Appendix c. Midtown Overlay District

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APPENDIX C. - MIDTOWN OVERLAY DISTRICTSec. 627.2. Midtown Miami West.

APPENDIX C. - MIDTOWN OVERLAY DISTRICT

SD-27 MIDTOWN MIAMI SPECIAL DISTRICT

The objective of this District is to promote neighborhood redevelopment through medium to high density mixed

use development. Due to intensity of infill development and redevelopment in the SD-27 Districts, population and

the overall level of commercial and retail activity will greatly increase.

Combined with the proximity of the SD-27 Districts to downtown and other revitalizing neighborhoods,

convenient and reliable transportation along the Midtown Miami Special District can connect the neighborhoods,

jobs, residences and activity centers and expand greater revitalization.

The character of the district is to include a wide range of pedestrian oriented activities that would facilitate a

vibrant mixed-use community setting, permitting the development of flexible live-work spaces as determined by

market forces, including mixed-use loft development. Ground level activities and uses with strong pedestrian

orientation are mandated to front streets to generate a lively pedestrian street life.

The District is intended for medium scale projects of diverse architectural design. Buildings will be restricted as

to height, setbacks, and will require habitable uses for portions of the building closest to the street. Unified

landscaping, paving, street furniture, storefront design, signage and building facade guidelines, as well as

incentives that would allow for the rehabilitation of significant historic resources.

For the purpose of the SD 27, the following definitions shall apply:

Active Uses: The principle component of the SD-27 district is ground floor active uses which promote pedestrianactivity. An active use is any use that provides a public entrance from the street with an interior use that serves the

general public. This may include retail, office, educational facilities, entertainment, and live-work.

Big-Box retailis defined as a single retail store comprised of at least twenty thousand (20,000) square feet.

Build-To Line: An alignment established a certain distance form the base building line to a line along which a

building shall be constructed. Build-to dimensions are established in Sections 627.1.7 and 627.1.8 for each street

frontage and require that primary building frontages (excluding colonnades, arcades and awnings) be constructed

at the dimension provided for a minimum of x (x) percent of the lineal building frontage. Pursuant to Sections

627.1.7 and 627.1.8, colonnades and arcades may encroach the specified build-to line provided a minimum

unobstructed pedestrian space of five (5) feet is provided. Colonnades and arcades shall not encroach upon the

base building line. Furthermore, Build-To lines are subject to compliance with the City of Miami VisionClearance requirements of Article 908.

Gateway: The SD-27 District promotes the design of buildings as gateway structures by providing greater

allowable height at strategic street intersections within the district. The gateway sites shall be as follows:

(1) The Southeast corner of the intersection of North Miami Avenue and Northeast 36th Street;

(2) The Southwest corner of the intersection of Northeast 36th Street and Northeast 2nd Avenue; and

Miami, Florida, Zoning Ordinance

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(3) The Southeast corner of the intersection of Northeast 34th Street and Northeast 1st Place.

Liner Uses: Building uses that serve to conceal uses such as parking garages and service areas. When liner uses

contain ground floor space, such space shall be designed to accommodate retail and/or other uses that promote

pedestrian traffic and shall have entrances directly accessible from a public sidewalk or open space.

Live-work: Live-work describes residential units that have a commercial and/or office component accessed

through an external street entrance. The intent of this use is to provide efficient housing with the opportunity for

workspace that can contribute active uses at the ground floor. Home occupations pursuant to the provisions of

906.5.2 shall also qualify as live-work, except that additional parking, defined in 906.5.2.f. shall not be required.

Mixed Use: The SD-27 District promotes multiple uses within the same lot and on adjoining lots by permittingmultiple principal uses within the underlying district. A mixed use building or parcel exists when there is more

than one use and must include residential and/or live-work use. When the majority of building area is dedicated to

uses other than residential and/or live-work uses, at least ten (10) percent of the total FAR of the building shall be

dedicated to residential and/or live-work uses in order to be classified as a mixed-use building. For the purposes

of calculating mixed uses, live-work uses shall be allowed to count towards residential or commercial uses, but

shall not be allowed to count towards more than one use.

Open Space: Any parcel of land or water, excluding public right of way, that is at ground level or open to the sky

and designed and intended for the common use of the residents, tenant and the general public and may include

parks, linear parks, plazas, and landscape areas. Additionally, canopy trees and large palms planted within

pedestrian zones of the public right-of-way in accordance with the design standards shall respectively each count

as four hundred (400) square feet and one hundred seventy-five (175) square feet of open space. Open Space is

substantially free of structures other than structures that contribute to the common use of the space.

Smart Growth: Planning techniques founded upon and promoting any or all of the following principles:

(1) Using land resources more efficiently through compact building forms, infill development, and moderation

in street and parking standards in order to lessen land consumption and preserve natural resources and promote

multi-modal transportation;

(2) Supporting the location of stores, offices, residences, school, recreation spaces, and other public facilities

within walking distance of each other in compact neighborhoods that are designed to provide alternate

opportunities for easier movement and interaction;

(3) Providing a variety of housing choices to create a diverse community;

(4) Supporting walking, cycling, and transit as attractive alternatives to driving; providing alternative routes that

disperse rather than concentrate traffic congestion; lowering traffic speeds in neighborhoods;

(5) Connecting infrastructure and development decisions to minimize future costs by creating neighborhoods

where more people use existing services and facilities; by integrating development and land use with transit routes

and stations; and

(6) Improving the development standards review process and development standards so that developers are

encouraged to apply the principles stated above.

Story: A space in a building between the surface of any floor and the surface of the next floor above, or if there is

no floor above, then the space between such floor and the ceiling or roof above. Portions of buildings constructed

below grade shall not count toward an allowable number of stories, provided that at least fifty (50) percent of the

total floor perimeter is at least five (5) feet below grade.


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(Ord. No. 12447, 2, 11-25-03; Ord. No. 12688, 2, 5-26-05)

Editor's note: Ord. No. 12688, 2, adopted May 26, 2005, changed the title of 627 from "SD-27 FEC

Corridor" to "SD-27 Midtown Miami Special District." The historical notation has been preserved for reference

purposes.

Sec. 627.1. SD-27.1 Midtown Miami East Special District.Sec. 627.2. Midtown Miami West.

Sec. 627.1. SD-27.1 Midtown Miami East Special District.

