HomeMy WebLinkAboutO-08330ORDINANCE NO►.8350
AN ORDINANCE AMENDING ORDINANCE NO1 6874.tHe CbM-
PREHENSIVE ZbNING ORDINANCE POR THE CITY OP•MIAMI,
TO INCLUDE A NEW ZONING DISTRICT,'ARTICLE XXI , •
SPD-1 CENTRAL ISLAND DISTRICT!.PRDVIDING.POR IN'
TENT, USE REGULATIONS,:MINIMUM GROSS AREA OF DIS-
TRICT, APPLICATION-REWIREMENTS AND PROCEDURES,
FLOOR AREA RATIO LAND BONUS PROVISIONS, SPECIAL
LIMITATIONS OWLOT' SITE COVERAGE BY
ALL.BUtLDtNGS AT'VARIOUS •ELEVATIONS, OPEN SPACE
REc UIREMENTS,.SPECIAL YARD AND.OPEN SPACE REbUIRE-
MENTS,.ELEVATED'CIRCULATION ROUTES, SPACING BE-
TWEEN'BUILbtNGS OR PORTIONS OFBUILDINGS; VARIA=
TIONS FROM GENERAL REGULATIONS 'APPLYING IN SPb 4
CENTRAL ;ISLAND DISTRICT, CONFLICTS WITH OTHER
PROVISIONS OF ZONING ORDINANCE, PARKING REQUIRE
MENTS, AND SIGN LIMITATIONS;. REPEALING ALL:ORDINANCES,
CODE SECTIONS,.OR PARTS. THEREOF IN CONFLICT IN-
SOFAR AS THEY ARE IN CONFLICT; CONTAINING'A SEV-
.ERABILITY.PROVISION; AND PROVIDING 'FOR AN EFFEC.'`
TIVE DATE1
WHEREAS, the Miami Planning Advisory Board, at its
meeting of July 310 1974, following an advertised hearing,
adopted Resolution No. PAB 34-74, recommending denial of an,
amendment to the City of Miami Zoning Ordinance by the addi
tion of a New Article XXI-3 heretofore entitled "SPD-1 Island
District"; and.
WHEREAS, notwithstanding the Board's recommendation,
the Commission deems it advisable and in the best interest
of the City of Miamiandits inhabitants to amend said Ordin-
ance as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE
CITY. OF MIAMI, FLORIDA:
Section 1. That Ordinance. No. 6871, the Comprehen-
sive Zoning Ordinance .for the City of Miami be and the same is
hereby amended by including a new zoning district, SPD-1
Central Island District, by the insertion of a new Article
XXI-3, as follows;
ARTICLE XXI-3 SPD-1 CENTRAL ISLAND DISTRICT
Section 1 - Intent;
It is the intent of the SPD-1 Central Island District,
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to f romoI6 :e MO:A beneficial and rrt tine deveibp tent
Of island atlas in Biscayne Bay Which are i h close prcis =
amity to the Gehtrai 1iU ineSs bistrict and have a bpeca_ai pci-s
tential. for tleVetopiiieht or redeVelopmeht, It is of "critical
impottatice to the general welfare of the commUnity that Stich
centrally iodated itlaPd at:eas are developed 5n staeh a than-1
her Which Win support and reinforce the fUtutc growth
And economic vitality of the Central Business bisttic L- i
Therefore, through the use of special planned development.
+ _ e permit greater £:.ex b lity
regul.atioiis j �.t is intended to t �
in siting of bu ic1ings, mixtures of land uses, t,sa'b e npcm
spaces, ahc1 consequently, more creative and imaginative
design for the development of island areas than would be
generally possible under conventional lot by lot: zoning
regulations. It, is intended to promote the special public
interest of the community through the economical and . effic-
ient use of land while providing a harmonious variety of land
use types, a high level of amenities and the preservation
of the natural scenic qualities ofisland areas in Biscayne
Bay. Through the careful monitoring of the quality of de-
velopment within the district, . it is anticipated that open
space vistas and views will be created that will provide a
superior levelof convenience and, amenity for both island
and mainland residents and workers
These regulations are intended to combine appropri-
ate density for safe and convenient vehicular circulation by
creating a coordinated and pleasant pedestrian network,
extending through and between buildings separated from
vehicular traffic and where feasible, substituting for
sidewalks adjacent to streets. Ground level landscaped open
space and pedestrian access to waterfront areas on the is-
larid shall be encouraged within the limits established by
the need for security by the residents of the district com-
munity.
The following regulations
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District.
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shall apply to the SPD-1
Section 2 - USE REGULATIONS:
The following specified uses may be permitted in
the Central Island District, provided that such uses
are compatible in terms of use, scale, height, density, ac-
tivities, traffic, noise, and night lighting with the exist-
ing land and water uses on and at the mainland near the, con-
necting bridge and in the adjacent vicinity. Ffinal approv:.1
of permitted uses shall be determined at the time an appli-
cation is submittedas required under Section 4;
(1) Residential uses subject to the minimum floor area,
height and usable open space regulations specified for
the R-CB District and not exceeding a density of one.
dwelling unit for each seven hundred and fifty (750)
square feet of lot area,
(2) Hotel end motel.,
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(3) 0 t+ t1.O:i f oY Lilt" Coilctuc . of tech eti t.d t t'., - i;tt r Lgarr(11,
fieing adcbUi1ts) t tl:'i cCSilriJ1.tthq., ent4i eet .Lficrcic:iit, , ,al.i
c,r Iil:'.Cii.Crl 111d1ljCliiltj C'i .i:iliCs of of L i cI, • or ` other pro-
fessiofals b1 to il.cl.ings ,hot involVing t.h . Sale Or. ltgtticjl=
:i 1cJ Of. Merehandi:cc, on the ltemi.scs
(4) . I3flnk cint tinande offices (e:{citifd.Ve tlf Th ivoln tellers),
(5) broadcasting stations for radio and T,V, c:,o1udi.ng
commercial radio and TV station tranbmi.Laing antennas.
(6) bay nurseries.
(1)'. Churche.s.
(8) Structures and uses required for operation of a . public
utility or performance of a governmental functions ex-
cept Uses involving extensive storage or rchni.r activ-
ities, or With storage or repair as the primary purpose.
(9) Parking garages as an accessory use:
(10) The following retail or service uses:
(a) Antique shop
(b) Art galleries, museums and libraries,
). Art supplies store
(d) Bake shop
(e) Book stores for use by the general public
(f)•.Boutiques
(g). Camera shop
(h) Drug store
(i) Duplication center
(j) Florist shop'
(k) Gift and card shop
(1) China and crockery store
(m)
Clothing store
(n) Health spa
(o) Hobby store
(P) Interior decorating
(q) Jewelry store
(r) Medical and dental laboratory
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:) t'tttSt.C.: :it drds
(t:) 14tt'iss14und
- (ti) Sc!tv.irt`,
(v) •1'et:rit)nitl., R'c ' shops) sdcil' a .1•'t1:[7:'?' rihoos,.i
iieatit'y p;ttl,i� ?ft�l
(t.t) Post Or f ict.,
(X) ItadiO, .is)Oi t t?ol 0;'tC?1cli 1.O!nr.i
11bc repair- shop
Shoe'Store,
Stationery' store
Travel.. agency
Watch and je:salty repair •
(11) Other. uses: Other, uses or enterprise; similar' t:o
the above, in the • judgment' of the- •Zoning Super-
visor of •the l3uild ing ?)epartment , are :s ctnilar 'to and
'not more objectionable'. to the cjcreral welfare than
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••the uses listed. "Other, uses" so deF'ermin d s1n�t11
be regarded as • listed uses..
(12)' BOat docks, slips, p-)iers, V1ca1.:V'es, • anchorage, ztnc1
moorages for yacht's rind pleasure bo_tts, yacht, clubs,
anc`l facilities. for fueling and minor.,.. repairs and
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.hip stores.
(13) The ,following may' he approved as special uses at the
time'a particular application is submitted under
Section 6 _
(a) Carpets, rug and• floor covering . store
(b) Variety 'or juh :or department store
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(c) Drive-Itn `tellers
(d) -Home appliance store
(e) Night club
(f) Package liquor store
(9) . Restaurants, tea rams or. cafes
(h) Sporting 9ocx15..•_
(i) Theater
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C.'lttt.l; Or 1.c1.t4 ` ttit 00ti:'t'
hot, Operated for profit .
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(r, ) . ttpl t.c. aL ionce11Let# -0c)t i :i: :1 i:l i ti l ,..t j _..• _ fi
Eirid let Lc osf;
(1.) 'At:irl.ticJl.oLs ts teopotaty ttf;' s
(t►i). raciliLi for di:-;pen:;.ht t c1osol.i_n,2, ittiLor oil
and inc idc!lit_tt1 auto-tt'DL:LVt' ;f`t v l cos ctrtt.'Losod its
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a portionof apirkitiq.ideL1ity with noC�:i:�'`.1:LC)t:
advertising
rood, moat or vegetable t-tarl.et,
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Furniture stores
(14) Accessory uses in: structures: claevat:ecl pedestrian
Walkways connecting two (2) or, t:iot-c buildings or
bridging streets.
,Section 3 - MINIMUM GROSS AREA Off' 1.)CSTRCC C:
'rhe minimum gross area of the district shall bo twenty
(20) acres. All interior streets an-1 all p.c .vate property
within the boundaries of the island shallb_1 included as
part of the gross area.
Section 4 — APPLICATION REQUIRE`lEtl t'S AND PRO EDURES
All applications for cicvelo,�,,. nt: within the Stir•-l.
district shall be subject. to the following r4^quirem nts
and procedures:
(1) DEVELOPMENT CONCEPT PLAN REQUIRED
A development concept plan cc►:nprisea of the materials
stated herein Shall be i-equirecl Lor all SPD-1. district
All such application materials ::halt be reviewed in
accordance with the procedures for securing approval
of a Special Planned Developsrent District application
as delineated in Subsection, (2) of this Section.
(a) WRITTEN DOCUMENTS:.
l.. 11 legal de:script i can of thcy totes l site prc t)os
for devclopmcnt i.nclucling a statement of
pcscnt and proposed owner::h ip and,present
and proposed zoning-
7 statement describingt-he planning objectiv
;toile achieved' by theme Sk'1)-1. This siittetnenL
should include a c1es.'riptio:t or, the cti.;mote
of the proposed ' developm tit: and the ra t ioaa l
belting the 'tts:.;ttmpticrn13an,.i- c•lioi_t ���:.
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i#i star.emr-nit i d icn-t 1hcr the owner ` , ,i.n tch hicirt
With regard to the future selling or leasing
Of all or portions of the district incindi.hc
land a ea and dwelling units.
4. i development scltecllt5.e indicating the estimated
- timing %atia phasing of donstY.udtion activities
with the estimated area allocations for each
land use in each phase of development, then ah
SPD-1 provides for common open spacet.the total
area of improved; common open spac:ci provided at
any stage o E the development slial. t at a minimum
bear the same relationship. to the total open
space to be provided in the entire development.
5. Quantitative Data for the foi1-3;•iing: The total
number and type of dwelling units; parcel sire;
the approximate net and gross .residential
densities; the total amount of non-residential
constructionincluding separate figures for
commercial or institutional facilities; the
development intensity of the proposed project
expressed as a floor area ratio; proposed lot
coverage of all buildings and structures;
percent total open space in relation to the
gross area of the district including a figure
for usable . open space; the percentage and
amount of pedestrian open space and percentage
and amount of ground ,level landscaped pedestrian
open space in relation to the area of the
district, excluding : streets and service areas;
the percentage and amount of public open space
and public facilities, if any; the amount and
type of off-street parking.
6. Plans or programs which indicate the future
provision ant maintenance of all pt.blic and private
usable open space areas which are accessible to
pedestrian activity.
7. A statement of whether it is intended to provide
facilities for police, fire and other public
services within the island.
• Detailed professional studies indicating the
economic feasibility of development: and the
analysis of the impact of the project upon
traffic and transportation systems, oducata:,nal
facilities, public utility and service systems,
and ecological systems.
• The amount of area and type of commercial
facilities to be included in the Central island
District based upon a market analysis as
required in this section. The market analysis
Shall be prepared by a professional marl:et
analyst and shall be critically reviewed by
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r i'11.r'! lh trt:i;ien i. e E',.r'- Li.nz'ti.
dot-earmitt;►1 l+,ii or tile:' Us':; to be permitted
h tit+ ;yl'!t`' The market: analysis .ih,ttt
t`tettronr,Et.ti! t. t:ltat. the . amount of Pima pi-opotcc
in ricoc3r.scl l,ir) and Can realistically be sUpported
for cbmrn! t r' a ;.il. use, For . these put -posts 'the
contain (a) determinations of the
trade ar.#.,, of the proposed commercial facilities;
(b) deEo l w i,t=tti.on of the present and ,future trade
area o}ul,tf:i.on (c) determination cif the
e:f fe tivc' l,oi'CLng power in the trade a?:ea; (cl)
cletormimit ion. ofthe net potential customer
buying prt:r.-,' for stores in the proposed commercial
f�tCilat .e�;s' ,iiid on such basis, the recommended
Store ty►,:=s, and store floor. areas: (e) other
determinalfono to create a thorough understanding
of the ee,,i;o:t1zc= impact and potential of the
dovelopmor,t .
10. A s•t:atem00 4:. oE intent as to the dedication of
street::; tr, public use. Streets may be dedicated
to public Wasc- or may b2 retained under private
ownership; f1f7:`ever, if Lhe streets are to be
retained' ,, ri'..ler private ownership the proposed
street s1P.t.em shall be subject to review by the
Fire, Pot f f:e, Public Works and Sanitation
Department: to assure that the proposed street
system i.': ?d quate].y designers to protect the
public he.: 3 tli, . safety rind welfare. All street
system.; s?,.;t 11. he constructed' in accordance with
the stand : =r :' established by the Public Works
Depa r. tmen {, r
(b) SITE PLANS PN1)
''ppoR`:rtT<c MAPS:
A site plan and '>ther : upporL i.ng maps neec1ed to
show the major of the SPD-1 .including:
1. Existing to conditions showing topography
and unigt natural features.
2. The gener location and floor area of all
existing =jd proposed buildings, structures
and other. ::Iprovements including maximum 'heights,
types of 11ing units, density per type an non-
resident :' • uses.
3. The . locst ` ./xi anu size in acres or square Lcet
of a l l a to be conveyed, dedicated, or
reserved common open space, public parks,'
rec:reat: t.,:a i arras, school sites, and similar
public ar,: ::nmi-ptab l.ic uses.
4. ►1'krc;; exis., .•t';i and proposed circulation .system
of artor.: I, collector, and local streets,
including; ,„0:f-street parking areas, service
• areas, '.: 17cJ areas, and major points of
access. t e, • fj'ibl.ic rights -of -way,
36.
oxe. t 4 hcj ca id p r i ri r� j C 1 1'C:t 1. ry
i'bc�., t
5i6n 74 <r6; i.ttc 1u i i, rc it rc�lctt i.ohi;li i.f t.o {
tici icci .a r c ircu lnt .ion ' :sy ytc'n, it t i.eat i.iiq proposed
{foci anent at point:: _cif cn tl 1 i.iit,
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t3: 'lpite,gcnera]. landrrcape lil.Utt•itidic:ntihq the cicsicjri
tr eatineni anci tYp ,s o f ' rnrtteria 1.:; tisec, 1Tot praiVat. e
and public Open spadeei and the' design i:reut:Meni: Of
the fieriMeter,areas 'of the 5PD-1 bist:i:1dtr
i Information- on land areas adjacent to propos-
ed SPD-1 to indicate the relationships bott•teen
the proposer] development and adjacent areas,
including land uses, zoning tncl circulation
Other graphic materials which will facilitate
an understanding of Lhe development concept
and the planning objectives of the Special
Planned Development District.
(2) PROCEDURES FOR SECURING APPROVAL OF A SPECIAL PLANNED
DEVELOPMENT APPLICATION
To secure approval, the following t'rocedures shall apply:
(a) Pre-appli.lation Conference
Before submitting an application for approval of
development within this district. an applicant
may confer with the Planning Department to obtain
information and guidance before entering into bind•-
ine commitments, or incurring subs'antial expense
in the preparation of plans, surve *s, and other data;
however, no statement or repr.esentcition trade prior
to. the official review shall be binding on the Plan-
ning Advisory Board, the City Commission, or other
city departments.
(b) Application,
All applications shall be submitted to the Depart
Of Administration fcr the Planning and Zoning
Boards and shall include all maps, plans, and doc-
uments as required by the regulations below.
(c) Referral to Planning Department
Applications shall be referred to the Planning.
Department for review of all plans and documents.
(d) Planning Department Recommendations and Findings
The purpose of the review by the Planning Depart-
ment is to determine if the application materials
and the proposed project are in accordance with these
regulations. .The Planning Department shall complete
its review and deliver its recommendations to the
Hihq AdviltOtyboat- d t ;
016rit')r:i7.iC:�t i.urt or.` (2) �. k
t't5iifc ► o to -riiina i.oM tr'0.
j j rdhd t:'jt.}t rlt)��2Ct!iri a ..'�::I.Yt.`.
`egUest by pe[:if:iorie;r to- i)roc ed 'tri ti7nuL, . uttfit r.=
The Planning Department shut'
application r co i=rieh
aharc�a�
_��tic as stmitte:, approval v/1tth
topifi ations
or d i:,;apptova , of the propos �c ,
recommendations of the Planning Department ''hal includefindings of fact and shall bet forth the
reasons for the recommendations specifically '
eluding, l ut hot iit i ced to, the following faetdrs r
The suitability of the plan for the Spi) . in
terms of its relation -Lb the comprehensive
or other officially adopted plans, r plan
p physical
characteristics .of the tract, and its rela-
tion to the surrounding area and existing and
•probable future development.
2. Relation to major transportation f aci.:lines
and the impact of the development upon exist-
ing and future traffic conditions..
Relation; to public utilities, facilities, and
services. ,
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The development design with reference
g to lair-. .
out of parking areas, service entrances, exits,
yards,.:.courts, and landscaping . and control of
Of signs, lighting, noise, or other
• potentially
adverse -influences on .the residential character
of the,. SPD .District and 'desirable character of
ainy adjacent residential ►rea.
5. The conformity of the develop,E.nt with a ppli_
cable zoning or other regulations_
6. The nature and extent of the commoh open space
in the district, the reliability of the pro_
posals for maintenance and conserva,.ion, of the
open space in terns of densities, dwelling
types and floor area ratio.
(e) Planning Advisory Board Action and Findings
3
The Planning,.Adviso,ry Board shall, within thirty
(30)
days after , receiving. the Planning Department's. report, hold" a. public hearing on the applicatian_
Thz Planning ,Advisory' Board -shall consider all as
pt:� of the. Planning Department's
. the SPD application.1'eax At the last t blie hearand of i
irtg
before the Hoard, the I3oard shall make specific
findings and. recommendations. Within thirty (30)
.'days after the last public hearing, said findings
and recommendations shal.lbe transmitted to the
City Commission, The Planning Advisory
(e)
p7.-7ti%ht Aotiit:bry°, 3oatd Wit i, .rt ,-ri pays (1j of. t: •
e.c.pL, Of, the ap lic tt ioh; or (2) ri i:elmih i ion ci't.
t0hfci:encc:;. td h Ftt)piitaat . or, (3) at t'.st i,. Ot.' ''
ruc tiesE by. pet:it:ionor O '>I dceed t-Jii.:hoUL `futth1.
The Planning bcpart-men t± sha t.l reco ltmcncl abprOvat
_tit the applleati.onas submitted, e iproval: With
Modifications, or disapproval of the proposal,, •
7'he 'recommendations of the Planning beparimen t steal
include findings of fact and shall set forth the
reasons for the recommendations specifically in-.
eluding, but not limited to, the felle-ping ac tors:
1. The suitability of the plan for the SPD in
terms of its relation to the comprehensive plan`
or other officially adopted plans, physical
characteristics •cf the tract, . and its rela-
tion . to the surrounding area and existing and
probable future 'development,.
• Relation to major transportation faci1ities
and the impact' of the development upon exist-
ing and future traffic conditions. •
• Relation to public utilities, facilities, and
services.
4. The development design with reference to lay-
out of parking areas, service entrances, exits,
yards,.courts, and landscaping and control of
Of signs, lighting, noise, or other potentially
• adverse Influences on .the residential character
of the. SPD .District and 'desirable character of
dny adjacent residential area.
5. The conformity of the developme.nt with appli-
cable zoning or other regulations_
The nature and extent of the commoh open space
in the district, the 'reliability of the pro-
posals for maintenance and conservation of the
open spe.ce in terms of densities, dwelling
types and floor area ratio.
Planning Advisory Board Action and Findings
The Planning, -,Advisory Board shall, within thirty (30) .
. day: after , receiving the Planning Department' s. .
report, hold' a, public :hearing on- the ap_plicatian:
.:The Planning idvisoxy Board shall consider all as-
pects of the. Planning Department' .s findings and of
the' SPD application. At. the last pCiblic hearing
before the Board, the Hoard shall make specific
findings. and re commendations. Within thirty (30)
:days after the last public hearing, . sa;?.d finings
and recorpmendations shal;lbe transmitted to the
City Cornrriission, The P) ann .ng Advisory
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WiArd tnay tocidtnm:.trtr approval Of' t c hppticht iott
as ptapo ,'ed; ter ,tti.th modification , .or. tlto board
ttt / d isapt roVc tttc il�plioatii.t n
Action..by.. the City Commission
The City Corn; i.ssion:. shall oithe grant the appli-
cation, with .or `without modifications;
applications
(3) ' VINkt, I7EVEL,bPRENT PLANS:
In the SPD-1 Central Island DisLricts all appli_cattinnt
for building permits shall b . yubjoct to the .review and
approval of the Planning Department to ensure confo miL
with the officially 'a proved devel.op:n=:nt concept plan
for the particular area. Materials to be submitted for
approval by the Planning Department for all develop-
ment occurring ' in the SPD-1 Central Island Districts
for the development as a whole or in stages or in
portions thereof .shall, include
or dolly such
�a),
WRITTEN DOCUMENTS:
. .1. If the ,entire project is not, to he developed'
atone time, ' a statement should be. included
explaining how particular buildings or
structures contribute to the implementation
of the total development concept plan.
2. Quantitative data. for the, following
The 'total number' and type of dwelling units,'
proposed' lot coverage of buildings and
structures, approximate gross, and. net
residential densities, the' total amount'of-
.open space (including separate figures for
usable open space, 'pedestrian-open'space -and
-ground level pedestrian open s}arise) the to.;..a1
amount of non-residential construction, in
clucl:i.ng a separate ficiure for co:nmercin1, -
'facilities, the der tvation of nunibera of of f-
street_ par}c ing mind loading
Plans for recreational facilities', iuclud ing
buildings for such uses. If common facilities.
(c)
melt as re Yt,nt.i.on arc:::: or ?it:i:tlt:l:fit r ( i
pcivnLe .';t:rnei::;, co:;iaon cp: a t;p.i.ce:,
r"tto Lc. .}) provided for the c ovel.cp:t►:.'t? ,:,
;tit{'c.`nlcn s as to Ilo •' ;i!tc:h t'o.,:t't!:)'_'!
aro to .:.t pro;r.ide 1 and e .:;:itne.li:lf �iti1 l,tli:%;1t2c':t
he included and related .rt.ip irt:a.Ot't_ttr+1 j
•• o the c1c-!t.►elciixnnt vtita:;in j schedule,
SJt:T} ,:r tiuk't'o.`t'm*G
3i.i:c plans and a.rchi,tect.ur•al drawings con-
taining the title of the pro jt t: atla the
hares of t o. o.mer, . architects, y_i l.anners,
developers and ctlgineerz _ Tho pi.uns shoUld
contain a sc'" :i(_:, da c,:; and mirth arrow and
be based on an r::•:L:ct. t-;u:t:vey of chc: , px•op- rt:y
drawn to a se.:11.c2 of su cfic:? enh size to ....Mow
the boitndar.ic of th-o-Articular pro`Jcct,
existing s"trc.:..sts, w;aterw tars, ,-the exact- location
of all acljacc:n: structures, off --street parr:i..hg
and loading areas, recreational faca _lines, .
all screens and buffers, refuse collection •
areas and access to utilities and points o r •
utility hook --ups.
