HomeMy WebLinkAboutO-14261City of Miami
Ordinance 14261
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 12860 Final Action Date: 3/14/2024
AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING
ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY AMENDING APPENDIX A,
SECTION A.2, TITLED "VILLAGE WEST ISLAND DISTRICT AND CHARLES
AVENUE NEIGHBORHOOD CONSERVATION DISTRICTS 2 (NCD-2)", TO
MODIFY THE EXISTING MIXED USE CULTURAL DISTRICT BOUNDARY,
CREATE NEW USES DEFINITIONS, INTRODUCE DEVELOPMENT AND
PARKING FLEXIBILITIES, AND CREATE NEW REGULATIONS AND
DEVELOPMENT GUIDELINES FOR AFFORDABLE HOUSING; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
SPONSOR(S): Commissioner Ken Russell, Commissioner Joe Carollo,
Commissioner Sabina Covo, Commissioner Damian Pardo
WHEREAS, the precursor for the NCD-2, the "SD-26 Coconut Grove Market Overlay
District," was established by Ordinance No.12324 by amending the prior City of Miami Zoning
Ordinance, Ordinance No. 11000 ("Ordinance No. 11000"); and
WHEREAS, on September 25, 2003, the City Commission adopted Ordinance No.
12417 rescinding Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No.
11000 to establish the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay
District"; and
WHEREAS, on January 27, 2005, the City Commission adopted Ordinance No. 12651
amending Article 6 to add Section 626, titled "Village West Island Special Overlay District," and
to repeal the NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District and
further amending Article 8 to create Section 802, titled "Charles Avenue Neighborhood
Conservation Overlay District"; and
WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No. 13114
as the current Zoning Ordinance ("Miami 21 Code"); and
WHEREAS, at the October 13, 2022 City Commission meeting, the City Commission
directed the City Manager and the City Attorney to take any and all actions to improve
affordable housing within the Little Bahamas area of the City of Miami; and
WHEREAS, pursuant to City Commission directive on September 10, 2020, the City of
Miami, working with a consultant, completed a report to identify future housing opportunities
within the West Grove community, titled "West Grove Affordable Housing Blueprint"; and
WHEREAS, Appendix A.2 of the Miami 21 Code contains the Neighborhood
Conservation District regulations, titled "Village West Island District and Charles Avenue"
("NCD-2"); and
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File ID: 12860 Enactment Number: 14261
WHEREAS, the intent of the NCD-2 is to identify and recognize areas in Coconut Grove
that are historically significant; to promote gateways, gathering places, and activities
corresponding to its culture and heritage; to compliment the character of the entire community
and promote the history of the Island District; and to promote its successful revitalization and
restoration; and
WHEREAS, an expanded boundary of the Mixed Use Cultural District would allow
additional areas to benefit from the objectives and regulatory provisions of the District; and
WHEREAS, for clarity, new definitions for Art Gallery, Manufacturing Enabled Retail,
Micro -Retail, and Community Garden have been identified; and
WHEREAS, additional design standards have been identified to enhance the Caribbean
architectural style and achieve the goals outlined in the Grand Avenue Vision Plan; and
WHEREAS, this amendment creates a new program that incorporates additional
incentives to encourage the development of Affordable and Attainable Mixed -Income Housing
Developments within the Mixed Use Cultural District; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB"), at its meeting on
December 21, 2022, following an advertised public hearing, adopted Resolution No. PZAB-R-
22-075 by a vote of eight to zero (8-0), Item No. PZAB.4, recommending approval of the Zoning
Text Change; and
WHEREAS, the City Commission has considered whether the proposed amendments
will further the goals, objectives and policies of the Miami Comprehensive Neighborhood Plan
("MCNP"), the Miami 21 Code, and other City regulations; and
WHEREAS, the City Commission has considered the need and justification for the
proposed change, including changed or changing conditions that make the passage of the
proposed change necessary; and
WHEREAS, the City Commission has considered the Planning Director's
recommendations and conducted a public hearing on the proposed amendment;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted and incorporated as if fully set forth in this Section.
Section 2. The Miami 21 Code is hereby amended by making modifications to Appendix
A, Section A.2 Village West Island District NCD-2 in the following particulars 1:
"A.2 VILLAGE WEST ISLAND DISTRICT AND CHARLES AVENUE (NCD-2)"
1 Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and
unchanged material.
