Attachment - 2 Exhibit A
Exhibit A
City Commission Submittal
10.16.2017
1
COMPREHENSIVE PLAN
(Small Scale Amendments Pursuant to Sec. 163.3187, Florida Statutes)
Request 1: Small Scale Text Amendment to Comprehensive Plan to
Create Downtown SoMi Category
Downtown SoMi (DS) (195 Feet):
The Downtown SoMi (DS) category is intended to provide for the establishment of place-making
development that is urban in scale. This category authorizes a mixture of uses, densities,
intensities, and heights that contribute to a vibrant urban experience within walking distance to
rail-based rapid transit. The Downtown SoMi area comprises a parcel of land that is 10 acres (or
less) and generally located south of principal arterial US 1/South Dixie Highway, west of minor
arterial SW 57 Avenue/Red Road and north of minor arterial SW 72 Street/Sunset Drive. Permitted
uses and structures on both a temporary and permanent basis include retail, restaurant, residential,
hotel, office, entertainment, theaters and attractions, permanent and nonpermanent kiosks, active
rooftop uses and those uses reasonably accessory thereto.
Permitted heights in the DS category shall be up to 195 feet as defined in the Downtown SoMi
(DS) district regulations of the South Miami Land Development Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to 3.0 and shall only apply to non-residential
structures. Permitted residential density shall be up to 65 dwelling units per acre. Hotel uses within
this category shall be deemed part of the commercial intensity and shall not be counted for
purposes of calculating residential density or intensity. For the avoidance of doubt, residential uses
shall not count towards F.A.R. and commercial uses (including hotel uses) shall not count towards
residential density.
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Request 2: Small Scale Map Future Land Use Amendment to Redesignate
Property to Downtown SoMi (DS)
Redesignate the property legally described in Exhibit 1 from Mixed-Use Commercial
Residential (Four-Story) to Downtown SoMi (DS) (195 feet).
Existing Future Land Use Map
Mixed Use Commercial Residential
(Four-Story)
Proposed Future Land Use Map
Downtown SoMi (DS)
(195 feet)
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ZONING CODE TEXT AND MAP AMENDMENTS
Request 3: Zoning Code Text Amendments
a. Modify Section 20-3.1, South Miami Land Development Code, as follows:
(A) Zoning Districts Established. In order to implement the intent of this Code and
the cCity's adopted Comprehensive Plan, the City is hereby divided into twenty-nine
(29) thirty-two (32) zoning use, overlay and special districts with the symbol
designations and general purposes listed belo w and permitted uses set forth in Section
20-3.3(D). Except as expressly set forth within the regulations governing the DS
district, Sstandards shall be uniform throughout each zoning use district. District
symbols and names shall be known as:
Symbol Name
RS-1 Estate Residential
RS-2 Semi-Estate Residential
RS-3 Low Density Single-Family
RS-4 Single-Family
RS-5 Single-Family (50' lots)
RT-6 Townhouse Residential
RT-9 Two-Family/Townhouse Residential
RM-18 Low Density Multi-Family Residential
RM-24 Medium Density Multi-Family Residential
RO Residential Office
LO Low-Intensity Office
MO Medium-Intensity Office
NR Neighborhood Retail
SR Specialty Retail
GR General Retail
TODD (MU-4) Transit-Oriented Development District (Mixed Use-4)
TODD (MU-5) Transit-Oriented Development District (Mixed Use-5)
TODD (LI-4) Transit-Oriented Development District (Light Industrial-4)
TODD (PI) Transit-Oriented Development District (Public/Institutional)
TODD (PR) Transit-Oriented Development District (Parks & Recreation)
PUD-R Planned Unit Development-Residential
PUD-M Planned Unit Development-Mixed Use
PUD-H Planned Unit Development-Hospital
HP-OV Historic Preservation Overlay
HD-OV Hometown District Overlay
CS-OV Community Service Overlay
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Symbol Name
H Hospital
PI Public/Institutional
PR Parks and Recreation
R Religious
MU-AH Mixed Use Affordable Housing (Two Stories)
DS Downtown SoMi
(B) District Purpose Statements.
* * *
(32) “DS” Downtown SoMi District: The purpose of this district is to provide for the
establishment of place-making development that is urban in scale. This district authorizes a
mixture of uses, densities, intensities, and heights that contribute to a vibrant urban experience
within walking distance to rail-based rapid transit. Permitted uses and structures on both a
temporary and permanent basis include retail, restaurant, residential, hotel, office, entertainment,
theaters and attractions, permanent and nonpermanent kiosks, active rooftop uses and those uses
reasonably accessory thereto. To accommodate shifting market conditions, it is the express intent
of the DS district regulations to allow flexible changes in an approved development program
between and among permitted uses.
Permitted heights in the DS district shall be up to 195 feet as defined in Section 20-12.8, South
Miami Land Development Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to 3.0 and shall only apply to non-residential
structures. Permitted residential density shall be up to 65 dwelling units per acre. Hotel uses within
this district shall be deemed part of the commercial intensity and shall not be counted for purposes
of calculating residential density or intensity. For the avoidance of doubt, residential uses shall not
count towards F.A.R. and commercial uses (including hotel uses) shall not count towards
residential density.
To promote an active, urban, and vibrant pedestrian experience outdoor seating as a convenience
for tenants and guests and as an accessory to restaurants, cafes and similar uses shall be encouraged
within the DS district.
Land may be zoned DS if it satisfies all of the following requirements: (1) the area of the land so
zoned is ten (10) acres or less but exceeds five (5) acres; (2) a portion of the land so zoned is
adjacent to a principal arterial roadway; (3) a portion of the land so zoned is adjacent to a minor
arterial roadway; and (4) a portion of the land so zoned is within fifteen hundred (1500) feet radius
of an existing rail-based transit station.
This district is appropriate in areas designated “Downtown SoMi” in the City’s adopted
Comprehensive Plan and Future Land Use Map.
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b. Modify Section 20-3.3(D), South Miami Land Development Code, as provided in
Exhibit 2.
c. Establish Section 20-3.3(F), South Miami Land Development Code, as follows:
(F) Outdoor Seating/Dining Within the Downtown SoMi (DS) Zoning District.
