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Miami, FL 33133
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File Number: 3001 Final Action Date: 2/25/2021
MAY BE WITHDRAWN
AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO.
13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS
AMENDED, SPECIFICALLY BY AMENDING APPENDIX A, TITLED
"NEIGHBORHOOD CONSERVATION DISTRICTS", BY AMENDING SECTION A-2:
"VILLAGE WEST ISLAND DISTRICT AND CHARLES AVENUE (NCD-2)" AND
SECTION A-3: "COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT
(NCD-3)" WITH NEW REGULATIONS, STANDARDS, AND GUIDELINES FOR
FUTURE DEVELOPMENT WITHIN THE COCONUT GROVE NEIGHBORHOOD
CONSERVATION DISTRICTS; PROVIDING FOR CERTAIN DEVELOPMENT
STANDARDS WITHIN THE NCD-3 TO APPLY TO THE NCD-2 IN THE ABSENCE OF
THE SAME DEVELOPMENT STANDARDS BEING ADDRESSED WITHIN NCD-2;
PROVIDING FOR THE ANCILLARY UNIT USE IN THE T3-R AND T3-O TRANSECT
ZONES IN NCD-2; PROVIDING FOR BED AND BREAKFAST AND GENERAL
COMMERCIAL USES BY EXCEPTION WITHIN HISTORICALLY DESIGNATED
STRUCTURES IN THE T3-R, T3-L, AND T3-O TRANSECT ZONES WITHIN NCD-2;
PROVIDING FOR BUILDING SITE ESTABLISHMENT PROCEDURES; PROVIDING
FOR SUPPLEMENTAL DEVELOPMENT STANDARDS FOR THE NCD-2 AND NCD-3
CONCERNING HEIGHT, LOT COVERAGE, ACCESS, LOADING, LANDSCAPING,
AND OTHER DEVELOPMENT CONDITIONS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
SPONSOR(S): Commissioner Ken Russell
WHEREAS, on October 22, 2009, Ordinance No. 13114 was adopted as the City of
Miami's ("City") Zoning Ordinance ("Miami 21 Code"); and
WHEREAS, Appendix A of the Miami 21 Code contains the Neighborhood Conservation
District regulations, titled "Village West Island District and Charles Avenue" ("NCD-2") and
"Coconut Grove Neighborhood Conservation District" ("NCD-3"); and
WHEREAS, the intent of the NCD-2 is to identify and recognize areas in Coconut Grove
that are historically significant; to promote gateways, gathering places, and activities
corresponding to its culture and heritage; to compliment the character of the entire community
and promote the history of the Island District; and to promote its successful revitalization and
restoration; and
WHEREAS, the intent of the NCD-3 is to establish a series of protective 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; and
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WHEREAS, it has been determined that modifications to Appendix A are required to
provide clarity and enforcement mechanisms that further advance the intent of the NCD-2 and
the NCD-3 regulations; and
WHEREAS, the Planning Department has identified the need to reformat the NCD-2 and
the NCD-3 regulations to match the Miami 21 Code format, providing further clarity and
enforcement ease; and
WHEREAS, the proposed regulations have resulted from an extensive public outreach
process, engaging the community to identify specific regulations in need of modification to
ensure neighborhood conservation of physical and social character; and
WHEREAS, the proposed regulations further advance the original intent of the NCD-2
and the NCD-3 to preserve the social and physical characteristics unique to Coconut Grove;
and
WHEREAS, the proposed regulations introduce additional protections for green areas,
which will help to maintain the physical characteristics of natural, lush, heavily landscape
residential areas; and
WHEREAS, the proposed regulations also protect the physical characteristics by limiting
residential lot sizes, building footprints, frontage treatments, and other site disposition
requirements; and
WHEREAS, the proposed regulations introduce development incentives to facilitate and
encourage the development of Affordable and Attainable Housing Units within the Commercial
Corridors; and
WHEREAS, the proposed language modifies Section A.2., titled "Village West Island
District and Charles Avenue" ("NCD-2"), and Section A.3., titled "Coconut Grove Neighborhood
Conservation District" ("NCD-3"), of Appendix A of the Miami 21 Code while retaining the
respective existing boundaries of the NCD-2 and NCD-3 as they have existed since the
adoption of the Miami 21 Code; and
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB") at its meeting on June
20, 2018, following an advertised public hearing, adopted Resolution No. PZAB-R-18-032 by a
vote of eight to one (8 - 1), Item No. PZAB. 5, recommending approval of the proposed text
amendment; and
WHEREAS, consideration has been given to whether the proposed text amendment will
further the goals, objectives, and policies of the Miami Neighborhood Comprehensive Plan, the
Miami 21 Code, and other City regulations; and
WHEREAS, consideration has been given to the need and justification for the proposed
text amendment, including changed or changing conditions that make the passage of the
proposed text amendment necessary; and
WHEREAS, the City Commission conducted a public hearing on the proposed text
amendment and after careful consideration of this matter, deems it advisable and in the best
interest of the general welfare of the City and its residents to amend the Miami 21 Code as
hereinafter set forth;
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NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble of this Ordinance
are adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The Miami 21 Code is further amended by amending Appendix A:
Neighborhood Conservation District-2 ("NCD-2") and Neighborhood Conservation District-3
("NCD-3") in the following particulars:1
"APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS
TABLE OF CONTENTS
2.1 Boundaries
Marler Avenue along the south. More specifically depicted on the Miami 21 Atlas.
2.2 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 Streets" for the surrounding Village West Island
Village West Island District in general. On Charles Avenue this NCD 2 will help define the uses
and deigns of buildings and help maintain the scale and character of the existing
neighborhood. Both Village Island West and Charles Avenue illustrate the incomparable legacy
of the African American community to the City of Miami. The intent of NCD 2 is to identify and
recognize this historical significance; to promote gateways, gathering places and activities
corresponding to its culture and heritage; to compliment the character of the entire community
restoration.
Charles Avenue (originally Evangelist Street) has historically housed some of the original
Bahamian settlements within the Village West Island District that occupics thc ncighborhoods
around the intcrscction of Douglas Road and Grand Avenue. This street has been degraded
integrity to become a historic district; however, it is of special and substantial public interest due
to its historic identity and remaining historic structures. This designation will encourage
appropriatc infill to prcscrvc thc contcxt 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 other historic
homes.
2.3 Effect of NCD 2 district designation.
The effect of these NCD 2 regulations shall be to modify transect regulations included within the
NCD boundaries to the extent indicated herein.
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.
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Nothing in these regulations shall be construed as to prohibit additional structures or
neighborhoods to become Historic Preservation Overlays.
review under the Tree Preservation Ordinance. All submittals shall contain a tree survey by a
certified arborist.
2 A Residential
All T3, Single Family Residential zoning regulations shall apply within the Village West Island
District and Charles Avenue, hereafter referred to as NCD 2, except as modified below. If any
cuch requirements conflict, NCD 2 requirements shall apply.
2 A 1 Charles Avenue
required to be reviewed by the process of Waiver. To ensure the compatibility of new
const coon n le vent ie the design for any new condo action shall also he
reviewed by the Urban Development Review Board for its compatibility of scale,
materials, roof slope, general form, massing and ornamental details.
b. Any requests for the demolition of structures that are over fifty (50) years in age along
Charles Avenue shall be referred to the Historic Preservation Officer for review of
historical significance.
c. The architectural guidelines contained in the Village West Island District are intended to
produce visual compatibility among the buildings on Charles Avenue and throughout the
c\arly African American settlers.
`) A 2 Sinnle Family Residential District
a. Adjacent lots or lots in the same subdivision under single ownership, or developed by a
single builder or developer shall not employ thc same, similar or duplicate architectural
plans. Adjacent buildings under such conditions shall be substantially differentiated in
massino footprint and exterior detailinn
b. Front yards
All front yards in the NCD 2 shall be designed in a way that minimizes the impact of
garage fronts and off-street parking. Front yards shall provide a more permeable surface
and use abundant landscaping and tree canopy throughout.
c. Building Envelope
For the purpose of this section, a building site shall be defined as one or more lots or
portions of lots that are aggregated to form a single family residential site including
vacant lots and all permissible acce-sory uses and structures. Building sites shall not
include any portions of land under a different zoning transect.
d. Height
Height is limited to a maximum of twenty five (25) feet measured to the midpoint
between the eave and roof top and is measured from flood level or average sidewalk
elevation, whichever is highcr. In addition to thc maximum hcight of twenty five (25) feet
measured to the mid point of the roof top and eave, chimneys, cupolas or other non
habitable architectural features of twenty five (25) sg, hire feet in area nr less may reach
a maximum hcight of thirty (30) feet or as rcquircd by thc fire codc. For Lots with Icsc
than ten thousand (10,000) square feet in area, the height limitation for accessory
structures shall be thirteen (13) feet.
c. Grccn Space
The minimum green space requirement shall be three tenths (0.3) times the Lot area.
The use of perm able material for surfaces in thc rcquircd yard may alley-o-2-5%
reduction in the required green space.
f. Permitted Acce-sory Uses and Structurca
Acce-sory uses and structures are as permitted in the underlying transect zone, except
that detached garages or car shelters on lots ten thousand (10,000) square feet or larger
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g.
nnay include a second story as long as the allowable floor lot ratio and building footprint
arc not cxcccdcd. Said sccond story may only be used as an owner occupied accessory
structure. Two story accessory structures shall have the same setback requirements as
spccificd for two story principal buildings.
Additional Limitations and requirement
1. Lots and building sites:
structure(s) is located on one or more platted lots or portions thereof, such lots
shall ther fter constitute only one building site and no permit shall be issued for
the construction of more than one single family residence except by Warrant.
Such structures shall include but not be limited to swimming pools, tennis courts,
walls and fences or other at oracle or abode groi ind improvements Nob iilding
sitcs in cxistcncc prior to Scptcmbcr 2/1, 2005 shall be diminished in size except
Criteria.
2. Garages and Driveways:
{a) On new construction 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
tia ce the street shall be set heck a minima im of twenty (20) feet from the front
wall of the principal residential structure.
(b) Garage structures with access openings that face the street on corner lots
hi wch have a maximum depth oar less t sixty ( Teet, ay be set hack a
minimum of fifteen (15) feet from the front wall of the principal residential
structure.
{c) Notwithstanding the requirements of the Public Works Department, driveways
shall have a maximum width of ten (10) feet within the first five (5) feet of all
strcct front rcquired setbacks.
(d) Driveways within a single building site shall not be located closer than twenty
five (25) feet to each other.
(e) Except as reouirer! for the rdrivewa y 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.
(f) Tandem parking shall be allowed.
(g) Garage doors which are more than nine (9) feet wide shall not be allowed.
3. Fences:
All fences located within any strcct front sctback ar shall be covcrcd from the
public right of way view by plant material except when said fence is faced or
constructed with oolitic limestone.
/1. Landscaping:
All landscape shall comply with the City's landscape and tree protection
ordinances.
h. Setbacks
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.
{a) 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 porchcs, cntrics, or loggias
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niay 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.
(b)Minimum Side Setbacks:
The minimum side setback shall be five (5) feet, except for corner lots where the
leisside-set scent to the -street shawl -be -ten Teet. The r in T
total side setbacks to be distributed shall be as established in the following table:
TABLE INSET:
More than
10,000
Story of Second Story of
Structure Sfn u-re
10 feet
15 feet
25 feet
Corner Lots First
Story of
Structurc
15 feet
Corner Lots
Second Story of
Structurc
20 feet
25 feet
15 feet
25 feet
25 feet
35 feet
(c)Minimum Rear Setbacks:
The minimum rear setback shall be twenty (20) feet.
(d)Accessory Buildings:
The minimum side setbacks shall be ten (10) feet.
The minimum rear setback shall be ten (10) feet.
The maximum width of said connection shall be ten (10) feet.
2 5 Village West Islam! Commercial Districts
a. Limitation. The square footage of individual retail establishments within Coconut Grove
Corridors defined in Appendix A, Section 3.5 shall be limited to a maximum size of
twenty thousand (20,000) square feet in total floor area used for retail and related
services, except as may be modified below for "large --scale retail establishments." Retail
specialt„ centers as defined incity Cede Sec. '1 2 sated ad'�acent-to C�a rove
vp c vice i c�cc i � cc i a� � -aaJac
Corridors listed in Appendix A, Section 3.5, may be approved by a Warrant. Special
event Class I permits arc cxcmptcd from thc limitations of this section.
b. "Large scale retail cstablishmcnt" dcfincd. A "large scalc rctail cstablishmcnt" for the
purposes of NCD 2 is defined as a retail establishment or combination of commercial
retail establishment(s), including membership establishments with any commercial retail
use, of over twenty thousand (20,000) square feet in gross floor area. The gross floor
or a includcs building gross floor area and ancillary outdoor storage or merchandise
display areas. For the purposes of this definition, the floor area does not include motor
twenty thousand (20,000) square feet of floor area, the aggregate square footage of all
adjaccnt stores or rctail tcnants that share common checkout stands or a controlling
c. Exception required for Large Scale Retail establishments. A "large scale retail
cstablishmcnt" within thc Coconut Grovc Corridors listed in Appendix A, Section
3.5 shall be permitted only by Exception.
d. Site requirements. In addition to all requirements in the applicable zoning district,
1. Maximum size of retail establishment. The maximum size of any individual retail
cstablishmcnt within any Coconut Grovc Corridor shall be seventy thousand
{70,000) square feet. No individual retail establishment within a Large Scale
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Retail establishment shall be permitted which exceeds seventy thousand
{70,000) square feet.
