HomeMy WebLinkAboutO-14385City of Miami
Ordinance 14385
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 17599 Final Action Date: 7/24/2025
AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING
ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
FLORIDA, AS AMENDED, BY AMENDING ARTICLE 3, TITLED "GENERAL TO
ZONES," SPECIFICALLY BY ADDING SECTION 3.19, TITLED "TRANSIT
STATION NEIGHBORHOOD DEVELOPMENT," TO ESTABLISH CRITERIA
FOR TRANSIT ORIENTED DEVELOPMENT WITH DESIGN FLEXIBILITY AND
PUBLIC BENEFITS; MAKING FINDINGS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Miami ("City") has adopted the Miami Comprehensive
Neighborhood Plan ("MCNP") that identifies the need for Transit -Oriented Development ("TOD")
to support sustainable growth, provide alternative modes of transportation, and promote public
transit use; and
WHEREAS, the Future Land Use Map ("FLUM") of the MCNP designates certain areas
as appropriate for increased density and intensity near transit corridors and stations, consistent
with principles of urbanism and smart growth; and
WHEREAS, the establishment of the Transit Station Neighborhood District ("TSND") in
Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended ("Miami
21 Code"), supports this vision by providing a framework for development within proximity —up
to one (1) mile —of existing or approved fixed rail stations; and
WHEREAS, the TSND incentivizes development that includes pedestrian and mobility
enhancements such as sidewalks, crosswalks, traffic calming features, and bicycle
infrastructure, thereby improving access to transit and key community destinations; and
WHEREAS, the TSND promotes equitable growth by requiring a portion of residential
units to be designated as Affordable or Workforce Housing in accordance with Sections 3.15
and 3.16 of the Miami 21 Code; and
WHEREAS, the TSND allows greater building height, lot coverage, and intensity
consistent with the T6-12-0 or T6-24B-O Transect Zones depending on the level of
development and type of approval; and
WHEREAS, the TSND encourages the creation of master plans that provide significant
public benefits, including but not limited to: new or improved transit stations, enhanced
landscaping, public parks or open spaces, trust fund contributions, and mobility amenities; and
WHEREAS, the TSND incentivizes sustainable development through the inclusion of
green infrastructure, LEED or FGBC (Florida Green Building Certification) certified buildings,
rooftop gardens, bioswales, and brownfield redevelopment; and
City of Miami Page 1 of 14 File ID: 17599 (Revision: B) Printed On: 8/25/2025
File ID: 17599 Enactment Number: 14385
WHEREAS, the overlay supports small business growth through provisions for micro -
retail and ensures flexibility in building form and use to allow for educational, civic, and cultural
functions; and
WHEREAS, On June 18, 2025, at a duly noticed public meeting, the Planning, Zoning
and Appeals Board ("PZAB") considered the application for zoning text amendment, item PZAB
3, and passed PZAB-R-25-037, recommending approval, by a vote of six -three (6 - 3); and
WHEREAS, the City seeks to ensure that development near transit stations aligns with
long-term goals of resilience, inclusivity, and neighborhood enhancement;
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 to this Ordinance are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. It is recommended that Article 3 of the Miami 21 Code is amended in the
following particulars:1
"ARTICLE 3. GENERAL TO ALL ZONES
3.19 TRANSIT STATION NEIGHBORHOOD DEVELOPMENT
The intent of the Transit Station Neighborhood District ("TSND") established in this section is to
provide a framework for increased Density and Intensity, consistent with the Future Land Use
Map ("FLUM") of the Miami Comprehensive Neighborhood Plan ("MCNP"), in Transit Oriented
Development ("TOD") areas in order to promote responsible urban development and encourage
transit ridership.
3.19.1 Applicability. Applicable to properties within one-half (1/2) mile of an existing or
approved future transit station as approved by the Miami -Dade County Transportation Planning
Organization; the distance from the train station may be increased up to one (1) mile if the
project includes improved mobility options such as connection to pedestrian shed, bicycle shed,
or a circulator. Properties shall have an underlying MCNP designation of TOD Node— 1, TOD
Node— 2, TOD Node— 3, or TOD Node— 4. These designations provide for a greater Density
than the zoning and shall meet subsection 3.19.1(a) or (b) below; the applicable Density shall
be as permitted by the underlying MCNP designation.
a. TOD Node— 1, TOD Node— 2, TOD Node— 3, or TOD Node— 4: Properties within
one-half (1/2) mile of an existing or approved future Metrorail, Brightline, or Tri-Rail
station.
b. TOD Node— 1, TOD Node— 2, or TOD Node— 3: Properties within one (1) mile of an
existing or approved future Metrorail, Brightline, or Tri-Rail station.