(1) Outdoor seating and dining or a Sidewalk Café on private property within the
Downtown SoMi (DS) district is permitted upon approval of an outdoor seating site plan
filed with and subject to administrative approval by the City Manager. The application
for such administrative site plan approval shall include a layout (site plan) of the location
of all tables, chairs (including number and type of chairs), benches, and other furniture;
pedestrian ingress and egress; location of refuse containers; location of approved outdoor
speakers; and other elements necessary to illustrate the proposed outdoor seating/dining
use and area (all drawings must be titled, indicate orientation, and be at an acceptable
scale). If applicable, the site plan must clearly indicate which tables , chairs, benches, and
other furniture are on private property versus within a public right-of-way. Outdoor
seating/dining within private property shall be administratively approved by the City
Manager provided that there exists sufficient parking for said use an d that accessibility
and life safety standards are met , as based on adopted ordinances and building codes
effective within the City.
(2) Outdoor seating/dining not located within private property and to be located
within a public right-of-way adjacent to and within the DS district shall be subject to the
provisions of Section 20-3.3(E), South Miami Land Development Code.
d. Modify Section 20-3.5, South Miami Land Development Code, as follows:
20-3.5 - Dimensional requirements.
* * *
(B) Nonresidential Districts. In nonresidential districts , except for the Downtown
SoMi (DS) district , the minimum lot area and frontage, minimum yard setbacks,
maximum floor area, maximum coverage and maximum building heights for permitted
uses in each district shall b e determined from the Dimensional Requirements Table for
nonresidential districts (Section 20 -3.5(G)). In the DS district the minimum lot area,
minimum yard setbacks, maximum floor area, maximum building coverage and
maximum building heights for permitted uses in the district shall be determined from the
Dimensional Requirements Table for the DS district (Section 20 -3.5(I)).
(C) Dimensional Requirement Tables .
(1) The use of land and the erection of buildings and other structures on land
shall be subject to the dimensional requirements of the applicable zoning district,
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as reflected on the four t ables labeled “Dimensional Requirements, Single -Family
Residential Districts, One -Story” (Section 20 -3.5(E)) or “Dimensional
Requirements, Single -Family Residential Districts, Two-Story” (Section 20-
3.5(H):), “Dimensional Requirements, Multi -family Districts” (Section 20-
3.5(F)), and “Dimensional Requirements, Nonresidential Districts” (Section 20-
3.5(G)) and “Dimensional Requirements, Downtown SoMi District” (Section 20-
3.5(I)).
(2) There shall be no variation or deviation from such dimensional
requirements except where expressly allowed by this Code.
(3) Minimum and maximum dimensional requirements for permitted uses
within a PR or PI use district shall be the same as those listed in the following
tables for uses within the most restrictive use district located adjacent to the
subject PR or PI property.
* * *
e. Establish Section 20-3.5(I), South Miami Land Development Code , as provided in
Exhibit 3.
f. Modify Section 20-3.6, South Miami Land Development Code, as follows:
20-3.6 – Supplemental Regulations.
* * *
(D) Impervious Coverage. The maximum amount of total site area which may be
covered by all uses requiring impervious ground cover shall not exceed that amount set
forth in the Dimensional Requirements tables in Section 20 -3.5 and include, but not be
limited to, structures, streets, alleys, driveways, pedestrian ways, parking areas, tennis
courts, patios and swimming pools. Within the Downtown SoMi (DS) district impervious
coverage shall be calculated as a percentage of total site open space in accordance with
Section 20-12.9(C), South Miami Land Development Code.
g. Modify Section 20-4.3, South Miami Land Development Code, as follows:
20-4.3 - Sign regulations.
* * *
(B) Applicability and Definitions. No sign, unless herein excepted, shall be erected,
constructed, posted, painted, altered or relocated, until a permit has been authorized and
issued by the Building and Planning and Zoning Department pursuant to this Code and the
required submittals in Section 20-4.3(J). Signs in all zoning districts, except for PUD and
Downtown SoMi districts, shall be subject to the regulations in this section. Permitted sign
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regulations for PUD and Downtown SoMi districts are referenced in those sections of this
Code. Words and phrases used in this section shall have the meanings set forth below.
* * *
h. Modify Section 20-4.5, South Miami Land Development Code, as follows:
20-4.5 - Landscaping and tree protection requirements for all zoning districts.
* * *
F. Landscape Requirements. The following standards shall be considered the
minimum requirements unless otherwise indicated:
* * *
(4) Site Trees. Tree permits or natural forest community vegetation removal
permits are required prior to removal of trees, specimen trees, or any vegetation in
a natural forest community, respectively, pursuant to 20-4.5.1.
* * *
(b) Minimum number of trees: The minimum number of trees required
under Section 20-4.5 for landscape plan submittals shall be as follows:
TABLE A
Zoning Districts (and proposed districts) No. of Trees Required per Net Acre or Lot
RS-1, RS-2 9 trees per acre of net lot area
RS-3, RS-4, RS-5 3 per lot
RT-6, RT-9, RM-18, RM-24, LO, MO 28 trees per acre of net lot area
NR, SR, GR, PI, H, TODD 22 trees per acre of net lot area
DS Per the Site Tree requirements set forth
under Section 20-12.10
(Industrial) 15 trees per net acre of lot area
* * *
(d) In addition to the number of trees indicated in Table A, additional
trees (street trees) may be required as provided in the previous sub-sSection
20-4.5.1(O), entitled Street Trees.
* * *
(5) Shrubs and Hedges minimum standards for size, number and variety.
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* * *
(e) Shrubs and Hedges in the Downtown SoMi (DS) district shall be
governed by the Shrub and Hedge requirements set forth under Section
20-12.10.
i. Modify Section 20-4.5.1, South Miami Land Development Code, as follows:
Sec. 20-4.5.1 - Tree protection.
A. Tree Permit Applications, Requirements and Review, Fees. Except as provided
herein, no tree may be removed relocated, trimmed or pruned without a permit and
mitigation as provided for in this section which may be issued or denied notwithstanding
any recommendation to the City Manager for approval by the Environmental Review and
Preservation Board. Only the City Commission may approve the removal, relocation or
replacement of a heritage or champion trees. A tree in a landscape plan, planted to provide
temporary shade until adjacent trees reach maturity may be designated as a "temporary
shade tree", and which may be trimmed back or removed at such time as the surrounding
trees require additional access to sunlight.