The Midtown Miami East Special District area is bounded by Northeast 36th Street on the north and FEC

greenway on the east. On the south, the area is bounded by the centerline of Northeast 29th Street between the

FEC Greenway and Midtown Boulevard and by the centerline of Northeast 34th Street between MidtownBoulevard and Buena Vista Avenue. On the west, the area is bounded by the centerline of Buena Vista Avenue

between Northeast 36th Street and Northeast 34th Street and by the centerline of Midtown Boulevard between

Northeast 34th Street and Northeast 29th Street.

627.1.1 Intent.

The Midtown Miami East District regulations are intended to provide for a method to allow for planning

initiatives that achieve unique or innovative development not otherwise provided for in the zoning ordinance.

These planning initiatives may include, but are not limited to, Smart Growth as defined in Section 627. The

standards and procedures of this district are intended to promote flexibility and diversity in design and permit

planned diversification and integration of uses and structures, with limitations and regulations as deemed

necessary to be consistent with the City's Comprehensive Plan and to protect the public health, safety, and general

welfare. The SD 27 Design Standards provide more detailed clarification to this ordinance and are incorporatedby reference.

This district is of special and substantial public interest given its proximity to Downtown Miami and the Omni

Area, the Design District, Miami Beach, the Wynwood Neighborhood and to future proposed commuter transit

facilities within the Florida East Coast Railway (FEC) Corridor. The intent of the district is to: (1) promote the

efficient use of land resources through compact building forms, infill development, and moderation in street and

parking standards in order to reduce automobile traffic and promote multi-modal transportation; (2) promote the

creation of a Miami midtown environment through intensive urban mixed-use development with a twenty-four

hour activity pattern; (3) Enhance the pedestrian environment and connectivity of the existing surrounding areas

by extending the city street grid through the district; and (4) Provide intensive new housing opportunities needed

to sustain future commercial growth and commuter transit facilities. To this end, the district promotes streetscapes

and mixed-use buildings designed to provide pedestrians with lively, interesting, well-landscaped and highlyusable public spaces with a maximum interrelationship with ground floor building uses.

Concerning building uses and overall buildable area, mixed-use development is encouraged by providing greater

floor area ratios and overall building height than that of single use buildings. Furthermore, additional height is

provided for on sites that abut significant open space and/or are designated as strategically located visual

gateways as defined in Section 627. Yard and setback areas are minimal and are required to be developed as an

integral part of the overall pedestrian streetscape. Ground floor build-to lines are provided in order to establish a


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continuous building frontage that enhances and provides spatial definition for the urban streetscapes.

Although no specific requirements are contained, it is further intended that buildings be designed utilizing

environmentally sensitive methods, including, but not limited to, passive and active solar techniques, green-roofs,

the utilization of environmentally sustainable materials and efficient mechanical systems.

627.1.2 Effect of SD-27.1 district designation.

The SD-27.1 Midtown Miami East Special district shall supplant districts or portions of districts included withinthe SD boundaries to the extent indicated herein in the official zoning atlas.

627.1.3 Class II Special Permit.

627.1.3.1. When required.

A Class II Special Permit shall be required prior to approval of any permit (except special permits pursuant to

Article 13) affecting the height, bulk, location or exterior configuration of any existing building or the

construction of a new building; or for the implementation of signage, awnings, fences or any other improvement

visible from a public right-of-way.

627.1.3.2. Considerations in making Class II Special Permit determinations.

The purpose of the Class II Special Permit shall be to ensure conformity of the application with the expressed

intent of this district, with the general considerations listed in section 1305, and with the special considerations

contained in the SD-27 Design Standards incorporated herein by reference.

Notwithstanding any other provisions of this zoning ordinance, a Major Use Special Permit is required for non-residential uses in a single building that exceed four hundred thousand (400,000) square feet and residential units

in a single building that exceed four hundred (400) dwelling units, or any combined use which exceeds two

thousand five hundred (2,500) parking spaces.

Any variances (as defined in Article 19) sought from the provisions of the SD 27.1 regulations shall require suchdeviation to be considered within the process for a Major Use Special Permit as defined in Article 17; i.e.

increased development thresholds as set forth above shall not apply.

627.1.4 Principal uses and structures.

The following uses shall be permitted within the district, subject to the provisions of Section 627.1.7:

1. Neighborhood convenience goods and services, including food stores (grocery, meat, seafood, produce,

delicatessen, bakery, confectioneries, ice cream), drugstores, newsstands, dry cleaners, barber and beauty shops,

and shoe repair stores.

2. Retail establishments open to the general public as follows: Antique stores, art stores and commercial art

galleries; bicycle sales; book and stationery stores; china and crockery stores; drugstores; floor covering; florist,including plant and shrub sales; food carts and vendors; gift shops; hardware stores; hobby shops; home appliance

stores; home furnishing stores; interior decoration supply stores; establishments for the sales of boating and

fishing supplies (excluding outdoor sales of boats); jewelry stores; leather goods; luggage stores; music stores;

newsstands; office supply stores; optical goods stores; package liquor stores (without drive-through facilities);

paint and wallpaper; pet shops; photographic supply stores; restaurant supply stores; tobacco shops; toy stores;

television, radio, and other electronics stores; videotape sales and rentals; variety and sundry stores;


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establishments for sale of wearing apparel; Such establishments may provide incidental repair, maintenance,

adjustment or alteration services as appropriate, but facilities, operation and storage in relation to such services

shall not be visible from any street or street related pedestrian open space. Aside from antique stores, art galleries,

jewelry, bookstores and wearing apparel establishments, no such retail establishments shall deal in secondhand

merchandise.

3. Service establishments as follows: Interior decorator, Banks, savings and loan and financial institutions;

duplicating centers including letter and photostating services; driving school agencies; locksmiths; medical or

dental offices less than five thousand (5,000) square feet; opticians; photographic service; business and

professional offices tailoring; dressmaking; millinery or drapery fabrication, except where products are for office

premises sale; rental of recreation and sporting equipment.

4. All Residential uses as per the R-4 High Density Residential Zoning District.

5. Hotels.

6. Shops for the sale, assembly, customization or repair open to the general public as follows: Awnings and

Canvas; Carpentry; Construction of models for design purposes; Custom woodworking and furniture; Glass;

Signs; and Upholstery.

