HomeMy WebLinkAboutO-12651City of Miami
Legislation
Ordinance: 12651
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 04-01279 Final Action Date: 1/27/2005
AN ORDINANCE OF THE MIAMI CITY COMMISSION, AMENDING ORDINANCE
NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, BY AMENDING ARTICLES 6 AND 8, IN ORDER TO ADD SECTION 628
VILLAGE WEST ISLAND SPECIAL OVERLAY DISTRICT, IN ORDER TO MODIFY
REGULATIONS FOR PROPERTIES WITHIN THE DISTRICT; REPEALING THE
NCD-2 GRAND AVENUE CORRIDOR NEIGHBORHOOD CONSERVATION
OVERLAY DISTRICT FROM SECTION 802 AND ENACTING A NEW SECTION 802
PROVIDING FOR "CHARLES AVENUE NEIGHBORHOOD CONSERVATION
OVERLAY DISTRICT"; EFFECT OF NCD-2 DISTRICT DESIGNATION AND CLASS II
SPECIAL PERMIT IN SUCH DISTRICT; CONTAINING A REPEALER PROVISION
AND SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, in February 2003, the Town Planning/Urban Design consulting team Center for Urban
and Community Design held a three day long design workshop in which residents and other
stakeholders of the community participated with the Planning and Zoning Department to produce the
"Vision Plan for Coconut Grove - Village West Island District"; and
WHEREAS, the Miami Planning Advisory Board, at its meeting of November 3, 2004, Item No. 1,
following an advertised hearing, adopted Resolution No. PAB 124-04 by a vote of seven to zero (7-0),
RECOMMENDING APPROVAL of amending Zoning Ordinance No. 11000 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 amend Ordinance
No. 11000 as hereinafter set forth;
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 hereby
adopted by reference thereto and incorporated herein as if fully set forth in this Section.
Section 2. Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Florida,
is hereby amended by amending the text of said Ordinance as follows: {1}
"ARTICLE 6. sd SPECIAL DISTRICTS GENERAL PROVISIONS
Sec. 600 Intent.
City of Miami
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Sec. 628. Village West Island Special Overlay District.
Sec. 628.1. Intent
Village West Island District is of special and substantial public interest due to the unique role of Grand
Avenue and Douglas Road as the "Main Street" for the surrounding Village West Island District
Community and the unique Caribbean and Bahamian character and heritage of the Village West
Island District in general. For the purposes of this section, "Mainstreet" shall be defined as a principal
corridor of community activity. In order to promote its successful revitalization and restoration, this
Special Overlay District is enacted.
See Map as "ExhibitA". (For codification purposes, this exhibit will be inserted into this section. The
Clerk and/or Codifier will implement this instruction.)
The SD-28 District shall generally apply to properties bounded by the following: On the north, Bird
Road and US1; on the east, 32nd Ave, south alleyway at the rear of Commodore Plaza, and Main
Highway; on the south, Franklin Avenue (including the block south of Franklin between Hibiscus and
Plaza, and Charles Terrace; On the west, the city limits. (See official zoning atlas). Within these
boundaries, there shall be three (3) special sub districts as follows:
• Market District Overlay for properties fronting on Grand Avenue and located between
McDonald and Commodore Plaza to the east and Elizabeth Street to the west;
• Mixed Use Cultural District Overlay located on Grand Avenue between Elizabeth Street on
the east and City Limits on the west and on Douglas Road between Grand Avenue on the
south and Day Avenue on the north;
• Residential Cultural District Overlay located within the SD-28 boundaries on properties
designated as R-1, R-2, and R-3 with exception to all R-2 lots fronting on Grand Avenue; and
The purpose of this Special District Overlay is to:
Revitalize and restore Grand Avenue and Douglas Road as successful "Main Streets" for the
surrounding Village West Island District community.
Reinforce the community's historic and cultural identity as a Caribbean island district, unique
to the South Florida region.
Revise zoning to ensure an attractive pedestrian friendly environment, diverse in use and
activity.
Utilize the architectural and urban design guidelines established to promote an active and
pleasant pedestrian environment while accommodating the needs of development and
respecting the scale of the residential community.
Nurture the development of locally owned businesses by providing choice and flexibility in the
range of available retail and commercial space.
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■ Attract and retain a diverse and balanced mix of residents by providing a range of housing
options that is both competitive with other choices in the market and compatible with Douglas
Road and Grand Avenue's "Main Street" character and Caribbean style.
■ To promote pocket parks within a three minute walking distance to insure the usability and
accessibility for all residents.
In addition, Special Events and Services should be encouraged. Special events and services should
be undertaken to help market and promote the Market District. While some events may be geared
more towards tourists, a concerted effort should be made to bring residents back to the Village West
Island District Area. Residents embody a sustained clientele important in maintaining the consistent
viability of any retail establishment. Significant free public parking should be provided in the rear of
buildings. On special market days the Market District may be closed to vehicular traffic and street
front kiosks encouraged. Trolley service to and from surrounding residential areas on market days
may help to draw residents. Other thematically related street festivals similar to Goombay should be
considered.
Description:
The Village West Island District is comprised primarily of R-1 Single Family Residential, R-2 Two
Family Residential and R-3 Multifamily Medium Density Residential with other non residential
designations along certain commercial corridors.
Elizabeth Virrick Park, zoned PR is located between Day and Oak streets west of Douglas Avenue.