2. Minimum lot dimensions. "Large-scale retail establishments" may be permitted
elusively in lots having a minimum net area of two (2) acres. Properties which
do not meet the two acre size limitation shall be limited to individual
establishments of twenty thousand (20,000) square feet or less.
3. Minimum setbacks and build to lines Large Scale Retail establishments shall
have the following minimum setbacks:
{-a)-A-1:1-y-fren-t-Gr-side-setbaerk-alautti-ng-a-p-u-lak-rigrA-Gf-way-er-1:141:1-reeideRtially
zoned property build to line is twenty (20) feet. The area from the build to line to
the right of way line shall be used for permanent sidewalks with illumination,
pedestrian amenities, or landscaping, except in areas as required for emergency
acccss, or where driveway entrances are located. Landscaping in this setback
ar shall count toward the green space-req-u+rerrieet.,- +s area may not be
used for parking or loading at any time.
(b) Side or rear lot line abutting a residentially zoned property: setback is fifty (50)
feet. The setbtackshall include a 20oot-heav„y IandsGaped b-61ffer-c rea. IIf an
acccss alley, parking, loading door, delivery area, or inventory storage area is
re psent along -this si;de-oltt erty,, hen thesetbac carea sshacrlalso include
an eight foot high masonry wall inside of the 20 foot landscape buffer.
/1. Building orientation and facades.
{a) Building facades and elevations shall be designed to minimize the visual
impacts of the scale of the building.
(b) Large-scale retail structures may be oriented with their entrances toward
arterial or collector roadways as defined in the City Comprehensive Plan.
{c) Any side with regular public ingress/egress point(s) is to be considered a
front. Regular public ingress/egress to the building shall not be located facing
residential uses. There may be more than one (1) front. Front and side facade
design shall include the following design features to minimize scale impacts and
promote activated street frontages:
(i) Building design variations at intervals no greater than fifty (50) feet.
(ii) Storefront windows, with interior spaces visible and lit from within at night,
equal to at I ast fifty (50) perccnt of thc lin ar length of ground floor wall on
building front elevations as defined herein. Window spacing should be such that
no more than twenty (20) percent of the length of the wall may have an
uninterrupted length without storefront windows.
5. Vehicular acce-s. Primary ingress and egress to the site must be provided from
the arterial(s) and not from secondary roads or collectors and subject to the
following:
(a) Except as regi iirerl for emergency access vehicular driveways shall not be
along local roadways as dcfined in the City Comprehensive Plan.
(b) Except where required for emergency accesc or other compelling public
safety reasons „ehicular driveways shall not be Ioeatod-within one hundred
{100) feet of residentially zoned land along the same side of thc street, as
measured from the nearest point of the driveway.
shall only be from arterial roadways and located no loss than one hi ndred (100)
feet from residentially zoned land along the same side of the street, as measured
from the nearest point of the driveway.
(d) Where large and bulk merchandise sales are expected, customer pick up
accesrsiegress all-bclea defined in t e- ite plan and shall onl y bo from
0
arterial roadways and located no loss than one hi indred (1 00) feet from
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reccidentiallyzoned lan�and-along t same �o of the street as mead iren from the
rr rrr� c-vr acre ci-rTrrccraarca�rvirrcrr�.
nearest point of the driveway.
6. Darr g and Innuroading ieguirementss.
(a) Ono (1) crane per every two hi indred (250) square feet of gross floor area
shall be required for a "large scale retail establishment." All required parking
must be provided onsite.
(b) Along collector roads as defined by the City Comprehensive Plan, setback
buffers, building design or other feats shall screen parking such that no more
than thirty (30) percent of the parking lot or facilities are visible from the roadway.
(c) Along local roads as defined by the City Comprehensive Plan, setback
Puffers, building design or other feat res shall completely screen parking such
that the parking lot or facilities are not visible from the roadway, except for
distances as required by driveways or emergency access.
(d) All loading and deliveries shall be adjacent to an arterial roadway. Said
loading and delivery areas shall be screened from public view by an eight foot
wall.
7. Green space. A "large-scale retail establishment" shall implement landscaping in
an ar equal in size to, or greater than, fifteen (15) percent of the gross lot area.
Landscaping shall be implemented generally so as to provide ample shade areas
in the parking lot and abutting sidewalks}and to minimize the visual impact of the
structure and paticii�-..spacace on the street pe. To this end a landscape plan for
the site shall be submitted to the Planning Department for review and approval
by the Planning and Zoning Advisory Board as part of the required Exception.
8. Buffer. Wherever the property abuts another property with a more restrictive
foot wide heavily landscaped buffer. This buffer shall include Florida native trees
at no Icss than fifteen (15) to twenty (20) feet in height, with a diameter at breast
height of no Tess than four ('I) to five (5) inches spaced on 15-foot centers. Also
included in this buffer shall be hedging and ground cover. This buffer shall be
included in the required landscape plan.
9. Fences and walls. Fences and walls shall be erected to a minimum height of
cight (8) fcct whcrcvcr thc property abuts anothcr property with a more restrictive
zoning designation.
c. Location of "Iargc ccalc rctail cctablichmcnt." A "Iargc scale retail establishment"
shall be located exclusively on a lot having frontage on one (1) or more arterial roads.
f. Hours of operation. Exccpt for spccial cvcnts rcquiring Claims I permits, a "Iargc scale
retail establishment" shall open no earlier than 7:00 a.m. on weekends and 8:00 a.m. on
weekdays and shall close no later than 11:00 p.m. on weekends and 10:00 p.m. on
weekdays. Deliveries to or from any "large scale retail establishment" shall be limited to
the hours of 10:00 a.m. through 3:00 p.m. Monday through Saturday.
g. Variances prohibited. No variances from the provisions set forth in the site
requirements or hours of operation are permitted.
2.5.1 Mixed Use Cultural District
Boundaries. all properties locator! on Grand /avenue between Margarct Strcct on thc cast and
Avenue on the north.
The Mixed Use Cultural District is intended to give a distinctive cultural character to retail and
commercial uses on Grand Avenue and Douglas Road. The intent is to enhance these corridors
as a tourist destination, cncouragc hcritage retail and cultural/historic businesses, support
current resident owned businesses, promote a cultural facade, provide more culturally themed
busine-ses, establish a critical ma-s 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
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entranceway to thc commercial main street. To this end, the district is dedicated primarily to
ci ilti iral entertainment that reflect a Caribbean culture
a. Use Regulations The Mixed Use Cultural District shall permit the following Uses in
addition to those which are permitted in the underlying transect zones:
1 Permanent ctn icti irec proyirding fore Straw Market with Caribbean crafts foordc
with a mandatory referral to the rdictrict NET 4rdminictrator and limiter! to the
follnw4tems for--salTeHe-r-tage re•tail ffoods, a—c parel souvenirs• bookctorec anrd
mi isic anrd entertainment reflective of that foi inrd in the Caribbean
2. "Large-scale retail establishments" exclusively for the sale of groceries and not
ceeding forty thousand (010,000) square feet shall be permitted within the
Mixed Use Cultural District only for properties with an underlying T5 Transect
Zone brrc-�y-processs f Warrant "Groceries" are definer! ac food products dry
groceries (such as meats, poultry, seafood, sushi, dairy products, frozen foods,
fruits, vegetables, deli items, prepared foods, baked goods, health and beauty
products pharmacei iticalc anrd alcoholic beverages) or services commonly
r
provided in a grocery store in Miami Dade County.
3. Other permissible uses along ground floor locations include: Bars, saloons,
taverns, private clubs, supper club c ding fie with dancing and live
overlay districts.
/1. Sales display and outdoor dining within open or partially open space.
5. Vending in open space as per the City of Miami's Vending in Open Space
Regulations.
b. Height In order to ensure appropriate scale of infill development along Grand Avenue
and Douglas Road, irrespective of thc underlying zoning limitations, new single Usc
structures. shall be limited to a maximum of fifty (50) feet and mixed use structures shall
be limited to sixty two (62) feet to be accommodated in no more than five (5) stories.
c. Architectural Guidelines All establishments and busine"ses in the Mixed Use Cultural
District shall conform to the Village Island West and Grand Avenue Architectural and
Urban Deign
architectural facades as described and as examples are shown within the guidelines.
d. Additional Regulation
1. Existing businesses established prior to the adoption of this code shall be
allowed to remain in thc Mixcd Use Cultural District regardle-s of their cultural
theme without being considered nonconformities.
2. Underground parking shall be permitted in T3 Transect Zones by Warrant for
those properties which abut T5 Transect Zones along Grand Avenue between
SW 37th Avenue and SW 32nd Avenue. Any T3 designated properties which
have underground parking shall be required to be developed with Residential
Structures for Residential Use on the surface of the underground parking
structure. No replat is required if the T3 Transect Zone properties are tied to the
property abutting Grand Avenue by a covenant in lieu of Unity of Title. Density
limitations shall apply as per the underlying Transect Zone without the limitation
of one (1) unit per lot of record for T3 R and two (2) units per lot of record for T3
0 and the following minimum setbacks shall apply:
{a) T3 R Properties
(i) Front: twenty (20) feet
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(ii)Side: five (5) feet
(iii)Rear: zero (0) feet
(b) T3 0 Properties
(i) Front: ten (10) feet
(ii) Side: Zero (0) feet
(iii) Rear: Zero (0) feet
{c) Minimum required setbacks may be reduced through the Warrant process.
2.5.2 Market District
east and Elizabeth Street to the west.
The Market District is intended to foster community markets along a portion of Grand Avenue
Caribbean nations and heritage of the surrounding community.
a. Use Regulations. The Market District area shall permit the following uses, in addition to
those which are permitted in the underlying transect zone:
4 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,
s bject to a Warrant with a mandatory referral to the district NET Administrator
Al egulatie-n-s-contairn'-ed thi ode are applicable and further cubjent to the
following limitations:
{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) 0nly handmade crafts o fresh fruits andg veetables prepared raw feeds and
e
drinks derived from fresh fruits and vegetables may be sold in an outdoor market
within this district.
b. Additional Regulations
1. All establishments and busine"ses in the Market District shall conform to the
Village Island West and Grand Avenue Architectural and Urban Design
architectural facades as described and as examples are shown within the
guidelines.
2. 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 nonconformities.
Article 1. Definitions
1.1 Boundaries
1.2 Definitions of Terms
Article 2. General Provisions
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2.1 Purpose and Intent
2.2 Applicability
Article 4. Standards & Tables
4.1 Parking Requirements
Article 5. Specific to Zones
5.3 Sub -Urban Transect Zones (T3)
Article 6. Supplemental Regulations
6.2 Village West Island Special Districts
A.2. VILLAGE WEST ISLAND CONSERVATION DISTRICT AND CHARLES AVENUE (NOD -
ARTICLE 1. DEFINITIONS
1.1 BOUNDARIES
Generally described as bounded by City limits to the west, U.S. 1 on the west and north, Bird
Avenue to the north, McDonald Street to the east, and Charles Terrace, Franklin Avenue, and
Marler Avenue to the south, as more specifically depicted on Diagram A2.1.
Diagram A2.1:
2 The referenced Articles and Sections correspond with the appropriate Miami 21 Code Articles and
Sections.
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Enactment Number:
City of Miarni
Coconut Grove:
Minimum Size
after Diminishment
Coconut Grove Conservation District
Lot Sizes
Minimum Lot Size after Diminishment
5,000 sq.e. minimum
_ 7,500 aq 1t minimum
20,1100 win. minimum di 1011 ft width minimum
_ 40 000 zq fi. minimum S 900 ft. width minimum
vnage Weet Wand and Charles Avenue NC0.2
1.2 DEFINITIONS OF TERMS
Building Site: One or more Lots, or portions of Lots, that are aggregated to form a single
residential site including platted and unplatted Lots. Evidence identifying a Building Site may
include: City tax records, covenants, unity(ies) of title, deeds, permits, subdivision records, and
the City of Miami Municipal Atlas.