* * *
(8) In the Downtown SoMi (DS) district, replacement plantings which meet
the quality and size standards outlined in this section may also count toward the
Site Tree requirement contained in Section 20-12.10, South Miami Land
Development Code.
* * *
M. Tree Mitigation Value. This tree value mitigation chart shows the following values
which are intended to be minimum levels of replacement for each size of tree removed.
This chart and/or the values in the chart may be amended by the City's Fee Schedule from
time to time.
* * *
For every five hundred (500) square feet of canopy removed or part thereof, a hardwood
tree replacement of at least twelve (12) feet tall is required or for every three hundred (300)
square feet of canopy removed or part thereof, a hardwood tree replacement of at least eight
(8) feet tall is required. Alternatively, a minimum level of financial contribution of five
hundred dollars ($500.00) or one dollar and five cents ($1.05) per square foot of canopy,
whichever is greater, is required in lieu of replacement plantings.
The above formula approximates the following example:
For every five hundred (500) Square feet of canopy removed, a hardwood tree replacement
of at least twelve (12) feet tall would be required. For instance, if two thousand three
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hundred (2,300) square feet of tree canopy were removed, the replacement requirement
would be four (4) 12-foot tall trees and one (1) 8-foot tall tree. or at the minimum level of
financial contribution, at five hundred dollars ($500.00) or one dollar and five cents ($1.05)
per square foot of canopy, whichever is greater. In lieu of replacement plantings, Tthis
example would require a financial contribution in the minimum amount of two thousand
five hundred dollars ($2,500.00) in financial contribution.
* * *
O. Street Trees.
* * *
(23) Street Trees in the Downtown SoMi (DS) district shall be governed by the street tree
requirements set forth under Section 20-12.10.
j. Modify Section 20-5.11, South Miami Land Development Code, as follows:
20-5.11 - Site plan review approvals.
* * *
(D) Review Exceptions. Notwithstanding any other regulations of this Code, the
environmental review and preservation board shall not review any additions or alterations
to single family residential dwellings, except for the installation of sidewalks along all
arterial roadways and compliance with the city's sidewalk policies and requirements. The
environmental review and preservation board shall not review Initial Site Plans within the
Downtown SoMi (DS) district nor any Major or Minor Changes made to approved Initial
Site Plans within the DS district.
k. Modify Section 20-6.1, South Miami Land Development Code, as follows:
20-6.1 - Administrative entities.
(A) City Commission.
* * *
(2) Powers and Duties.
* * *
(e) The City Commission may:
* * *
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vi. Authorize special uses; and
vii. Make final judgment on appeals of administrative
decisions.;
viii. Review and recommend approval, disapproval or
modification on all Initial Site Plans and Major Changes within the
Downtown SoMi (DS) district;
ix. Review and recommend approval, disapproval, or
modification on all Master Signage Plans within the DS district; and
x. Review and recommend approval, disapproval, or
modification on all sign permit applications not substantially
conforming with an approved Master Signage Plan within the DS
district.
* * *
(B) Planning Board.
* * *
(3) Powers and Duties.
* * *
(i) The Board shall review and provide comments for the City
Commission’s consideration regarding Initial Site Plans within the DS
district pursuant to Section 20-12.13(A). The Board shall also review and
make recommendations on Major Changes to Initial Site Plans within the
DS district pursuant to Section 20-12.14(A).
(j) The Board shall review and make recommendations on Master
Signage Plans within the DS district pursuant to Section 20-12.15(C). The
Board shall also review and make recommendations on sign permit
applications not substantially conforming with an approved Master Signage
Plan pursuant to Section 20-12.15(D)(2)(b).
* * *
(C) Environmental Review and Preservation Board.
* * *
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(3) Powers and Duties.
* * *
(b) Except within the DS district, Tthe board shall review and
recommend approval, disapproval or modification on all site plans, projects
and specifications as required under the board's mandatory review pursuant
to this Code.
(c) Except within the DS district, Tthe board shall review the scale,
color, texture and appropriateness of all proposed buildings, additions, and
other structures; the quantity, quality and arrangement of all proposed
landscaping and open space features; and the overall compatibility of the
proposed development with the existing character of the neighborhood.
* * *
(h) The Environmental Review and Preservation Board shall not review
Initial Site Plans within the DS district nor any Major or Minor Changes
made to approved Initial Site Plans within the DS district.
l. Create Article XII, South Miami Land Development Code, SoMi District Regulations,
as follows:
ARTICLE XII. – DOWNTOWN SoMi DISTRICT REGULATIONS
20-12.1 Intent. The Downtown SoMi (DS) district is intended to provide for the
establishment of place-making development that is urban in scale. This district authorizes
a mixture of uses, densities, intensities, and heights that contribute to a vibrant urban
experience within walking distance to rail-based rapid transit. Permitted uses and structures
on both a temporary and permanent basis include retail, restaurant, residential, hotel, office,
entertainment, theaters and attractions, permanent and nonpermanent kiosks, active rooftop
uses and those uses reasonably accessory thereto. To accommodate shifting market
conditions, it is the express intent of the DS district regulations to allow flexible changes
in an approved development program between and among permitted uses through the
standards established for Major and Minor Changes in Section 20-12.14.
Permitted heights in the DS district shall be up to 195 feet and defined in Section 20-12.8,
South Miami Land Development Code.
The permitted Floor Area Ratio (F.A.R.) shall be up to 3.0 and shall only apply to non-
residential structures. Permitted residential density shall be up to 65 dwelling units per acre.
Hotel uses within this district shall be deemed part of the commercial intensity and shall
not be counted for purposes of calculating residential density or intensity. For the
avoidance of doubt, residential uses shall not count towards F.A.R. and commercial uses
(including hotel uses) shall not count towards residential density.
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To promote an active, urban, and vibrant pedestrian experience outdoor seating as a
convenience for tenants and guests and as an accessory to restaurants, cafes and similar
uses shall be encouraged within the DS district.
Land may be zoned DS if it satisfies all of the following requirements: (1) the area of the
land so zoned is ten (10) acres or less but exceeds five (5) acres; (2) a portion of the land
so zoned is adjacent to a principal arterial roadway; (3) a portion of the land so zoned is
adjacent a minor arterial roadway; and (4) a portion of the land so zoned is within fifteen
hundred (1500) feet radius of an existing rail-based transit station.