Plans should 'indicate the location, height, •
floor area; and use of all existing structures
within the district and the location and floor
area of all proposed uses.
3. Storm drainage ana sanitary secrage plans..
5.
A landscaping plan prepared by a . registered.
landscape architect, snowing types, siv.es
and locations of vegetation and decorative
shrubbc.ry, and provisions for irrigation and
maintenance. Location of the site oi= all'
existing trees protected by City of Miami'
regulations shall be shown.'
Plans and designs -for sign and informational
systems.
Such additional data, map:, plans or state-
ments as .may be required for the particular
use or activity or is pertinent to the fiii::tl
development plan.
APPROVAL O':' FINAL I)EVc "LOPi•U NT t'!`_At,; r
After . lands :tre rezoned . o SPi) -1 status, no %►ttild iLtg
parcitt't s shall be issued in such c1 ist ,,i_c'ts unless
and until the Planning Department Ita5 appx ov d
final development . plant; (as des^ribecl in Section. 4-
(3), for the develo .rnt nt; its a wi ole, or in s;•av:i ,s
10
t a.
2
—3
1,3
9
EMM
3
?.:I'
t1riztt't'i-ott • LIIF't':,C)t.'. K'htCr e-! e'.1t1)LOf tl.�: I)tl
C���tter aCt,'nc„..iC'S 'of- oi..tC;1e0r:; of the t:.IL.S.a 't'
tc_clt.i."r..tl, �t1�� lit tti.t't-
t-t l.;p:atlr,il) e t r)r c t)c); t1 t. i,rt l :;u tt Ft ')t►,r:c) f 1.t;:
t.Clt�` tort!t (;UC:1t Litt t1 pi tfl: i!PE!.t
]:C};.)C)t-Lt; 5;it:A l 1. I1r! �I j7t`C" ._ t: l.l).:,1 l.tt :/,otl ;Jig,
suhCIiv%1sion C1L C11.ii'_`.t' rcctu1nLi.ons genera 11 y
•
C)r for i:lic:- stir) -1 I).i. .t e rt .'
'1'Ytt!'` :;i.C:►,• l't;t,)�' Ott El .-t rcil l.t t t t.t.tt:;.11 tl Cat•
.rihit l'l be,. in riuli ;tarIt i.�t•1 i.tceord +•!1 tii to tt�.
deve1opneut concept. plait ct ; ini.Liu"t..iy af.t» ovec1:
Approval of t'l ta1. cleve 1.n itnc:1'.1 p1;1t) ; i;11u11.
based , on regtiint:.LCIns apt? 1.':r1 11,11 it ; t:Ili!_
land was resrt rl to .+i'i) .;t:.t us, . r;;tch
.r..+ :'.C1f1.0 .tliel1 1.f..l.C`.at.:.l.ii:Ir•; f 1. L ,any.,, :as tit !j C`
by the CI t C;c)rntr:i.: �;1Ot1
Upon appr•,ova1_ of ti.",'t:11. CIevrc l'r,;tx!,:�.nt: plans
btii. id ing he1 .`.:.`;i.ie t in the 7ati;e
mariner. a;; ' for'. bu i.i.d i.nq, pr!rt:;.i.t.:3 cl:-lleLt
Except as provided 1) y1 C):1, appr )v d fin:11. plans'.
and reports shall be binding ' on t:he applicants
and tiny sucees; ors in interest. ;o 1 ong u:i SPD-1.
Zoning is applied . to the land.
(d) CHANGES TN FIN\T, DEVELoPi•IBt'y_PLANS :
Changes in ;1ppro vd Final dev•:,1opment: plans may
be permitted by the Planning .1?.'p.lrLrn nt on appli-
cation of a prop.?r'Ly o: n r. within the district,
providing that ;ut.:lt ch: rages involve minor mo:11ti--
cations in L:lte location, siting, or.character of
buildings and structures required by engineering
or other circumstances not foreseen at the time
the final development plan; were approved. How-
ever, no change authorized by this subsection may
cause any of the following:
1. 71 change in the use, or character of the
development as delineated its the approved
development concept plan.
2. 71n increase in the overall lot Coverage of
structuresitt district..
3. An increase . in tit
irttensiL of use.
A reduction in a9prch'c:1 open space
5. ' 1\ Major ch.tngo in the schodUle
'inent n ; op;.):.-ovod itt the (..7c.n: ,wp
pl rtn.
Al.). r1'i jclr ;t,; 1 1s;Lod mu:;t l.t., tt):tdc,
by t11u City Comm 1::S.i on FtfLc. r a . r't.:pclr1: by the
�)lannhitq l).J :t1.:t:!(tc!nL iltt'.1 a 1:e^.U:-J;ilendat:ion ')y t1it_`
T'I.Anni.ng lltivi.sory floauci. Suclll r,men,lmr)ts may'b
4.
tithe.v i.l t'ttC y ;tit`?
I. iE 1t,t t:
t:1tc• C:irt.r1 titi t•,K.r•: ail?p ct,tr•rl. nr :,;� iC l;i!l�.i%•i.c t't
Ceitimttni t•:Y ).lrfl_it:i's
=,
y
Any Alan t•,h ch ate E:,)�JZC)i'��'it 3_t't t: t'S r:;t_t"tit1. plan
i[ttt ir'.�:►i', ) ec:t')t'l1e.i c`! y its^,'�tl:tter.^Tlt:ft„ Li"t �fC:C`tlf't1 :t1;:C_" :)jtlt
t•1tt, pr6:tedu):e established i:etr. t?1i:t: x"ocordinct OE'
the initial final p1ati ,Oo':I.t?.i:'ii' s,
(.:') - PPF.JaIS t
Any propert y owner With in a SPD--1 1)1:sLrt.ct y total %'
appeal the tlec:istott or interpretations of the
Pla nti i,ng Department regarding d .i.t pp1_ cw i 1 of
final development plans:, by tlrcl - int; writt-en
application to .the Department of Adttt.i_tli:stration
for the Planning une3 Aoniticj lea.trds, within fifteen
.een
(15) days, regt-est~i.t•ei't a public hearing on the i.s iu ±
by the Planning Advisory 13on:c
Any aggrieved party may 't~ixl:e an appeal from •:he
decision of the Planning Advisory Board to the
City Commission by filing an appeal t•i1th the City
Clerk within 15 daysafter the Board's decision.
(f) TXtt1E LIMITATIONS FOR FILING OF FINAL DEVELOPMENT
PLANS:
•
Within a maximum of twelve months following
approval of the required •SPD application and
the development: concept plan, the app1i..can►,
:,atatl ' file with the Planning. Department final
development plan: for the total project or the
initial stage thereof, if the development is to
be nccu:nplished in stages. The final development
plans shall be submitted in a final detailed form
as required in Section 4 (3) of this Article. At
its discretion and for good cause, the Planning
Department may extend for six months (6) the period
for filing of the final development plans.
Section 5 - FLOOR AREA RATIO AtiD BONUS PROVISIONS:
(1)
BASIS FOR DETERMINING MINING FLOOR AREA RATIO
The maximum floor area ratio within pan SPD-1 Contra-,
Island District shall be determined • af ier ct careful . re-
view of the required application and development concopL
plan, to ensure the maximumdevelopment intensity is in
accordance with the general comprehensive plan for, t:h
City of Miami an0 is compat:ible in terms of use and scale
with the existing and potential land uses can the mainland
adjacent to the connecting bridge and in the adjacent vicinity.
The Floor Area Ratio within SPf--1: Di.r LricLz; may he in --
creased through special bonus provisions in Sub-:ieet-S on
- 13
2S
27
30
iere iE : brtseet ttit: fottc :ihti uori:JtOr!tatli6it'5it
ECouorn Cr=of 1 rCr.,.: tt tcVclC
p—
Meta: the, ,tunrIzet: anal 4r o i.t.:
titl i:��r1 itt Section 40.;(a) titt1 t:hc` d6vr'lcl',:i;?'rtt:
•
t herittle `in teiattott to ektbLit1J ctri i proloctud
tit rc:e t ' C and i.t i. un.y
(i) The character of the lit cci duvelop:;itfi. its
Y
terms or: tnaSs•, 'height j and Site ,Cove:ragC, 'ct5 it
rela:.es to the ' proLr`Ct.iOti and . enhancement of
vieWs Eton or through' the iniara t. _c`a
.
ment intensity andit�:e:y
(c) 'The .px`oposecl cl vel.op
shall Ile; haled or the cap:tc. i.ty Of, tlic c orinect i.rtg
traffic network to the m:l inland to accctnt; to:lzii:e
irigrea s and - egress. ca i_th ori t severe 1y i.=.npac 1: to ;l
the adjacent traffic'. s-1-stem,s c}rt ti::hc' m ti.n'l.anel
and .creating trat f is • congestiot'1. F ual: 'floor
area ratios, 'permitted and spacial use: shall
take Cognizance 'of the impact,: ,of, the proposed
development upon existing and future traffic
conditions• and -consider the existing:and potential
mainland dcvelop•ment. Adjacent circulation 'routos
and intersections must'he adequate to. handle the
traffic generated by the. nc:w. develop ent; at a
•
convenient level ' of service
(d) The impact, or the deveic-ipment• upon educational.
faci lines, a►ub1ic services and utilities'.
The Urban Development Iteview Board shall consider requests
for floor -area `ratio bonus provisions upon -application..'.
The' Urban Development Review Board -tftcr review of the
bonus, application shall forward its• recomme.ndatians
to the Qlanniag Advisory Board for consideration and ac-
tion.,..in accordance with Section '4 (2) of this article.,,
) FLOOR AREA RATIO:
Residential- uses: The floor area .;hall not exceed
the net area of, the district times 1.0 (FAR 10)
except as: provided in Section 5 (3) of this
Article.
Mixed Residential, Co:rnerc1:A1 and OI:fice • Uses :
Residential. use shall comprise at: least seventy
fi-ve. 75) perc,ent of the .tot:_t 1 floor area._ The
maximum floor, itlrca stall 1 not e::cued the net: :treat
of the district; tunes L.75 ` (FAR1..75) exc rt as
provided in .Section 5 (3) of: thh; At:Li.c:ie
( :) ito:rti
0.cco U td i i.4'F' and any 0t
at11. t:hr. bc.inttsci:., maV'be u ;r ;'I f r c.t1r.UlaL:i.u�.f t.l!c:
tiinXltRttm rl tit z.i i ni!'h 1 c 1: t ooT_' arei.l
cxc''eed t:11tr It',i� rti 'at C tttC l.'rilGirtl'-t tr7,�c: z (VAtt 2.120
Rath .bonus. i t? sty be. att}ct l'cted a i. "4tt':. to ::i.iiurt ,1.i.1:licctL'CL br
1.y i .y
n pdrt'1.ons t:herec, j. l :'T:�;t ri -bp()a the Cirlv7.2.onmcntni' cort-,
O1derat:tons e;.:pressed in "t:his' :.;uct:io;t.
(a)
The floor area ratio may be ine rc!ase t by .01
for each sixty (60) feet of accessible 1.ai1dso—pec1
bayfi.Unt :public casement for d str i.itn purposes.
t'7hich averages a2t feat: t twenty (20) feet in width
and ' is not loss than .. "i i f Lcen (1 `;) foot. The mini-
mum length of bayfrc r t: easement to receive ai bonus
under this provision sh:til ]tn a L least forty per-
cent (40%) cf the perimeter of the Island. Themaximum permitted bonus under this provision shad
be 0.5.
(b) The floor area ratio,may be inct:cased by .02 for
each five (5) percent increase of ground level
pedestrian open space over thirty- ive (35) per-
cent "of the gross " area of the d i.st: is t up to a
waximum increase .of .06.
The floor area may be increased by two (2) square
feet for each one (1) square fool: of floor area of
a principal structure that.is . Left open, unenclosecl,
and not used for parking vArt7os s. The maximum bonus
under this provision shall bn 0.05.
(c)
(d)
The floor area may be increased up. to a maximum
of 0.15 providing that the proposed . d _ve1opmnt
incorporates distinctive design features, as fol-
lows:
1. Landscap._ng (a maximum increase of .05) :
streetscape: open spaces and plazas;• pedes-
trian way treatment; recreational areas:
superior use of subtropical vegetation.
2. Siting (maximum increase .of .05) visual foc::a 1.
points; .view; sun and wind orientation; circu-
lation pattern; physical environment; variation
£n building setbacks; vi.siiai corridor; Lrc:;I
the mainland and on the islanc! ; creative l r::i
use arrangements; lot/ lot: c t voT-:tge.
3. St.lporior design feaLurcz (al maximum incrC t?.;e
of .05) ; separation of vehicular and pt'c1ec i.ri;tn
traffic; , distinctive and harmonious building
forms; harmonious use of r Jti.er i als; c ; 11r,;-t
in relationship of throes" c3i-;nerta_i.ot at bu i.lc1:.nc
•..
t;
—3
(-j) o:,tuf '.._t. t5,'tt., tr :�
.'.rhtf Col..tbitt.11'.{ hoii'_t.st:.i; fir-0c:r.turvU1,itE'1.vC.' oho oti/. tit"
iti. L1tc' bi...►iiur_;c, _ may' It.'",; t1.5;call 1 0Y crtl.c:uli:1L i.ti.( tie
titslXittlt./tri "itt;t:-tit'1;IT.1I . floor altt%ttit LiU..•li't:t.(Ji.';.iit%tl1., ,t-tot-.
tdccc1 the net k•trca .of the i sl�tti t.i.n;:�::i 2. .5 (t?Ftt ,-}i)
1:,ycll boiltis it 1)•i-! eik-1;irCd'2d ,Eli: fit*:! tit:i:�;i1;1nrit J.n:lic�ato' et br
a.ft pot t' i
1ts tlt! : cr.t r_: , . 113sec1t;7rt thec' rftl:iitnlez 2 l don-
'.' ' S Idera txont.;. e> p.r(y.ssed • in t:lt i.s; !';et 4 i.ori
(a)
fib)
it hE� floor area rtt t i,c) itlr y be itte t- 'it r-ic'd by .01
for each i.}%ty (60) feat of i ccc' ii.t7.tc 1.attic1ac. • pi ri
ayi.cU11 plbl:tc. cr1r; 't?ie11it for 1�'(1,1strialn purporscs
which averages:at lea: "t: tw my (20) fceL in width
and is not .1.osJ than fifteen (15) l:eo t . The -;iiti-
t
tnum length of..: bayfrcoat en .to receive a honuc;
under this provi.sion Shall 11;_ itt: le.a ;L: forty 'per-
cent (40%) :' cf the pc r:1t;1ete:e of the .t:::+iand . The.'
maximum permitted bonus under this provision shall
be 0.5
The floor: area ratio . may be Let: cased by .02 for
each .five (5) percent increase of ground level
pedestrian open space over thirty -'jive (35) per-
cent of the gross area of the d ist-ic t up to a
wraximum increase of .06.
(c) The floor area may be increased by two (2) square
feet for each one (1) square .foot~ of'fl.oer area of
a principalstructure that .is left open,. unenclosec1,
and not . used for parking .purposes.. The maximum bo:lt.tu
under this provision shall. bo. 0_05.
(d) The floor area may be increased up to a maximum
of 0.15 providing that the proposed davelopmpnt
incorporates distinctive design features, as fol-
lows:
1. Landscap._ng (a maximum increase of .05):
strectscape : open spaces and plazas;. pedes-
trian way treatment; recreational areas:
superior use of subtropical vegetation.
2. Siting (maximum increase .of .05) : visual focal
points; ,view; sun and wind or.ientat:ion circu-
lation pattern; physical environment; variation
n
in 11talc1 i.ng setbacks; visual corridors frc
the ;nainland, and on the isl n-t; cr;: :'.f.:i.ve
use arrangements; low lot: coverage.
ge.
3. Superior design feature (a tmr.,l.mni(t inc.rort,`.;e
of ,05) : separation of vehicular pcciof t:ia
traffic; distinctive and Ytartttotti.ctit; building
forms; 'harmonious us:; of tlt:tt.oi' i;tlr;; e`c,:t1lence
$.n relationship of throe dl imon:. ional
I C1,2'L� i. 2.2ZCiC2'li:i ILjk! ui.l.CltE. Lj Lo il:Ididt
on' co?i:;e r f Li.Ort i Ctir2 ri!
.Section 6. SPECIAL LIMITATIONS ON LOT OR BUILDINGSIr.'I
COVERAGE BY ALL BUILDINGS AT VARIOUS ELEViiTIONS.
The maximum lot coverage i`or a1 L buildings and structures
within the SPD-1 districts shall be sixty ' (60) percent of
the gross areal of the district. in add itior. to other limi-
tations set forth herein, the following :,ha11 apply to lot
or -building site coverage by buildings or portions of build-
ings at the elevations indicated
Percent: of hot or Building Site,
Height Above Grade Area Which May be Covered
Principal Use Total for Princi
0n1y pal Use & Acces-
sory Structure
20.0 feet or less 25 60
20.1 feet to 30.0 feet 24 55
.30.1 feet to 40.0 feet : 23 50
40.1 feet to 50.0 fee 22 45
50.1 feet to 60.0 feet 21 40
60.1 feet to 100.0 feet 20 30
100.1 feet to 250.0 feet 15
250.1 feet or over 10
Where two or more lots or building sites aro contiguous or
Separated onlyy a public street, lot or building site
coverage C„halculations 'may` be ba s^cl on the combination of
such lots . or building sites.
20.
21.
22
23
2'}
75
?. 7
Sec t: i on 1 .' t \C
(1_) Hid'1iitln.1 C) ryil qp tre
Total Open Space within the distvLt:.I' t:'oll:: Ltllei ils
the tOtal. cri o ,s , at':'.E. ' af' the district, i! 5 defined in :u`ecii t.)ti
3 oC 'this AI(TT.Crit.q to .nuthe l)iii.ldi.nt( area plutt lls:1401c 3:t±of
building .itroct shall be. .c'.on. tritcd total Etrc%t covered[:
tile. l_b5ed build ihc;s; (t-:i1:on a tii 'c)ti` cal Ltd Lott l ol. cor:h hui. t.ci=-
1 ftCj,. ).ttclu'l7.t'g ucc1 u l.ld ing ) includ 1.rlCt tot 1. arta
- ,r -� i• o t e, sp:.te'.E_' CovL'red
o>r ul.l. Cotiri-tr.t opvrt ,l��icc.. ( �;cept; -far open
_space
eaves and normal: overh:::ng or 'roof's): ]�ut,not itt"r:l.uc1inu
uncovered entrance platform:., tlticovered terraces, or un-
covered ..steps where: such feature CdC) nOL. t1iC't sclv`s".con-
stitute enclosures for building :reap; below them.,
• Usable roof area shall be considered .a:, the total roof area
buildings:which havc Leen .suitably itnproved for pedestrian ope;
:space.
Minimum' total open. space .shall:be based
ratio permitted as indicated-:,
Permitted F.A..R.
upon:the' floor area
Minimum Total Open Space
y of Gross Area of District
1.0 G 0!a
1.5 65;'•
2.0 70%
2.5 or over 75%
Required open space shall be located to pro:►.i.cic for conven-
ient, safe, use by occup.ints, and .as appropriate, by visi-
tors. Location and use .shall be consistcnL with th•.: char-
acter of the site and with the intended general developr?ent
concept plan for the district.
(2) Minimum Pedest.riLn and Recreational Open Space
Pedestrian Open Space, as part of the total open space,
shall be construed as including . areas barred to automo-
tive vehicles ('except for maintenance of such areas or
use by public or utility vehicles in emergencies) and
improved for pedestrian use and enjoyment. Such space
shall include pedestrian ways, promenades, landscaped
areas; _parks, and active and passive recreational areas.
Minimum pedestrian o t.tn space. shall b., at least f: i.f.Ly
(50) "percent of i.lio gross area of the c1 i.st:r.i_c.L.
(3) Mt11 i.1!lttin _iit py,n,I 7._'vq Pode atr:ian Open Space
Ground level pedestrianopen space shall be construed as in-
2ludi.ng :areas at the grade Line measured zlt the elevation of
the bulkhead and allowing for . afive . (5) foot variation aloe'
a given cross-section of the island area,
I7-'
12
13
14
15
13
1'7
1.8
19
20
21
2
ry
w 1
24'
• 25
6
• 2 i
rt
30
a •�
3'
1
•
421
3 : t
ri`t000l 1. ti:= t pi�Y lc ;tri.iih .c;,•,.'n i:i.�,tr:isi Hi:t1 ( 6 at:
LC it ; i t / J.:, f fir. f:lt�' C�t't1.:': til'E`it: �►i�t'"
-_YE q�
major' t. y Of the 'Ct.t (t. t' i 1 c ijei. 1.>i{dost• ►' I.ttu 0;, it'l
C(O. i.. Appt,Cpti;tl:(_.' l.l t)c::►t'E`.(l t',t)ff1t1 i'i:t . t:hE` 11!.t t.t1 t %.1'[t:t portion
uf. Lito J.«:ic'lhd
(4)
Min ii+I,ttti Otlt.7 rt Sft-:c'�i � 't'+ ri1113, i\cr..t•z; ; 0)1 `'
c'ttwlt� Winter'.; .tn the lji.:=f-r-1et.
:': 1,d0hi 7:
a i n s t ,, open a,..7 '• roi t. 1 rci: in`!: s
1`t1 addition t;� r�r �_.., it p'�`l �. t�.�� the �. 1� f `
of th].S :SeCLjon ct part i.on Cl o t'hc be Cyekteloped usable p^c ci ;Lriatri o_ c. rl t•:it1ci1 :i_• s i."'
et ally ar:cecsthl.c to ctl_t t i� ; }il:l t•norker.; in ti;iC?
r . �i.cl nt:
ci� ace : shall 1'IEIi. i1C` l �'�i�+ L itan
district. Minimum .usable open
1. 2t,3 acres for each one ttiouuz:in73 (1000) p;.!t-t•;otii r eni_ct i..t1j
in the'district.'
Section 8.
SPr CIAL YI\RD MID i) OPEN SPACE
r.:rift c ttv;i'.tr;Lvrs
The following special 'r-ccjU i nt iorot ttn.1 = rcc-lu i z ,munts apply
to certain yards, setbacks and open space in this district:
(1). yards and Setbacks Add%icyc_nE to_St:rr.r.t:s
(a) Landscaped yards; adincort to ;;tree r-t other
than service drives.
A.' yard ten. (10) feet in minimum width ,hall.. b
provided for all residential, 'hotel., accessory
structures at street: level ar.1.jacent: to all
streets other . than service drives. Such yards
• shall" be maintained, in lanti:`•cr.pi.ticJ except- for
ctialkways.and nice:, ttr.y vehicular ingress an3
egress and; for pick-up or discharge Cif passe'lcjers,
and shall r:ot be used for parking.
(b) Further setbacks; adl cent to residential
windows at lower levels.
Where portions of structures adjacent to
streets contain windows , or residential units,
or of hotel rooms intended t.o he ,used Co.r
sleeping, and where sills of: such windows
are at or below an elevation of thirty (30)
feet, as measured from the inner curb eleva-
tions along such streets, such window:; shall
be further set back from the inner: line of
the yard required at: (a) above and additional_
distance, as follows:
t,.c
•c; than 10 1-r c i. .r :i t:
Elevation lc.,
Elevation 10--19 fcr:t 10 tc
Elevation 20 9 Coot `; [eel.
13 -
9
,U
11
3
14
7
a
1.9
20
3.