City of Miami Page 2 of 11 File ID: 12860 (Revision:) Printed on: 3/27/2024
File ID: 12860 Enactment Number: 14261
2.5 Village West Island Commercial District
2.5.1 Mixed Use Cultural District
Boundaries: all properties located on Grand Avenue between Margaret McDonald Street on
the east and the City limits on the west, and Douglas Road between Grand Avenue Charles
Terrace on the south and Day Avenue US-1 on the north, including all adjoining properties. The
Mixed Use Cultural District also includes areas of the Grove Gateway, which is defined as both
sides of Day Avenue between Douglas Road and US-1; Mundy Street Addition, defined as both
sides of Mundy Street between Day Avenue and US-1; Kingsway Addition, defined as the area
between Charles Terrace and Washington Avenue between Brooker and Jefferson Streets;
Christ Episcopal Addition, defined as the area between William Ave and Grand Ave between
Hibiscus Street and Elizabeth Street.
The Mixed Use Cultural District is intended to give a distinctive cultural character to retail and
commercial uses on Grand Avenue and Douglas Road. The intent is to enhance these corridors
as a tourist destination, encourage heritage retail and cultural/historic businesses, support
current resident -owned businesses, promote a cultural facade, provide more culturally themed
businesses, establish a critical mass of housing and retail and provide a culturally themed
bridge to all other parts of the District by promoting the culture of the community in this short
corridor and entranceway to the commercial main street. To this end, the district is dedicated
primarily to culturally themed boutiques, gift shops and book stores, hair salons, apparel,
restaurants and cafes, music shops and outdoor plazas, straw markets, cultural facilities, art
and upscale cultural entertainment that reflect a Caribbean culture.
a. Use Regulations: The Mixed Use Cultural District shall permit the following Uses in
addition to those which are permitted in the underlying transect zones:
1. Permanent structures providing for a Straw Market with Caribbean crafts, foods,
apparel, souvenirs, and other goods attractive to tourists, subject to a Waiver
with a mandatory referral to the district NET Administrator, and limited to the
following items for sale: Heritage retail foods, apparel, souvenirs; bookstores and
gift shops with cultural themes; hair salons, including outdoor hair braiding; and
music and entertainment reflective of that found in the Caribbean.
"Large-scale retail establishments" exclusively for the sale of groceries and not
exceeding forty thousand (40,000) square feet shall be permitted within the
Mixed Use Cultural District only for properties with an underlying T5 Transect
Zone by process of Warrant. "Groceries" are defined as food products, dry
groceries (such as meats, poultry, seafood, sushi, dairy products, frozen foods,
fruits, vegetables, deli items, prepared foods, baked goods, health and beauty
products, pharmaceuticals, and alcoholic beverages) or services commonly
provided in a grocery store in Miami -Dade County.
3. Other permissible uses along ground floor locations include: Bars, saloons,
taverns, private clubs, supper clubs, including those with dancing and live
entertainment are permitted in such ground floor locations along primary streets
or elsewhere within the district only by Warrant, and only subject to limitations on
buffer overlay districts.
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4. Sales display and outdoor dining within open or partially open space.
5. Vending in open space as per the City of Miami's Vending in Open Space
Regulations.
6. Art gallery: A for profit or not -for -profit place of business primarily engaged in the
display and/or sale of art work created or produced on or off site, with works
available for immediate purchase and removal from the premises, and can be
used for purposes of public programming and community education programs.
Manufacturing enabled retail: A facility primarily engaged in the manufacturing,
processing, or assembly of goods and shall include on -premises retail sales.
Micro -Retail: An individual retail sales establishment under 500 square feet of
Habitable Space.
9. Community Garden: a grouping of garden plots on an open-air lot that is primarily
used for the small-scale cultivation and harvesting of fruits and vegetables, herbs
and/or ornamental plants by and for consumption by residents, businesses, or
community organizations within the neighborhood; excluding raising of livestock,
animal husbandry or other traditional agricultural production for wholesale
distribution.
b. Height: In order to ensure appropriate scale of infill development along Grand Avenue
and Douglas Road, irrespective of the underlying zoning limitations, except as modified
below, new &Single -Use structures shall be limited to a maximum of fifty (50) feet and
mixed -use structures shall belted to sixty two (62) feet to be accommodated in no
more than five (5) stories. All new development shall adhere to the Village West Island
Grand Avenue Architectural and Urban Design Guidelines.
