HomeMy WebLinkAboutM-82-0269TO Howard V. Gary
City Manager
J se h W . McManus
sting Director
Planning Department
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
r>'F March 19, 1982 riff
y Further Consideration of
Ordinance 9382: March 16, 1982
Section 9 Public Amenity Require-
ments, Sub -Section (8)
Historic Preservation
Ian
Attached is the draft of Section 9, Public Amenity Recuirement, Sub-
section (2) Historic Preservation, as presented by the Law Depart-
ment at the close of the City Commission meeting of March 16, 1082.
The administration was directed to bring the Sub -section (8) back
to the Commission at the meeting of March 25, 1982, after allow-
ing interested parties the opportunity of reviewing the language.
A meeting among the interested parties is scheduled for Monday,
March 22, 1982; pending the results of that meeting, revised lan-
guage may be offered.
JWM;mb
Enc.
.APPLICANT
PETITION
PLANNING FACT SHEET
City of Miami Planning Department
October 28, 1981
la Per City Commission Motion 81-910; October
22, 1981, consideration of an amendment to
Comprehensive Zoning Ordinance 6871, as
amended, by amending ARTICLE XV-1 CENTRAL
COMMERCIAL - CBD-2 DISTRICT, Section 7,
subsection (d) specifically to deal with:
1. setback provisions
2. pedestrian commercial arcades and ground
level usage
3. see -through corridors
4.*"' landscaping
5. street width and dedications
b. Consideration of amendments to Comprehensive
Zoning Ordinance 6871, as amended, by amending
ARTICLE XV-1 CENTRAL COMMERCIAL CBD-2 DISTRICT
by amending Sections 2 and 3 to provide for
ground floor retail use; Section 5 to provide
for building setbacks and see -through corridors;
Section 8 to define pedestrian open space and
landscape amenities.
C. Consideration of amendments to Comprehensive
Zoning Ordinance 6871, as amended by amending
ARTICLE XXV BASE BUILDING LINES, Section 1,
to change the zoned street width of any or
all of the following streets and avenues:
- NE 1.2th Street; from NE 2nd Avenue to
Biscayne Boulevard
- NE 13th, NE 14th, NE 15th Streets and NE
17t1i Terrace; from NE 2nd Avenue to
N. B ayshore Drive.
- NE 15th Terrace, NE 16th Street, NE 17th
Court; from NE 2nd Avenue to Biscayne Boulevard-
- NE 2nd Avenue, Biscayne Boulevard and N. Bay -
shore Drive, from NE 12th Street to NE 17th
Terrace.
82-269
0
REQUEST To amend the CBD-2 zoning district in order
to create mandatory provisions for necessary
circulation, public improvements and amenities.
BACKGROUND When the CBD-2 district was approved by the
City Commission in July 1981, the maximum
Floor Area Ratios were increased from 7 for residen-
tial and G for non residential to 9.0 and 10.5
respectively with bonuses up to FAR 12. Such
a substantial increase in FAR will create
building bulk, height, traffic impacts and
service needs not anticipated in the original
ordinance. Furthermore, the increased FAR will
make the bonus system for public amenities in-
effective as an incentive for most developments.
Therefore, the City Commission has directed the
Planning Department to review the ordinance and
suggest amendments that would ensure necessary
public improvements, amenities, and design re-
lationships.
ANALYSIS The proposed package of CBD-2 amendments, zoned
right-of-way changes, and impact fees is based
upon a plan for the overall district that en-
visions Biscayne Boulevard and NE 15th Street
as focal points for vibrant street life generated
by retail and entertainment uses, outdoor side-
walk activities, colorful signs and lights,
and broad landscaped promenades. Vehicular
traffic must be diverted, as much as possible
away from Biscayne Boulevard and onto N. Bay -
shore Drive, NE 2nd Avenue, and N. Miami Ave-
nue. Adequate street space should be achieved
through a combination of zoned right-of-way and
use of increased setback areas on private prop-
erty for pedestrian circulation. Private de-
velopment should provide necessary public
improvements on and adjacent to each site, plus
contribute to an impact fee fund for larger
improvements to serve the entire district.