24
2:►
26
27
• '�0
30
1
t -t1
33
t6
?;tieh Ott 1.1 • 13e •'Lr ::iti G,.1 rrt':Kl r:•
t_ the 0 i' i:he yard t: C'C(tt t.I:'(d ) 'C)
:jeCted t,c rti.Ca1.l.yr ) tit
�tti e.f rjv tt. S on it�- 'Liiiin Lett (1 (0) feet.
i•iiti.�:lt ��Gt:;<• �t kjr:c,iuh:.l icivO! . yt:ls:c:l i.?.;_ C;(tti.tL•tt)
10;10.1- of ;L r•ttc t...tit C not: i nV O .sJ'.t_n
stic t tJi.ticlC7° May tfro_jeet •:t.[lt:C1 the •L aal Wit. area
(2) 't'egp 0:17i.ali ot29Pt .t.4t:?:tce T.1: C41C7;.t11:1 t`v Acl jac!ell
'k'hi to rf eop t ._
i1i1 jEtc vnt to Et II btlt,kboaci lines along major i sterff:onts, Oh
c'i1Ch't Ibis, or pa .eel ,. open space averaging t:weniy (20) feiet
its width and a minimum mum of. fitcen (1_5) tee t in width sh:t 1.1
be . provided , landscaped, , improved awl trto .ltl t ct i nrcl as a
pbrtiof ofthe requirements set fax-l.h hc:rain, :subject to
. such • limitations on use and accosts, including 1:r'.ser ea bons
` as are 2:'�t t:;onabl neccss;a1:y for pro-
tection of securityof property and tranquility of occupants.
Such walkways and related open space Shall. be approximately
roxicttately
at ground level (allowing for minor elevation for structures
involved, such as boardwalks) except where there are adequate
reasons for higher elevations, including connections with.
.other portions of tea : pedestrian system, . bridges over slips,
or connectors otter streets.
(3) Above --ground pedestrian open space,
xn furtherance of the intent set forth hcrc in,pedestrian
open space of appropriate dimensions nnC with appropriate
improvements may be tit above --ground l ►cc ;ic72ts.
Section 9. ELEVATED CIRCUT,2\TION ROUTES
Bridges for pedestrian use or foremergency access, open
or enclosed, connecting buildings ,or open spaces, may be
erected across fire access routes at a minimum elevation of
sixteen (16) feet above curb level. If not exceeding
twenty (20) feet in width, such bridges may cross yards
and pedestrian open space at a minimum elevation of ten
(10) feet, notwithstanding limitations on yards and covered
open space e7.sew1-.ere set forth.
Such bridges may.. be used Eor normal 'pedestrian move:.tent,.
for pedestrian mass transport by moving walkways, for
approved mass transit devices or for approved vehicular
access, appropriate for use in a pedestrian --oriented en-
vironment.
Section 10. SPACING nETWrEr _.BUIU)INGS
BUILDINGS
OR 1`o ltio :.ri
OF ._
1'hc . purpo.;e" of spacing ,:c qu i1 eItlentsa be t.t:een bei,Icl.i.ngs o
pprt i or1s of buildings is ,Lc) - enc'Oura90 Mort` a:.'.:1
l.9
ES
10
:11
!_ 2
13
15
1 G
17
Y8
19
20
21
32
'4
25
26
27
and it;litcj:i.rt:tc.iOtIi_(Itt, t•;ri . to 6ttsttr: i.'i9. ���t �ittt t�„ I.:i(It
ki-e iLiiULic;ft atclCt 1ii.`1:valt: !) : °::i'C'rt ,it;:uct tt t Cr:: O i.Lt!I :t 016
Certttal The 1)t•itiCipiUt1 t;t•t:
f`.or t:lt t110 `llAci l.C: a! £tt;ttttl` St' i t!1't: tttttk `' t �' I jtc j ij).it.' 1.tt: j i`C'cjlE i2t .I,r}tt:.;
_; -Lii:.` •hl1tiit•it.ltil 1iui_.Id 1ti t £Sti�ti: i 1t:j i :''c[tt I L'+'.'i(t•,`_ii%" J.t;
•----. • , . Litic i 1 I ► r tC1 tt It i l.: 'The
.tont.it?ct t o i�"�t•'1Cj•.: pt .vat y within Lilt. clt./.
Spacing' between buildings inay be reduced t.hc,re wiri1Crt.S 'are "Tact
in only one bf:,ttao f:tc°::; i•rhea-c there are ,nc3 iia_rttow::; tif'
where the adequate seteertittg for t,indos i.:.; prov:t.decl•, tijit-!i-o
.the < ihhcioAts are 'at su•Yh a' height or location that they provic:tet
adequate privacy.
Light and Hirt tine kits ild i.rt.rj-.;Y:ar+ini pt'o'td"',; ono motto
of ensuring that each roomha's l igllt and rt"i.l , Building
r r' r..'', t hrq'(! 1't• a.3 ' tlr) C1 l rll.to 153 Or Very
Spacing may be cclttc:rcl t•.t�lel�._
. small window areas .and: vfhere- 1341 VY.' ilel-.(1110 ppi-ov is ions
for light zlnc1 air fro:ll anothc.!r direct_ i tin.
Building Configuration; t7i1<!rc 1.it11.1.di.fltj conL,ttjt?ra'tl.on is
,irregular so that the needs e::pressc'd for privacy and yen-,
tilation are met by the fore of Llte., bu i id itzcj reduced build-=
a.ng_spacitig• is permissibleas deteri;titie[i by ;tvcr<•tt7c .spaci:rtc;
or by'measuring , spacing where .r'oons open towards adjacent
.buildings .
The spacing of buildings within the ,Island District shall
be cletermi.n_ed by the formulas relating to height, effective
length, the type of wail (as re7.ated to winclo-.r orientation)
rather_ than traditional yard and bull: regtli_i:em;.nts.,, The
folbtainc; definitions,
' formulas and diagra:111:; :;hall guide
the minimum spacing between buildings or portions of build-
ings within the SPD-1 •Island District:.
(1) Height (Number ofStories)
Height shall, normally be measured' in nutn1.t-'r of stories,
provided ho....ever that wi'tere average_height p 'r story ek-
ceeds ten (10) feet, ten (10) feet shall coast v,iecl to
be one story.
Where there are one o.r more setbacks in :1te' height of a
• building, the open space depth for each c•ra t1 ::ur face or
plane shall be determined' separately, and', the 1o.;er. 'por-
tion of the building may extend into the op.•ri spice sir a
required for the higher portion, but must p170 ,,3 dt"1 c�pMit
Space depth as required for it.
(2) Efffect.it-e Length
Effective ho:•iroftal icncjth of a 1:uileling is the l it�YLil
of a buil.elin'j.lin11. S Urfac:u in a siucjl.ee plan' inctuziin;1
minor setba cl•s. the , length or a 2.)Ui.ldiitej ti•7.111
angle) or set back ri` (G) t'oett 'or "loot o, the ctji it ;Tal.t'L`
depth for. owl; lw';-I) 1.:iui: f.c t:e or plane 1 h't! dote L1liilied
separately,'
epatr.ately.
29 -
1
µi:i�T:i_�^l'_C`C7
tOgiil.lt`C�'
iltt! c)pc't7 (to!. it l t.:'C'i .IR! d i ..t:efit
1) )l„ ktit. eil '�:t:C) .2) C) 0t.t.j.tl!J • t•li,t 1.1:his
(4) p tom .:C1lltf;%%.it.titc.L ?.vt c'LtAIr.,I.?�•
Petro it.tb.i.131e-LO:ter lax')
'ilie tollo ting i iatgramtt, erlf:il:l cd "E::zimpl:es i ?;ird Eict)L11
nciistir elter ty it i rOrti il!1ttC'1 ltt'C)L�`�i _:ii�.11tCl:t?:<I5 l:rlt I�t1_% L'
f tni.l�► itous_i.t7gitIth,' No. 26O0, 1CV1, ii.ltti.:Liat6:s' ctot-e'r_.
mina -Lions dcscrih2cl iri tlt,- :illl. soot. ions, aboJ<',. Innter
j l"yard,":
preting thiG d agrart, the term
ca C)p.''r1 space 'wwhere it. i11tp:1_ es to •htot:.'t'lont:c:I ::Ch)arat:i.t ri
from lot: lines or build ing- site 1.i..nes (us' p.,r.o-jr•^:�cl
involving stopped build ing Corns
HORIZONTAL SETBACK
WING WALLS
0 = YARD DEPTH
S = NO. OF STORIES
L = HORIZONTAL LENGTH
YARD DEPTH M
1
9
33
34
35
(b) Ot 011
tibr pu ;� obe bf iic1 j .icc t i open sace` 3-eqU i.t:i`me..t'.ts as j ro--
Y. -
p
{:htc'cs tyiiot. t:l{; Walls Ore' t.11:.;Liil:ttll. s1 ed:,„
fir containing prinoiji'_11 tiin:lcr.::: ?ti
lt(tFl.1-�T td�al.�..i, con
major rooms for daytime Use. 'Pt Cri1Eorio W'� tyre there are individual entrances to units at
first-storythe tlevel, tlie wall containing the
i
Major entrancetoa dwelling :�11ct1.1.. }12 .considered cl,
i
pl'ltttary i•;a l l only when 1'C faces a, t•ii_n:.lc.):i w,;1.1. C) t� alit
adjacent living unit. In o;:hc . forms of tli•ollinq +,
- living
, room windows and other windows in tic!. jai- rooms
for dc`1y11IttE? living use 6l7J.l.l. be cons i:i:Lt.:C1 t.::.; ll:.`.lr;Cf
in primary walls. Principal windows of. l;T,t:e1_ rooms
shall be construed :v being in such trt'1'lr._
Office windows for pt:i.nci_trl.office us s Shall .110
construed as being in primary walls.
(b) Secondary walls, containing only winclo:•,- other ehan
principal windotvs in major rooms for daytime use.
Xn the case of dwellings, this shall be construed
as including bedroom, bathroom and kitchen windows.
In the case of hotels, this sha1l be construed its
including
incidental windows for service a,-eas,
windows for bathrooms or toilets, : t•r1ndcy.s adjacent
to elevator shafts and the. like.
In the case of offices, windows for mailrooms, :rt:oek
rooms and the like !Alai.), be construed ri:: b:` t_ttcl in
secondary walls.
t`linclowle,;s walls, containing no windows or other
openings except us required for fi.r..1 pi.o; cct:ion.
(c)
(6) SoacincLformuias, application ne -.hods of mnas-
urement.
The formulas set forth below establish the amount of
horizontal open space required adjacent: to individual'
primary, secondary or windowless walls. Sucli space
shall be measured perp end icu lztr to such walls. Sp 1c ].r q
between ad ioininq por. ti:ons of buildings shall be the
cumulative realAirements of the ind iviclu:;1. w4i l.l.s i.nvo lv a.
Where adjacent: buildings are on ad jctr ant individual lots
spacing shall be measured from the;lot lines a.rtvolvea
(as projected ,vertically where the spavin;t regu.i.reatc,•nt:
$.nvo1veci is b4sed.,other than at: ground lovl)
tlxt�ir c! iilo� c tltaij ot-ie }Su i:l r't ihcj belt t: br
to fir..1.0tdc1, - bua_1ditict 81to 1. i.tt� :�; twec�L _ntt ,p czii►t1 rt'-
gUitet ettt sh 11j! iise+:ct to: 'et t:ezrtitiO e0 ttritnli1;r,
Whcrc a l�tti �tli.ng as o 1 a lot: of aid:join ng
a Street br other pet -Mat -tent Open .space, tip -to Jh :01: 't'l1c
Width o,E .the stree L or other pet -fitment opert :1,p- .c o may lie
ooUnted iti prot/iditig spatprovide d htn-re =r°
thix-tr this does not authorize buil.dit g in any required ya.rc7
or setback.
}Ieight and effective length -of walls o.tf buildings based at. grad.
shall be treasured from grade; height. and effective length of
walls of'buildings rising from structural- plaL orms _hall be
mettsur`ed from the platform elevation
Spacing requirements shall apply to all buildings and .por-
tions of buildings, whether or not located on 'the ,same lot,
and regardless--of-use, provided that spacing of: parking
structures shall be subject- only to -the requirements con-
cerning yards adjacent. to streets.
(a) Ope-n space requirement -adjacent to krz.tnary wall•
s.
Adjacent to, primary minimum ,ODspace shall
be as .required. by .the 'formula D = .6•E.S± 1,/In, where 1)
' is distance in fact S is,'. number of., stories, and L is
effective horizontal building length.
(b) O-ien :taco reouirement 'adjacent to secon3a
Adjacent to seconiary walls, minimum' open space
shall be as ,required by the formula D = 2 •t- S 4- , ,• f 1O,
with symbol representation as above.
(c) Qpen Space 'requirement adjacent to wthdowless tJ�ttls
No specific open space is required b' these .regulations
adjacent to a wirldo /1ess wall., except that i.f any :pace
is left between adjoining -windowless walls, it :;hall.
be , at least. 3 feet in t�idth. Greater ' separat ion shall
be provided •if required by building'. or fire safety
regulations. •
-23-
16
17.
18
19
20
21
22
86cLi.onV%triat:i.o:1'3 fro:h 6C, n .''rrt1 ft'"l:f)ti:�
"71jj0]_`/�, r?rL. i
n pti.rt: of Clcnt,rii1.. action: whctt 1+.l.nwt
it r ecoihmercia,ti on lhy t:1fc'' Plnntt l-hJ Ac'tvi.t;t.,it:'y 13c ic•d
and approval by 11 c' City CoftluitssI n> i,tbe
COntrni s].on may KittLltOri.k.C.e Vat iatrocitt 1
(ions geiteralli applying in, a SPD•-1. Central -
Island District upon cleterminat.i_on tl.ht the.
pith proposed by nri_ Etpplieant, t:flti.l.Ce noL
Strictly in McCord with' rc'gula"Lionf. ar'pl`t i.nc3
generally tv thin the c1i. f r.i.ct:, meets 'pub lic.
purposes to an equivalent or a grca ter degree,
Alltnat.timums in this artirlce. are subje?CL to the
provisions ' of this: section.
Conflicts With other Provisions -of the
Zoning Ordinances
It is intended that where there are conflicts
between the requirements of this section and other
provisions of the zoning ordinance, the provisions: of
this section shall apply.
Section 13. Parking) equirener_ts
,(1) Off -Street Parking
Off-street parking requirements for this district
shall be as set forth in ARTICLE XXIXI, Section 4,
except that when a parking garage serves 'loth office
and residential buildings, the combined require-
ment for both uses shall equal one space for each
four hundred (400) square feet of gross floor area
in offices plus one space for each dwelling unit.
In no case however, shall the combined parking
requirement be less than the residential parking
requirement when computed separately.
(2) Structure Parking
'All required parking shall be in structures e,'c:?pt
for a) temporary parking lots b) a maximum al 10%
parking requirements may be provided bygrade
level landscaped parking areas for service related.
uses. No parking shall ho permitted on .top of a
parking structure unless ,the exposed deck is
architecturally treated and a plan is submitted
for review. by the Planning Department.
13
22
23
24
26
20
2.9
3t0
:31
:2
33
34
(I) 'Remote e site jv t1zi ttc', 3 s per:Mi. t.t:r_c1 under r t;tutd i L.i.c)ttit 1
:Use approval for any o"f the ' 7:equ.irc.d parhi;v . control
of t emote site parking ng . is necessary to, ottsnre proper
control o1: location, ingrt:�sS and ogress, an.1 Considera -
i
ti.citt o1 poisible detrimental c:t.fceLs` to n(!igltbor ing
1?et oie sites may � aCcommorla .e pY-irking ncg' frotrt
property.
tnore than one site.
th doht-!odti.ot With approval of any such remote site
parking, ah aclreeMent properly drawn arid executed by
the patties concerned, approved, as. to Lorin anti
legality by the City Attorney, shall guarantoe the
1T1a1tltE'hat1Ce, and r'r'crvation of tritenpaces involved Lot
the uses iserved, unless nrcl until the saw, 'lumbar of
spacer s provided el-;cewhere with the upprav:t1 OE t:ttc'
Zoning Board in accor]ancc with oorr.iiti.ort:t7 ii:;c requirc;tnenL:;.
Section 14, - _ SIGN LIt 1tTATIONS
Sign limitations shall be as provided for the R-C-1
district in ArticleX?tIV, Section 3.1.
Section 2. That all laws or parts of laws
in conflict herewith, be and :the same a?:e hereby repealed
insofar as they are in Conflict.'
Section -3. 'It: any section, Sentcncc, claLtse,
phrase, or word of this ordinance is for .any reason held
or declared to be unconstitutional, inoperative, oe void,
such holding or invalidity shall not raffect Llie rctnaini.ng
portions of this ordinance; and it shall be construed
to have been the intent of the Commission of the City
of Miami to pass this ordinance without such unconstitu-
tional, invalid, or inoperative part therein; and the remainder
of this ordinance,` after the exclusion of such part or part'!.:
shall be deemed and held to be valid as iU such parts bac;.
not been included therein; provided however that if any of.
'the provisions requiring the City' ;., tppt ctva l of dove i opnen t
plans are held to be t;ttccinstit:uLional, inoperative or
then the entire ordinances shill fail.*
VCo1.Ci,
Seetihh 4. This ordinance Shall be effeetivfl.
bay of December, 1914.
PASSED ON PtRST READING DY TITDi
October, 1974.
PASSED AND ADOPTED ON SECOND AND FINAL READING BY TITLE
ONLY this 7th'day of November, 19/4.
H.D. SOUTHERN
CITY CLERIC
it the ith
NLY this rd day of
_MAURICE A FERRE
MAYOR
• ' MlAMI t VILW
At4B BAML%f IEdemb
Pitbii3bar' ticem : & 'Uhldyi
} legal Iyl{otit ittt`l
�y3 i y y�
lid li bahlid h eiQQ
' btAtt of ft.ofttbA
bOtiikeflo Of §Ab
gettitre the underslgried authofity Oi4tld011)11Y 60-
peered Mai:the biobtile, *ha .Oh oath says that the
IS ' the... V.P. Legal Ada of . the Might Rev1eW and
Daily Retard, a daily, (eitcept, Satdrddy, , Sunday .and
Legal Holidays)_ newspaper,publlshed et, Mianil In
Dade County. Florida; that the, attached copy bf adver-
tlsemerit, being a Legal Advertisement or Notice It
the Matte Of •
te:
bttbIi3Mt3Ct; NO 33b
in the ?t:l' ' Court,.
was published in said newspaper In the Issues of
foveiilibeir' 13 Y 1974
• Afflant turther says that the said Miami Review
and Daily Record Is a newspaper published at Miaml,
In said Dade County. Florida, and that the Said news-
paper has heretofore been continuously published in
said Daade County Florida. each day (except Saturday.
second claw snail Holidays)
ryat the'post been.
Miami
In said Dade County,: Florida. for a period of one year
next preceding the first publication of the' attached
copy
yhas nelthet paid tnor and any, person thati-
or corporation any discount. rebate, commission„ or
refund for the purpose of securing this advertisement
for publication In the;sal—n4Wspa. er..
,....F:ti....rl.:.,.':aiz'+t�'7r::�-. ��stv.•'Yr' (r � ,cM.t.d�
Sworn to and subscrrIbed haAre me this
13 th
day. ot November • • • 74
• Marjorie T. Smith
NMary utitic; State of Florida at Large.
(SEAL)
My Commission exp • mlibr 1, 1977,E n
t'iTi- BP
DADE: CO 11.Ohti)A
I tOAt, ibfitri:
All intetsstrd will take notice
that nn the ,th day of
bet, Ott the Commission ''of thr'
City or ' ltinrnl. Florida ndopted
an otitinnnee entitled —
AN ORDINANC}. AMtEN11-
tNr, ORDINANCE NO. 63i1,
COMPREHENSIVE
. ZONINC' ORDINANCE; 'FOR
THE 'CiTY OF MtIAMiL TO •
INCLUDE A NEW ZONING .,
DISTRICT, ARTICLE tXI.3,
SPD-] CENTRAL ISLAND
t)ESTRtcT: PROVIDING
' FOR INTENT.' USE REG-
ULATIONS, 1I I N 1 M1 U M
CROSS AREA 'OF- • NS-
. ' TRICT. 'APPLICATION RE-
CCE1 LPFSNTFL OR -AREA
RATIO AND BONUS PRO-
VISIONS, SPECIAL : LIJII-
TATIONS ON LOT- OR
Et:ILDINO SITE COVER-
' AGE BY All BUILDINGS
AT VARIOUS ELEVATIONS.
r T'EN SPACE REQUIRE- .
N1FNTS. SPECIAL • YARD
.AND OPEN SPACE RF?-
.;U}RENIENTS. ELEVATED,
CIRCULATION ROUTES,
SPA( INt; I3 r T N E E N
t31.1I.DINGS OR RTIOIA-
1
IC'NS FE GENERAL
it?iS.,LA'TI0N APPLY IN s ,
IN SPD-L CENTRAL' IS-
LAND .. DISTRICT, •CON-
• PLld'7S' WITH OTHER `
PRGVIo C','S OF 'LONI'G
ORDINANCE. P.V}1}:ING
REQU1RENV-44,'S: AND
STUN LIM 'IONS: RE-
PEALING ..LL ORDI-
NANCES. CODE SECTIONS. '. .
OR PARTS THEREOF
IN CONFLICT INSOFAR
AS TI}EY ARE IN . CON-
FI.ICT CONTAINING' A
SEV}:RABILITY 1' R 0 V 1-
SION; AND -- PROVIDING
FOR AN EFFECTIVE
DATE.
which is . designated Ordinance,,
No: E339.
11 D. SOUTHERN
CITY CLERK
CITY OF MIAMI,
FLORIDA
Puhlicatinn of this notice nn
the 13Ih day of Nov.?mbcr, 1Y4.11/13 -
M 11402
13 0
Aii interested will take hotiee Ehat bit the ith
ay Of 3oVet6erj 1974 the Commission of tho C1E7. bf
Miam3., i;1c3iic1a adbpted ah brditiahc e entitled
AN GF`.OINAANC:t+- 71=iiIL. ORDINANCE ICI. 6871, '.CITE: C0 1 -
PF:e1I1r 'u,1:Vr' :!�ONIteG . OiRD:t NANCt; i:'J;d, TOP. t.Z`1' C)i 1.10a41/
TO INCLUDE A N[ 1 . V i..1:NG. DIS`.1 RICT,' ARTICLE
SPD -1. CENTRAL ISLAND DISTRICT : PR'OVIDING V OR IN-
TENT,'USE. REGULATIONS, i•`.:CMP:arn GROSS AREA A 0
DISTRICT, APPI:,ICATION..REQUIREithNTS AND PROCEDURES* ,
FLOOI: , ARE 'IThTIO 'A D BONUSPROVISIONS, SPECIAL
L:CMITATIO\S .ON_ LO'.0 Oa. I3U:CLl)I t G SITECOVERAGE IW
1\LL £tJIT.1DTNG5 ' AT VARIOUS' ELEVATIONS, OJ?EH SPACE
REQUIREMENTS, SPECIAL YARD AND OPEN SPACE REQUIRE-
MENTS,, ELEVATED CIRCULATION POUTEE, ' S PACING B1
.TWEt N. T;UILDI ' GS . OR _PORTIONS OF LUILDINGS, VARIt
TTOES FR0 I G ENEiU\L REGULATIONS '7,PPLYING ' :1N SPD--1
CENTRAL' :cSI,AND DISTRICT;- CONFLICTS WITH OTHER
PROVISIONS OF. ZONING ORDINANCE, Pt\1Ui NG REQUIRE--
ILI`:'rs, AND SIGN LIMITATIONS; REPEALING. ALL ORDINANCES,
CODE ' SECTIONS, OR PARTS TIIEREOF :IN CONFLICT -IN
SOFARAS ' THEY ' 711 E IN CONFLICT; CONTAINING A S'EV--
ERABIL:I:TY PROVISION;,AND PROVIDING : FOR AN EFFE C-
TIVI; DATE.
which is designated Ordinance No.
8330.
