning approval (by right), certificate of use, planning determination, or zoning
interpretation. Permits issued in error shall convey no rights to any party. The Zoning Administrator shall
require corrections to be made unless construction has commenced on that portion of the construction that
was permitted in error.
7.1.2.10 Miami Design District Retail Street SAP Permit
a. SAP Permit.
The SAP Permit authorizes the Development of Structures or Uses within the Miami Design
District Retail Street SAP area following review of the proposed design or Use by the Planning
Director. Design conditions or Uses requiring approval by SAP Permit are described in the
various articles of the Miami Design District Retail Street SAP, and are referenced here only
for convenience. The specific parameters of each SAP Permit are further described in the
articles in which each SAP Permit appears in the Code.
1. Arcades, Galleries, and Cantilevers in T4, T5, and T6 (Article 5, Section 5.4.2.b, 5.5.2.b,
and 5.6.2.b).
2. Encroachment of closed stair and open balconies above the 8th floor for T6-12 Lots west
of NE 1st Avenue a maximum of five (5) feet into the required Setback (Article 5, Section
5.6.1.f).
3. Habitable stories above Arcade and Cantilevered Buildings in T4, T5, and T6 (Article 5,
Section 5.4.2.b, 5.5.2.b, and 5.6.2.b).
4. Open, buffered Loading for T6-12 Lots located west of NE 1st Avenue (Article 5, Section
5.6.2.f).
5. Retail Frontage glazing reductions (Article 5, Section 5.4.5.b, 5.5.5.b, 5.6.5.b).
6. Single Establishment within a Building - painted Signs in the form of artistic murals (Article
6, Sec. 6.5.2.5.a.2).
7. Building with more than one establishment – painted Signs in the form of artistic murals
(Article 6, Sec. 6.5.2.5.b.2).
8. Architectural or artistic signage treatment where tenant logo or any letter, numeral,
character figure or emblem in excess of fifty percent (50%) of the area of the Building
Façade (Article 6, Sec. 6.5.2.5.a.5).
9. SAP Signage Package approval (Article 6, Section 6.5.4).
10. Decorative Facade treatment or art or green wall (Article 5, Section 5.5.4.i).
11. Building Setback modification from Established Setback (Article 5, Section 5.4.5.d.,
5.5.5.e, and 5.6.5.e).
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12. Vehicular pavement width for parking lot or Parking Garage entrance (Article 5, Section
5.5.4.e.i.1).
13. Outdoor dining areas fronting a Thoroughfare or on a rooftop (Article 6, Section
6.3.7(a)(2))
14. Artistic installations, exhibits and structures, including but not limited to artwork, tents,
shipping container concepts, or other creative installations (Article 6, Section 6.3.7(b))
b. SAP Permit review and approval process.
All Development of Structures or authorization of Uses within the Miami Design District Retail Street
SAP area identified as permitted by SAP Permit shall be reviewed and approved as set forth below.
1. Applications for SAP permits shall be made on forms provided by the city and, in addition, shall be
accompanied by any information reasonably deemed necessary by the Planning Director to render
a decision on the subject application. The Planning Director shall review each submitted application
for a SAP Permit for completeness. Unless a Building was specifically approved as part of the
Special Area Plan, all Buildings shall be reviewed by the Planning Director, after referral for
recommendation to the Coordinated Review Committee (CRC) for conformance to the Plan, prior
to the issuance of the Building Permit, consistent with the requirements of Sec. 3.9.1.g of this Code.
All applications for Uses within the Miami Design District Retail Street SAP authorized by the SAP
Permit shall be reviewed by the Planning Director without need for referral to the CRC.
2. Where there is no referral to the CRC, the Planning Director shall issue a notice of an intended
decision within twenty-one (21) calendar days of a determination that the SAP Permit application
is complete. Where there is a referral to the CRC, the Planning Director shall issue a notice of an
intended decision within fifteen (15) calendar days of the meeting date of the CRC. The applicant
shall have seven (7) calendar days from receipt of the notice of the intended decision to request a
conference with the Planning Director to discuss revisions or provide additional information
regarding the application. Within ten (10) calendar days of the conference, or if no conference is
requested within ten (10) days of the notice of the intended decision, the Planning Director shall
issue his decision with written findings and determinations regarding the applicable criteria set forth
in this section and any other applicable regulations as they relate to the application. The applicant
and the Planning Director may mutually agree to an extension of time for the issuance of the final
decision. The findings and determinations shall be used to approve, approve with condition, or deny
the SAP Permit application. If a decision is not issued by the Planning Director within the above-
specified timeframes, the SAP Permit application shall be deemed approved.
3. The Planning Director shall approve, approve with conditions, or deny the SAP Permit application.
Approvals shall be granted when the application is consistent with the Comprehensive Plan, the
Miami Design District Retail Street SAP, and the terms of the accompanying Development
Agreement. Conditional approvals shall be granted when the application requires the imposition of
conditions in order to be consistent with the Comprehensive Plan, the Miami Design District Retail
Street SAP, and the terms of the accompanying Development Agreement. Denials of applications
shall be issued if, in the estimation of the Planning Director, conditions and safeguards have been
considered and the application is still found to be inconsistent with the Comprehensive Plan, the
Miami Design District Retail Street SAP, and the accompanying Development Agreement. The
decision of the Planning Director shall include an explanation of the code requirements for an
appeal of the decision. The Director shall include a citation of the legal authority supporting the
denial of an SAP Permit application.
c. SAP Permit Review Criteria.
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A SAP Permit shall be approved if the application is consistent with the Comprehensive Plan,
the Miami Design District Retail Street SAP, and its accompanying Development Agreement.
The Planning Director shall further consider the criteria set forth in Table 12 of Article IV where
appropriate.
d. SAP Permit Appeal to the Planning, Zoning and Appeals Board.
The SAP Permit applicant may appeal the determination of the Planning Director within fifteen
(15) calendar days of the issuance of a final decision. Appeal of the determination of the
Planning Director shall be filed with the Office of Hearing Boards and shall be heard de novo
by the Planning, Zoning and Appeals Board. The Board shall determine whether to affirm or
reverse the determination of the Planning Director. Should the Board choose to reverse the
determination of the Planning Director, where the Planning Director previously denied the
SAP Permit, the Board may approve the permit as requested by the applicant or approve with
conditions and safeguards necessary to ensure the SAP permits consistency with the
Comprehensive Plan, the Miami Design District Special Area Plan, and the terms of the
accompanying Development Agreement.
The SAP Permit applicant may appeal the ruling of the Planning, Zoning and Appeals Board
to the City Commission within fifteen (15) calendar days of the issuance of its ruling. Such
appeals shall be filed with the Office of Hearing Boards and shall be considered de novo by
the City Commission. The City Commission shall determine whether to affirm or reverse the
ruling of the Board.
The filing of all appeals shall state the specific reasons for such appeal and shall be made on
forms designated by the Office of Hearing Boards together with the payment of any required
fee(s).
7.1.2.11 Modifications to the Initial Development Program & Redevelopment Credits
1. Uses, and their respective Intensities or Densities, indicated on page A1.98 of the Concept
Book are the Principal Uses currently envisioned for development on each specific parcel.