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.
City of Miami Page 2 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
Properties located within a Neighborhood Conservation District ("NCD") or abutting an NCD are
prohibited from being included in a TSND.
Contributing and non-contributing properties located within a locally designated historic district
are not eligible to participate in the TSND. TSND applications for individual, locally designated
historic properties proffering public benefits shall be processed by Exception approved by the
City Commission provided that all additions and alterations receive a Certificate of
Appropriateness (COA) from the Historic Environmental Preservation Board (HEPB) as per
Chapter 23 of City Code and any applicable Historic District Design Guidelines; and they meet
the following criteria:
a. Local, State or Nationally, individually designated properties located within a locally
designated historic district; or
b. Local, State or Nationally, individually designated historic properties not located
within a historic district.
3.19.2 General TSND. In place of any conflicting provisions elsewhere in this Code, parcels
within the TSND located within one-half (1/2) mile from a transit station may be developed up to
the T6-12-0 Transect Zone standards in accordance with the following, subject to an Exception;
and parcels within the TSND located between one-half (1/2) mile and one (1) mile from a transit
station may be developed up to the T6-8-O Transect Zone standards in accordance with the
following, subject to a Exception. Existing parcels zoned T4, T5, T6-8, or D1 may be developed
By Right under the following provisions 3.19.2.b, c and d except height shall not exceed the
allowed existing Transect Zone height. Parcels that are zoned T3 are not eligible for the
provisions in Section 3.19.2. A pre -application meeting is required.
a. Public Benefits: Public benefits shall be evaluated by the City through the Exception
process. All of the following Public Benefits are required:
1. Enhanced Pedestrian and Mobility Connections: Creating or improving
pedestrian and mobility connections between the development site and a
transit stop and/or other community -serving destinations such as parks,
government buildings, and commercial corridors. Such connections may
include, but are not limited to, City Right -of -Way crosswalks, sidewalk
improvements, street trees, street furnishings, and traffic calming
improvements that are coordinated with the City's Capital Improvements
Program of the associated Transit Oriented Development and shall be
proportional to the project.
2. Housing — Certification by the City's Housing and Community Development
Department and covenant that the proposed Development will provide all of
the following:
al A minimum of three percent (3%) of the Dwelling Units serving
residents at or below sixty percent (60%) of the "AMI" as
published by the United States Department of Housing and
Urban Development annually;
121 A minimum of five percent (5%) of the Dwelling Units serving
residents at or below one hundred percent (100%) of the "AMI"
City of Miami Page 3 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
as published by the United States Department of Housing and
Urban Development annually; and
A minimum of two percent (2%) of the Dwelling Units serving
residents at or below one hundred twenty percent (120%) of the
"AMI" as published by the United States Department of Housing
and Urban Development annually.
b. Development Parameters shall be permitted in accordance with the T6-12-0
Transect Zone standards for parcels located up to one-half (1/2) mile from a transit
station and T6-8-0 for parcels located between one-half (1/2) mile up to one (1) mile
from a transit station. Density and Intensity shall be based on the underlying Future
Land Use designation: TOD Node 1-4. Sites may bonus with additional public
benefits as outlined in Section 3.14 of this Code.
c. Parking: Parking standards identified within Article 4, Table 4 for T4-0, T5-0, and
T6-0, and D1 shall be allowed By Right.
d. Developments shall comply with maximum Lot Area standards established in
Illustration 5.6. Developments may exceed maximum Lot Area by process of
Warrant, when all the following design standards are met:
1. Facades on Primary and Secondary Frontages shall include architectural
elements that emphasize vertical articulation and break up the Facade,
including but not limited to changes in Facade depth, materiality, window
fenestration, or columns.