Grand Avenue, the principal commercial corridor is zoned 0 Office, and SD-2 (Coconut Grove Central
Commercial District). The south side of Grand Avenue from the intersection of Douglas Road, west is
zoned R-2 with Armbrister Park and the Carver School bordering the city limit of Coral Gables.
Douglas Road, the north/south corridor, ranges from C-1 Restricted Commercial with some R-2 and
R-3 from U.S. 1 south through the intersection of Grand Avenue. From Grand Avenue, south density
reduces to R-2 and R-1 interspersed with churches and schools.
Sec. 628.2. Effect of SD-28 district designation.
The effect of these SD-28 regulations shall be to modify regulations within portions of other zoning
districts included within the Special District boundaries to the extent indicated.
Sec. 628.3. Class II Special Permit
A Class II Special Permit shall be required prior to approval of any permit (except special permits
pursuant to article 13) affecting the height, bulk, location or exterior configuration of any existing
building; or for the erection of any new building; or for the location, relocation or alteration of any
structure, sign, awning, landscaping, parking area or vehicular way visible from a public street except
for properties with an underlying zoning classification of R-1 or R-2, unless adjacent or fronting on
Grand Avenue, complying with the regulations specified within this district and with careful
consideration given to 0 and 0. Class II Special Permits for modifications and/or waivers of design
guides and standards as specified herein shall not be required for properties zoned R-1 or R-2,
unless adjacent or fronting on Grand Avenue; such design guides and standards for R-1 and R-2
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zoned properties are intended only as a guide.
The purpose of the Class II Special Permit shall be to ensure conformity of the application with the
expressed intent of this district, with the general considerations listed below and listed in section
1305, with the special considerations in 0 and 0 and with the special considerations listed below.
In making determinations concerning construction of new principal buildings or substantial exterior
alteration of existing principal buildings, the planning director may obtain the advice and
recommendations of the Urban Development Review Board.
1. Except for portions authorized by special permit for vehicular access, all required setbacks
adjacent to Grand Avenue and Douglas Road shall be designed to create a continuous
pedestrian space suitably landscaped and developed to be pedestrian oriented.
2. Offstreet parking and loading on the other street fronts shall generally be located to the rear of
the subject properties; however, if it is not feasible, such parking shall be designed to provide
a minimal visual impact. Unenclosed vehicular parking and loading in any location visible from
a public street shall be appropriately screened.
3. Notwithstanding the underlying zoning designations, all structures and improvements on lots
abutting Grand Avenue, designated as a "primary pedestrian pathway" (with the exception of
those properties with an underlying R-2 Duplex zoning designation) in the official zoning atlas,
shall be designed in accord with the standards in the Primary Pedestrian Pathway Design
Guides and Standards and the Grand Avenue Corridor Appearance Code.
4. For those R-2 zoned properties which have dual frontages on Grand Avenue and Washington
Avenue, vehicular access shall be limited to Washington Avenue. The Grand Avenue
frontages shall be considered the primary frontage for design considerations including
appropriate pedestrian access.
Sec. 628.4. Special Limitations within the Mixed Use Cultural District Overlay or the Market
District Overlay
Sec. 628.4.1. Setbacks and Building footprint
Sec. 628.4.1.1. Setbacks for "0" or "SD-2" properties
The following setbacks shall apply to all properties with an underlying zoning classification of either
"0" or "SD-2":
Front: Five (5) feet minimum and maximum
Side: Zero (0) feet minimum
Rear (Above Ground Floor): Ten (10) feet minimum
Sec. 628.4.1.2. Setbacks for "R-1" and "R-2" Properties
The following setbacks shall apply to all properties with an underlying zoning classification of "R-1"
and "R-2":
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Front: Five (5) feet minimum and maximum; however, at the second level front setback may be
reduced to Zero (0) feet if an unenclosed porch is provided on the ground floor fronting on
Grand Avenue.
Side: Five (5) feet minimum
Rear (Above Ground Floor): Ten (10) feet minimum
In addition, there shall be no maximum building footprint; however, all structures shall comply with the
setback limitations specified above.
Sec. 628.4.2. Height
In order to ensure appropriate scale of infill development along Grand Avenue and Douglas Road,
irrespective of the underlying zoning limitations, new structures dedicated to single use to be
developed on those properties fronting on Grand Avenue with an underlying "O" Office designation
shall be limited to a maximum of fifty (50) feet; mixed use structures shall be permitted a maximum of
five stories in height, where the maximum floor to ceiling height of the first story shall not exceed 14
feet, and the maximum height of the four remaining stories shall not exceed 12 feet (for a total
maximum height of 62 feet to be accommodated in no more than 5 stories); such measurement shall
be taken from flood level or average sidewalk elevation, whichever is higher.
Sec. 628.4.3. Permissible Uses:
As for the underlying district, except for those properties with an underlying "O" Office designation,
which will be permitted ground floor commercial uses open to the public as per those uses permitted
within ground floor locations within the SD-2 zoning district.
For the "R-2" underlying district along Grand Avenue between Jefferson Street and Douglas Road,
Home Occupations permitted as set forth in Section 906.5 shall be allowed up to a maximum of fifty
(50) percent of the floor area of the residence.
Sec. 628.4.4. Offstreet Parking Requirements:
In general: As per the underlying district except for the following:
Residential dwelling units shall not be sold or leased without the right to utilize at least one (1) onsite
parking space.
