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Types of Zoning Codes
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There are two main approaches to contemporary zoning: Euclidean Zoning Codes and m-Based Zoning Codes.
These two approaches create different patterns of developmentiresults based on their goals
Our current zoning code is a Euclidean code, Miami 21 is a Form -Based code.
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Euclidean Zoning Codes
A type of zoning named for the Village of Euclid, Ohio where zoning was upheld in
1926 as a legitimate governmental power under the police powers of government. The
zoning ordinance of Euclid, Ohio was challenged in court by a local land owner on the
basis that restricting use of property violated the Fourteenth Amendment to the United
States Constitution. Though initially ruled unconstitutional by lower courts, the zoning
ordinance was upheld by the U.S. Supreme Court in Village of Euclid v. Ambler Realty
Co. (1926). In this way, Euclidean Zoning set forth a legal precedent on regulating the
use of land in the United States. Euclidean zoning codes are based on the earliest
carnprehensive ordinances and the Standard State Zoning Enabling Act (1922). They
are characterized by establishing and regulating land based on use. Typical types of
land -use districts in Euclidean zoning are: residential, commercial, institutional, and
industrial, Euclidean Zoning is also referred to as "Traditional Zoning" or "Building Block
Zoning."
Elements of a Euclidean Code:
• Regulations and Atlas: A plan and map of the regulated area indicating the type of allowed activities and regulations
Special district regulations that address each problem individually
Special exceptions, Class II permits, MUSP (Major Use Special Permits)
Overlay districts
• Administration. Application and lengthy project review process
• Definitions
Goals of Euclidean Zoning.
• Reduction of density and the prevention of the illegal overcrowding of land (goal was a reaction to the historical conditions of cities)
• Separation of uses based on size, height, noise, pollution, parking requirements as only urban goals
Outcomes:
• Suburban sprawl
• Bedroom communities
• Automobile -dependent, unsustainable development patterns characterized by: long commuting distances, more trips per day for daily
tasks, environmentally degrading, large streets built only for cars, lack of public places, separation of industry outside the city
• Excess parking
• Extreme, often unnatural, segregation of uses
• Necessary creation of Special Districts to address areas which require mixed uses or other zoning configurations outside the standard
"uses"
CITY OF MIAMI`S FORMER ZONING CODE 11000 WAS AN EUCLIDEAN CODE"
Forrn-Based Zoning Codes
Form -Based Zoning Codes are a method of regulating development to achieve a specific urban form, Form -based codes place an emphasis on
the relationship between the street and buildings, pedestrian and vehicles, public and private spaces, and the relationship between multiple
buildings, a block, a neighborhood and transitions in scale, They create a predictable public realm by controlling physical form of private
developments, with a secondary focus on land use regulations.
Elements of a Form -Based Code: Submitted into the public IN;1.
record f r ite s}
on�City Clerk
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Page 1 of 2
Miami2i: Your City, Your Plan 9/22/16, 8:49 AM
■ Regulation Plan and Atlas. A plan or map of the regulated area indicating the type of allowed activities and regulations
Building Form Standards. Regulations controlling the configuration, features, and functions of buildings that define an Interaction
between the public and private realm to create comfortable spaces for people
Public Space/Street Standards, 5pecitcations for the elements within the public realm (e.g., sidewalks, travel lanes, street trees,
street furniture, etc.)
■ Administration. A dearly defined application and project review process
■ Definitions. A glossary to ensure the precise use of technical terms
Goals of Form -Based Zoning:
■ Mixed -use activities within buildings and blocks of the city —that are walk -able distances of offices and residences
. Promote walk -ability through a greater emphasis on the pedestrian spaces
. Promote transit by establishing nodes of greater intensity concentrations
Outcomes:
▪ Zoning areas with greater intensity
■ Mixed -use zones
■ More transitional zones created by emphasis placed on form rather than use.
■ A more predictable physical result based on prescriptive (state what you want) rather than proscriptive standards (state what you don't
want)
■ A zoning code that is pro -active rather than re -active
■ Codes and regulations that are easier to read for citizens and are more predictable
4 MIAMI 21 IS A FORM -BASED CODE'
! 1Q LEARN MORE
For more information on Form -Based Codes, please visit: The Center for Applied Transect Studies and The Form -Based Code Institute
Differences between Euclidean Codes & Form -Based Codes
■ Euclidean Codes segregate uses where Form -Based Codes stress the importance of mixed -use areas.
■ Because Form -Based Codes are prescriptive (they state what you want), rather than proscriptive (what you don't want), form -based
codes (FBCs) can achieve a more predictable physical result.
• Form -based codes are pro -active, rather than re -active. Form -Based codes are much shorter, more concise, and organized for visual
access and readability.
■ This feature makes it easier for non -planners to determine whether compliance has been achieved.
■ FBCs work well in established communities because they effectively define and codify a neighborhood's existing structure and promote
compatible infill with ease. Euclidean zoning focuses on and regulates use, ignores design and human scale.
• Euclidean zoning codes regulates use and deemphasizes concerns for design and human scale.