RECOMMENDATIONS
PLANNING APPROVAL
DEPARTMENT
PLANNING ADVISORY
BOARD Continued, November 18, 1981,
Recommended appruval by a 5-2 vote on
December 2, 1981.
CITY
COMMISSION FIRST READING of (a) & (b) on December 15, 1981.
1/28/82 CONTI14UED SECOND READING of (a) & (b).
AM82-26.9
-' Howard V. Gary
City Manager
C4 onph IV. McManus
Acting Director
Planning Department
CITY OF '•IIAMI. FLORIDA
IN-ran—cFFicE %4EMORANDUM
DATE January 18, 1982 FILE:
5L,8j"' CBD Zoning District
Modifications - 2nd Reading
REFERENCES -
ENCLOSURES
In accord with City Commission directives during the Public Hearing
of December 15, 1981 concerning CBD-2 zoning amendments, the fol-
lowing changes have been made for 2nd Reading.
1) Section 7: Floor Area Ratio, paragraph (1)(a) was changed
to a maximum FAR 6.0 'for commercial uses more than 600
feet from a DC,%1 station and FAR 8.0 for commercial uses
less than 600 feet from a DCM station.
2) Section 9: Public Amenity Requirements, paragraph (2)(a) ivas
expanded in relation to Arcades to require a minimum
of 8 feet between building columns and the ground floor
facade of buildings for pedestrian circulation space. As
a result of this change, the following paragraph (2)(b)
also required an adjustment. The maximum ground floor
setback of 25 feet along Biscayne Boulevard has been changed
to 28 feet, in order to provide sufficient space for
arcades.
3) Paragraph(8)Historic Preservation under Section 9 has
been changed by adding "(except the Sears Building)".
4) Section 9: Public Amenity Requirements, naragraph (4) has
been changed to require a public plaza representing 7`ie of the
lot area, rather 5% as previously recommended.
5) The zoned street width of NE 15th Street has been changed
to 80 feet, rather than the previous recommendation of 70
feet.
6) In response to an issue raised at the Public Hearing concern-
ing public access walkways at the location of street closurE•s,
the Planning Department recommends that the Pedestrian Con-
nection reauirement (Section 9, paragraph (5) ) be approved
without further changes. This provides a desirable spacing
between parallel pedestrian connections.
82-269
N
ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE NO. 6871, AS AMENDED,
THE COMPREHENSIVE ZONING ORDINANCE FOR THE CITY OF
MIAMI, ARTICLE XV-1, CENTRAL CO:ii•fERCIAL CBD-2 DISTRICT
BY A. DELETING SECTION I, CONCERNING PURPOSE AND
SUBSTITUTING IN LIEU THEREOF A NEW SECTION 1; B.
AMENDING SECTION 3 CONCERNING L1111ITATIONS ON USES BY
DELETING PARAGRAPH (1) AND SUBSTITUTING IN LIEU
THEREOF A NEW PARAGRAPH (1); C. AMENDING SECTION 5,
CONCERNING FRONT AND SIDE STREET SET BACK YARDS AND
MINIMUM DISTANCE BETWEEN BUILDINGS BY DELETING PARA-
GRAPHS (1) AND (2) AND SUBSTITUTING A NE14 PARAGRAPH
(1); C. AMENDING SECTION 5 CONCERNING YARDS AND
MINIMUM DISTANCE BETWEEN BUILDINGS BY RENUMBERING
PARAGRAPH (3) AND (4); D. AMENDING SECTION 7 FLOOR
AREA RATIO BY AMENDING ITEM (a) AND DELETING ITEM
(d) OF PARAGRAPH (1); E. ADDING A NEW SECTION 9
CONCERNING PUBLIC AMENITY REQUIREMENT; AND BY RE-
PEALING ALL ORDINANCES, CODE SECTIONS OR PARTS THEREOF
IN CONFLICT AND CONTAINING A SEVERABILITY CLAUSE.