However, the Densities and Intensities listed therein may be redistributed to any Lot or
parcel within the Miami Design District Retail Street SAP area, subject always to the
Density and Intensity limits of the underlying Transect. Notwithstanding the Densities and
Intensities listed on page A1.98 of the Concept Book, future development within the Miami
Design District Retail Street SAP may exceed such specified Densities and Intensities in
aggregate by 10% without need for further administrative review. Any proposed
development within the Miami Design District Retail Street SAP which exceeds the
Densities and Intensities specified on page. A1.98 of the Concept Book by more than 10%
in aggregate may be approved by process of Exception, subject at all times to the
maximum Densities and Intensities permitted by the underlying Transect designation of a
particular Lot or parcel.
2. Where an existing Building identified on Page A2.3 of the Miami Design District Retail
Street SAP Concept Book is redeveloped, only the net additional Floor Area shall be
counted against the Density and Intensity limits set forth on Page A1.8 of the Miami Design
District Retail Street SAP Concept Book. Such redevelopment, however, shall remain
subject at all times to the maximum Densities and Intensities permitted by the underlying
Transect designation of a particular Lot or parcel.
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ARTICLE 9. LANDSCAPING REQUIREMENTS
9.5 MINIMUM STANDARDS
The following standards shall be considered minimum requirements unless otherwise
indicated:
9.5.3 TREES
a. Tree Size All trees, except street trees, shall be a minimum of twelve (12) feet high and have
a minimum caliper or diameter at breast height (DBH) of two (2) inches at time of planting,
except that thirty (30) percent of the tree requirement may be met by native species with a
minimum height of ten (10) feet and a minimum caliper of one and one-half (1 1/2) inches at
time of planting.
b. Street tree size and spacing Street trees shall be of a species typically grown in Miami-Dade
County which normally mature to a height of fifteen (15) feet and a minimum caliper of three
(3) inches at time of planting, and shall be provided along all roadways at a maximum average
spacing of thirty (30) feet on center, except as otherwise provided in this Article. The thirty (30)
foot average spacing requirement for multiple single family units and townhouse shall be based
on the total lineal footage of roadway for the entire project and not based on individual Lot
widths. Street trees shall be placed within the swale area or shall be placed on private property
where demonstrated to be necessary due to right-of-way obstructions as determined by the
Public Works Department. Street trees planted along private roadways shall be placed within
seven (7) feet of the edge of roadway pavement and/or where present within seven (7) feet of
the sidewalk.
c. Power lines
Where the height and location of overhead power-lines requires the planting of low growing
trees, street trees shall have a minimum height of eight (8) feet, a minimum caliper of one and
one-half (11/2) inches at time of planting, and shall meet the following requirements:
1. Single trunk trees clear of lateral branches to four (4) feet and/or multi trunk trees or
tree/shrubs, as referenced in the Landscape Manual, cleared of foliage to a height of four
(4) feet.
2. A maximum average spacing of twenty-five (25) feet on center.
3. Maturing to a height and spread not encroaching within five (5) feet of overhead power
distribution lines.
4. Under high voltage (50kV and above) transmission lines installed independent of under
built distribution lines, tree height and spread shall not exceed the minimum approach
distances specified in the current ANSI (American National Standards Institute) Z133.1
Standards, as referenced in the Landscape Manual.
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9.5.5 MINIMUM NUMBER OF TREES
The minimum number of required trees, in addition to street trees, is referenced in Table A.
Within the Miami Design District Retail Street SAP, where the trees provided exceed the minimum
caliper or DBH requirements set forth in Sec 9.5.3.a and 9.5.3.b, the total number of required trees
may be reduced, so long as, at the time of planting, the total minimum caliper or DBH provided is
equal to or greater than the total minimum caliper or DBH for the number trees required in Table A
and Sec. 9.5.3.b at the time of planting.
TABLE A
*Note: Chart to be inserted.
*Requirements determined by most restrictive abutting Transect Zone Where a conflict exists, the
requirement imposing the higher standard shall apply.
a. Urban Center and Urban Core Transect Zones. In Urban Center or Urban Core Transect
Zones, if the minimum number of trees required cannot be reasonably planted on the ground
level of the subject property, the applicant may plant twenty-five percent (25%) of the required
trees on upper levels such as open recreation areas or exposed decks.
b. Off-site tree planting. If the minimum number of trees required cannot be reasonably planted
within the Miami Design District Retail Street SAP Area, the applicant may enter into an
agreement with the city, as approved by the department, to plant the excess number of required
trees on public property in the following order of priority: (i) elsewhere within Design District; (ii)
within one (1) mile of the Design District; or (iii) within any City park; or (iv) at any location within
the City approved by the Planning Department.
c. Tree trust fund. If the minimum number of trees required cannot be reasonably planted on the
subject property, but as an alternative to the off-site tree planting option provided in subsection
9.5.5.b, the applicant shall contribute into the city’s tree trust fund the sum of one thousand
dollars ($1000.00) for each two (2) inch caliper tree required in accordance with Table A of
Section 9.5.5. A city resident with current proof of residency and homestead status shall
contribute five hundred ($500.00) for each two (2) inch caliper tree required in accordance with
Table A of Section 9.5.5.
d. Grassed areas that are to be used for organized sports such as football and soccer or other
similar sports or playgrounds, that are clearly identified on a landscape plan shall not be
counted toward calculating tree and maximum lawn area requirements.
e. Trees shall be planted to provide shade to residential structures of a height of thirty-five (35)
feet or less. At least two (2) required lot trees shall be positioned in the energy conservation
zone as defined herein. All exterior air conditioning units, except for air conditioning units placed
on the roof, shall be shaded by trees and/or shrubs as referenced in the Landscape Manual.
f. Palms of a fourteen (14) foot minimum overall height and minimum caliper of three (3) inches
at time of planting shall count as a required tree on the basis of two (2) palms-per tree, except
as provided herein for palms used as of street trees. No more than thirty (30) percent of the
minimum tree requirements shall be palms.
g. Existing trees required by law to be preserved on site and that meet the requirements of Section
9.5.3, may be counted toward fulfilling the minimum tree requirements.
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h. Prohibited and controlled tree species shall not be counted toward fulfilling minimum tree
requirements. Prohibited trees shall be removed from the site after obtaining approval of a tree
removal permit.
i. No less than thirty (30) percent of the required trees and/or palms shall be native species.
j. No less than fifty (50) percent of the required trees shall be low maintenance and drought
tolerant species.
k. Eighty (80) percent of the trees shall be listed in the Miami-Dade Landscape Manual, the Miami-
Dade Street Tree Master Plan and/or the University of Florida’s Low-Maintenance Landscape
Plants for South Florida list.
l. In order to prevent adverse environmental impacts to existing native plant communities,
cabbage palms (Sabal palmetto) that are harvested from the wild shall not be used to satisfy
minimum landscaping requirements. Only existing cabbage palms (Sabal palmetto) which are
rescued from government approved donor sites, transplanted within the site, or commercially
grown from seed shall be counted towards the minimum tree and native plant requirements.
m. When trees are planted within the right-of-way, the owners of land adjacent to the areas where
street trees are planted must maintain those areas including the trees, plants and sod, using
pruning methods specified in this Code. A covenant executed by those owners is required, or
a special taxing district must be created to maintain these areas. Where the State, County or
municipality determines that the planting of trees and other landscape material is not
appropriate in the public right-of-way, they may require that said trees and landscape material
be placed on private property.
n. Consideration shall be given to the selection of trees, plants and planting site to avoid serious
problems such as clogged sewers, cracked sidewalks, and power service interruptions.
