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MIAMIMIAMI

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MIAMI 21 VISIONMIAMI 21 VISION

• Sense of community• Improved quality of life• Economic vitality• Open space preservation• Pedestrian friendly• Transit oriented • Green building• Historic preservation• Form based code

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EXISTING ZONING CODEEXISTING ZONING CODE

USE AND DENSITY

PERMIT PROCESS

FORM

•Existing Zoning: Focuses on Land Use Separation & Permitting Process Management•Emphasizes USE and DENSITY as development controls•Relies greatly on PERMIT PROCESS•Neglects the role of FORM

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COMPLEXITY OF EXISTING ZONINGCOMPLEXITY OF EXISTING ZONING

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MULTIPLE REGULATORY DOCUMENTSMULTIPLE REGULATORY DOCUMENTS

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UNPREDICTABILITY OF EXISTING ZONINGUNPREDICTABILITY OF EXISTING ZONINGGLA and BonusesGLA and Bonuses

Net lot area Net lot area

+ half of R.O.W

Net lot area

+ half of R.O.W

+ 90’ on the water

Net lot area

+ half of R.O.W

+ 90’ on the water

+ GLA from adjacent property

+ PUD Bonus

Only net lot area

+ half of R.O.W

+ 90’ on the water

+ GLA from adj. property

+ PUD Bonus

+ Affordable Housing Bonus

Net lot area

+ half of R.O.W

+ 90’ on the water

+ GLA from adjacent property

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UNDESIRABLE JUXTAPOSITIONS UNDESIRABLE JUXTAPOSITIONS NEED FOR TRANSITIONNEED FOR TRANSITION

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EXPOSED PARKINGEXPOSED PARKING

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• Neglects quality of public realm / not pedestrian friendly • Exposed parking at pedestrian frontages (blank walls)• Lacking transitions in density and height • Required green space is inaccessible• Gross Lot Area based calculations unpredictable• Existing Floor Area Ratio (FAR) bonuses do not

provide any public benefit• Numerous Special Districts are reactive – need for

proactive comprehensive vision and approach• Overly complex and vague regulations

EXISTING CODE EXISTING CODE -- ZONING ORDINANCE 11,000ZONING ORDINANCE 11,000

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EXISTING ZONING CODEEXISTING ZONING CODE

USE AND DENSITY

PERMIT PROCESS

FORM

•Existing Zoning: Focuses on Land Use Separation & Permitting Process Management•Emphasizes USE and DENSITY as development controls•Relies greatly on PERMIT PROCESS•Neglects the role of FORM

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FORM BASED CODEFORM BASED CODE

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FORM BASED CODEFORM BASED CODE

FORM

USE AND DENSITY

PERMIT PROCESS

•Emphasizes the role of FORM•Reduces the role of USE and DENSITY•Effectively addresses PERMIT PROCESS

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RENDERINGSARX Solutions, Inc.Thomas SpainJames Wassell

PUBLIC RELATIONSVILLAGE MARKETING BUREAUSilvia Cejas, PresidentTHE MONTE CHRISTO GROUPJames Jeune and Pradel DenisED O’DELL & ASSOCIATESEd O’DellTHE HALL GROUPNeil HallBOTA ENTERPRISESTamara Philippeaux

CONSULTANTS

LEAD PLANNERDUANY PLATER-ZYBERK & COMPANYElizabeth Plater-Zyberk, Project PrincipalFrancisco Garcia & Marina Khoury, Project ManagersJudith Bell, Andres Duany, Mike Lydon, Maria E. Mercer, Christina Miller, Jorge Planas, Gustavo Sanchez & Shannon Tracy.