WHEREAS, the Miami Planning Advisory Board, at its meeting
of December 2, 1981, following an advertised hearing, adopted
Resolution No. 76-81 by a 5-2 vote (1 member absent) RECOMMENDING
APPROVAL of amending Comprehensive Zoning Ordinance 6871, as
hereinafter set forth; and
WHEREAS, the City Commission after careful consideration
of this matter, deems it advisable and in the best interest of
the general welfare of the City of Miami and its inhabitants to
grant this amendment as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. Ordinance No. 6871, as amended, the Com-
prehensive Zoning Ordinance for the City of Miami, Article XV-I
Central Commercial CBD-2 be and the same is hereby amended to
read as follows: l/
1/ Words stricken through shall be deleted. Underscored words
constitute the amendment proposed. Reamining provisions are
now in effect and remain unchanged. Asterisks indicate
omitted and unchanged material.
1,
Delete Section
1: Purpose
and
substituting in
lieu thereof
a new Section 1:
Purpose to
read
as follows:
Section 1: Purpose
The purpose of the CRD District is to Provide
for high density residential and office d`vr'Aop-
ment coupled with major retail shopping and enter-
tainment activities. Large scale, yet diverse
structural forms and architectural expressions
are to be encouraged as statements of regional
significance and the inherent social and economic
comolexity of the district. To promote residential
development, floor area ratio incentives are pro-
vided. This district further recognizes the sub-
stantial access advantages and support afforded by
the proposed Downtown Component of 'Metrorail Tran-
sit System and awards increased development inten-
sities to sites proximate to stations.
In response to a substantial increase in allowable
intensity that the CBD-2 district permits, and the
subsequent increased burdens on public roads and
sidewalks, it is the intent of this district to
assure that public circulation systems are increased
commensurately. Well landscaped public walkways
are to be expanded through the creation of plazas
and promenades within building setback areas. The
scale and utility of these widened walkways will
complement and interconnect the high intensity
projects fostered by this district.
Ifandatory ground level retail uses exposed to
major public walkways are intended to reinforce
the desired increase in pedestrian street acti-
2
s. 82•26v
vity. By further permitting an intermingling of
pedestrians and retail activities, i.e. dining,
displays, exhibits within the promenade setback,
the pedestrian walkway experience will be diver-
sified, stimulated and enhanced.
Biscayne Boulevard, a principal thoroughfare
and major link to the central business district,
and as a significant view corridor of special
c;zaracter, requires, additional building set-
backs, open space and activity considerations
relative to other streets in the district to
protect its unique aesthetic and functional
qualities. Due to the creation of extensive
internal shopping malls, and the relative visual
and functional isolation of these malls from the
public street environment, special Plaza/Activity
Linkage Spaces bordering large projects are man-
dated as transparent openings to the streets.
The purpose of these plazas is to forge a stronger
link, an active transition between internal and
external pedestrian environments, thereby
strengthening both.
Consistent with the complex dense urban charac-
ter of the center city, it is intended that em-
phasis be given to graphics, signing and light-
ing as a means of projecting color, vitality,
excitement and blend of activity. Change is
the key; animation of images the objective; a
true, understandable expression of the center
city is the purpose.
3 82-269
The following regulations shall apply in the
CBD-2 District.
2. Amend Section 3: Limitations on Uses by deleting
paragraph (1) and substituting in lieu thereof a new paragraph
(1) to read as follows:
Except for automobile parking lots and activitie.
specifically permitted in sidewalk and plaza
areas by Section 9: Urban Design Requirements,
all uses including sales, display, preparation
and storage shall be conducted entirely within
a completely enclosed structure.