2. For Facades on Primary and Secondary Frontages longer than 200 feet in
length, development shall provide physical breaks with one or more of the
following options:
i. a Paseo of a minimum ten (10) feet in width and twelve (12) feet in
height, which may be covered and/or private
ii. an Open Space of a minimum twelve (12) feet in width, which may be
private
3. Pedestrian Entrances on Primary Frontages shall be no less than every one
hundred (100) linear feet of Facade. No Waivers offered elsewhere in this
Code shall be applied to this provision;
4. Driveways shall be limited to a maximum aggregate of fifty feet (50') per
Development;
5. Native specimen street trees shall be provided with a DBH twenty-five
percent (25%) greater than the standards required by the Miami 21 Zoning
Code and Chapter 17 of the City Code; and
6. Notwithstanding the above, Developments that exceed Lot Area by twenty
percent (20%) or greater shall incorporate at least one of the following:
i. A Civic Space Type that complies with all the following standards:
a. Minimum five percent (5%) of the Lot Area; and
b. Located so that it provides a physical break in the building
massing.
ii. Enhanced streetscape design for that entire Frontage of the
development, that provides all of the following elements above the
standard Right -of -Way improvements per the City Code:
a. hardscape materials;
b. landscape;
c. furnishings; and
d. lighting.
City of Miami Page 4 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
3.19.3 Enhanced TSND. In place of any conflicting provisions elsewhere in this Code, parcels
within the TSND areas of applicability may be developed up to the T6-24b-O Transect Zone
standards in accordance with the following, when approved as part of a master plan approved by
Exception. Existing parcels zoned T4, T5, T6-8, or D1 may be developed By Right under the
following provisions, except height shall not exceed the allowed existing Transect Zone height.
Parcels that are zoned T3 are not eligible for the provisions in Section 3.19.3. Pre -application
meetings are required.
a. Applications and master plans shall include a minimum of three (3) acres of land.
b. Application and master plan requirements. Application and master plan shall include:
1. Area Plan shall illustrate the overall project boundaries, development
footprint, and relationship to adjacent parcels and infrastructure. The area
plan shall establish a base for understanding how the project conforms to
zoning and land use regulations and shall include the following:
al Lot dimensions and building footprints
121 Setbacks, easements, and right-of-way information
2. Open Space Diagram(s) shall demonstrate how the project meets and
exceeds minimum open space requirements by integrating publicly
accessible parks, plazas, and greens that promote recreation, social
interaction, and environmental quality; and shall include the following:
al Location and size of proposed open spaces
121 Designation as park, plaza, green, courtyard, etc.
Public vs. private accessibility
Compliance with 10% open space minimum
3. Civic Diagram(s) shall identify and emphasize the inclusion of civic spaces
and uses that serve the community, such as schools, libraries, and
community centers, supporting neighborhood vitality and long-term public
benefit and shall include the following:
al Location of any donated civic space or civic use buildings (e.g., schools,
libraries)
121 Integration and connectivity with the surrounding context
4. Frontage Diagram(s) shall define the architectural treatment and public
interface of building facades, ensuring active, pedestrian -friendly frontages
consistent with urban design goals and transect zone standards. These shall
include the following:
al Principal and secondary frontages
121 Transparency, entrances, and facade treatments
5. Streetscape Diagram(s) shall depict enhancements to the public realm,
including sidewalks, trees, furniture, and lighting that support walkability,
safety, and comfort for all users, while contributing to a cohesive and resilient
streetscape and shall include the following:
al Sidewalk widths, tree placement, street furniture, lighting
121 Street sections
Green infrastructure (bioswales, rain gardens, tree planters or grates)
May require additional agreements with the Department of Resiliency
and Public Works.
