Loading...
Ord. No. 27-81-1121ORDINANCE NO.27~81-1121 AN ORDINANCE OF THE CITY OF SOUTH MIAMI,FLORIDA, AMENDING "RO"RESIDENTIAL OFFICE DISTRICT,SUB SECTION 10,ARTICLE V,OF SECTION 1,OF ORDINANCE NO.20-71-724,HERETOFORE ADOPTED AS THE OFFICIAL ZONING ORDINANCE OF THE CITY OF SOUTH MIAMI,FLORIDA, BY AMENDING CERTAIN SUBSECTIONS OF SAID ORDINANCE RELATING TO THE PURPOSE,SPECIAL USE PERMITTED,AND DISTRICT REGULATIONS THEREOF;PROVIDING FOR OFFICE BUILDINGS WHICH ARE RESIDENTIAL IN EXTERNAL APPEAR ANCE;ADDING DISTRICT REGULATIONS RELATING TO SINGLE FAMILY RESIDENTIAL DISTRICT MAXIMUM ALLOWED FOR FLOOR RATIO FOR EACH SITE SUBJECT TO CERTAIN CRITERIA; PROVIDING ADDITIONAL CRITERIA IN DETERMINING WHETHER THE EXTERIOR APPEARANCE OF CONSTRUCTION IS ARCHITEC TURALLY COMPATIBLE WITH RESIDENTIAL DESIGN ASIT RELATES TO SIZE AND SHAPE GF PROPOSED BUILDING AND OPENINGS SUCH AS WINDOWS;PROVIDING ADDITIONAL REQUIREMENTS THATNO STRUCTURE TOBE OBSTRUCTED ORALTEREDTO PRODUCE ANYOTHER FEATURES THAT WOUID DETRACT FROM RESIDENTIAL CHARACTERISTICS;FURTHER PROVIDING REQUIREMENTSTHATOFF-STREETPARKINGSPACESMAYBE PERMITTEDBELOWGRADEOFNOTMORETHANONELEVELOF PARKING;PROVIDING INDIVIDUAL BUILDINGSSHALLNOT BE CONNECTED BY BREEZEWAYS OROTHER STRUCTURES WHICH MAKE BUILDINGS APPEARTOHAVEASINGLEFACADEMORE THANEIGHTY (80)FEETINWIDTHEXCEPTATTHEFIRST LEVELONLY;PROVIDINGCERTAINRESTRICTIONTO VEHICLE ENTRANCES;REPEALINGALLORDINANCESORPARTS OFORDINANCESINCONFLICT THEREWITH;PROVIDINGFOR SEVERABILITY;ANDPROVIDINGWHENTHISORDINANCESHALL TAKE EFFECT. BEITORDAINEDBYTHEMAYORANDTHECITYCOMMISSIONOFTHE CITYOFSOUTHMIAMI,FLORIDA: Section 1.That "RO"Residential Office,Subsection 10, Article V,ofSection1,of Ordinance No.20-71-724,heretofore adoptedasthe Official Zoning Ordinance of the City ofSouth Miami,Florida,be,and the same is hereby amended to read as follows: 5-10.MR0"RESIDENTIAL OFFICE DISTRICT 5-10-1 Purpose The Purpose of this zoning district is to pro vide for office buildings which are residential in external appearance.This district should provide areas which will accommodate the limited office space needs of certain professional ser vices in attractive,quiet,low profile buildings on heavily landscaped sites,architecturally com patible with the residential design which will serve as transitional buffers between established residential neighborhoods and major traffic arter ial sor more intensive uses.except that in arp^ where RO zoned property abutsthe Metrorail right- of way,it shall be left to the discretion oTtFe Environmental Review Board as to whether strict— compliance with the requirement for residential appearance shall be necessary on that side abut ting the Metrorail right-of-way providing that all other sides are residential in charFcter Underlined portions are proposed changes 5-10-2 Uses Permitted All uses permitted in the "RS"Districts. Officesusedforthefollowingservices: Architecture Accounting andauditing Building contractor (office only,no equipment storage) Chiropractic Dentistry Engineering Insurance Investigative Investment andtax counseling Law Market research Medicine Notarypublic Planning andzoningconsulting Public relations Real estate Secretarialand stenographic service Social service bureau Studio for artist,sculptor or musician (no teaching) Telephone answering Other office usesofa sinilar nature 5-10-3 Special Uses Permitted .01 Fraternal organization or private club;provided that it is on a site of no less than one (1)acre, that no structure is less than fifty (50)feet from an adjacent more restrictive residential district, that there be adequate ingress and egress which will not create adverse traffic conditions,and that a public hearing be held by the Commission to deter mine the overall compatibility of the proposed use with the neighborhood. .02 Funeral home;provided that it is located on a site of not less than 20,000 square feet,that it has at least twenty-five (25)off-street parking spaces on the premises,that no parking shall be located between the front of the main structure and the street or the side of the main structure and the street of a corner lot,that all ambulances and equipment shall be housed in completely en closed structures when not in actual use,that the main structure shall be at least forty (40)feet from any side lot line,that there shall be adequate ingress and egress which will not create adverse traffic conditions,and that a public hearing be held by the Conmi ss ir.n to determine the overall compatibility of the proposed use with the neigh borhood. .03 Church,temple,synagogue,or similar house of wor ship;provided that it is on a site of no less than V*°a{1 ??