c. Architectural Guidelines: All establishments and businesses in the Mixed Use Cultural
District shall conform to the Village West Island West and Grand Avenue Architectural
and Urban Design Guidelines and shall maintain a facade that is consistent with
Caribbean architectural facades as described and as examples are shown within the
guidelines. To enhance the Caribbean architectural style and achieve the goals outlined
in the Grand Avenue Vision Plan, the following standards apply to all developments on
the Grand Avenue and Douglas Road corridors within the Mixed Use Cultural District:
1. Building Configuration
Galleries, Arcades and Cantilevered Buildings shall be permitted to extend above
the Public Right -of -Way. In T5 and T6, an Arcade, Gallery or Cantilever, and the
addition of any Habitable Space above an Arcade or Cantilever, shall require a
Warrant and: (i) a recommendation of approval or approval with conditions by
UDRB; and (ii) the approval of the Director of Public Works.
i. 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 feet (2') of the curb. Arcades shall be allowed by
Waiver on Principal Frontages.
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ii. 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. Galleries shall be allowed by
Waiver on Principal Frontages.
2. Architectural Standards
i. The Facades on Commercial Principal Frontages shall be detailed as
storefronts with decorative Facade treatment with a glazing standard
provided between seventy percent (70%) and thirty percent (30%) glazing
is allowed By Right. Requests for reductions to provide between twenty-
nine percent (29%) to a minimum of twenty percent (20%) glazing may be
allowed by Waiver in order to create a more Caribbean architectural
facade.
3. Landscape Standards
i. The First Layer shall be hardscaped to match the Public Frontage. Street
trees shall be neatly aligned in the Verge, or in bulb outs where possible,
and the Verge shall be permeable pavement.
d. Additional Regulations
1. Existing businesses established prior to the adoption of this code shall be
allowed to remain in the Mixed Use Cultural District regardless of their cultural
theme without being considered nonconformities.
2. Shared Parking: Office, Commercial or Residential -lined shared structured
parking shall be permitted within the Mixed Use Cultural District. Underground
parking shall be permitted in T3 and T4 Transect Zones by Warrant for those
properties which abut T5 Transect Zones along Grand Avenue between SW 37th
Avenue and SW 32nd Avenue in the Mixed Use Cultural District. Any T3
designated properties which have underground parking shall be required to be
developed with Residential Structures for Residential Use on the surface of the
underground parking structure. No replat is required if the T3 Transect Zone
properties are tied to the property abutting Grand Avenue the Mixed Use Cultural
District by a covenant -in -lieu of Unity of Title.
3. Density: Except as otherwise noted, Density limitations shall apply as per the
underlying Transect Zone without the limitation of one (1) unit per lot of record for
T3-R and two (2) units per lot of record for T3 O_ and the following minimum
setbacks shall apply:
{a) T3 R Properties
(i) Front: twenty (20) feet
(ii)Side: five (5) feet
(iii)Rear: zero (0) feet
(b) T3 0 Properties
(i) Front: ten (10) feet
(ii) Side: Zero (0) feet
(iii) Rear: Zero (0) feet
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4. The following minimum setbacks shall apply:
i. T3-R Properties
Front: twenty (20) feet
Side: five (5) feet
Rear: zero (0) feet
ii. T3-O Properties
Front: ten (10) feet
Side: Zero (0) feet
Rear: Zero (0) feet
iii. Minimum required setbacks may be reduced through the Warrant
process.
e. Mixed Use Cultural District Affordable and Attainable Mixed -Income Housing
Development Regulations
The intent of this section is to promote development of housing that is affordable to
households earning below the Area Median Income (AMI) in order to prevent
displacement, to foster cultural preservation, to incentivize the reuse of existing buildings
in order to create housing that are compatible with established neighborhood character;
to promote City goals of achieving greater cultural preservation and a more equitable
distribution of affordable housing in the Mixed Use Cultural District of NCD-2.