6. Circulation Diagram(s) shall map out the internal and external movement
patterns for pedestrians, cyclists, and vehicles, ensuring seamless and safe
City of Miami Page 5 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
connections to transit nodes, community destinations, and the surrounding
neighborhood and shall include the following:
al Vehicular, bicycle, and pedestrian circulation networks
121 Public and private streets
Access points and connectivity
7. Phasing Plan(s) shall outline the logical sequence of development and
infrastructure delivery over time, ensuring the project is implementable,
coordinated, and able to provide public benefits at each phase and shall
include the following:
al Development broken down into phases
121 Timeline and triggers for each phase
Temporary vs. permanent improvements
8. Mobility Amenity Diagram(s) shall locate and describe additional multimodal
infrastructure —such as bicycle storage, repair stations, or circulators —that
promote non -vehicular transportation and align with TOD principles and shall
include the following:
al Locations of mobility amenities (e.g., bike rooms, showers, lockers)
121 Circulator routes if applicable
Quantities of enhanced bike parking
9. Massing Diagrams shall convey the height, bulk, and articulation of buildings
and their compliance with T6 Transect Zone guidelines, ensuring context -
sensitive design and visual interest throughout the district and shall include
the following:
al Building heights and required setback above the Podium
121 Relationship to T6-24B-O Transect Zone standards
10. Architectural Diagram and Associated Standards shall include the following:
al Street Frontage that requires high quality architecture
121 Terminating vistas
Materiality and facade treatments (including art/glass requirements)
Article 4, Table 12
al Applicable cultural, historic, and design guidelines
11. Parking Layouts and Strategy shall confirm that parking solutions are
efficient, shared, and supportive of transit usage while minimizing the visual
and environmental impact of parking infrastructure on the urban environment
and shall include the following:
a. Parking counts per use (residential, commercial, etc.)
b. Shared parking rationale across phases
12. Landscape Strategy and Diagrams shall show the integration of robust
landscaping features, specimen trees, and ecological design strategies that
enhance environmental performance, comfort, and aesthetic value across the
site; and shall include the following:
al Enhanced landscaping strategy
121 Specimen trees with DBH > 25% of standard
Rain gardens, green roofs, rooftop gardens as applicable
13. Traffic Analysis shall evaluate the anticipated transportation impacts of the
development, ensuring that traffic flow, safety, and multimodal infrastructure
improvements are accounted for and coordinated with citywide systems and
shall include the following:
al Vehicular impact on surrounding streets
121 Multimodal trip generation
Circulator impact if proposed
City of Miami Page 6 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
14. Development Program Summary shall provide a quantitative breakdown of
proposed land uses, densities, and development intensity, aligning the
master plan with adopted land use policies and demonstrating compliance
with TSND zoning allowances and shall include the following:
al Gross square footage per use
121 Residential unit counts (market rate vs. affordable/workforce)
al Retail/commercial breakdown
15. Public Benefit Summary Diagram shall illustrate and summarize the full scope
of public benefits proposed under the Exception process, such as transit
station enhancements, affordable housing, parks, and other amenities that
generate long-term value for the community and shall include visual
representation of proposed public benefits such as:
al New/improved transit station
121 Park contributions
al Public art
al Small business or workforce training spaces
al Historic preservation contributions
LI Location and type of LEED/FGBC certified buildings
al Green infrastructure diagrams (bioswales, graywater reuse, etc.)
LI Brownfield site documentation (if applicable)
c. Public benefits shall support significant urban planning and neighborhood benefits;
and, be evaluated by the City through the master plan Exception process. They shall
include the following Public Benefits:
1. Transit Station:
al Development of a new fixed rail station as approved by the Miami —
Dade County Transportation Planning Organization; or
121 Significant improvements to a fixed rail station that are coordinated with
Miami -Dade County Department of Transportation and Public Works,
FEC, or Tri-rail, or a contribution amounting to approximately one and
half percent (1.5%) of total project investment into the City
Transportation Trust Fund.
2. Neighborhood Enhancements: The Development shall provide all of the
following Neighborhood Enhancements:
al Landscape Enhancements: Development provides for specimen street
trees within the verge with a DBH of twenty-five percent (25%) above
the typical standards required by Article 9 of Miami 21 and Chapter 17
of the City Code, as amended, and are specified within the Master Plan.
121 Public Parks, Open Space, or Park Improvements. The development
project shall provide any one (1) of the following or combination thereof:
Public Park or Open Space donated, via a separate instrument
as determined by the City, to the City in an area of need
identified by the City Parks and Open Space Master Plan and
the City's Parks Department. In addition, park improvements
provided through donation for Public Parks with amenity levels
that are Moderate or that Need Improvement as defined by the
Parks Department Facilities' Assessment Report.
City of Miami Page 7 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
The Open Space may be a Park, Green, or Square,
as more fully described in Article 4, Table 7 of this
Code.
121 Park improvements shall for all applicable purposes
be treated as a Trust Fund contribution pursuant to
Section 3.14.4.b.(3).