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SAP 2.4 CONCEPT BOOK
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Miami Design District Retail Street Special Area Plan
A1.4Duany Plater-Zyberk & ComPany
a r c h i t e c t s a n d t o w n p l a n n e r s
Special Area Plan Properties
Map # Building Name Address Lot Area Map # Building Name Address Lot Area
(Miami Dade property listing) 31 60 NE 41st Street
1 Laverne 90 NE 39th Street 13,438 32 80 NE 41st Street
100 NE 39th Street 33 84 NE 41st Street
105 NE 38th Street 34 90 NE 41st Street
3801 NE 1st Avenue 35 Moore 140 140 NE 41st Street 5,261
3821 NE 1st Avenue 36 Mosaic (Lot) 144 NE 41st Street 5,251
3 108 NE 39th Street 4,651 37 Rosen (Lot) 150 NE 41st Street 5,261
4 140 NE 39th Street 45,722 38 Palmer Building 158 NE 41st Street 7,279
5 3821 NE 1st Court 39REMOVED FROM SAP 53 NE 41st Street
6 3821 NE 1st Court 40REMOVED FROM SAP 61 NE 41st Street
7 180 NE 39th Street 45,906 41 Moore 77 77 NE 41st Street 7,857
8 Buick 3841 NE 2nd Avenue 26,928 42 Moore 115 115 NE 41st Street 11,904
9 Tuttle (South) 3750 Biscayne Blvd 76,831 43 Scarlet Begonia 135 NE 41st Street 6,276
10 Tuttle (North) 299 NE 38th Street 25,008 44 Church (FCAA) 150 NE 42nd Street 66,520
11 92 NE 40th Street 7,364 45 4100/ Lee 4100 NE 2nd Avenue 20,754
12 99 NE 39th Street 9,208 46 4141 4141 NE 2nd Avenue 95,175
13 101 NE 39th Street 47 4200 4200 NE 2nd Avenue 5,040
13 100 NE 40th Street 48 Flagler 4218 NE 2nd Avenue 15,701
13 108 NE 40th Street 49 4240 4240 NE 2nd Avenue 5,038
14 119 NE 39th Street 4,942 50 City Garage 3800 NE 1st Avenue 31,291
15 OP120 139 NE 39th Street 51 Sebastian 35 NE 38th Street 9,524
16 OP110 163 NE 39th Street 52 Spear 3815 NE Miami Court 5,061
17 Oak Plaza - KVA 150 NE 40th Street 53 Always Flowers 50 NE 39th Street 6,121
160 NE 40th Street 54 30 NE 39th Street
154 NE 40th Street 55 3840 NE Miami Court
19 Thomas Maier 170 NE 40th Street 4,989 56 3825 N Miami Avenue
20 Melin 3930 NE 2nd Avenue 29,879 57 3852 N Miami Avenue
21 Newton 201 NE 39th Street 9,060 58 20 NW 39th Street
22 81 NE 40th Street 7,520 59 28 NW 39th Street
23 95 NE 40th Street 9,893 60 3900 N Miami Avenue
24 Bridge South 151 NE 40th Street 5,005 61 21 NW 39th Street
25 Mosaic / Chatham 155 NE 40th Street 12,512 62 Uptown Girl 4100 NE 1st Avenue 5,739
63 Tiny Dancer 4039 NE 1st Avenue 5,133
64 Helm 220 NE 43rd Street 80,976
27 4040 NE 2nd Avenue
28 34 NE 41st Street 914,692 sf or 20.99 acres
29 42 NE 41st Street 80,976 sf or 1.86 acres
30 56 NE 41st Street (13,086 sf) or .30 acres
982,582 sf or 22.56 acres
JBL
Sweetbird North
New Lots under Second Amendmentsee next page
28,621
40,100
175 NE 40th Street
Moore / Garden
Lidia
Palm Court
2
Sweetbird South
Museum Garage
26
18 Oak Plaza - Twery
Museum Garage
Total SAP Lot Area
41,971
Removed Lot Area under Third Amendment
Approved Lot Area
25,074
Marcy 21,281
Madonna 16,266
28,006
23,335
17,910
Digitally
signed by
Jonathan W
Cardello
Date:
2020.08.11
17:15:47
-04'00'
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Miami Design District Retail Street Special Area Plan
A1.8Duany Plater-Zyberk & ComPany
a r c h i t e c t s a n d t o w n p l a n n e r s
Illustrative Master Plan
MIAMI DESIGN DISTRICT SAP AGGREGATE SPREADSHEET
SAP Property Number(s) Property Name Open Space* Civic Space
50,643 45,875
2,3,4,5,6,7 Palm Court 162 21,057
13,14 JBL 1,871 ‐
16 OP‐110 3,486 ‐
15 OP120 1,416 ‐
50,51 City View Garage 1,864 ‐
42,43,44,44 Paradise Plaza 6,190 15,723
28,29,30,31,32,33,34 Museum Garage 3,315 ‐
35,36,24,37** Bridge Buildings 933 3,525
38,37** Jade Building 1,723 1,675
25 Mosaic 411 1,355
52,53 Penny Lane 1,035 ‐
19 Maier 328 ‐
63 Stardust East 271 ‐
62,41 Stardust West 2,188 ‐
11,12 Sweet Bird South 1,187 ‐
TOTAL APPROVED 26,380 43,335
24,263 2,540
SAP PROPERTY 64 8,097 4,049
**Property Number 37 is shared between the Bridge and Jade Buildings
*Excess civic space can be counted towards the open space requirement,
pursuant to sheet A1.9 of the Concept Book
Area Calculations
REMANING DEVELOPMENT RIGHTS /
Property Information
SAP DEVELOPMENT RIGHTS / REQUIREMENTS
Digitally signed by
Jonathan W Cardello
Date: 2020.07.24
16:18:32 -04'00'
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B LOCK 1 EAST EAST
Digitally signed by
Jonathan W Cardello
Date: 2020.07.24
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1
MAP #1: LAVERNE
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
90 NE 39th Street (Folio No.: 01-3124-029-0130)
Lots 1, 2 and 3, Block 2, of BILTMORE COURT, according to the Plat
thereof, as recorded in Plat Book 7, at Page 37, of the Public Records
of Miami-Dade County, Florida
MAP #2, 3, 4, 5, 6, 7: PALM COURT
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
100 NE 39th Street (Folio No.: 01-3124-046-0010)
Jungle Plaza3851 NE 1 Avenue (Folio No.: 01-3124-046-0020)
Jungle Plaza3801 NE 1 Avenue (Folio No.: 01-3124-046-0030)
132 NE 39th Street (Folio No.: 01-3124-046-0040)
140 NE 39th Street (Folio No.: 01-3124-046-0050)
180 NE 39th Street (Folio No.: 01-3124-046-0060)
3821 NE 1 Court (Folio No.: 01-3124-046-0070)
Tracts A, B, C, D, E, F and G of PALM WAY SUBDIVISION,
according to the Plat thereof, as recorded in Plat Book 170, at Page 32,
of the Public Records of Miami-Dade County, Florida.