This district is appropriate in areas designated “Downtown SoMi” on the City’s adopted
Comprehensive Plan.
20-12.2 Boundaries. The DS district is generally south of principal arterial US
1/South Dixie Highway, west of minor arterial SW 57 Avenue/Red Road and north of
minor arterial SW 72 Street/Sunset Drive, and is more specifically delineated on the City’s
Official Zoning Map with the symbol “DS”.
20-12.3 Applicability. The requirements of this Article shall apply to all
development within the DS district and in case of conflict, the provisions of this Article
shall control over other requirements of the Code, Ordinances, Land Development Code
and all other regulations of the City of South Miami.
20-12.4 Floor Area Ratio (F.A.R.). For the purposes of the DS district, the permitted
F.A.R. shall be up to 3.0 and shall mean a land intensity measure expressed as the ratio
between the number of square feet of gross floor area within non-residential structures
(including hotel uses) on a lot and the total square footage of the lot. F.A.R. is derived by
dividing the gross floor area of non-residential structures by gross lot area. Hotel uses
within this district shall be deemed part of the commercial intensity and shall not be
counted for purposes of calculating residential density or intensity. Gross floor area shall
mean the total horizontal area of the several floors of a building, measured from the exterior
faces of exterior walls or from the centerline of walls separating two attached buildings. In
particular, gross floor area shall include all spaces designed or intended for:
(A) Any permitted use or activity.
(B) Interior halls, balconies or mezzanines.
(C) Completely enclosed terraces, breezeways or porches.
(D) Accessory buildings or structures.
(E) Attics or basements (with headroom of seven (7) feet or more).
(F) Permanent enclosed, air-conditioned kiosks.
However, gross floor area shall not include space used for:
(G) Enclosed off-street parking spaces.
(H) Accessory water tanks, chillers or cooling towers.
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(I) Uncovered steps and exterior balconies.
(J) Open terraces, breezeways or porches.
(K) Attics, non-habitable structures above the roof slab, and basements.
(L) Service Areas (mechanical, electrical and communication equipment rooms
or spaces).
(M) Elevator shafts or stairwells at each floor.
(N) Enclosed means of egress corridors.
(O) Rooftop uses including pools and open-air restaurants, bars, and cabanas.
(P) Outdoor seating areas and nonpermanent open-air kiosks.
(Q) Residential uses.
20-12.5 Residential Density. For the purposes of the DS district, the permitted
residential density shall be up to 65 dwelling units per acre. Hotel uses shall not be counted
for purposes of calculating residential density and intensity, but rather shall be included as
part of commercial intensity.
20-12.6 Permitted Uses. Permitted Uses are as expressly provided by these DS
district regulations, including those additional uses listed in the Permitted Use Schedule in
Section 20-3.3(D), and also include hotels, outdoor dining/seating and rooftop uses.
20-12.7 Grandfathering. All existing legal uses and structures established prior to
the enactment of these DS district regulations shall be deemed to be lawful, conforming,
and permitted uses and structures. Legally nonconforming uses and structures within the
DS district shall be subject to the provisions of Section 20-4.8, South Miami Land
Development Code.
20-12.8 Permitted Heights. The DS district encourages a variety of heights and
massings. The DS district is divided into two height zones: the Gateway Zone and the
Village Zone. The maximum permitted height within the Gateway Zone shall be 195 feet
and the maximum permitted height within the Village Zone shall be 70 feet. For structures
located primarily within the Gateway Zone, height shall be measured from the average
elevation of the crown of the abutting principal arterial roadway at the time of adoption of
the DS district regulations to the roof slab above the highest habitable floor. For structures
located primarily within the Village Zone, height shall be measured from the lowest
existing finished floor elevation within the Village Zone at the time of adoption of the DS
district regulations to the roof slab above the highest habitable floor.
For purposes of calculating height, elements and features, including, but not limited to,
vertical circulation elements (such as stairs and elevators), illumination elements, chillers,
mechanical space, mechanical structures, architectural features, parapets, communications
equipment, and solar panels, attached to or serving structures, may exist above said slab
and are not to be counted toward height. Notwithstanding the foregoing, the height of these
elements and features shall not exceed 20 feet in height above the roof slab above the
highest habitable floor. The location and dimensions of the Gateway Zone and Village
Zone are illustrated in the diagram that follows:
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The diagram set forth above does not apply to structured parking located within the DS
district. Regardless of Zone, structured parking within the DS district shall be permitted to
a maximum height of 95 feet measured from the lowest existing finished floor elevation
within the Village Zone at the time of adoption of the DS district regulations to the roof
slab above the highest elevated parking deck. For purposes of calculating the height of
structured parking, vertical circulation elements (such as stairs and elevators), illumination
elements, mechanical elements, architectural features, parapets, solar panels, and
communication elements, attached to or serving structured parking, may exist above said
slab and are not to be counted toward height. Notwithstanding the foregoing, the height of
these elements and features shall not exceed 35 feet in height above the roof slab above the
highest elevated parking deck.
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20-12.9 Open Space, Building Coverage and Impervious Coverage.
(A) Open Space. Open space shall refer to that part of a lot, including courts,
pedestrian passages and yards, which is open and accessible to the public on the lot
without restrictions except as may be required for safety. Open space includes
ground level or second level spaces, landscaped and/or paved. Not more than ten
percent (10%) of any required open space shall be water area.
(B) Building Coverage. Building coverage includes outdoor area covered by a
structure that is open to an improved public or private street. These spaces include
covered pedestrian passages such as breezeways or paseos.
(C) Impervious Coverage. The maximum amount of ground level open space
which may be covered by all uses requiring impervious ground cover shall not
exceed ninety percent (90%) of site open space. Impervious ground cover shall
include streets, alleys, driveways, pedestrian ways, parking areas, patios, and
swimming pools.
20-12.10 Landscaping. Landscaping and tree protection requirements within the DS
district reflect the district’s urban scale and as-built condition and shall be subject to the
provision of Section 20-4.5, South Miami Land Development Code, except as expressly
set forth in this section. Landscaping requirements within the DS district shall reflect the
district’s urban scale and as-built condition.
