HomeMy WebLinkAboutPZAB (17870) ResolutionCity of Miami
PZAB Resolution
Enactment Number: PZAB-R-25-065
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File ID: 17870 Date Rendered: 10/15/2025
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING TO THE MIAMI CITY COMMISSION APPROVAL OF AN
ORDINANCE AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF
THE CITY OF MIAMI, FLORIDA, AS AMENDED ("MIAMI 21 CODE"), BY AMENDING
ARTICLE 1, TITLED "DEFINITIONS," TO CLARIFY DEFINITIONS RELATING TO
PERSONAL WIRELESS SERVICE FACILITIES ("PWSF") AND ARTICLE 6, TITLED
"SUPPLEMENTAL REGULATIONS," TO STREAMLINE PWSF ENTITLEMENT
PROCESSES AND UPDATE ASSOCIATED DESIGN CRITERIA; MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No.
13114, the Zoning Ordinance of the City of Miami, Florida, which has been amended from
time to time ("Miami 21 Code"); and
WHEREAS, the Office of the City Manager appointed a Steering Committee to evaluate
existing Miami 21 Code entitlements with the intent of identifying opportunities for process
improvements and recommending legislative amendments ("Entitlement Reform Program"); and
WHEREAS, the regulations confirm procedures and timelines for review, replacement,
modification, and approval of Personal Wireless Service Facilities ("PWSF") applications, in
accordance with state and federal requirements, to facilitate deployment while maintaining
neighborhood character and mitigate impacts on neighboring properties; and
WHEREAS, the City of Miami ("City") aims to establish standards for the siting,
placement, and design of PWSF to ensure they are compatible with State regulations, support
investment and implementation of new technologies and services, and provide protections for
surrounding land uses; and
WHEREAS, PWSF standards promote collocation on existing structures such as
rooftops, utility poles, and other non-traditional mounts, while discouraging unnecessary new
towers and requiring visual screening, camouflage, and mitigation measures to reduce visual
impacts; and
WHEREAS, consideration has been given to the relationship of this proposed
amendment to the goals, objectives and policies of the Miami Comprehensive Neighborhood
Plan ("MCNP"), with appropriate consideration as to whether the proposed change will further
the goals, objectives and policies of the MCNP; the Miami 21 Code; and other City regulations;
and
Date Rendered: 10/15/2025
City of Miami Page 1 of 10 File ID: 17870 (Revision:) Printed On: 10/15/2025
WHEREAS, consideration has been given to the need and justification for the proposed
change, including changed or changing conditions that make the passage of the proposed
change necessary; and
WHEREAS, the PZAB, after careful consideration of this matter, deems it advisable and
in the best interest of the general welfare of the City and its inhabitants to recommend to the
City Commission approval of the proposed Miami 21 Code text amendment as hereinafter set
forth;
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING APPEALS
BOARD OF THE CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted and incorporated as if fully set forth in this Section.
Section 2. The Planning, Zoning and Appeals Board hereby recommends to the City
Commission the Miami 21 Code be amended by making modifications to Article 1., titled
"Definitions" in the following particulars:1
"ARTICLE 1. DEFINITIONS
1.2 DEFINITIONS OF TERMS
Carrier: A company licensed by the Federal Communications Commission (FCC) that provides
wireless services. A tower builder or owner is not a carrier unless licensed to provide personal
wireless services.
Lattice Tower: A type of mount that consists of multiple legs and cross -bracing of structural
steel.
Monopole: One type of self-supporting mount consisting of a single shaft of wood, steel or
concrete and antennas at the top or along the shaft.
Mount: The Structure or surface to which antennas are attached.
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.
The added and updated definitions shall be alphabetized.
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Personal Wireless Service Facility (PWSF): A facility for the provision of personal wireless
services, as defined by Section 704 of the Telecommunications Act of 1996. A PWSF is a facility
for the transmission or reception of personal wireless services, which may consist of an antenna
array, transmission cables, equipment shelter or Building, access road, mount, and/or a quy
system. Such facilities may include Monopole or Lattice Tower structures.
Radio Frequency (RF) Engineer: A specialized type of electrical engineer who studies,
designs, develops, tests, and/or maintains systems that transmit radio waves.