3. Amend Section 5: Yards and Minimum Distance
Between Buildings by deleting paragraphs (1) and (2) and sub-
stituting a new paragraph (1) as follows:
(1) FRONT AND SIDE STREET SETBACK
(a) Adjacent to Biscayne Boulevard, every
point on a building shall be set back
from the base building line a minimum
of fifteen (15) feet for the first one
hundred (100) feet of building height
above grade.
(b) Except as otherwise provided herein,
adjacent to streets other than Biscavne
Boulevard, every point on a building
shall be set back from the base build-
ing line a minimum of fifteen (15) feet
for the first eighteen (18) feet of
building height above grade and shall be
setback a minimum of five (5) feet for
building height above eighteen (18)
and below one hundred (100) feet above
grade.
(c) Above a height of one hundred (100) feet
4 . 82.269
above grade, every point on a building
shall be set back from the centerline of
the street so that the vertical distance
of said point above grade is twice the
horizontal distance to the street center-
line, provided that such restriction shall
not require a setback greater than thirty-
five (35) feet from the base building line.
(d) There shall be no building setback required
adjacent to the following public street
rights -of -way which are considered eligible
for closure or abandonment:
1. NE 13TH TERRACE
2. NE 14TH TERRACE
3. NE 15TH TERRACE
4. NE 16TH TERRACE
4. Amend Section 5. Yards and Minimum Distance Between
Buildings by renumbering paragraphs (3) and (4) to read as follows:
(2) INTERIOR SIDE YARD AND REAR YARD
(3) MINIMUM DISTANCE BETWEEN BUILDINGS
5. Amend Section 7. Floor Area Ratio by amending item (a)
and by deleting item (d) of paragraph (1); said amendment to read as
follows:
as follows:
(a) For non-residential uses: 6.0 if the main
building entrance is more than twelve
hundred (1200) feet walking distance from a
designated station mezzanine of the regional
rabid transit system or six hundred (600)
feet from a designated station mezzanine of
the People Mover System, or 8.0 if a main
building entrance is less than twelve hundred
(1200) or six hundred (600) fpPr ►alking
distance respectively from such designated
station mezzanine.
6. Add a new Section 9. Public Amenity Requirement to read
Section 9. Public Amenity Requirements
(1) USES
Retail/entertainment uses shall be required
along at least sixty-five percent (65%) of
the ground floor frontage on streets listed
below. For the purposes of this paragraph,
retail/entertainment uses shall be defined
as uses in paragraph (7), (8), (9), (10)1
5
82-'69
(11), (12), (13), or (16) of Section 2: Use
Regulations. At least 50% of the required
retail/entertainment lineal frontage shall
be devoted to transparent window openings.
Such uses shall have convenient access from
the public sidewalk. Provisions of this
paragraph shall apply to the followin
street frontages:
(a) Biscayne Boulevard
(b) NE 15th Street between NE 2nJ Avenue
and a point 300 feet west of the
centerline of North Ba1),shore Orive.
(2) SETBACKS
(a) The required fifteen (15) feet setback
area along all streets shall be developed
as continuous pedestrian space, level
with the adjacent public sidewalk. No
intrusions shall be permitted in this
space without the approval of the Urban
Development Review Board. In reviewing
proposed development of the setback area,
the Urban Development Review Board shall
ensure that adequate unobstructed pedes-
trian circulation space is provided while
permitting, where appropriate certain
intrusions such as but not limited to:
trees with at least 7 feet of clear
trunk, outdoor cafes, temporary display
and sale of merchandise or art, adver-
tising kiosks, canopies, marquees,
sculpture, signs projecting from build-
ings at .least (9) feet above established
street grade, light poles, parking and
6
82-269
pedestrian direction suns and building
columns in arcades. Building support
columns within the minimum fifteen foot
setback area shall have a minimum seven
feet of clear distance between columns
for every one foot of column width, anti
a minimum unobstructed distance of eight
(S) feet between the face of anv column
and the face of any building wall.