MAP #8: BUICK
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
3841 NE 2nd Avenue (Folio No.: 01-3219-011-0100)
The North 68.32 feet of Lot 2, and all of Lot 3, of SECOND
AMENDED PLAT OF MAGNOLIA PARK, according to the Plat
thereof, as recorded in Plat Book 5, at Page 25, of the Public Records
of Miami-Dade County, Florida, together with that certain twelve-foot
strip of land lying adjacent to and immediately East of the above-
described property, said twelve-foot strip having for its Easterly
boundary the Florida East Coast Railroad right-of-way.
MAP #9: TUTTLE SOUTH
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
3725 Biscayne Boulevard (Folio No.: 01-3219-045-0010)
Tract A of VIA TUTTLE SUBDIVISION, according to the plat
thereof, as recorded in Plat Book 163, at Page 59, of the Public Records
of Miami-Dade County, Florida
formerly described as:
Lot 32, less that part in Biscayne Boulevard, and Lots 33 through 36,
less the West 6 feet thereof, MAGNOLIA PARK, 2ND AMENDED
PLAT THEREOF, according to the Plat thereof, as recorded in Plat
Book 5, at Page 25, of the Public Records of Miami-Dade County,
Florida;
AND
Lots 33, 35 and 37, of BUENA VISTA BISCAYNE BADGER CLUB
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book
1, at Page 115, of the Public Records of Miami-Dade County, Florida;
EXHIBITA
MIAMI DESIGNDISTRICTRETAILSTREETSAP
LEGALDESCRIPTIONS:
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AND
The North 34.88 feet of Lot 31 of BUENA VISTA BISCAYNE
BADGER CLUB SUBDIVISION, according to the Plat thereof, as
recorded in Plat Book 1, at Page 115, of the Public Records of Miami-
Dade County, Florida;
AND
The East one foot of the West 6 feet of Lot 36, MAGNOLIA PARK,
2ND AMENDED PLAT THEREOF, according to the Plat thereof, as
recorded in Plat Book 5, at Page 25, of the Public Records of Miami-
Dade County, Florida.
MAP #10: TUTTLE NORTH
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
299 NE 38th Street (Folio No.: 01-3219-011-0330)
Lots 37, 38 and 39, SECOND AMENDED PLAT OF MAGNOLIA
PARK, less right of way of Biscayne Boulevard, according to the plat
thereof, as recorded in Plat Book 5, at Page 25, of the Public Records
of Miami-Dade County, Florida.
MAP #11, 12: SWEET BIRD SOUTH
(f/k/a Norwegian Wood and Casa/Lady Jane)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
92 NE 40th Street (Folio No.: 01-3124-029-0010)
99 NE 39th Street
Lots 1, 2 and 3, Block 3, of AMENDED PLAT OF COMMERCIAL
BILTMORE 1921, according to the Plat thereof, as recorded in Plat
Book 6, at Page 132, of the Public Records of Miami-Dade County,
Florida.
And
Lots 1 and 2, Block 1, of BILTMORE COURT, according to the Plat
thereof, as recorded in Plat Book 7, at Page 37, of the Public Records
of Miami-Dade County, Florida.
MAP #13, 14: JBL
(f/k/a JBL and Hale Daniel)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
100 NE 40th Street (Folio No.: 01-3124-030-0090)
108 NE 40th Street
101 NE 39th Street
119 NE 39th Street
103 NE 39th Street
105 NE 39th Street
107 NE 39th Street
111 NE 39th Street
3907 NE 1st Avenue
3911 NE 1st Avenue
Subtract A:
Lot 11 and the East 3 feet of Lot 12, in Block 1, of MAGNOLIA
COURT, according to the Plat thereof, as recorded in Plat Book 6, at
Page 105, of the Public Records of Miami- Dade County, Florida.
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Subtract B:
Parcel 1:
Lots 21, 22 and 23, of SECOND SECTION, COMMERCIAL
BILTMORE 1924, according to the plat thereof, as recorded in Plat
Book 12, at Page 44, of the Public Records of Miami-Dade County,
Florida.
Parcel 2:
Lot “A”, of BILTMORE COURT, according to the Plat thereof, as
recorded in Plat Book 7, at Page 37 of the Public Records of Miami-
Dade County, Florida.
Parcel 3:
Unnumbered Lot 13 x 100 feet East of Moore Parkway and West of
J.W. Wallace Tract, COMMERCIAL BILTMORE, according to the
Plat thereof, as recorded in Plat Book 6, at Page 132, of the Public
Records of Miami-Dade County, Florida.
Parcel 4:
Lot 12, less the East 3 feet thereof, and Lot 13, in Block 1, of
MAGNOLIA COURT, according to the Plat thereof, as recorded in
Plat Book 6, at Page 105, of the Public Records of Miami-Dade County,
Florida, less that part of said Lot 13 described as follows:
Beginning at the Southwesterly corner of Lot 13, Block 1, of
MAGNOLIA COURT, according to the Plat thereof, as recorded in
Plat Book 6, at Page 105, of the Public Records of Miami-Dade County,
Florida; thence run Eastwardly along the Southerly line of said Lot 13,
a distance of Twelve (12) feet to a point of curve; thence run
Westwardly and Northwestwardly along the arc of a tangential curve
to the right, having a radius of Twenty-Five (25) feet and a central angle
of 8°41’07” for a distance of 12.52 feet to a point on the Westerly line
of said Lot 13; thence run Southwardly along the Westerly line of said
Lot 13 a distance of 3.07 feet to the Point of Beginning.
MAP #15: OAK PLAZA-OP 120
(f/k/a Collins)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
139 NE 39th Street (Folio No.: 01-3124-030-0060)
LOTS 7 THROUGH 9, INCLUSIVE, BLOCK 1, MAGNOLIA
COURT, ACCORDING TO THE PLAT THEREOF, AS RECORDED
IN PLAT BOOK 6, AT PAGE 105, OF THE PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA,
LESS AND EXCEPT THAT PORTION OF SAID LOT 7 LYING
EASTERLY OF THE SOUTHERLY PROLONGATION OF THE
WESTERLY LINE OF THE EAST 5.00 FEET OF LOT 12, SECOND
SECTION, COMMERCIAL BILTMORE, AS RECORDED IN PLAT
BOOK 12, AT PAGE 44, OF THE PUBLIC RECORDS OF MIAMI-
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DADE COUNTY, FLORIDA, SAID PORTION OF LOT 7 BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE SOUTHEAST CORNER OF SAID LOT 7;
THENCE SOUTH 89°58'58" WEST ALONG SOUTH BOUNDARY
OF SAID LOT 7, FOR A DISTANCE OF 43.98 FEET; THENCE
NORTH 00°01'50" WEST ALONG THE SOUTHERLY
PROLONGATION OF THE WESTERLY LINE OF THE EAST 5.00
FEET OF SAID LOT 12, FOR A DISTANCE OF 93.23 FEET TO
THE NORTH BOUNDARY OF SAID LOT 7; THENCE NORTH
89°59'41" EAST ALONG THE NORTH BOUNDARY OF SAID LOT
7, FOR A DISTANCE OF 43.98 FEET TO THE NORTHEAST
CORNER OF SAID LOT 7; THENCE SOUTH 00°01'50" EAST
ALONG THE EAST BOUNDARY OF SAID LOT 7, FOR A
DISTANCE OF 93.22 FEET TO THE POINT OF BEGINNING.