(A) Site Trees.
(1) Minimum number of Site Trees. The minimum number of Site Trees
required under Section 20-4.5 for landscape plan submittals shall be eight
(8) Site Trees per acre of net lot area or thirty-four (34) Site Trees per acre
of required open space.
(2) Size and Type of Site Trees. Site Trees shall be of a species typically
grown in Miami-Dade County. Thirty-five percent (35%) of the required
trees and/or palms shall be native species.
(a) Trees. Site Trees shall be a minimum of ten (10) feet high
and have a minimum caliper of two (2) inches at time of planting
except that thirty percent (30%) of the Site Tree requirement may be
met by native species with a minimum height of eight (8) feet and a
minimum caliper of one and one-half (11/2) inches at time of
planting.
(b) Palms. Palms which meet the following requirements shall
count as a required Site Tree on the basis of one (1) palm per tree.
(i) Minimum canopy of fifteen (15) feet spread at
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maturity.
(ii) Provided at an average maximum spacing of twenty-
five feet (25) feet on center.
(iii) Fourteen (14) foot minimum overall height or
minimum caliper of four (4) inches at time of planting.
(3) It is provided however that queen palms (Syagrus romanzoffiana)
shall not be allowed as Site Trees.
(4) No more than forty-five percent (45%) of the minimum Site Tree
requirements may be met by palms.
(B) Street Trees. Street Trees shall be planted along the sides of all streets within
a development and on the development side of any contiguous street.
(1) Minimum Number of Street Trees. Street Trees shall be planted for
every fifty (50) feet of street frontage. The following shall be subtracted
from the linear feet of street frontage for the purposes of calculating the
number of required Street Trees:
(a) Widths of driveways;
(b) Widths of fire lanes;
(c) Lengths of frontage containing colonnades or arcades open
to the public which are located within four (4) feet of the edge of the
roadway; and
(d) Lengths of frontage with Florida Department of
Transportation (FDOT) impingement up to the property line.
(2) Spacing of Street Trees. In no case shall trees of species with
spreading crowns (e.g., live oaks) be spaced closer together than twenty-
five (25) feet or shall trees of any species be spaced farther apart than _fifty
(50) feet. Street frontage exempt from this spacing requirement includes:
(a) Areas of frontage excluded from the calculation of the
minimum number of Street Trees; and
(b) Areas of frontage adjacent to loading zones.
(3) Size and Type of Street Trees. Street Trees shall be of a species
typically grown in Miami-Dade County. Fifty percent (50%) of the required
trees and/or palms shall be native species.
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(a) Trees. Trees which meet the following requirements shall
count as a required Street Tree:
(i) Normally mature to a height of at least twenty (20)
feet.
(ii) At time of planting, Street Trees shall have a clear
trunk of four (4) feet, an overall height of twelve (12) feet
and a minimum caliper of two (2) inches at time of planting.
(b) Palms. Palms which meet the following requirements shall
count as a required street tree on the basis of one (1) palm per tree.
(i) Minimum canopy of fifteen (15) feet spread at
maturity.
(ii) Provided at an average maximum spacing of twenty-
five feet (25) feet on center.
(iii) Fourteen (14) foot minimum overall height or
minimum caliper of four (4) inches at time of planting.
(iv) It is provided however that queen palms (Syagrus
romanzoffiana) shall not be allowed as Street Trees.
(v) No more than twenty-five percent (25%) of the
minimum Street Tree requirements may be met by palms.
(4) Placement and Planting of Street Trees.
(a) Street Trees shall be high quality shade trees or qualifying
palms and shall be planted in tree lawns with a minimum width of
eight (8) feet, or within tree wells with minimum four-foot by four-
foot surface openings.
(i) Tree wells may be enclosed with pavers or other
hardscape materials above the required rootzone volume.
The landscape architect shall present a recommendation
regarding the need for the installation of an aeration system
necessary to conduit water and oxygen to the roots of trees
within tree wells.
(b) Where possible, Street Trees shall be planted between the
street and the public sidewalk. Street trees may be planted between
the sidewalk and adjacent buildings only where the location of
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existing or proposed utility lines along the street, or the clear zone
requirements of the public works department or other maintaining
agency, prevent the location of trees between the street and
sidewalk. Where Street Trees are approved to be planted between
the sidewalk and adjacent buildings, the trees may be located as
close as five (5) feet away from building face.
(i) When trees are requested by a property owner to be
planted within the right-of-way, the requesting property
owners shall execute a covenant provided by the City to
provide for the maintenance of such trees subsequent to
planting. Where the State, County, or municipality
determines that the planting of trees and other landscape
material is not appropriate in the public right-of-way, they
may require that said trees and landscape material be placed
on private property.
(ii) Street Trees may be placed within the swale area or
shall be placed on private property where demonstrated to be
necessary due to right-of-way obstructions as determined by
the Public Works Department or the appropriate authority
within the municipality. The City may require root barriers
as per City rules.
(iii) Where trees are planted on private property, they
shall be placed within seven (7) feet of the edge of the
dedicated right-of-way or within seven (7) feet of the edge
of the roadway and/or inside edge of a sidewalk on private
roads and shall be maintained by the private property owner
such that the trees do not interfere with the activities of the
right-of-way.
(c) On-street parking spaces may be located between Street
Trees, as long as the required number of trees are planted along the
street frontage, and the minimum rootzone volume is provided for
each tree.
(d) A minimum ten-foot separation shall be provided between
Street Trees and street stormwater inlets, except where bioretention
inlets that incorporate trees are utilized.
(e) Where the required Street Trees would overlap with trees
that are required to satisfy perimeter landscaping requirements for
vehicular use areas, only the requirements for the vehicular use area
must be met.
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(f) The reviewing board, or the city manager or designee, may
require the adjustment of the prescribed build-to line in order to
accommodate the required Street Trees and ensure that the trees will
meet separation requirements from utility lines, buildings, and
paved areas.
(C) Shrubs and Hedges.
(1) Shrubs shall be provided at a ratio of three (3) per required Site Tree.
All shrubs shall be a minimum of eighteen (18) inches in height when
measured immediately after planting.