1. Tandem parking shall be allowed on properties with an underlying R-1, R-2 and R-3 zoning
designation; said tandem parking shall be deemed to comply with parking requirements of two
(2) or more spaces and shall be limited to no more than two (2) tandem spaces per unit in one
row.
2. Adaptive reuses of existing buildings with parking deficiencies, for any permitted use, shall not
be required to provide additional parking.
Sec. 628.5. Market District Overlay
Sec. 628.5.1. Intent
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The Market District Overlay is a restrictive use overlay intended to give a distinctive Caribbean retail
and commercial character to a portion of Grand Avenue. The intent is to enhance these streets as
tourist destinations, provide more service related retail for residents, establish a critical mass of
related retail and provide a retail "bridge" connecting Commodore Plaza to Grand Avenue. It is
intended to encourage a scenic retail area dedicated primarily to consumable and perishable goods
and services similar to the scenic market districts that exist in the Caribbean and Europe.
Sec. 628.5.2. Boundaries
The Market District Overlay runs along Grand Avenue from Commodore Plaza west to Elizabeth
Street.
Sec. 628.5.3. Special Regulations and limitations on permissible uses
Irrespective of the underlying zoning classifications, the following special regulations and limitations
shall apply to the Market District Overlay:
The Market District Overlay area shall permit the following uses, in addition to that which is permitted
in the underlying districts:
1. Farmer's markets and Caribbean crafts and food markets that specialize in the sale of crafts
and fresh fruits and vegetables are permitted within this district, subject to a Class II Special
Permit with a mandatory referral to the district NET Administrator only, and further subject to
the following limitations:
a. Any outdoor market must be located on a parcel of no less than 15,000 square feet of
lot area.
b. An outdoor market shall be limited to no more than 65% of the area of the subject
parcel in display area.
c. An outdoor market may not include any permanent structures. All display tables and
other such material must be removed at the end of the permitted time of operation.
d. The outdoor market display area shall be located along the Grand Avenue frontage
and be set back no less than 25 feet from any abutting residentially zoned property.
e. Outdoor markets may operate only between the hours of 8:00 a.m. and 8:00 p.m. on
Saturdays or Sundays only.
f. No outdoor market may be located closer than 1,500 feet from another outdoor market.
g.
Only handmade crafts, fresh fruits and vegetables, prepared raw foods and drinks
derived from fresh fruits and vegetables may be sold in an outdoor market within this
district.
Sec. 628.6. Mixed Use Cultural District Overlay
City of Miami
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Sec. 628.6.1. Intent
The Mixed Use Cultural District Overlay is a restrictive use overlay 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 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.
Sec. 628.6.2. Boundaries:
Boundaries: the Mixed Use Cultural District Overlay shall apply to non -residentially zoned properties
located along Grand Avenue from the city limits to Elizabeth Street; and along Douglas Road between
Grand Avenue on the south and Day Avenue on the north.
Sec. 628.6.3. Special Regulations and limitations on permissible uses:
Irrespective of the underlying zoning classifications, the following special regulations and limitations
shall apply to uses permissible within the Mixed Use Cultural District Overlay;
The Mixed Use Cultural District Overlay shall permit the following uses, in addition to that which is
permitted in the underlying districts:
1. Permanent structures providing for a Straw Market with Caribbean crafts, foods, apparel,
souvenirs, and other goods attractive to tourists, subject to a Class II permit with a mandatory
referral to the district NET Administrator only; items for sale within such markets shall be
limited to the following: 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.
Other permissible uses along ground floor locations shall be as per uses permitted within ground floor
locations in the SD-2 Zoning district and the following:
1. Arts and cultural establishments, including art galleries, dance galleries, and places of
instruction for such uses.
2. Street based cultural/heritage businesses, subject to a Class II Special permit with appropriate
referrals; such may include kiosks, and cultural entertainment that replicate street based
businesses found in the Caribbean (Steel Pan bands, fruit sales, jewelry sales, crafts and
carvings).
Sec. 628.7. Additional regulations.
City of Miami
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In addition, existing businesses shall be allowed to remain in the Mixed Use Cultural and Market
Districts regardless of their cultural theme without being considered nonconformities.
All establishments and businesses in the Mixed Use Cultural and Market District Overlays shall
conform to 0 Architectural and Urban Design Guidelines and shall maintain a facade that is consistent
with Caribbean architectural facades (examples are shown in 0 and 0).
Sec. 628.8. Residential Cultural District Overlay
Sec. 628.8.1. Intent
This district is of special and substantial public interest to preserve, conserve and protect the beauty
and heritage of the Village West Island District and to improve the quality of its environment through
identification, conservation and maintenance of neighborhoods, areas, sites and structures which
constitute or reflect distinctive features of the Caribbean and Bahamian architectural, cultural, or
social history of the Village West Island District.
Sec. 628.2. Building Envelope
Sec. 628.2.1. Island District R-1
In the Village West Island District, R-1 areas shall be referred to as SD-28 R-1 Island District. This
district shall remain as single family with no more than one unit per platted lot to protect the density of
this area. If any such requirements conflict, the more restrictive shall apply.
Sec. 628.2.1.1. Setbacks
Sec. 628.2.1.1.1. Principal Building
Setbacks are variable to allow for a variety in architecture and placement of the building footprint.
Projections of buildings into required setbacks shall be permitted subject to the criteria and
requirements specified herein.