Carport: A portion of a Principal residential Building or a Building accessory to a residential Use
designed to be used for shelter of motor vehicles, unenclosed at the vehicular entry side and for
at least thirty percent (30%) of the combined three (3) remaining perimeter boundaries. Where
enclosure exceeds this amount, the shelter shall be considered a garage.
Floor Area: The floor area within the inside perimeter of the outside walls of the Building
including hallways, stairs, closets, thickness of walls, columns, enclosed parking and other
features, and excluding only open-air spaces such as exterior corridors, Carports, Porches,
verandas, balconies, and roof areas. Also means Building or Development Capacity.
Floor Lot Ratio (FLR): The multiplier applied to the Lot Area that determines the maximum Floor
Area allowed above grade in a given Transect Zone.
Green and Permeable Space: An Open Space outdoors, at grade, unroofed, landscaped and
free of impervious surfaces which inhibit root growth. Green space includes planting, mulch,
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gravel, and 100% pervious pavements with open -graded base courses and excludes pavers,
decks, and impervious hardscape surfaces. See Article 4, Table 7 of the Miami 21 Code.
Lot Coverage: In the T3 Transect Zones only, the area of the Lot occupied by all Buildings,
excluding single -story unenclosed Structures such as decks, pools, Trellises, Carports,
Porches, verandas, pergolas, Pavilions, porticos, Driveways, and pathways. Unenclosed shall
mean having no exterior walls other than those that are enclosing interior space of the principal
structure.
Pavilion: A freestanding roofed or trellised Accessory Structure of one (1) Story or less such as
a Carport, garage, cabana, chickee hut, gazebo, storage shed, summer kitchen, picnic
structure, outdoor shower, or similar structures. Shall be separated from the Principal Building
by minimum of five (5) feet, otherwise it shall be considered part of the Building for Setback
purposes. Structures greater than one (1) Story shall be considered Outbuildings; Except for
garages and storage sheds, shall be unenclosed on the sides for sixty percent (60%) of its
perimeter; Maximum height shall be ten (10) feet to the eave or roof slab including parapets;
Sloped roofed Structures shall be a maximum of thirteen (13) feet to the peak.
Porch: An open-air room appended to a Building.
Trellis: An attached Building element or freestanding Structure with discreet exposed and
repetitive overhead horizontal or sloped framing members; Shall be a minimum sixty percent
(60%) open along its entire perimeter and seventy-five percent (75%) open to the sky. The
depth of framing members shall be the lesser of 24" or the clear space between members.
Structures not meeting these requirements shall be considered roofed Structures. Freestanding
Trellises shall be considered Pavilions. Also means arbor or pergola.
Village West Island Design Guidelines: Architectural and urban design guidelines adopted by
the City to protect and reinforce the Caribbean vernacular architectural style traditional of the
area.
ARTICLE 2. GENERAL PROVISIONS
2.1 PURPOSE AND INTENT
Village West Island Neighborhood Conservation District (NCD-2) honors the legacy of the
African -American community in the City's History with unique Caribbean and Bahamian
character and heritage. Charles Avenue, Grand Avenue, and Douglas Road, north of Grand
Avenue, shall maintain the scale and character of the existing neighborhood through sensible
development and complementing Historic Resources 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 others Historic Resources. The NCD-2
protects the history of the Village West Island District by promoting its revitalization and
restoration of gateways, gathering places, and activities representative of its historic culture and
heritage.
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The Village West Island Neighborhood Conservation District emphasizes the conservation of
heritage resources while also focusing on the objectives, goals, and policies included in the
NCD-3.
2.2 APPLICABILITY
The effect of these regulations shall be to modify transect regulations included within the Village
West Island Neighborhood Conservation District (NCD-2) boundaries to the extent indicated
herein.
Article 5 of the Coconut Grove Neighborhood Conservation District (NCD-3) sets forth the
standards applicable to development within each Transect Zone located within the NCD-2 and
NCD-3. For development within NCD-2, where NCD-2 conflict with any other regulations,
NCD-2 regulations supersede. Where the Village West Island Neighborhood Conservation
District (NCD-2) regulations are silent, the Coconut Grove Neighborhood Conservation District
(NCD-3) regulations shall apply. Where both the Village West Island Neighborhood
Conservation District (NCD-2) and Coconut Grove Neighborhood Conservation District (NCD-
3) regulations are silent, the standards as established in this Code shall govern.
All new construction and renovations resulting in additional Floor Lot Ratio ("FLR") within the
Village West Island Neighborhood Conservation District (NCD-2) shall be developed in
accordance with the Village West Island Design Guidelines. The architectural guidelines are
intended to produce visual compatibility among the buildings on Charles Avenue and throughout
the NCD-2 District representing building traditions of early South Florida, the Caribbean, and the
early African -American settlers. All new construction and renovations resulting in additional
Floor Lot Ratio ("FLR") within the Village West Island Neighborhood Conservation District (NCD-
2) shall require review by the Urban Design Review Board ("UDRB") for its compatibility of
scale, materials, roof slope, general form, massing, and ornamental details per the Village West
Island Design Guidelines.
Demolition permits shall require a Warrant 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 and a buildable footprint diagram identifying the developable Lot portions.
No Warrant shall be required if the proposed Demolition maintains more than fifty percent (50%)
of the original structure; later additions shall be excluded from this calculation.
ARTICLE 4. STANDARDS & TABLES - ARTICLE 4. TABLE 3 BUILDING FUNCTION: USES
DENSITY (UNITS PER ACRE1
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
T3
SUB -URBAN
9
9
18
R
R
R
R
R
R
R
R
R
R
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DORMITORY
HOME OFFICE
LIVE - WORK
WORK - LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
FFICE
FFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB
GENERAL COMMERCIAL
ARINE 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
R
R
R
EH
EH
EH
EH
EH
EH
E
E
E
E
E
E
W
W
W
E
E
E
E
E
E
E
E
E
4.1 PARKING REQUIREMENTS
R Allowed By Right
W Allowed By Warrant: Administrative Process - CRC (Coordinated Review Committee)
E Allowed By Exception: Public Hearing - granted by PZAB (Planning, Zoning & Appeals Board)
EH — Allowed By Exception within Historically Designated Structures
Boxes with no designation signify Use prohibited.
a. In T4, T5, and T6 Transect Zones, including properties abutting T3 Transect Zones, the
parking ratio may be reduced within a Transit Oriented Development ("TOD") area or
within a Transit Corridor area by up to thirty percent (30%) by process of Waiver; by up
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to fifty percent (50%) by process of Waiver and payment into a transit enhancement
Trust Fund, as established by Chapter 35 of the City Code.
ARTICLE 6. SUPPLEMENTAL REGULATIONS
6.2 VILLAGE WEST ISLAND SPECIAL DISTRICTS
6.4.1 Charles Avenue
Charles Avenue (originally Evangelist Street) has historically housed some of the original
Bahamian settlements within the Village West Island District that occupies the neighborhoods
around the intersection of Douglas Road and Grand Avenue. This street has been degraded
through demolition, abandonment and redevelopment diminishing the historic integrity to
become a Historic District; however, it is of special and substantial public interest due to its
historic identity and remaining historic structures. This designation will encourage appropriate
infill to preserve the context of historic sites on Charles Avenue, including: the Mariah Brown
House, home of the first Bahamian settler; the Historic Black Cemetery; the E.W.F. Stirrup
House, home of the first black doctor; historical churches; and several other historic homes.
a. All new construction, major alterations, additions, and renovations resulting in additional
Floor Lot Ratio ("FLR") on Charles Avenue shall be required to be reviewed by the process
of Warrant. To ensure the compatibility of new construction on Charles Avenue, the design
for any new construction, major alterations, additions, and renovations resulting in additional
Floor Lot Ratio ("FLR") shall also be reviewed by the UDRB for its compatibility of scale,
materials, roof slope, general form, massing and ornamental details.
b. Any requests for the demolition of structures that are over fifty (50) years in age along
Charles Avenue shall be referred to the Historic Preservation Officer for review of historical
significance.
6.4.2 Mixed Use Cultural District
Boundaries: all properties located on Grand Avenue between Margaret Street on the east and
the City limits on the west, and Douglas Road between Grand Avenue on the south and Day
Avenue on the north.
The Mixed Use Cultural District is intended to give a distinctive cultural character to retail and
commercial uses on Grand Avenue and Douglas Road. The intent is to enhance these corridors
as a tourist destination, encourage heritage retail and cultural/historic businesses, support
current resident -owned businesses, promote a cultural facade, provide more culturally themed
businesses, establish a critical mass of 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.
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a. Use Regulations
The Mixed Use Cultural District shall permit the following Uses in addition to those which are
permitted in the underlying transect zones:
1. Permanent structures providing for a Straw Market with Caribbean crafts, foods, apparel,
souvenirs, and other goods attractive to tourists, subject to a Warrant, and limited to the
following items for sale: Heritage retail foods, apparel, souvenirs; bookstores and gift shops
with cultural themes; hair salons, including outdoor hair braiding; and music and
entertainment reflective of that found in the Caribbean.
2. "Large -Scale Grocery Stores" - Retail Establishments exclusively for the sale of groceries
and not exceeding forty thousand (40,000) square feet shall be permitted within the Mixed
Use Cultural District only for properties with an underlying T5 Transect Zone by process of
Warrant. "Groceries" are defined as food products, dry groceries (such as meats, poultry,
seafood, sushi, dairy products, frozen foods, fruits, vegetables, deli items, prepared foods,
baked goods, health and beauty products, pharmaceuticals, and alcoholic beverages) or
services commonly provided in a grocery store in Miami -Dade County.
3. Other permissible Uses along ground floor locations include: Bars, saloons, taverns,
private clubs, and supper clubs, including those with dancing and live entertainment are
permitted in such ground floor locations along primary streets or elsewhere within the District
only by Warrant, and only subject to limitations on buffer overlay districts.
4. Sales display and outdoor dining within open or partially Open Space.
5. Vending in Open Space per the City of Miami's Vending in Open Space Regulations.
b. Height:
In order to ensure appropriate scale of infill development along Grand Avenue and Douglas
Road, irrespective of the underlying zoning limitations, new single -Use structures shall be
limited to a maximum of fifty (50) feet and mixed -Use structures shall be limited to sixty-two (62)
feet to be accommodated in no more than five (5) stories. This restriction shall not apply to
developments with vested rights through a permit lawfully issued before the effective date of this
Ordinance.
c. Additional Regulations
1. Existing businesses established prior to the adoption of this Code shall be allowed to remain
in the Mixed Use Cultural District regardless of their cultural theme without being considered
nonconformities.
2. Underground parking is allowed by right. Underground parking for T5 structures shall be
permitted in T3 Transect Zones by Warrant for those properties which abut T5 Transect Zones
along Grand Avenue between SW 37th Avenue and SW 32nd Avenue. Any T3 designated
properties which have underground parking shall be required to be developed with Residential
Structures for Residential Use on the surface of the underground Parking Structure. No replat is
required if the T3 Transect Zone properties are tied to the property abutting Grand Avenue by a
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Covenant -in -Lieu of Unity of Title. Density limitations shall apply per the underlying Transect
Zone without the limitation of one (1) unit per Lot of record for T3-R or T3-L designated
properties and two (2) units per lot of record for T3-O designated properties, and the following
minimum Setbacks shall apply:
(a) T3-R and T3-L Properties
(i) Front: twenty (20) feet
(ii) Side: five (5) feet
(iii) Rear: zero (0) feet
(b) T3-O Properties
(i) Front: ten (10) feet
(ii) Side: Zero (0) feet
(iii) Rear: Zero (0) feet
(c) Minimum required Setbacks may be reduced through the Warrant
process.
6.4.3 Market District
Boundaries: all properties fronting on Grand Avenue between Commodore Plaza Street to the
east and Elizabeth Street to the west.
The Market District is intended to foster community markets along a portion of Grand Avenue
relating to the sale of fruits, vegetables and other crafts indigenous of the Caribbean Islands.
The Caribbean Market District allows for a tourism destination similar to those found throughout
Caribbean nations that represent the heritage of the surrounding community.
a. Use Regulations.
The Market District area shall permit the following Uses, in addition to those which are permitted
in the underlying transect zone:
1. Farmer's markets and Caribbean crafts and food markets that specialize in the
sale of crafts and fresh fruits and vegetables that are Caribbean in nature are
permitted within this District, subject to a Warrant. All regulations contained in
this Code are applicable, and further subject to the following limitations:
(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 fifteen hundred (1,500) feet
from another outdoor market.
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(f) 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
1. 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 nonconformities.
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A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT iNCD-3)3
3.1 Boundaries
Generally described as bounded by Douglas Avenue on the west, Franklin Avenue and a
portion of Marler 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 ee the ner-t-la, Rickenbackerway ee thc_ + Biscayno Bay along +he
st and south, Prospcct Drivc 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,
Ciak Street on the rseu h, and C W. 32nd Avenue -on werct.