(2) When used as a visual screen, buffer, or hedge, shrubs shall be
planted, as required under Section 20-4.5(F) and Section 20-4.5(G), at a
maximum spacing of thirty (30) inches on-center, or if planted at a
minimum height of thirty-six (36) inches, shall have a maximum, average
spacing of forty-eight (48) inches on-center and shall be maintained so as
to form a continuous, unbroken, and solid visual screen within a maximum
of one (1) year after time of planting.
(3) Shrubs and hedges shall not necessarily be of the same species.
(4) Thirty percent (30%) of required shrubs and hedges shall be native
species.
20-12.11 Dimensional Standards. Dimensional standards are as expressly provided
herein, including those listed in Section 20-3.5(I), Dimensional Requirements Downtown
SoMi District.
20-12.12 Mobility Management and Parking. This section shall be the sole and
exclusive series of regulations governing parking and vehicular access management within
the DS district.
(A) Vehicular Parking Dimensional Design Standards.
(1) Vehicular Parking Spaces: Shall conform to the minimum
requirements contained in the Minimum Parking Space Dimensions table
and Typical Parking Stall and Aisle Dimensions diagram below:
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Minimum Parking Space Dimensions
Angle of
Parking
Minimum
Stall Width
Curb Length
Per Stall
Stall
Depth
Aisle
Width
Parallel 8.5 feet 20 feet 8.5 feet 12 feet
30° 8.5 feet 18 feet 19.5 feet 11 feet
45° 8.5 feet 13 feet 20 feet 13 feet
60° 8.5 feet 10.5 feet 21 feet 18 feet
90° 8.5 feet 8.5 feet 18 feet 21 feet
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Typical Parking Stall and Aisle Dimensions
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(2) Valet /Residential Tandem Space: Shall be a minimum eight-and-a-
half (8.5) feet in width by thirty-two (32) feet in depth.
(3) Parking Space Lift: Shall be a minimum of eight-and-a-half (8.5)
feet in width by eighteen (18) feet in depth with a minimum vertical
clearance of 10-and-a-half (10.5) feet.
(4) Handicapped Spaces: Shall be provided as required by the Florida
Building Code (FBC) and in accordance with The Americans with
Disabilities Act (ADA).
(B) Vehicular Parking Space Requirements. Parking within the DS district shall
reflect the district’s urban scale, mixture and allocation of new and existing uses,
proximity to rail-based rapid transit, pedestrian connectivity to the neighboring
Hometown District, as well as the on-street and publicly accessible off-street
parking resources that exist within the adjacent Hometown District.
(1) Required Vehicular Parking Spaces. The required number of off-
street vehicular parking spaces for a proposed development within the DS
district shall be calculated using either one of the following methods:
(a) Standard Parking Analysis. The Unadjusted Parking
Requirement shall first be calculated for each use category
pursuant to Section 20-12.12(C). Next, the Transit Oriented
Development Reduction shall be calculated for Residential,
Hotel, and Office uses as provided for in Section 20-
12.12(D). Under the Standard Parking Analysis, the number
of required off-street vehicular parking spaces for a
development shall be equal to the sum of the Unadjusted
Parking Requirement less the Transit Oriented Development
Reduction.
(b) Shared Parking Study. As an alternative to the Standard
Parking Analysis identified in paragraph (a) above, the
number of required off-street vehicular parking spaces for a
development may be determined by an approved Shared
Parking Study completed by a licensed professional engineer
pursuant to Section 20-12.12(E).
(2) On-Street Spaces. On-street parking spaces adjacent to a lot or
parcel shall count toward the off-street parking requirements for that lot or
parcel; a partial space longer than eleven (11) feet shall count as a full space.
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(C) Unadjusted Parking Requirements.
(1) Residential Uses. The Unadjusted Parking Requirement for
Residential uses within the DS district shall be as set forth below:
(a) Dwelling, Townhouse: Two (2) spaces per unit.
(b) Dwelling, Multi-Family (Efficiency / Studio): One and a half
(1.5) spaces per unit.
(c) Dwelling, Multi-Family (1+ Bedroom): Two (2) spaces per
unit.
(2) Hotel Uses. The Unadjusted Parking Requirement for Hotel uses
within the DS district shall be equal to one (1) space per hotel room.
(3) Theater or Cinema Uses. The Unadjusted Parking Requirement for
Theater or Cinema uses within the DS district shall one (1) space per every
six (6) theater or cinema seats.
(4) Retail, Restaurant, and Commercial Uses. The Unadjusted Parking
Requirement for Retail, Restaurant and Commercial uses within the DS
district shall be equal to one (1) spaces per every six hundred and fifteen
(615) square feet of gross floor area dedicated to Retail, Restaurant and
Commercial uses.
(a) For the calculation of parking requirements Retail,
Restaurant and Commercial uses shall be defined as all approved
permitted and special uses contained in the Permitted Use Schedule
in Section 20-3.3(D) under the subheadings “Public and Institutional
Uses”, “Business and Professional Services”, “Retail and Wholesale
Trade”, and “Transportation, Warehousing and Communications”
except for the following use types:
(i) Hotel or Motel;
(ii) Theater or Cinema; and
(iii) All use types defined as Office Uses in Section 20-
12.12(C)(5)(a) below.
(5) Office Uses. The Unadjusted Parking Requirement for Offices uses
within the DS district shall be equal to one (1) space per every two hundred
and fifty (250) square feet of gross floor area dedicated to Office uses.
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(a) For the calculation of parking requirements Office uses shall
be defined as the following permitted and special uses contained on
the Permitted Use Schedule in Section 20-3.3(D): Accounting and
Auditing Services; Acupuncturist; Advertising Agency;
Architectural Services; Building Contractors Office; Chiropractic
Office or Clinic; Counseling Services; Dentist Office; Employment
Agency; Engineering Services; Insurance Agency; Interior
Decorator, Office Only; Investigative Services; Investment and Tax
Counseling; Law Office; Learning Centers or Educational Facilities;
Loan or Finance Agency; Market Research Services; Massage
Therapist; Medical Office; Notary Public; Office, Business, or
Professional; Opticians or Optical Goods, Office only; Personal
Skills Instruction Studio; Physical Therapist; Planning and Zoning
Consultant; Public Relations Services; Real Estate Agency; Tutorial
Services; and Travel Agency.
(D) Transit Oriented Development Reduction. The intent and purpose of this
section is to recognize the DS districts proximity to rail based rapid transit.