TRANSPORTATIONGANNETT FLEMING, INC.Carlos Cejas, Vice PresidentOdalys Delgado, Project Manager

ECONOMIC DEVELOPMENTECONOMICS RESEARCH ASSOCIATESTom Moriarity, Vice PresidentMcDuffie Nichols, Senior Associate

LEGALLEWIS STROUD & DEUTSCH, P.L.Nancy Stroud, Attorney at Law

MIAMI 21 TEAM MIAMI 21 TEAM OTHER STUDIES

PARKS & OPEN SPACE MASTER PLAN GOODY CLANCYDavid Dixon, Principal in ChargeLarissa Brown, Chief Planner

DOWNTOWN MASTER PLAN UPDATEZYSCOVICH, INC.Bernard Zyscovich, PrincipalTrent Baughn, Project Manager

CITY DEPARTMENTS

Office of Mayor Manuel A. DiazOffice of City Manager Pedro G. HernandezOffices of City CommissionersPlanning DepartmentOffice of ZoningDepartment of Economic DevelopmentDepartment of Capital Improvements and TransportationOffice of the City AttorneyNeighborhood Enhancement Team (NET)CitiStatOffice of CommunicationsDepartment of Public WorksDepartment of Parks and RecreationDepartment of Code Enforcement

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DISTRICTSDISTRICTS

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NEIGHBORHOODSNEIGHBORHOODS

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QUADRANTSQUADRANTS

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EAST QUADRANT NEIGHBORHOODSEAST QUADRANT NEIGHBORHOODS

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COMMUNITY INPUTCOMMUNITY INPUT

DIRECT MAIL

SIGNAGE & INFORMATION

TELEVISION, RADIO & PRINT

PUBLIC MEETINGS

WEB SITE

EMAILS & QUESTIONS

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THE TRANSECT THE TRANSECT –– GUIDING PRINCIPLES GUIDING PRINCIPLES

NATURAL

GRAPHIC

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AERIALS OF TRANSECT BASED CITIESAERIALS OF TRANSECT BASED CITIESW

ASHI

NGTO

NSA

N FR

ANCI

SCO

MIAM

I

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FORMFORM--BASED CODE BASED CODE DETACHED, RESIDENTIALDETACHED, RESIDENTIAL HIGHHIGH--RISE, MIXEDRISE, MIXED--USEUSE

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MIAMI 21 VISIONMIAMI 21 VISION

• Sense of community• Improved quality of life• Economic vitality• Open space preservation• Pedestrian friendly• Transit oriented • Green building• Historic preservation• Form based code

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NEIGHBORHOOD STRUCTURENEIGHBORHOOD STRUCTURE

Existing ConditionExisting Condition

Proposed ConditionProposed Condition

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COMMERCIAL CORRIDORS ENHANCING COMMERCIAL CORRIDORS ENHANCING RESIDENTIAL NEIGHBORHOODSRESIDENTIAL NEIGHBORHOODS

Existing ConditionExisting Condition

Proposed ConditionProposed Condition

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NEIGHBORHOOD ACCESS TO OPEN SPACENEIGHBORHOOD ACCESS TO OPEN SPACE

Existing ConditionExisting Condition

Proposed ConditionProposed Condition

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NEIGHBORHOOD ACCESS TO OPEN SPACENEIGHBORHOOD ACCESS TO OPEN SPACE

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NEIGHBORHOOD ACCESS TO OPEN SPACENEIGHBORHOOD ACCESS TO OPEN SPACE

Existing ConditionExisting Condition

Future FEC transit stopFuture FEC transit stop

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HISTORIC PRESERVATIONHISTORIC PRESERVATION

Existing ConditionExisting Condition

Proposed ConditionProposed Condition

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ANALYSIS OF EXISTING ZONING ANALYSIS OF EXISTING ZONING

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360+ USES TRANSLATED TO CATEGORIES360+ USES TRANSLATED TO CATEGORIES

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CONVERSION TO TRANSECT ZONESCONVERSION TO TRANSECT ZONES

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SAMPLE CONVERSION SAMPLE CONVERSION –– ZO 11000 to Miami 21ZO 11000 to Miami 21

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T3 - DETACHED SINGLE FAMILY DWELLING9 -18 units/ ac