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MIAMI 21, PO max 330708 Miami, FL. 33233 Tel, (305)415-2121 Fax: (305)400-5400
Submitted into the public
recordi r ite s) V T14,)
on �,� { , City Cleric
http://www.rniami21.org/typesofzoningoodes.aso
Page 2 of 2
MIAMI 21 APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS
AS ADOPTED - MAY 2015
(a) Any outdoor market must be located on a parcel of no less than fifteen thousand (15,000)
square feet of lot area.
(b) An outdoor market shall be limited to no more than sixty-five (65) percent 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 twenty-five (25) feet from any abutting residentially zoned property.
(e) No outdoor market may be located closer than one thousand five hundred (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.
b. Additional Regulations
Ali establishments and businesses in the Market District shall conform to the Village 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.
Existing businesses established prior to the adoption of this code shall be allowed to remain
in the Market District regardless of their cultural theme without being considered nonconfor-
tnities.
A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT NCD-3
3.1 Boundaries
Generally described as bounded by Douglas Avenue on the west, Franklin Avenue and a portion of Mar-
ler Avenue along the north (Douglas Road Arbitare Way), Arbitare Way and McDonald Avenue along
the west (Main Hwy — Bird Road), Bird Road on the south (McDonald Ave — US 1), US 1 on the north,
Rickenbacker Causeway on the east„ Biscayne Bay along the east and south, Prospect Drive and along
the rear of properties on the south side of Battersea Road to Douglas Road. More specifically depicted
on the Miami 21 Atlas.
a. Coconut Grove Sub -Districts:
1. North Grove- bounded by U.S. 1 on the north, Rickenbacker Causeway on the east. Biscayne
Bay on the south and S.W. 27th Avenue on the west.
2. Center Grove- bounded by U.S. 1 on the north, S.W. 27th Avenue on the east, Oak Street
on the south, and S.W. 32nd Avenue on the west.
3. South Grove- bounded by Loquat Avenue, Kumquat Avenue, Franklin Avenue, and Main
Highway on the north, along the eastern edge of properties located east of Munroe Drive
on the east, Biscayne Bay, and Prospect Drive, Battersea Road, and Le Jeune Road on the
south, and Le June Road on the west.
4. Village Center- bounded by Oak Street and Tigertail Avenue on the north, S.W. 27th Avenue
or the east, Biscayne Bay, along the western edge of the Barnacle State Park, Main Highway,
Via Abitare Way and SW 32nd Avenue on the west.
Submitted into the public
A.15 recor r it s) Y VI% 3
on Li City Clerk
461
MIAMI 21 APPENDIX A; NEIGHBORHOOD CONSERVATION DISTRICTS
AS ADOPTED - MAY 2015
3.2
intent
Submitted into the
public (j‘(
ron of �itel l�
City Clerk
The intent of the Coconut Grove Neighborhood Conservation District NCD-3 is to establish a protective
series of legislative elements to preserve the historic, heavily landscaped character of Coconut Grove's
residential areas; enhance and protect Coconut Grove's natural features such as the tree canopy and
green space; and protect the architectural variety within the unique single family neighborhood that
comprises Coconut Grove. The community of Coconut Grove predates the City of Miami, and is known
for its character, derived from lush landscaping, and naturally occurring vegetation and trees, and its
unique property sizes and shapes; bay views; geologic features; proximity to Biscayne Bay; public open
space; recreational opportunities; commercial services; and a special character imparted by its tropical
vegetation and historic structures.
Properties shall not be platted. re -platted or configured in any way that destroys a median, green space,
landscape easement or road configuration that contributes to the character of the subdivision within the
NCD-3 area.
3.3 Effect of district designation
The effect of these NCD-3 regulations shall be to modify transect regulations included within the NCD
boundaries to the extent indicated herein.
Nothing in these regulations shall be construed as to prohibit additional structures or neighborhoods to
become Historic Preservation Overlays.
All demolition permits shall require a Waiver and be referred to the Planning Department for review under
the Tree Preservation Ordinance. All submittals shall contain a tree survey by a certified arborist.
Additional notice and review
Additional notice required for Exception and Variance applications.
All Coconut Grove neighborhood or homeowner associations that wish to receive a courtesy
notice of Exception or Variance applications in their areas shall register with their Neighborhood
Enhancement Team (NET) Office on a yearly basis. Such registration shall consist of a letter to
the Director of the Planning Department or to the Zoning Administrator, in which the association
shall request such notification and shall specify the name, address and telephone number of
the official representative of the association designated to receive said notice and a list of all
the officers of said association. At the time of initial application for an Exception or Variance,
the applicant shall obtain the list of all registered neighborhood and homeowner associations
pertaining to the application in question from the Planning Director or the Zoning Administrator
and shall notify in writing the official representative of all such registered associations in writing,
by certified mail, of the application. The applicant shall submit with the application these certified
receipts. If any such association have any comments or recommendations, such comments and
recommendations shall be submitted in writing to the Planning Director or Zoning Administrator
no later than fifteen (15) days from receipt of such notification. Late or misdelivered comments
shall not be considered.
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b. All properties located within the Village Center shall be reviewed by the Coordinated Review
A.16