HomeMy WebLinkAboutCC Binder Section FRansom Everglades School
Upper Campus Special Area Plan
F. Regulating Plan
Ransom Everglades School
Upper Campus Special Area Plan
F1. Article 1 — Definitions of Terms and Uses
ARTICLE 1. DEFINITIONS
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
1.2 DEFINITIONS OF TERMS
This section provides definitions for terms in this Code that are technical in nature or that might not
be otherwise reflect a common usage of the word. If a term is not defined in this Article, then the
Zoning Administrator shall determine the correct definition of the term.
Building Height: The vertical extent of a Building measured in stories feet
1
Ransom Everglades School
Upper Campus Special Area Plan
F2. Article 2 - Intent
ARTICLE 2. GENERAL PROVISIONS
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
2.1 PURPOSE AND INTENT
2.1.1 Title and Purpose
This regulating plan shall be known as the Ransom Everglades School Upper Campus Special Area
Plan ("SAP").
a. This Code shall be known as the Miami 21 Code of the City of Miami, Florida. This Code is de
clared to be in accord with the Miami Comprehensive Neighborhood Plan, as required by the
Local Government Comprehensive Planning and Land Development Regulation Act, Section
163.3161 et seq., Florida Statutes (the "Comprehensive Plan"). A primary purpose of this Code
is to implement the Comprehensive Plan.
b. It is further the purpose of the Miami 21 Code to promote the public health, safety, morals,
convenience, comfort, amenities, prosperity, and general welfare of the City and to provide a
wholesome, serviceable, and attractive community, including without limitation protection of the
environment; conservation of land, energy and natural resources; improved mobility; more efficient
use of public funds; greater health benefits of a pedestrian environment; historic preservation;
provision of recreational and open spaces; reduction of sprawl; and improvement of the built
environment and human habitat.
c. To further the goals and objectives of the Comprehensive Plan and the purpose of this Code, the
City is divided into Transect Zones CT -Zones") of such number, characteristics, area, common
unity of purpose, adaptability, or use as will accomplish the goals and objectives of the Compre-
hensive Plan and this Code.
2.1.2 Intent
The intent of the Ransom Everglades School Upper Campus Special Area Plan is to guide and facilitate
the design of a master plan for the Upper Campus: ensure the preservation of the character of the
campus; allow for the innovation and modernization of new facilities to replace existing structures;
and encourage the creation of additional open green space.
The SAP is based on the Miami 21 Zoning Code, as amended through April 2013. Future develop-
ment will be consistent with the adopted Concept Book and this Regulating Plan.
The Ransom Everglades School Upper Campus SAP shall not create a precedent for the balance of
the City of Miami. The alternate standards of this SAP should be considered unique to the property
and the existing conditions of the school.
while -responding to the -existing conditions of the City, its regional context, and its natural features,
c conservation gool3 include:
2
ARTICLE 2. GENERAL PROVISIONS
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
adjaccnt Commcrcial Corridors with oppropriatc transition3 of Dcnsity and I lcight
following thc thcory of thc Transcct
b. The devclopmcnt goals include:
ties
2. Rcbuilding the City's commcrcial Corridors to function as Mixcd-Usc, transit-oricntcd, walk
3
Ransom Everglades School
Upper Campus Special Area Plan
F3. Article 3 - General to Zones
ARTICLE 3. GENERAL TO ZONES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
3.5 MEASUREMENT OF HEIGHT
3.5.1 Unless otherwise specified herein, the Height of Buildings shall be measured in Stories feet. The
height of Fences and walls shall be measured in feet. The Height of Buildings, Fences and walls
shall be measured as provided for on pg. B4.13 of the Concept Book.
Elcvation or, where no sidcwalk exists, the avcrage of the rccord profile grade -elevation of the street
the cvcnt that thc basc flood clevation, a3 c3tablishcd by FEMA, is highcr than thc sidcwalk or grade
from thc basc flood cicvation.
3.5.2 The maximum Habitable Space and maximum Height of Buildings shall be as provided for on pg.
B4.13 of the Concept Book.