Short Mounts: Alternatives to monopoles or lattice towers, such as masts or poles. For
example, two (2) poles or three (3) masts might be an alternative to one lattice tower.
Tower: a vertical mount constructed for the purpose of supporting antennas and other PWSF
components.
*„
Section 3. It is further recommended that the Miami 21 Code, Article 6, titled
"Supplemental Regulations" is amended in the following particulars: 2
"ARTICLE 6. SUPPLEMENTAL REGULATIONS
6.4 INFRASTRUCTURE AND UTILITIES
6.4.1 Personal Wireless Service Facilities (PWSF)
The purpose and intent of these performance standards for the location, siting and design of
PWSF are to:
• Allow far alternative types of PWSF in locations pursuant to these standards.
• Eh -caw -age the use of existing structures not originally built as antenna mounts such ao
mounts where co location and mounts on existing structures are possible;
• Expedite the rev.iew process for applications choosing the least intrusive alternative of
deploying PWSF as permitted by these standards;
• Encourage users of mounts to locate, site and design them in a way that minimizes the
adverse visual impact of the mounts and a�ociated equipment;
f PWSF with surrounding land uccs, and protcct the
attractiveness health safety, general welfare, and propertyyal es of the comma inity
1. Collocation
2 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.
The added and updated definitions shall be alphabetized.
City of Miami Page 3 of 10 File ID: 17870 (Revision:) Printed On: 10/15/2025
a. Collocation of antcnnac, cquipmcnt cnclosures, and ancillary facilities ("facilities") on existing
towers as specified on FS 365.172 (12)(a)1.a., or on other structures as specified in FS
365.172(12)(a)1.b, shall be allowed by right, subject to the land development regulations in
effect at the time of the initial PWSF placement approval when Oho collocation•
facilities are to be attached• and
• 1Does-no crearse the-gr-e-61-nd space -area- ed in theisite playa ; aid
the collocation application (other than regulation of the number of collocations) may be
applicd to the facilities if they do not conflict with land development regulations applied to
the initial PWSF; and
• Is not located within a historic building, structure, site, object, or district, except for thc
collocation on existing towers.
b. If only a portion of the collocation does not meet the requirements specified above, where all
other portions of the collocation mcct thc requirements, that portion of thc collocation may bo
required if applicable, except for collocation on existing towers.
c. By right and to allow collocation, an cxisting tower may be structurally modified, or may bo
camouflaged tower, if the overall height of the modified or replaced tower is not increased.
2. Replacement or Modification
reasonably determined by the City:
• The ruing PWSF is not readily discerniblyfferent s+zze, t„pe and appearance
when viewed from ground level from surrounding properties, or
3. New Placement and Substantial Modification
MONOPOLE OR TOWER DEVICES
ROOFTOP OR
ANCHORED
DEVICES
T3 By Exception subject to conditions and limitations.
T'I
ALL
OTHER
By Exception subject to conditions and limitations.
ByException si bject to conditions and limitations• inch iding min
500 feet distance requirement from any T3 or T/1 designated
Zone measured from nearest property line of PWSF sits to the
property line of the nearest parcel zoned as T3 or
By Exception subject
to conditions and
Imitations.
By Warrant subject
o conditions and
limitations.
By Warrant subject
to conditions and
limitations.
MAXIMUM DEVICE
MINIMUM
REQUIRED
MAXIMUM
City of Miami
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ADDITIONAL
REQUIREMENTS
STANDARDS
HEIGHT
35 feet
ETBACK
20 feet
STRUCTURAL
HEIGHT
35 feet
DEVICE
HEIGHT ABOVE
60 feet
20 feet
35 feet
13 feet
100 feet cilc
carrier
125 fcct multiple
20 feet
• All freestanding monopole or
tower facilitics shall be
designed to include sufficient
landscape as to screen the
proposed facility from any
adjacent right of ways.
Sufficient landscape shall
include trees, shrubs and
ground cover in a tiered
configuration.
• All freestanding monopole or
tower facilitics shall be
designed to accommodate up
to three co locations of other
antennas by future carriers.
Any applicant of new device
shall show proof that co
location to existing device
serving the area is not
available.