3. South Grove bounded by Loquat Avenue, Kumquat Avenue, Franklin Avenue,
and Main Highway on +he north along the eastern edge of properties located
east of Munroe Drive on he-easst Ri vino Bays and Prospect Drive Battersea
r� �r riv�oti�cc ci cccr
Roar) and I ne Roar! on Zsoi th and I o' li inn Road on the west
r�v�aa�-ancrLe-ve�lric-rcvua-v�Ttial. vvum� arrcr�c crr��ccvc.
/1. Village Center bounded by Oak Street and Tigertail Avenue on the north, S.W.
27+h Avenue on the oast Biscayne Bays along the western edge of the Barnacle
C
State Park Main Highway, Via Abiita--o Way and SW 32nr! Avenue on the woc+
3.2 Intent
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
single family ncighborhood that comprises Coconut Grove. The community of Coconut Grove
geologic features; proximity to Biscayne Bay; public open space; recreational opportunities;
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.
4 A additional notice and review
neighborhood or homeowner associations that wish to receive a courtesy notice of
Exception or Variance applications in their areas shall register with their Neighborhood
3 The referenced Articles and Sections correspond with the appropriate Miami 21 Code Articles and
Sections.
City of Miami Page 20 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
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letter to the Director of the Planning Department or to the Zoning Administrator, in which
telephone number of the official representative of the association designated to receive
foor an Excep n or Variance the applicant shall obtain the list of all registered
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
rnisdelivered comments shall not be considered.
b. All properties located within the Village Center shall be reviewed by the Coordinated
Review Committee.
3.5 Coconut Grove Corridors
The sub districts are demarcated, traversed or connected by important corridors subject to their
own unique characteristics and considerations. The Coconut Grove corridors are as follows and
include the rights of way and the Lots immediately adjacent to the right of way:
• South Bayshore Drivc
• Tigertail Drivc
• S.W. 27th Avenuc
• Bird Avenuc
• MacDonald Street
• Main Highway
• Douglas Road
• Grand Avenuc
• Le Jeune Road
a. Improvcmcnts and new development on these corridors shall conform to the following
pedestrian safety and comfort standards:
1. Where sidewalks exist, the pedestrian shall be buffered from vehicular traffic with
streetscape elements and landscaping.
2. Uses to be developed on these corridors shall promote pedestrian activity, such
permissible.
3. The number and dimensions of curb cuts and driveways shall be minimized to
reduce the pedestrian/vehicular conflicts up to the minimum permissible by the
controlling jurisdiction.
4 6 Single Family Residential District
The single family residential district is intended to protect the low density residential and
dominant tree canopy characteristics of Coconut Grove and prevent the intrusion of additional
density, uses, and height.
All T3, Single Family Residential zoning regulations shall apply within the Coconut Grove NCD
3 Single Family Residential District, hereafter referred to as NCD 3, except as modified below. If
any such rcquircmcnts conflict, NCD 3 requirements shall apply.
a. Adjaccnt lots or lots in the samc subdivision under single ownership, or developed by a
single builder or developer shall not employ the same, similar or duplicate architectural
plans /Adjacent b Iildings „ndc conditions shall be substantially differentiated in
massing footprint and exterior detailing
b. Front yardo
All front yards in the NCD 3 shall be designed in a way that minimizes the impact of
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garage fronts and off-street parking. Front yards shall provide a more permeable surface
and use abundant landscaping and tree canopy throughout.
c. Building Envelope
For th rse oft c section a b iilding site shall be defined as ono or more lots or
portions of Tots that are aggregated to form a single family residential site including
vacant Tots and all permissible accessory uses and structures. Building sites shall not
include any portions of land under a different zoning transect.
d. Height
Height is limited to a maximum of twenty five (25) feet measured to the midpoint
between the eave and roof top and is measured from flood level or average sidewalk
measured to the mid point of the roof top and eave, chimneys, cupolas or othcr non
a maximum hcight of thirty (30) fact or as required by the fire code. For Lots with less
than ten thousand (10,000) square feet in area, the height limitation for accessory
structures shall be thirteen (13) feet.
c. Grccn Space
The minimum green space requirement shall be three tenths (0.3) times the Lot area.
The i ise of permeable material for si irfaces in the regi aired yard magi allow a 'CFO/
reduction in the required green space.
f. Permitted Accessory Uses and Structure
Accessory uses and structures are as permitted in the underlying transect zone, except
that detached garages or car shelters on lots ten thousand (10,000) square feet or larger
may include a second story as long as the allowable floor lot ratio and building footprint
arc not exceeded. Said second story may only be used as an owner occupied accessory
structure. Two story accessory structures shall have the same setback requirements as
specified for two story principal buildings.
g. Additional Limitations and requirements.
1. Lots and building sites:
Wherever existing si family residence or Iaknifi 1I accessory b uilding(s) or
structure(s) is located on one or more platted lots or portions thereof, such lots
shall thereafter constitute only one building site and no permit shall be issued for
the construction of more than one single family residence except by Warrant.
Such structures shall include but not be limited to swimming pools, tennis courts,
walls, and fences or other at grade or above ground improvements. No building
sites in existence prior to September 24, 2005 shall be diminished in size except
by Warrant subject -to the crit a specified in /�rti /1 Table '12 Design D�iew
cc crrce�i�a-�pccrrr ��rrrcrcr
Criteria.
2. Garages and Driveways:
{a) On new construction or garage additions, no garage shall be located along
the same front setback line as the front wall of a residential structure unle-s the
garage door(s) does not face the street. Garage structures with acccsc opcnings
that face the street shall be set back a minimum of twenty (20) feet from the front
wall of the principal residential structure.
(b) Garage structures with access openings that face the street on corncr lots
which have a maximum depth of lees than sixty (60) feet, may be set back a
minimum of fifteen (15) feet from the front wall of the principal residential
structure.
{c) Notwithstanding the requirements of the Public Works Department, driveways
shall have a maximum width of ten (10) feet within the first five (5) feet of all
street front required setback
(d) Driveways within a single building site shall not be located closer than twenty
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five (25) feet to each other.
(e) Except as required for the driveway approach, no portion of any driveway in a
regi sired yard adjacent to a street shall be n iithin five (5) foot of any property lino
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.
(f) Tandem parking shall be allowed.
(g) Garage doors which are more than nine (9) feet wide shall not be allowed.
3. Fences:
All fences located within any street front setback area shall be covered from the
public right of way view by plant material except when said fence is faced or
constructed with oolitic limestone.
�. Landscaping:
All landscape shall comply with the City's landscape and tree protection
ordinances.
h. Single Family lots less than 10,000 square feet
1. Setbacks:
{a) Principal Building: Setbacks are variable to allow for a variety in architecture
and placement of the building footprint. Projections of buildings into required
cetbackc shall be permitted subject to the criteria and requirements specified
herein.
(1) 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.
(2) Minimum Side Setbacks:
The minimum side setback shall be five (5) feet, cxccpt for corncr lots
where the minimum side setback adjacent to the street shall be ten (10) feet. The
minimum total side setbacks to be distributed shall be as established in the
following table.
TABLE INSET:
Building Site Interior Lots First!Interior Lots
Size in Square Story of Second Story of
Feet Structure Structure
Less than
7.500
7,500 10,000
More than
10,000
10 feet
15 feet
25 feet
(3) Minimum Rear Setbacks:
25 feet
Corner Lots First
Story of
Structurc
15 feet
Corner Lots
Second Story of
Structurc
feeLt
15 feet 25 feet
25 feet
The minimum rear setback shall be twenty (20) feet.
(4) Accessory Buildings:
The minimum side setbacks shall be ten (10) feet.
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File ID: 3001 Enactment Number:
The minimum rear setback shall be ten (10) feet.
The maximum width of said connection shall be ten (10) feet
�. Single Family Large Lot Residential designation.
1. Lot Size
Minimum lot size is limited to ten thousand (10,000) square feet and the
minimum lot width is limited to one hundred (100) feet in order to preserve the
urge lot suburban character of certain neighborhoods within Coconut Grove.
2. Limitations on yard
All yards adjacent to South Bayshore Drive shall be a minimum of seventy (70)
feet.
j. Single Family Oversized Lot Residential designation.
1. Lot Size
Minimum lot size shall be twenty thousand (20,000) square feet and minimum lot
width shall be one hundred (100) feet.
2. Limitations on yards
All yards adjacent to South Bayshore Drive shall be a minimum of seventy (70)
feet.
k. Single Family Estate Lot Residential designation.
The intent of these regulations is to allow existing Estate Lots to be developed as single
commercial recreational facilities and accompanying structures compatible with
residential surroundings. This district is designed to protect and preserve the existing
character of estates and allow the building of vacant I
such development in the future.
1. Lot Size
Minimum lot size shall be one (1) acre (013,560 square feet) and a minimum lot
width of one hundred (100) feet.
2. Limitations on yards
All yards adjacent to South Bayshore Drive shall be a minimum of seventy (70)
feet. Bay windows and balconies may projcct a maximum of throe (3) feet into
yard setback.
3. Acce-sory Uses and Structure!)
{a) Open awnings or trellises must meet the setback requirements and applicable open space
if such conversion would increase the lot coverage of the principal structure above the allowed
percentage.
(b) Attached or unattached acce-sory structures include: private garages, swimming pools,
cabanas, bedrooms, household staff cottage. Nothing contained in this section shall prohibit the
construction of an enclosed acce-sory building containing bedrooms with bath facilities to be
used in connection with and as a part of the primary residence within the building lines as
provided in this section.
{c) Accessory structures shall comply in all other aspects of the underlying single family
residential (T3) district unlesc stated otherwise. Enclosed acce-sory buildings shall be used only
for occupancy of nonpaying guests of the owners of the primary residence or bonafidc mcmbcrs
therein except by approval by the Planning Director of a written agreement with the City stating
that such accessory structure will be used only by family members or household staff. The
property owner must execute and record in the public records a Declaration of Restriction
stating that the use of the site will be reserved for a single family residence. No accessory
structure shall be used as or converted to a dwelling unit without the recorded Declaration of
Restriction. Further, if any acce-sory structure and use is subdivided from the principal structure
City of Miami Page 24 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
removed, the use of such accessory structure shall be terminated until a new principal structure
and use is established on the lot on which the accessory structure and use is located.
/1. Height
Height is limited to two full stories from grade or minimum FEMA elevation as
defined within this code. Height is measured to the bottom of the eave. Variations
to the Height requirement may be allowed for skylights or solar panels not
exceeding thrcc (3) feet above thc roof. Such structures shall not cover more
than ten (10) percent of the roof structure.
5. Botanical Gardens
4 Botanical Garden is allowed by Exception 4 Botanical Garden shall reg lire a
rninimum of 5 acres and may also include the following:
{a) Gift shop or bookstore area. Outdoor display of merchandise shall be limited
to areas not visible from public streets
(b) Garden maintenance area
(c) Residential living units for visiting scholars
(d) Offices to serve the Botanical Garden
(e) Scientific research laboratory
(f) Educational facilities including building for meeting and classrooms
3.7 Reserved for Coconut Grove NCD 3 (R 2) Two Family Residential District
District
a. Limitation: The square footage of individual retail establishments within Coconut Grove
used for retail and related services, except as may be modified bclow for "large ccalc
adjacent to Coconut Grove Corridors listed in 3.5, may be approved by a Warrant.
Special event Class I permits are exempted from the limitations of this section.
b. "Large-scale retail establishment" defined: A "large scale retail establishment" is
defined for the purposes of NCD 3 as a retail establishment or combination of
commercial retail establishment(s), including membership establishments with any
commercial retail use, of over twenty thousand (20,000) square feet in gro-s floor area.
The gro-s floor area includes building gross floor area and ancillary outdoor storage or
include motor vehicle parking or loading areas. For the purpose of determining the
applicability of thc twenty thousand (20,000) square feet of floor area, the aggregate
square footage of all adjacent stores or retail tenants that share common check out
c. Exception required for "large scale retail establishments." A "large scale retail
cstablishmcnt" within thc Coconut Grovc Corridors listed in 3.5 shall be permitted only
by Exception.
d. "Large scale grocery stores." Retail establishments exclusively for the sale of
groceries and not exceeding forty thousand ('10,000) square feet located within the
underlying T5 or T6 Transect Zones abutting US 1 (Federal Hwy.) may be permitted by
Warrant. "Groceries" is defined as food products, dry groceries (such as household
beverages) or services commonly provided in a grocery store in Miami Dade County.
c. Sitc rcquircmcnts: In addition to all requirements in thc applicable zoning district,
City of Miami Page 25 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
1. Maximum size of retail establishment The maximum size of any individual retail
establishment within any Coconut Grove Corridor shall be seventy thousand
{70,000) square feet. No individual retail establishment within a Large Scale
Retail establishment shall be permitted which exceeds seventy thousand
{70,000) square feet.