Developments within the West Grove Mixed Use Cultural District and zoned T4 Transect
Zone or higher shall meet criteria within subsection (1) Affordable Housing Development
or (2) Attainable Mixed -Income Housing Development:
Mixed Use Cultural District Affordable Housing Developments:
As a pre -requisite to qualify as an Affordable Housing Development eligible for
any of the special benefits described below, an applicant shall submit to the
Office of Zoning a recorded covenant running with the land, in a form acceptable
to the City of Miami, confirming the property will meet the criteria in subsection (i)
or (ii) below for a period of no less than thirty (30) years from the date of the
issuance of a final Certificate of Occupancy or Temporary Certificate of
Occupancy, whichever is issued first, and Certification by the City's Housing and
Community Development Department, or successor Department, that the
proposed Development will provide:
i. A minimum of eighty percent (80%) of the Dwelling Units (Multi -family or
Elderly) as Affordable Housing serving residents at or below seventy
percent (70%) of the Area Median Income (AMI) as published by the
United States Department of Housing and Urban Development annually.
The remainder of the Dwelling Units shall not exceed one hundred
percent (100%) AMI;
ii. Home Buying Program: A minimum of fifty percent (50%) of the Dwelling
Units shall be offered to home buyers with income at a maximum of 120%
AMI.
2. Mixed Use Cultural District Attainable Mixed -Income Housing Developments:
As a pre -requisite to qualify as an Attainable Mixed -Income Housing
Development eligible for any of the special benefits described below, an
applicant shall submit to the Office of Zoning a recorded covenant running with
the land acceptable to the City of Miami confirming the property will meet the
criteria in subsection (i) or (ii) below for a period of no less than thirty (30) years
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from the date of the issuance of a final Certificate of Occupancy or Temporary
Certificate of Occupancy, whichever is issued first, and Certification by the City's
Housing and Community Development Department, or successor Department,
that the proposed Development will provide:
i. A minimum of twenty percent (20%) of the Dwelling Units as Affordable
Housing serving residents at or below seventy percent (70%) of AMI, a
minimum of ten percent (10%) of the Dwelling Units above sixty percent
(60%) of the AMI and at or below eighty percent (80%) of the AMI, a
maximum of ten percent (10%) of the Dwelling Units at any price, and the
remainder of the Dwelling Units as Workforce Housing above sixty
percent (60%) of the AMI and at or below one hundred percent (100%) of
the AMI.
ii. Home Buying Program: A minimum of thirty percent (30%) of the Dwelling
Units shall be offered to home buyers with income at a maximum of 120%
AMI.
iii. Purchased Dwelling Units shall be created and conveyed subject to
recorded covenants approved by HCD guaranteeing the long-term (30
years or more) availability of the Affordable Housing Dwelling Units for
eligible households.
3. Mixed Use Cultural District Affordable Housing Preference Program:
i. Affordable Housing Dwelling Units provided pursuant to subsections (1)
or (2) above may be rented or sold to eligible households, with preference
given to NCD-2 — West Grove residents and former NCD-2 residents who
experienced a no-fault eviction in NCD-2 in the last forty-eight (48)
months, in accordance with standards and procedures related to
selection, asset limits, and marketing established by the Housing and
Community Development Department (HCD) and applicable State and
Federal funding requirements.
ii. An eligible household may continue to rent a Dwelling Unit after initial
occupancy even if the eligible household's gross household income
exceeds the eligibility limits set forth herein, but may not exceed one
hundred twenty percent (120%) of AMI for more than one year. Should
the Eligible Household's income exceed the eligibility limits for more than
one (1) year then upon lease renewal for existing Eligible Household unit,
lessee shall be notified and given up to one (1) additional year to find new
housing meeting their income level needs.
f. In place of any conflicting provisions elsewhere in this Code, Mixed Use Cultural District
Affordable and Attainable Mixed -Income Housing Developments may be developed in
accordance with the following:
Affordable Housing Development Standards. The following standards apply to those
developments meeting the program identified in Section 2.5.1.e.1.
Density — Developments certified under 2.5.1.e.1 may increase its Density 100%.
The property must be eligible to increase its Density by being consistent with the
Interpretation of the Future Land Use Map (FLUM) of the Miami Comprehensive
Neighborhood Plan (MCNP).
Parking Standards — are set forth in Article 4, Table 4, except as modified below:
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i. Developments within TOD or Transit Corridors may fully reduce parking
requirements.
ii. Shared parking factors identified within Article 4, Table 5 shall be
modified as the following;
1. Office -Residential is 1.5;
2. Commercial -Residential is 1.5;
3. For other uses not indicated within Article 4, Table 5 sharing
factor, a sharing factor of 1.4 shall be allowed for mixed -use
developments.
iii. Access aisle width in off-street Parking Structures shall be 20 foot
minimum for 90° angle parking.
iv. Compact parking stalls are permitted for Developments subject to the
following:
1. Compact stalls shall have dimensions no less than eight feet (8')
in width and fifteen (15') feet in length.