Minimum Front Setbacks
• The minimum front setback shall be thirty (30) feet.
• The structure may project a maximum of ten (10) feet into the minimum required setback of
thirty (30) feet provided said projection does not exceed thirty (30) feet in width along the front
of the building.
• Unenclosed porches, entries, or loggias may project a maximum of fifteen (15) feet into the
minimum required setback of thirty (30) feet.
• On corner lots the structure may project a maximum of fifteen (15) feet into the minimum
required setback of thirty (30) feet.
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Minimum Side Setbacks
• The minimum side setbacks to be distributed in total shall be as established in the following
table:
Building Site Interior Lots
Size in Square First Story of
Feet Structure
Less than 7, 500 10 feet
7, 500 - 10, 000 15 feet
More than 10, 000 25 feet
Interior Lots
Second Story of
Structure
15 feet
25 feet
35 feet
Corner Lots
First Story of
Structure
15 feet
15 feet
25 feet
Corner Lots
Second Story of
Structure
20 feet
25 feet
35 feet
• The minimum side setback shall be five (5) feet, except for corner lots where the minimum
side setback adjacent to the street shall be ten (10) feet.
Minimum Rear Setbacks
• The minimum rear setback shall be twenty (20) feet.
Sec. 628.8.2.1.1.2. Accessory Buildings
• The minimum side setbacks shall be ten (10) feet.
• The minimum rear setback shall be ten (10) feet.
• All other minimum setbacks shall be as for the principal building except as modified in 0.
Accessory structures may be connected to principal structures. The maximum width of said
connection shall be ten (10) feet.
No garage structure shall be located along the same front setback line as the front wall of a
residential structure; garage structures shall be setback a minimum of 20 feet from the front wall of
the primary residential structure. On corner lots, garage structures shall be set back a minimum of 10
feet from any portion of the primary residential structure. Tandem parking shall be allowed.
Side setbacks shall be a minimum of 5 feet.
Rear setback of an accessory building shall be a minimum of 5 feet.
Sec. 628.8.2.1.1.3. Height
In addition to the maximum height of twenty-five (25) feet, chimneys, cupolas or other non -habitable
architectural features of twenty-five (25) square feet or less may reach a maximum height of thirty
(30) feet from flood level.
For lots with less than ten thousand (10,000) square feet in area, the height limitation for accessory
structures shall be thirteen (13) feet.
Sec. 628.8.2.1.1.4. Green Space
The minimum green space requirement shall be three tenths (0.3) times the gross lot area. The use of
permeable material for surfaces in the required yard may allow a .025 reduction in the required green
space.
Sec. 628.8.2.1.1.5. Garage and Driveway
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On new construction of residential structures with garages or driveways or garage additions, no
garage shall be located along the same front setback line as the front wall of a residential structure
unless the garage door(s) does not face the street.
Garage structures with access openings that face the street shall be setback a minimum of twenty
(20) feet from the front wall of the primary residential structure.
Garage structures with access openings that face the street on corner lots which have a maximum
depth of less than sixty (60) feet, may be setback a minimum of fifteen (15) feet from the front wall
of the primary residential structure.
Notwithstanding the provisions of section 908.2, driveways shall have a maximum width of ten (10)
feet within the first five (5) feet of all street -front required setbacks.
Driveways within a single building site shall not be located closer than twenty-five (25) feet to each
other.
Except as required for the driveway approach, no portion of any driveway in a required yard
adjacent to a street shall be within five (5) feet of any property line other than as may be required
to allow for turnaround maneuver, in which case said driveway shall be constructed of permeable
material in its entirety.
Tandem parking shall be allowed.
Garage doors which are more than nine (9) feet wide shall not be allowed.
Sec. 628.8.2.2. Island District R-2 and R-3
In the Village West Island District, R-2 and R-3 areas shall be referred to as SD-28 R-2 Island
District and SD-28 R-3 Island District. This district shall conform to the requirements of the
underlying district.
Sec. 628.9. Architecture and Urban Design Guidelines
The Architectural Regulations specify the materials and configurations encouraged for walls, roofs,
openings, and other elements. The Architectural Regulations are intended to produce visual
compatibility among disparate building traditions of South Florida and the Caribbean, thus
inheriting a suitable response to the climate. Because urban quality is enhanced by architectural
coherence but is not dependent on it, the provisions of the Architectural Regulations range from
liberal to strictly deterministic. The guidelines contained herein may be waived or modified by
Class II Special Permit if through the Class II Special Permit process the Planning Director finds
that the requested modifications result in a project that is consistent with the intent of this section.
In a R-1 or R-2 District the Guidelines are voluntary no waiver shall be required in a R-1 or R-2
District if the Guidelines are not followed.
Sec. 628.9.1. General (Commercial/Mixed Use and Residential Districts)
Sec. 628.9.1.1. Style
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To protect and reinforce the Village West Island District's unique aesthetic character, new building
and rebuilding design should be compatible with Caribbean vernacular styles.
Sec. 628.9.1.2. Openings
Sec. 628.9.1.2.1. Material
Windows should be made of wood or aluminum and should be glazed with clear glass.
Non -transparent portions of doors should be painted wood, flush steel or fiberglass with wood
veneer.
Shutters should be made of wood, metal or fiberglass.
Sec. 628.9.1.2.2. Window Configuration
Windows should be rectangular single, double, triple -hung, operable casements types. Windows
should be of a vertical or square proportion, except that transoms may be oriented horizontally.