MAP #16: OAK PLAZA OP 110
(f/k/a Loggia)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
163 NE 39th Street (Folio No.: 01-3124-030-0050)
LOT 6 AND THAT PORTION OF LOT 7, BLOCK 1, MAGNOLIA
COURT, ACCORDING TO THE PLAT THEREOF, AS RECORDED
IN PLAT BOOK 6, AT PAGE 105, OF THE PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA, LYING EASTERLY OF THE
SOUTHERLY PROLONGATION OF THE WESTERLY LINE OF
THE EAST 5.00 FEET OF LOT 12, SECOND SECTION,
COMMERCIAL BILTMORE, AS RECORDED IN PLAT BOOK 12,
AT PAGE 44, OF THE PUBLIC RECORDS OF MIAMI-DADE
COUNTY, FLORIDA, SAID PORTION OF LOT 7 BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE SOUTHEAST CORNER OF SAID LOT 7;
THENCE SOUTH 89°58'58" WEST ALONG SOUTH BOUNDARY
OF SAID LOT 7, FOR A DISTANCE OF 43.98 FEET; THENCE
NORTH 00°01'50" WEST ALONG THE SOUTHERLY
PROLONGATION OF THE WESTERLY LINE OF THE EAST 5.00
FEET OF SAID LOT 12, FOR A DISTANCE OF 93.23 FEET TO
THE NORTH BOUNDARY OF SAID LOT 7; THENCE NORTH
89°59'41" EAST ALONG THE NORTH BOUNDARY OF SAID LOT
7, FOR A DISTANCE OF 43.98 FEET TO THE NORTHEAST
CORNER OF SAID LOT 7; THENCE SOUTH 00°01'50" EAST
ALONG THE EAST BOUNDARY OF SAID LOT 7, FOR A
DISTANCE OF 93.22 FEET TO THE POINT OF BEGINNING.
MAP #17: OAK PLAZA KVA OP 150 (Fendi)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
150 NE 40th Street (Folio No.: 01-3124-028-0080)
The West 20 feet of Lot 12, and all of Lot 13, of COMMERCIAL
BILTMORE, SECOND SECTION, according to the plat thereof, as
recorded in Plat Book 12, at Page 44, of the Public Records of Miami-
Dade County, Florida.
Also known as:
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The West 20 feet of Lot 12, and all of Lot 13, of SECOND SECTION,
COMMERCIAL BILTMORE 1924, according to the plat thereof, as
recorded in Plat Book 12, at Page 44, of the Public Records of Miami-
Dade County, Florida.
MAP #18: OAK PLAZA OP 160
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
160 NE 40th Street (Folio No.: 01-3124-028-0060)
154 NE 40th Street (Folio No.: 01-3124-028-0070)
Lots 10, 11 and the East 5 feet of Lot 12, of SECOND SECTION,
COMMERCIAL BILTMORE 1924, according to the plat thereof, as
recorded in Plat Book 12, at Page 44, of the Public Records of Miami-
Dade County, Florida.
MAP #19: TOMAS MAIER
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
170 NE 40th Street (Folio No.: 01-3124-028-0040)
Lots 7 and 8, of SECOND SECTION, COMMERCIAL BILTMORE
1924, according to the Plat thereof, as recorded in Plat Book 12, at Page
44, of the Public Records of Miami-Dade County, Florida.
MAP #20: MELIN
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
3930 NE 2nd Avenue (Folio No.: 01-3124-028-0010)
Lots 1 through 6 inclusive, of SECOND SECTION, COMMERCIAL
BILTMORE 1924, according to the plat thereof, as recorded in Plat
Book 12, at Page 44, of the Public Records of Miami-Dade County,
Florida, and Lots 1 through 4, inclusive, Block 1, and unnumbered Lot
East of Lot 4, Block 1, of MAGNOLIA COURT, according to the plat
thereof, as recorded in Plat Book 6, at Page 105, of the Public Records
of Miami-Dade County, Florida.
LESS
Those portions of Lots 1, 2 and 3, Block 1, MAGNOLIA COURT,
according to the plat thereof, as recorded in Plat Book 6, at Page 105,
of the Public Records of Miami-Dade County, Florida, being more
particularly described as follows:
The East 10 feet of Lots 1, 2 and 3, and the external area of a circular
curve, contained within said Lot 3, concave to the Northwest having a
radius of 25 feet and tangents which are 25 feet North of and parallel
with the centerline of N.E. 39th Street and 35 feet West of and parallel
with the centerline of N.E. 2nd Avenue;
AND LESS
Those portions of Lots 1, 2 and 3, SECOND SECTION,
COMMERCIAL BILTMORE 1924, according to the plat thereof, as
recorded in Plat Book 12, at Page 44, of the Public Records of Miami-
Dade County, Florida, being more particularly described as follows:
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The East 2 feet of Lots 1, 2 and 3, and the external area of a circular
curve, contained within said Lot 3, concave to the Southwest having a
radius of 25 feet and tangents which are 33 feet South of and parallel
with the centerline of N.E. 40th Street and 35 feet West of and parallel
with the centerline of N.E. 2nd Avenue.
MAP #21: (NEWTON)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
201 NE 39th Street (Folio No.: 01-3129-012-0010)
Lots 1 and 2 and the 10.00-foot Easterly adjacent alley, PLAT
SHOWING RESUBDIVISION OF LOTS 4-5-6 & 7 OF SECOND
AMENDED PLAT OF MAGNOLIA PARK, according to the Plat
thereof, as recorded in Plat Book 4, at Page 150, of the Public Records
of Miami-Dade County, Florida.
MAP #22, 23: (SWEET BIRD NORTH)
(f/k/a Asi-Museum Village and Suttin and Lovely Rita)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
81 NE 40th Street and 95 NE 40th Street
(Folio No.: 01-3124-049-0020)
Tract B, MUSEUM SUBDIVISION, according to the Plat thereof, as
recorded in Plat Book 172, Page 98, of the Public Records of Miami-
Dade County, Florida.
Formerly known as:
Lots 5, 6 and 7, Block 2, of AMENDED PLAT OF COMMERCIAL
BILTMORE 1921, according to the Plat thereof, as recorded in Plat
Book 6, at Page 132, of the Public Records of Miami-Dade County,
Florida.
And
Lots 1, 2, 3 and 4, Block 2, AMENDED PLAT OF COMMERCIAL
BILTMORE 1921, as according to the Plat thereof, as recorded in Plat
Book 6, at Page 132, of the Public Records of Miami-Dade County,
Florida.
MAP #24, 25, 26, 27, 35, 36, 37, 38:
(BRIDGE NORTH, BRIDGE SOUTH, JADE, MOSAIC,
MOORE/GARDEN)
(f/k/a Rosen, Mosaic/Chatham, Moore-Garden, Moore, Moore
140, Mosaic Lot, Rosen Lot, Palmer Building)
SUBJECT PROPERTY STREET ADDRESS(ES): 140 NE 41st Street (Folio No.: 01-3124-048-0020)
144 NE 41st Street
150 NE 41st Street (Folio No.: 01-3124-048-0030)
158 NE 41st Street
175 NE 40th Street (Folio No.: 01-3124-048-0040)
4040 NE 2nd Avenue
155 NE 40th Street (Folio No.: 01-3124-048-0050)
151 NE 40th Street (Folio No.: 01-3124-048-0060)
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SUBJECT PROPERTY LEGAL DESCRIPTION: Tracts B, C, D, E and F, of BRIDGE SUBDIVISION, according to the
Plat thereof, as recorded in Plat Book 171, at Page 100, of the Public
Records of Miami-Dade County, Florida.