(25) fcct at ground Icvcl rctail, shall -be countcd as two (2) Storics; exccpt for T6 36, T6 48, T6 60,
T6-80, and D1, whcre a single floor level excccding fourtcen (14) fcct may count as one (1) story if
by the transcct at fourtcen (14) fcct per floor. Whcre the first two stefic3 arc rctail, thcir total com
(14) fcct in I lcight. Mezzanincs may not cxcccd thirty-three perccnt (33%) of thc Habitablc Spacc
Floor Arca, cxccpt for D1, whcre mezzaninc3 may not cxcccd fifty perccnt (50%) of the Habitablc
Spacc Floor Arca. Mezzanincs extcnding bcyond thirty-thrce perccnt (33%) of the Floor Area, or
fifty perccnt (50%) of the Floor Area in D1, shall be counted as an additional floor. The I Icight of a
3.5.3 Except as specifically provided herein, the Height limitations of this Code shall not apply to any
roof Structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors, or
similar equipment required to operate and maintain the Building (provided that such Structures shall
not cover more than twenty ten percent (26 10%) of roof area for T4 and T5); nor to church spires,
steeples, belfries, monuments, water towers, flagpoles, vents, or similar Structures, which may be
allowed to exceed the maximum Height by Waivef SAP Permit; nor to fire or parapet walls, which
shall not extend more than five (5) feet above the maximum Height, in T4 and T5 and tcn (10) fcct
4
ARTICLE 3. GENERAL TO ZONES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
3.13 SUSTAINABILITY
3.13.1 General
a. Landscape requirements are as required in Article 9 of this Code and the City of Miami Tree
Protection regulations of Chapter 17 of the City Code, except that where this Code is more re-
strictive than the Tree Protection regulations, this Code shall apply.
b. All new Buildings of more than 50,000 square feet of Habitable Rooms and Habitable Space in
the T5, T6, CI and CS zones shall be at a minimum certified as Silver by the United States Green
Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) standards
or equivalent standards adopted or approved by the City.
1. At the time of Building Permit application, the owner shall submit:
(a� e- Proof of registration with the Green Building Certification Institute, or equivalent
agency;
.(bi& A signed and sealed affidavit from a LEED Accredited Professional, or applicable
designation, stating that the proposed Building is designed to achieve the required
certification; and
(c)e- A LEED Scorecard, or equivalent document, identifying anticipated credits to
be achieved.
2. At the time of Certificate of Occupancy application, the owner shall submit:
La f Proof of certification by the Green Building Certification Institute, or equivalent agency;
fklg7 A bond posted in a form acceptable to the City, in the amount indicated below;
Lil- Two percent (2%) of the total cost of construction fora 50,000 -100,000 square
feet Building;
Lii).- Three percent (3%) of the total cost of construction for a 100,001- 200,000 square
feet Building;
kik- Four percent (4%) of the total cost of construction for any Building greater than
200,000 square feet; or
u
Proof of partial compliance from the Green Building Certification Institute, or applicable
agency, which demonstrates the credits presently achieved. In addition, a prorated
portion of the full bond amount, as indicated in subsection 2(b) above, shall be posted
based on the number of remaining credits needed to meet minimum certification re-
quirements. The bond amount to be posted shall be calculated as follows:
(credits remaining for certification / credits required for certification) x full bond amount
= prorated bond amount)
5
ARTICLE 3. GENERAL TO ZONES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
3. Forfeiture of Bond
A bond under this Section 3.13.1 shall be forfeited to the City in the event that the Building
does not meet the for LEED Silver certification or applicable certification. The City will draw
down on the bond funds upon failure of the owner to submit proof of LEED Silver certification
in a form acceptable to the City within one (1) year of the City's issuance of the Certificate of
Occupancy for the Building. If required certification is not achieved but a majority of the credits
have been verified, the owner shall forfeit a portion of the bond based on any outstanding
credits which shall be calculated as follows:
(credits remaining for certification / credits required for certification) x full bond amount =
bond amount forfeited
If the amount to be forfeited is greater than fifty percent (50%) of the full bond amount, the
bond shall be forfeited in its entirety. Funds that become available to the City from the for-
feiture of the bond shall be placed in the Miami 21 Public Benefits Trust Fund established by
this Code.
u t Affordable Housing Developments that qualify under Section 3.15, may elect to comply
with the sustainability requirements promulgated by the Florida Housing Finance
Corporation, or its successor agency, in lieu of the requirements set forth in Section
3.13.1.b above.
Lj.
The preservation of Natural Features of land such as trees, vegetation, geological,
and other characteristics and the preservation of features of archaeological significance
are declared to be in the public interest. Said preservation may justify the relaxation
of Set backs or required Off-street Parking by Waiver. The Zoning Administrator shall
determine that the trees, vegetation, geological and other natural characteristic, or
archaeological features are in the Buildable Area of the Site and not in Setback areas
required for the development of the site.
