Ord No 25-11-2098ORDINANCE NO, 25 -11 -2098
An Ordinance amending the Land Development Code by deleting Section 20- 3.1(E) titled
"Business Outside a Building ", inserting new Section 20 -3.6 (V) to be titled "Commercial
Activity Conducted Outside of a Building" to provide regulations for outside merchandise
display; establishing exceptions, a process for permitting, and limitations on the display.
WHEREAS, the Land Development Code was amended on December 2, 2008 by
Ordinance No. 56 -08 -1991 which added a new Section 20- 3.1(E) titled "Business Outside a
Building" in order to codify a City policy that commercial uses are prohibited from conducting
business outside a building unless a proper permit was issued by the City; and
WHEREAS, the new section also provided that conducting business outside a
building was permitted if a zoning use permit or a special event permit was issued; and
WHEREAS, the Administration has received numerous requests to allow certain
types of business to conduct part of their business activities on the outside of the building,
including both permanent and temporary merchandize display; and
WHEREAS, the regulations adopted in 2008 did not provide specific limitations on
type and extent of conducting business outside of a building or for a process for obtaining both
permanent and temporary permits; and
WHEREAS, the City Commission at its May 4, 2010 meeting adopted Resolution
No. 91 -10 -13125 requesting the Planning Board and the Planning and Zoning Department to re-
examine the current regulations in order to clarify the current regulations by establishing specific
limitations on type and extent of conducting business outside of a building and a process for
obtaining both permanent and temporary permits; and
WHEREAS, the Planning Board discussed potential amendments to the Land
Development Code and conducted public hearings on draft legislation at its meetings on April 27,
2010, June 15, 2010, July 13, 2010, August 10, 2010; and
WHEREAS, the Planning Board at its October 26, 2010 meeting following a public
hearing, adopted a motion by a vote of 4 ayes 2 nays recommending that the Land Development
Code be amended by removing from the Code Section 20- 3.1(E), the current regulations on
business outside of a building and to add a new section titled "Sec. 20 -3.6 (V) Commercial Activity
Conducted Outside of a Building ", as set forth in the attached draft ordinance with the exception
that Subsection (5) "Public Sidewalks" and Subsection (6)(b) which allows business outside
building on public sidewalks be removed.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF SOUTH MIAMI, FLORIDA THAT:
1
Ord. No, 25 -11 -2098
Section
2.
A
1.
That
Land
Development Code Section 20- 3.1(E) titled "Business Outside a
Building ",
as set
forth
below,
is hereby removed.
Section
2.
A
new Section 20- 3.6(V) is hereby incorporated into the Land Development Code
in Section
20 -3.6
Supplemental Regulations, and should read as follows:
Section 20 -3.6 Supplemental regulations
Sec. 20 -3.6 (V) Commercial Activity Conducted Outside of a Building
(1) No commercial activity with the exception of those uses and activities listed in Section
(3) and (4) below shall be allowed to be conducted outside of a building, unless a proper
permit is issued pursuant to the regulations set forth in this section.
(a) The outside merchandise display may only include items which are sold
(b) A restaurant may not have an outside display of retail merchandise;
(c) The outside display of retail merchandise may not be placed on any vehicular
parking spaces or in any area which blocks access to or from a required
vehicular parking area;
(d) The outside merchandise display may only occupy a maximum square footage
of ten percent (10 %) of the gross square footage occupied by the business
inside the building; the posted permit as required by subsection (i) below,
shall indicate the sauare footage of the business inside the building and the
square footage occupied by the outside display of retail merchandise.
Additional parking spaces are required for all additional square footage of
outdoor display.
(e) The outside merchandise display may only include retail merchandise that
can be immediately carried away by a customer after purchase; merchandise
2
Ord. No. 25 -11 -2098
which requires delivery to the customer or requires being carried by vohiele,
hand truck or similar devise is prohibited from being displayed outside the
business•
(f) The outside merchandise may only be displayed while the business is open
and must be removed on or before the close of business for each calendar
day,
(g) Retail merchandise display set out on private property must obtain a permit
from the Code Enforcement Department as set forth in the City's Schedule of
Fees.