(b) In order to provide consistent enclosure
of the street space and focus pedestrian
activity within an appropriate sidewal
width, the ground floor of all buildings
adjacent to Biscayne Boulevard shall be
set back no more than twenty (20) feet_
from the base building line, with the
exceptions of Plaza Activity Linkages
as defined in paragraph (4) below and
linear fronta.e developed with arcades.
For portions of Biscayne Boulevard front-
age developed as arcades, the maximum
ground floor setback shall be twenty-eight
(28) feet.
(3) STREETSCAPE DESIGN
All required front and side street yard areas
and the entire sidewalk area within the adjacent
public shall be developed by the
property owner as a single cohesive unit
according to the following design standards:
(a) Paving materials and patterns shall be
approved by the Urban Development Review
Board to assure compatibility with near-
by properties.
(b) Street trees shall be provided four (4)
feet from the curb line at maximum 30 feet
82-289
intervals .according to City specifica-
tions for type, size, and planting
methods.
(c) Notwithstanding the spacing requirements
of item (b) above, alonJsaa ►nc� R�-
vard royal palms shall be provided at
established intervals along the curb.
Special nighttime lighting shall bA pro-
vided on the palms according to City
standards. No shade trees shall be
Planted within 15 feet of the royal
palms.
(d) Street furniture shall be provided,
including benches, trash receptacles,
pedestrian scale lighting, bus shelters,
etc. and should generally be located in
an area 0 to 8 feet from the curb line.
(e) Wherever building facades are visible
from public streets, they shall be -
articulated at least every 150 feet by
use of varied setbacks, surface form
color, or other forms of visual contrast.
(4) PLAZA/ACTIVITY LINKAGES
A plaza constituting not less than 71^5 of the
development site in size shall he provided
in accordance with the following design
standards:
(a) The plaza shall be a sidewalk level
space and shall have frontage directly
on Biscayne Boulevard, NE 15th Street
or Flagler Street when the development
site borders one of these streets.
(A) The width of the plaza space shall not
be less than one third (1/3) or more
8
82-269
than three times the length of the
plaza space.
(c) The Plaza shall he open to the sky or
covered with a visibly transparent or
translucent material for an area not
less than its minimum required size.
(d) The plaza shall be open and accessible
to the general public during normal
business hours.
(e) Retail uses as listed in Section 2,
paragraph (7), (8), (9), (10), (11),
(12), (13) or (16) shall directly
front at least 50 0 of the perimeter
walls enclosing the plaza space and
may utilize up to 60% of the plaza
space for .retail displays, exhibits,
restaurant dining, lounge seating,
entertainment activities, demonstra-
tions and performances.
(f) The Plaza space shall have a direct
edestrian connection to any internal
development circulation corridors,
malls, lobbies or similar primary
pedestrian distribution systems within
a structure abutting the plaza.
(g) No part of the plaza space may be used
for :Parking, driveways or any other
form of vehiclular circulation.
(h) There shall be at least one shade tree
or three palms for every 1000 square
feet or fraction thereof, of plaza
space provided.
(i) There shall be a minimurn of one linear
E
82-269
0
foot of seating for each 30 square
feet of plaza area. Such seating
shall be in the fora of benches, sitting
walls with a minimum depth of 16 inches
and a height no less than 16 inches
or more than 36 inches above the adjacent
walking surface, or moveable chairs with
eac't,! counting as two lineal feet of
seating.
(j) Plazas shall be illuminated throughout
with an overall minimum average level
of illumination of not less than two
horizontal foot candler (lumens per
foot).
(k) A plaza shall be treate3 as a street
for purpose of the applicable sign
regulations.
(1) No two plazas as defined in this section
shall generally be closer than three
hundred (300) feet as measured along the
path of travel of a pedestrian in a
public right-of-way.