™?',that no st-''»cture is less than onehundred(100)feet from ,m adjacent more restrictive residential district,that there be adequate ingress and egress which will not create adverse traffic conditions,and that a public hearing be held by the Commission to determine the overall compati bility of the proposed use with the neighborhood .04School,private;providedthattherebe adequate ingress andegress which willnot create adverse traffic conditions,andthata public hearing be heldbythe Commission"to Tetermine the overall compatibility of the proposed use with the ne'fgh- borhoodT 5-10-4District Regulations .01 Minimum lotsizeshallbeasfollows: Area -7,500squarefeet Frontage-75feet .02 Minimum yard setbacks shall be as follows: Front -25 feet Rear -25 feet Side .io feet Side (corner)-20 feet Side (adjacent to residential district)-25 feet Side (with driveway)-20 feet Side (between buildings)-20 feet .03 No building shall exceed two (2)stories or thirty (30)feet in height.No mezzanines or similar intermediate floor space arrangements shall be permitted.Further,the facade ot any building facing astreet _or singlefamily resi dential district shall not exceedeighty (80) feet in width,measured at its widest point,ex cludingroof eaves. .04 The .maximum allowed floor area ratio (FAR)for each site shall be determined by Table RO-1 (attached hereto at the end of this Section) subject to the criteria listed in Sertinn R-in.4, Subsection .06.Further,the maximum lot area that may be covered by structures shall not exceed thirty (30)percent of the net lot area. .05Openspaceshallbe provided oneachlotequalto atleastthirty (30)percentofthe total lot area; said space shallbe unencumbered by structures or off-street parkingspaces,andshallbe landscaped andwell maintained with grass,trees,andshrub bery.Atleastonetreeshallbe provided for every 400 square feetof landscaped openspace. At least 50%of said trees shall be 12-14 feet tall atthetimeof planting,andthe remainder ofthe trees shall be at least in-l?feet tall at the time ofplanting,andshall comply withthe requirements ofArticleXV "Vehicular UseArea Landscaping"in all other respects.Asprinklersystem shall be installedtoensureproper maintenance oftheland scaped areas. .06 In addition to the requirements of .05 (pre ceding)a continuous visual buffer shall be pro vided wherever an R0 use abuts or faces directly {within 50 feet)a property zoned for single fam ily residential purposes.To accomplish this the normally required perimeter landscaped buffer shall be increased fromfive (5)to eight (8)feet in width and trees from Table R0-2 (attached hereto at the end of this section)shall he plantPd arrnrH. mg tothe spacing listed.These trees shall hp * minimum of 10-12 feet tall immediately aftPr plant ing. -3- 5-10-4 DistrictRegulations (Cont.) .07 The following criteria shall be considered in determining whether the exterior appearance of the proposed construction is architecturaTTyTom- patible with residential design: (a)The size and shape of the proposed building. (b)The color,texture,and material utilized in the exterior facade of the building. (c)The shape,color,and material used in construc tion of the roof of the building. (<0 Thesizeoftheopeningssuchas window (e)The degree and type of landscaping to be uti lized. (f)The zoning of adjacent property. .08 No structure shall be constructed or altered to produce a store front,display window,nr any nthor feature that would detract from residential charac ter except that,in areas where RO zoned property abuts the Metrorail right-of-way.it shall be left to the disrrpipnn of the Environmental Review Board 3S to whether strict compliancewiththe reouirement for residential appearance shall he necessary on that Side Abutting the Metrorail rioht-nf-wav providing that all Other sides are residential in charartpr • .09 Required off-street parking spaces jmay be permitted below grade provided that no more than one levelof parkingbeallowed.No off-street parking spaces shallbe permitted inthe front yard setback area. .10Adecorative wall ofmasonry,reinforcedconcrete, precast concrete or other like material that will be compatible withthemain