T3 R – SINGLE FAMILY DWELLINGT3 L – SINGLE FAMILY DWELLING W/ ANCILLARY UNITT3 O - DUPLEX

T3T3

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T4T4

T4 – PARTY WALL RESIDENTIAL, LIVE-WORK36 units/ ac

T4 R – RESIDENTIAL TOWNHOUSE, APARTMENT HOUSET4 L, O – RESIDENTIAL TOWNHOUSE, LIVE-WORK

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T5T5

T5 - RESIDENTIAL, COMMERCIAL, MIXED-USE65 units/ ac

T5 R – RESIDENTIAL APARTMENT BUILDINGT5 L, O – RESIDENTIAL, COMMERCIAL, MIXED-USE

BUILDINGS

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T6T6

T6 -8- RESIDENTIAL, COMMERCIAL, MIXED-USE150 units/ ac

T6 R – RESIDENTIALT6 L – RESIDENTIAL, SOME MIXED-USET6 O – RESIDENTIAL, MIXED-USE OR COMMERCIAL

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TRANSITIONS ACROSS THE TRANSECTTRANSITIONS ACROSS THE TRANSECT

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TRANSITIONS ACROSS THE TRANSECTTRANSITIONS ACROSS THE TRANSECT

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QUALITY OF PUBLIC REALMQUALITY OF PUBLIC REALMPublic Space: detailing of streets for increased walkability andbicycling• Wider sidewalks• Narrower lanes• Trees for shade

Private Property: design of buildings to embellish public realm• 10 foot setback and easement for wider sidewalks• Habitable space overlooking streets (frequent doors and windows,

liners, concealed parking, commercial and retail space)• Cross-block passages to improve connectedness• Transitions for height and density• Predictable height and floor plate

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IMPROVEMENT OF PUBLIC SPACEIMPROVEMENT OF PUBLIC SPACE

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FACE OF PRIVATE BUILDINGFACE OF PRIVATE BUILDING

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FACE OF PRIVATE BUILDINGFACE OF PRIVATE BUILDING

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SPECIAL AREA PLANSSPECIAL AREA PLANS

• Site area must be 9 acres minimum

• Requires a detailed master plan with specific guidelines

• Allows flexibility within transect regulations

• Provides public benefits (open space and affordable / workforce housing)

• Requires a public hearing, City Commission approval

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PUBLIC BENEFITS PUBLIC BENEFITS

For T6 (high-rise buildings) not abutting single family neighborhoods:

• Existing bonus program expanded for housing, parks, civic facilities (fire station), preservation, green building and brownfields

• Allows on site, off site provision, or fee payment

For T5: one story on site abutting D1 (work place) for affordable – workforce housing only

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TRANSIT ORIENTED DEVELOPMENTTRANSIT ORIENTED DEVELOPMENT

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TRANSIT ORIENTED DEVELOPMENTTRANSIT ORIENTED DEVELOPMENT

Del Mar Station, Pasadena, CA

Portland, OR Rosslyn, DC Kendall, FL

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CORRIDOR IMPROVEMENTSCORRIDOR IMPROVEMENTS

Existing Condition: narrow sidewalks, excessive pavement & few tExisting Condition: narrow sidewalks, excessive pavement & few treesrees

Proposed Improvements: wide sidewalks & medians for safety, treeProposed Improvements: wide sidewalks & medians for safety, trees for shade & beautys for shade & beauty

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NEED FOR GREEN SPACE AND BETTER DRAINAGENEED FOR GREEN SPACE AND BETTER DRAINAGE

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STREET IMPROVEMENTS: PERVIOUS PAVEMENTSTREET IMPROVEMENTS: PERVIOUS PAVEMENT

Existing Condition: wide streets, irregular Existing Condition: wide streets, irregular pavement, no treespavement, no trees

Proposed Improvement: street trees for shade Proposed Improvement: street trees for shade and beauty, turf block paving for drainageand beauty, turf block paving for drainage

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THOROUGHFARESTHOROUGHFARES

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Applicant

Preapplication Preapplication Preapplication Preapplication

Zoning Department

Warrant Exception Variance Zoning Change

File with Hearing Board *

Building Permit

Preapplication

Building Permit

Waiver

File with Planning *

Building Permit

Building Permit

CityCommission

CRC - Coordinated Review CommitteePZAB – Planning Zoning and Appeals Board

By Right

CRC

PZAB PZAB

Building Permit

PZAB

Planning Director

AppealCourt

AppealCourt

AppealCity Comm.