7. Public and private recreational facilities and community service facilities.

8. Production of art and handicrafts (but not mass-produced items) incidental to sale at retail on the premises.

9. Restaurants, brewery restaurants, tearooms and cafes (without drive-through facilities), including those with

dancing and live entertainment.

10. Bars, cocktail lounges, saloons and taverns, supper clubs and nightclubs, including those with live

entertainment open to the general public.

11. Art galleries, auditoriums; theaters (including open air theaters) and cinemas, museums, libraries and similar

cultural uses.

12. Structures for operating public transportation.

13. Parking lots and garages subject to Sections 627.1.5, 627.1.7 and 627.1.12.

14. Public or private educational facilities.

15. Cellular communications in accordance with the provisions of the C-1 Restricted Commercial Zoning

district.

The following uses shall be permitted by Class I Special Permit:

1. Outdoor photographic stage sets.

2. Notwithstanding the provisions of 906.9, up to ten (10) street and open space special events per calendar

year within the district.

627.1.5. Accessory Uses.

Uses and structures which are customarily accessory and clearly incidental to permitted principal uses and

structures, approved in the same permit proceedings, and initiated or completed within any time limits established


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generally or in relation to the special permit, shall be permitted subject to limitations by these or generally

applicable regulations. Other accessory uses and structures shall require a Class II Special Permit.

No aboveground off-street parking or loading area shall be permitted between any front portion of a building and

the front line of a lot adjoining any street; provided, however that off-street parking for bicycles may be permitted

in such areas, subject to limitations and requirements as to location, design and number established in connectionwith special permits.

627.1.6. Building Placement and buildable area.

1. Minimum lot requirements. No specific dimensional requirements are established in this district, but lots

shall be of sufficient width and area to conform with other requirements and limitations of these and other lawfulregulations.

2. Floor Area Limitations. Floor area limitations of the SD 27.1 district shall be as follows:

a. The floor area ratio shall not exceed one and seventy-two hundredths (1.72) times the gross lot area for

single use buildings.

b. The floor area for all mixed-use buildings shall not exceed three (3.0) times the gross lot area. Ground

floor retail in mixed-use buildings shall not be included in floor area calculations.

c. Allowable increase in floor area up to five tenths (0.5) will be provided for payment into the FEC

Corridor Neighborhood Improvement Trust Fund, as set forth in Chapter 62 of the City of Miami Code.

3. Density. Density shall not exceed one hundred fifty (150) residential units/net acre.

4. Height Limitations.

a. Height limitations shall be as provided in Section 627.1.7. It is the intent of the District to provide for

design variation, therefore height is regulated by an allowable number of stories and an allowable height

threshold, whichever is less. Notwithstanding any provisions of Section 627.1.7, a height increase of ten(10) percent shall be allowed as a non-substantial amendment, subject to the approval of the Director ofPlanning.

b. Parking structures shall not exceed seventy-five (75) feet in height. Notwithstanding any provisions of

this Section, a height increase of up to ten (10) percent shall be allowed as a non-substantial amendment;

subject to the approval of the Director of Planning.

5. Maximum and Minimum Setback Requirements and Build-To Lines.

Setback requirements for the SD 27.1 district are measured perpendicular to and from the base building line.

Platted public right of way lines shall be defined as the base building line. When platted right of way lines at

street intersections are rounded, setbacks shall be measured from projected right of way lines and not from the

rounded portions of such lines. The SD-27 Design Standards provide further clarification of the requirementsprovide herein. The maximum and minimum setbacks and build-to requirements shall be as provided in Section

627.1.7 and below as follows:

a. Maximum Ground Floor Setback for all Streets. For the first twenty-five (25) feet in elevation above

the public right-of-way, no building facade shall be set back more than a depth of ten (10) feet, except as

otherwise provided in Section 627.1.7. Off-street parking shall not be allowed within the maximum setback.

Building frontage may exceed the maximum setback requirement, provided that the resultant setback is


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designed and improved as public open space.

b. Minimum Setbacks and Build-To Lines.

1. Minimum setbacks and build-to requirements shall be as provided in Section 627.1.7. In order to

allow for building and streetscape design variation, an accumulative maximum of forty (40) percent ofany street or side setback frontage may have no podium and tower setback requirements as defined in

Section 627.1.7.

2. Colonnades may encroach the setback and build-to requirements provided that a minimum of

five (5) feet of sidewalk must remain clear of all obstructions. In addition, awnings and upper story

balconies may encroach the setback and build-to requirements by a distance of seven (7) feet. In nocase shall colonnades and upper story balcony encroachments be allowed beyond the base

building/property line. Awnings may encroach base building property line by a distance of seven (7)

feet into the right-of-way.

3. Building frontages along East Coast Avenue and above sixteen (16) stories or one hundred

seventy-five (175) feet in height (above the public sidewalk), whichever is less, shall not exceed sixty

(60) percent of the East Coast Avenue net property frontage. This requirement is applicable for allbuilding frontages within fifty (50) feet of the base building line.

6. Gateway Designations.

As provided in Section 627, gateway sites shall be as follows:

(1) The SW corner of the intersection of NE 36th Street and NE 2nd Avenue; and

(2) The SE corner of the intersection of NE 34th Street and NE 1st Place.

627.1.7 Maximum height, Build-to, Minimum Setback and Use Requirements.

SD 27.1 Maximum height, Build-to, Minimum Setback and Use Requirements

Street/Classific

ationHeight/N

umber

of Stories

Ground Floor

Build-

To/SetbackPodium

Setback**

Tower

Setback**

Uses


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Midtown

Boulevard300'

and 28 stories

"200' for

mixed-use on

the westernside of the

street"0'

setback on the

eastern side15'

setback above

75' forbuildings

designated as a

gateway70'

setback above

120'

elevation65%active ground

floor uses

required

Primary 350'

and 33 stories

if designated

as a gateway

120' Build-To

on the western

side

(maximum

allowableencroachment

for 80' of

linearfrontage)No

setback

requirements

for gateway 1

buildingsLiner

uses on all

parking

structures

35' setbackabove 30'

elevation on

the western

sideAll

SD27.1 uses

permitted

Buena Vista


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Avenue 60' for

commercial

single-use0'