Multiple windows in the same rough opening should be separated by a 3" minimum post. The
centerline of the window sash should align with the centerline of the wall section.
Window Muntins should be simulated or true divided lite, or should be profiled to match traditional
wood muntins. Lites should be of square or vertical proportion.
Shutters should be casement or Bahamian type and sized and shaped to match the associated
openings. Shutters should be operable with all associated hardware.
Colors of windows, doors and shutters should be of a combined color palette that conforms to the
Caribbean Style and should be approved by Department of Planning and Zoning.
Sec. 628.9.1.3. Walls
Sec. 628.9.1.3.1. Material
Walls should be finished in smooth stucco, wood clapboard, board and batten or other natural
stones. Clapboard and siding should be painted or stained.
Arches and piers should be stucco on masonry or wood.
Wood, if visible should be painted or stained with an opaque or semiolid stain.
Se 68.9.1.32. Wall Coiquration
Walls should be built of no more than two materials and should chang material only along a
horizontal lin, ith the heavier material below the lighter.
Stucco should be a smooth sand -finish.
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Trim should be of ighest-radlumber, and should be 3.5" to 6" in width around openings, except at
the front door, which may be any size of configuration. Masonry buildings may use small trim.
Arches and Piers of masonry should be no less than 12" x 12" in plan.
Post of wood or metal should be no less than 6" x 6".
Colors should be of a combined color palette that conforms to the Caribbean Style and should be
approved by the Department of Planning and Zoning.
Sec. 628.9.1.4. Elements
Sec. 628.9.1.4.1. Material
Porches and Railings should have their columns, post, spindles and balusters made of wood,
stucco on masonry or metal.
Awnings should have a metal armature covered with canvas or synthetic canvas.
Equipment including HVAC, utility meters and satellite dishes should not be permitted to face
streets.
Paving for front walks should be brick or concrete.
Sec. 628.9.1.4.2. Porches and Railings Configuration
Porches should have vertically proportioned openings.
Railings should have horizontal top and bottom rails centered on the spindles or balusters. The
openings between balusters and spindles should not exceed 4". Bottom rails should be above the
level of the porch floor.
Balconies, which cantilever, should be visibly supported by structural brackets.
Sec. 628.9.1.5. Roofs
Sec. 628.9.1.5.1. Material
Roofs, (gable or hip), should be clad in 3/4" low profile standing seam metal, wood shingle, or
fiberglass architectural grade and diamond tab shingles.
Gutters, downspouts and projecting drainpipes should be made of galvanized metal or copper.
Flashing should be galvanized metal or cooper.
Sec. 628.9.1.5.2. Configuration:
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Principal Roofs should have a symmetrical gable or hip with a slope between 4:12 and 12:12, or if
flat, should have a horizontal parapet wall no less than 24" Tall.
Ancillary Roofs (attached to walls of the principal Building) may be flat with parapet or maybe
sheds sloped no less than 2:12.
Eaves should be continuous. Eaves which overhang less than 8" should have a closed soffit.
Eaves which overhang more than 16" should have exposed rafters. Eaves which overhang
between 8" and 16" should have either a closed soffit or exposed rafters.
Rafter Trails should not exceed 6" in depth at the tip.
Gutters should be included within the roof or half -round at exposed caves. Downspouts should be
round.
Roof penetrations, including vent stacks, should not be placed on the slope of the roof facing the
street. Roof penetrations should be finished to match the color of the roof.
Skylights should be flat and mounted only to the rear slope of the roof.
Sec. 628.9.1.6. Energy Conservation
Building design should promote self shading, natural ventilation, outdoor circulation, and reduced
independence on artificial lighting and air conditioning.
Sec. 628.9.2. Mixed Use or Commercial
Sec. 628.9.2.1. Style
The method of construction, building configuration, scale and materials should be designed to
promote streetwall continuity and architectural harmony along Grand Avenue and Douglas Road.
Sec. 628.9.2.2. Energy Conservation
Reflective and highly tinted glass should not be allowed on surfaces facing Public Pedestrian
Spaces.
Sec. 628.9.2.3. Openings
Sec. 628.9.2.3.1. Material
Windows and storefronts should be made of wood or aluminum and should be glazed with fully
transparent glass. All sash divisions should be true divided.
Sec. 628.9.2.3.2. Configuration
Security Screens, when closed must provide visibility into interior space.
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Sec. 628.9.2.4. Streetwalls
Sec. 628.9.2.4.1. Habitable Space
Streetwalls should have continuous Habitable Space for a minimum 80% of facade width for each
building, at least 20 feet deep and two stories high, for residential and commercial uses.
Sec. 628.9.2.4.2. Entrances
Principal pedestrian entrances to buildings should be along street frontages with major vehicular
traffic volumes.
Streetwalls should have pedestrian entrances at maximum intervals of 75 feet.
Sec. 628.9.2.4.3. Retail Facades:
On retail frontages, 75% of the facade at the sidewalk level should be assigned permanently to
retail use with a minimum depth of 20 feet.
Sec. 628.9.2.4.4. Glazing
Streetwalls surfaces should be a minimum of 30% glazed except Retail Frontage should be glazed
a minimum of 70% of its area.
Sec. 628.9.2.4.5. Bulkhead
The minimum bulkhead height at pedestrian levels should be 12 inches above the sidewalk,
except for entrance doors. The maximum bulkhead should be 3.5 feet.