Said Tracts B (Bridge North), C (Jade), D (Moore/Garden), E (Mosiac)
and F (Bridge South) of said Plat formerly having been described as
Tracts 10, 11, 14 and a portion of vacated alleys more particularly
described as follows:
(Moore/Garden)
Parcel 1:
Lots 3, 5, 6 and 7, of AMENDED PLAT OF A PORTION OF BLOCK
10 OF BILTMORE SUBDIVISION AND A PORTION OF BLOCK 1
OF THE AMENDED PLAT OF COMMERCIAL BILTMORE
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book
45, at Page 55, of the Public Records of Miami-Dade County, Florida.
Parcel 2:
Lots 1 and 2, in Block 10, of BILTMORE, according to the Plat thereof,
as recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
Parcel 3:
Lots 2, 3 and 4, in Block 1, of AMENDED PLAT OF COMMERCIAL
BILTMORE 1921, according to the Plat thereof, as recorded in Plat
Book 6, at Page 132, of the Public Records of Miami-Dade County,
Florida.
Together with:
A portion of the 12 foot Alley lying North of Block 1, AMENDED
PLAT OF COMMERCIAL BILTMORE 1921, according to the Plat
thereof, as recorded in Plat Book 6, at Page 132, of the Public Records
of Miami-Dade County, Florida, being more particularly described as
follows:
BEGIN at the Northeast corner of said Lot 8; thence N00°03'19"W,
along the Northerly prolongation of the East line of said Lot 8, for a
distance; thence N89°59'47"E, along the centerline of 12 foot Alley,
for a distance of 7.41 feet; thence S00°00'50"W, along a Westerly line
of Lot 7, AMENDED PLAT OF A PORTION OF BLOCK 10 OF
BILTMORE SUBDIVISION AND A PORTION OF BLOCK 1 OF
THE AMENDED PLAT OF COMMERCIAL BILTMORE
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book
45, at Page 55, of the Public Records, Miami-Dade County, Florida, for
a distance of 6.00 feet; thence S89°59'47"W, along a Northerly line of
said Lot 7, for a distance of 7.41 feet to the POINT OF BEGINNING.
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(Mosaic / Bridge South)
Parcel 1:
Lots 8, 9, 10, 11 and 12, Block 1, of AMENDED PLAT OF
COMMERCIAL BILTMORE 1921, according to the plat thereof, as
recorded in Plat Book 6, at Page 132, of the Public Records of Miami-
Dade County, Florida.
Together with:
A portion of the 12 foot Alley lying North of Block 1, AMENDED
PLAT OF COMMERCIAL BILTMORE 1921, according to the Plat
thereof, as recorded in Plat Book 6, at Page 132, of the Public Records
of Miami-Dade County, Florida, being more particularly described as
follows:
BEGIN at the Northeast corner of Lot 8, Block 1, AMENDED PLAT
OF COMMERCIAL BILTMORE 1921; thence S89°59'47"W along
the North line of said Block 1 for a distance of 112.14 feet; thence
N00°00'06"E for a distance of 6.00 feet; thence N89°59'47"E along the
centerline of 12 foot Alley, for a distance of 112.13 feet; thence
S00°03'19"E along the Northerly prolongation of the East line of said
Lot 8, for a distance of 6.00 feet to the POINT OF BEGINNING.
Parcel 2:
Lots 13 and 14, Block 1 of AMENDED PLAT OF COMMERCIAL
BILTMORE 1921, according to the Plat thereof, as recorded in Plat
Book 6, at Page 132, of the Public Records of Miami-Dade County,
Florida.
Together with:
A portion of the 12 foot Alley lying North of Block 1, AMENDED
PLAT OF COMMERCIAL BILTMORE, according to the Plat thereof,
as recorded in Plat Book 6, at Page 132, of the Public Records of
Miami-Dade County, Florida, being more particularly described as
follows:
BEGIN at the Northwest corner of said Lot 14; thence N00°00'40"E,
along the Northerly prolongation of the West line of said Lot 14, for a
distance of 6.00 feet; thence N89°59'47"E, along the centerline of said
12 foot Alley, for a distance of 62.42 feet; thence S00°00'06"W for a
distance of 6.00 feet; thence S89°59'47"W for, along the North line of
said Block 1, a distance of 62.42 feet to the POINT OF BEGINNING.
(Jade and Bridge North)
Parcel 1:
Lot 6, in Block 10, of BILTMORE, according to the Plat thereof, as
recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
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Parcel 2:
Lot 7, in Block 10, of BILTMORE, according to the plat thereof, as
recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
Parcel 3:
Lot 5 and the West 20 feet of Lot 4, Block 10, BILTMORE, according
to the Plat thereof, as recorded in Plat Book 6, at Page 67, of the Public
Records, Miami-Dade County, Florida, Excepting therefrom the
following part of the West 20 feet of Lot 4: Begin at the Southwest
corner of said Lot 4, Block 10, of the aforesaid BILTMORE; thence
East along the South line of said Lot 4 for a distance of 20 feet; thence
North parallel with the West line of said Lot 4 for a distance of 20 feet
to a point; thence Southwesterly along a tangent circular curve having
a radius of 20 feet through a central angle of 90 degrees for an arc
distance of 31.42 feet to the Point of Beginning.
Parcel 4:
Lot 8, in Block 10, of BILTMORE, according to the Plat thereof, as
recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
Together with:
A portion of the 12 foot Alley lying North of Block 1, AMENDED
PLAT OF COMMERCIAL BILTMORE, according to the Plat thereof,
as recorded in Plat Book 6, at Page 132, of the Public Records of
Miami-Dade County, Florida, and a portion of the 12 foot Alley,
AMENDED PLAT OF A PORTION OF BLOCK 10 OF BILTMORE
SUBDIVISION AND A PORTION OF BLOCK 1 OF THE
AMENDED PLAT OF COMMERCIAL BILTMORE
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book
45, at Page 55, of the Public Records of Miami-Dade County, Florida,
being more particularly described as follows:
BEGIN at the Northwest corner of Lot 3 of said Plat Book 45, Page 55;
thence S00°00'50"W, along the West line of said Lot 3, for a distance
of 111.22 feet to the centerline of the 12 foot Alley as shown on said
Plat Book 6, Page 132; thence N89°59'47"W, along said centerline, for
a distance of 119.54 feet; thence N00°00'06"E for a distance of 6.00
feet; thence N89°59'47"E, along the North line of the 12 foot Alley as
shown on said Plat Book 6, Page 132, for a distance of 87.55 feet to the
point of curvature of a circular curve, also being the Westerly line of
the 12 foot Alley as shown on said Plat Book 45, Page 55, concave to
the Northwest having as it elements a radius of 20 feet and a central
angle of 89°58'58; thence Easterly, Northeasterly and Northerly along
said curve for an arc distance of 31.41 feet; thence N00°00'50"E, along
the West line of the 12 foot Alley as shown on said Plat Book 45, Page
55, for a distance of 85.23 feet; thence S89°59'54"E, along the Westerly
prolongation of the North line of said Lot 3, for a distance of 12.00 feet
to the POINT OF BEGINNING.