2. Minimum lot dimensions "large-scale retail establishments" may be permitted
elusively in lots having a minimum net area of two (2) acres. Properties which
do not meet the two acre size limitation shall be limited to individual
establishments of twenty thousand (20,000) square -feet -of -I-ess.
3. Minimum setbacks and build to lines: Large Scale Retail establishments shall
have the following minimum setbacks:
(a) Any-frront-orside setback abutting a pi 1blic right_of_wa y or non_ residentially
zoned property build to line is twenty (20) feet. The area from the build to line to
the right of way line shall be used for permanent sidewalks with illumination,
pedestrian amenities, or landscaping, except in areas as required for emergency
access, or where driveway entrances are located. Landscaping in this setback
ar shall count toward the green spase-req-61+relneeL. This area may not be
used for parking or loading at any time.
(b) Side or rear lot line abutting a residentially zoned property: setback is fifty (50)
feet. T le setbackshall incli ide a 20foot hea, ily;na8caped bufffer- irea. IIf an
across alloys parking loading door delivery aroma or inventory storage area is
piessent along-t s sill-ltt peer y, then the setback area shall also incli de
z "' hh'' `"' hh'' 77 cc cAuvTc-arccrvncrrr-aTvv�rrvracrc
an eight foot high masonry wall inside of the 20 foot landscape buffer.
�. Building orientation and facades
{a) Building facades and elevations shall be designed to minimize the visual
impacts of the scale of the building.
(b) Large-scale retail structures may be oriented with their entrances toward
arterial or collector roadways as defined in the City Comprehensive Plan.
{c) Any side with regular public ingress/egress point(s) is to be considered a
front. Regular public ingress/egress to the building shall not be located facing
residential uses. There may be more than one (1) front. Front and side facade
design shall include the following design features to minimize scale impacts and
promote activated street frontages.
(d) Building design variations at intervals no greater than fifty (50) feet.
(e) Storefront windows e,ith interior spaces visible and lit from within at night,
equal 4e at least fifty (5.0) percent of the linear length of grey ind floor wall on
building front elevations as defined herein. Window spacing should be such that
no more than twenty (20) percent of the length of the wall may have an
uninterrupted length without storefront windows.
5. Vehicular accesc Primary ingress and egress to the site must be provided from
the arterial(s) and not from secondary roads or collectors and subject to the
following:
(a) Except as reg„irc en crgcncy accesc, vef lar driveways shall not be
along local roadways as dcfined in the City Comprehensive Plan.
(b) Except where required for emergency access or other compelling public
safety reasons vehicular rlri„ewa„s shall not be located within one hundred
{100) feet of residentially zoned land along the same side of the street, as
measured from the nearest point of the driveway.
shall only be from arterial rrr dwa ys rind locates-! no loss than one hundred (1 00)
feet from residentially zoned land along the same side of the street, as measured
from the nearest point of the driveway.
City of Miami Page 26 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
(d) Where large and bulk merchandise sales are expected, customer pick up
asoesslegress shall clearly defined the site plan,-aid-shiall only be from
arterial roadways and located no loss than one hi indred (100) feet from
residentially zoncd land-along-the-sameside-ef--t street, as -measured fir-t;e
nearest point of the driveway.
6. Darr g-and Innuroading-iequirements
(a) One (1) space per every two hi indred (250) soi care feet of gross floor area
shall be required for a "large-scale retail establishment." All required parking
must be provided onsite.
(b) Along collector roads as defined by the City Comprehensive Plan, setback
buffers, building design or other features shall screen parking such that no more
than thirty (30) percent of the parking lot or facilities are visible from the roadway.
(c) Along local roads as defined by the City Comprehensive Plan, setback
buffers, building design or other features shall completely screen parking such
that the parking lot or facilities are not visible from the roadway, except for
distances as required by driveways or emergency access.
(d) All loading and deliveries shall be adjacent to an arterial roadway. Said
loading and delivery areas shall be screened from public view by an eight foot
wall.
7. Green space.
A "large-scale retail establishment" shall implement landscaping in an area equal
in size to, or greater than, fifteen (15) percent of the gross lot area. Landscaping
shall be implemented gcncrally so as to provide ample shade areas in the
parking lot and abutting sidewalks and to minimize the visual impact of the
structure and corking space -on the streetscape. To +his end a landscape clan for
the site shall be submitted to the Planning Department for review and approval
by the Planning and Zoning Advisory Board as part of the required Exception.
8. Buffer:
Wherever the property abuts another property with a more restrictive zoning
heavily landscaped buffer. This buffer shall include Florida native trees at no less
than fifteen (15) to twenty (20) feet in height with a diameter at breast height of
no less than fout (/1) to five (5) inches spaced on 15 fee+ centers (Also included in
this buffer shall be hedging and ground cover. This buffer shall be included in the
required landscape plan.
0. Fcnccs and walls:
Fences and walls shall be erected to a minimum height of eight (8) feet wherever
the property abuts another property with a more restrictive zoning designation.
f. Location of "large Scale Retail establishment":
A "large scale retail establishment" shall be located exclusively on a lot having frontage
on one (1) or more arterial roads.
g. Hours of operation:
Except for special events requiring Claw I permits, a "large scale retail establishment"
shall open no earlier than 7:00 a.m. on weekends and 8:00 a.m. on weekdays and shall
close no later than 11:00 p on weekends and 10:00 n m on weekdays Deliveries to
or from any "large scale retail establishment" shall be limited to the hours of 10:00 a.m.
through 3:00 p.m. Monday through Saturday.
h. Variances prohibited:
No variances from the provisions set forth in the site requirements or hours of operation
arc permitted.
A.4 Reserved. Coconut Grove NCD 3 Sub District Architcctural Guidclincs
City of Miami Page 27 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
Article 1. Definitions
1.1 Boundaries
1.2 Definitions of Terms
1.4 Definitions of Landscape Requirements
Article 2. General Provisions
2.1 Purpose and Intent
2.2 Applicability
Article 3. General to Zones
3.14 Public Benefits Program
Article 4. Standards & Tables
4.1 Parking Requirements
Article 4. Table 2 - Summary
Article 4. Table 3 - Building Function: Uses
Article 5. Specific to Zones
5.1 Generally
5.3 Sub -Urban Transect Zones (T3)
Illustration 5.3a Sub -Urban Transect Zones (T3-R and T3-L)
Illustration 5.3b Sub -Urban Transect Zones (T3-O)
Article 6. Supplemental Regulations
6.1 Intent and Exclusions
Article 6. Table 13 Supplemental Regulations
6.3 Commercial Districts
Article 7. Procedures and Nonconformities
7.1 Procedures
City of Miami Page 28 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001
Enactment Number:
A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT (NCD-3)
ARTICLE 1. DEFINITIONS
1.1 BOUNDARIES
Generally described as bounded by the City of Miami ("City") limits to the west and south, U.S. 1
on the west and north, Rickenbacker Causeway on the east, Biscayne Bay along the east and
south, less the area encompassed by the NCD-2 described in Section A.2(1.1), as more
specifically depicted on Diagram A3.1.
Diagram A3.1:
City of Miami
Coconut Grove:
Minimum Size
after Diminishment
Coconut Grove Conservation District
Lot Sizes
Minimum Lot Size atter Dirmnisnment
5,000 sq.u. minimum
7,500 ache_ minimum
M 000 sq fi. minimum d. 100 ft. width minimum
ef1,a00 sq fi. minimum & 100 ft. width minimum
Vienne West Island and Charles Avenue NC0.3
See.
Parks
1.2 DEFINITIONS OF TERMS
Building Site: One or more Lots, or portions of Lots, that are aggregated to form a single
residential site including platted and unplatted Lots. Evidence identifying a Building Site may
include: City tax records, covenants, unity(ies) of title, deeds, permits, subdivision records, and
the City of Miami Municipal Atlas.
City of Miami Page 29 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
Carport: A portion of a Principal residential Building or a Building accessory to a residential Use
designed to be used for shelter of motor vehicles, unenclosed at the vehicular entry side and for
at least thirty percent (30%) of the combined three (3) remaining perimeter boundaries. Where
enclosure exceeds this amount, the shelter shall be considered a garage.
Floor Area: The floor area within the inside perimeter of the outside walls of the Building
including hallways, stairs, closets, thickness of walls, columns, enclosed parking and other
features, and excluding only open-air spaces such as exterior corridors, Carports, Porches,
verandas, balconies, and roof areas. Also means Building or Development Capacity.
Floor Lot Ratio (FLR): The multiplier applied to the Lot Area that determines the maximum Floor
Area allowed above grade in a given Transect Zone.
Green and Permeable Space: An Open Space outdoors, at grade, unroofed, landscaped and
free of impervious surfaces which inhibit root growth. Green space includes planting, mulch,
gravel, and 100% pervious pavements with open -graded base courses and excludes pavers,
decks, and impervious hardscape surfaces. See Article 4, Table 7 of the Miami 21 Code.
Lot Coverage: In the T3 Transect Zones only, the area of the Lot occupied by all Buildings,
excluding single -story unenclosed Structures such as decks, pools, Trellises, Carports,
Porches, verandas, pergolas, Pavilions, porticos, Driveways, and pathways. Unenclosed shall
mean having no exterior walls other than those that are enclosing interior space of the principal
structure.
Pavilion: A freestanding roofed or trellised Accessory Structure of one (1) Story or less such as
a Carport, garage, cabana, chickee hut, gazebo, storage shed, summer kitchen, picnic
structure, outdoor shower, or similar structures. Shall be separated from the Principal Building
by minimum of five (5) feet, otherwise it shall be considered part of the Building for Setback
purposes. Structures greater than one (1) Story shall be considered Outbuildings; Except for
garages and storage sheds, shall be unenclosed on the sides for sixty percent (60%) of its
perimeter; Maximum height shall be ten (10) feet to the eave or roof slab including parapets;
Sloped roofed Structures shall be a maximum of thirteen (13) feet to the peak.
Porch: An open-air room appended to a Building.
Trellis: An attached Building element or freestanding Structure with discreet exposed and
repetitive overhead horizontal or sloped framing members; Shall be a minimum sixty percent
(60%) open along its entire perimeter and seventy-five percent (75%) open to the sky. The
depth of framing members shall be the lesser of 24" or the clear space between members.
Structures not meeting these requirements shall be considered roofed Structures. Freestanding
Trellises shall be considered Pavilions. Also means arbor or pergola.
Village Center: Bounded by Oak Street and Tigertail Avenue on the north, SW 27 Avenue and
Biscayne Bay on the east, Via Abitare Way, Main Highway, and Charles Avenue along southern
edge, and SW 32 Avenue on the west.
City of Miami Page 30 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
1.4 DEFINITIONS OF LANDSCAPE REQUIREMENTS
Buffer Tree: A canopy shade tree of substantial size and appearance, meeting the following
standards: Classified as Florida Grade 1, sixteen (16) feet in height minimum, five (5) feet clear
trunk minimum, and six (6) inches diameter at breast height (DBH) minimum. Excludes palm
trees.
Oolitic Limestone: A sedimentary limestone consisting of ooliths that are cemented together.
This limestone is common throughout Coconut Grove and aesthetically blends well with other
natural elements.
ARTICLE 2. GENERAL PROVISIONS
2.1 PURPOSE AND INTENT
Coconut Grove, one of Miami's first neighborhoods, is recognized for its lush, heavily
landscaped, natural green areas, public Open Space, recreational opportunities, proximity to
Biscayne Bay, waterfront views, geologic features, vibrant business district services, Historic
Resources, and diverse property sizes.
The Intent of Coconut Grove Neighborhood Conservation District is to:
1. Protect, preserve and enhance the built and natural neighborhood character, unique to the
Coconut Grove area. That character includes the existing natural and built environment as
measured by existing natural features, tree canopy, foliage, plant material and landscaping as
well as characteristics of the built environment.
2. Protect, preserve and enhance the tree canopy and heavily landscaped character of Coconut
Grove.
3. Protect, preserve and enhance public and private Green Spaces and further the expansion of
tree canopy throughout the neighborhoods of Coconut Grove.
4. Protect and preserve the scale, massing, and architectural variety within the unique
residential neighborhoods of Coconut Grove. This includes guiding new development to protect
scale, character, and architectural variety within those neighborhoods.
2.2 APPLICABILITY
The effect of these regulations shall be to modify transect regulations included within the
Coconut Grove Neighborhood Conservation District (NCD-3) boundaries to the extent indicated
herein
Where the Village West Island Neighborhood Conservation District (NCD-2) regulations are
silent, the Coconut Grove Neighborhood Conservation District (NCD-3) regulations shall apply
in the NCD-2.