Sec. 628.9.2.5. Awnings
Awnings are recommended and should be placed as follows:
Awnings should be attached to a solid wall no higher than one foot above an upper window edge,
exposing the transom and/or wall above.
Awnings should extend a minimum of 4 feet from the building face and may extend to trees or two
feet shy of the curb.
Awnings should have a metal structure covered with canvas or synthetic canvas.
Awnings should be rectangular in shape with straight edges even when associated with arched
openings. Awnings should not have side panels or a bottom soffit panel. Awnings should not be
backlit. Valances may have signage.
Sec. 628.9.2.6. Parking
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Sec. 628.9.2.6.1. Surface Parking Lots
Surface parking lots should be permitted up to a maximum of 100 feet in width and any visual
impacts associated with visibility of cars should be buffered from the right-of-way. The frontage for
such lots should be developed with uses. Where it is not possible to develop uses, the frontage
should be landscaped with hedges, canopy trees, and a three (3) foot high garden wall. Vehicular
entries should have a maximum width of 23 feet and provide for pedestrian safety with a sufficient
angle of view.
Sec. 628.9.2.6.2. Loading, Service and vehicular Entries
If at all possible, vehicular entrances should be along streets less intensively used for through
traffic, both to separate pedestrian from vehicular circulation and to minimize marginal vehicular
friction along major streets. In addition, these entrances should not be located along residential
streets except for Washington Avenue between Jefferson Street and Douglas Road. Along
abutting properties, the building should be articulated to hide these elements from public view.
Loading and service entries should occur where possible at non-residential side streets, from rear
access ways, and within parking lots and structures. For those properties with frontages only on
streets and pedestrian public space, loading and servicing should be allowed on the frontage. The
location of such entries should have a maximum width of 23 feet and minimum height to provide
for clearance.
Sec. 628.9.2.6.3. Parking Garage
Pedestrian entries to parking garages should be directly from the street or Public Pedestrian
Spaces as well as from the contiguous building. Pedestrian entries or garages should be linked to
cross -block Pedestrian Passages wherever possible. Vehicular entries to garages should be
allowed from streets and alleys and should be coordinated with the Department of Planning and
Zoning. Vehicular entries from streets should have a maximum width of 23 feet with a minimum
separation of 75 feet between entries.
Parking garages should be completely lined with habitable living or working space along Grand
Avenue and Douglas Road. Along the remaining sides of the garage, the facades should be
articulated to minimize the impact of the parking garage and to hide the vehicles and other
undesirable internal garage elements (piping, lighting, unfinished surfaces, etc.) from public view.
Sec. 628.9.2.6.4. Parking Garage Roofs
The roofs of parking structures should have landscaped shade structures of a minimum 60%
coverage of the total area.
Offstreet parking and loading should generally be within enclosed structures which should either
be underground or, if aboveground, should be to the rear of the lot designed to provide a minimal
visual impact with significant habitable space along the street. Unenclosed vehicular parking and
loading in any location visible from a public street, or abutting properties should be appropriately
screened from exterior views.
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Sec. 628.9.2.7. Merchandising
All lighting should be in a warm spectrum.
The storefront display should be illuminated with halogen lighting.
Lighting emphasis should be on the window display and on the back wall of the shop.
The window display should have no backdrop, providing views into the store. The displays of the
entire store should be designed to be seen through the storefront.
Name brands should be promoted with interior signs.
Merchandise on the storefront and the back wall should be displayed in a course -grain - repetition
rather than variety - to increase legibility. Shelves should be full but not crowded.
The cash register should be as far to the rear of the store as feasible.
After closing, display lights should be kept on at approximately 60% power until 1:00 am.
Sec. 628.9.2.8. Walls
Sec. 628.9.2.8.1. Configuration
Arcades should have vertically proportioned openings.
Garden Walls should be minimum of 8 inches in thickness with a projecting cap.
Sec. 628.9.2.9. Elements
Sec. 628.9.2.9.1. Material
Signs should be made of painted wood or metal.
Sec. 628.9.2.10. Roofs
Sec. 628.9.2.10.1. Material
Roofs, (gable or hip), should be clad in 3/4" low profile standing seam metal, wood shingle, or
fiberglass architectural grade and diamond tab shingles.
Sec. 628.9.2.11. Streetscape
Street furniture should be provided which may include benches, trash receptacles, pedestrian
walkway lighting, bus shelters, sculpture, and kiosks. These may be located in the pedestrian
areas as long as pedestrian flow patterns are continuous.
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Sec. 628.10. Landscape Guidelines
Trees, palms, ground cover, grass and other living landscape plants should be provided in
required or provided yard areas in accordance with an approved overall landscape plan for the
development.
Sec. 628.11. Examples of Architectural Elements and Materials
See "Exhibit B". (For codification purposes, this exhibit will be inserted into this section.)
Sec. 628.12. Examples of Architectural Elements and Materials
See "Exhibit C". (For codification purposes, this exhibit will be inserted into this section.)
"ARTICLE 8. neighborhood conservation DISTRICTS
Sec. 802.1. Intent.
The Grand Avenue Corridor is of special and substantial p„hlic interest due to its unique role as
the "Main Street" for the surrounding West Grove Community. In order to promote its successful
revitalization and restoration, this Neighborhood Conservation District is enacted.