AND
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Vacated Alley:
A portion of the 12 foot wide alley as shown in Block 1 of AMENDED
PLAT OF COMMERCIAL BILTMORE, according to the Plat thereof,
as recorded in Plat Book 6, at Page 132, together with the alley as
shown in AMENDED PLAT OF A PORTION OF BLOCK 10 OF
BILTMORE SUBDIVISION AND A PORTION OF BLOCK 1 OF
THE AMENDED PLAT OF COMMERCIAL BILTMORE
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book
45, at Page 55, of the Public Records, Miami-Dade County, Florida,
being more particularly described as follows:
Beginning at the Northwest corner of Lot 3, as shown in AMENDED
PLAT OF A PORTION OF BLOCK 10 OF BILTMORE
SUBDIVISION AND A PORTION OF BLOCK 1 OF THE
AMENDED PLAT OF COMMERCIAL BILTMORE
SUBDIVISION, according to the Plat thereof, as recorded in Plat Book
45, at Page 55, of the Public Records, Miami-Dade County, Florida,
the said point being on the northerly Right of Way line of Northeast
41st Street; thence South 00°00’50” West along the West line of said
Lot 3, for a distance of 117.22 feet to a point on the North line of Block
1, as shown in AMENDED PLAT OF COMMERCIAL BILTMORE,
according to the Plat thereof, as recorded in Plat Book 6, at Page 132,
of the Public Records, Miami-Dade County, Florida; thence South
89°59’47” West along the North line of said Block 1, for a distance of
181.97 feet; thence North 00°00’39” East, a distance of 12.00 feet to a
point on the South line of Block 10 as shown in BILTMORE, according
to the Plat thereof, as recorded in Plat Book 6, at Page 67, of the Public
Records, Miami-Dade County, Florida; thence North 89°59’47” East
along the South line of said Block 10, for a distance of 149.98 feet to a
point of curvature with a circular curve concave to the Northwest,
having a central angle of 89°58’58” and a radius of 20.00 feet; thence
Northeasterly and Northerly along the arc of said curve, a distance of
31.41 feet to a point of tangency; thence North 00°00’50” East, a
distance of 85.23 feet to appoint on the North line of said Block 10;
thence South 89°59’54” East, a distance of 12.00 feet to the Point of
Beginning.
MAP #28, 29, 30, 31, 32, 33, 34: MUSEUM GARAGE
(f/k/a Asi-Museum Village)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
34 NE 41st Street (Folio No.: 01-3124-049-0010)
42 NE 41st Street
56 NE 41st Street
60 NE 41st Street
80 NE 41st Street
84 NE 41st Street
90 NE 41st Street
Tract A, of MUSEUM SUBDIVISION, according to the Plat thereof,
as recorded in Plat Book 172, at Page 98, of the Public Records of
Miami-Dade County, Florida.
Said Tract A of being formerly described as follows:
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Lots 1 through 8, of Block 9, Biltmore, according to the Plat thereof as
recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
AND
Vacated Alley:
A portion of the 12 foot alley lying between Block 9, of BILTMORE
according to the plat thereof as recorded in Plat Book 6, Page 67, and
Block 2 of AMENDED PLAT OF COMMERCIAL BILTMORE
according to the plat thereof as recorded in Plat Book 6, Page 132, of
the Public Records of Miami-Dade County, Florida, being more
particularly described as follows:
BEGINNING at the Southeast corner of Lot 1, of said Block 9, the said
point being on the Westerly Right of Way line of Northeast 1st Avenue;
THENCE South 89°59’31” West, along the South line of said Block 9,
for a distance of 175.17 feet; THENCE South 00°00’51” East; for a
distance of 12.00 feet to a point on the North line of said Block 2;
THENCE North 89°59’31” East along said North line of Block 2 for a
distance of 175.17 feet to a point on the Westerly Right of Way line of
Northeast 1st Avenue as shown on said plats; THENCE North
00°01’26” West for a distance of 12.00 feet to the POINT OF
BEGINNING.
MAP #41, 62: STARDUST WEST
(f/k/a Moore 77 and Uptown Girl)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
4100 NE 1st Avenue (Folio No.: 01-3124-024-1350)
77 NE 41st Street (Folio no.: 01-3124-024-1340)
Parcel 1:
Lot 22 and the East ½ of Lot 21, in Block 8, of BILTMORE, according
to the Plat thereof, recorded in Plat Book 6, at Page 67, of the Public
Records of Miami-Dade County, Florida.
Parcel 2:
Lots 23 and 24,less the North 46 feet thereof, in Block 8, of BILTMORE,
according to the Plat thereof, recorded In Plat Book 6,at Page 67, of the
Public Records of Miami-Dade County,Florida.
MAP #42, 43, 44: PARADISE PLAZA
(f/k/a Moore 115, Scarlet Begonia, Church (FCAA))
SUBJECT PROPERTY STREET ADDRESS(ES):
SUJECT PROPERTY LEGAL DESCRIPTION:
115 NE 41st Street (Folio No.: 01-3124-024-1550)
135 NE 41st Street (Folio No.: 01-3124-024-1550)
150 NE 42nd Street (Folio No.: 01-3124-024-1550)
Parcel 1:
The West 325 feet of that certain tract of land in the city of Miami
bounded on the North by N.E. 42nd Street, on the South by N.E. 41st
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Street, on the East by N.E. Second Avenue and on the West by the East
lines of Lots 5 and 6, Block 7, BILTMORE, a subdivision shown by
plat of record in Miami-Dade County, in Plat Book 6, at Page 67.
Also known as:
A portion of the West 325 feet of that certain Lot of Land, 432 feet East
and West and 204.6 feet North and South, lying directly East of and
adjoining Lots 5 and 6, Block 7, of BILTMORE, according to the Plat
thereof, as recorded in Plat Book 6, at Page 67, of the Public Records
of Miami-Dade County, Florida, of said Plat shown as Z.T. MERRITT
HOME, said Lot lying in the Southeast corner of the NE 1/4 of the SE
1/4 of section 24-53-41.
Parcel 2:
Lot 5, Block 7, of BILTMORE, according to the Plat thereof, as
recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
Parcel 3:
Lots 3 and 4, in Block 7, of BILTMORE, according to the Plat thereof,
as recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
MAP #45: 4100/Lee
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
4100 NE 2nd Avenue (Folio No.: 01-3124-024-1560)
The East 107 feet of that certain tract of land 432 feet East and West
by 204.6 feet North and South, lying directly East of and adjoining Lots
5 and 6, in Block 7, of BILTMORE, according to the Plat thereof, as
recorded in Plat Book 6, at Page 67, of the Public Records of Miami-
Dade County, Florida.
MAP #46: 4141
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
4141 NE 2nd Avenue (Folio No.: 01-3219-009-0010)
Tract A and Tract 1, REVISED PLAT OF TRACT "A" AND BLOCKS
1, 2, 3, 8, 9, 10, 11 AND 12 OF BRENTWOOD, according to the plat
thereof, as recorded in Plat Book 44, Page 6, of the Public Records of
Miami-Dade County, Florida, formerly known as Tract "A" and Lots
1, 2, 3, 4 and 5, Block 1, of BRENTWOOD, according to the plat
thereof as recorded in Plat Book 40, Page 66, of the Public Records of
Miami - Dade County, Florida.