City of Miami Page 31 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
Where standards set forth in the Coconut Grove Neighborhood Conservation District (NCD-3)
conflict with the Miami 21 Code, the standards set forth in this Neighborhood Conservation
District shall supersede. Where this Neighborhood Conservation District is silent, the underlying
Miami 21 Code standards shall govern if applicable.
Demolition permits shall require a Warrant and be referred to the Planning Department for
review under the Tree Preservation Ordinance. All submittals shall comply with Sec. 17-4 of the
City Code and contain the required documents set forth in Sec. 17-4 thereof, which include but
are not limited to a Tree Disposition Plan, Tree Boundary Survey prepared by a licensed
Surveyor, a Tree Protection Plan and a Certified Arborist Report prepared by an ISA
(International Society of Arboriculture) Certified Arborist, photographs of the site (including all
structures and flora), and a buildable area diagram illustrating the potential developable area in
relationship to existing trees, applicable Setbacks, and other requirements.
No Warrant shall be required if the proposed Demolition maintains more than fifty percent (50%)
of the original Structure; later additions shall not be included in the area of the original Structure.
ARTICLE 3. GENERAL TO ZONES
3.14 PUBLIC BENEFITS PROGRAM
The intent of the Public Benefits Program established in this Section is to allow Density bonuses
in T4 and T5 Transect Zones; in exchange for contribution to the Affordable/Workforce Housing
Public Benefits Program, and to allow additional Floor Lot Ratio ("FLR") and Encroachments
bonuses in T5 and T6 Transect Zones in exchange for contribution to the Civic Space and
Cross -Block Connectivity Public Benefits Programs. The bonuses do not increase the maximum
height permitted.
3.14.1 The bonuses shall be permitted if the proposed Development contributes toward the
specified public benefits, above the minimum requirements prescribed by this Code, only in the
amount and in the manner as set forth herein.
1. T4: 36 dwelling units per acre maximum, bonus to 65 dwelling units per acre;
2. T5: 65 dwelling units per acre maximum, bonus to 130 dwelling units per acre;
3. In T5 and T6 Transect Zones Building Disposition bonuses for developments that
provide Civic Space area to the City of Miami as described in Section 3.14.4.;
4. In T5 and T6 Transect Zones Building Disposition bonuses for developments that
provide Cross -Block Connectivity to the City as described in Section 3.14.4.
3.14.2 Upon providing a binding commitment for the specified public benefits as provided in
Section 3.14.3 below, the proposed development project shall be allowed to build within the
restrictions of the specific Transect Zone, up to the bonus as established in this Section.
3.14.3 The Density bonus shall be permitted in exchange for Affordable/Workforce Housing
contribution to the City. The FLR and Encroachments bonuses shall be permitted in exchange
for Civic Space or Cross -Block Connectivity contributions to the City.
3.14.4 For the purposes of the Public Benefits Program, the following criteria shall apply:
City of Miami Page 32 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
a. Affordable/Workforce Housing. A development project in a T4 or T5 Transect Zone
may provide any of the following or combination thereof:
1. Workforce Housing on site of the development. For each Unit of Workforce
Housing provided on site, the development's Density maximum shall be
increased by two (2) units, resulting in one (1) additional Market Rate Unit
up to the maximum Density bonus permitted, as described in Section
3.14.1.
2. Affordable Housing on site of the development. For each Unit of Affordable
Housing provided on site, the development's Density maximum shall be
increased by three (3) Units, resulting in two (2) additional Market Rate
Units up to the maximum Density bonus permitted, as described in Section
3.14.1.
3. The Unit type distribution provided as Affordable/Workforce Housing Units
shall match the Unit type distribution provided as Market Rate Housing.
4. Developments must fully integrate Affordable/Workforce Units with market
rate Units; separate access or sections shall not be permitted.
b. Civic Space Types. For a development project in a T5 or T6 Transect Zone within the
NCD-2 and NCD-3 boundaries, excluding properties abutting SW 27th Avenue from
Coconut Avenue to Tigertail Avenue and properties abutting Bird Avenue east of
Bridgeport Avenue, that provide a Civic Space Type onsite to the City, an additional two
(2) square feet of area for each square foot of donated space, beyond minimal
requirements, shall be accommodated within the Floor Lot Ratio (FLR) and
Encroachments bonus as described in Section 3.14.5. The additional FLR is limited to
the area provided beyond minimal requirements.
c. Cross -Block Connectivity. For a development project in a T5 or T6 Transect Zone
within the NCD-2 and NCD-3 boundaries, excluding properties abutting SW 27th Avenue
from Coconut Avenue to Tigertail Avenue and properties abutting Bird Avenue east of
Bridgeport Avenue, that provide an open to the sky cross -Block Paseo or Pedestrian
Passage, connects two (2) Thoroughfares, and is publicly accessible 24-hours a day or
reduced hours by process of Waiver, an additional six (6) square feet of area for each
square foot of donated space, beyond minimal requirements, shall be accommodated
within the Floor Lot Ratio (FLR) and Encroachments bonus as described in Section
3.14.5. The additional FLR is limited to the area provided beyond minimal requirements.
3.14.5 The additional Floor Area generated through the Public Benefits Program, shall be
accommodated as follows:
a. The maximum mezzanine Habitable Space Floor Area, as defined in the Miami 21
Code, of thirty-three percent (33%) may be exceeded up to one -hundred percent
(100%), provided that such mezzanine is designed as an extension of the ground
floor facade and is visually perceived as part of the ground floor.
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File ID: 3001 Enactment Number:
b. The upper stories of a building may encroach into the First Layer a maximum of five
(5) feet. The Encroachment allowance excludes the ground and mezzanine levels.
The total Floor Area within the Encroachment shall not exceed the area generated
from the Public Benefits Program.
ARTICLE 4. STANDARDS & TABLES
4.1 PARKING REQUIREMENTS
a. In T4, T5, and T6 Transect Zones, including properties abutting T3 Transect Zones, the
parking ratio may be reduced within a Transit Oriented Development ("TOD") area or within a
Transit Corridor area by up to thirty percent (30%) by process of Waiver.
b. In T4, T5, and T6 Transect Zones, properties within the quarter (1/4) mile pedestrian shed
from a Metrorail Station or within the Village Center, the parking ratio may be reduced by up to
fifty percent (50%) by process of Waiver and payment into a transit enhancement Trust Fund,
as established by Chapter 35 of the City Code.
City of Miami Page 34 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3
ARTICLE 4. TABLE 2: NCD SUMMARY
LOT OCCUPATION
T3
T4
T5
T6-8
T6-12
ICI -HD
a. Lot Area
Established by Diagram 1
1400 s. f. — 20000 s. f. **
1200 — s. f. 40,000 s. f.**
5,000 — s. f. min
5,000 — s. f. min 70,000 s. f.
10,000 — s. f. min
40,000 s. f. max.**
max.**
b. Lot Width
50 ft. min.
16 ft. min / 50 ft. min.**
16 ft. min / 50 ft. min.**
50 ft. min.
50 ft. min.
50 ft. min.
c. Lot coverage
50% max.
30% max.
30% max.
B0% max.**
80% max.**
80% max
d. Floor Lot Ratio (FLR/
).5 max. (T3-R and T31)**
5 / 25% additional Public
8 / 30% additional Public
8
J.80 max. (T3-0)
Benefit ***
Benefit ***
e. Front e at front Setback
50% min.
70 % min.
70 % min.
70 % min.
None
f. Green/Open Space Requirement
40 % Lot Area min.(T3-R and T3-
15% Lot Area min.
10% Lot Area min.
10% Lot Area min.
10% Lot Area min.
Lot Area min.
35% Lot Area min. (T3-0)
q. Density
9-18 du/acre max.**
36 du/acre max.****
35 du/acre max.****
150 du /acre *
150 du /acre *
,10%
150 du /acre *
BUILDING SETBACK
a. Principal Front
30 ft. min.**
10 ft. min.
10 ft. min.
10 ft. min.
10 ft. min.
10 ft. min.
b. Secondary Front
10 ft. min.**
10 ft. min.
10 ft. min.
10 ft. min.
10 ft. min.
10 ft. min
c. Side
5 ft. min.**
) ft. min. / 5 ft. min.**
J ft. min.**
D ft. min.**
D ft. min.**
0 ft. min.
d. Rear
20 ft. min.**
20 ft. min.
J ft. min.**
D ft. min.**
D ft. min.**
0 ft. min.
OUTBUILDING SETBACK
a. Principal Front
20 ft. min.
30 ft. min.
b. Secondary Front
10 ft. min.
10 ft. min.
c. Side
10 ft. min. **
J ft. min. / 5 ft. min.
d. Rear
10 ft. min. **
5 ft. min.
PRIVATE FRONTAGES
A. Common Lawn
'ermitted
'ermitted
'rohibited
Prohibited
Prohibited
Permitted
B. Porch & Fence
'ermitted
'ermitted
'rohibited
Prohibited
Prohibited
Prohibited
C. Terrace Or L.C.
'rohibited
'ermitted
'rohibited
Prohibited
Prohibited
Permitted
D. Forecourt
'rohibited
'ermitted
'ermitted
Permitted
Permitted
Permitted
E. $f00p
'rohibited
'ermitted
'ermitted
Permitted
Permitted
Permitted
F. Shopfront
'rohibited
'ermitted (T4 L, T4 V 01
'ermitted (T5 L, T5 01
°ermitted (T6-8 L, T6-8 01
Permitted (T6-12 L, T6-12 01
Permitted
G. Ga11ery
'rohibited
'rohibited
'ermitted **
ermitted **Permitted
**
Permitted **
H. Arcade
'rohibited
'rohibited
'ermitted **Permitted
**
ermitted **
Permitted **
BUILDING HEIGHT (Stories/
a Principal Building
2 max.
3 max.
2 min.
2 min.
2 min.
1 min. As regulated by F.A.A.
5 max.
B max.
12 max.
b. Outbuilding
2 max.
2 max.
c. Benefit Height
1 max.**
4 max.**
8 max.**
Abutting T6. T5 & T4 only
THOROUGHFARES
a. HW & RR
'ermitted
'rohibited
'rohibited
Prohibited
Prohibited Prohibited
b.BV
'ermitted
'ermitted
'ermitted
ermitted
emitted Permitted
c.SR
'ermitted
'ermitted
'rohibited
emitted
emitted Permitted
d.RS
'ermitted
'ermitted
'rohibited
emitted
emitted Permitted
e.SS&AV
'rohibited
'rohibited
'ermitted
emitted
emitted Permitted
f.CS&AV
'rohibited
'rohibited
'ermitted
Permitted
Permitted Permitted
o.RearLane
'ermitted
'ermitted
'rohibited
Prohibited
Prohibited Prohibited
h. RearAllev
'ermitted
'ermitted
'ermitted
ermitted
emitted Permitted
i. Path
'ermitted
'ermitted
'rohibited
Prohibited
Prohibited Prohibited
i. Passage
'ermitted
'ermitted
'ermitted
emitted
emitted Permitted
k Bicycle Path
'ermitted
'ermitted
'ermitted
ermitted
emitted Permitted
1 Bicycle Lane
'ermitted
'ermitted
'ermitted
emitted
emitted Prohibited
m Bicycle Route
'ermitted
'ermitted
'ermitted
emitted
emitted Permitted
n. Sharrow
'rohibited
'ermitted
'ermitted
ermitted
emitted Permitted
0. Priority Bicycle Route
'ermitted
'ermitted
'rohibited
emitted
emitted Permitted
* Or as modified in Diagram 9
** Note: Refer to Article 5 for Specific Transect Zone Regulations
***Note: Bonus shall not be available forT6 properties abutting T3 properties (refer to Article 3)
****Density bonus available in some zones as described in Section 3.14 of this code.
City of Miami
Page 35 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
ARTICLE 5. SPECIFIC TO ZONES
5.1 GENERALLY
This Article sets forth the standards applicable to development within each Transect Zone
located within the NCD-2 and NCD-3. For development within NCD-2, where NCD-3 and
NCD-2 conflict, NCD-2 regulations supersede. Provisions of the Miami 21 Code modified
herein shall apply only within the NCD-2 and NCD-3.
5.1.1 This Article sets forth the standards applicable to development within each Transect
Zone that are specific to:
• Building Disposition
• Building Configuration
• Building Function and Density
• Parking Standards
• Architectural Standards
• Landscape Standards
• Ambient Standards
5.3 SUB -URBAN TRANSECT ZONES (T3)
5.3.1 Building Disposition (T3)
a. Established Building Sites shall be maintained. New Building Sites shall only be
established by process of Warrant. Establishing new Building Sites shall be subject to
the criteria specified in Article 4, Table 12: Design Review Criteria, of the Miami 21
Code, and the following requirements:
1. Newly established Building Sites shall be in accordance with Diagram A3.1,
provided in Section 1.1.