Build-

ToN/AAll

SD27.1 usespermitted

Primary 200'

for mixed-use

on the eastern

side of

street15'

setback above

30' elevation

on the eastsideLiner uses

on all

parkingstructures

East Coast

Avenue 300'

and 28 stories

adjacent to the

FEC corridor5'

setback15'

setback above

75'

elevationN/AL

iner uses on

parkingstructures

Tertiary 350'

and 33 stories

if designated

as a gateway

1All SD27.1

uses

permitted

NE 36th Street

Primary 350'

and 33Stories9'

Build-To with

colonnade or

awning15'setback above

75' elevation

east of


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Midtown

BoulevardN/A

65% active

ground floor

uses required


elevation west

of Midtown

BoulevardLine

r uses on all

parking

structures

All SD27.1

uses

permitted

NE 29th Street

300' and 28stories9' Build-

To with

colonnade orawning30'

setback above

75'

elevationN/A65% active

ground floor

uses required

Primary Liner

uses on allparking

structures

All SD27.1

uses

permitted

NE 30th, NE

32nd, NE 35th

Street300' and28 Stories5'

setback15'

setback above

75'elevationN/AA

ll SD27.1 uses

permitted

Secondary 350'

and 33 stories

if designated

as a gateway


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1Restaurant or

Retail Uses are

required along

70' at

intersection

with MidtownBoulevard

NE 34th Street

(East of

Midtown

Boulevard)

300' and 28

stories0'

setback15'setback above

75'elevationN/A6

5% activeground floor

uses required

Primary 350' ifdesignated as a

gateway

1Liner uses on

all

parking

structures

All SD27.1uses

permitted

NE 34th Street

(West of

Midtown

Boulevard) 60'

for commercial

single-use0'

Build-To15

feet above 40'elevationN/AA

ll SD27.1 uses

permitted

Primary 120'

for mixed-use

or

theater/entertai


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nment/civic

use 200' for

mixed-

useLiner uses

on all

parkingstructures

NE 31st NE

33rd Street

and NE 34th

Terrace (side

setbacks) 300'

and 28

stories20'

Building-To55'

above 75'

elevationN/ALiner uses on all

parking

structures and

ground floor

Tertiary 350'

and 33 stories

if designated

as a gateway


elevationAll

SD27.1 usespermitted

FEC Corridor

(No Street

frontage) 300'and 28

stories40'

Build-To55'

setback above

75'

elevationN/AL

iner uses on all

parkingstructures

350' and 33

stories if

designated as a

gateway 1All

SD27.1 uses

permitted


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Dedicated

Open Space

greater than

4,000 square

feet300' and

28 stories0'Build-

ToN/AN/ALin

er uses on all

parking

structures

350' and 33

stories if

designated as

gateway 1AllSD27.1 uses

permitted

Street/Classi

fication

*

Podiu

m

setbac

ks are

forelevati

ons

betwee

n

seventy-five

(75)

feet

and

one

hundre

d

twenty

(120)

feet.

**

Tower

setbac

ks are

for

elevati

ons

greater


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than

one

hundre

d

twenty(120)

feet.

1.

Gatew

ay

design

ations

shall

be as

define

d in

Sectio

n

627.1.

6.

2.

Height

limitati

ons as

describ

edherein

shallnot

prohibi

t

additio

nal

height

allowa

nces as

describ

ed insection

627.1.

6.

627.1.

9

Upper


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Level

Floorp

lates.

Allbuildin

g

footpri

nts

above

one

hundred

twenty

(120)

feet in

elevation

shall

not

exceed

forty

(40)

percent

of the

net lot

area.

627.1.10

Street

Grid.

New

streets

and

avenue

s in the

SD27.

1

District shall

align

with

the

existing city

street


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grid.

The

north/s

outh

spacing

betwee

n new

streets

shall

not

exceed

six

hundre

d

twenty

(620)feetfrom

centerl

ine of

street

to

centerl

ine of

street.

The

east/w

estspacin

g

betwee

n new

avenue

s shall

notexceed

four

hundre

d (400)

feetfrom

centerl

ine of

avenue

to

centerl

ine of


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avenue

.

For the

purpose of

thisordina

nce

streets

shall

be

categor

ized as

"prima

ry",

"secon

dary"

and

"tertiar

y" as

follow

s:

1

.

P

ri

ma

ry

S

tr

e

e

ts

:

N

o

rth

e

a

st

3

4

t


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h

S

tr

e

et,

N

o

rt

h

e

a

st

3

6

t

hStr

e

e

t,

M

i

d

t

o

w

nB

o

u

l

e

v

ar

d

a

n

dN

o

rt

h

e

a

st


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2

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h

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t.

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.

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S

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ee

ts

:

N

o

rt

h

e

a

st

3

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t

h

S

tr

e

et,

N

o

rt

h


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e

a

st

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d

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tr

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e

a

st

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tr

ee

t.

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.

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rt

i

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r

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Str

e

e

ts

:


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N

o

rt

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ea

st

3

1

st

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tr

e

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t,

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orth

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ee

t,

N

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rt

h

ea

st

3

4

th

T

e

rr

a

c

e


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a

n

d

E

ast

C

o

a

st

A

v

e

n

u

e

.

F

o

r

f

u

rt

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ti

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S

D

2

7D

e

si

g

n

S

t

a

n

d

a

rds.

627.1.

11

Streets

cape.

All

exterio

r space

asdefine

d in

the SD

27.1

ZoningOrdina

nce

shall

confor

m to

the

following

standar

ds and

are

subject

to

approv


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require

ments

provid

ed

hereinare

provid

ed in

the

supple

mental

SD 27

Design

Standa

rds.

1.

All

require

d

yards,

setbac

ks, and

sidewalk area

within

the

public

right-

of-way

adjace

nt to

streets

shall

be a

contin

uous

pedestr

ian

space.

For all

sidewalks, an

area a

minim

um of

5' wide


Page 25 of 277


26/277


must

remain

clear

of all

obstructions

to

ensure

adequa

te

pedestr

ian

circula

tion.

2.

Street

furnitu

re shall

be as

define

d in

the SD

27Design

Standa

rds.

Street

furnitu

re shall

be part

of the

urban

streets

cape to

encour

age

pedestr

ian

activit

y and

provide such

amenit

ies as:

trash

recepta


Page 26 of 277


27/277


cles,

benche

s,

bollard

s,pedestr

ian

lightin

g,

bicycle

racks,

parkin

g

meters,

street

signs,

transitshelters,

tables,

chairs,

and

water

fountai

ns.