(h) The outside display of retail merchandise permit regulations will be enforced
using procedures set forth in the Code of Ordinances;
(i) The outside display of retail merchandise permit may be revoked by the City
Manager upon finding that one or more conditions of these regulations were
violated, or that the outside display of retail merchandise is being operated in
a manner which constitutes a public nuisance or in any way constitutes a
reasonable risk of potential liability to the City;
(j) Any
business purchasing
an outside
EVENTS
display
EXEMPTED
of retail merchandise
permit
consents to abide by the limitations and conditions set forth
in this
ordinance
and shall display the required
permit so that it is visible
on the outside of
the building during any
period when there is an outside
display
of retail
merchandise; a copy of
this ordinance shall be furnished
to all
businesses
purchasing an outside display
of retail merchandise permit.
a Special
Events Permit from the
(3) RECOGNIZED OUTSIDE USES - The following permitted and licensed uses are
recognized as businesses which must conduct commercial business outside of a building;
however, the placement of retail merchandise outside of a building by the listed businesses
shall nevertheless comply with the provisions of require adherence to the requirements,
limitations and conditions concerning displays of merchandise outside of a business:
(a) Agricultural farming activities on public property;
(b) Automobile Vehicle repair and detailing;
(c) Automobile Vehicle sales;
(d) Amtomebile Motor Vehicle service stations;
(e) Bicycle rentals, sales, and service;
(i) Commercial nurseries;
(g) Outdoor dining/seating areas when part of a permitted and licensed
restaurant.
(4)
SPECIAL
EVENTS
EXEMPTED
-
Retail
sales
and
activities
associated
with
special events such as,
but not limited to, art fairs,
art festivals, fund raising events,
and
special promotion programs
which
have received
a Special
Events Permit from the
City
shall
not be required
to obtain
a permit for
the
outside
display
of retail
merchandise
as set forth
in
this
ordinance.
Ord. No. 25 -11 -2098
(6) LIMITED EFFECTIVE AREA
(a) The rights and privileges granted by this ordinance are available only-
to properties located within the Zoning Use Districts of SR, NR and
TODD -MU5.
(b) A business establishment may only place outdoor displays on either
private property
Section 3. Codification. The provisions of this ordinance shall become and be made part of the Code of
Ordinances of the City of South Miami as amended; that the sections of this ordinance may be renumbered or re-
lettered to accomplish such intention; and that the word 'ordinance" may be changed to "section" or other appropriate
word.
Section 4. Severability. If any section, clause, sentence, or phrase of this ordinance is for any reason held
invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of the
remaining portions of this ordinance.
Section 5. Ordinances in Conflict. All ordinances or parts of ordinances and all section and parts of sections of
ordinances in direct conflict herewith are hereby repealed. However, it is not the intent of this section to repeal entire
ordinances, or parts of ordinances, that give the appearance of being in conflict when the two ordinances can be
harmonized or when only a portion of the ordinance in conflict needs to be repealed to harmonize the ordinances. If
the ordinance in conflict can be harmonized by amending its terms, it is hereby amended to harmonize the two
ordinances. Therefore, only that portion that needs to be repealed to harmonize the two ordinances shall be repealed.
Section 6. Effective Date. This ordinance shall become effective upon adoption
:..:.
(6) LIMITED EFFECTIVE AREA
(a) The rights and privileges granted by this ordinance are available only-
to properties located within the Zoning Use Districts of SR, NR and
TODD -MU5.
(b) A business establishment may only place outdoor displays on either
private property
Section 3. Codification. The provisions of this ordinance shall become and be made part of the Code of
Ordinances of the City of South Miami as amended; that the sections of this ordinance may be renumbered or re-
lettered to accomplish such intention; and that the word 'ordinance" may be changed to "section" or other appropriate
word.
Section 4. Severability. If any section, clause, sentence, or phrase of this ordinance is for any reason held
invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of the
remaining portions of this ordinance.
Section 5. Ordinances in Conflict. All ordinances or parts of ordinances and all section and parts of sections of
ordinances in direct conflict herewith are hereby repealed. However, it is not the intent of this section to repeal entire
ordinances, or parts of ordinances, that give the appearance of being in conflict when the two ordinances can be
harmonized or when only a portion of the ordinance in conflict needs to be repealed to harmonize the ordinances. If
the ordinance in conflict can be harmonized by amending its terms, it is hereby amended to harmonize the two
ordinances. Therefore, only that portion that needs to be repealed to harmonize the two ordinances shall be repealed.