(1) The Unadjusted Parking Requirement of Residential, Hotel, and
Office uses, within the DS district may be reduced by twenty percent (20%)
for properties located within fifteen hundred (1500) feet of rail-based rapid
transit. Distances shall be measured along the pedestrian pathway between
the nearest pedestrian access point for the subject property and the transit
station.
(E) Shared Parking Study. The intent and purpose of this section is to recognize
the complementary synergy that exists between and among different uses within a
mixed-use development. Specifically, a peak time for parking one use may occur
at a different peak time from other uses. A mix of uses also provides the opportunity
for persons to live proximate to their work, further reducing the demand for parking.
(1) The number of required vehicular parking spaces for a development
may be determined by an approved Shared Parking Study completed by a
licensed professional engineer in accordance with the requirements of this
section. A Shared Parking Study may be provided by an applicant during
the Initial Site Plan application process detailed in Section 20-12.13 or as
part of an application for a Major Change or Minor Change as detailed in
Section 20-12.14.
(2) The Shared Parking Study must be prepared using a professionally
appropriate methodology, such as the Urban Land Institute (ULI) Shared
Parking Methodology, detailing land uses in accordance with Institute of
Transportation Engineers (ITE) parking generation categories. The Shared
Parking Study must evaluate factors such as the type and quantity of each
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land use, modal split, ridesharing programs, transit availability, and
transportation demand management.
(3) The Shared Parking Study may utilize various adjustments for the
reduction of parking spaces, including, but not limited to:
(a) Monthly Activity Patterns.
(b) Time-of-Day Patterns.
(c) Modal Split.
(d) Noncaptive Market.
(e) Other Proximate Parking Resources.
(4) The Shared Parking Study shall be reviewed and approved by the
City Manager.
(F) Bicycle Parking Program. The intent and purpose of this section is to
encourage the use of bicycles as an alternative mode of transportation in and around
the DS district. A minimum of 1 bicycle parking space for every 35 required on -
site vehicular parking spaces shall be provided.
(G) Loading and Service. Minimum loading standards shall be required as
shown in Section 20-4.4(M), except as modified below.
(1) Residential Uses. Less than five hundred (500) units, minimum
loading or unloading spaces shall be provided as indicated below:
Berth Dimensions Berth Size Loading Berths
Twelve (12) feet wide
by thirty-five (35) feet
long
420 sf One (1) per first 200
units
Ten (10) feet wide by
twenty (20) feet long
200 sf One (1) per each
additional 200 units or
fraction of 100 units
(2) Commercial Uses. From 40,000 sf to 700,000 sf of gross floor
area, minimum loading or unloading spaces shall be provided as indicated
below:
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Berth Dimensions Berth Size Loading Berths
Twelve (12) feet wide
by thirty-five (35) feet
long
420 sf One (1) per first
40,000 sf to 150, 000
sf gross floor area
Twelve (12) feet wide
by thirty-five (35) feet
long
420 sf One (1) per second
150,000 sf to 250,000
sf gross floor area
Ten (10) feet wide by
twenty (20) feet long
200 sf One (1) per third
250,000 sf to 500,000
sf gross floor area
Ten (10) feet wide by
twenty (20) feet long
200 sf One (1) per each
additional 200,000 sf
or fraction of 200,000
sf gross floor area
(3) The off-street loading space(s) can be shared in one location with a
reduction ratio of 20% as long as a dock master is assigned to coordinate
loading schedules.
20-12.13 Initial Site Plan Review and Approval Process. For purposes of this section,
the term “Initial Site Plan” shall refer to the first site plan proposed for property regulated
by these DS district regulations. Review and approval of the Initial Site Plan shall follow
the procedures and requirements identified below:
(A) Initial Site Plan Review Procedures.
(1) Planning and Zoning Department Review. Upon receipt of a
complete Initial Site Plan application, the Planning and Zoning Department
shall review the application and submit its findings and recommendations
to the Planning Board and City Commission together with its
recommendations on the rezoning request, if any.
(2) Planning Board.
(a) Where an Initial Site Plan travels through the City’s approval
process together with proposed amendments to the City’s
Comprehensive Plan and/or land development regulations, the
Planning Board shall review and provide comments for the City
Commission’s consideration regarding the Initial Site Plan and its
proposed relationship to the proposed comprehensive plan
amendment and proposed amendment to the City’s land
development regulations.
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(b) Where an Initial Site Plan is considered for lands zoned DS,
the Planning Board shall review and provide comments for the City
Commission’s consideration regarding the relationship of the Initial
Site Plan to the existing comprehensive plan and existing land
development regulations.
(3) City Commission. The City Commission shall have direct authority
to review and approve the Initial Site Plan concurrently with its review and
approval of a rezoning to the DS District, if applicable.
(4) Amendments. Amendments to the Initial Site Plan shall follow the
Major Change and Minor Change processes and procedures identified in
Section 20-12.14, South Miami Land Development Code.
(B) Initial Site Plan Application Requirements. The Initial Site Plan
submissions shall contain, but not be limited to, the following:
(1) Existing Site Characteristics.
(a) Property survey by registered surveyor;
(b) Rights-of-way and easements;
(c) Structures and uses;
(d) Ownership Report. A report identifying all property
ownership and beneficial interest within the boundaries of the
proposed project, giving evidence of unified control of the entire
area. The report shall state agreement of all owners or holders of
beneficial interest to proceed with the proposed development
according to the terms of the proposed Site Plan; and
(e) Utility survey.
(2) Photographs of surrounding properties.
(3) Zoning districts.
(4) Existing Tree Survey.
(5) Proposed Site Plan. It is recognized that the intent of the DS district
regulations is to encourage creativity and flexibility in site design. It is
further recognized that due to the scale and urban nature of development
within the DS district, site planning can be a fluid exercise impacted by a
host of dynamic market factors. In recognition of the foregoing, the
proposed Site Plan submissions shall address the following:
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(a) Name, address and phone of owner and designer;
(b) Property lines;
(c) Rights-of-way and easements;
(d) Structures and uses and locations;
(e) Parking spaces, access-ways, driveways, sidewalks, wheel
stops and curbs;
(f) Curb cuts and median openings;
(g) Lighting and irrigation systems;
(h) Fences and walls;
(i) Loading docks and service space;
(j) Storm sewers;
(k) Dumpster/waste disposal locations;
(l) Radius map; and
(m) Dimensions.