SOUTHERN
CITY CLERK
CITY OF MIAMI, FLORIDA
•
�.,.`��„��r.,.rrM!r'�,�-i�►i�{ivtiv,�.�..ri�t4f.:w,:K.wrs►N.o:ua,.:dir'i.�,�,:$iir.fr :.,,«/ +S�Y? �19'+"llYi'?T. wX�"�!r"w v': h'e. ! si:.e.n:..�ay-.
i't�' il'ilC! I'Iohc)l"i1bic? 1 i":; Cif'. th{• , FF:.{:: itiC�'•.':'i111
y G'on,l+t1:��:1.on
4i-11111y15c iFi.ny3' •
q4 NOV
S pia
3..
:rfff . dil) J.)1.S F't��[L•L
bP1.):CNAtiti
l ,
Attached 'hereto ' I. t.11e SP1)-1. Cl'.N'1'1;;Vft ISLAND 1)IST'IiICT Oi:-cl i.nandc.. Tine
' Ordinance eolltainr: th1o' an tendtaC11't:c) Tt1ac1C!:by, the Cci,Arti.::i ,i.r)n' C)it ,1z. i.r`tA-1: 'tea cl-
:L11g and c i.t EI 1..;o c on'cla i.Ii:; the c itl- nc1ii1.'n t:s reco,ti e n 1c?d = by ti1(' , Pitl 1I1).ng
•
1)cp:t]:{tnc1'tt~ fo.r Clax' i.fic a t:.i.on. ,
illtc changer; t1ro found iri thc? fo1. secttor
' s i.. ^aph approved by
1?ctU<, j •- Sec Lion 2 -- ; LTS?!� i2iGUIi��1`i':i. rJ�CFS : ) � ).'t:.rf: -paragraph :l'ilCJ.i.
• ComrAssi.on on First 'Reading' wi i h 1'11.1"tor c'h:tngc sugrier:tLe&1 by 14r. i,Cton'..
2. l'Zcy� 3; - Item No. (5), Broadcasting ;s•Lnti_ons its Approved 3ay,the
Commission on. First I:e u.1i.11cJ.
1.
Pare ( - Item INIo.
-- minor insertions' rc.;:a:r,rat-Ale.ed by I•tr. Acton.
4., INIT..? 7 - hell No. 1.0. -- minor Changes rocommen]ocl 1.1 r . Acton.
. Pit c El Item No. 5. and No. 6. -. minor c "titnges recommended by lir. Acton.,
G P�tc,c 9 Item No. 4. - Ininoir change recommended 'by i•ir. Acton.
7. page. 1U - Item No. 2. - lninor changes rec.on-mended by ;•tr. Acton.
B. Page•..i3 - Item No. (1 )
minor, c 1aflgc',recommended by i•it~. Aeon.
O. acte:1.7 - Item No. (1.) Usable hoof Area minor. change reco:nmen3ccl
by Mr. rllcton
1 O. Ya0_cL 1.7 - Item ,No. (3) • - minor change roc 0: cttended by iir. Acton.'
1 t.' Pacie 19, - Section 9. - minor change recommended by'Nr. Acton.
Page 20 - 'Privacy" - minor c1mng,2 recommended by Mr. Acton.
:Eix l No. (4) - c1 ingrim? rccom:'ticu-lciec1 by 'Mr. AC ton.
tiontital'17,c? Memb rs
G i_ •t• 3 . C ci;rittt . t Ft 1 oh
Ncivembor 1. 1914
14. See ioriEi .1.7 i .1_1 i _ . 14 and .tr} were a 1 1. rcthtc:ed oho ht1tC1 .?c'3" cit1.e 'Lci
Gttor ih bi111:'C1.11C. a :,ccfl_.Jort huMbet
Y
�.�i . l?7t{cw�;,�tk . - Sc�•t: �.c�?1 No.. ,
j.
1� It st-, I ead i.ng.
if S.L/MbA/nt
Ordinance Tttachc;cl,
Es
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bttt3lf ANd � i:..� .. '.n.. �.. ...,
AN oROINA4dO i MMO: 4d ORDtNANdt NO* 681t, Pttc COM-
DREH8N8tVt V.oNINd bRt INA ds t'OR tall CITY OV MIAMTI
TO INdtitsb8 A 14 vi ZONING bisTRICT, ARTICLt XkI= 1 t
811j.ij dENTRAL tSLANO b: S`i'RICTI PROVIDING FOR IN.
THN'.l'y USN M0UtATI0NS, MINIMUM GROSS A1tiA OF
bIsTRidT, APPLICATION REQutREMENTS AND PROCEDURES,
FLOOR AREA RATIO ANb }#(ONUS PROVISIONS, SPECIAL
LIMITATIONS ON LOT OR JEWILOINO SITE COVERAGE EY
ALL BUILDINGS AT VARIOUS RLEVATIONS, OPEN SPACE.
118gUIREMSNTS, SPECIAL `BARD AND OPEN SPACE REQUIRE-
MENTS, ELEVATED CIACOLATION itoUTE5, SPACING DE==
TWEEN BUILDINGS OR PORTIONS OF ,1 tiiLbi IGS, VARIA-
TIONS FROM GENERAL REGULATIONS 1PPLYING.IN SPD,-I
CENTRAL ISLAND DISTRICT, CONFLICTS WtTit, OTHER
PROVISIONS OF ZONING_ ORDINANCE, PARKING REQUIRE-
MENTS, AND SIGN LIMITATIONS; REPEALING ALL ORDINANCES,
CODE SECTIONS, OR PARTS. THEREOF IN CONFLICT IN-
SOFAR AS THEY ARE IN CONFLICT; CONTAINING A SEV-
ERABILITY PROVISION; AND PROVIDING FOR AN EFFEC-
TIVE DATE,
WHEREAS, the Miami Planning Advisory Board, at its
meeting of July 31, 1974, following an advertised hearing,
adopted Resolution No. PAB 34-74, recommending denial of an
amendment to the City of Miami Zoning Ordinance by the addi-
tion of a New Article XXI-3, heretofore entitled "SPD-1 Island
District"; ° and
WHEREAS, notwithstanding the Board's recommendation,
21 the Commission deems it advisable and in the best interest
22 of the City of Miami and its inhabitants to amend said Ordin-
23 ance as hereinafter set forth;
24 NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE
25 CITY OF MIAMI, FLORIDA; '
Section 1. That Ordinance No. G871, the Comprehen
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:
sive Zoning Ordinance for the City of Miami be and the saw::' is
hereby amended by includinga new zoning district, SPD-1
Central island District, by the insertion of a new Article
XXI-3, as follcr4 ;
ARTICLE XXI'-3, SPD--1 CENTRAL ISLAND DISTRICT
Section 1 Intent;
i.a the intent _
f the SPD-i. Central. 1
10n0 Pict
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topromote ..he
p ., most bori efi.Cial and drc:atiito developmeriL
of island areas in ilisdayhe Bay Whidti arc itt dio:;e prose=
amity to the Central Business bistrict Lind have a spedial pow
tonLiai"for deVe .oprwthL of tedeVelopment m It is of critical
importance to the genet al welfare of. the community that Stich
centrally located island areas area developed in sU'uh ti inane
nor which Will support and tcinforce the fULiire growth
hhd econoric. Vitality of the. Central . business bisti idt.
'.rhe efore) through the use of special planned deVoiopment
regulations, IL is intended to permit greater fle>t bility
in siting Of buildings, iniLures of land uses, Usable open
Spaces, and, consequently, mote crcativeand 'imaginative
design tot the development of island areas than Would be
generally possible under conVentiotial lot by lot coning
regulations. It is intended to promote the special public
interest of the comtnuhity through the economical and effic-
ient use of land while providing a harmonious variety of land
use types, a high level of amenities and the preservation
of the natural scenic qualities of island areas in Biscayne
Bay, Through the careful monitoring of the quality of de-
velopment within the district, it is anticipated that open
space vistas and Views will be created that will provide a
superior level of convenience and amenity for both island
and mainland residents and workers.
These regulations are intended to combine appropri-
ate density for safe and convenient vehicular circulation by
Creating a coordinated and pleasant pedestrian network,
extending through and between buildings separated from
vehicular traffic and where feasible,substituting for
sidewalks adjacent to streets. Ground level landscaped open
space and pedestrian access to waterfront areas on the is-
land shall be encouraged within the limits established by
the need for security by the residents of the district corn-
munity.
The following regulations shall apply to the SPD--1.
Central Island District.
Section 2 - USE REGULATIONS:
The following specified uses may be permitted in
the Central Island District, provided that such uses
are compatible in terms of use, scale, height, density, ac-
tivities,.traffic, noise, and night lighting with the exist-
ing land and water uses on and at the mainland near. the- con-
necting bridge and in the adjacent vicinity. Final approval.
of permitted uses shall be determined at the time an appli-
cation is submitted as required under Section 4:
(1) Residential uses subject to the minimum floor area,
height and usable' open space regulations specified for
the R-CB District and not execsedinj a density of one
dwelling unit for each seven hundred and fifty (750)
square feet of lot area,
(2) Hotel and motel.
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°Etido toe €he concliucL. ref real csE:ai:C, tnoftcjarjoj lit;
anding a etints j ' tag: Consul.1ifcj, engihecr ngi -dental,
cii` tnec it`nl j .: hd1tic1iticj ctihics cii' off do ' ft r other pro-
toss.i.onals Or bOildinc s' noL- inVolVinc' the sale or hanc 1.-
ing of Merthariclic5e on the preinitid
(4) hati1 ' anctflnane:e off ices (c: C.lu iVo o dtive-i.h. toilets) .
(5) 'ilroadeastinc1' stations for radio 010 `1'Vj .ekcttidinc
- corniriercial radio' and TV station trahstditEing tintennas.
(6) p� nur`seri.es.
(7) Churches.
. Structures . and uses, required tor. operation of a public
utility oi.' performance of a governmental i:unction j ek-=
cept uses involving extensive storage -or repair aCtiv
ities, or With storage or repair as'the'primary► purpose.
•
(8)
(9) Parking. garages as an accessory use,
following retail or service uses:
Antique shop
(
(b) Art galleries,' museums and libraries
) Art supplies store
(d)
Bake shop
(e) Book stores for use by,the general public
(f) ,Boutiques
(g) Camera shop
(h) 'Drug store
(i) Duplication center
(7) Florist shop
(k) Gift and card shop
(1) 'China and crockery store
(m) , Clothing store
(n) IIcalth opa
(o) Hobby store
(p) Interior decorating
(ci) Jewelry store
(r)Medical and dental laboratory:
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al
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(u) OpLicjat t:v l.0 t
(t�') Pcrsun.tl' s1topn, t-uc+"t sir .b.:tt;«:'r t;1ibp::1
1JeLtity i:! F .�C'�` ';,+ttI!`_� f�'1Z1C`, j: i t t ;:Sl.tl cj :;tond.t
(`O lost: Office
: tolts' ,i sa.hn and photo4rapliit
Shoe ' rel7a i.r, shop
Shoe Store
Stationery store
(bb) Travel agency
(cc) Vetch and jew )ry reptir
(11) Othher uses: Other uses or enterprises similar to
the :above, Which in the judgment of . the Zoning SUpsr-
visor of the Building Department are similar to, and
not more objectionableto the gonsral welfare than
the uses listed. "Other uses" so determined shall
be regarded as listed uses..
(12) Boat docks, slips, piers, Wharves, anchorage, and
moorages for yachts and pleasure boats, yacht clubs,
and facilities for fueling and minor repair:; and
ship stores.
ope to t tons
(13) The following may be approved as special uses at the
time a particular application is submitted under
Section 4:
(a) Carpets, rug and floor covering store
(b) Variety or junior department store
-(c) Drive -In Tellers
(d) Home appliance store
(e) Night club
(f) Package liquor store
(g) Restautctnts, teal rooms or cafes
(h) Sporting goods
(i). Theater,.
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' I'r 1_i ote 0051 51 tif" `c�:(tjc ititi
toot: opnruLt'cl tat. prt,Lit'
l)dp1. l.t3c(�t tL�♦1t t center; hot '1'1C' J.ttcl i ftcj :vp:!i: e
a ri(1 letterpress
p.l:ess
t;ittti.Ltr
j ;trki tt i 1 oL i as tempot t` y Uses
Vac 11.itir:cc f'o.t: diSpgnsirt'f as of itt_=► Moto ( t
_ _ i = � olive services etid1.t=)s0 as
ctrl,� ].Tl.^�.C.L_ittitl. �ltiLC;.
a p:'tl.1. )E a plifLrCfrclI1{y,
with' n7 CiiriLcr
�tdvctt'Li.r;tttc�
(t) 1 oc.1 k trortt o v cfc:iahlc 1't rl-te .
(o) rurnitui:e stores
(14) Accetso y LUses or ,1 rtic to en t • 'elevated pedestrian ,
.walkways connecting tiao (2) ,or , more `i)ctti in'gs or'
bridging' strobtk;.
Sect -ion 3 MINIMUM GROSS AREA OF
The minimum gross area of the district shallbe twenty"'
(20) acres. All interior streets and al_1 private property
within the boundaries of the island f-hall be included its
part of the gross area.
Section 4 APPLICATION REQUIREMENTS AND PRO2EDURES:
All applications for development within the .SPI)--1
district shall be subject to the following requirements
and procedures:
(1) DEVELOPMENT CONCEPT PLAN REQUIRED
A development concept plan comprised of the materials
stated herein shall be required for all SPD--1 district
All such application materials shall be reviewed in
accordance with the procedures for securing approval ..
of a Special Planned Develop:.ent District application
as delineated in Subsection (2) of this Section.
(a) WRITTEN DOCUMENTS:
A legal description of the total site proposed
for development including a statement of
present and proposed ownership and present
and proposed zoning.
2. A, statement describing. the planning objectives
to be achieved by the SF'L)-•1. This statement
sholald include a description of the character
of the proposed development and the rnttoale
behind the as.^. umpt t.on3 and choir• es.
ti ltl,
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A .statement indicating the owner's a.ntent.iri:i
Witt rogard to the future belling or leasing
of all
y ori�ortcl ion: of tile i.stridt indl.tid .ng
land%!reds and dwelling Units'
7 cdeVelo1)mmert schedule ih d ic'tting the estitatecd
timing and phasing of ecinstrUation actiVities
With the esti.Mated arca allocations for each
land Use in each phase . of development' t'11 en sty
SPD-1 proVLdes for common open space, ; the total
area of improttecl common open space provided at
any stage of the development shall at a minittim
hear the same relationship to the total open
space to be provided in the entire development'
• Quantitative Data for the following: The total
number and type of dwelling units; parcel sie;
the approximate net and gross residential
densities; the total amount of nonresidential
construction including 'separate figures for
commercial or institutional facilities; the
development intensity of the proposed project
expressed as a.floor area ratio; proposed lot
coverage of all buildings and structures;
percent total open space in relation to the
gross area of the district including a figure
for usable open space; the percentage and
amount of pedestrian open space and percentage
and amount of ground level landscaped pedestrian.
open space in relation to the area of the
district, excluding streets and service areas;
the percentage and amount of public open space
and public facilities, if any; the amount and
type of off-street parking.
• Plans or programs which indicate the future
provision and maintenance of all public and private
usable open space areas which are accessible to
pedestrian activity.
7.
A statement of whether it is intended to provide,
facilities for police, fire and other public
services within the island.
Detailed professional studies indicating the
economic feasibility of development and the
analysis of the impact of the project upon
traffic and transportation systems, educational
facilities, public utility and service systems,
and ecological systems.
• The amount of area and type of commercial.
facilities to be included in the Central Island
District based upon a market analysis as
required in this section. The market analysis
shall be prepared by a professionalmarket
analyst and shall be critically reviewed by
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the pi_antithct bcpart:inertt beferr .f ifwt1
dot:e:i mihatioh of .the Uses to be permitted
in the 8PD, the market analysis shall
demonstrate that the . amount of land proposed
ih heeded for, and Can realistic!al ly be sUpportett
for commercial tise or these }:►t1r`poses the
analysis ;hall contain (a) determinations of the
trade area of the proposed Commercial facilities:
(b) determination of the present anti future trade
area population: (c) determinatidfl of the
effective buying power in the trade area: (d)
determination of the net potential customer
i.
buying power for' stores in the proposed commercial
facilities and on such basis, the recommended
store types and store floor areas; (e) other
determinations to create a thorough understanding
of the economic impact and potential of the
development.
10. A statement_ of intent as to the dedication of
street,: to public use. Streets may be dedicated
to public ttse or may be retained under private
ownership; however, if the streets arc to be
retained under private ownership the proposed
street system shall be subject to review by the
Fire, Police, Public Works and Sanitation
Departments to assure that the proposed street
system is adequately designed to protect the
public health, safety and welfare. All street
systems shall be constructed in accordance with
the standards established by the Public Works
Department.
(b) SITE PLANS AND SUPPORTING FLAPS:
A site plan and other supporting maps needed to
show the major details of the SPD-1 including:
1. Existing site conditions showing topography
and unique natural features.
2. The general location and floor area of all.
existing and proposed buildings, structures
and other improvements including maximum heights,
types of dwelling units, density per type and non-
residential uses.
3. The location and size in acres or square feet
of a1l areas to be conveyed, dedicated, or
reserved as common open space, public parks,
recreational areas, school sites, and similar
public and semi-public uses.
. '. he, existing and proposed circulation system
of arterial., collector, and local streets,
including off-street parking areas, service
areas, loading areas, and major points of
access to public right -of--way.
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(2)
Fthry r�; stth i aril le '�t0A ditddia
ion. s�istorn, iris izd n it. tototi'tiris ip tb the
chiciilr f dtr'c!ii .at£ort. system) the idaitihq propoed,
tfotttoOrtt at point a of donfl ices
The general land:♦capo pt th ificliCating the debigh
' .tteatMent and, types of tnaterictlt4 'itsecj' for priVate
ntt:1 pulalic . open spaces,- and,the desic;r trentineni of'
the perir^etcr' areas of the SPD-1 bitrict~s
Itiforrnati.on oh land areas adjacent to propos-
ed .8PD-1 to indicate the relationships betWeeti
the proposed deVeiopment and adjacent:.areas,
inctUding land uses, zotii.nf tttcl circulation
i3. Other graphic rnater'ial. which Will .facilitate
an understanding of the developmentt concept
and the planning objectives of the Special.
Planned Development. District.
PROCEDURES FOR SECURTNG APPROVAL OF -,)\ SPI CFAL PLANNED
D8VLOPMENT APPLICATION
To secureapproval, the following i•roccdures shall apply:
(a)
Pre -application Conference
Before submitting an application for approval of.
development within this district. an applicant
may confer with the Planning: Department to obtain
information and _guidance before entering into bind-
ing commitments, or incurring substantial expense
in the preparation of plans, surveys, and other data;
however, no statement or representation made prior
to the official review shall be binding on the Plan-
ning Advisory Board, the City Commission, or other
city departments.
(b) Application
All applications shall be submitted to the Depart -
of Administration for the Planning and Zoning
Boards and shall include all maps, plans, and doc-
uments as required by the regulations below.
Referral to Planning Department
Applications shall be referred to the Planning
Department for. review of all plans and documents.
Planning Department Recommendations and Findings
The purpose of the review by the Planning Depart-
ment ip to determine if the application materials
and the proposed projectare in accordance with those
regulations, The Planning Department shall complete
its review and deliver its recommendations to the
(d).
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Pia ►hing Advig $ p a,= t d i /g . tf :cd—
edipt iif the appiieMi iz, bf to l= tc la ti ssi off:
eo ifetoice5 Wi h app] ie`;i t; or 00) at tip e ol.
i:equest by fsetitiohot to tit:otetd Withiottt further .
tOklfcrencE :
The pitihhi g beparttent shall teeof-ofid appr0vai.
_Of; the application as submitted, t proval with
modifications, ,'or disapptovt : of the proposal.
.fhae • ecomilleiit ati iiis of the planning bepartmer t shtl.,.
include findings of fact and sha 11 set forth 010
z .• a
reasons fofr the recoendatiOnt specifically, i-
cluding, but not iittited to, the following factors
q :The tuitability of the plan for the SPO it
terms of its relation to, the cottirehettive plan
or other officially adopted plans, physical
characteristics •bf the tract, and i.tt rela
tion to the . surr'ounding area and a it iiig and:
• probable future 'development'.
2 Relation to major transportation facilities
and the impact of the development upon exist-
ing and future traffic conditions.
Relation to public utilities, facilities, and
services.
4. The development design with reference to lay- .'
out of parking areas, service entrances, exits,
yards, courts, and landscaping and control of
of signs, lighting, noise, or other potentially.
adverse -influences on .the residential character
of the S?D .District and 'desirable character of
any adjacent residential area.
The conformity of the development with appli-
cable zoning or other regulations
6. The nature and extent of the . common open spaces
in the district, the •reliabilityof the pro-
posals for maintenance and conservation of the
open space in tertns of densities, dwelling
types and floor area ratio.
(e) Planning Advisory, Board Action and Findings
The Planning.,Advisory Board shall, within thirty : (30)
days after receiving the Planning Department's
report, hold' a. public hearing on the application.
•' •
Th2 Planning Advisory' Board shall consider all . as-
pects of the, Planning Department's findings and of
the SPD application. At the last public hearing
before the Board, the Board ' shall make specific
findings and recommendations. Within thirty (30)
days after the last public hearing, saki findings
and recoTmendations shallbe transmitted to the
City Commission. The Planning Advisory
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13darc& May' rectOtrunehd h proVa . of the applicatthft
tts proposed, of With Modifications, be t d 3baed
%1 tj1` d isappeove the ap lidation s
(f) Action,,by the City Commission
The City Cony tissiot1 shall eithe>i graft the
cation, 4;ith .ot Without mocli-fications, be deny such
application.
yrArai nEv8tiop 'ItN1` prAt s
In the SPh-1 Central 7slaitd Districts all application:
for building permits shalt be subject to the .review and
approval of the Planning ?Department to ensure conformity
with the officially approved development concept plan
for the particular area. Materials to be submitted for
approval by the Planning Department for all develop-
ment occurring. in the SPD-1 Central Island Districts
for the : development as a whole or in stages or in
portions thereof shall include:
{ a) WRITTEN DOCUMENTS
.1, if the entire project is not to be developed
at one time, a statement should be included
explaining how particular buildings , or
structures contribute to the implementation
of the total development concept plan.
Quantitative data. for the follo:4ng:
The ;total number'. and type of dwelling units,
proposed, -.lot coverage ,of,'buildings'and
structures, approximate gress,and net
residential densities, the total amount of
open space (including separate figures for
usable open space, pedestrian open :space and,
ground level pedestrian open space) the' .iota 1'
amount of non --residential 'construction, in-
c luca t.ng - a separate figure for commerc Lai
facilities, 'the -derivation of numbers of 'ciff-
street 'parking -and loading spaces..
Plans for recreationalfacilities, :inc]uding
buildings for..''such uses. If ' common facilities
w7 ,
ap
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3,3
• *t P
TJ T�
such ah rw:Yt►:c C? arc,.?; bi ht:tc'fts oc
a 1
iirl.tl�t'Lo s t:t r,::' is:; C b:"iilo i rp ul Spi-_.c i etc!.
aro Lo 1):.i j)rov i ea forVh'l Zletrelo2:+ten ,
Tr 'riL_: its ':.i hod ;uc'h co. -non titci l.ii-AeS
are 'Lo iin �.,:o✓1dc:1 �'rta j'!.`�.:i:tiitnet"t'Lly maintained ine
• l'al.l.1. 1i :I.t.tc7.uled and relateproportionately
por LCi?'1atei
i
-to the dr'.velop,ll<lrt -olvJ 31_►'tg scAle delft
(li) ti rW P'IM8 AND 8UPPOitYINO MAPS
1. Site plant.; and ttrchiEct,±Urctl a1:c?.tvings con-
taining the "tittle of the project an:1 ti-16
names of the or;net, architects, planners,
developers and .engineers. The plans :;Mould
contain a scale, date, and north .trro-d and
e based on an exact survey of the property
drit`W »i to at scale Of sufficient ►tile 'to Show ,
the boundaries of the »aricU? ar project,
existing streets, waterways, ays, the e,,act:' 1ot_`ation
+ , f f- t e t.. parking
of all adjacent structures, C7i,.� St:rC�.
and loading areas, recreational facilities,
all screens ana buffers, , refuse collection
areas art1 access to utilities and points of
utility hodk-ups.