Section 6. Effective Date. This ordinance shall become effective upon adoption
Ord. No, 25 -11 -2098
PASSED AND ADOPTED this 6th , day of Sept. , 2011.
rv811131
1St Reading- 8/16/1
2nd Reading- 9 / 6 1
CITY
APPROVED:
Commission Vote:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
Z: \Comm Items\2011 \8- 2- 11\LDC Amend Business Outside Building Ord 8-9-1 Ldoc
5 -0
Yea
Yea
Yea
Yea
Yea
0
South Miami
'
CITY OF SOUTH MIAMI
1 11110 F
OFFICE OF THE CITY MANAGER
INTER- OFFICE MEMORANDUM 2001
To: The honorable Mayor Stoddard and Members of the City Commission
Via: Hector Mirabile, Ph.D., y a City Man er
. g )
From: Christopher Briino, AICP; Director
Planning and Zoning Department
Date: August 16, 2011 ITEM No.
Subject:
An Ordinance amending the Land Development Code by deleting Section 20- 3.1(E) titled
"Business Outside a Building ", inserting new Section 20 -3.6 (V) to be titled "Commercial
Activity Conducted Outside of a Building" to provide regulations for outside merchandise
display; establishing exceptions, a process for permitting, and limitations on the display.
BACKGROUND.
The Land Development Code was amended on December 2, 2008 by Ordinance No. 56 -08 -1991 which
added a new Section 20- 3.1(E) entitled "Business Outside a Building" in order to codify a City policy that
commercial uses are prohibited from conducting business outside a building unless a proper permit was
issued by the City. This new section also provided that conducting business outside a building was
permitted if a zoning use permit or a special event permit was issued.
CURRENT
LDC
REGULATION
The current regulations adopted in 2008
shown below were a response to a number
of complaints
concerning
businesses using sidewalks and rights -of -way to conduct outdoor activities. At
that time, the
legislation
drafted by the City Attorney
did not provide specific limitations on type
and extent of
conducting
business outside of a building
or for a process for obtaining both permanent
and temporary
permits.
Section 20 -3.1
"(E) Business Outside a Building - No commercial use within any commercial or mixed use
district shall be permitted to be conducted outside of the building, unless a properly issued
permit is associated with the use. Those outdoor uses that seek and obtain a permit from
the City may conduct the outdoor uses in accordance with the terms and conditions of the
permit. This section codifies the long - standing administrative policy and practice of the
City relating to uses of structures and uses that extend outside of the structure, as outdoor
uses may impact requirements relating to parking, infrastructure, noise, and may create a
nuisance situation. Any outdoor use (allowed by zoning permit or special event approval)
may be subject to enforcement action or permit revocation if the activities adversely affects,
interferes, or creates a nuisance in a public right -of -away or to adjacent properties. "
PIROPOSED AMENDMENTS
In 2010 the Administration received numerous requests to allow certain types of business to conduct part
of their business activities on the outside of the building, including both permanent and temporary
merchandise display. The City Commission at its May 4, 2010 meeting adopted Resolution No. 91 -10-
13125 requesting the Planning Board and the Planning and Zoning Department re- examine the current
regulations in order to clarify the current regulations by establishing specific limitations on type and extent
of conducting business outside of a building and a process for obtaining both permanent and temporary
permits.
April 27, 2010: The Planning Board conducted an open informal discussion on possible changes to the
existing regulations based upon comments made by several business owners and represeriiatives in the
area. The owners and business representatives stated that because of difficult economic th ies the ability to
maximize exposure of products sold was needed and that outside displays would create interest and attract
customers. A number of ideas were proposed and staff was directed to prepare an appropriate amendment
to the current regulations.
Ma 25, 2010: The Plazming and Zoning Department presented a first draft of a proposed amendment to
the Land Development Code with separate standards set forth for business displays on private property
and for displays on public sidewalks. The overall concept was to have regulations that are measurable and
definable and allows some outside display of retail merchandise as requested. After a public hearing, the -
Planning Board deferred the item so that staff could conduct additional research.
June 15, 2010: The Planning Board conducted a second hearing on the proposed changes to the existing
regulations. After discussion it was determined that there may be too many obstacles to the business
outside a building concept to work along public sidewalks. The topics of City liability, transitions
between properties wishing to participate, access from the curb parking areas, on -site regulation may be
intensive, keeping parking spaces open for customers and a need to add parking spaces for the additional
square footage of the outside space used for merchandising. The resulting vote of the Planning Board was
to delete the section related to public sidewalks, and to add the parking requirement for the space used
outside on private property.