structure,five (5) feetinheight shall beerectedalong all interior property lines,includingtherearproperty line; provided,however,that inthe event that the rear propertylineabutsa secondary road,saidwallshall be set in ten (10)feet from the official right-of- wayof the secondary road,andsaidten (10)feet shallbelandscaped;provided,further,intheevent thattheinteriorside property lineabutsthesame ormore liberal zoningdistrict,therequirement for the wall along said common interior property line shall not apply.Walls within or extending intothe required 25 foot front setback area shall be no more than four (4)feet in height.Further, individual buildings shall not be connected by fences, walls,breezewavs orany other structures which make the buildings appear to have a single facade more than eighty (80)feet in width,provided that build ings may be connected by a breezeway at the fir^t levelonlyofnomorethaneight(8)feetinwidth. .11No vehicular accesstoanROuseshallbe permitted ona side adjacent to and/or facing property ?onpd for single family residential purposes unless that side isthe only possible means of access to...tLh.fi._R0 property.Further,wheremorethanonemeansof _ vehicular access Is available toanR0 property, vehicular access shall be limited to:section 6r haTt-sectlon roadwaysand/orstreetsalreadyhaving non-residential driveways on them in the im m ed iate vielnlty. -4- .12 .13 No acce orstor vehicle except That ssory buildings,utility transformer units age of supplies,heavy equipment,or large sshallbe permitted anywhere onthe lot, thatwhereabuilding has beensodesigned 11 is v irtually impossible to place anair con- r condenseiaitione where else on the r compressor on the roof or anv- site,such"air conditioner conden- pressor may be placed in the required front area,provided that said equipment iscom pletely screened from view,and that at least a twenty(20)foot frontsetbackismaintained. Further.Plansfortheplacementofair condition ser com setback ing equipment int r trie piaiKineni ur mr conai the front yard setback area lew,approval or disapproval Rpv i pw Rn^rH. be subject to rev ,~rr. the Environmental Review Board. All proposeddevelopments shall be accompanied by anoverallsiteplan,asdefinedinArticle XI, reflectingallsignificantaspectsofthedevelop ment.Propertiesadjacenttotheproposed devel opmentshallbetakeninto consideration,anda reasonable portionoftheseareasshallalsobe reflected onthesiteplan. TABLE R0-1 RESIDENTIAL OFFICE DISTRICT Floor Area Ratios shall Floor Area Ratios (FARs) Net Lot Size m o ON OH in 00 o oo in o m l£> O in in o m in *f o m en o en in CM O CM in o in O o o in a- CO © o> co in 00 en o m oo r-» en co 0-10,000 11 ,000 12,000 13,000 14,000 ... 15,000 16,000 .7,000 18,000 19,000 20,000 21 ,000 22,000 23,000 24,000 __.... 2fj,000 :6,060 27.006 JR.OOO 29,000 V. 30,000 % 31,000 \ 32,000 • 3-3,000 i i ,.-.- w,000 ,.T'' i 1 ,,.-L...II ! ;o,000 ♦~.\—> J L_ 1 ! •t .000 1 i 1 !1 -.000 !-t- i '>^!'• 1 •• 1 ,r •>.ooo -- \!1 1 i i 1 •..)00 1 ]~\V '1 1 ••..••^•o n 1 N I -i ,J 0 u J i ^.OOO -',000 *+ ••••,-JOO -s.ooo -t.,000 •:7,000 •18,000 -3.000 :.coo *i .__-Ji. for larger lot sizes shall be interpolated from this chart -=;- TABLE RQ-2 Tree Species*and Required Spacing for Continuous Visual Buffer Aralia (Polyscias balforiana) Beauty Leaf (Callophyllum antillianum) Buttonwood (Conocarpus erectus) Carrotwood (Cupaniopsis spp.) Corn Plant (Dracaena fragrans massangiana) Green Dracaena (Dracaena fragrans) Madagascar Olive (Noronhia emarginata) Pink Trumpet Tree (Tabebuia pallida) Soft-tip Yucca (Yucca elephantipes) Spicewood (Ca1yptranthes pa 11en ) Vitex (Vi tex agnus castus) Wax Myrtle (Myrica cerijfera) Yew (Podocarpus spp.) Re 'qui "•ed S 3' 10' 5' 10' 5' 5' 10' 10' 5' 10' 10' 10' 10' pacing *0r substitute to be approved by the Environmental Review d oar d . Section 2.in the event that any section,paragraph or part of this Ordinance shall be,for any reason,declared invalid or held unconstitutional by any court of last resort,every other section,paragraph and part shall continue infullforceandeffect. Section 3.All Ordinances or parts of Ordinances in conflict herewith be,and the same are hereby repealed. Section 4.This Ordinance shall take effect immediately at the time of its passage. PASSED AND ADOPTED this 3rd ^y-Qf November 1981. APPROVED: ATTEST: CITY CLERK Passed on1st Reading: Passed on2nd Reading: 10/20/81 11/03/81 -6-