2 , clans should `ina icate the location, he igght, . '
floor area; and use of all existing structures
within the district and the location_ and floor
area of all proposed uses.
3. Storm drainage and sanitary sewage plans.
• A landscaping plan prepared by a registered
landscape architect, showing types, sizes
and locations .of vegetation and decorative
shrubbery, and provisions for irrigation and
maintenance. Location of the site' of all
existing trees protected by City of Miami'
regulations shallbe shown.
5. Plans and designs'for sign aria informational
systems.
6.. Such additional data, maps, plans or state-
ments as .may be required for the particular
use or activity or is pertinent to the final
development plan.
(c) t? FPOYI l r OF .0 .I.MLr DirVEL9?l iii. T PLANS
* r .e $Pin 1status, _,
�f ler lands 1�-e rezoned to �. no bu;cld i.tTg
permits shall be i.szwcd in :uci cl istri_cts -anless
atn%l until the Planting Department has approved
final development plates (as cics itbe.;Z 'Seetior.
(:) , ' for: the development as a W1;o1e, or in stagep; ,
10
11
:L3
= 16
17
18
19
20
21
22
23
25
26
27
28
30
-31
:;
r pot -Howl ltcrc o' � Wito '. i p%9rt. if tt?.:.hV
r
CY:1tc Y agents t s or ctf f.'ic:c.'rs or Lho Ci.,l:kil: are
1."l`Ctt.1`Lt'.lcrY t_�1i': f.l.itt?i1Ln.-j r�:';::t?"�:fi:i.'i ti z;Slitj •
►'e:;;s:in: i.li:t e for i:.'wsi:c1 i.n:t L i tt j :;nctl a j rp r ov,:t l.:t a
t'ilcr. Loutand t:Ont:c'rltor such I. i.tt't1 plan; 'tth!l
1-c:1;3r> ts shalt be as pt'er:;c'.t'i.l,,--t in .ont.n.`js
subd 1.vi s t.ntt t"ccjut;►t:1.'t')t1s general V
or for i:ho MID -1. 1)intric�t::
► he r.; i.L,,. plan, at tl Ott c:iti.t:ect.ur:al d rat- int p:i
Shull 1.1 i.n b iL ttlistill accord With the
initially
clevt�lop:nc�nt: co:tcepL plan as.approved &
Approval of anal development.. plan3 shall be
based on regulations appl}dreg at: the time the
land was ;.onccl to SPLI.st::tt-tti, including r;uch
;peei.t:iC modifications, IC ' any, as were made
by the City C:omcnission
trpori approval of fin:.aldevelopment plans
building permits shall be. issued ih the same
manner as for building permits generally.
Except as provided below, approved final plans
and reports shall be binding on the applicant:
and any successors in interest so long as (PD-1.
Zoning is applied to the land.
(d) CHANGES Thy FINAL DEVELJPME,NT, PLANS:
Changes in approved final development plans may
be permitted by the Planning Department on appli-
cation of a property owner within the . district,
provicli.ng that such changes involve minor molifi-
cati.ons in the location, siting, or character of
buildings and structures required by engineering
or other circumstances not foreseen at the time
the final development plans were approved. 1Iow-
ever, no,change authorized by this subsection may
cause . any of the following:
1. 11 change in the use, or character of the
development as,delineated-in the approved_
development concept plan.
2. An increase in the overall lot coverage of
structures in district.
3. An increase in the intens i.ty of use
4. 2\ reduction in approved open spare.
5. A major change in the :;ehodu 1.0 U a do vo t o+i_
lncnit its approved oved in the c1.'\':'lopm?nt concept
plan.
All let t jor 011,11 lc:s as listed ;1 _,ovo, must* tlr:ido
lay Ole City Co.ntui;;s.i.on raft -or a t=Qpr,rt: by the
Planning Dclpti t::nont ati:1 a recc ';t1=.,jtclat:ion by t1i
Planning Advisory 13ott1:.1. Such 4;tnend:vontP rniy'b
= 16
®17.
118
19
20
21
22
23
24
26
r
27
20
29
30
31
32
,34
`tt"r Ci;t1.y it_ . :'huV td t `t i.•l •1:tu ').i:1 i-c qtt lrecl
t`:t iit Ec 1: a.ti t:°tinet ,Lirit`t t.b:t t
t:l►c� E it tt . �i tift ii�ir, it'pti:t:tiJt d be by t ttciilr rt itl
tst.linttttt!l..t:y, aril i.t. z
An :thal"1ejoi. 0ni-`h ttre app'T_m;:!Ct itt 1:}1o, f:itut . rl 1n
ti s t iy i ;cl + i CJ ci thttrl With
r tiitlt.i );, �'E.�:+tit:C7Gd . � � �t _ t•l.ttitvTl�.. :l.i�i . EEC:C Y• �
' f.)te pt.&t:6dute et*ali1i:t:he ior' tlit i ccori1nq tit
.the det!utit:Intn.:
A7n;y property owner .Wittiiti. n 5nii yl l i riete tttay
appeal the c1et;it+ioti or" ihLorprct t t.iotiit o:C OW
Planning 1iepartrtentt i egat:•ding eli8aipmoval oS
tidal devele meat . plarttt, by ictakilrtg written.
app1Jeatiorl to.the l)cpar :inriit o.t -Admitttstrat:ion
for the Planning an .: 2enittq Hoards, t•ia th i't fifteen
(15) , days,. xetiLestir a public hea itt - .on
isi:h .Mutt
by the planning Advory 13oarcl.
,Any aggrieved party may farce an appeal from the
decision of the Planning Advisory Board to the
City Commission by filing an appeal t3ith the City
Clem: within 15 days after the Board's decision..
(f) yI .1C LIMITATIONS FOR PILING OF FINAL DEVELOPMENT
PLANS
Within a tna;;imum of twelve months following
approval of the required •SPD application, and
the development concept plan, the applicant
shall file with the Planning Department final
development plans for the total project or the
initial stage thereof, if the development: is to
be accomplished in stages. The final development
plans shall by submitted in a final detailed form
as required in Section 4 (3) of this Article. _ At
its discretion and for good cause, the Planning
Departttint may extend for six months (6) the :period
for filing of the final development plans.
Section 5 — FLOOR AREA RATIO Atli) BONUS PROVISIONS:
(1) BASIS FOR DETERMINING FLOOR AREA RATIO
The maximum floorarea ratio within pan SPD-1 Central.
Island District shall be determined.after a careful re-
view of the required application and development concept
plan to ensure the maximum development . intensity is in
accordance with the general . comprehensive pl :en for, th
City . of Miami and is compatible in terms of use and scale
with the existing and potential land uses on . the mainland
adjacent to the connecting bridge and in the adjacent vicinity.
The Floor ftrea Ratio within S P--1. Districts may hta in-
creased through special bonus provisions in .Sub -section 3
9
3b
3.1
12
3.3
15.
17.
18
► 19
20
.21
23
24
25
25
27
20
29.
30
31
32.
34
55
,,
hereof) based , tipoTI the folle ihr cYhns id trtEton ; s
(a=) The 'odottO`.Cltc , ear„ibtl_]iof: the prt po s:'O dE+tr'et0p=
ticciti `r.'tr; peo idet:eil l.n the tt:atIzet analysts as te-'
tjU i.?`Cd 1.n a c: e f:..c t')n 40.X) 9 i and Uhe C7 t. Vr.� lCi2ic; _. t'tt
i j Y i � 1
P,cl'tr(1U1C' 1n tel.et't1.C}i1 tci ef; StAng an:i �ji:'ciiedtud
}itai (i dondit ionse`
The chnract:er of thepronosed development:: ii1
turms of hvisti, height) and . site dovcra ge at; it
rolateEi to the proLecL; an and enhancement of
Views from or through the island area,
The proposed development intensity and uses
shallbe based on the capacity of the connecting
i
traffic networks to the mainland to accom;tto:lar_e
ingress and egterts without :severely impacting
the adjacent traffic systems on the mainland
and creating traffic congestion. Vivat floor
area ratios, p rrnitted and special uses shall
take cognizance of the impact of the proposed
development upon existing and future traffic'
conditions and consider .the existing and potential
mainland development. Adjacent circulation routes
and . intersections must be adegvate to handle the
traffic generated by the new development at a
convenient levelof service.
(d) The impact of the development: upon educational
facilities, ,►lubli.c services and utilities.
The Urban Development Review Board shall consider requests
for floor area ratio bonus provisions upon application.
The Urban Development Review Board after review of the
bonus application shall forward its recommendations
to the Planning Advisory Board for consideration and ac-
tion, in accordance with Section 4(2) ie) of this article.
(c)
(2) FLOOR AREA Rhino:
Residential: uses: The floor area shall not exceed_
the net area of the district times 1.0 (FAR 1.0)
except as provided in Section 5 (3) of this
Article.
(a)
(b) Mixed Residential, Co:nr,is reia1. and Office Uses:
Residential use shall comprise at leas` seventy
fJ.ve ,„.475) percent of the total floor area , The
maximum floor area - shall not exceed . the net area
of the district times 1.75 (FAR 1.75) except as
provided in Section 5 (3) of this Article.
8
is
13
14
15
`l6
17
18
19
2d
21
:22
�23.
24
25
29
32
3 =>
t:.:) • tION'tf:; i, 0Vt til 5
'flit ' the
�C'vll.�ly IiCtll�.l�i:2:i c l't`t �tceu(tUlative 'El�'te
all. L c li:3Ctt.ts:.'6 t[C<:`y% tic x
i
h� used t:or C.ci1.C=i,i��itr7.tYc r_ht's
tn:t7;imUt attainable ;:.Loot. area:ratio' t.,1 i.ch :hall hob
kceed flit: ttc, it.1: cal of the a.:::l.rtn:1 i::! me i . `_, (VAti 2 : ti )
i::ati1 bonus; tta be awatYled at: the till imur i didated or
l.tt pc�rEi.t�tts t}tf:+rrcizy i i:�Ci' t,tpu:i f:i'.c',:£.'t'!v'itonMental dor
s it1ctra t Y.on e:;pre s!ied
(a) The floor oot: . area ratio tit:.t fr Ito increased by .01
for each sixty (60)feet; Of ,accessible land ,c.'pec1
bay ttmt public easement for pedestrian purposes
which averages at least twentt) (20) feet in width
an:l is riot _less than iiftcen WO .feet. The taint-
tnum length bf bay.fron"E casotnent ,to receive a bonus
Under this provision shall be at Icat_,t forty por-
tent (40%) of the perimeterO1 the Island. The
maximum permitted bonus under this provision shall
be0.5.
The floor area ratio may be increased by .02 for
each five (5) percent increase of ground level
pedestrian openspace over thirty-five (35) per-
cent of the gross area of the district up to a
maximum increase of .06.
(b)
(c) The ,floor, area may be ,increased by two (2) square
feet for each one (1) square foot of floor area of
principal.' structure that •is left open, unenclosec1,
and not used for parking purposes. The maximum bonus
under this provision shall_ be 0.05.
(a)
The floor area may be increased up to a maximum
of 0.15 providing that the proposed development
incorporates distinctive design features,,as fol
lows:
1. Land scap._ng (a maximum increase of .05) :
streotscape: open spaces and plazas; pedes-
trian way treatment; recreational areas:
superior use of subtropical vegetation.
2. Siting (maximum increase of .05) : visual focal.
points; view; sun and wind orientation circu-
lation pattern; physical environment variation
in buiicling setbacks; visual corridor, fro
tt, mainland and on the islan ; creative lend
use arrangements; low lot: coverage,
3. Superior design feature* (a maximum incre;.;:re
of ,05): separation of vehicular and pedeftria
traffic_; distinctive and harmonious building
forms; bartnoni.ous usc: of cn aerials; e, c•A.lonce
in relationship of three ditn:.�rt;.aiQna1 lauileiLnu
-10
11
12
13
1
1
5.
=16
17
18
19
120
21
�22
23'
25
2.0
27.
2
32
34
itlhcz'TaEtvd lu& .d Lr t; Lcc!hho
On i ;c t ti t idn 0 e ii tuy
Section 6. - _SPECIAL Linn-TA'2TO?:S 0: LOT OR BUILDING Sr'~r
COVERAGE BY ALL BUILDItiGS AT VARIOUS ELi±,ViiTIONS.
The maximum lot: cove:rage . l or al,L buildings and structures
within the SPD-1 districts shall be sixty (60) percent of
the gross area t of the , district. In addition to other limi-
tations set forth herein, the following shall apply to lot
or` building site coverage by buildings or portions of build-
ings at the elevations indicated:
Percent of Lot or Building Site
Height Above Grade Area Which May be Covered
Principal. Use Total for Princi.-
Only pal Use & Acces-
sory Structure'
20.0 feet or less 25 60
20.1 feet to 30.0 feet 24 55
30.1 feet to 40.0 feet 23 50
40.1 feet to 50.0 feet 22 45
50.1 feet to 60.0 feet 21 40
60.1 feet to 100.0 feet 20 30
100.1 feet to 250.0 feet 15 ---
250.1 feet or over 10
Where two or more lots or building sites are contiguous o?-'
separated onll,b► a public street, lot or buildingsite
coverage calcu1ations'may, be based on the combination of
such lots or building sites.
tS
1.1
;13
14
16
17
18
19
20
21
22
23
24
25
.v
;it)
32
:i 3
1, T
(1) t 1 .n:i nfttltt C%: t1 `:it)ctce
Total. open spade l 'l.t ii.tt the t.11.:tLI: iciL :; 1_1,it eonsLt1te'0 aL4,
Lice .total 'gi.'oss area of the district) its ct'i.£:y.t1C.`ct in ii'.�CtL.t.t) 1
y•
21 tit""thitt Alt`i'rC.C,1) minus tLilo7Li l:ict1.nrt �tt:c`a plusit:lc; i )1.c= toot
area
i uittli.tic a.roil t;11rtl 1_be Construed as total area C'`.i)vC:l-vd 11y
i i
cYlc:l.i�:t�'C1 buildings (I -alien elf, mean gradelevel of each klt.2.1.d-
including lnct /' ].t'tC:1.ti-l:� l.t"C� CCaccessorybuildings) toL't71. � s. tl-
ei1
by
all covered open tipaeeti ( :cept for open spade c!otTc red
JJy caveri aml normal overhang or roofs) but heft including
Uncovered entrance platforms, uncovered terraces, or un-
covered steps where such features cdo, not themselves con-,
eY c below them,
.�''itl.ttttG-' enclosures for building j areas `
Usable roof_ area shall be considered as the total roof area o
buildings which have been suitably improved for pedestrian open
space.
Minimum total_ ' open space mall be based upon tile' floc?_ area
ratio permitted as indicated:
Permitted F .T' .R.
1.0
1..5
2.0
2.5 or over
Minimum Total: Opel( Space
;. of Gross Area of District
G 0,�
65%
70%
75%
Required ?open space shall be for atc'd to provide for, conven-
ient, sine, use by o;..`cupants, and as appropriate, by visi-
tors. Location and use shall be ' consistent win the char-
acter of the site and with the intended general development
concept plan, for the district.
(2) Minimum Pedestrian and Recreational Open Space
Pedestrian Open Space, as part of the total open space,
shall be construed as including areas barred to automo-
tive vehicles (except for maintenance of such areas 'or
use by public or utility vehicles in emergencies) aiii
unproved for pedestrian use and enjoyment. Such space
shall include pedestrian gays, promenades, Landscaped
areas; par}; s, and active and passive recreational arz:is.
idi.na.nutn pedestrian o , n space shall b;• at least f. i.fty
(50) percent of tltc gross area of the district. .
(3) Min ir�uut G) cn r.%l I1:.'vq1 Pedestrian Caen Space
..Ground level pedestrian. open space shall be construed. as in-
.cl.uciing :areas at the grade line treasured at the elevation of
.the bu1hhead and allowing for a five , (5) foot variation al.on(
a given cross-section of the island area.
-l7-
11
h,1
15
16
`17
13
1 9
20
21
2e
iitri'li: iia1. t .iY:, at
lt:tt3.;t: tlii.rt y f.: i.1f,:t (3 � 1:YrcirinL c.it` L'ttt� tlrti: itt:,`.%.:c rit x
5:! filC1' i itppr•oj ri.atLcI.y 1oc:.tLodt t:o'•: •_Cj 1:tl` ttl:t?.lttunJ pi7t: ittn.(::;)
UL L1u.
(4) ti_liat±, i; C;t��!rt ;�r�
WWIViorj:Lr:.; .Eil t:fl�i
to Il<`::t1Cti!rt:;
Cti ucid l.L.i.ott Lo. Or c)1 the r..) if,'!tt
o F th s tmt.t ton n , portion i') C t'tto it rea C) f' t:11ci
ho
a
tl�.�r.1�''p.� a e alw tic;rlli.t e ilec c.!str kill oi)en spiaC!C:.
era l ly tO er;si.bi' t o (.tl.l rer .dens: and worker -Et l.t'1 Cho
cli ;Eriet:a.' t tdreiui1 t1sab1e Clpf.`11 :q.)acc shall not: lid .Lest LiICIi!
ttCrdt fCIr CclClt one •f.1tO�U 3 1t1d (1.000) t);"r.:ionr.. 1.C' "d inq
in the district.
Stdtton 8. '- SPf.cI7\L YARD 7d1L) C)j.'W F P7 Cf: j:fC•tit ttt1 ti N1T,
The fc 1iowing sp: cial rcgulat inrt:; and requirett;cnts apply
to certain yards, setb,_tc)tsand open pipacie in t:h i;; d istri.ct: _
yards and Se"tbacRs Ad•Lcent to Street::
(a) Landscaped yal:cls ncI uc ent to s;t:reei::s obhcr=
Chun, service drives.
71 yard ten (10) feet in minimum c•;ic1 th shall ba
provided for all residential, 'hotel, accessory
structures at street: Level adjacent to all
streets other than service drive:;. Such yards
shall be maintained in landsc=.pi.ncl except for
walkways and necessary vehicul.clr, ingress and
egress and for pick-up or discharge of pfts'_;'lgors,
rind shall not be used for parking.
(b) Further setbacks adz_ scent _to rc?sident:i.al.
windows at lower levels.
Where portions of structures adjacent, to
streets contain windows of residential units,
or of hotel rooms intended to be used for
sleeping, and Where sills of such: windows
are at or below an elevation of thirty (30)
feet, as measured .from the inner curb eleva-
tions along such streets, such windows shall
be .Further set back from the inner liti.s of
the yard required at (a) above and iidcli,L1 anal
distance, as follows:
11c'.'atiort lc:.,^, than 10
Far vil t ion 10749 feet
I l.av:tt ir)r 10 r-: 9 i i,et
1S toot
10
5
20
21
2
29
31
33
3,,
3 i1
i ttit,'1l t:i Lb::✓•�:. t;1i t 1.1 be lacitsuY-od r:f` t,:rj Fit s'
-line OF "t the, yard tectttit.'tO at(a) ribn.tc, pro-
.1ec1'E'c1 .,- rL'ieal.ly; l.sitl:. reOpt . tcir u1
an 'ci.t ev:tl:.t.L,)tt bi' ..I.t.: t:; 'then 1 eft (10) - 1 t.'''L: (Ii-i
Which cclS a Cl`1: t):thA l.c!vii t . rd ir; t:'c'.:,ttt' cd),,
l.U;• er .pc)t tlon.".; or it st rut: t• i e hot i.nT of v1i g
such t•li.ttciu-,:'s trk y Pto.jec..':f: iiit.0 eho-;:tt:1iuck t.t'oat
(2) Pedestrian r%j?c:tt iit"1 .ce At(•ttCi'.tt?I, :i "'Ve ltCt +'CiC`ilf' it�
t't�t t c r l r.e i t - -
Adjacent to z 1.t bul.khcad .'1.1.tio:; along tit{vjort•l:ti.t`r f:Unt.s, Oft
each icrt or X1ctG'u1, open t;paco averaging tti'L'rtt:y (20) feet
a.ti width and . a tnini.mum of t itoen (15) feat: itl t::i.ci ttt ;;hall
be. provided, land:;caprcl, improved and maintained nc±cl its n
portion c) (' the rccitire;n. nt:',. :let: forth horc?in, Subject to such limitations on tt.;...' and access, ;l.t1C.1tulincj reservations
sand title limitations, os are reasonably ncceccc;:t :y for pro-
tection of security of prop:,?sty and tranquility of occupants.:
Such walkway_, and 'related open space shall be approximately
at ground level (allowing for minor elevation for structures
involved, such n8 boardwalks) except where there' are adequate
reasons for highetr elevations, including connections with
.other portions or Lb, pedestrian 8ystem, bridges over slips,
or connectors over streets,
(3)
Above -around peciestriin qaan mace.
In furtherance of the intent sot forth herein,pectestrian
open space of appropriate dimensions and with appropriate
improvements may be a; above -ground locE .:iotts.
Section 9. - .1:tJ.;V11TFP CIRcurlATION ROUTE'S
Bridges for pedestrian use or for emerguncy access, open
or enclosed, connecting buildings or open spaces, may be
erected across fire access routes at a minimum elevation of
sixteen (16) feet above curb level. If not exceeding
twenty (20) feet in width, such bridges may cross yards
and pedestrian open space at a minimum elevation of ten
(10) feet, notwithstanding limitations on yards and covered
open space elsewhere set forth.
Such bridges may be used for normal pedestrian movement,
for pedestrian mass transport by moving walkways, for
approved rta:.;s transit devices or for approved vc'hicul.ar.
access appropriate for use in ct pedestrian--orien'tod en-
vironment.
Section 10. " SPAC t UG 1^Erl:4iEFl: DU:Cr.t) '�� '�' ! ,
.�.11C:�; OR .iClt TC��.S
OE'' IUt r,D:CNc;s -- _
The purpo no of . spite' i ng regU ireii;eut; bit:p;en btr. 10 J.n $
portions of buildings is to enc'eur1:tgge Inore c'rt ;t t:i r
- 1.9,.
tf
;7
:t l
3.3
1 •_
15
1r
17
19
20
21
2;?
23
24
23
2527
2$
0
3�.
-! a
itie1' 1t tC I::f"..L'1"." C1_ ::t.q:`t: 0i1.Le
Lion' j)1:1.�Jett:?C 1?: 1:':!�'t'rt :';1.:tUC'i tti"t':: t•;i i tl.1'tt lair.:
' it:l'
CGitLtal 3$,i`i ittta li 1:;E,3` •c t, "_i'lic. rot 1,(- i tl J i,: i itc
' .1� -'ltx►u "7tc_°'i.tlr l'c<.t�u1�t 1.�)tciz
to;^_ tat t1►0 .l1:i:, i.c` � stir:)i.:. t.on
•
• Vt-attrl =y; L1i: tit? rtit•Iut,l 111t Lid tt:; t'ut{!.►.i.'�+s;tt•{riL: 4. i.ft
o:Ci;+,'id )t"J.VitC'.ti t4,i.f,1t1tt Ow. tit, 1.;i.I.ttcj Llntta '.111e
r s i . w rip U�.i+3 it sjs. htay lic odtidod t•,hc rt:.i t,ttldo:'is are is
1��i�.a.rtg. }�C.t�.l_c31 }� �
+ +; , Y c+ a t•ihc o 'therC are ho witttlOWa i
l.t"t•cin�.;� one Ct�: ttro i�1G tl� t•Ic-I�.1:.,! ` j
whore:the e ' a cicguate sdrebhittg for Wa_nclo-ris i.s provl.clod. cii` t•iltt r
z i
.t:•isho Windothte at suoh ii heiclht or 'ioctata_on that they provide
idocl t SIC privacy"
1.51ht ttn:l 711.1~; L1tr' litti 1tJ trig- spttos.ttri pravJ:ZI!? ; cnit titc'L1ic
3
+ + 1.l.g1iL �tiirl i 1.t'x
C'ti::+t1J:`1.tics'ch"r`�L-e:atili-1°ci:�:n_1'til:"t
i Ci t.` v e is y
.ipC.tC;:1t1C� may,1�i - reduced '.•l�f1Ct"Et there. it?-E� Ito windows
. small t•iindo:•i it2"C':�15-r and Y"tJoT.E. '}blur adOcitiato pitoVi_ziont
for light and ilit_: ft:cti i-tncit-her c`lLrocLxctn.
a. i . , �; t r i f'1.1:{ura'Liutl L.;
3Uil.dttyclCost;:igy.t:-rt_f,:ion, tin re }t_lz.lcli_tti.con i
irregular se 'that' theneecit c:tpt.e'ss 'd -tor 1 ivac.y and van
{ 1 tLlation are. Metby t1ie• forth. of 'Lha iut1c11.ttci l.ecluccct itttllcl
-
i
:trig 5paC:L21g .,i.0 }aE?t:'t?t1..C.i:;:L1JlC as d<+f:C.l:till.ilC`.Cl JrlitV`E'.rage spacing
. or by measiiri.Ttg spacing tlncrc: .rco:ltn op:'n. toward jacnt
bui1 Lings• .