6
Ransom Everglades School
Upper Campus Special Area Plan
F4. Article 4 - Standards and Tables
ARTICLE 4. TABLE 2 MIAMI 21 SUMMARY
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
RURAL I I
NeIORI,I ZONE
LOT OCCUPATION
RURAL ZONE
III I l 1 1 1 1 1 1 1 1 1 1 1 1 l( 1 1 1 1 1 1 1 1 1 1(
SUB -MOAN ZONE
a Lot Area
5,000 s.fmin.
b Lot Width
50 ft. min.
a Lot Coverage. (total Floomlate of
50% max.1 st Floor
30-mace Zed-FleeFfer-
T3 R 8 T3L,ndy 2nd
end 3rd Floors can not
all bridals on site)
exceed the floorolate of
the 1st Floor
d. Floor Lot Ratio (FLR)
_
e. Frontage al front Setback
f Green / Open Space Requirements
25% Lot Area min.
g Density
9-18 du/acre max."
BUILDING SETBACK
a Principal Front
b. Secondary Front
20 ft. min.
10ft. min.
c Side
d. Rear
5 ft. min."
20 ft. min.
OUTBUILDING SETBACK
a Principal Front
b Secondary Front
c Side
d Rear
�T)
aft ntia"-(•F3-E rnly)
PRIVATE FRONTAGES
a Common Lawn
b Porch 6 Fence
Pitted
prmlibed
c Terrace or LC
prehibiled
d. Forecourt
e. Sloop
f Shopfronl
g Gallery
h,Arcade
pebbled
Drehihded
prohibited
pied
pied
BUILDING HEIGHT (Stories)
a Principal Buiding
b Outbuiding
c Benefit Height
Abutting T6, T5 & T4 only
.2-mex-As provided for
on oaae B4.13 of the
Concept Book.
2-men-As provided for
gn oaae 84.13 of the
Conceot Book
Or as modified In Diagram 9
Note: Refer to Article 5 for Specific Transect Zone Regulations
"' Note- Bonus shall not be available for T6 properties abutting T3 propertes (refer to Article 3)
7
ARTICLE 4. TABLE 3 BUILDING FUNCTION: USES
AS ADOPTED - APRIL 2013
DENSITY (UNITS PER ACRE)
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
DORMITORY
HOME OFFICE
LIVE - WORK
WORK - LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE / UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
INDUSTRIAL
AUTO -RELATED INDUSTRIAL ESTBL.
MANUFACTURING AND PROCESSING
MARINE RELATED INDUSTRIAL ESTBL.
PRODUCTS AND SERVICES
STORAGE/ DISTRIBUTION FACILITY
T3
SUB -URBAN
R L 0
9
9
18
R
R
R
R
R
R
R
R
R
R
R
E
E
E
E
E
E
W
E
E
E
E
E
E
E
E
E
RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
R Allowed By Right
WAllowed By Warrant: Administrative Process - CRC (Coordinated Review Committee)
E Allowed By Exception: Public Hearing - granted by PZAB (Planning, Zoning &Appeals Board)
Boxes with no designation signify Use prohibited.
Uses may be further modified by Supplemental Regulations, State Regulations, or other provisions of
this Code. See City Code Chapter 4 for regulations related to Alcohol Beverage Service Estab.
' Childcare will be allowed by rinht when it is accessory to the Principle use and services Ransom
8 Everglades employees
ARTICLE 4. TABLE 4 DENSITY, INTENSITY AND PARKING: T3 - SUB -URBAN ZONE
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
RESTRICTED
LIMITED
OPEN
DENSITY (UPA)
9 UNITS PER ACRE
9 UNITS PER ACRE
18 UNITS PER ACRE
RESIDENTIAL
Residential Uses are permissible as listed in Table 3,
limited by compliance with:
• Minimum of 2 parking spaces per principal Dwelling Unit.
• Adult Family -Care Homes - Minimum of 1 parking space
per staff member and 1 space per 4 residents.
• Community Residence - Minimum of 1 parking space
per staff member in addition to the parking required for
the principal Dwelling Unit.
Residential Uses are permissible as listed in Table 3,
limited by compliance with:
• All Dwelling Units shall be under single ownership
• Minimum of 2 parking spaces per principal Dwelling Unit.
• Minimum of 1 parking space per Ancillary Dwelling Unit.
.Adult Family -Care Homes - Minimum of 1 parking space
per staff member and 1 space per 4 residents.