Trash

recepta

cles

andbenche

s shall

be

provid

ed at a

minim

um oftwo

hundre

d (200)

foot

intervals on

both

sides

of

Northe

ast

34th


Page 27 of 277


28/277


Street

and

Midto

wn

Boulevard.

Bicycl

e racks

shall

be

provid

ed at

six

hundre

d (600)

foot

intervals onboth

sides

of

Northe

ast

34th

Street

and

Midto

wn

Boulevard.

These

may be

located

in the

pedestr

ianareas

as long

as

pedestr

ianflow

pattern

s are

contin

uous.

3.


Page 28 of 277


29/277


All

specifi

ed

plantmateri

al shall

be

Florida

#1 or

better.

Refer

to the

Florida

Grades

and

StandardsManua

l. All

shade

trees

shall

have

high

wind

resista

nce.

Additionally,

all

trees

and

shrubs

shall

benative

to

Florida

or

havesub-

tropic,

drough

t

toleran

t

charact


Page 29 of 277


30/277


eristics

.

4.

Palm

treesshall

be

provid

ed in

the

sidewa

lk area

at a

minim

um

spacin

g of

twenty

-five

(25)

feet.

Large

palmsshall

have a

minim

um

height

of

sixteen

(16)

feet

and

small

palms

shall

have a

minim

um

height

ofeight

(8)

feet.

5.


Page 30 of 277


31/277


Shade

trees

shall

beprovid

ed in

the

sidewa

lk area

at a

minim

um

spacin

g of

forty

(40)feet oncenter

with

an

eight

(8)

foot

contin

uous

canopy

spread

atplantin

g and a

twenty

-five

(25)

foot

spreadat

maturit

y with

a 3"

caliperat

plantin

g.

Such

trees

shall

have a


Page 31 of 277


32/277


minim

um

height

of

fourteen (14)

feet at

plantin

g and

twenty

-five

(25)

feet at

maturit

y.

6.

Only

one

shade

tree

species

may be

usedfor

each

individ

ual

street.

Such

species

shall

be

determ

ined

by the

City of

Miami

Planni

ng and

Zoning

Department

throug

h the

Class

II


Page 32 of 277


33/277


Permit

proces

s.

7.

Allrequire

ments

for

street

median

s shall

adhere

to the

recom

mendat

ions

provid

ed in

the

supple

mental

SD 27

DesignStanda

rds.

627.1.

12.

Buildi

ngs.

All

buildin

gs

abuttin

g

"prima

ry

streets" as

define

d in

the SD

27.1

Zoning

Ordina


Page 33 of 277


34/277


nce

shall

confor

m with

thefollowi

ng

standar

ds:

1.

A

minim

um of

sixty-

five

percent

(65%)

of the

linear

frontag

e of

any lot

abutting a

"prima

ry

street"

shall

contain

ground

floor

space

design

ed to

accom

modate

retail

and

other

uses

thatpromot

e

pedestr

ian

traffic.


Page 34 of 277


35/277


The

design

of such

space

shallmeet

the

standar

ds

listed

below,

except

for

buildin

gs that

are

intendedprimari

ly for

residen

tial

use,

where

ground

floor

pedestr

ian

oriented uses

would

be

inappr

opriate

or

disruptive to

the

residen

tial

use.

a.

A

ll

g


Page 35 of 277


36/277


r

o

u

n

dl

e

v

e

l

s

p

a

c

e

d

esig

n

e

d

f

o

r

p

e

d

est

ri

a

n

o

ri

en

t

e

d

us

e

s

s

h

a

ll


Page 36 of 277


37/277


h

a

v

e

ex

t

e

r

n

a

l

e

n

tr

a

nce

s

d

ir

e

c

tl

y

a

c

ce

s

si

b

l

e

fro

m

p

ub

li

c

si

d

e

w


Page 37 of 277


38/277


a

l

k

s

pa

c

e

.

A

t

l

e

a

st

o

ne(

1

)

e

x

t

e

r

n

a

le

n

tr

a

n

c

es

h

a

ll

be

l

o

c

a

t

e


Page 38 of 277


39/277


d

a

l

o

ng

t

h

e

fr

o

n

t

a

g

e

oft

h

e

p

ri

m

a

r

y

st

re

e

t

o

r

o

nt

h

e

c

or

n

e

r

i

n

t


Page 39 of 277


40/277


e

r

s

e

cti

o

n

o

f

t

h

e

p

ri

m

ary

st

r

e

e

t

a

n

d

a

ny

o

t

h

e

r

str

e

e

t.

Ad

d

it

i

o

n

a


Page 40 of 277


41/277


ll

y

,

e

ac

h

b

u

il

d

i

n

g

u

s

e,s

u

c

h

a

s

a

r

e

t

ail

st

o

r

e

w

ith

a

c

a

fe

o

r

r

e

st

a


Page 41 of 277


42/277


u

r

a

n

t,s

h

a

ll

h

a

v

e

s

e

p

ara

t

e

e

n

tr

a

n

c

e

s.A

ll

s

u

c

h

en

tr

a

n

ce

s

s

h

a

ll

b


Page 42 of 277


43/277


e

tr

a

n

sp

a

r

e

n

t.

b

.

F

o

r

t

h

e

fi

r

st

te

n

(

1

0

)

f

e

e

t

o

f

h

e

i

g

h

ta

b

o

v

e


Page 43 of 277


44/277


t

h

e

p

ub

li

c

si

d

e

w

a

l

k

e

lev

a

ti

o

n

,

t

h

e

e

xt

e

ri

o

r

b

uil

d

i

n

gw

a

ll

s

h

a

ll


Page 44 of 277


45/277


c

o

n

t

ai

n

w

i

n

d

o

w

s

a

n

d/o

r

d

o

o

r

w

a

y

s

of

tr

a

n

s

p

ar

e

n

t

gl

a

s

s

c

o

v


Page 45 of 277


46/277


e

ri

n

g

at

l

e

a

st

fi

ft

y

(

5

0

)pe

r

c

e

n

t

o

f

t

h

ew

a

ll

a

r

e

a.