The NCD 2 District shall generally apply to properties fronting on Grand Avenue bounded by
McDonald Street and Commodore Plaza to tit and Jefferson and Brooker Streets to the west
{see official zoning atlas). Within these boundaries, there shall be two (2) special sub districts as
follows:
1, Market District Overlay for properties fronting on Grand Avenue and located between
McDonald and Commodore Plaza to the East and Elizabeth Street to the west• and
2 Grand Avenue Cultural District Overlay for properties fronting on Grand Avenue and
located between Elizabeth Street on the east and Douglas Road on the west.
NCD 2 District with other special overlay regulations applying only to those properties located
within the overlay districts as specified in Sections 802.5 through 802.7.
The purpose of this Neighborhood Conservation District Overlay is to:
• Revitalize and restore the avenue as a successful "Main Street" for the surrounding West
Grove community.
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t '
unique to the South Florida region.
Revise zoning to ensure an attractive pedestrian friendly environment, diverse in use and
activity.
• Utilize the urban design guidelines established to promote an active and -pleasant
pedestrian-envinanment-while-aGGAMMOdating-the-needs-of--development- and -respecting -
the scale of the surrounding residential community.
Nurturing the development of locally owned businesses by providing choice and flexibility in
the range of available retail and commercial space.
Avenue's "Main Street" character.
In addition, Special Events and Services should be encouraged. Special events and services
should be undertaken to help market and promote the Market District. While some events may be
Grand Avenue Corridor District. Residents embody a sustained clientele important in maintaining
the consistent viability of any retail establishment. Significant free public parking should be
provided in the rear of buildings. On special market days the Market District may be closed to
vehicular traffic and s t front kiosks enrol iraged Trolley service to and from surrounding
residential areas on market days may help to draw residents. Other thematically related street
festivals similar to Goombay should be considered.
Sec. 802.2. Effect of NCD-2 district designation.
The effect of these NCD 1 regulations shall be to modify regulations within portions of other zoning
districts included within the NCD boundaries to the extent indicated.
Sec. 802.3. Class II Special Permit
A Class II Special Permit shall be required prior to approval of any permit (except special permits
pursuant to Article 13) affecting the height, bulk, location or exterior configuration of any existing
structure, sign, awning, land., acing parking areaorvehic filar way visible from a public street.The
purpose of the Class II Special Permit shall be to ensure conformity of the application with the
special considerations listed below. In making determinations concerning construction of new
principal buildings or substantial exterior alteration of existing principal buildings, the planning
director may obtain the advice and recommendations of the Urban Development Review Board.
setbacks and sidewalk area within the public right-of-way adjacent to Grand Avenue shall
be a continuous pedestrian space suitably landscaped and developed with appropriate
street furniture according to the Grand Avenue Corridor Appearance Code.
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Offstreet parking and loading shall generally be located to the rear of the subject properties;
however, if it is not feasible, such parking shall be designed to provide a minimal visual
impact. Unenclosed vehicular parking and loading in any location visible from a public
street shall be appropriately screened.
lots abutting Grand Avenue, designated as a "primary pedestrian pathway" (with the
exception of those properties with an underlying R 2 Duplex zoning designation) in the
official zoning atlas, shall be designed in accord with the standards in the Primary
Pedestrian Pathway Design Guides and Standards and the Grand Avenue Corridor
Appearance Code.
Se^ 2.Specaal Limitations
802 it Setbacks and Building Footprint
The following setbacks shall apply to all properties with an underlying zoning classification of either
"0" or "SD 2":
Front: Five (5) feet minimum and maximum
Side: Zero (0) feet minimum
Rear: Ten (10) feet minimum
The following setbacks shall apply to all properties with an underlying zoning classification of "R 2":
Front: Ten (10) feet minimum and maximum
Side: Five (5) feet minimum
Rear: Ten (10) feet minimum
the setback limitations specified above.
802 Height
The underlying SD 2 district afro has a maximum height limitation of fifty (50) feet; therefore, in
order to ensure appropriate scale of infill development along Grand Avenue, irrespective of the
underlying zoning limitations, new structures dedicated to single use to be developed on those
maximum of fifty (50) feet; mixed use structures shall be permitted a maximum of five stories in
maximum height of the four remaining stories shall not exceed 12 feet (for a total maximum height
of 62 feet to be accommodated in no more than 5 stories); such measurement shall be taken from
flood level or average sidewalk elevation, whichever is higher.
802 A Q Permissible Uses
As for the underlying district, except for those properties with an underlying "0" Office designation,
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permitted within ground floor locations within the SD 2 zoning district.
802 A 5. Offstreet Parking Requirements
In general: As per the underlying district except for the following:
Residential dwelling units shall not be sold or leased without the right to utilize at least one (1)
onsite parking space.
Tandem parking shall be allowed on properties with an underlying R 2 zoning designation; said
tandem parking shall be deemed to comply with parking requirements of two (2) or more spaces
and shall be limited to no more than two (2) tandem spaces per unit in one row.
Adaptive reuses of existing buildings with parking deficiencies, for any permitted use, shall not be
required to provide additional parking.
Sec. 802.5.. Granrl Avenueue Market DisNict Overcrlay
Q A2.5.--I nrtent
commercial character to a portion of Grand Avenue. The intent is to enhance these streets as
tourist destinations, provide more service related retail for residents, establish a critical mass of
related retail and provide a retail "bridge" connecting Commodore Plaza to Grand Avenue. It is
intended to encourage a scenic retail area dedicated primarily to consumable and perishable
802 5. 7 Boundaries•
In the Village Center Sub District the Market District Overlay runs along Grand Avenue from
Commodore Plaza west to Elizabeth Street.