• Community Residence - Minimum of 1 parking space
per staff member in addition to the parking required for
the Dwelling Units.
Residential Uses are permissible as listed in Table 3,
limited by compliance with:
• Minimum of 2 parking spaces per principal Dwelling Unit.
• Adult Family -Care Homes - Minimum of 1 parking space
per staff member and 1 space per 4 residents.
• Community Residence - Minimum of 1 parking space
per staff member in addition to the parking required for
the Dwelling Units.
CIVIC
Civic Uses are permissible as listed in Table 3.
• Minimum of 1 parking space for every 5 seats of
assembly use.
• Minimum of 1 parking space for every 1,000 square feet
of exhibition or recreation area, and parking spaces for
other Uses as required.
Civic Uses are permissible as listed in Table 3.
• Minimum of 1 parking space for every 5 seals of
assembly use.
• Minimum of 1 parking space for every 1,000 square feet
of exhibition or recreation area, and parking spaces for
other Uses as required.
Civic Uses are permissible as listed in Table 3.
• Minimum of 1 parking space for every 5 seats of
assembly use.
• Minimum of 1 parking space for every 1,000 square feet
of exhibition or recreation area, and parking spaces for
other Uses as required.
CIVIL SUPPORT
Civil Support Uses are permissible as listed in Table 3.
• Minimum of 1 parking space for every 800 square feet
of Civil Support Use.
• Minimum of 1 parking space for every 5 seats of
assembly uses.
Civil Support Uses are permissible as listed in Table 3.
• Minimum of 1 parking space for every 800 square feet
of Civil Support Use.
• Minimum of 1 parking space for every 5 seats of
assembly uses.
Civil Support Uses are permissible as listed in Table 3.
• Minimum of 1 parking space for every 800 square feet
of Civil Support Use.
• Minimum of 1 parking space for every 5 seats of
assembly uses.
EDUCATIONAL
Educational Uses are permissible as listed in Table 3.
,
ef-EdnealienaI U3e-
• Schools— Minimum of 1 parking space for each faculty or
staff member, 1 visitor parking space per 100students,
and parking space per 5 students in grades 11 and 12.
Educational Uses are permissible as listed in Table 3.
• Minimum of 3 parking spaces for every 1,000 square
feet of Educational Use.
• Schools — Minimum of 1 parking space for each
faculty or staff member, 1 visitor parking space per 100
students, 1 parking space per 5 students in grades 11
and 12.
Educational Uses are permissible as listed in Table 3
• Minimum of 3 parking spaces for every 1,000 square
feet of Educational Use.
• Schools — Minimum of 1 parking space for each
faculty or staff member, 1 visitor parking space per 100
students, 1 parking space per 5 students in grades 11
and 12
9
Ransom Everglades School
Upper Campus Special Area Plan
F5. Article 5 - Specific to Zones
ARTICLE 5. SPECIFIC TO ZONES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
5.3.2 Building Configuration (T3)
e. Building Heights shall be measured in feet as provided for on page B4.13 of the Concept Book.
cicvation of a Principal Building shall be a maximum of two and a half (2.5) feet above grade, or
Shall not cxcccd tcn (10) fcct ovcrall Hcight above the second Story.
f. Mechanical equipment shall be located within maximum building height and shall be wholly
concealed from view. Sustainable equipment (i.e. solar panels, water cisterns, etc.) shall be
located within the maximum building height and may be visiable with SAP permit. Mechanical
eauipment located on a roof above forty-five (45) feet shall be screened by a pitched roof. en -a
roof shall be cncloscd by parapets of the minimum I !eight nccessary-te-eeneco' ", ---' c max
g•
Existing fences and walls shall be deemed to be legal and conforming in all respects with the
provisions of this Ordinance. They may be replaced and/or improved at their existing location
and to their existing heights. New fences and walls may be erected on the property provided:
(1) the heights and setbacks are consistent with the heights and setbacks existing at the time
of SAP adoption: and (2) the design and materials are compatible with the existing design and
materials. Determinations with respect to (1) and (2) in preceding sentence shall be made by SAP
Permit.
fcct.
5.3.4 Parking Standards (T3)
a. Vehicular parking shall be required as shown in Article 4, Tables 4 and 5.
b. Parking may be accessed by an Alley when such is available.
c. Covered parking and garages and at least fifty percent (50%) of required parking shall be located
within the Second and Third Layers as shown in Article 4, Table 8; in T3-R and T3-L a maximum
thirty percent (30%) of the width of the Facade may be covered parking or garage. In T3-O cov-
ered parking and garages shall be a maximum sixty percent (60%) of the width of the facade.