The rip acing- of bu1-ldings t•lithi.n the Island t shall
be determined by the formulas relating to height, effective
1.ength,. the typo of (as .relaL•ed l.:o c•,it'10 i orientat.iott)
rather. than tracti.ti.onal yard 'and bul_}:'•ror.iui et;l nt:;. The
folbwing ceIi.niti-ons, forrnul.act and di.agrc:tus shall go. isle
.the inirii_tnutn 'spacing between' building:; or portions of build-
ings within the SPD--1 'island District...
(1). • Height ,(Number of Stori-es)
Iteight shall normally be me;tsurc'd in n mbor of: stor i.e ;,
provided hover that c:here average height per story ex-
ceeds ten (1.0) feet, ten (10) feet shall be' construed to
be 'one story.
Where there are one or more setbacks in the height of :fit
bu.i_lding, the open space, depth for each wall_surface or
plane 'shall be .determined separately, and the l.o:•;4r por•-
ti_on of the building ,may :extend into 'the op_,n Space.ar t
'..required for i:hc higher. portion, but'must procr:i.de ctvL.t
'space depth as required for it.
(2) I? iyo !crirji_h
i ff:cctiva ho.•i ontal length' of a building • s dies lengLit•
of a buL3.c1i_i i �•�i�11. stirf.ic:e in a single -plaint inc 1udin=1
tna.nor setiricl'= tthe.t-e: 'the. length 01 a building %.?:al 1
angled or set back six (G) foct'. or Iu(EO,'; 't`.lte .op:3ti' space
c1e) tlt fc�r C`•t''t �:�:►] ] :;Lis: race or pLlne. shill 1 lie cleterm i.itea
• ., . 'aratol.y,
n29
12
12
1
(:t) r-trt:l.try I) C)I: tit t‘ti
;tiac.r�
flOglii.2."E't.t I,t'tt.(,_`tvc'lt:t.i'ttj C);�.'Ii .:1)'(Jt' .hAy/, C)V ''t: (.ttt)
CrC)iit'tltirt 11?`!' or t:11C't c7p:J.1•1 :it7ctC.'i' t1t)" fit)! itrr.:'(•I: f.tt�t k{"t.s;I tttC':w
1)0t..Wo(rt "ht. o (2) ,Cir :,,c ti.tVJ ,t:'.ti 1.:;
(4 •1� 1.i!Z T c4tT1 t 1 1 t :n t.. i.ittl 1;".it:11,_ t.._�t:it r..._.. r oh!: Etta t.
'fhc± t+ci1 lowi_hg, d i Eigt tom " :t t'd {7:'t')1k:11
14t1Ettitt?:erriE't1L:y•" _rl"C):il Mitt 1.1i_+it:i �'t»Ciy�:'ci i�(Y�1?! �Ct'C't{:=i 1«f)Y. J1i31twt_1--
tattii.t.�� ttouLt3.1t(1,VIL $ No, 2600, 1.'�'/1, i.'{.I,tt L.rc1Lit rt e1oL-er�
t:t1iiftL_Otis •dc:::7,1't.17 'Ct itit (:1l'' CaltiSccL ions. al)COVC1 Iti -
y , i. "yard ", Etlio'.11_Ct U '' eoi7;ai:YUu:t
�r`t�L:a.t1cl Et c17.clyr.�ltlt, ,.11c term
El Et tilio3 C'2 1. - , i- )t7].v to Itot" L:;C)!li:ct {. :i:'J�%trat t
frbM 1ot-, linos oY building site line's (as pj oiet.1\ ed upward)
involving sL.opped htii.1c71.hg Eortrl:,.
HORIZONTAL SETBACK
WING WALLS
D = YARD DEPTH
S: NO. OF STORIES
L s HORIZONTAL LENGTH
V RTICAt. SETRA?tz
"- ,t 0 DEPTH EASU ENT
14
L)
16
17
19
—1
24
7ti
25
21
2.9
:w
,_t
9
;L:1
;+,1
�.7
34-
35
'3f1
i.if: ptt:p7:cs of t :Gf : ljel
prc3--
.. {
v.1CteC�t 'hy:.'1:E~:t_t7y �:11LC"�-' i:�'��"?1 ,Cll t•1ct l l S itS:C! CI].S't:l.i1C{tt..L:;t1i'.'l.tc
(a)
titarV COt dining principal t• windows 111
titcz:jOr' room=; for dayLtm Use, rn d••.k 1.1 I.t1g form.;
where there are individual' entrance's to tinit:; €1L:
'the i'irst-rstot-y levci1_l,Lltc wall -containing the
i.
.major. cttt,j.ance 't:o a dwelling shall be considered a..
� 1
primary t•iai 1. only when, it faces �t Wind ti[11.1. of art
utd b.tionL ttv .tig unit. other ford:.; of dWel.iii g
living roue windoWs and ot:1ir.t: Windows ows in major roC)rtfs
for daytitne. living a ;e ;ha1.1. 1)e cons;'Ltuc�d as being
a.t1 primary walls. Principal wi.ttdo':rs of hotel rooms
sha :L be construed as being i.tt ::ttCh trrtll::;
•
Office windows for pS: i.nci ip it cif fici: shall tl.l. be.
construed a, being in primary walls.
(b) Secondary walls. containing only windows other than
own i"
principal t•tlnaon major rooms for daytime use.
• In the case of dwellings. this , shall. be construed
as including bcclrootti y bathroom and kitchen windows,
In the case of hotels, this s11Lt1.l he construed as
including incidental windows for service areas,
windows for bathrooms or toilets, windows adjacent
to elevator shafts and the. 1.).lte.
In the case of office:., windows for mailrooms, :t:o'h
rooms and the 1 i.k!: :•lt,I.t 1.1 ha construed as :wing in
seconda ► y walls.
(c) Windowless walls, conLaining no windows or other
openings except: as required for f:i.r.1 pro: ect:iot1.
Spac i.ncuformu l.as f_ appl icz. .ioi't t . rice :I2a_1 s; of
uretnent.
The formulas set forth below establish the amain2t of
horizontal open sia;tcc required acl:lcrccnt to individual
pr. .narY, sec:ondary or wiru1owles, walls', Such siince
sh:.tl,1 b:? Ineasuredl per_Fte.n1?.Cul.ar to sucfh wt1l;. y :1cinq
- by is t c...o t - acj oini tCf 0Or, t::i.on of h' ilcl'i.t1c. 3 shzIl hci_t r'
Cumulative rec�uiretnnt:; of the intli.vidual walls involved,
Where adjacent buildings uro on zlct jet• eat: inciivi.dual lets,
spacing shall he measured 4.KOM the lot lines invtalvcc
(as projected ;vertically:where the.:.:,L)aci.nv recil.ti.remen;:
involved is b t eel .p lus+r, G11�in at ¶Jrc,und level)
14
17
1.8
19
tiq
2:1
23
24..
25
26
27
28
JU
sr
5
Y,
7
8
atj
31.
32
33
34
36
More More than orte htii.l.ding in t tnt:>oe;:'il to l�tx built on
a .dt tit pT.t1:Cel, hu.t.le.ttnq site linen meeting Spacing ing l cj-
qui'1'Gtt`tE!tt't Lhdll 'bo ur0tl to determine C:hiifCit`m ty
•
Whore a aUil:cla.riq is o 1 a lot or 1 Ut1(1 tig Site adjoining
a tercet or other permanent .open space, ttp 'i o 50/, b1 the
tr.+.ctth bf the street; or other permanent open spate may he
Counted ,ih providing 17t.ti.1ding spacing, pr'ovlxlccl however
that this floes not auLhori2e building in any requited yard
Or setback.
ie .tlht and e:t:fcc:t:ive length -of walls or.ltuilding ; hit eft at grac—
'ha1.l be measured from grade: hcight and effective length of
walls of buildings rising From :;tructural. platforms shall be
measured from the platform elevation.
Spacing requirem nts shall apply to all bul.l.d Lrt jr and .por-
tions of buildings, whether or nut located on the satire lot,
rand regardless'--of-ttse, provided that spacing of parking
structures shall be -subject. only to 'tlte requirements con-
cerning yards adjacent to streets.
(a) Open space rev iretnent -adljttccnt to primary walls.
Adjacent to primary walls, minimum open . space Shall
be as required by, the formula .11 = .6't S-t-I,11.0, whore L�
is distance in feet: S is number of stories, and L is
effective hori%ontal building length.
(b) O2e_n 6nace renuirement adjrtcrnt to ieconda
walls..
'Adjacent to secondary walls, minimum open space
shall be as regiti.r-ed by the fornula D - ?. 4- S -i
With symbol represent a1 ion as'abo=.re.
(c) men Space requirement acllacent to cithdowless walls
No specific open space is required by these regulations
adjacent to a windowless wall., except that if any :pace
is . Left between adjoining windowless walls, it shall
be at least 3 feet in width. Greater separation shall
be provided if required by building or fire scltoty
regulations.
weir
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1.0
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zy
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Section 11
t: ictt i on:.,....i rop_ ene2 rat :t. Pc ci t 1ti : i.o d
1'tpply tri to .5rD=-1...;00ht ral Island Distrid:L
A a part of cjcneral. action When plans recgt_ti.rc
reccomenclrtt ton by the Planning Advisory Board
and approval by Llzc CiLy commission, the
Commission may authorize variations from regula-
tions generally. applying in a 8PD-1. Central
Island District upon determination that the
plan proposed by an applicant, while not
strictly L1y in accord with . regulations applying
generally within the district, meets public
purpo ses to Mtn equivalent or a greater degree.
All maximums in this article are subject to the,
provisions of this section.
Section 12. Conflicts with _other Provisions of the
70nin j Ordinances
It is intended that where there arc conflicts
between the requirements of this section and other
provisions of the zoning ordinance, the provisions of
this section shall apply.
Section 13. Parki:nc.'Rcjuirements
(1) Off -Street Parking
Off --street parking requirements for this district
shall be as set forth in ARTICLE XXIII, Section 4,
except that When a parking garage serves both office
and residential buildings, the combined require-
ment for both uses shall equal one space for each
four hundred (400) square feet ofgross floor area
in offices plus one space for eachdwelling .unit.
In no case, however, shall the combinedparking
requirement be less than the residential parking
requirement when computed separately.
(2) Structure Parking
All requiredparking shall be in structures excr-:pt
for a) temporary parking lots b) a maximum of 10%
parking requirements may be provided by grade
level landscaped parking areas for service related
uses. No parking shall be permitted on •top of a
parking structure unless the exposed deck is
architecturally treated and a plan is submitted
for review. by the Planning Department.
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d
(31
Remote site parking is permitted d ender Conditional
f Y: r parking, t:onf:rol.
Weapprovalf:or and o� thert: rtii.r c1
of remote ;site parking it nedessary to ensure pr.opE r
Control of iodation, itZclrt t and ogress and 'cottsidc t-
tion Y s t o neighbori'
r SY�'ibl.cy detrimental eSt'�:ar.E:�
sites
property, Remote . may acconmorlrt .o parking Prom
inure than one tile,
in connection With appi:oval: of any such remote site
parking, an agreement prop:'-r1y drawn anc`i eXeetlE:ad by
Y a roved, . an to forte and
the patties conCc:rnecl, pp
legality by the City at:te ncy, shan guarantee the
maintenance and reservation of the spaces involved for
the uses served, Unless and until the same number of
spaces i5 provided elsewhere with the approval'of the
Y Y .
Zoning Board in accordance withc c n 1 it Iona l use requirements
Section 14..
SICK_ LIMITATIONS
Sign limitations shall be as provided for the R--C--1
district in Article XXIV, Section 3.1.
Section2. That all laws or part:; of laws
in conflict herewith, be and the same are hereby repealed
insofar as they are in conflict:.
Section 3 If any section, sentence, clause,
phrase, or word of this ordinance is for any reason held.
or declared to be unconstitutional,, inoperative, or void,
such holding or invalidity shall not affect the remaining
portions of this ordinance; and it shall be construed
to have been the intent of the Commission of the City
of Miami to pass this ordinance without such unconstitu-
tional, invalid, or inoperative part therein; and the remainder.
of this ordinance, after. the . exclusion of such part or parts
shall be deemed and held to be valid as it ouch pnrts had
not been included therein; provided however that if any of
the provisions requiring the City's approval of development
plans are held to be unconstitutional, inoperative or void,
them the "entire ordinance shall fail,'
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`i rit
relay► cif
oc±iOt1 4,
Thiti OtelirtanCt!
*hail be aEfecftiVe
:'PASSED 01' FIRST ICE.?hIWG S3? tflrjiI Ot LY this,
ef
PASSED At•iD ADOPTED ONSECOND AND 1 1 ?AL READING
TITLEBY ONLY
Oils day off, /� i , = V. ! 1974.
t4 A Y 0 It i
ATTEST:
City C1er'.:
'PREPARED AND APPROVED BY:
Michel E. Anderson, Assistant City Attorney
APPROVED AS TO FORM AND CORRECTNESS:
John S. Lloyd, City Attorney
,;16,
li i'C F;- ;-. ! r z lN.1i:i tr,t3l. M
'.L'hho itori.orzti le t:Ciil13 '�'S c tf1%
j j
City Corrnl.�rtoil
i lUiiJ? � ]hloyd// _
C 2
JSL/MET /s
Ord inance Attached.
viu
19
';PDCl:Ni`1'flAL IS:td\ND DISrr tCr._
Ftt
The attached 8111)-i CENTfAL ISLAND ?).STRICT
Ord inFmco 15 c- .: is t l.y a S passed ' on 1.',:Lrst.
Rae.1 incg with the tune ticlmchts made by the
City Ccxi nis i .on at tba tithe
MEA%ds
a
7
'10
11
12
13
ORDINANCE 1401w:
AN o tbINARCE AMENbiivd ORbtNAt dE NO % 6811) THE CO -
PREt-itM5IVE gNINC ORbINANC$ FOR TUC CITY OF MtAM±1
To INCLt= A NEW `ZoNiNC7 i i5TRIOT, .ARTIOtt XkI=l i
SPb-i CENTRAISLANb biSTRICT: PROVIDING VOA IN=
TENT, USE itEr LATIONS, MI IMtiM GROSS AREA OP
b 5TIIICT, APP ICATIoN REQUIREMENTS AUD PRoCEDURES,
tooR AREA RA to AND 8oNt15 PROVISIONS, SPECIAL
LIMY'.I'ATIONS Oi' LOT OR. $UILDING SITE COVERAGE 8Y
ALL 8UILDINGS •T VARIOUS ELEVATIONs, OPEN SPACE
REQUIREMENTS, . PECIAL YARD AM OPEN SPACE REQUIRE-
MENTS, ELEVATE' CIRCULATION ROUTES, SPACING BE-
TWEEN BUILDING' OR PORTIONS OF BUILDINGS, VARIA*
TIONS FROM GEND L REGULATIONS APPL'INO IN 5PD-1
CENTRAL ISLAND , ISTRICT, CONFLICTS WITH OTHER
PROVISIONS OF L MING ORDINANCE, PARRING REQUIRE-
- THEREOF INCONFLICT ORDINANCES,
MENTS, AND SION LIMITATIONS, REPEALING
CODE SECTIONS, PARTS T
SOFAR AS THEY AR IN CONFLICT; CONTAINING A SEV-
ERABILITY PROVIS ON; AND PROVIDING 'FOR AN EFFEC-
TIVE DATE,
14 WHEREAS, the Miami; Planning Advisory Board, at its
15 meeting of July 31, 1974, following an advertised hearing,
16
adopted Resolution No. PAB ';34-'74, recommending denial of an
17 amendment to the City of Mi-�'a mi Zoning Ordinance by the addi-
18 tion of a New Article XXI-3,1 heretofore entitled "SPD-1 Island
19 District" and
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WHEREAS, notwithstanding the Board's recommendation,
the Commission deems it advisable and in the best interest
of the City of Miami and its inhabitants to amend said Ordin-.
ance as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. That Ordinance No. 6871, the Comprehen-
sive Zoning Ordinance for the City„of Miami be and the same is
h::.:eby amended by including a new zoning district, SPD-1
Central Island District, by the insertion
XXI-3 , as fa11o'7s;
ARTICLE XXI'-3, SPD-1 CENTRAL ISLAND DISTRICT
=t4
k
I is the intent of the. 5PP- - Centrai. Island District,
of a new Article
Section 1 Intent;
35
3C)
:4
t o )j'cii�F:�t:il �.lftost. benef l,c ta1 and ore: r vs CZeveloiii!1t
(7S: island "areas ,:1.11 Biscayne litly Y'd'tl:lGh i12'o ih Close '�3� :r:�• + CI
itni.t t . o the dent;i:.11" Business District and have a speCial
x,
•I:Er:nt:l.il't. for development or redevelopment. IL:L:, "t of t!t:•i.t:it?itl
to the c.enesral. �tiel'fare of the community that r;titjh
importance .i ;,
centrally located island areas are t.c v' l.Jl%:.t_t in .aticlf a man-
ner which will support: and. 'reinforeo Lh _ future growth
atit.f ec+.onomid Lhe Central, Ikus7.rte'ss iiist.:t:l.dt.
Therefore) ore) through i:n' use of: :special planned development
i _ .� s s i t
rE�cltil.ilt:i.c�n;, tt. 3.; ial`",_:t-: :i to permit greater flexibility
in siting of mixtures of land Uses, Usable ripen
Spaces, i, and, c:onsqu ` ntly,morel, creative and ].raginatiVC
L . 'than would be
dl•�:�a.cjrl for . the development island areas x
i•;_+ru_ral.ly possible .under " Cc:.iventit3rlai lot by lot x -zoning x
- i intended promote the Special public
regulations. It i:, xtntcn:led to r P p
10 interest o.L the community through the economical and effic-
ient Use of land while providing harmonious variety of land
use type:,, a high Level 4of amenities atnc3 the preservation
of the natural scenic qualities of island areas in Biscayne
Bay. Through the careful monitoring of the gUality of de-
velopment.wi-thin the district, it is anticipated t:hat open
13 space vistas and views will be created that will provide a
superior level, of convenience and amenity for both island
14 +
and mainland residents and workers.
t
15 These regulations ate intended to combine appropri-
ate density for safe and convenient vehicular circulation by
16 creating a coordinated and pleasant pedestrian network,
extending through and between buildings separated from
17 vehicular traffic and where feasible, substituting for
sidewalks adjacent to streets. Ground level landscaped open
space and pedestrian access ,towaterfront areas on the is-
land shall be encouraged within the limits established by
the need for security by the residents of the district com-
' munity.
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The following regulations shall apply to the SPD-1
Central Island District.
Section 2 - USE REGULATIONS
The following sp?qfed,uR,pr may Le permitted in the
Central Island District eiccept Ant -only
"fsuch
uses will be
permitted that are compatible in terms
height,
density, activities, traffic, noise and night lighting with the
existing land and water uses on and at the mainland
•two the connecting bridge and in the adjacent vic n t y. time an
approval of permitted uses shall be determined
at application is submitted as required under Section 4.
(1) Residential uses subject to the minimum floor area,
height and usable open space regulations specified for
thu . R-Lis District alld nut, exceudi ng a density of our:
dwelling unit for each seven hundred and fifty (750)
square feat of lot area,
(2) Hot.cl and motel.
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(4�
d ttEEtl br itedicatj ihciuditig c1.itCtic;;'Or ofEtc.`u` t:b:'
oEh r p.tciEessi n a is tith:t i.1.cl i his i.hv'ol.vih.. the
Sale t,i 1Y:.tt,d 1.in`j of to rcltatt_l 1-se Oft t•hiw firi.ir1
�:lft�v And fi.tlitivto of ieeS; (c':.xtue. t.7t dt'.'t.Vc---.1.11
(5) l3roaticu;Litt; t:t::tLions . fit- rn;1io and 'IV.
(8)
(.7)
(8)
bay nurs:,rici.s,
Churches.
Structures and us's required for operation of a public
utility or p^rformance of a gDvernlnentai function,
except, rises .involving extensi•.*c o orago or repair
activities, or With storage or rcj atr as the pritlary
purpose.
(9) Parking Garages as an accessory uso.
(10) The following retail or service u_ os
(a) Antique shop
(b) Art galleries, maseum w and libraries
(c) Art supplies store
(d) Bake shop
(e) Book stores for use by the general public
Boutiques
Canera shop
(h) Drug Store
(i)
Duplication'contcr.
(j), Florist shop
(k) Gift and card shop
(
) China and Crockery store
(m) Clothing Store
(n) Health spa
(o) llony . store
(p) tnt c!r j.or c1:,e.)ratina
(q)
Ju ./1.a1ry tIt:c)rc
(r) Medi.cal and dental laboratory
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.1 r1
(s) :;Loot:os
(t) l',10 : sEannd
(tt). Optical. SE vi.c`'_;
('1)) PC'rnr)w? 1 L" 1._. ' :.;1ir p:.i
boaltty p:t r 1 O .s .tu''.l .,. o J).) 4 1 . :ling :;gilt!. i
(w) 1'ost: Office
tt%.1d1,U,'t:ele, 1.:-;1 on rltlt:l 't.i?'sf7t:t):{t c117:11C.'. o,-)e:!_t:i.lt:1.C)i't:+
( y) Sho^ i-.»p i i,l :-;11ap
(g) Shoo Store
(aa) Stationery store
(bb) Travel agency
(cc) Watch and jest=) ry rep.-tir
(11) Other uses:', Other uses or enterprises similar to
the above, which .in thejudgment of the Zoning Stiller -
visor of the Building Department are similar to and
notmore objectionable to the general welfare, than
the uses listed. "Other ,uses" so deterinittod shall
be regarded as listed. uses.
(12) Boat do.lks, slips, piel:s, : w:-tirvos, anchorage, and
moorages for ya^hts; and pleasure boats, yacht clubs,
and facilities for fueling antiminor repairs and
ship stores.
(13) The following may be approved as special uses at the
time a particular application is submitted under
Section 4:
(a) Carpets, rug and floor covering store
(b) Variety or junior department store
(c) Drive -In Tellers.
(d) Home appliance store
(c) Night ,cluV
(f) Package liquor :;tore
(g) Resta uant,s, tea room:; or Cates
RI) Sporting (Jca ;1:.
(i) . Tltertter
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icy
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( t) Private oltd .or lodge and otho Sinalar Uses
not operatc'ci for ptcif- t:
(1:) 1)upl. ie:t t ion cent:'r _yp
j ric►E .i ► l.ti:l i ii:7. h,1, rA t i.hg
and letterpress
(1) rkiii:j 'lots as tcrtnporary
(Itl) Pacl.1 IL.i..es fo . d1 spiftl i ng Cjitt';'11. inn, IitDtOS: 01. t ,
ilticl, ittciC1C't1Lct1. "rttltc:Tt')Li.Vo :.i.'t-vit".C'S enclOJed its,
a portion of at, parkirt(i' i:t_lcil.i.t.y :ri_th net exterior
aclvor.tl:,it►g
(n)
Pood , :meat Or-veg. table t Lt i ):' L
(o) ' Purniture . -;tones
(14) Accessory uses of structures: elevated pedestrian
walkways . connecting two (2) clr more .hu i ld inij s or
bridging streets.
