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a. The floor area ratio shall not exceed one and seventy-
two hundredths (1.72) times the gross lot area for
single use buildings.
b. The floor area for all mixed -use buildings shall not
exceed three (3.0) times the gross lot area. Ground
floor retail in mixed -use buildings shall not be
included in floor area calculations.
c. Allowable increase in floor area up to five tenths
(0.5) will be provided for payment into the FEC
Corridor Neighborhood Improvement Trust Fund, as set
forth in Chapter 62 of the City of Miami Code.
Density
Density shall not exceed 150 residential units/net acre.
4. Height Limitations
Height limitations shall be as provided in Section
627.1.7. It is the intent of the District to provide
for design variation, therefore height is regulated by an
allowable number of stories and an allowable height
threshold, whichever is less.
a. Parking structures shall not exceed seventy-five (75)
feet in height.
5. Maximum And Minimum Setback Requirements and Build -To
Lines
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Setback requirements for the SD 27.1 district are
measured perpendicular to and from the base building
line. Platted public right of way lines shall be defined
as the base building line, The SD-27 Design Standards
provide further clarification of the requirements
provided herein. The maximum and minimum setbacks and
build -to requirements shall be as provided in Section
627.1.7 and below as follows:
a. Maximum Ground Floor Setback for all Streets:
For the first twenty-five (25) feet in elevation above
the public right-of-way, no building facade shall be
set back more than a depth of ten (10) feet, except as
otherwise provided in Section 627.1.7. Off-street
parking shall not be allowed within the maximum
setback. Building frontage may exceed the maximum
setback requirement, provided that the resultant
setback is designed and improved as public open space.
b. Minimum Setbacks and Build -To Lines.
1.Minimum setbacks and build -to requirements shall be
as provided in Section 627.1.7. In order to allow
for building and streetacape design variation, an
accumulative maximum of 40% of any street or side
setback frontage may have no podium and tower
setback requirements as defined in Section 627.1.7.
2. Colonnades may encroach the setback and build -to
requirements provided that a minimum of five (5)
feet of sidewalk must remain clear of all
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obstructions. In addition, awnings and upper story
balconies may encroach the setback and build -to
requirements by a distance of seven (7) feet and
three (3) feet, respectively. In no case shall such
encroachments be allowed beyond the base
building/property line.
3.Building frontages along East Coast Avenue and above
16 stories or 175 feet in height (above the public
sidewalk),. whichever is less, shall not exceed 60%
of the East Coast Avenue net property frontage. This
requirement is applicable for all building frontages
within fifty (50) feet of the base building line.
6. Gateway Designations
As provided in Section 627, gateway sites shall be as
follows: (1) the Southwest corner of the intersection of
Northeast 36th Street and Northeast 2'd Avenue: and (2)
the Southeast corner of the intersection of Northeast 34th
Street and Northeast 1st Place.
Section 627.1.7 Maximum height, Build -to, Minimum
Setback and Use Requirements
SD 27.1 Maximum height, Build -to, Minimum Setback and Use Requirements
Street/
Classification
Height/Number
of Stories
Ground
Floor
Build -To/
Setback
Podium
Setback*
Tower Uses
Setback**
Midtown
Boulevard
300' and 28
Stories "200'
for mixed -use
a'
Setback
on the
15' setback
above 75' for
buildings
Page 14 of 29
70' setback
above 120'
elevation
65% active
ground floor
uses required
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File Number 05-00296
provide for design variation, therefore height is regulated by an allowable number of stories and an
allowable height threshold, whichever is less. Notwithstanding any provisions of Section 627.1.7, a
height increase of ten (10%) shall be allowed as a non -substantial amendment, subject to the written
approval of the Director of Planning_
b. Parking structures shall not exceed seventy-five (75) feet in height.
5. Maximum and Minimum Setback Requirements and Build -To Lines
Setback requirements for the SD 27.1 district are measured perpendicular to and from the base
building line. Platted public right of way lines shall be defined as the base building line. When platted
right of way lines at street intersections are rounded, setbacks shall be measured from projected right
of way lines and not from the rounded portions of such lines. The SD-27 Design Standards provide
further clarification of the requirements provide herein. The maximum and minimum setbacks and
build -to requirements shall be as provided in Section 627.1.7 and below as follows:
a. Maximum Ground Floor Setback for all Streets:
For the first twenty-five (25) feet in elevation above the public right-of-way, no building facade shall
be set back more than a depth of ten (10) feet, except as otherwise provided in Section 627.1.7. Off-
street parking shall not be allowed within the maximum setback. Building frontage may exceed the
maximum setback requirement, provided that the resultant setback is designed and improved as
public open space.
b. Minimum Setbacks and Build -To Lines:
1. Minimum setbacks and build -to requirements shall be as provided in Section 627.1.7. In
order to allow for building and streetscape design variation, an accumulative maximum of 40% of any
street or side setback frontage may have no podium and tower setback requirements as defined in
Section 627.1.7.
2. Colonnades may encroach the setback and build -to requirements provided that a
minimum of five (5) feet of sidewalk must remain clear of all obstructions. in addition, awnings and
upper story balconies may encroach the setback and build -to requirements by a distance of seven (7)
feet. In no case shall euh colonnades and upper story balcony encroachments be allowed beyond the
base building/property line. Awning may encroach base building property line by a distance of seven (7
) feet into the right of way.
3. Building frontages along East Coast Avenue and above 16 stories or 175 feet in height
above the public sidewalk), whichever is less, shall not exceed 60% of the East Coast Avenue net
property frontage. This requirement is applicable for all building frontages within fifty (50) feet of the
base building line.
6. Gateway Designations
As provided in Section 627, gateway sites shall be as follows: (1) the SW corner of the intersection of
NE 36th Street and NE 2nd Avenue: and (2) the SE corner of the intersection of NE 34th Street and
NE 1st Place.
City of Miami Page 2 of 9 Printed On: 4/14/2005