A

d

d

iti

o

n

a

ll

y

,


Page 46 of 277


47/277


t

h

e

b

as

e

o

f

a

ll

tr

a

n

s

p

are

n

t

o

p

e

n

i

n

g

ss

h

a

ll

b

e

no

m

o

r

et

h

a

n

t

h

ir


Page 47 of 277


48/277


t

y

(

3

0)

i

n

c

h

e

s

a

b

o

v

eth

e

si

d

e

w

a

l

k

.

c

.

A

r

c

a

d

e

s

a

n

d

co

l

o

n

n


Page 48 of 277


49/277


a

d

e

s

sh

a

ll

b

e

a

t

l

e

a

st

sev

e

n

(

7

)

f

e

e

t

wi

d

e

a

n

d

tw

e

l

v

e(

1

2

)

f

e

e


Page 49 of 277


50/277


t

h

i

g

h.

A

m

i

n

i

m

u

m

offi

v

e

(

5

)

f

e

e

t

of

t

h

e

si

d

ew

a

l

k

mu

st

r

e

m

a

i


Page 50 of 277


51/277


n

c

l

e

ar

o

f

a

ll

o

b

st

r

u

c

tion

s

t

o

e

n

s

u

r

e

ad

e

q

u

a

t

ep

e

d

e

stri

a

n

c

ir

c

u


Page 51 of 277


52/277


l

a

ti

o

n.

2.

The

remain

ing

frontag

e of

thirty-

five

percent

(35%)

may be

dedicat

ed to

entranc

es,

lobbies

,custom

er

drivew

ays,

archite

ctural

treatm

ent, or

non-

pedestr

ian

oriente

d uses.

No

portion

of a

buildin

g wallthat

does

not

contain

transpa


Page 52 of 277


53/277


rent

glass

shall

be

constructed

with a

flat,

unartic

ulated

surface

for a

distanc

e of

greater

than

twelve(12)feet.

627.1.

13.

Buildi

ng

Functi

onality

.

Allexterio

r space

as

define

d in

the SD

27.2

Zoning

Ordina

nceshall

conform to

the

followi

ng

standar

ds,

except


Page 53 of 277


54/277


as

provid

ed:

1.

Service

access

and

loadin

g areas

shall

not be

permitt

ed to

front

the

followi

ng

streets

or

portion

s

thereof;

Northe

ast

36th

Street;

Midto

wn

Boulev

ard;

Northe

ast

29th

Street;

and

within

side

setbac

ks(mews

) as

require

d in

Sectio


Page 54 of 277


55/277


n

627.1.

7.

2.

Service

access

and

loadin

g areas

shall

be

enclos

ed

within

buildin

gs or

screen

ed

from

public

view

witharchite

ctural

walls

and/or

landsc

aping.

3.

All

dumpst

ers

shall

be

concea

led on

threesides

by a

solid

structu

re, and

on the

fourth


Page 55 of 277


56/277


side by

an

opaque

gate.

4.

Utility

boxes,

meters,

and

HVAC

equip

ment

shall

be

concea

led

within

buildin

gs or

screen

ed

from

publicview.

627.1.

14.

Surfac

e

Parkin

g and

Parkin

g

Garag

es.

Surfac

e

parkin

g and

parkin

g

structu

res

shall


Page 56 of 277


57/277


confor

m with

the

followi

ngstandar

ds:

1.

Off-

street

parkin

g is not

permitt

ed

along

frontag

es of

primar

y

streets.

2.

Vehicu

lar

access

to

parking

structures

shall

not be

permitt

ed on

the

followi

ng

streets:

NE36th

Street;

NE

29th

Street;

and

Midto


Page 57 of 277


58/277


wn

Boulev

ard.

Access

shallbe

allowe

d

along

the

wester

n edge

of

Midto

wn

Boulev

ardnorthof NE

34th

Street.

3.

Blank,unartic

ulated

walls

will

not be

permitt

ed for

parkin

g

podiu

m

facade

s that

are not

lined

with

uses.

Suchfacade

s shall

have

archite

ctural


Page 58 of 277


59/277


treatm

ents

design

ed to

becompat

ible

with

neighb

oring

buildin

gs.

Ramps

,

stairwe

lls and

anyotherportion

of a

garage

should

be

buffere

d with

the use

of

decorat

ivegrilles

and

screens

,

landsc

aping,

andother

varied

materi

als.

4.

As

require

d in

Sectio

n


Page 59 of 277


60/277


627.1.

7, liner

uses

are

required on

all

levels

of

parkin

g

garage

s

except

when

such

constructionof uses

would

interfer

e with

the

ventila

tion

require

ments

of

applicable

buildin

g

codes.

Such

ventila

tionrequire

ments

shall

be met

withthe

least

possibl

e

disrupt

ion to

a


Page 60 of 277


61/277


contin

uous

liner

use

program as

require

d in

Sectio

n

627.1.

7 and

shall

be

accom

modate

d onsecondary

and

tertiary

street

frontag

es.

627.1.

15.

Open

Space.

A

minim

um of

ten(10)

percent

of the

gross

lot

area

shallbe

provid

ed as

open

space

as

define


Page 61 of 277


62/277


d in

Sectio

n 627,

except

asfollow

s:

1.

Since

the

intent

of the

district

is to

provid

e

signifi

cant

comm

on

public

open

space,the

minim

um

open

space

require

ment

may be

aggreg

ated

among

parcels

or lots

under

comm

on

owners

hipand

located

in a

comm

on


Page 62 of 277


63/277


locatio

n

within

the

district. Such

aggreg

ation

of

open

space

shall

be

improv

ed as

provid

ed inSection 627.

2.

Pursua

nt to

theDistric

t plat,

open

space

platted

by

easeme

nt

within

the

Distric

t shall

be

allowe

d to be

substit

uted

for therequire

ments

provid

ed

herein.


Page 63 of 277


64/277


Such

platted

open

space

shallbe

improv

ed as

provid

ed in

Sectio

n 627.

3.

Within

the

block

bounde

d by

Northe

ast

36th

Street,

Midtown

Boulev

ard,

Northe

ast

34th

Street

and

Buena

Vista

Avenu

e, one

(1)

acre of

open

space

shall

beprovid

ed and

may be

used

for


Page 64 of 277


65/277


open

space

aggreg

ation

provided in

627.1.

15.1.