35 feet
13 feet
The moi int shall not be
visible from the ground from
a distance of 600 feet;
Screening from ground view
may be provided by a
parapet or some other typc
wall or Screening.
• No part of the mount shall bc
located closer than eight (8)
feet to any power line.
• Mounts may not exceed
three (3) separate areas per
rooftop
In the event that a specific facility cannot comply with the standards set
be permissible by Exception. Such applications shall be accepted upon
compliance with the following:
• lie app4+ca t fo each such facility shall submit a justification report
prepared by an engineer qualified in the technological aspects (such
as a "radio frequency [RF] engineer") as to why the facility must bc
modified in terms of height or location; such rcport shall bc
accompanied with a review fce as set forth in Chapter 62 of the City
Code.
� The ap R Raachsuc aaaili+yshall incli irde as par+ of +he
application, line of sight studies that depict the three dimensional
view of such facility from all adjacent right of ways; photo montage
shall be considered an acceptable form of line of sight studies.
. The aprplicaaRt-feReacsuch f yshell include as part of the
application a mitigation plan that depicts proposed Buffering and
Screening of such facility from all adjacent right-of-ways; such
mitigation plan shall be in compliance n iith 4he criteria and standards
set forth for PWSF applications unless the relief being soi fight is
from one or more of such standards.
e For any such facility that is proposed to be locator! within a property
zoned T3, T/1 R, T5 R or T6 R, the mitigation plan shall be required
City of Miami
Page 5 of 10
File ID: 17870 (Revision:) Printed On: 10/15/2025
to either conceal, camouflage or disguise the proposed facility, or if
possible, replace a monopole or tower structure with a series of
short mounts that arc camouflaged within thc area so as to reduce
the negative visual impact of a possible larger structure.
r
--
•
An application is deemed submitted or re submitted on the date it is received
by the City.
The Cite shall notify the applicant in writing that the application is not
complete and in compliance with regulations for administrative
pirpocec within 20 days after the application is ci omitted or after
additional information resubmitted.
Collocation Applications:
• A building permit shall be granted or denied no later than 15 business
days after the date the application is determined to be properly
completed.
Other wireless facility applications:
(Other applications shall be granted or denier! no later than 90 bi iciness
days after the date the application is determined to be properly
completed.
If a properly completed application is not granted or denied within thc
timeframe set forth above, the application shall be deemed automatically
approved and thc applicant may proceed with thc placement of thc facility, as
set forth in FS 365.172( 12) (d), unless:
• the timeframe is voluntarily extended by the applicant; or
• the City's p ecedures generally applicable to all other similar types of
applications require City Commission action, in which case the City
Commission must act on the application at its next regularly scheduled
meeting; or
n r h ai of a d lar local state of federal
_ �e�cte�s+o,-r�s-req� �es�se�Qes,� ,
emergency that directly affects administration of all permitting activities
6/1.1.2 Personal Wireless Service Facilities (PWSF) Definitions
Camoi iflage shall mean a way of designing or installing and moi inting a PWSF
9�
that creates the effect that the PWSF is part of its surroundings.
Carrier shall mean a company licensed by the Federal Commi Inications
Commission (FCC) that provides wireless services. A tower builder or owner is
not a carrier unless licensed to provide personal wireless services.
Co location shall mean the use of a common mount by two (2) or more wircicso
carriers.
Conceal shall mean to enclose a PWSF within a nati oral or manmade feats ire
resulting in the facility being either invisible or made part of the feature enclosing
Design shall Tmean annearance of PWSF s ich ac their materials color and
shape.
Disguise shall mean to design a PWSF to appear to be something other than a
PWSF.
Landscape Buffer shall mean an area of landscaping separating two (2) distinct
land uses or a land use and a public right of way, which acts to soften or mitigate
the effects of one use on another. It can be considered a form of camouflage.
Lattice Tower shall mean a type of mount that consists of multiple legs and
crone bracing of structural steel.
City of Miami
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Mitigation shall mean the reduction or elimination of visual impacts by the use of
one or more methods, including concealment, camouflage and disguise.
Monopole shall mean one type of self supporting mount consisting of a single
shaft of wood, steel or concrete and antennas at the top or along the shaft.
