HomeMy WebLinkAboutBack-Up from Law DeptMIAMI 21
AS ADOPTED - MAY 2016
ARTICLE 3. GENERAL TO ZONES
across the Lot and connecting the ends of such ten -foot lines. See Article 4, Table 8.
3.8.4.2. Variances prohibited.
No Variances from the provisions of Section 3.8.4 are permitted.
3.9 SPECIAL AREA PLANS
The purpose of a Special Area Plan is to allow parcels greater than nine (9) Abutting acres in size
to be master planned so as to allow greater integration of public improvements and Infrastructure,
and greater flexibility so as to result in higher or specialized quality building and Streetscape design
within the Special Area Plan.
The purpose of a Special Area Plan further is to encourage the assembly and master planning of
parcels greater than nine (9) Abutting acres in size, in order to provide greater integration of public
and private improvements and Infrastructure; to enable Thoroughfare connectivity; to encourage
a variety of Building Heights, massing and Streetscape design, and to provide high quality design
elements, all in order to further the intent of this Code expressed in Article 2.
3.9.1 General
a. The single or multiple owner(s) of Abutting properties in excess of nine (9) acres may apply for
a rezoning to a Special Area Plan.
b. A Special Area Plan shall be approved by the process of rezoning with or without Transect
changes.
c. A Special Area Plan shall assign Thoroughfares, Transect Zones and Civic Space Types, with
appropriate transitions to Abutting areas. Guidelines for Thoroughfares and Public Frontages
may be adjusted to the particular circumstances of the Special Area Plan.
d. A Special Area Plan shall include a map of the Thoroughfares and Transect Zones, and the
standards that deviate from the requirements of Article 5.
e. A Special Area Plan shall assign at least five percent (5%) of its aggregated Lot Area to a Civic
Space Type. Civic Building sites are to be located within or adjacent to Civic Space Types or at
the axial termination of significant Thoroughfares. The developer shall be responsible for con-
structing the public improvements within the Special Area Plan, including but not limited to the
Civic Space Types and Thoroughfares.
f. Development within the Special Area Plan shall be pursuant to a recorded development agree-
ment that will establish the allocation of Thoroughfares and Civic Space Types and Building Area
among the Building sites, and the creation and retention of the public benefits.
g. Unless a Building is specifically approved as part of the Special Area Plan, any Building shall
be reviewed by the Planning Director, after referral to and recommendation from the CRC for
conformance to the Plan, prior to issuance of the Building Permit.
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MIAMI 21
ARTICLE 3. GENERAL TO ZONES
AS ADOPTED - MAY 2016
h. A Special Area Plan may include:
A differentiation of the Thoroughfares as a Primary -Grid (A -Grid) and a Secondary -Grid
(B -Grid). Buildings along the A -Grid shall be held to the highest standard of this Code in
support of pedestrian activity. Buildings along the B -Grid may be more readily considered
for automobile -oriented standards allowing surface parking lots, unlined parking decks, and
drive-throughs. The Frontages assigned to the B -Grid shall not exceed thirty percent (30%)
of the total length within a Special Area Plan. For Frontages on the B -Grid, parking areas
may be allowed in the Second Layer.
2. Retail Frontage requiring that a Building provide a Commercial Use at sidewalk level along
the entire length of the Frontage. The Commercial Use Building shall be no less than seventy
percent (70%) glazed in clear glass and provided with an Awning overlapping the sidewalk
as generally illustrated in Article 4, Table 6. The first floor should be confined to Retail Use
through the depth of the Second Layer.
3. Gallery or Arcade Frontage, requiring that a Building provide a permanent cover over the
sidewalk, either cantilevered or supported by columns. The Gallery or Arcade Frontage may
be combined with a Retail Frontage as shown in Article 4, Table 6. Gallery or Arcade Front-
age within the First Layer may apply towards Open Space requirements.
4. Build -to -lines that differ from Transect Zone Setback requirement.
5. ATerminated Vista location, requiring that the Building be provided with architectural articula-
tion of a Type and character that responds to the location.
6. A Pedestrian Passage, requiring a minimum ten (10) foot wide pedestrian access be reserved
between Buildings.
7. A preservation plan acceptable to the Historic and Environmental Preservation Board for any
historic resources in the area of the Special Area Plan.
8. Area Design Guidelines.
9. A parking management program that enables shared parking among public and private Uses.
10. Flexible allocation of development capacity and Height, excluding Density on individual sites
within the Special Area Plan shall be allowed so long as the capacity or Height distribution
does not result in development that is out of Scale or character with the surrounding area,
and provides for appropriate transitions.
3.10 HISTORIC PRESERVATION STANDARDS
See Chapter 23 of the City Code, titled Historic Preservation, for regulations and additional height
requirements.
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