Such

open

space

shall

be

contig

uous

and

centrallylocated

within

the

block

and

shall

be in

additio

n to

require

dStreets

cape

improv

ements

provid

ed in

Section

627.1.

10.

627.1.

16.

Off-Street

Parkin

g.

A.


Page 65 of 277


66/277


Requir

ements

.

Since

it isintende

d to

promot

e the

use of

multi-

modal

transpo

rtation

and

that

autom

obile

traffic

be

minimi

zed,

theoff-

street

parkin

g

require

ments

shall

be as

follow

s:

1

.

F

o

rr

e

si

d

e

n

ti


Page 66 of 277


67/277


a

l

u

s

es,

o

n

e

(

1

)

s

p

a

c

epe

r

d

w

e

ll

i

n

g

u

nit

2

.

F

o

r

L

i

v

e

/

Wo

r

k

u

s


Page 67 of 277


68/277


e

s,

o

n

e(

1

)

s

p

a

c

e

p

e

r

one

t

h

o

u

s

a

n

d

(

1,

0

0

0

)

s

qu

a

r

e

fe

e

t

o

f

n

e


Page 68 of 277


69/277


t

fl

o

o

ra

r

e

a

.

3

.

F

o

r

h

o

t

e

l

o

r

mo

t

e

l

u

s

e

s,

o

n

e

(

1

)

s

p

a

ce

p

e

r

t


Page 69 of 277


70/277


h

r

e

e

(3

)

l

o

d

g

i

n

g

u

n

its.

4

.

F

o

rt

h

e

a

t

e

r

s,

o

n

e

(

1

)

s

p

a

ce

p

e

r

e


Page 70 of 277


71/277


a

c

h

e

ig

h

t

(

8

)

fi

x

e

d

s

eats

.

5

.

Fo

r

a

ll

o

t

h

e

r

u

s

e

s,

o

n

e

(

1)

s

p

a

c


Page 71 of 277


72/277


e

p

e

r

fiv

e

h

u

n

d

r

e

d

(

5

00)

s

q

u

a

r

e

f

e

e

to

f

n

e

t

fl

oo

r

a

r

ea

.

V

a

l

e


Page 72 of 277


73/277


t

p

a

r

ki

n

g

s

h

a

ll

b

e

a

ll

owe

d

t

o

s

a

ti

s

f

y

off

-

st

r

e

e

tp

a

r

k

in

g

r

e

q

u

ir


Page 73 of 277


74/277


e

m

e

n

ts.

B.

Off

site

parkin

g

permitt

ed.

Notwit

hstanding the

limitati

ons of

section

918,

offsite

parkin

g shall

be

permitt

ed by

ClassII

SpecialPermit

withou

t

limitati

on on

percent

age of

the

require

dnumbe

r of

spaces

or

maxim

um

distanc


Page 74 of 277


75/277


e from

the

princip

al use

whenlocated

within

the

SD-

27.1

zoning

district

.

Further

more,

there

shall be norequire

d

demon

stratio

n or

finding

s of

practic

al

difficul

ty or unnece

ssary

hardshi

p in

providi

ng

required

parkin

g on

the

site,provid

ed that

the

locatio

n of

the

offsite


Page 75 of 277


76/277


parkin

g is

within

one

thousand

(1,000)

feet

radius

of the

princip

al use,

or

there

are

perma

nentprovisions

made

to

transpo

rt the

offsite

parkin

g

patrons

to and

fromthe

princip

al site

at the

propert

y

owner's

expens

e.

627.1.

17.

Off-

Street

Loadin

g.

The


Page 76 of 277


77/277


off-

street

loadin

g

requirements

shall

be as

follow

s:

1.

For

residen

tial

uses:

a

.

B

e

rt

h

m

i

n

i

mu

mt

o

b

e

t

w

e

l

v

e(

1

2

)

b

y

t


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h

ir

t

y

-fi

v

e

(

3

5

)

f

e

e

t

byfi

ft

e

e

n

(

1

5

)

f

ee

t

i

n

h

e

ig

h

t;

b

.

O

n

e

(

1


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)

b

e

rt

hf

o

r

e

v

e

r

y

o

n

e

hun

d

r

e

d

(

1

0

0

)

re

si

d

e

n

ti

al

u

n

it

so

r

fr

a

c

ti

o


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n

t

h

e

re

o

f.

2.

For

non-

residen

tial

uses:

a.

B

e

rt

h

m

i

n

i

m

um

to

b

e

t

w

e

l

v

e

(1

2

)

b

y

fi

ft


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y

-

fi

v

e(

5

5

)

f

e

e

t

b

y

fi

ftee

n

(

1

5

)

f

e

e

t

in

h

e

i

g

h

t;

b

.

F

o

rn

o

n

-

r


Page 81 of 277


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e

si

d

e

nti

a

l

fl

o

o

r

a

r

e

a

oft

w

e

n

t

y

-

fi

v

e

th

o

u

s

a

n

d(

2

5

,

00

0

)

u

p

t

o


Page 82 of 277


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fi

ft

y

t

ho

u

s

a

n

d

(

5

0

,

0

00)

s

q

u

a

r

e

f

e

e

t,o

n

e

(

1

)

be

rt

h

t

ot

a

l.

N

o

b

e


Page 83 of 277


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rt

h

s

a

re

r

e

q

u

ir

e

d

f

o

r

floo

r

a

r

e

a

l

e

s

s

th

a

n

t

w

e

nt

y

-

fi

ve

t

h

o

u

s

a


Page 84 of 277


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n

d

(

2

5,

0

0

0

)

s

q

u

a

r

e

fee

t;

c

.

Fo

r

n

o

n

-

r

e

si

d

e

n

ti

a

l

fl

o

or

a

r

e

a


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87/277


e

rt

h

s

to

t

a

l;

d

.

F

o

r

n

o

n

-

r

e

si

d

en

ti

a

l

fl

o

o

r

a

r

e

a

u

p

t

o

t

wo

h

u

n

d


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r

e

d

fi

fty

t

h

o

u

s

a

n

d

(

2

50,

0

0

0

)

s

q

u

a

r

ef

e

e

t,

t

h

re

e

(

3

)b

e

rt

h

s

t

o


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t

a

l;

e.