Mo int shall mean Oho Str cti ire ors irface to which antennae are attached
Personal Wireless Serv+se Fac y (-PWS-F) s#afl mean any a facility for the
provision of personal wirclesr services, as dcfincd by Section 701 of the
Telecommunications Act of 1996. A PWSF is any facility for the transmission or
reception of personal wireless services, which may consist of an antenna array,
transmission nobles eg ipment shelter er B ilding access reel) mo int and a
guy system. Such facilities may include "monopole" or "lattice tower (tower)"
structures.
Radio Frequency (RF) engineer shall mean someone with a background in
electrical cnginccring or microwave cnginccring who specializes in the study of
radio frequencies.
Screening shall mean visually shielding or obscuring one Abutting nearby
Structure or use from another by fencing, walls, berms, or densely planted
vegetation. Screening can be considered a form of camouflage.
Short Mounts shall mean alternatives to monopoles or lattice towers, such as
pacts r z,F-Grexample two (2) poles or three (3) meets might be an
alternative to one lattice tower.
Standards shall mean guideli es or measures provided in this section by which
acceptability is dctcrmincd. PWSF shall be measured by standards for visibility
and safety. This codc generally regulates these facilities on three levels: location
(where the facility can go), siting (how the facility is placed within its setting) and
design (what the facility looks like).
Tower shall mean a mount constructed for the primary purpose of supporting
antennas and othcr PWSF components.
Visual impact shall mean a modification or change that could be incompatible
with Scale, form, tcxturc, or color of the existing natural or man made
landscape.
6.4.1.1 On the Roof of a Building.
6.4.1.1.1 New placement, replacement, modification, or collocated PWSF on the Roof
of a Building shall be By Right, when all the following criteria are met:
a. The PWSF equipment, mount and/or screening shall not interfere or
inhibit the functions of emergency services telecommunications
equipment; and
b. Located on a building that is thirty-five (35 ft) feet or more in height; and
c. Maximum device height above the roof shall not exceed thirteen (13) feet;
and
d. Mounts and antennas are visually concealed from ground -level and
lateral views by parapets or screens.
6.4.1.1.2 When the above criteria are not met, approval may be by process of Warrant,
except when located in a T3 Transect Zone in which case approval may be by process
of Exception.
6.4.1.2 On a Facade or Elevation of a Building.
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6.4.1.2.1 New placement, replacement, modification, or collocated PWSF on the
Facade or Elevation of a Building shall be By Right, when all the following
criteria is met:
a. The PWSF equipment, mount and/or screening shall not interfere or
inhibit the functions of emergency services telecommunications
equipment; and
b. Placed on a building that is thirty-five (35 ft) feet or more in height; and
c. The PWSF equipment is placed at a height of thirty-five (35 ft) feet or
more on the facade or elevation; and
d. Cover no more than thirty six (36) sq ft of each facade or elevation; and
e. Flush mounted and not extending more than twelve (12) inches from the
facade or elevation; and
f. Painted to match the wall surface that it is mounted on or be designed as
an ornamental feature; and
Integrated into the architectural composition of the Facade or Elevation;
and
h. Ancillary cables shall be hidden.
6.4.1.2.2 When the above criteria are not met, approval may be by process of Warrant,
except when located in a T3 Transect Zone in which case approval may be by process
of Exception.
6.4.1.3 New Monopoles and Tower Devices
6.4.1.3.1 New Monopoles and Tower Devices may be approved by process of
Exception, when all the following criteria is met:
a. Applicants shall demonstrate that co -location on an existing Monopole or
Tower Device serving the area is not available.
b. Minimum Setback of Twenty (20) Feet from all Property Lines.
c. Maximum Height:
a. T3 Transect Zone; Thirty-five (35) Feet
b. T4 Transect Zone; Sixty (60) Feet
c. All Other Transect Zones; Single Carrier One Hundred (100) Feet;
Multiple Carriers One Hundred and Twenty Five (125) Feet
d. All equipment at the ground level shall be screened by a perimeter landscape
buffer of a minimum height of six (6) feet and sufficient depth to conceal and
mitigate any ambient impacts.
e. In addition to the landscape buffer, trees shall be provided along the
perimeter at a maximum spacing of 25 feet.
f. Designed to accommodate up to three co -locations of other antennas by
future carriers.