802 5. Q Special Regulations and limitations on permissible uses•
Irrespective of the underlying zoning classifications, the following special regulations and
limitations shall apply to the Market District Overlay:
The Market District Overlay area shall permit the following uses, in addition to that which is
permitted in the underlying districts:
crafts and fresh fruits and vegetables are permitted within this district, subject to a Class
II Special Permit with a mandatory referral to the district ITT Administrator only and
further subject to the following limitations:
a: Any outdoor market must be located on a parcel of no less than 15,000 square feet of lot
area.
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b An outdoor market shall be limited to no more than 65% of the area of the subject parcel in
display area.
c An outdoor market may not include any permanent structures. All display tables and other
such material must be removed at the enrl of the permitted time of operation
d The outdoor market display area shall be located along the Grand Avenue frontage and be
set back no less than 25 feet from any abutting residentially zoned property.
e- Outdoor markets may operate only between the hours of 8:00 m and 8:00 p on
Saturdays only.
f No outdoor market may be located closer than 1,500 feet from another outdoor market.
g: Only handmade crafts, fresh fruits and vegetables, prepared raw -foods and drinks derived
from fresh fruits and vegetables may be sold in an outdoor market within this district.
Sec. 802.6. Grand Avenu e-Cultural-District Oyerlay
802.6.1 Intent:
The Cultural District Overlay is restrictive use overlay intended to give a distinctive cultural
character to retail and commercial uses on Grand Avenue between Elizabeth Street and Douglas.
cultural/historic businesses, support current resident owned businesses, promote a cultural
facade, provide more culturally themed businesses, establish a critical mass of 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
802 7 Boundaries•
Boundaries: the Cultural District Overlay shall apply to non residentially zoned properties located
along Grand avenue from floc colas to Elizabeth Street and including Hibisc s
,
802 Q Special Regulations and limitations on permissible uses•
Irrespective of the underlying zoning classifications, the following special regulations and
limitations shall apply to uses permissible within the Cultural District Overlay;
The Cultural District Overlay shall permit the following uses:
referral to the district NET Administrator only; items for sale within such markets shall be limited to
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found in the Caribbean
Other permissible uses along ground floor locations shall be as per uses permitted within ground
floor locations in the SD 2 Zoning district and the following:
instruction for such uses.
2 Street based cultural/heritage businesses, subject to a Class II Special permit with
sales, crafts and carvings).
802 dribonal regulations
In addition, existing businesses shall be allowed to remain in the Cultural and Market Districts
regardless of their cultural theme without being considered nonconformities.
Urban Design Guidelines set forth in the NCD 2 and shall -maintain a facad4hat-i,,--csn.:-
Caribbean architectural facades
Sec. 802. Charles Avenue Neighborhood Conservation Overlay District
Sec. 802.1. Intent
Charles Avenue is of special and substantial public interest due to its historic identity and historic
structures; to identify and recognize the historical significance, to promote gateways, gathering
places and activities corresponding to its culture and heritage, and to compliment the character of
the entire community and promote the history of the Island District. In order to promote its
successful revitalization and restoration, this Neighborhood Conservation District is enacted.
The purpose of the Charles Avenue Neighborhood Conservation Overlay District is to recognize
and identify the historic significance of Charles Avenue, originally "Evangelist Street", in Coconut
Grove. As the community establishes the importance of its historic contributions as one of Miami's
first settlements, and as a historical Bahamian community, the Historic Preservation corridor will
serve as a public reminder and preserver of that distinction.
The Charles Avenue Neighborhood Conservation Overlay District will help define the uses and
designs of buildings and help maintain the scale and character of the existing neighborhood. The
Corridor will identify and encourage preservation of historic sites on Charles Avenue, including:
the Mariah Brown House, home of the first Bahamian settler; The Historic Black Cemetery; The
E.F. Stirrup House, home of the first Black doctor; historical churches, and several historical
homes.
The Charles Avenue Neighborhood Conservation Overlay District is intended to compliment the
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character of the entire community and promote the history of the Island District.
The Charles Avenue Neighborhood Conservation Overlay District Overlay is located along Charles
Avenue between Douglas Road and Main Highway.
Sec. 802.2. Effect of NCD-2 district designation.
The effect of these NCD-2 regulations shall be to modify regulations within portions of other zoning
districts included within the NCD boundaries to the extent indicated.
Sec. 802.3. Class II Special Permit
A Class II Special Permit shall be required prior to approval of any permit (except Special Permits
pursuant to Article 13) affecting the height, bulk, location or exterior configuration of any existing
building; or demolition of any existing building; or for the erection of any new building; or for the
location, relocation or alteration of any structure, sign, awning, landscaping, parking area or
vehicular way visible from a public street.
The purpose of the Class II Special Permit shall be to ensure conformity of the application with the
expressed intent of this district, with the general considerations listed below and listed in section
1305.
*11
Section 3. All ordinances or parts of ordinances insofar as they are inconsistent or in conflict
with the provisions of this Ordinance are repealed.
Section 4. If any section, part of 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 thirty (30) days after final reading and
adoption.
Footnotes:
{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.
{2} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten
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.
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