(5) PEDESTRIAN CONNECTIONS
Whenever a public street closure or right-
of-way abandonment creates a block length
in excess of five hundred (500) feet between
parallel public streets, a through -block
pedestrian walkway, the width of the block
shall be provided. Said pedestrian walkway
shall not be located closer than two hundred
(200) feet to hither parallel public street,
and shall be open and accessible to the
general public during normal business
i0
8 2 2 6 9,
hours.
The through -block pedestrian walkway
shall
have a minimum average width of fifteen
( 15 )
feet and a minimum height of ten (10 )
feet.
( 6 ) SIGNS
AND LIGriTS
(a)
24ot�aithstanding any other provisions
of this Ordinance signs in the CBD-2
district shall be in accordance with
Article XXIV, Section 4 of this Ordi-
nance except as follows:
1. Flashing signs are permitted.
2. Projecting signs erected in the
CBD-2 district may be one hundred
and twenty square feet in area for
Path face_
3. Detached signs shall not be permitted
except for advertising kiosks and
perking and pedestrian directional
signs with a width, length or diameter
not exceeding five feet. Kiosk ad-
vertising shall be limited to the
announcement of events, exhibits,
entertainment, or cultural attrac-
tions and shall exclude advertise-
ment of products or services.
4. Pennants, Banners and Streamers shall
be permitted.
5. General Advertising signs shall be
prohibited except for signs which
exhibit continuously changing dis-
plays of figures, words or graphics
through the use of lights, projected
images or luminous character genera-
11
82-269
tors. Such signs shall he limited to
one per street frontage and an aggre-
gate of four hundred (400 square feet)
per development.
(b) Every developiaent shall have one or more
graphic forms utilizing variable signs, �
lighting, banners, kinetic sculpture,
fountains, or similar forris of animated,
moving images visible during the day
and night from, Biscayne Boulevard.
(c) Sign approval - ,Any sign permitted by
items (a)-1, 2, 3, 4, or 5 of this
paragraph or by Article XXIV, Section
4, paragraphs (1) or (2) shall be
required to have the approval of the
Urban Development Review Board before
a sign permit is issued by the Building
Department. The purpose of sign review
and approval is to assure that the sign
is in accord with the purpose and intent
of this district.
(7) VEHICULAR ACCESS
Along the Biscayne Boulevard frontage, no
vehicular access ways shall be permitted to
on -site narking, loading, service, or pass-
senger drop-off areas. Along all other
street frontages, such access drives shall
be permitted only with the approval of the
Public S7orks Department and t13e Urban Develop -
sent Review Board, which shall ensure that
the location of such vehicular access ways
will minimize impacts on traffic and pedes-
trian circulation. Wherever special curb-
12
82-269
1 4
C':f:VG•10^rear ..�_-.i!'; -.7 _ �`�t_ ::. ;� c'_ - _�E�.
Cat7�rr?lvt?;r^�ii{_ E?L"�_l::t•' ^..ri .3--a 1. _ - .' --- .:... ...
(a) NO dE:7clitl.0i.
i17.1Ct1.. •• i C^_t;%i'_ 1'—.7 t i � c...::
Signi:.canc. 1C !.GGcil 'ice° "'1 C•'. i.; _
�llc'Cc�r'•', it c'��=--1�',7'^.'��:•, _ ._ ..., _ .... '.'
4�Ji�•r•,-
nn I :...
?a %1 : ` Sri ? �_ �M {» �4_•.i^i ,�• C =
11C?('iL.'2� v.rC,;�•-_ -�•-err .^ C-- -�• _' -- �
t -ic2 CC. .C: f
he rdshin vTJuI6 rF+s-ult -,:hid :
i.?'.!i �?^ �•r, Cis. i::' �^.,_ '2"�. _�. _ . � •,• -�n�. -
by she City C: ��.L" a i0•_ r.: ie '1�. - /- a � � - : i..
shall record suc': ct u—a:. cn t ;= J-�=:.c� a•
Z,ninci mars.