6.4.1.3.2 When the above criteria are not met, approval may be by process of Exception
with City Commission Approval.
6.4.1.4 Colocation on Monopoles and Tower Devices
6.4.1.4.1 Collocation of antennae, equipment enclosures, and ancillary facilities
("Facilities") on existing towers as specified on FS 365.172 (12)(a)1.a., or on other
City of Miami Page 8 of 10 File ID: 17870 (Revision:) Printed On: 10/15/2025
structures as specified in FS 365.172(12)(a)1.b, shall be allowed by Right, when all the
following criteria are met:
a. Does not increase the height of the tower or monopole; and
b. All additional equipment at the ground level shall be screened by a perimeter
landscape Buffer of a minimum height of six (6) feet and sufficient depth to
conceal and mitigate any ambient impacts.
c. Complies with the land development regulations currently in effect or effective
at the time of the initial PWSF placement approval.
6.4.1.4.2 To allow collocation, the replacement or modification of an existing tower or
monopole shall be allowed by Right, when the following criteria are met:
a. structurally modified or replaced with a monopole tower if the overall height
is not increased.
b. replaced with another camouflaged tower of a similar or improved outcome
and if the overall height is not increased.
6.4.1.3.3 When the above criteria are not met, process of approval shall follow that of a
new Monopole or Tower Devices.
6.4.1.5 Warrant and Exception Review Criteria
6.4.1.5.1 Warrants and Exceptions may be approved upon review and compliance with
the following requirements:
a. Explanation prepared by an engineer qualified in the technological aspects
(such as a "radio frequency [RF1 engineer") iustifying why this facility is
required, at this location, and at the proposed height;
b. Line of sight studies depicting ground -level and lateral views of the facility;
c. Mitigation plan that demonstrates buffering, screening, camouflaging and/or
other measures taken to ensure negligible impact on the surrounding context;
d. Mounts and Antennas on the roof that are visible from the Ground or Lateral
views shall not exceed three (3) separate areas; and
e. The proposal shall include the replacement of monopoles and towers
structures with a series of short mounts that are camouflaged within the area
to reduce the negative visual impact of a larger structure, where possible.
6.4.1.6 Personal Wireless Service Facilities (PWSF) Procedures
6.4.1.6.1 Review Timelines
1. An application is deemed submitted or re -submitted on the date it is
received by the City:
i. The City shall notify the applicant in writing that the application is
not complete and in compliance with regulations for
administrative purposes within 20 days after the application is
submitted, or after additional information resubmitted.
2. Collocation Applications:
ii. A building permit shall be granted or denied no later than 45
business days after the date the application is determined to be
properly completed
3. Other wireless facility applications:
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iii. Other applications shall be granted or denied no later than 90
business days after the date the application is determined to be
properly completed.
6.4.1.6.2 Failure to Comply with Timelines
1. If a properly completed application is not granted or denied within the
timeframe set forth above, the application shall be deemed automatically
approved and the applicant may proceed with the placement of the
facility, as set forth in FS 365.172(12) (d), unless:
i. the timeframe is voluntarily extended by the applicant; or
ii. the City's procedures generally applicable to all other similar types
of applications require City Commission action, in which case the
City Commission must act on the application at its next regularly
scheduled meeting; or
iii. an extension is required because of a declared local, state of
federal emergency that directly affects administration of all
permitting activities
*„
Section 4. It is recommended that the provisions of this Ordinance shall become and be
made a part of the Zoning Ordinance of the City of Miami, Florida, which provisions may be
renumbered or relettered and that the word "ordinance" may be changed to "section", "article",
or other appropriate word to accomplish such intention.
Section 5. If any section, part of a section, paragraph, clause, phrase, or word of this
Resolution is declared invalid, the remaining provisions of this Resolution shall not be affected.
Section 6. This Resolution shall become effective immediately upon adoption.
Reviewed and Approved:
David Snow
City of Miami Page 10 of 10 File ID: 17870 (Revision:) Printed On: 10/15/2025