July 13, 2010: The Planning Board approved the proposed wording of the outside display of retail
merchandise ordinance for all areas except on public sidewalks. The Board asked that the Planning and
Zoning Department review the outdoor display of retail merchandise on public sidewalks and provide new
language that may alleviate some of the issues associated with the display on public sidewalks at a future
meeting.
August 10, 2010: The Planning Board held a public hearing on the item commercial activity conducted
outside of a building on public sidewalks. During the discussion of this matter, it was found that in some
portions of the City there are store fronts that appear to be at the edge of a public sidewalk, however, they
actually have a section of private sidewalk between the front fagade of the building and the edge of the
public sidewalk. This occurs along the south side of SW 73 Street between SW 58 Avenue and SW 58
Court. In order to further research this matter and to be sure that the information upon which a decision is
to be made.is complete, the Board denied the item for public sidewalks by a vote of 4 to 3. The Board
then passed a motion to return the private property item (previously approved by the Planning Board) to
the Planning Board for more analysis. This motion passed by a vote of 5 ayes to 2 nays. The Planning
staff then recombined the public sidewalk regulations with the private property regulations into one draft
ordinance.
2
September 23, 2010. The item was deferred to the October, 2010 meeting.
October 26, 2010: The Planning staff presented the revised amendment to the Board. It included
regulations for business outside a building on both private property and public sidewalks. In order to
limit the areas of the City in which this ordinance would be in effect the proposed amendment would limit
the application of this ordinance to the Zoning Use Districts of SR, NR and TODD MU -5.
PLANNING BOARD ACTION
The Planning Board at its meeting on October 26, 2010 conducted a public hearing and adopted a motion
by a vote of 4 ayes 2 nays (Ms. Yates, Mr. Morton) recommending that:
(1) LDC Section 20- 3.1(E), the current regulations on business outside of a building (above), be
removed from the Code;
(2) The "Supplemental Regulations" chapter be amended to include a new section entitled "See. 20-
3.6 (V) Commercial Activity Conducted Outside of a Building ", as set forth in the attached draft
ordinance with the exception that business outside a building not be permitted on public sidewalks;
this would remove Subsection (5) "Public Sidewalks" and Subsection (6)(b) .
At the May 3, 2011 regular meeting, the City Commission moved to amend the proposed ordinance by
deleting the entire subsection (5) that regulates merchandise on Public Sidewalks; and deleting the
reference to public sidewalks in subsection (6) Limited Effective Area. These changes are incorporated in
the current draft before the Commission.
This item was deferred at the August 2, 2011 regular commission meeting, however there was general
discussion regarding provisions to include "bicycles" as a recognized outside use. These
recommendations have been enumerated in the proposed ordinance that is before the Commission on first
reading.
RECOMMENDATION
Staff recommends the following amendments to the proposed ordinance:
Section 20- 3.6(V) (2)(d)
The maximum square footage proposed for the outdoor display of merchandise is 10% of the gross square
footage of the interior of the business. It is recommended that the last sentence "Additional parking
spaces are required for all additional square footage of outdoor display; " be deleted since the language
already establishes a maximum display area.
Section 20- 3.6(V) (2)(e)
The phrase "carried by vehicle" would seem to automatically put all (or most) outdoor sales in
violation of this proposed ordinance, since most people typically will place their merchandise
purchases in a vehicle. It is recommended that word "vehicle" be deleted.
Section 20- 3.6(V) (2)(g)
Staff recommends removing the reference to the actual cost of the permit ($250) from the ordinance
3
language, and referencing the City's Schedule of Fees instead. Otherwise, it will be difficult to modify the
fee without an amendment to the ordinance, which will require publication and two readings.
Section 20- 3.6(V) (3)(b) and (3)(c)
The word "Automobile" has been replaced with "Vehicle".
Section 20- 3.6(V) (3)(d)
The word "Automobile" has been replaced with "Motor Vehicle ".
Section 20- 3.6(V) (3)(e)
"Bicycle rentals, sales and service" has been added to address the City Commission's desire for
these uses to be considered as recognized outside uses.
Attachments:
Draft ordinance
Resolution No. 91 -10 -13125
Ordinance No. 56 -08 -1991
Planning and Zoning Department Staff Report 10 -26-10
Planning Board Meeting Excerpt 10 -26 -10
CB
ZAComm Ttems\2011 \8 -2 -1 I\LDC Amend Business Outside Building CM Repor _7 -26 -1 l.doc
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