(b) Surroun'.ir_a the
sic-n-L-ficance-, and
Board rev rc .mmnrl
of this crufn-I--:c.
,.:. g2-Z69
i`
preserve sight corridors to Biscayne Bay from
upper portions of b�iildinSs located inland.
7. Add a new Section 10: Site and Development Plan
Approval to read as follows:
Section 10: Site and Development Plan Approval
(1) Any development within this district shall
be required to have the site and development
plans approved by the ::roan Development Re-
view Board before a building permit is issued
by the Building Department. The purpose of
development plan revie.ti and approval is to
assure that development is in accord with the
purpose and intent of this district and for
the benefit of the general public.
(2) It shall be the responsibility of the Urban
Development Review Board to interpret design
standards contained in this Article and to
make recommendations to the Zoning Board
concerning applications for variances and
conditional uses.
(3) Applications for development plan approval
shall be submitted according to the provi-
sions of ARTICLE IV Section 41, paragraphs
(2) and (3), except that the Planning De-
partment will transmit such application to
the Urban Development Review Board for
approval.
Section 2. That all Ordinances, Code Sections or parts
thereof in conflict herewith be and the sane are hereby repealed
insofar as they are in conflict.
Section 3. Should any part or provision of this Ordi-
nance be declared by a court of competent jsrisdiction to be
invalid the same shall not affect the vali:?ity of the Ordinance
14
82-�tiy
t
as a whole.
PASSED ON FIRST READING I3Y TITLE ONLY this 15th day
of DECEMBER , 1981.
PASSED AND ADOPTED ON SECOND AND FINAL READING BY
TITLE ONLY this day of , 1981.
MAURICE A. FERRE MAYOR
ATTESTS:
RALPH G. ONGIE
CITY CLERK
P EPARED AND APPROVED BY:
MARK A. VALENTINE
ASSISTANT CITY ATTORNEY
APVTROVF,D AS =-q-GRUL JAID CORRECTNESS:
GEORG F. KNOX, JR.--'
CIT` TTORNEY
15
82 269
1. .... or part thereof ....
2. .... after a hearingn such desi nation his
been held by the appropriate Board Commission, after
the owner of such structure or part thereof has received
due notice of such hearing and an opportunity to present
evidence thereat....
3. as determined by the City of Miami Planning
Department.
4. .... or parts thereof
�5: .... or substantially impairs
�! .... or value
7. Wherever reasonable
r _
side drop-off lanes are requested by private
development, minimum setbacks and sidewalk develop-
ment standards shall be adjusted to compensate
for the loss of sidewalk area.
(8) HISTORIC PRESERVATION
(a) No demolition permit shall be issued b the
Building Department for any structure of major -
* significance in local history or architectural
history, as determined by the Dade County His-
toric Survefunless the City Commission has
first approved such demolition permit following
a Public Hearing. The City Commission may
it-'.ariv'time initiate 'and/or accelerate a Public
Hearing on the approval of a demolition permit,
provided that prior thereto the developer shall
meet with and discuss the proposed demolition
with all interested partie 'The purpose of
such Public Hearing is to ensure that structures
of major historic significance are preserved
for the health, prosperity, education and welfare
of the people of Miami unless an undue economic
CD
hardship would result which destroys -all reasor-
able and beneficial use 46 of property,,** The Building,
Department shall record such structures on the v ,-0
a,
official zoning maps.
ADSurround ing_development shall respect the
scale and character of structures of major
historic significance; and where necessary to
achieve this objective, the Urban Development
Review Board may recommend variances to any
provisions of this ordinance.
(9) SEE -THROUGH CORRIDORS
Building towards in excess of one hundred (100)
feet in elevation shall be located and oriented
wherever site configuration will permit, to
**
at the sole discretion of the Miami City Commission.
13
82-269