AppealPZAB

Zoning Administrator

Planning Director

Planning Director

Planning Director

File with Planning *

File with Hearing Board *

File with Hearing Board *

Building Permit

AppealPZAB

* All applications shall include required notice

CRC

PROPOSED PERMITTING PROCESSPROPOSED PERMITTING PROCESS

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CHANGE OVER TIMECHANGE OVER TIME

• Incremental growth

• Intent to ensure transition and protect neighborhoods

• Limit zoning changes to two public hearings per year

• Up-zoning only allowed to next successional transect

• Extended context analysis

• Non-conformities

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NON CONFORMITIESNON CONFORMITIES

Conforming Nonconforming Never conformingLegal Grandfathered

Interior Permit after the factWork

Exterior Work

Addition Depends

Rebuild

Hurricane Act of God

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NON CONFORMITIESNON CONFORMITIES

There are 2 considerations around which non-conformities revolve:

A. Have the structure, use or lot obtained the required permits and

certificates?

B. Do the structure, use or lot comply with the regulations set forth by

the present code? or put differently;

Could the structure or use be permitted again today if they were

proposed anew?

NONCONFORMITIES TABLE

Conforming Nonconforming Never conformingGrandfathered

A. Yes Yes No

B. Yes No No

Legal Legal IllegalA

B

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MIAMI 21 SUMMARYMIAMI 21 SUMMARY

• Predictability of height and intensity through the form-based code• Clear and user-friendly regulations• Significant improvements to the public realm (wider sidewalks,

building design)• Requirements to avoid blank walls/garages through the use of liners

(habitable space)• Requirements for active use on the ground level (eyes on the street)• Public Benefits incentives to create additional housing/parks and open

space opportunities• Incentives for creation of civic spaces (i.e. fire stations) within private

development• Green Building requirements and incentives • New zoning category that allows “granny-flats”• Historic preservation incentives through transfer of development rights• Streamlined permitting process

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IMPROVED QUALITY OF LIFEIMPROVED QUALITY OF LIFE

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ECONOMIC VITALITYECONOMIC VITALITY

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OPEN SPACE PRESERVATIONOPEN SPACE PRESERVATION

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PEDESTRIAN FRIENDLY STREETSPEDESTRIAN FRIENDLY STREETS

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HISTORIC PRESERVATIONHISTORIC PRESERVATION

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SUMMARYSUMMARY

CONSERVATION• Preserve neighborhoods by creating appropriate transitions

of height and density that do not exist today• Increase preservation of historical sites and districts by

providing incentives for transfer of development rights• Create sustainable development through “green building”

requirements and incentives and conserve energy through tree canopy and improved connectedness for walkability

• Increase access to natural environment through baywalks, riverwalks, and new parks

• It will create safe, vibrant, pedestrian friendly neighborhoods and thus improving the quality of life of all residents

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SUMMARYSUMMARYDEVELOPMENT• Develop corridors to function as transit-oriented, walkable

centers for adjacent neighborhoods• Create a predictable environment for growth and appropriate

development• Create sustainable development through “green building”

requirements and incentives (LEED Certification)• Create a pedestrian-friendly environment and improve the

public realm by providing wider sidewalks, frequent doors and windows, liners, concealed parking, required commercial and retail space at ground level, which do not exist today

• Maintain future growth capacity of downtown and develop it as a transit-oriented, walkable area to focus on the region’s economic, civic, and cultural activities

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Existing ConditionExisting Condition IllustrationIllustration

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ENVIRONMENTAL HEALTHENVIRONMENTAL HEALTH

• Parks and Public Space Master Plan • Green building• Air and light for streets • View corridors for buildings• Wider sidewalks with trees for shade• Public benefits: parks, housing, green building,

brownfields• Generous ceiling heights

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MIAMIMIAMI

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