Donations must meet all City requirements for
design, equipment specifications, construction,
warranties, etc. Park improvements are subject to
review and approval by the City Manager or
designee in accordance with Miami 21.
Z1 Public Open Space provided on -site in a location and of a
design to be approved by the Planning Director. The project
shall maintain the Frontage requirements as per the Frontage
Diagram. The Open Space may be a Courtyard, Plaza, or
Thoroughfare or Pedestrian Passage through the site
connecting two (2) Thoroughfares, such as a segment of the
Baywalk or FEC Greenway. See Article 4, Table 7.
Parks and Open Space Trust Fund contribution: The cash
contribution shall be determined based on a percentage of the
market value of the per square foot price being charged for
units at projects within the market area where the proposed
project seeking the bonus is located. The calculation assumes
a land value per saleable or rentable square foot within the
market area to equate to between ten percent (10%) to fifteen
percent (15%) of market area's weighted average sales price
per square foot. The cash contributions shall be adjusted on
an annual basis to reflect market conditions effective October
1st of every year.
Enhanced bike and pedestrian shed: Pedestrian and Mobility
Connections: Creating or improving pedestrian and mobility connections
between the development site and a transit stop and/or other
community -serving destinations such as parks, government buildings,
and commercial corridors. Such connections may include, but are not
limited to, City Right -of -Way crosswalks, sidewalk improvements, street
trees, street furnishings, and, traffic calming improvements that are
coordinated with the City's Capital Improvements Program of the
associated Transit Oriented Development and shall be proportional to
the project. Nothing herein shall prohibit or limit an applicant under this
section from making an additional voluntary contribution of amounts in
excess of its obligation under this section to be used for Capital
Improvements within the associated TOD area.
Mobility Amenities:
11 A minimum of four (4) enhanced on -site (within master plan
area) mobility amenities shall be provided over and above the
required bicycle facilities identified within Section 3.6.10. Such
mobility amenities include air-conditioned space, lockers,
City of Miami Page 8 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
showers, bicycle repair stations, drinking fountains within the
mobility amenity space, and increased bicycle storage
providing at least twenty percent (20%) more bicycle spaces
than required; or
Z1 A funded circulator.
3. Certification by the City's Housing and Community Development Department
and covenant that the proposed Development will provide all of the following:
A minimum of six percent (6%) of the Dwelling Units serving
residents at or below sixty percent (60%) of the "AMI" as published
by the United States Department of Housing and Urban
Development annually.
121 A minimum of ten percent (10%) of the Dwelling Units serving
residents at or below one hundred percent (100%) of the "AMI" as
published by the United States Department of Housing and Urban
Development annually.
A minimum of four percent (4%) of the Dwelling Units serving
residents at or below one hundred twenty percent (120%) of the
"AMI" as published by the United States Department of Housing and
Urban Development annually.
4. Small Business Development: On -site Workforce Development training,
Small Business support or micro -retail in the amount of a minimum of 3,000
square feet within the master plan area with individual spaces to be under
1,000 square feet
5. Other Enhancements: The Development shall include at least (1) of the
following:
Historic Preservation. Developments with a construction cost, as
determined by the Building Department, under $50,000,000 to
contribute 1% to the Historic Preservation Trust Fund. Developments
with a construction cost, as determined by the Building Department,
$50,000,000 or over to contribute 0.5% to the Historic Preservation
Trust Fund.
121 Green Building and infrastructure:
11 At least one (1) structure within the Development shall be a
minimum of Gold certifiable by either U.S. Green Building
Council (USGBC) the Florida Green Building Coalition
(FGBC).
If at the time the first Certificate of Occupancy,
including any Temporary Certificate of Occupancy,
is issued for the Building that received a public
benefits bonus for a Green Building, the anticipated
LEED or FGBC certification, as applicable, has not
been achieved, then the owner shall post a
performance bond in a form acceptable to the City of
Miami. The bond shall be determined based on the
value of land per square foot of Building in the area
of the City in which the proposed project is located,
City of Miami Page 9 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
which may be adjusted from time to time based on
market conditions. The methodology for determining
the value of land per square foot of Building shall be
maintained in the Planning Department. The City will
draw down on the bond funds if LEED or FGBC
certification, as applicable, has not been achieved
and accepted by the City within one year of the City
issuance of the Certificate of Occupancy for the
Building. Funds that become available to the City
from the forfeiture of the bond shall be placed in the
Miami 21 Public Benefits Trust Fund established in
Chapter 62 of the City Code.