Section 3 - MINIMUM GROSS AREA OR DISTRICT
The minimum gross area of the, district shall be twenty
(20) acres. All interior streets and all private property
within the boundaries of the island shall be included as
part of the gross area.
Section 4 - APPLICATION REQUIREMENTS AND PRO2FDtJRES
All applications for devol.o anent wi.thin the Shia-1
district shall be subject to the following requirements
and procedures:
(1)-,DEVELOPMENT CONCEPT PI,AN REQUIRED
A development concept plan co:nprise3 of the materials
stated herein shall be required for. all SPD-1 districts.
All such application materials shall be reviewed in
accordance with the procedures for securing approval
of a Special Planned Develop:L nt District application
as delineated in Subsection (2) of this Section.
(a) WRITTEN DOCUMENTS:
1. A Legaldescription of the totalsite proposed
for development including a sLatem,nt of
present and proposed owne rshh in and present
and proposed zoning.
2. -A:Statement ent describing the plttnnin.I oOecLivc's
to h achi.rved by the SIM)-'l. ' This statement
shc)uld l.ncl.ude' a description of the c'hitr;lct'e
of the pr.opolted development ztnci L•hr rat io.t:l le
1a41ti.nd tire. i1SUumpt:t.ctns and e711pi.c s,
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1tt:c•'n1C?Ytt: i_ndi.C'ilt'.i is Ulu :iwr!et IS. int,eriLioti
C'i l tli tie( .1 rd: t,o the' ttiLure ,a :.'- l l in('! Or 1 C::i "l l tl'
ar i11' t)r pnrti.rlrt^ llt. t-4,n c1 i;;r.Y .^t:.i,.=�'ltl:l;.t11
1 ifl:1 , areas and it=. 1 1 i t!:-1 tin its:
1 elevc'1lt1''11('itt.
t:i.i(li.ltort: irvl i!l'l:t ts.171 i!!:r itt: c.:(.ln.'i1.11t't1C7C1
t l.Cr.1.t::�C`,..; .1': f.ltl .'i 110,1f. `tt atk.` l -a tt1"
fare7. ci.:trit land -• ntic', itnd,
1`111r!rl an ':iPI) . • 1,1 },1.r! (10r t-'ll' i"'.111'.i('11't 'ej
t.1tr t oL..11. area'. •' ittt;>rov tl ('(l.limnit op 'll spice-
.
puo.crid 7:1'ilt ratty. '.;f'itg:' o tll'.` deyol.oi,::t``ilt:
Sthcli 1 :1t., .i.t 111111i.1i1tt:i! bc.,oi': t.hc! :"111.:' .rt`Iat. ionShip
to the :total . op.m .::1.)ac:' to .:1:' 1-. rOvi.ded in. 'the±
• entire dove 1o1:-r'?;?t. ' •
5. Qui:lnLit atlye. Data 1or t:ir .1'01.1cra�iny: The t:oLi•1t
nuCttbc'r . and • Lype .ar (jt•::?1 11.i1L-1 tin tts'; 1'l:.trite I Size;
t:lle app1:o :irun t:e rtet and -,gross si.dent;ial.
-delis er:; 111e total i;ttnount• of non -re si.dential.
construct inn i.n:'ludin'1.sep7tratr t,igures• for
co;nlle.rcrio1 6r-in:;tit:utionnl lac1.ities; the
dctve l t,pm(' lit ].ntens i.ty `o t: t my pr..r'osed proj ect'
. exprc<<::e;1 pis 41• f100.1. area'1'1Ll.c1; proposed lot
city xr gr? of ;11 t bu; td.ini.ls and :;i.t uctures;
pe.r,c'ent tot.a1, (lp:.'n space ]11 i 1at:to;l to the
gross a,-ra of the ,dist'rict in i :1inct it ,fi(.ture.
for. 11 al l e clp `n space::: th::' p rt••entage and
:ltnottnt cl% gr r+u1mi level land.iicc.11J?d peclestr.tan
r,p t't sp:t<•e ,.in 1''1ation' to the itrt.:1 of- the:
dist exc].ud streets and s: r(tice' areas;
• the p:''s rontago and amount c)f public open spice
and pnbl i' • face i i ities, i f any; the amount and
type of off'--strec?t parking.
Plans c'11: pro ram:'s indicate t:i1('r future
provision and maintenance of a 1. t p;ibl is and
Private:usable op;rn space areas tMi:ch are -
accessi.ble to pede'striaii, activity.
11 stat(:'�mont: of w:ret:he it it intended to
. provi.de iaci.l.iLie:; for. police,_ fire and othar
•
pub 1i•c services tii.thi.n the Lilian-1.
• Detailed p.r.ofessiorial. stud ies indicating, the
economic, feasibility of development and- the
' anal.y:ai. , of the impact of the project upon
t ra f:1: i c' a n:1 transportation systalns , educat ion i 1
frlrl.l:l.t:ie:;, public utility and s2rvicc sySt:e1�1 i,
and . c`col o J .i,cn 1. yr, t,ems .
t11t1U,lilf: i)r il:(':! (11(1 1 jar c1f c:o'1m01"i'ii1
'Tor- i 1 i t=.i t t' in..1 sited' i tt 1•11.` Cent r'` , 1
l)i:;t r i.� l hosc.`tl t11.1t�111 cl'
.1 r('(1' 111 tit fi. 4;.tt;:t 1 on. The t!:.Ll;et; an:.11y l.s
1 1 1)1'1:rp.lred ll;r ;1 pl: (1t:e..Siona l_ 1u'11'fic�l:
uivl nh-111 11:1 ('1'tt:irtt]l.y 1�tt/it-':c:1 1�V
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the P1:211►1ii1:.( Department 1.."=~fort fi.tl:it
determination of the 'us,=.,s to be permitted
in the .d'Do The m-iri ..t rit`►-rlysi:t sht11.
eir.Picrnst .:alo L11c`tt the ct"tl'!ctnt: (J.t: land proposed
in need l f or, ztttdthin real i st':i.c'a ]
snpp:3E"Lc.''.1 for co.wiicrciit1 tl;;+''. 1''t'/r 1);It"poses
t,
the analysis shall. contain (a) drtt'C:1 (: inat1.t)tta
ofthe Lia—le urea of thept-oj'1{7s d c'c;,;oreial
Cacti .itles; (h) 'deLernLu'tt' i'sti ti the present
and tutitre trade Firea populttt.i.ott (r) dt'i --
ttl ina L ion o the e floc t: i ve buy i.11q , power in
the trade area (d) c1c+t.rirr , :i.it.i.cm of the net
potential. customer buying }.. ,;yet- fot_ store:, in
the •proposed co'.tt:i1brCi.itl f tt:i.1.it:i.c::`atic1 on such
basis, , the recommende'cl store- types and store
floor-, area:;; (e)' other determil1ILiola to create
a thorough understand i.tict o the economic . itrtpact
a'ld potential of the cloy ,1 c pment ,
10. ' A statement of : whether it is intended to
dedicate :streets to public use. Streets may
be dedicated to public ur.v or tirly be retained
uncles: privateownership rrovide9 that in the
case of private ownc'r.,1np, ',.the, Fire, Police,
Public Works and Sanit;it ions 'Dept:s, find that
the proposed street system controlis adequate
to protect the publicheal lit, safety and welfare..
Then a private system shall be constructed in
accordance with standard; establ.ished by the
Public Works Department.
(b) SITE PLANS AND SUPPORTING
A site plan an-1, other ' support i -t3 maps needed to
show the majc_r details of the :3t'1) ], including:
1. E•'xisting site conditions. showing top°fraphy
and unique natural features.
2. The general location and floor area of all
existing and pro xosed.bui.ldin-;s, structures'
and ot'her i.mp1: a,rament in:' l ucl i.ncj ma:: imurn
heights, types of dwelling units, . density
per type and non-residential uses.
The location ctnc1 size in acres' or squate feet
of a l 1. areas to be conveyed, dedicated, or
reserved as con.11cn open space, public parks,
recreational areas, school sites, and similar.
public mv1 set -to --public uses.
Tit a;. i ;.st: i n4 ,-:in1 1)1 6r� 1:.C'.1 c trr:L11stt!.of system
ai t:chi .1..tl, collector, ,tilcl to:'.il. St.ye:its,
i.11S!1.u.lil19 ,off,-sirc'ct:., p:lt'k1.n i areas, norvi.c.
P t'C'.isi, 1 od i.ng areas, and lint jnr pointr. of
accevis: ,to public!
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The emietiticj and ptoposerl liecletitYiah cif'di1-
lationsystem, ihci6dihcl i,ts telaiiotisfiip to
the. Vehicular circulation system, ihdidatiMg,
ptoposed treatment of points of conflicts
The ,gene ai. -Landscape plan indicating the
tt=eattttet- of materials „used for t tiVate and
public open spaces,.,and.the treatment of the
periinetet of the SPD=1.
Information oh land areas adjacent to propos-
ed SPD-1 to indicate the relationship %etweet
the proposed development and adjacent areas,
including land uses, xonincl tad circulation
Other graphic materials which will facilitate
an "understanding of the development concept
and theplanning objectives of the Special.
Planned Development District.
PROCEDURES FOR SECURING APPROVAL of A SPECIAL PLANNED
DEVELOPMENT APPLICATION
To secure approval,.the following, 7rocedur.es shall, apply:
(a) Pre -application Conference
Before submitting, an application for approval of
development within this district: an applicant
may confer with the Planning Department to obtain
information and guidance"before entering into bind -
inn commitments,,' or incurring substantial expense
in the preparation. of plans, survevs,.: and other data:
however, no statement or representation made prior
to the'offieial review shall -be binding on the Plan -
nine Advisory Board, the City Commission: or other
city departmeits.
(b). Application
All applications shall be submitted to the Depart -
of Administration for the Planning and Zoning
Boards and shall include all maps, plans, and doc-
uments as required by the regulations below.
(c) Referral to Planning Department
27 Applications shall be referred to the Planning.
Department for review of all plans and documents.
(d) Planning: Department Recommenda
tions and Findings
The purpose of the review by the Planning Depart-
30 meat is to determine if the application materials
and the proposed project are in accordance with these
31 regul.ationS, The Planning Department shall complete
its review and deliver its recommendations to the
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(e)
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lahning . Advisofy beard ' Within tD dais i) of . re=
t eipt of ' the application Of-M.,of termination of
oohferehceb With appiio ht; or ) "at time of
request' by petitionef to ' proceed without further
conferences
The Pl thhing Department Shall: fecofiimend approval:
_bf, the application as sUbmittecl, approval with
modifications, or disapproval of the proposal.
fihe recommendations of the planning Department shall
include findings of fact and shall set forth the
reasons for the recothmefic ations specifically
cluding, but not limited to, the following factors:`
1. The suitability of the plan for the SPD its
terms of its relation to the comprehensive plan
or other officially adopted plans, physical
characteristics of the tract, and its rela-
tion to the surrounding area and existing and
probable future development.
2. Relation to major transportation facilities
and the impact of the development upon exist-
ing and future traffic conditions.
Relationto public utilities, facilities, and
services.
4. The development design with reference today
out of parking areas, service entrances, exits,.
yards, courts, and landscaping and control of
of signs, lighting, noise, or other potentially
adverse influences on.the residential character
of the SPD District and desirable character of
any adjoining residential; area.
5. The conformity of the development with app
cable zoning or other regulations.
6 The nature and extent of the common open space
in the district, the reliability of the pro-
posals for maintenance and conservationof; the
open space in terms of densities, dwelling'
typesand floor area ratio.
Planning Advisory Board Action and Findings
The Planning Advisory Board shall, within thirty. (30)
days after receiving. the. Planning Department's
report, hold a,..public hearing on the application.
The Planning Advisory Board shall consider all as-
pects of the, Planning Department's findings and of
the SPD application. At the last public hearing.
before the Board, the Board shall make; specific
findings and recommendations, Within thirty (30)
days after the last public hearing, said findings
and recommendations shallbe transmitted to the
City Commission, The Planning Advisory
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(3)
board may recommend approval of the applicatioh
ae„ proposed, or with tnodifioatioha, of the board
may disapprove the application.
Action by the City Commission
The City Cottt-ission shall either grant .the appli'
cation, with .or without modifications, or deny such
application.
FINAL DEVELOPMENT PLANS
In the SPD-1 Central Island Districts all applihati.ont
for building permits shall be subject to the review and
approval of the Planning Department to ensure conformity
with the officially approved development concept plan
for the particular area. Materials to be submitted for.
approval by the Planning Department for all develop-
ment occurring in the SPD-1 Central Island Districts
for the development as a whole or in stages or in
portions thereof shall include:
(a) WRITTEN DOCUMENTS:
1. If the entire project is not to be developed
at one time, a statement should be included
explaining how particular buildings , or
structures contribute to the implementation
of the total development concept plan.
2. Quantitative date for the following:
The total number and type of dwelling units
if any, proposed lot coverage of buildings
and stiu lures, approxima;:e gross and net
residential densities, the total amountof
open space (including a separate figurefor
usable open space) the total amount of non-
residentialconstruction, including a separate
figure for commercial facilities, the derivation
of numbers of off-street perking and loading
spaces.
3. Plans for 'recreational facilities, including
buildings for such uses.' If common facilities
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3:'.
(8)
10..Wh us I:e:'rc!at t in area--; Cif: .iLttictut':' i
,t. _'i ,: ", ::�1'1:"i'. r .t ,
1JL 1.\.�il't"c` ��t:1::`.t?L��� C'i)i::(ilO'.1 r;Y•. it _ f
ire to t,:! prcytiiclot ifor
stat','e?ments tit; 1 n ttt�';l ''r;u tl C:{?illttn'jtl f+101.1 i+:1tja
s.
are 9 t-':h proj'idc 1 and per'man ntly"tn tt.ntainc'::t
Shull he -tic:l.i.idr cl. and rcitate) Or[)j)-:)t-t: i.t,h%tt ely
to the develr,l)ir"nt"- Dhasinq :;c:he:lu1C.'.'
srrii PLANS AND SUPPonT rn(i MPS:
Site plans and architectural drawings Con-
taining the t...tle of the project and the
names of the owner, Architects, planners,
de✓elopers and cngincers. The plan:; should
contain a sea ie , elate, and north arrow and
be based on an enact survey of .the property
drawn to tt scale of sufficient to show
the boundaries of the particular project,
existing streets, waterways, the exact location
of all adjacent structures, off-street parking
and loading areas, recreational facilities,
all screens and buffers, refuse collection
areas and access to utilities and points of
utility hook-ups.
2. Plans should indicate the location, height,
floor area, and use of all. existing structures
within the district and the location and floor
area of all proposed uses.
3, Storm drainage and sanitary sewage plans.
4. n landscaping plan prepared)'hy a registered
landscape architect, showing typos, sizes
and locations of vegetation and ciocorative.
Shrubbery, and provisions for irrigation an:i
maintenance. Location o I: the site of a l l
existing trees protected by City of Miami
regulations shall be shown.
5. Plans and designs for sign and informational
systems:
Such additional data, traps, plans or state-
ments as may be required for the particular
use or activity or in pertinent to the final
deviel.opment; plane
(c)
y t`tei li110;.; :tro t'c`.otted to f;11)--1 nt:.lt:uf, no buildita9.
p rtni. L:; ,sl,o l 1 i.;;:;uect in :.;nob tl i:; t: i:ict. , unlePs
ana :not it the P]tlnuing Dor):trt:tncnt; 1i4as approve?
fin -al. cic:vulol:,;iagt plans (gym clan^riled is ;eotior 4
(3) , for the ciuvelop;nent an' to wl'tolo, or in sta9e5
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Cu• ; :):7rt:iott4 there0`t
UThcy? ottatv.!ies 0t' ili i i.t.'.'?" t)i` L:11'_± c:a.l:ti'' rl t-7e
rc ittl.t"C++l,P 'Lan n 'Lan !t!.! ,'L'C,"`T;+':'":0.1:t1 1. t)�:
t o ;1.)2rt 11,1,6 f ciL cu:.f?.Yd i.f`l;ll. L.tt.t. tati"`1f ;.up)i t.7lia 1:11
10111 cif 3 COO Lk! ?tt !)t" `;t.uC'11 t i itt 1. ) I itti nh i
a'c'lft)r,L::; i t i 1. tiw? it:; 1.tr.c' t' t;, "t 1 ti 1;!•C).1 t.tltf,
�1t11C1 i1 .1 l.,CaIa Ct1 Ctt Il','t t ygu i Ot t ,i.tttl.+
ot: for i;iil- :it't'-1 fr'i.st.1"ii't..
TicThe p it'li, il! 't :i rt'I"i l.l'• i It ra: d r't1t•f i.l'4:,;
wii'tJ'It:..ltit; ii►1 •:; ",orc..I t; 1th t
Clevol.C71J:t;�!!IE. C't,_a:'etlt. 1+Ian it:; in !A:. i.a ly approved
C�l�l:)?"CJJcI 1 C)is t .t,nc11
based onrrcgiil.at:i oli . •'a:) : l yi n:r at: t:hc' time l hC
1.ar►c1 '.:ati ortcc1 to' S00 status,,including : t?ch
specific mo:1i,ffii.'ii'Lious, it.'anyy, as there Made
by , t:hc C i t:y Commission.
Upon approvat of final clr:yvelcpment: plates
i .
l)ui.1d itle{ .1J 'i rti.t ; silk? 1.1. lee ' i.s sure.( .t.n the satno
:manner a:, for building permits generally.
',Except 'a.n, provided bolc):J, approv d 'ring]. platis
and reports shal1 ,be birtd:ing on 'the appl .cants
and any successors itt' tntC'r.':3t.' +o long -as, St.'D
Zoningis ,aPp1_i.ctct t0 the., land .
(d) CEiANGSS .1:t' FTM t, DEvE11,9. Pi` ENT PT:1'tNS:
ChEin,;es in approved finaldevelopment. plans may
be permitted by the. Planning 1lepart.ment on appli-
cation of iaproperty owner within the district,
providing that such changes involve minor ntoxifi.-
cati.ons in the location, siting, or character of
buildings and struct_u;es required by engineering
or other circumstances not, foreseen at the t:itic
the final development plans were approved. How-
ever, no change authorized by this subsection may
cause any o5 the following:
1. 1. A change in the use, or character of the
development as delineated in the approved
development concept plan.
2. An increase:. in the overall lot coverage'of.
. structures in district.
3., An iticrc'a.:c in t_h: intc'n:; i,ty of user.
11 re:.i►tei io - in :1?r,a:cr` o,l ca;)c.tn spac-e.
A Intl j!')a" C'1►:iil.it' . in thLr--:it`tra'.dtt l e . o i.'; c',uVO I ::!:;•l—
Ill'llt itfp;),roved in the Cd:,'v.'1 o).11:')It
p]aan. -
Jt t 1 JC)1- 4-'11a11;1:; :If: 1 1 f;l:011 ill)tl.'l!, ti114:1t`, 2)'.' Ill:t41t_'
by 1.:1ic Ci.L1' c:ct.nln i :: i c►st 11 ['tor. -ri putt: • by Llie
Plallili.tic� li �l� ►ri�nc�tlt: ut ",1 a 1-oro::';;Ir.111:iili:i.on by the
1'i i�nrt i ng At)v i :.;ory flo i l":1 , Sitcla t;lnc nciiu4atit :) . MEW ho .
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hide Only if. they ttrd $ho:aii tO h 1`egU .red by
changes rages in Conditions th,tt have f_'1i:tt tYrf`oci
they f .ttttl. plan was appt.l1;trt1 tit' ;% t 1 tilt es it^t4
c.!cicittii.i.t'Y irt1 i.r+y
Any 'Mangos which ate approtc d in tho t ihal plate
.NUsC be recorded as aPi 2ndmetiE ; ih ac:cordandc with
the pt.'cx cdurc, established for the i eebt-cdihcj bf
the initialfit,al plan documents,
(e) 1tPPt4L5:
finny property owner within a SPD-1 District, gray
appeal the decision or interpretations of the
Planning Department regarding disapproval of
final development plans, by -making written
application to the Department of .Administration
for the Planning and Zoning Boards, trithtn. fifteen:
(15) days. regtesting a public hearing on the issue
by the Planning Advisory Board.
Any aggrieved party may take an appeal from the
decision of the Planning Advisory Board to the
City Commission by filing an appeal with the City
Clerk within 15 days after tite Board's decision.
(f) TIME LIMITATIONS FOR FILING OF FINAL DEVELOPt1ENT
PLANS:
Within a maximum of twelve months following
approval of the required .SPD application and
the development concept plan, the applicant
shall file with the Planning Department final
development plans for the total project or the
initial stage thereof, if the development is to
be accomplished in stages. The final development
plans shall be submitted in a final detailed form
as required in Section 4 (2) of this Article. At
its discretion and for good cause, the Planning
Department may extend for six months (6) the period
for filing of the final development plans.
Section 5 - FLOOR AREA RATIO AND BONUS PROVISIONS:
(1) BASIS FOR DETERMINING FLOOR AREA RATIO
The maximum floor area ratio within an SPD-1 Central
Island District shall be determined after a careful re-
view of the required application and development concept
plan to ensure the maximum development intensity is in
accordance with the general comprehensive plan for the
City of Miami and is compatible in terms of use and scale
with the existing and potential land uses on the main-
land contiguous to the connecting bridge;
The Floor Area Ratio within SPD-] Districts may be in-
creased through special bonus provisions in Sub-rsection 3
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hereof, based Upon the folloWthq dohsideratiofs!
(a)
ijhd economic featrtb?.li,Ly of the proposed teve lop-
mertt as projected ih the market analysis as to -
gutted in Section 4(lj(a) 9r and the development
Schedule h-t relation to existing and pr63edted
tttarret conditions,
(b) The charactct of the proposed dcveloptneht ih
terms of mass, height, and site coverage as it
relates to the protection and enhancetnent of
views from Or through the island area,
(c) The proposed development intensity and uses
shall be based on the capacity of the connecting
traffic network to the mainland to accommodate
ingress and egress without severely impacting
the adjacent traffic systems on the mainland
and creating traffic, congestion. Final floor
area ratios, permitted and special uses shall
take cognizance of the impact of the proposed
development uport existing and future traffic
conditions and consider the existing and potential
mainland development. Adjacent circulation routes
and intersections must be adegrate to handle the
traffic generated by the new development at a
convenient levelof service.
(d) The impact.o*: the development upon educational
facilities, ,iublic services and utilities.
The Urban Development Review Board shall consider requests
for floor area ratio bonus provisions upon application.
The Urban Development Review Board after review of the
bonus application shall forward its recommendations
to the Planning Advisory Board for consideration and ac-
tion, in accordance with Section 4(2)�e) of this article.
(2) FLOOR AREA RATIO:
(a) Residential uses: The floor area shall not exceed.'
the net area of the district times 1.0 (FAR 1.0)
except as provided in Section 5 (3) of this
Article.
(b) Mixed Residential., Commercial and O Ef ice Use:::
Residential use shall comprise at leas_ seventy
ivep475) percent . of .. the total floor. area, The
maximum floor area shal 1. not a::cecd the not area
of the district times 1.75 (FAR 1.75) e,;capt as
provided in Section 5 (3) of this Article.
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12
3
14
ls.
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25
27
2r.
29.
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Vhe boh+.uses are acclimll .ative attic anyot•
att the bohtites May be used zor "calculating; the
t axiMut►.t attAihab1e floor area ratio Ohat1 nbt
ekdded .the het area of . the isl.aticl times 23 (VAR 23).
.
tach bonus ttay be atnarded at the mAxim in indicated tir
iri portions thereof, based upon the environtz7ehta1 cot -
siderations expressed in this section.