2. The creation of new Building Sites shall not reduce existing tree canopy. Specimen
trees shall be preserved, relocated or mitigated on -site.
3. Newly established Building Sites shall comply with all existing Lot requirements.
Any existing Structures on a Lot shall not become non -conforming as a result of
the creation of the newly established Building Site. Any existing legal non-
conforming Structures on a Lot shall result in the same or reduced degree of
nonconformity as a result of the newly established Building Site.
4. Newly established Building Sites shall have a Lot Area equal to or larger than the
mean average of existing Building Sites, of the same zoning designation, within the
same subdivision in existence prior to October 2005 as illustrated in the City of
Miami's Municipal Atlas.
5. All Warrants and platting submittals for the diminishment of a Building Site shall
comply with Sec. 17-4 of the City Code and contain the required documents set
City of Miami Page 36 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
forth in Sec. 17-4 of the City Code, which include but are not limited to a Tree
Disposition Plan, Tree Boundary Survey prepared by a licensed Surveyor, a Tree
Protection Plan and a Certified Arborist Report prepared by an ISA (International
Society of Arboriculture) Certified Arborist, photographs of the site (including all
structures and flora), and a buildable area diagram illustrating the potential
developable area in relationship to existing trees, applicable Setbacks, and other
requirements.
6. Building Sites shall not include any portions of land under a different zoning
transect.
b. Lot Coverage by Buildings shall not exceed that shown in Illustrations 5.3A and 5.3B.
c. Floor Lot Ratio ("FLR") shall not exceed that shown in Illustrations 5.3A and 5.3B.
1. Interior spaces exceeding fifteen (15) feet in height shall be calculated as double
Floor Area towards the maximum FLR.
2. When the Principal structure is built prior to the effective date of this ordinance,
additions may be added that bring the total FLR to 0.65 maximum.
(a) Additions must conform to coverage, setbacks, and encroachments as
described in the NCD.
(b) Any Second Story additions are only permitted in the Third Layer.
3. When an Interior Lot is adjacent to two parcels on the same frontage that each
contain a Structure with a minimum of 50% Floor Area at the First Story and 30%
Floor Area on the Second Story, FLR of 0.65 shall be permitted on the Interior Lot.
A Building shall be disposed in relation to the boundaries of its Lot according to
Illustrations 5.3A and 5.3B.
e. Setbacks for Principal Buildings shall be as shown in Illustrations 5.3A and 5.3B. The
minimum Side Setback shall be five (5) feet. The total Side Setback in Transect Zone
T3-O shall be a minimum of twenty percent (20%) of the Lot Width. The minimum total
aggregate Side Setback in Transect Zones T3-R and T3-L shall be as established in
the following table:
Building Site Size
Interior Lots
Interior Lots
Corner Lots
Corner Lots
in Square Feet
First Story
Second Story
First Story of
Second Story
of Structure
of Structure
Structure
of Structure
Less than 7,500
10 Feet
15 Feet
15 Feet
20 Feet
7,500 — 10,000
15 Feet
25 Feet
15 Feet
25 Feet
More than 10,000
25 Feet
35 Feet
25 Feet
35 Feet
1. For purposes of protecting and/or mitigating an existing tree, pursuant to Chapter
17, a Structure may be granted relief from the Planning Director, to encroach into
the minimum required Side and Rear Setbacks. The minimum Side Setback shall
be no less than five (5) feet. The minimum Rear Setback may not be reduced to
less than ten (10) feet on the first story and fifteen (15) feet on the upper stories.
City of Miami Page 37 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
The Planning Director, in granting such relief, shall apply Article 4, Table 12 and
set forth in writing the reasons why such relief meets the applicable criteria
contained therein.
2. For purposes of building on Nonconforming Lots, a Structure may be granted relief
from the Planning Director, to encroach into the minimum Side, Rear, and Front
Setbacks. The minimum Side Setback shall be no less than five (5) feet. The
minimum Rear Setback may not be reduced to less than ten (10) feet on the first
story and fifteen (15) feet on the upper Stories. The Planning Director, in granting
such relief, shall apply Article 4, Table 12 and set forth in writing the reasons why
such relief meets the applicable criteria contained therein.
3. Setbacks may otherwise be adjusted by Waiver by no more than ten percent
(10%).
f. Facades shall be built parallel to a rectilinear Principal Frontage Line or parallel to the
tangent of a curved Principal Frontage Line.
g.
Setbacks for Outbuildings and Pavilions, pools, tennis courts or other similar
recreational facilities shall be as shown for Outbuildings in Illustrations 5.3A and 5.3B.
Setbacks for Pavilions and Outbuildings limited to one (1) Story and 450 square feet,
and other Accessory Structures such as pools, tennis courts or other similar
recreational facilities shall be as shown for Outbuildings in Illustrations 5.3A and 5.3B
and shall comply with the following requirements:
1. One (1) Story, Outbuildings, Pavilions, of a maximum of two hundred (200) square
feet or ten percent (10%) of the Floor Area of the Principal Building, whichever is
greater, shall be located in the Second or Third layer of the property and shall be
set back a minimum of five (5) feet from any side Property Line and ten (10) feet
from any rear Property Line.
2. Trellises, Gazebos, and other unenclosed Structures for recreational purposes, of
a maximum of four hundred (400) square feet or five percent (5%) of the Lot Area,
whichever is less, shall be located in the Second or Third Layer of the property and
shall be set back a minimum of five (5) feet from any Property Line. Such
Structures shall be a maximum height of fifteen (15) feet.
5.3.2 Building Configuration (T3)
a. Encroachments shall be allowed as follows:
1. At the First Layer on Principal Frontages only, the Structure may encroach a
maximum of ten (10) feet provided that said projection does not exceed fifteen (15)
feet in height and thirty (30) feet or fifty percent (50%) of the Lot Frontage,
whichever is less, in width along the front of the Building. Open Porches may
encroach up to fifteen (15) feet into the First Layer provided that said
Encroachment does not exceed fifteen (15) feet in height. Side facing unenclosed
City of Miami Page 38 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
Parking Structures may encroach up to fifteen (15) feet and front -facing
unenclosed Parking Structures may encroach up to ten (10) feet into the First
Layer provided that said Encroachment does not exceed fifteen (15) feet in height.
Cantilevered portions of Awnings, balconies, bay windows and roofs shall be a
maximum of three (3) feet deep and may encroach up to three (3) feet into the First
Layer. Other cantilevered portions of the Building shall maintain the required First
Layer Setback of thirty (30) feet.
2. At the Second and Third Layers, Awnings, balconies, bay windows, chimneys,
roofs and unenclosed stairs may encroach up to fifty percent (50%) of the depth of
the Side Setback or three (3) feet, whichever is less. The minimum Side Setback of
five (5) feet shall not be encroached.
b. Unroofed screen enclosures shall be located within the Second or Third Layer only
and shall have a five (5) foot minimum Side and Rear Setback.
c. All outdoor storage, electrical, plumbing, mechanical, and communications equipment
and appurtenant enclosures, shall be located within the Second or Third Layer and
concealed from view from any Lot Line. These shall not be allowed as Encroachments,
on any required Setback, except for existing Encroachments as of the effective date of
this Code, where mechanical equipment, such as air conditioning units, pumps,
exhaust fans or other similar noise producing equipment may be allowed as
Encroachments by Waiver.
d. Building Heights shall be measured in Stories and shall conform to Article 4, Table 2.
The first -floor elevation of a Principal Building shall be a maximum of two and a half
(2.5) feet above grade, or as regulated by FEMA + Freeboard, whichever is higher. A
flat roof shall be a maximum of two (2) Stories and twenty-five (25) feet to the top of
parapet. A pitched roof shall be a maximum of twenty-five (25) feet to the eave and
shall not exceed ten (10) feet overall Height above the second Story.
e. Mechanical equipment on a roof shall be enclosed by parapets of the minimum Height
necessary to conceal it, and a maximum Height of three and a half (3.5) feet.
Mechanical equipment that is not fully concealed by the maximum parapet shall be set
back a minimum of ten (10) feet from all Building Facades and fully concealed. At the
roof, other ornamental Building features may extend up to three and a half (3.5) feet
above the maximum Building Height. Roof decks shall be permitted at the maximum
Height.
f. Extensions above the maximum Height, for either a stair enclosure or ornamental
purpose shall be permitted by right for Lots ten thousand (10,000) square feet or
larger, provided that the extension is no more than eight (8) feet in height, no more
than two -hundred (200) square feet in floor area and is set back a minimum of ten (10)
feet from the Structure's Facades; such Setback is not required on Lots larger than
one (1) acre. Enclosed extensions shall be counted towards the FLR maximum.
Extensions shall only be permitted when FLR is available.
City of Miami Page 39 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
g.
Roof decks shall be set back fifteen (15) feet from all abutting properties.
h. Fences and walls may be located up to and including the Frontage Line to the
following maximum Height. Height of fences and walls shall not exceed four (4) feet
within the First Layer, except aluminum or iron picket and post Fences with or without
masonry posts shall not exceed six (6) feet. Fences and walls located within the
Second and Third Layers shall not exceed eight (8) feet.
5.3.3 Building Function & Density (T3)
a. Buildings in T3 Transect Zones shall conform to the Functions, Densities, and
Intensities described in Article 4, Table 3 of this Code; Article 4, Table 4 of the Miami
21 Code; and Illustration 5.3A and 5.3B of this Code. Certain Functions as shown in
Article 4, Table 3 shall require approval by Warrant or Exception. Consult Article 6, of
this Code and the Miami 21 Code, for any supplemental Use regulations.
Religious and Educational Facilities requiring additional Height, FLR, or relief from
parking requirements may be permitted by process of Exception.
5.3.4 Parking Standards (T3)
a. Vehicular parking shall be required as shown in Article 4, Tables 4 and 5 of the Miami 21
Code, with the exceptions as listed in Section 4.1 Parking Requirements of this Code.
Parking may be accessed by an Alley when such is available.
c. Garages shall be located within the Second and Third Layers as shown in Article 4,
Table 8, of the Miami 21 Code. All required parking shall be set back a minimum of
fifteen (15) feet from the Primary Frontage.
d. In T3-R and T3-L Transect Zones, a maximum thirty percent (30%) of the width of the
Facade may be parking, including unenclosed, covered, or garage. In a T3-O Transect
Zone, a maximum sixty percent (60%) of the width of the Facade may be parking,
including unenclosed, covered, or garage.
e. Garages shall align with or be set back from the Facade. Garage Structures with access
openings that face the street shall be set back a minimum of five (5) feet from the front
wall of the principal residential Structure.
f. Garage doors which are more than ten (10) feet wide shall not be allowed to face the
street. In T3-R and T3-L Transect Zones, a maximum of one (1) garage door may face
the street if set back from the principal Facade by a minimum of five (5) feet.
g. Trellises may encroach into the First Layer, as provided in Section 5.3.2.a.1;
Encroachment(s) shall not exceed the maximum Facade width allowed for parking, as
stated above.
City of Miami Page 40 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
Driveways and drop-offs including parking may be located within the First Layer. The
maximum width at the Property Line of a Driveway on a Frontage shall be twelve (12)
feet. Two (2) separate Driveways on one Lot shall have a minimum separation of twenty
(20) feet in T3-R and T3-L Transect Zones and five (5) feet in T3-O Transect Zone.
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.
i. Tandem Parking on site is encouraged.
5.3.5 Architectural Standards (T3)
a. Only permanent Structures shall be allowed. Temporary Structures such as mobile
homes, construction trailers, travel trailers, recreational vehicles, and other temporary
Structures shall not be allowed except as permitted by City Code.
b. Roof materials should be light-colored, high Albedo or a planted surface.
c. Adjacent Lots or Lots in the same subdivision under single ownership, or developed by a
single builder or developer shall not employ the same, similar or duplicate architectural
plans. Adjacent Buildings under such conditions shall be substantially differentiated in
massing, footprint, and exterior detailing.
5.3.6 Landscape Standards (T3)
a. A minimum of one (1) Buffer Tree shall be planted within the First Layer for each twenty-
five (25) feet of Frontage Line. Existing trees that meet the minimum standards set by
the Buffer Tree definition shall count towards this requirement.
b. At the First Layer, pavement shall be limited as follows: Impervious pavement shall be
limited to thirty percent (30%) of the area and pervious pavement shall be limited to fifty
percent (50%) of the area; a combination of pervious and impervious pavement shall be
limited to fifty percent (50%) of the area in the First Layer.
c. Green Space for Lots in Transect Zones T3-R and T3-L shall be a minimum of forty
percent (40%) of Lot Area. Green Space for Lots in T3-R and T3-L Transect Zones with
only single -story Structures shall be a minimum of thirty percent (30%). Green Space for
Lots in Transect Zones T3-O shall be a minimum of thirty-five percent (35%) of the Lot
Area.
d. All front yards shall be designed in a way that minimizes the impact of garage fronts and
Off-street Parking. Front yards shall provide a more permeable surface and use
abundant landscaping and tree canopy throughout.