Z1 Incorporate Green Walls in High Traffic Areas (minimum 1,000
square feet)
• Rainwater Harvesting
4 Rooftop Gardens/ Green Roof per this Code
• Minimal Excavation Foundations
• Graywater Re -Use
• Bioswales
• Raingarden
Brownfields: Redevelopment on a Brownfield Site.
• Civic Space Types and Civil Support Uses: Donation, via a separate
instrument as determined by the City, of a Civic Space Types or Civil
Support Uses on site to the City of Miami or construction of a public or
charter school.
• Contribution to the Public Art Trust Fund. Developments with a
construction cost, as determined by the Building Department, under
$50,000,000 to contribute 1 % to the Art in Public Places Trust Fund.
Developments with a construction cost, as determined by the Building
Department, $50,000,000 or over to contribute 0.5% to the Art in Public
Places Trust Fund.
fl Contribution to a Community Trust. Developments with a construction
cost, as determined by the Building Department, under $50,000,000 to
contribute 1 % to an established local Community Trust recognized by
the City, within the TOD area. Developments with a construction cost,
as determined by the Building Department, $50,000,000 or over to
contribute 0.5% to an established local Community Trust recognized by
the City, within the TOD area.
d. Development Parameters. Master plans complying with the above parameters may
include the following, as shown in the approved master plan:
1. Height. Maximum height may be permitted up to the T6-24B-O Transect
Zone; the minimum height required shall be one (1) story with a minimum
15 foot facade. Sites may bonus with additional public benefits as outlined
in 3.14.
2. Density: Properties included in the Master Plan shall have a land use
designation of TOD Node-1, TOD Node - 2, TOD Node - 3, or TOD Node -
4. Density shall correspond to the density of the land use designation in
the MCNP. Residential density may be shared and shifted between
phases and projects within the master plan so long as the master plan as
City of Miami Page 10 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
a whole complies with the density requirements herein and does not
exceed the land use designation by more than 100%.
3. Intensity. Intensity shall correspond to the density of the land use
designation in the MCNP. Floor area may be shared and shifted between
transect zones within the master plan so long as the master plan as a
whole complies with the intensity requirements herein.
4. Lot Coverage. Lot coverage shall be permitted in accordance with the T6-
24B-O Transect Zone.
5. Open Space. Open Space shall be a minimum of ten percent (10%) of the
master plan area. Publicly accessible elevated plazas may be approved
as part of the master plan and count toward Open Space requirements.
6. Building Placement and Disposition. Building Placement and Disposition
shall be permitted generally in accordance with T6-24B-O Transect Zone
regulations, with the below adjustments:
• Parking may extend into the Second Layer above the first Story
along all Frontages. The Facade of a parking garage that is not
concealed behind a Habitable Liner shall be screened to conceal
from view all internal elements, including but not limited to, vehicles,
plumbing pipes, fans, ducts and all lighting. The size, location, and
materials for such screening elements shall be approved by the
Planning Director with a recommendation from the UDRB.
121 Pedestrian or Vehicular Cross Block Passages are required as per
Section 5.6.1.i. of Miami 21. Requirements may be modified or
waived provided that pedestrian connectivity and circulation is
demonstrated within the master plan.
Developments abutting two (2) or more Thoroughfares shall have
only one (1) Principal Frontage and shall not be subject to the
minimum Principal Frontage Line requirements. Determination of
which Frontage is to serve as the Principal Frontage shall be made
by the Planning Director and indicated in the adopted Frontage
Diagram.
• Developments shall not be subject to maximum Lot Area
requirements.
• Developments shall be exempt from complying with the
requirements contained in Sections 5.6.1(g) related to setbacks
above the eighth floor, 5.6.1(h) related to minimum building spacing,
and 5.6.2(b) related to building floorplates, through the master plan
process with the exception of first layer requirements.
7. Permitted Uses. Uses shall be permitted generally in accordance with T6-
24B-O Transect Zone regulations, with the below adjustments:
City of Miami Page 11 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
al Educational Uses as listed in Section 1.1.g of this Code shall be
permissible By Right.