Covered parking and garages shall align with or be set back from the Facade. Driveways and
drop-offs including parking may be located within the First Layer.
d. The maximum width at the Property Line of a driveway on a Frontage shall be twelve twenty-
six (1 26) feet for T3-R and T3-L and twenty (20) feet for T3-O, unless otherwise required by
the City of Miami Public Works and Fire Departments. Up to Ttwo separate driveways of up to
10
ARTICLE 5. SPECIFIC TO ZONES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
twenty (20) feet each on ene-Let Royal Road shall have a minimum separation of twenty (20)
feet in T3-R and T3-L only, unless otherwise required by the City of Miami Public Works and Fire
Departments.
11
ILLUSTRATION 5.3 SUB -URBAN TRANSECT ZONES (T3)
AS ADOPTED - APRIL 2013
BUILDING DISPOSITION
LOT OCCUPATION
a. Lot Area
5,000 s.f. min.
b. Lot Width
50 ft min.
c. Lot Coverage: (total Floorolate of all
50% max. first floor
39
buildings on site)
-only)-2nd and 3rd Floors can not
exceed the floorolate of the 1st Floor
d. Floor Lot Ratio (FLR)
NIA
e. Frontage at front Setback
N/A
f. Green Space
25% Lot Area min.
9. Density
T3 R = 9 du/ac max.
T3 L = 9 dulac max.
T3 0 =18 dulac max.
BUILDING SETBACK
a. Principal Front
20 ft. min.
b. Secondary Front
10 ft. min.
c. Side
5 ft. min. 20% Lot Width total min.
d. Rear
20 ft. min.
a.Prineipol rront
20-tt7min
i9 krmirt:
e-Side
5417min;
d-Reer
5-ft. ;.
BUILDING CONFIGURATION
FRONTAGE
e.Cammon Lewn permitted
b. roreh-o,=cncc permitted
e. Tcmoec or L.C. permitted
dfereeaud permitted
erSteep prohibited
f4ohopfresee tamed
97Caltery prohibited
h. Areede prohibited
BUILDING HEIGHT
a. Principal Building
RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
BUILDING PLACEMENT
4 H4 1.4
fin flied
Wee Ltry
OUTBUILDING PLACEMENT
4
fird
m Zrd
boor Loin'
PARKING PLACEMENT
4
m
BUILDING HEIGHT
2-Storiee-orid-25-tHereave-mait MAX
provided for on oaae B4.13 of the HEIGHT
Concept Book.
b. Outbuilding
--e oeeeme As_
provided for on Date B4.13 of the
Conceot Book
PARKING
Facade Width
T3R&T3L30%max
T3 0 60% max.
3d
illss
ifs ja
rrfiVezt
•�;— MAX
HEIGHT
12
Ransom Everglades School
Upper Campus Special Area Plan
F6. Article 7 — Procedures and Nonconformities
ARTICLE 7. PROCEDURES AND NONCONFORMITIES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
7.1.2.1 Ransom Everglades School Upper Campus Special Area Plan Development Review Process
a. SAP Permit
All demolition of existing buildings and development of new buildings within the Ransom
Everglades School Upper Campus SAP area shall be approved by a Special Area Permit. The
process and criteria for review and approval of an SAP Permit application is set forth below.
1. SAP Permit review and approval process.
a. Applications for SAP Permits shall be made on forms provided by the city and, in addition,
shall be accompanied by any information reasonably deemed necessary by the Planning
Director to render a decision on the subject application. The Planning Director shall review
each submitted application for a SAP Permit for completeness.
b. The Planning Director shall issue a notice of an intended decision within fourteen (14)
calendar days of a determination that the SAP Permit application is complete. The applicant
shall have seven (7) calendar days from receipt of the notice of the intended decision to
request a conference with the Planning Director to discuss revisions or provide additional
information regarding the application. Within ten (10) calendar days of the conference, or
if no conference is reauested within ten (10) days of the notice of the intended decision,
the Planning Director shall issue his decision with written findings and determinations
regarding the applicable criteria set forth in this section and any other applicable regulations
as they relate to the application. The applicant and the Planning Director may mutually
agree to an extension of time for the issuance of the final decision. The findings and
determinations shall be used to approve, approve with condition. or deny the SAP Permit
application.