F

o

r

n

o

n

-

r

e

si

d

e

n

ti

a

l

fl

oo

r

a

r

e

a

u

p

t

o

fi

v

e

h

u

n

d

re

d

t

h

o


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u

s

a

n

d(

5

0

0

,

0

0

0

)

s

q

uar

e

f

e

e

t,

f

o

u

r

(4

)

b

e

rt

h

st

o

t

a

l.

3.

Mixed

use

project

s shall


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compl

y with

loadin

g

requirements

per use

as

specifi

ed

above.

Since

it is

intende

d to

promot

e the

most

efficie

nt use

of

land,

notwit

hstanding the

provisi

ons of

Sectio

n

922.1

and

922.4,

the

maneu

vering

of

trucks

within

the

public

right

of wayfor the

purpos

es of

off-

street


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loadin

g shall

be

allowe

d by aClass

II

Special

Permit.

Additi

onally,

tandem

loadin

g

berths

shall

beallowed by a

Class

II

Special

Permit.

627.1.

18.

Sign

Regula

tions.

SeeArticle

10 sign

regulat

ions as

for

SD-8,

and in

additio

n, the

SD-27Design

Standa

rds for

signregulat

ions

and


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limitati

ons.

(Ord.

No.12448,

2,11-25-

03;

Ord.

No.

12689,

2, 5-

26-05;

Ord.

No.

12724,

2, 7-

28-05;

Ord.

No.

12757,

2, 1-

26-06)

Editor

's

note:

Ord.

No.12689,

2,adopte

d May

26,

2005,

change

d the

title of

627.1

from"SD-

27.1

Buena

Vista

Yard"

to

"SD-


Page 93 of 277


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27.1

Midto

wn

Miami

EastSpecial

Distric

t." The

histori

cal

notatio

n has

been

preserv

ed for

referen

cepurposes.

Sec.

627.2

.

Midtown

Mia

mi

West

.

The

Area is

bounde

d byNorthe

ast

36th

Streeton the

north

and


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North

Miami

Avenu

e on

thewest.

On the

south,

the

area is

bounde

d by

the

centerl

ine of

Northe

ast34thStreet

betwee

n

Buena

Vista

Avenu

e and

Midto

wn

Boulev

ardand by

Northe

ast

29th

Street

betwee

nNorth

Miami

Avenu

e and

Midtown

Boulev

ard.

On the

east,

the

area is


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West

district

regulat

ions

areintende

d to

provid

e a

metho

d to

allow

for

planni

ng

initiati

vesthatachiev

e a

unique

or

innova

tive

develo

pment

that is

not

otherwise

provid

ed for

in the

zoning

ordina

nce.These

planni

ng

initiati

vesmay

include

, but

are not

limited

to,

Smart


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Growt

h as

define

d in

Section 627.

The

standar

ds and

proced

ures of

this

district

are

intende

d to

promoteflexibl

e

design

and

permit

planne

d

diversi

ficatio

n and

integration of

uses

and

structu

res,

with

limitations

and

regulat

ions as

deemed

necess

ary to

be

consist

ent

with


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the

City's

Compr

ehensi

vePlan

and to

protect

the

public

health,

safety,

and

general

welfar

e.

Designstandards

supple

ment

this

ordina

nce

and

provid

e more

detaile

dclarific

ation.

This

district

is of

special

and

substa

ntial

public

interest

given

itsproxim

ity to

Downt

own

Miami


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and the

Omni

Area,

the

DesignDistric

t,

Miami

Beach,

the

Wynw

ood

Neighb

orhood

and to

future

proposedcomm

uter

transit

faciliti

es

within

the

Florida

East

Coast

Railway

(FEC)

Corrid

or. The

intent

of the

districtis to:

(1)

Promot

e the

creation of a

Miami

midto

wn

enviro

nment

throug


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h

intensi

ve

urban

retailmixed-

use

develo

pment

with a

twenty

-four

hour

activit

y

pattern

; and(2)Enhan

ce the

pedestr

ian

enviro

nment

and

connec

tivity

of the

existing

surrou

nding

areas

by

extendi

ng thecity

street

grid

throug

h thedistrict

. To

this

end,

the

district

promot


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es

streets

capes

and

mixed-use

buildin

gs

design

ed to

provid

e

pedestr

ians

with

lively,

interesting,well-

landsc

aped

and

highly

usable

public

spaces

with a

maxim

uminterrel

ationsh

ip with

ground

floor

buildin

g uses.

Concer

ning

buildin

g uses

and

overallbuilda

ble

area,

mixed-

use


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develo

pment

is

encour

agedby

providi

ng

greater

floor

area

ratios

and

overall

buildin

g

heightthanthat of

single

use

buildin

gs.

Further

more,

additio

nal

height

isprovid

ed for

sites

that

abut

signifi

cantopen

space

and/or

are

designated as

strategi

cally

located

visual

gatewa

ys as


Page 103 of 277


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define

d in

Sectio

n 627.

Yardand

setbac

k areas

are

minim

al and

are

require

d to be

develo

ped as

anintegral part

of the

overall

pedestr

ian

streets

cape.

Groun

d floor

build-

to linesare

provid

ed in

order

to

establi

sh acontin

uous

buildin

g

frontage that

enhanc

es and

provid

es

spatial

definiti


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on for

the

urban

streets

cape.

Although no

specifi

c

require

ments

are

contain

ed

herein,

it is

further

intende

d that

buildin

gs be

design

ed

utilizing

enviro

nmenta

lly

sensiti

ve

metho

ds,

includi

ng, but

not

limited

to,

passive

and

active

solar

techniques,

green-

roofs,

the

utilizat


Page 105 of 277


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ion of

enviro

nmenta

lly

sustainable

materi

als and

efficie

nt

mecha

nical

system

s.

627.2.

2.Effect

of SD-

27.2

district

design

ation.

The

SD-

27.2

Midto

wn

Miami

West

district

shall

suppla

nt

districts or

portion

s of

district

s

include

d

within

the SD

bounda

ries to


Page 106 of 277


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the

extent

indicat

ed in

theofficial

zoning

atlas.

627.2.

3.

Class

II

Specia

l

Permit

.

Sectio

n

627.2.

3.1.

When

requir

ed.

A

ClassII

Special

Permit

shallbe

require

d prior

to

approv

al of

any

permit(except

Appendix c. Midtown Overlay District

Documents

Transcript of Appendix c. Midtown Overlay District