121 Civic Uses as listed in Section 1.1.e. of this Code shall be permissible
By Right.
21 Civil Support Uses; all listed in Section 1.1.f. of this Code shall be
permissible By Right.
al Outdoor dining within private property shall be permissible By Right.
al Public Storage Facilities shall be permissible as permissible within the
underlying zoning transect.
Large scale retail, in excess of 55,000 square feet, shall be
permissible By Right — form and design shall be approved by the
Planning Director with a recommendation by UDRB as part of the
master plan process.
al Gas stations shall be permissible By Right, subject to Article 6, Table
13 of Miami 21. Nonetheless, Frontage requirements may be reduced
through the master plan process where a benefit to the public is
demonstrated.
8. Parking. Centralized parking within the master plan shall be encouraged.
Centralized parking within the master plan shall allow parking to be shared
and shifted between phases and projects within the master plan so long
as the master plan as a whole complies with the parking requirements
herein.
al General Commercial, Place of Assembly: 1.5 spaces per 1,000 SF
121 Office, Civic (except Place of Assembly), Health Care Services: 0.6
spaces per 1,000 SF
21 Residential: 1 space per unit; 0.5 spaces per income restricted unit
qualifying under Section 3.15.1 or 3.15.2
Lodging: 0.3 spaces per unit
Transit systems, including Maintenance Facilities: no parking
required.
fl Other Uses: 50% of the required parking indicated in Article 4, Table 4
for the T6 Transect Zone.
al Tandem Parking by both a valet operator or for residential self -parking
shall be permitted provided that the total number of spaces is equal to
or greater than the number of residential units with one (1) Tandem
Parking space satisfying one (1) required parking space. Each
Tandem Parking space for residential self -parking shall serve a single
residential unit.
City of Miami Page 12 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
Structure with a Floor Area of twenty thousand (20,000) square feet or
less may reduce parking by 100%.
9. Architectural, Landscape, and Ambient standards. Architectural,
Landscape, and Ambient standards shall be in accordance with the T6-
24B-O Transect Zone; Article 4, Table 12; Miami 21 Guiding Principles;
and any applicable cultural, historic, or design guidelines; with the below
exceptions:
Temporary activations which comply with building code and all
applicable City Code requirements; such shall be permitted as
shown in the phasing plan.
121 Developments shall be exempt from complying with the
requirements contained in Sections 5.6.5(b) for large scale retail
provided that all newly constructed Principal Building Facades
along Primary and Secondary Frontages shall:
a. include and maintain art treatment along a minimum of
twenty-five percent (25%) of the ground floor Facade or
twenty-five percent (25%) of the Facade above the ground
floor: and
b. include a minimum of seventy percent (70%) art or glass
treatment at the sidewalk level.
i. Art or glass treatment shall be of a design to be
approved by the Planning Director with the
recommendation of the UDRB.
e. Modification(s) and amendment(s) to a Master Plan may be made as per Section
7.1.3.5 of this Code.
1. Individual buildings approved under 3.19.3 may at any time re -apply under
3.19.2 subject to the process of a Warrant. Public Benefits shall not
transfer.
2. Individual buildings under a Master Plan may be approved administratively
by the Planning Department, if the Planning Director determines that they
are substantially in compliance with Section 3.19.3. These approvals may
occur without requiring a modification or amendment to the approved
Master Plan, as long as the proposed building has the same or lesser
height, intensity, density, and lot coverage as previously approved.
3. Modification(s) and amendment(s) to a Master Plan or individual buildings
within a Master Plan may also be made according to the terms of a
particular approved Master Plan.
*11
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. It is recommended to the City Commission that the provisions of the
Ordinance become and be made a part of the Miami 21 Code, which provisions may be
City of Miami Page 13 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025
File ID: 17599 Enactment Number: 14385
renumbered or relettered and that the word "ordinance" may be changed to "section", "article",
or other appropriate word to accomplish such intention.
Section 5. This Ordinance shall become effective ten (10) days upon adoption. 2
APPROVED AS TO FORM AND CORRECTNESS:
g III, C y for y 8/6/2025
2 This Ordinance shall become effective as specified herein unless vetoed by the Mayor within (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.
City of Miami Page 14 of 14 File ID: 17599 (Revision: B) Printed on: 8/25/2025