MAP #47: 4200
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
4200 NE 2nd Avenue (Folio No.: 01-3124-024-0930)
Lot 1, less the East 5 feet thereof, Block 6, of BILTMORE, according
to the Plat thereof, as recorded in Plat Book 6, at Page 67, of the Public
Records of Miami-Dade County, Florida.
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MAP #49: 4240
SUBJECT PROPERTY STREET ADDRESS(ES):
SUJECT PROPERTY LEGAL DESCRIPTION:
4240 NE 2nd Avenue (Folio No.: 01-3124-024-0950)
Lot 4, less the East 5 feet thereof, in Block 6, BILTMORE, as recorded
in Plat Book 6, Page 67, of the Public Records of Miami-Dade County,
Florida.
MAP #50, 51: CITY GARAGE
(f/k/a City Garage, Sebastien)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
3800 NE 1st Avenue (Folio No.: 01-3124-033-0240)
Parcel 1:
Lots 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13 and 14, in Block 2, of
COMMERCIAL BUENA VISTA, according to the Plat thereof, as
recorded in Plat Book 14, at Page 56, of the Public Records of Miami-
Dade County, Florida.
Parcel 2:
Lots 15, 16, 17 and 18, Block 2, of COMMERCIAL BUENA VISTA,
according to the Plat thereof, as recorded in Plat Book 14, at Page 56,
of the Public Records of Miami-Dade County, Florida.
Less the following portion of Lot 18, Block 2, of COMMERCIAL
BUENA VISTA, according to the Plat thereof, as recorded in Plat Book
14, at Page 56, of the Public Records of Miami-Dade County, Florida,
as conveyed to the City of Miami by Right-of-Way Deed, recorded
May 18, 2015, in Official Records Book 29619, at Page 3235, being
more particularly described as follows:
The external area of a 25.00 foot radius circular curve tangent to the
South and West lines of said Block 2, COMMERCIAL BUENA
VISTA, according to said Plat recorded in Plat Book 14, at Page 56, in
the Public Records of Miami-Dade County, Florida
MAP #52, 53: PENNY LANE
(f/k/a Spear, Always Flowers)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUJECT PROPERTY LEGAL DESCRIPTION:
3815 NE Miami Court (Folio No.: 01-3124-033-0390)
50 NE 39th Street (Folio No.: 01-3124-029-0150)
Parcel 1:
That portion of Lots 19, 20 and 21, of Block 2, COMMERCIAL
BUENA VISTA, according to the Plat thereof, as recorded in Plat Book
14, at Page 56, of the Public Records of Miami-Dade County, Florida,
lying West of the West line of Lot 6, of Block 2, of BILTMORE
COURT, according to the Plat thereof, as recorded in Plat Book 7, at
Page 37, of the Public Records of Miami-Dade County, Florida.
Parcel 2:
All of Lot 7 and Lot 8, less the following described property: Beginning
at the Northeast corner of Lot 8, in Block 2, of BILTMORE COURT,
according to the Plat thereof, as recorded in Plat Book 7, at Page 37, of
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the Public Records of Dade County, Florida now known as Miami-
Dade County, Florida; thence run West along the North line of said Lot
8, a distance of 50.02 feet to the Northwest corner of said Lot 8; thence
run South along the West line of said Lot 8, a distance of 89.30 feet to
the Southwest corner of said Lot 8; thence run East along the South line
of said Lot 8, a distance of 30.92 feet to a point; thence run North along
a line parallel with and 30.92 feet East of the West line of said Lot 8,
for a distance of 70.27 feet to a point of curve; thence run Northerly
and Easterly along the arc of a curve having a radius of 19.15 feet and
a central angle of 90°02'53" for an arc distance of 30.10 feet to the
Northeast corner of said Lot 8, which is the point of beginning, all in
Block 2, of BILTMORE COURT, according to the Plat thereof, as
recorded in Plat Book 7, at Page 37, of the Public Records of Dade
County, Florida, now known as Miami-Dade County, Florida.
AND LESS the following described lands conveyed to the City of
Miami by Right-of-Way Deed, recorded February 28, 2017, in Official
Records Book 30436, at Page 3942:
A portion of Lot 7 and Lot 8, Block 2, BILTMORE COURT, according
to the Plat thereof, as recorded in Plat Book 7, at Page 37, of the Public
Records of Miami-Dade County, Florida, being more particularly
described as follows:
The external area of a circular curve lying within Lots 7 and 8, in Block
2, of BILTMORE COURT, according to the Plat thereof, as recorded
in Plat Book 7, at Page 37, of the Public Records of Miami-Dade
County, Florida, said circular curve being concave to the Southeast,
having a radius of 25 feet, and tangents which are 25 feet South of and
parallel with the center line of N.E. 39th Street and 20 feet East of and
parallel with the center line of N.E. Miami Court.
MAP #54, 55, 56: LIDIA
(f/k/a Lidia)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
30 NE 39th Street (Folio No.: 01-3124-029-0160)
3840 NE Miami Court (Folio No.: 01-3124-026-0220
3825 N. Miami Avenue (Folio No.: 01-3124-029-0170)
Parcel 4A:
Lot 9, less the East 15 feet, and Lots 10 through 13, Inclusive, Block 2, of
BILTMORE COURT, according to the Plat thereof, as recorded In Plat
Book7,at Page 37,ofthePublic Records of Miami-DadeCounty,Florida,
LESS that portion of Lot 11, Block 2, taken by Eminent Domain pursuant
to Final Judgment under Clerks File No. 69R-17950, described as
follows:
All that part of Lot 11, Block 2, of BILTMORE COURT, which lies
within the external area formed by a 25 foot radius are, concave to the
Southeast, tangent to the North line of said Lot 11 and tangent to a line
that is 10 feet East and parallel to the West line of said Lot 11.
And
Parcel 4B
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Lot 4, less the West 15 feet, and Lot 5, Block 3, of CENTRAL
ADDITION BUENA VISTA, according to the Plat thereof, as recorded
in Plat Book 3, at Page 191, of the Public Records of Miami-Dade
County, Florida.
MAP #57, 58, 59: MARCY
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
3852 N. Miami Avenue (Folio No.: 01-3124-021-0940)
20 NW 39th Street (Folio No.: 01-3124-021-0950)
28 NW 39th Street (Folio No.: 01-3124-021-0960)
Lots 1, 2, 3 and 4, in Block 6, of PRINCESS PARK, according to the
Plat thereof, as recorded in Plat Book 6, at Page 87, of the Public
Records of Miami-Dade County, Florida.
MAP #60, 61: MADONNA
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
3900 N. Miami Avenue (Folio No.: 01-3124-021-0580)
21 NW 39th Street (Folio No.: 01-3124-021-0570)
Lots 22, 23, and 24, in Block 3, of PRINCESS PARK, according to the
Plat thereof, as recorded in Plat Book 6, at Page 87, of the Public
Records of Miami-Dade County, Florida.
MAP #63: STARDUST EAST (Tiny Dancer)
SUBJECT PROPERTY STREET ADDRESS(ES):
SUBJECT PROPERTY LEGAL DESCRIPTION:
4039 NE 1st Avenue (Folio No.: 01-3124-024-1540)
Lot 12, in Block 10,of BILTMORE, according to the Plat thereof,recorded
in Plat Book 6,at Page 67, of the Public Records of Miami-Dade County,
Florida.
.
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