2. The first five (5) parking spaces shall be standard size stalls. Fifty
percent (50%) of the remaining parking may be compact spaces.
3. Off -Site Parking:
Parking requirements may be satisfied off -site within a Parking Structure in the
T4, T5 or T6 transect zone that shall be within 1,500 feet measured from the
nearest point on the parcel of land of the proposed Development site.
i. An applicant requesting Parking off -site within a Parking Structure shall
provide a Parking covenant, in a form acceptable to the City Attorney, to
be recorded against the proposed Parking Structure site prior to issuance
of a Certificate of Occupancy or Temporary Certificate of Occupancy for
the Development site, as applicable. The covenant shall, at a minimum,
memorialize the Property location and number of spaces of the proposed
Development site for which the Parking Structure provides such parking
availability. The applicant may request the removal or modification of a
Parking covenant upon such time that the City Parking requirements are
reduced or mass transit conditions are modified in a way that may
facilitate additional Parking space reductions, or the required parking
being provided off -site is otherwise satisfied on -site, off -site or through
payment of fees in lieu, if applicable.
4. Loading Standards - Loading standards are set forth in Article 4, Table 5, except
as modified below:
i. On -street loading for all Developments may be allowed for a maximum of
one (1) loading space in areas designated by signage and for limited
intervals during specified hours. This Section applies to only Office,
Commercial, Lodging, and Residential Loading, as needed.
ii. On -street loading areas intended to service Office, Commercial, Lodging
and Residential loading berth requirements described within Article 4,
Table 5 are permitted within specifically designated zones along Grand
Avenue and Douglas located within 500' feet of the Development site.
On -street loading within such designated zones shall not exceed 20
minutes. Such loading activity shall occur only between times posted.
5. Architectural Standards
General Urban Transect Zones (T4)
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File ID: 12860 Enactment Number: 14261
i. Setback and Landscape Buffer: Development on assembled lots with at
least one lot designated as a T4 Transect, and abutting a property with a
T3 zoning designation, the development shall provide a ten foot (10')
setback along the T3 property and shall be heavily landscaped along the
T3 property. This setback shall include Florida native landscaping and
trees, hedging, and ground cover. This setback shall be included in the
required landscape plan and shall be maintained for as long as the lot
abuts T3 property. The setback distance may be reduced by permission
of the Planning Director if a certified letter of agreement from the abutting
neighbors is obtained.
ii. Height: Projects within a TOD shall have a maximum building height of 40
feet with no limitation on the number of Stories.
Urban Center Transect Zones (T5)
Setback and Landscape Buffer: Developments on T5 Lots abutting
another property with a T3 zoning designation, the development shall
provide a minimum fifteen foot (15') setback along the T3 property. This
setback shall include Florida native landscaping and trees at no less
than fifteen (15') to twenty (20') feet in height, with a diameter at breast
height of no less than four (4") to five (5") inches spaced on 15-foot
centers. Also included in this setback shall be native hedging and native
ground cover. This buffer shall be included in the required landscape
plan and shall be maintained for as long as the lot abuts T3 property.
For developments adjoining a T3 property, the setback distance may be
reduced by permission of the Planning Director if a certified letter of
agreement from the abutting neighbors is obtained.
ii. Height: T5 Lots may be built to a height of 75 feet and five (5) Stories.
Developments within a TOD shall have a maximum building height of 85
feet with no limitation on the number of Stories.
Urban Code Transect Zones (T6)
i. Setback and Landscape Buffer: Developments on T6 Lots abutting
another lot with a T3 or T4 Transect Zone, the development shall
provide a fifteen (15') foot wide setback along the T3 and/or T4
property. This setback shall include Florida native landscaping and
trees at no less than fifteen (15') to twenty (20') feet in height, with a
diameter at breast height of no less than four (4") to five (5") inches
spaced on 15-foot centers. Also included in this setback shall be native
hedging and native ground cover. The setback distance may be
reduced by permission of the Planning Director if a certified letter of
agreement from the abutting neighbors is obtained.
ii. Height: T6-8 Lots within a TOD may be built to a maximum height of
125 feet with no limitation on the number of Stories. T6 Developments
may receive an additional twenty-five percent (25%) bonus Building
Height and FLR through participation in the Public Benefit Program
within Article 3, Section 3.14.