(a) The floor area ratio may be increased by .01
for each sixty (60) feet of accessible landsc ped
bayfrront public easement for pedestrian purposes
which averages at teat twenty (20) feet in width
and is hot less than fifteen (15) feet. The Mihi-
mum length of bayfront easement to receive a bonus
under this provision shall ba at least forty per-
cent (40%) cf the perimeter of the Island. The
maximum permitted bonus under this provision shall
be 0.5.
(b)
The floor area ratio may be increased by .02 for
each five.(5) percentincrease ofground level
pedestrian open space over thirty-five (35) per-
cent of the gross area of the district up to a
waximum increase of .06.
(c) The floor area may be increased, by two (2) square
feet for each one (1) square foot of floor area of
a principal structure that is left open, unenclosed,
and not : used for parking purposes., The maximum bonus
under this provision shall be 0.05.
(d) The floor area may be increased up to a maximum
of 0.15 providing that the proposed development
incorporates distinctivedesign features, as fol-
lows:
1. Landscap._ng,(a maximum increase :of.05)
streetscape,: open spaces and plazas; pedes-
trian way treatment; recreational areas:
superior use of subtropical vegetation.
2. Siting (maximum increase. of .05) : visual focal
points; view; sun and, wind orientation; circu-
lation pattern; physical environment; variation
in building. setbacks; :visual, corridors from
the mainland and on the island; creative' land
use arrangements; low lot coverage.
3. Superior design features (a maximum increase
of .05) : separation of vehicular and pedestrian
traffics distinctive and harmonious building
forms; harmonious use of materials; excellence
in rel.ationuhip'of three dimensional bui:ia�ng
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16
17
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19
20
21
22
=. 23
24
25
26
27
'28
.29
-30
3,
-32
33
3 4
1,10
,tor t t fifioVativd build in tte Toitigy
-.0ketif betvatiof% oq tfe=cry:
.Section 6. - SPECIAL LIMITATIONS ON LOT OR BUILDING Sr'''E
COVERAGE BY ALL BUILDINGS AT VARIOUS ELEVATIONS.
The maximum lot coverage i'or a1.t buildings and structures
within the SPD-1 districts shall, be sixty (60) percent of
the gross areal of the district. In . addition to other limi-
tations set forth herein, the following shall apply to lot
or building site coverage by buildings or portions of build-
ings at the elevations indicated:
Percent of Lot or Building Site
Height Above Grade Area Which May be Covered
Principal tTse Total for Princi
Only pal Use & Acces-
sory Structure
20.0 feet or less 25 60.
20.1 feet to 30.0 feet 24 55
30.1 feet to 40.0 feet 23 50
40.1 feet to 50.0 feet 22 45
50.1 feet to 60.0 feet 21 40
60.1 feet to 100.0 feet 20 30
100.1 feet to 250.0 feet 15
250.1 feet or over 10
Where two ormore lots or building sites are contiguous or
separated only by a public street, lot or building site
coverage calcuiations may be based on the combination of
such lots or building sites. If subdivision into lots ex-
ists or building sites are later subdivided, provision for
maintenance of the maximum lot or building site limitation
shall be required through approved transfer of development
rights.
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12
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14
15
16
17
18
19
.20.
21.
27
geet:ibti'/* - 'OPEN._ PAG5...RRQUfRE=rin' 5
(1) Min&niur t00eh, .5 Ftce
Tbtat open spade Within .the cly.gtric:t :shall 1:ie doh:it:thud aS
e
the total grrf�;s artta of the district, as defined iti Sedtien
of thit AltfrdtT, tnihus the i)ui.IdiYtci area plUs usable 'roof
»uilcl.inct area shall be construed a:; total. area covered lit/
enclosed buildings (taken at mz.an grade level of earali build-
ing, 3.nc lud it-g atcess;or y bu i.lc1 i.ne s) including total a rcu
of all coVete 1 open space (except for open space covered
by eaves • and normal overhang of roofs) but not ittc1Uct.ing
Uncovered entrance platforms, uncovered terraces, or un-
covered steps where such features do' not themselves con-
stitute enclosures for building areas below diem.
Usable roof area is total roof area of buildings which has
been suitably improved for pedestrian open space.
Minimum total. open space shall be based upon the flocs: area
ratio permitted as indicated:
1•1inimutn Total Open Space
Permitted` F.A.R. . % of Gross Area of District
1.0 60i;
1.5 65%
2.0 70%
2.5 or over 75%
Required open space shall be located to provide, for conven-
ient, safe, use by occupants, and as appropriate,' by visi-
tors. Location and use ' shall be consistent with the char-
acter 'of the site and with the intended general: development
concept plan for the district.
23 (2) Minimum Pedestrian and Recreational'Open Space
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25
26
a
27
!a
32
33
to
r, 5
`I h
Pedestrian Open Space, as part of the total open space,
shall be construed as including areas barred to automo-
tive vehicles (except ' for maintenance of such areas or
use by . public or utility vehicles in emergencies) and
improved for pedestrian use and enjoyment. Such space
shall include pedestrian ways, prornEtita:1Qs, landscaped
areas; parks, and active and passive recreational areas.
Minimum pedestrian open space shall h at least: fifty
(50) . per -cent of ' the ct ross area of the district.
(3) Min_i.rlutn CIRe'tt :.mace '
Ground level opl.n spacer s;l1:i11. :ic Cott:;i.ru,:!d a* i.n^1uciino
areas at: tbi grado l.iIic in.!asurk:d at 1110 elevating of �t
bul1'"shoz d and Ftl lowr.ncl i'or it five ' (5) lout variation along
a given cross-section ot: the island area,
-17
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28
29
30
31
32
34
35
Mihitonb gtouhci level pedestrian optt spade t;lial.l be at
icatt dirty-fiVe (3 ) pe rdeht nt; the Of -ass ; area,. the
tna j ority or the qro: nd irVe1 7•', des r it n out s JaCe shall
be Most appropriately located to:' a t'd the ma i Lori. portion(s)
Of the island distri'ctt.
(4) f♦ iytj�i.h�itt{fi .Ot,?.c!h_ :> �rtc_eyrCc�i�erri.ly.�.�
attd, Workers Th theDintticL.'
in addition to or as n tt+ of, the open space requ 1re.... ,nt:s
of this section_ a portion of the area of t.he'diistrict ~::::i i
be developed as usable pedestrian . open ::pace whicsi is :le -
erally accessible to all residr`n'ts and Workers in the
district. Minimum usable opens spade shall not be Loss than
1.25 acres for each onc thousani (1000) persons residing
in the district.
Section 8. SPtciAL .YARD tli11) OPEN :+1nCE REQUIREMENTS,
The following special regulations and ,requirements apply
to certain yards, setbacks and open space in this district:
(1) Yards and Setbacks Adjacent. to Streets
(a) Landscaped yards adjacent to streets other
than service drives.
A yard ten (10) feet in minimum width shall be'.
provided for all residential, hotel, accessory
structures at street: level adjacent to all
streets other than service drives. Such yards
shall be maintained in land scp i.ng except for
walkways and necessary vohicul.ar ingress and
egress and fur pick --up or discharge of pas: e—iger .,
and shall not be used for parking.
(b) Further setbacks adl,:.cent to residential
windows at lower levels.
Where portions of structures adjacent to
streets contain windows of residential units,
or of hotel rooms intended to be used for.
sleeping, and where sills of such windows
are at t or below an elevation of thirty (30)
feet, as measured from the inner curb eleva-
tions along such streets, such windows _:hall
be further set bac}: from the inner. 1 i.no of
the yard required at (a) above and add i. 4 i ona i
distance, as follows:
,Elevation -less than-10 rev
fr i'
Elevation 10•-1 9 L'ecrt
Elevation 2C1- 29 root
1 9 i ,let:
10 r'r„
1
12
t
14
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16
17
18.
19.
20
21
24
25
26
27
28
29
.0
31
33
34
gtich setl7:iCk Shallbe Measured .from the inner
lihe of the yard f:egU1t-ecl at (a) nhole o-,
_jectecl orticall. j, but e` eoptfor windo ti at;
ah elevation of Less than ten (1.0) foot (in
Which dame a :ground level yard is required)
i.bWor portions, of a struet.i_re not involving
such Windows may project. into the setback area.
(2) Pedestrian Open SOado \t Gi o'in:i Level Acljac±can+: tO
Waterfr.ont..
Adjacent to all bulkhead' linen ai onq major waterfronts, oh
each lot or parcel., open _peee averaging twenty (20) feet
L i Width and .a minimum off iteen (15) feet its width shill
be provided, landscaped, improved and maintained as a
portion of the requirements :;et forth horei.n, subject :o
„uch limitations on use and access, i_ticluding reservations
and time limitations, as are reasonably necessary for pro-
tection of security of property and tranquility of occupants,
Such walkways and related open space shall be approximately
at ground level (allowing for minor elevation for structures
involved, such as boardwalks) except where there are adequate
reasons for higher elevations, including connections with
other portions of th! pedestrian system, bridges over slips,
or connectors over streets.
(3) Above --ground pedestrian open space.
In furtherance of the intent set forth hercin,pedestrian
open space of appropriate dimensions anc with appropriate
improvements may be at above -ground loco :ions.
Section 9. - ELEVATED CIRCULATION ROUTES
Bridges for pedestrian use or for emergency access, open
or enclosed, connecting buildings or open spaces, may be
erected across fire access routes minimum elevation of
sixteen (16) feet above curb level. If not exceeding
twenty. (20) feet in width, such bridges may cross yards
and pedestrian: open space at a minimum elevation of ten.
(10) feet, notwithstanding limitations on yards and covered
open space elsewhere set forth.
Such bridges may be used for normal pedestrian movement,
for pedestrian mass transport by moving walkways, for
approved mass transit devices or for approved vehicular
access appropriate for use in a pedestrian -oriented en-
vironment
Section 10. SPACING rFTT fEN I3tJILDIT GS OR PORTIONS,
OP I3UIIID1:NGS
The purpose OP Spacing 'requirements between bui.lding o
portions of buildings is to encourage more ci-r t:iv,� inc
t-
j
f~t
'.7
2
13
and ' it'tiagi_tia1...tv-e des- ton t•.'1ii.le (-nistl""1,i'litf',
it ritil�tt .i.t)tt it:it; pr i.tiao I)r'I:.•ic'eri :;L.roc'1 U. 7,4i t I! I
denim; 'Pltcl , lot i.t)::i11 q privy iljlt". .. •{
forth, the :1t 1:. +t'' il: :';tttl).-11-. i)il:.• nod.-- ki t t''{11 ir_tf: i.t)tt:a
11,ri�r�t�y; t:it:' tiniroim l;nti.!di !1rj r:ri:n..7it't.l tt'ttili r 1i''t11 is: i.'ri
tended t:ci t'' ,', idf' r')t 1 (i:'1r'tl t:1i f1t i ti Ott:- tltl.! 1 1 I `trr tin.; t'. , 1411':!?"C'
Windows tt'C' it 1 ;r. t 1 i tt C)tt1(WO CO' t:(•;) i lit:: t l'.r'j %11.1.:i :iCi!_'1.'ti
there are Ct!, tr!<,t!')<.,.. or 1,I1'loi"r t t't 1i'1 i 1:1.''+' t;i'.tr;_'li{c! i1G1£'L'tt.litl'.r
scrceninq wi ntcIcLLl.+'E: or titer tilt. t,.;�,:1,. p ; ;,1•r• Ott f:t1C"it i?
It i.ght ol:' 1,.t =:t:i on to 0•t..5t{tl.tt. pi•ttt:? but 1t1--
a. ig spacing i n..1y l,r.., 1•r_". t i1.1(.`c'ri
tight and t i r; k.11e. 1'itl.i1(.1 OM .' ;pi 'trr L11(1 1'1't.)'.f it!co i;1%!i:itt'`1
Of ensUrl.tlq that: t;'ilr•711 .1"rJ.-;mt lra:; .tit{Ili` ;111;1 iai :tuiId.itl:j
8pac inq tntty 1) :redttec,rI where t lie t. c! %! t'o nn t:; 'i.t'1.-{t 1.ir,' or very
stlla1l •winder-. itre;t : aryl t•i11C'1'e rur,Y:i,; 11,)t+"::! i,di:Kitt:1LO 1)1"t)it a.Si01.3
for light anti cl i.r .trt71 ztt,rjt.l:lr, ci i_r. c!r't:
13uUri inq •CtniEic-tur.n.Ll,c'n; t:ri,£'re 10,1 id 1.11g on i;t'rur.at.i.C)n is
irregtt l.cir :r) that the tteects expt:cl,;t:•..,d for p.i' i.vncty and ' ven-
tilation ,at-c met' by the .forth of the l ui.Iditut reduced builci-
+ c 1 ss i t• : i tl ♦ s +
�.tlg 5pacillCt i.o 1. t'rmiu.,.i.U1£. �t,, cicLet•t;t.n._ci 1J� tivrr:.tr1G .pac.ittg
• or by measuring spacing where roo:nr • open towards adjacent
buildings.
The spacing of buildings within' the Island ni-:sf~r.i':L 'shall
be determined by ,the formulas relating to lie i.gh t , .0 f 1fective
length, the type 'of wal 1. (cis iolaLed to window, Orientation)
rather than iwrac1 itional. yard and bulk requirements, The
folbwing de finit ions, formulas Land d iagrau1;: s ha 1.1 guide
the minimum ,spacing;between buildings or portions of build-
ings within the SP.D-1. 'Island District.
(1) llieLoht (I`jtlmber of St l7ries)
Height 'shot 11 norma 1 ly l i ro:1 mired in 1111m1.tt.! r 01 S for Lou,
,
provided ho:'.'%7er that where average -he i.cth't p.e'r story ex--
cecds ten (10) fctet, ten (1.0) feet she1.I be construed to
be one story.
Where there are one or more setbacks in :.he height- of: a
bu ild:ing, the open space depth for each wal I. 'surface or
plane shall he determined separately, and the loWer porT
tion of -the bui•lcling may' extend _into'the op: n Space
tt
regilrecl for the ni.cjhx�r_ portion; hut tntt ;t: pr.c)t.°.idc rKievt
space depth as required for it ..,
(2) flf.Etc t .r. r.;.'n21h
g 1:',ff.ecti.ve het 'lroanta1. 1crucjLb' or it bttihii,nt.1 i.s tilt' 1t.'ilti t•11
of a bili.l.tl ill ' tiita1.1_. 'st.l•717,1C:s..` in a uittq 10 p1tun) - i1trlttd in1
30 mi nor sethac17,' Where;, t:1ic letic jt'1t of:a, build i.tttr'' t',,'t 1 1 i.,
zlrtgl.eri or ;;r+ bitc'k r;I,. ((;) . foot, or tnc j:el, talcs• ctj): n' ;;p:;p:tr�2
31 depth-fcr'e.;-'1 t:':111 railer I:gee or. Pl:tn. 01'4111 l,(s do. tc'yin itic>;l
:;eyarate1y,
1
6
:4
10
11
12
13
14
15
16
1'7
1.8
19
20
2,1
MT.
26
27
30
(3)
Permitted 0V.--.rl Pµ nt: on ti
r
a ;�.Jtr_•C. s I ty 't�e11�r .tittit:`E!
ReRequited1 itettretll.ttt:J o;?it .': may cv t: ea
coisttnori Use of the open spare docS uoi nfr. tr•t:. t flea distance.
beet een two (2) cjppo:;i.ng t11 r;,
(4) 1 iagyam, Illilst:rtll..i.11<I
1't�rtri..1 ssi.Ul.i,_ 0ve1-1 +7
diagram, i. ?.. e�tl f',';:tl!��t{r...'+ "y''iZAC1 Depth '-
The tollowing
t'eastlrE'ment," frC):?1 {'t7Tt1.in:tt1 l'L'op rty ).t'tt';i:!s
Eama 1 '_ Vol,Ising,, FHA, No. 2600, 1971, it l tl,:i ri.t t r, dent c r"
t. a1J:Yii:� in i_Ilt�_ l'
ttii.nati Ons described in 1 lic :itt1)s t':Lt lii't:i
"yard" :•.�1C)'I lt.i • t'1'_` t_'Uil:ii:k'lttr'{
preting this diagram, the term yar,_
its open space where it ui-,,otie ; t.., itor;.tt,►t; ;l I t:LTar n1:.1on
from lot lines or building site lines nets (as pr'o to t ecl tll's:vart-1)
involving stopped building forms.
(5) Types of wall.,
For purposes of adjacent open space recut i.rmout:s its pro-
vided herein, three types of walls are dis L i.tluuish4c1.
(a) Primary walls, containing princi.p:f1 windows in
major rooms for daytime use. in d': e1li.nq forms
where there are individual entrance: to units at
the first -story level, the wall containing the
major entranco to a dwelling shall be considered a
primary wall only when it faces a window wall of an
adjacent 'living unit. In o''-her forma of. dwellings,
living room windows and other windows in major rooms
for daytime living use shall be construed as being
in primary walls. Principal windows of hotelrooms
shall be construed as being in such walls.
Office windows for principal office uses shall be
construed as being in primary walls.
(b) secondary walls, containing only windows other than
principal windows in major rooms for daytime use.
In the case of dwellings, this Shall be construed
as including bedroom, bathroom and kitchen. windows.
In the case of hotels, this Shall bec:onstrtod as
including incidental windows for service areas,
windows for bathrooms or toilets, windows adjacent
to elevator shafts and the like.
In the case ofoffices, windows for m:t i.l l-ocrns, ;,;took
rooms and the like shall ho construed as being in
secondary walls.
) Vindowl.c.i,_s walls,, containing no windows or ut.hryr
openings except ni required for l:i;r: ,.ro.ec1;iott.
3
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4
a
7
S
9
10
i1
12
13
11
24
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26
27
28
29
30
31
32
(6)
SOac ing_forru l.a s ; apOi ica L ion , rte .lio:l s: o f t !ca i=
trement:
T'ho FcjrmUlas sot: forth baler: establish . the amount or
horizontal open space regUited adjacent to indi ridual
pritnary, secondary or windowless walls, Such space
sha1l he mc,asured p'rtrnd1.cular Lo such t•ttt1.1.s. Spading
bett•,cen adjoining port: -ions of bul.ri i.Ti 7::;__ Lli
cumulative recluirem=:ui:s of the, individual
vidual_ wallsa.tYvtitvedt
Where adjacent buildings are : on iid ja, @nL individual Lots,
spacing shall be measured from the 1,.1. Hiles involved
(as projected vertically where twhere L11e spacing requirement
involved is based- .at:ller than at ground l eve 1.) , provided,
however, thattransfer of clevolopme nt: tights shall be
permitted if the cumulative spading requirements remain
the same.
Where more than one building is proposed to be built on
a lot or parcel, building site lines ttteeting spacing re-
quirements shall be tau ed to det:ermine conformity.
Where a building is 01 a lot or bu ild iig site adjoining
a street or other permanent open space, up to 50/ of the
width of the street or other permanent open space may be
counted in providing building spacing, provided however
that this does not authorize building in any required yard
or setback.
Height and effective length -of walls of buildings based at gry
shall be measured front grade; height and effective length of
walls of buildings rising from structural platforms shall be
measured from the platform elevation.
Spacing requirements shall apply to all buildings and por-
tions ,of buildings, whether or not located an the same lot,
and regard less-of-esca, provided that spacing of parking
structures shall be -subject. only to the requirements con-
cerning yards adjacent to streets.
(a) Open space requirement •adjacent to_Erimary walls.
Adjacent to primary walls, minimum open space shall
be as required by the formula d = 64+S±1/10, where D
is distance in feet S is number of stories, and L is
effective horizontal building length.
(b)
1
Open: dpace requirement adjacent to sccondaY
walls..
.Adjacent to secondary walls, minimum open space
shall he' as required by the formula d == 2 •i. S .+ 1/10,
with symbol repr6senntation as, above.
4
6
7
a
9
10 As a part of general action when plans require a
recommendation by the Planning Advisory Board and
11 approval by the City Commission, the Commission may
authorize variations from regulations generally apply-
12 ing in a SPD-1 C-I District upon determination that
l3. the plan proposed by an applicant, while not strictly
in accord with regulations applying generally within
the district, meets public purposes to an equivalent
14 or a greater degree. All maximums in this article are
subject to the provisions of this section.
15 Section 13. Conflicts with Other Provisions of the
Zoning Ordinances
16
It is intended that where there are conflicts between,
17 the requirements ofthis section and other provisions
of the zoning ordinance, the provisions of this
1.8 section shall apply.
19 Section 14. Parking Requirements
(d)
pert _Sl aoerretluirement. adjadefit..:.to,W ,IidoW).ess etie
No speeifid open spade is required by these tegulatiohs.
adjacent to a windowless Wait e:tcept that if any apace
is left between adjoining Wind oWless walls, it shall
be at least 3 feet in width, Greater eeparation shat1:
be provided if required by building or fire safety
regulations.
Section 12. Variations. from General Regulations .App1yinci
in SPb-t. c-I District
20 I ,(1) Off -Street Parking
21
22
23
24
25
26
27
28
29
30 ,.
31
32
33
34
35 .
36
Off-street parking requirements for this district
shall be as set forth in ARTICLE XXIII, Section 4,
except that when a parking garage serves both office
and residential buildings, the combined requirement
for both uses shall equal one space for each four
hundred (400) square feet of gross floor area in
offices plus one space for each dwelling unit. In
no case, however, shall the combined parking'require-
ment be less than the residential parking requirement
when computed separately.
(2) Structure Parking
All required parking shall be in structures except
for a) temporary parking lots b) a maximum of 10%,
parking requirements may be provided by gradelevel.
landscaped parking areas for service related uses.
No parking shall be permitted on top of a parking
structure unless the exposed deck is architectur-
ally treated and a plan is submitted for review
by the Planning Department.
2
4
8
g
10
12
13
14.
fte ,ate site parking is petMitted uhdef Conditional_
Use approval tot any of the rectiifed patkihg: Cohttoi
of, refitote site parking iS neeeasaty to .ensure pfc er
Control of iodation, ingress and egress, and Ctinsideta=
tiot1 of possible detritnentai effects to neighboting
property, 1etnote sites may accommocda .e parking from
mote than one site.
In dohnedtioh with approval of any such remote site
parking, an agreement property drawn and ekecuted by
the parties concerned, approved, as to form and
legality by the City Attorney, shall guarantee the
maintenance and reservation of the spaces involved for
the uses served, unless and until the same number of
spaces is 'provided elsewhere with the approval of the
Zoning Board in accordance with conditional use requirements.
Section 13. - SIGN LIMITATIONS
Sign limitations shall be as provided for the R--C-1
district in Article XXIV, Section 3.1.
15 Section 2. That all laws or parts of laws
16 in conflict herewitl., be and the same are hereby repealed
17 ,insofar as'they are in conflict.
Section 3 Ifany section, sentence,. clause,
:
:9 phrase, or word of this ordinance is for any reason held
20 or declared to be unconstitutional, inoperative, or void,
21 such holding or invalidity shall not affect the remaining
L22 portions''of this ordinance; and it shall be construed
23 to have been the intent of the Commission of the City
24 of Miami to pass this ordinance without such unconstitu-
25 tional, invalid, or inoperative part therein; and they remainder
26 of this ordinance, after the exclusion of such part or parts
27 shall be deemed and. held to be valid as if such parts had
28 not been included therein; provided however that if any of
29 the provisions requiring the City's approval of development
30 plane are held to be unconstitutional, inoperative or void,
31 then the entire ordinance shall fail,
32
33
34
35
36
=44-
10
11•
12
23
33
34
3 `+
36
&z.
Sret1O11+'-x4 a. This ri:d th£Irtdo shall bv, .eE uc ti-Ve
i
IiA8stD O_d '1R P READING i3' TITL8 ONLY this.
1914,
..„:PAS8tp.AND ADOPTrD ON 44ECOii7) AND )' IOAL AEADINO
3 '1 ITLC ONLY this, cWof r' 1974.
M'TEST:
City Clerk
PREPARED AND APPROVED DY:
Michel E. Anderson, Assistant City Attorney
APPROVFD AS TO FORM AND CORRECTNESS:
John S. Lloyd, City Attorney
•