c. The Planning Director shall approve, approve with conditions, or deny the SAP Permit
application. Approvals shall be granted when the application is consistent with the
Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the terms
of the accompanying Development Agreement. Conditional approvals shall be granted
when the application requires the imposition of conditions in order to be consistent with
the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP, and the
terms of the accompanying Development Agreement. Denials of applications shall be
issued if, in the estimation of the Planning Director, conditions and safeguards have been
considered and the application is still found to be inconsistent with the Comprehensive
Plan, the Ransom Everglades School Upper Campus SAP, and the accompanying
Development Agreement. The decision of the Planning Director shall be in writing and
shall include an explanation of the code requirements for an appeal of the decision. The
Director shall include a citation of the legal authority supporting the denial of an SAP
Permit application.
2. SAP Permit Review Criteria.
SAP Permit shall be approved if the application is consistent with the Comprehensive Plan,
the Ransom Everglades School Upper Campus SAP. and its accompanying Development
Agreement.
3. SAP Permit Appeal to the Planning, Zoning and Appeals Board.
The SAP Permit applicant may appeal the determination of the Planning Director within
13
ARTICLE 7. PROCEDURES AND NONCONFORMITIES
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
fifteen (15) calendar days of the issuance of a final decision. Appeal of the determination
of the Planning Director shall be filed with the Office of Hearing Boards and shall be heard
de novo by the Planning. Zoning and Appeals Board. The Board shall determine whether
to affirm or reverse the determination of the Planning Director. Should the Board choose to
reverse the determination of the Planning Director, where the Planning Director previously
denied the SAP Permit, the Board may approve the permit as requested by the applicant or
approve with conditions and safeguards necessary to ensure the SAP permits consistency
with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the
terms of the accompanying Development Agreement.
The SAP Permit applicant may appeal the ruling of the Planning, Zoning and Appeals Board
to the City Commission within fifteen (15) calendar days of the issuance of its ruling. Such
appeals shall be filed with the Office of Hearing Boards and shall be considered de novo by
the City Commission. The City Commission shall determine whether to affirm or reverse the
ruling of the Board.
The filing of all appeals shall state the specific reasons for such appeal and shall be made on
forms designated by the Office of Hearing Boards together with the payment of any required
fee(s).
14
Ransom Everglades School
Upper Campus Special Area Plan
F7. Appendix A — Coconut Grove Neighborhood Conservation District NCD-3
APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT NCD-3
3.6 Single -Family Residential District
i. Schools
This section shall apply only to Ransom Everglades School Upper Campus Special Area Plan
(SAP).
1. Building Site
A building site shall be defined as one or more lots or portions of lots that are aggregated to
form a single school site including vacant lots and all permissible accessory uses and struc-
tures. Building sites shall not include any portions of land under a different zoning transect.
2. Setbacks
(a) Minimum Front Setbacks
The minimum front setback shall be thirty (30) feet. Unenclosed porches. entries, or log-
gias may project a maximum of fifteen (15) feet into the minimum required setback of
thirty (30) feet.
(b) Minimum Side Setbacks
The minimum side setback for all principal and accessory buildings shall be ten (10) feet.
3. Height
Height within the Ransom Everglades School Upper Campus SAP shall be consistent with
B4.13 and B4.14 of the Concept Book.
4. Green Space
The minimum green space requirement shall be three -tenths (0.3) times the Lot area. The
use of permeable material for surfaces in the required yard may allow a 25% reduction in
the required green space. Civic Space may also be Green Space.
5. Landscaping
All landscaping requirements shall comply with Article 9 of Miami 21 and Chapter 17 of the
City Code.
6. Additional Requirements
(a) Garages and Driveways
(i) Driveways located on Main Highway shall be permitted to have a maximum width
of twenty-six (26) feet, unless otherwise required by the City of Miami Public Works
and Fire Departments. All other driveways shall be permitted to have a maximum
width of twenty (20) feet, unless otherwise required by the City of Miami Public Works
and Fire Departments.
(ii) A garage structure may be permitted within the Second Layer of the building site as
illustrated on Concept Book page B4.14.
15
APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS
AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP
(iii) Driveways within a single building site shall not be located closer than twenty (20)
feet to each other.
lb) Fences
All fences located on Main Highway shall be buffered with plant material except when
said fence is faced or constructed with oolitic limestone. All other fences must provide for
landscaping as required in Article 9 of Miami 21 for T3 Zoning transect.
16