City of Miami Page 41 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
e. All fences and walls located within any street -front Setback area shall be covered from
the Public Right -of -Way view by plant material except when said fence, or wall, is faced
or constructed with Oolitic Limestone.
f. Additional landscape requirements are listed in Article 9 of the Miami 21 Code.
9.
Landscaping and landscape features (including existing Specimen Trees and Oolitic
Limestone features) may be located within the City's Public Right -of -Way as long as
such landscaping or landscape features do not encroach upon any line of sight triangle
with a height of over eighteen (18) inches. Landscaping, at maturity, shall not encroach
on the Sidewalk. New trees may only be planted by permit.
Artificial Landscaping and synthetic turf is prohibited within the First Layer.
City of Miami Page 42 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001
Enactment Number:
ILLUSTRATION 5.3A SUB -URBAN TRANSECTZONES (T3-R AND T3-L)
BUILDING DISPOSITION
LOT OCCUPATION
a Loy Area
Established by Diagram 1.
b. Lot Width
50 ft. min.
c. Lot Coverage
50% max.
d. Floor Lot Ratio 1FLRt
0.5
e. Frontage at front Setback
N/A
I Green Space
40% Lot Area min.
9. Densf
9 durac max.
BUILDING SETBACK
a. Principal Front
30 ft. min.
b. Secondary Front
10 ft. min.
c. Side
5 ft. min."
d. Rear
20 ft. min.
OUTBUILDING SETBACK
a. Principal Front
20 ft. min.
b. Secondary Front
10 ft. min,
c Side
10ft. min."
d. Rear
10 ft. min."
BUILDING CONFIGURATION
FRONTAGE
a. Common Lam
Permitted
b. Porch & Fence
permitted
c Terrace or L C.
permitted
d. Forecourt
permitted.
e. Stoop
prohibited
f Shoofront
prohibited
Y. Gallery
prohibited
h. Arcade
prohibited
BUILDING HEIGHT
a. Principal Building
2 Stones
b. Outbuitduno
2 Stones
PARKING
Facade Width
30 max
Refer to Section 5 3.1 for Specific Requirements
BUILDING PLACEMENT
2�minl
4 44 11.4
t. 2w 3"
Laver Layer Layer
OUTBUILDING PLACEMENT
♦--►F • •
1 2='
Lea& Uysi Lever
PARKING PLACEMENT
So n,r.Lo
rntert9r Lot
•
$Icwd VFrOm
1Q'min
Atari
•
•
Salf4i Lai Lira
tw
Layer
Lsm
City of Miami Page 43 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
ILLUSTRATION 5.38 SUB-URBAN_TRANSECTZONES (T3-01
BUILDING DISPOSITION
i,CT CCCA4110*.
. La 51/ prx•r■o r.:wrr
4ia z
a aa.x1er y.+
! 44,24i r"r°:.S .r
Lcarlda
8.21Ceti
•m N..:.14
ESILIZINLICIMICE
1=211=
r.w
e stcad•na.ae
•...
Sri._--
p4^*''''4L7re.
CSl.nM
LITEr
• `^
21111H [7Ydt: a
.2
stSrler
r
BUILDING CONFIGURATION
FR►.T ;
1
• saa•.rc.g;
c t•+.c.rtt
a tyKco
LLar
„"C'.7,ti
F�{+ h€IGhir
.,-4.
-Re*, To LS a ' 7 t tc Sct. ?ra.atc'3
BUILDING PLACEMENT
4 .. •4
t L.
Wilt WIZ Writ
OUTBUILDING PLACEMENT
•
■ w
t$mO
4 .4 •4
L• r
Wit Imt inns
PARKING PLACEMENT
• •* •4
L(bt Leal SKIN
•
City of Miami Page 44 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001 Enactment Number:
ARTICLE 6. SUPPLEMENTAL REGULATIONS
6.1 INTENT AND EXCLUSIONS
The supplemental regulations of this Article apply to the specific Uses listed below within the
broader Use categories identified in Article 4, Table 3 and Article 5 of the Miami 21 Code. These
regulations supplement other standards listed elsewhere in this Code. No permit or Certificate of
Use may be granted for any Use, unless the Use complies with the requirements of these
supplemental regulations and any other applicable standards of the Miami 21 Code.
Specifically excluded from all Transect Zones in the City are stockyards, slaughterhouses,
wrecking yards, rag shops, cement plants, paper factories, ammunition plants, fireworks
manufacturing, house barges, refining, smelting, forging, and unattended donation collection
bins.
The regulations of Article 6, Table 13 herein are arranged by Transect Zone and in the same
order in which they appear in Article 4, Table 3 of the Miami 21 Code. These regulations may be
further supplemented by Article 6.
When calculating distance separation requirements, measurement shall be made from the
nearest point of the Lot of the existing facility, Use, or Structure to the nearest point of the Lot of
the proposed facility, Use, or Structure.
A blank cell in Table 13 signifies that the Use is prohibited.
City of Miami Page 45 of 49 File ID: 3001 (Revision: A) Printed on: 5/15/2025
File ID: 3001
Enactment Number:
ARTICLE 6. TABLE 13 SUPPLEMENTAL REGULATIONS
T3 - SUB -URBAN ZONE
' ESTRICTED
IMITED
O'EN
DENSITY
(UPA)
9 UNITS PER ACRE
9 UNITS PER ACRE
18 UNITS PER ACRE
BOTANICAL
Allowed by Exception only.
Allowed by Exception only.
Allowed by Exception only.
GARDENS
Minimum Lot Size of five (5) acres.
Minimum Lot Size of five (5) acres.
Minimum Lot Size of five (5) acres.
May include the following:
May include the following:
May include the following:
(a) Educational facilities including
(a) Educational facilities including
(a) Educational facilities including
building for meeting and classrooms
building for meeting and classrooms
building for meeting and classrooms
(b) Scientific research laboratory
(b) Scientific research laboratory
(b) Scientific research laboratory
(c) Offices to serve the Botanical
(c) Offices to serve the Botanical
(c) Offices to serve the Botanical
Garden
Garden
Garden
(d) Residential living units for
(d) Residential living units for visiting
(d) Residential living units for visiting
visiting scholars
scholars
scholars
(e) Garden maintenance area
(e) Garden maintenance area
(e) Garden maintenance area
(f) Gift shop or bookstore area.
(f) Gift shop or bookstore area.
(f) Gift shop or bookstore area.
Outdoor display of merchandise
Outdoor display of merchandise
Outdoor display of merchandise shall
shall be limited to areas not visible
shall be limited to areas not visible
be limited to areas not visible from
from public streets
from public streets.
public streets.
6.3 COMMERCIAL DISTRICTS
6.3.2 Large Scale Retail
a. Large -Scale Retail Establishment - A retail establishment, including membership
establishments with any commercial retail Use, of over twenty thousand (20,000) square
feet in gross Floor Area, which may be permitted by Exception. Movie theaters, health spas,
gyms, fitness studios, entertainment venues, and Large -Scale Grocery Stores are excluded.
The gross Floor Area includes Building gross Floor Area and ancillary outdoor storage or
merchandise display areas. For the purpose of determining the applicability of the twenty
thousand (20,000) square feet of Floor Area limitation, the aggregate square footage of all
adjacent stores or retail tenants that share common check-out stands or a controlling
interest, or storage areas, shall be considered one establishment.
b. Large -Scale Grocery Stores - Retail establishments exclusively for the sale of groceries may
be permitted by Warrant provided that the establishment does not exceed twenty-five
thousand (25,000) square feet of gross Floor Area. Establishments abutting U.S. 1 (Federal
Highway) may be permitted, by Warrant, provided that the establishment does not exceed
forty thousand (40,000) square feet of gross Floor Area. Determining gross Floor Area and
the applicability of the twenty-five thousand (25,000) or forty thousand (40,000) square foot
limitation shall follow the regulations related to Large -Scale Retail Establishments.
"Groceries" is defined as food products, dry groceries (such as household products and
paper goods), and other items typically sold (such as meats, poultry, seafood, sushi, dairy
products, frozen foods, fruits, vegetables, deli items, prepared foods, baked goods, health
and beauty products, pharmaceuticals, and alcoholic beverages) or services commonly
provided in a grocery store in Miami -Dade County.
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c. Retail Specialty Centers, as defined in Section 4-2 of the City Code, may be approved by a
Warrant.
d. There shall be no special events of any kind permitted on a property containing a Large -
Scale Retail Establishment or Large -Scale Grocery Store including but not limited to those
requiring a "special event permit" as defined in Section 54-1 of the City Code, as amended,
in effect on the date of adoption of this provision.
e. Site requirements - In addition to all requirements in the applicable zoning district, Large -
Scale Retail Establishment shall meet the following site criteria and limitations:
1. Maximum size of Large -Scale Retail Establishment. The maximum size of any individual
retail establishment within NCD-3 shall be seventy thousand (70,000) square feet. No
individual retail establishment within a Large -Scale Retail Establishment shall be
permitted which exceeds seventy thousand (70,000) square feet.
Minimum Lot dimensions. Large -Scale Retail Establishment may be permitted
exclusively in Lots having a minimum net area of two (2) acres. Properties which do not
meet the two -acre size limitation shall be limited to individual Establishments of twenty
thousand (20,000) square feet or less.
3. Minimum Setbacks and Build -to lines. Large Scale Retail Establishments shall have the
following minimum Setbacks:
(a) Side or Rear Lot Line abutting a residentially zoned property: Setback is fifty (50)
feet. The Setback shall include a twenty (20) foot heavily landscaped buffer area. If
an access alley, parking, loading door, delivery area, or inventory storage area is
present along this side of the property, then the Setback area shall also include an
eight (8) foot -high masonry wall inside of the twenty (20) foot landscape buffer.
4. Vehicular access. Primary ingress and egress to the site must be provided from the
arterial(s) and not from secondary roads or collectors and is subject to the following:
(a) Except as required for emergency access, vehicular driveways shall not be along
local roadways as defined in the City Comprehensive Plan.
(b) Except where required for emergency access or other compelling public safety
reasons, vehicular driveways shall not be located within one hundred (100) feet of
residentially zoned land along the same side of the street, as measured from the
nearest point of the driveway.
(c) Delivery vehicle access/egress shall be clearly defined in the Site Plan, and shall
only be from arterial roadways, and located no less than one hundred (100) feet from
residentially zoned land along the same side of the street, as measured from the
nearest point of the driveway.
(d) Where large and bulk merchandise sales are expected, customer pick-up
access/egress shall be clearly defined in the Site Plan, and shall only be from arterial
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roadways, and located no less than one hundred (100) feet from residentially zoned
land along the same side of the street, as measured from the nearest point of the
driveway.
Buffer. Wherever the property abuts another property with a more restrictive zoning
designation, a Large -Scale Retail Establishment shall provide a twenty (20) foot wide
heavily landscaped buffer. This shall include Buffer Trees at minimum fifteen (15) feet
average spacing. Also included in this buffer shall be hedging and ground cover. This
buffer shall be included in the required landscape plan.
6. Fences and walls. Fences and walls shall be erected to a minimum height of eight (8)
feet wherever the property abuts another property with a more restrictive zoning
designation.
f. Large -Scale Retail Establishments shall be located exclusively on a Lot having Frontage on
one (1) or more arterial roads.
9.
Hours of operation. Large -Scale Retail Establishments shall open no earlier than 7:00 a.m.
on weekends and 8:00 a.m. on weekdays and shall close no later than 11:00 p.m. on
weekends and 10:00 p.m. on weekdays. Deliveries to or from any Large -Scale Retail
Establishment shall be limited to the hours of 10:00 a.m. through 3:00 p.m. Monday through
Saturday; no deliveries are permitted on Sundays
h. Variances prohibited. No Variances from the provisions set forth in the site requirements or
hours of operation are permitted.
ARTICLE 7. PROCEDURES AND NONCONFORMITIES
7.1 PROCEDURES
7.1.6 Notice of Hearings
Notice of hearings shall be as set forth in Chapter 62 of the City Code or as set forth in the
Miami 21 Code.
a. 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, 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
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
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association has 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.
b. All properties located within the Village Center shall be reviewed by the Coordinated Review
Committee, as established in Article 7 of the Miami 21 Code.
*„
Section 3. If any section, part of a section, paragraph, clause, phrase or word of
this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be
affected.
Section 4. This Ordinance shall become effective immediately upon its adoption.4
APPROVED AS TO FORM AND CORRECTNESS:
4 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10)
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date stated
herein, whichever is later.
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