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Mixed Use Cultural District Attainable Mixed -Income Housing Development Standards
1. Architectural Standards
General Urban Transect Zones (T4)
i. Density: Developments certified under 2.5.1.e.2 may increase its
density up to fifty (50%) percent. The property must be eligible to
increase its Density by being consistent with the Interpretation of the
Future Land Use Map (FLUM) of the Miami Comprehensive
Neighborhood Plan (MCNP).
ii. Setback and Landscape Buffer: Development on assembled lots with at
least one lot designated as a T4 Transect Zone, and abutting a property
with a T3 transect zoning designation, the development shall provide a
ten foot (10') setback along the T3 property and shall be heavily
landscaped along the T3 property. This setback shall include Florida
native landscaping and trees, hedging, and ground cover. This setback
shall be included in the required landscape plan and shall be
maintained for as long as the lot abuts T3 property. The setback
distance may be reduced by permission of the Planning Director if a
certified letter of agreement from the abutting neighbors is obtained.
iii. Height: Height for Gable or Hip Roof developments shall be measured
to the eave-roof junction.
iv. Parking: Developments within the TOD or Transit Corridor under 20,000
gross square feet area may be granted a 50% parking reduction for all
Residential and Commercial Uses.
Urban Center Transect Zones (T5)
i. Density: Developments certified under 2.5.1. e.2 may increase its
Density up to fifty (50%) percent. The property must be eligible to
increase its Density by being consistent with the Interpretation of the
Future Land Use Map (FLUM) of the Miami Comprehensive
Neighborhood Plan (MCNP).
ii. Setback and Landscape Buffer: Developments on T5 Lots abutting
another property with a T3 zoning designation, the development shall
provide a minimum fifteen foot (15') setback along the T3 property. This
setback shall include Florida native landscaping and trees at no less
than fifteen (15') to twenty (20') feet in height, with a diameter at breast
height of no less than four (4") to five (5") inches spaced on 15-foot
centers. Also included in this setback area shall be native hedging and
native ground cover. This buffer shall be included in the required
landscape plan and shall be maintained for as long as the lot abuts T3
property. For developments adjoining a T3 property, the setback
distance may be reduced by permission of the Planning Director if a
certified letter of agreement from the abutting neighbors is obtained.
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File ID: 12860 Enactment Number: 14261
iii. Height: T5 Lots shall have a maximum building height of 85 feet with no
limitation on the number of Stories.
iv. Parking: Developments within the TOD or Transit Corridor under 20,000
square feet gross area may be granted a 50% parking reduction for all
Residential and Commercial Uses.
Urban Code Transect Zones (T6)
i. Density: Developments certified under 2.5.1.e.2 may increase its
density up to fifty (50%) percent. The property must be eligible to
increase its Density by being consistent with the Interpretation of the
Future Land Use Map (FLUM) of the Miami Comprehensive
Neighborhood Plan (MCNP).
ii. Setback and Landscape Buffer: Developments on T6 lots abutting
another lot with a T3 or T4 Transect Zone, the development shall
provide a fifteen (15') foot wide setback along the T3 and/or T4
property. This setback shall include Florida native landscaping and
trees at no less than fifteen (15') to twenty (20') feet in height, with a
diameter at breast height of no less than four (4") to five (5") inches
spaced on 15-foot centers. Also included in this setback area shall be
native hedging and native ground cover. The setback distance may be
reduced by permission of the Planning Director if a certified letter of
agreement from the abutting neighbors is obtained.
*11
Section 3. It is the intention that the provisions of this Ordinance shall become and be
made a part of the Zoning Ordinance of the City of Miami, Florida, which provisions may be
renumbered or relettered and that the word "ordinance" may be changed to "section", "article",
or other appropriate word to accomplish such intention.
Section 4. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 5. This Ordinance shall become effective ten (10) days after final reading and
adoption thereof.2
APPROVED AS TO FORM AND CORRECTNESS:
ndez, ity Attor
ey 1/3/2023
2 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein, whichever is later.
City of Miami
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