(6) Proposed Landscape Plan. The following landscaping information
shall be submitted:
(a) Proposed trees, shrubs, grass and other vegetation
including their location, height, shape, size , and type by both
common and botanical classifications.
(b) Proposed berms, water courses and topographic features,
including their location, height, size and shape.
(c) Proposed landscape maintenance plan.
(d) Tree disposition plan.
(e) Tree mitigation plan.
(7) Proposed Buildings and Structures. All proposed structures,
fences and walls shall be shown in elevation drawing s reflecting their
29
location, size, height and constru ction material and generalized floor
plans.
(8) Tabular Summary. A tabular summary/legend, providing the
existing and proposed project development program, F.A.R., residential
density, commercial and hotel intensity and other information as required
by the Planning and Zoning Department, shall be submitted.
(9) Conceptual Signage Palette. Prior to the first building permit, the
applicant for site plan approval shall provide a Master Signage Plan in
accordance with Section 20-12.15, South Miami Land Development Code.
(10) Traffic Access and Impact Study. A study evaluating the impact of
traffic from the proposed project in accordance with Section 20-4.1(D),
South Miami Land Development Code.
(11) Pedestrian and Vehicular Circulation.
(12) Construction Phasing Plan.
(13) Proposed Exterior Finishes and Materials.
(14) Renderings.
(15) Optional. Context studies.
(16) Optional. Economic Impact Statement.
(C) Site Plan Expiration. Final approval by the City Commission shall lapse
one (1) year after the approval is rendered if no application for a building permit or
demolition permit has been filed with the City. A legal, administrative, or judicial
challenge to the Site Plan shall toll all time frames until the resolution of the
challenge, including appeals. Notwithstanding the foregoing the City Manager or
City Commission may extend the approval for one (1) additional year or for some
other amount of time as appropriate under the circumstances.
20-12.14 Final Plans/Administrative Amendments. Any project to be developed
within the DS district shall be generally developed in substantial conformity with an
approved Site Plan. It is understood that plans may need to be modified subsequent to
approval of the Initial Site Plan. A change that is not substantially in conformity with the
approved Site Plan shall constitute a Major Change and one that is substantially in
conformity shall be deemed a Minor Change. For purposes of this section, Major and Minor
Changes are defined as follows:
(A) Major Changes. A change or series of changes, which, either individually
or cumulatively with other changes, increases the overall Floor Area Ratio (F.A.R.)
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or residential density (individually or combined) by five percent (5%) or more. For
purposes of calculating the combined increases, a 3% increase in F.A.R. combined
with a 3% increase in residential density shall constitute a combined change of 6%,
thus constituting a Major Change.
(1) An applicant for a Major Change shall schedule a preliminary
conference with the Planning and Zoning Department. The Planning and
Zoning Department shall accept the application, and formulate its
recommendation for consideration by the Planning Board and the City
Commission as applicable. The Planning and Zoning Department shall
forward its recommendation to the Planning Board within sixty (60) days
of its receipt of a complete application.
(2) An application for Major Change approval shall be heard by the
Planning Board at a public hearing. The Planning and Zoning Department
shall post, publish, and otherwise notice the public hearing. The Planning
Board shall formulate its recommendation on the Major Change to the City
Commission.
(3) An application for Major Change approval shall be heard by the City
Commission at a public hearing. The Planning and Zoning Department
shall post, publish, and otherwise notice the public hearing. The City
Commission shall have final review and approval authority on applications
for a Major Change.
(B) Minor Changes. A Minor Change shall be approved administratively
provided such change is generally consistent with the design elements and material
and color palettes contained within the controlling approved Site Plan. The
applicant shall have the right to shift, reallocate, relocate, add, reduce and combine
approved square footages, uses, buildings and structures within the Site Plan, and
to make changes or a series of changes to the Site Plan during the course of
development, provided that the proposed change, which, either individually or
cumulatively with other minor changes does not: (i) increase the overall permitted
F.A.R. or residential density (individually or combined) by five percent (5%) or
more of what was authorized by the original Site Plan approved by the City
Commission; (ii) increase the permitted height above what is allowed by this
Article; or (iii) permit a new use not permitted as of right within the DS district.
Adjustments to parking that arise from Minor Changes shall be deemed to be a
Minor Change provided the applicant justifies the adjustment with a parking study
submitted in accordance with the DS district regulations. Adjustments to color or
material selection shall be deemed to be a Minor Change if the change is generally
consistent with the approved material and color palettes. Changes to minor exterior
architectural elements, features and materials shall also be deemed to be a Minor
Change, including but not limited to changes in: dimensions of windows, doors,
and balconies; material selection (type, texture, pattern, color); and store frontage.
31
(1) An applicant for a Minor Change to an approved Site Plan shall
schedule a preliminary conference with the Planning and Zoning
Department to explain the proposed change and to present the proposed
modified Site Plan.
(2) Upon the Planning and Zoning Department’s acceptance of a
complete application for a proposed Minor Change to the approved Site
Plan, it shall review the proposed changes for compliance with this Section.
Upon confirmation of compliance, the Planning and Zoning Director (or
his/her designee) shall recommend approval of the modified Site Plan to the
City Manager.
(3) Upon receipt of a recommendation of approval from the Planning
and Zoning Department, the City Manager shall administratively approve
the modified Site Plan. The City Manager shall then place a copy of the
modified Site Plan and decision in the DS district file. Notice of the
approval of the modified Site Plan by the City Manager shall be transmitted
to the City Commission.
(4) A fifteen (15) day waiting period shall apply for all Minor Changes.
20-12.15 Master Signage Plan. The intent of this section is to allow for the creation
of a specialized and comprehensive signage plan for the DS district that reflects the districts
unique character, size, urban scale, mixture of uses, and pedestrian connectivity. It is
recognized that signs form an integral part of architectural building and site design and
require equal attention in their design, placement and construction. The Master Signage
Plan approved in accordance with this section shall integrate with the overall site design,
contribute to the unique character of the DS district, and maintain a harmonious and
aesthetically pleasing visual environment that integrates with the character of the
surrounding community. This section shall be the sole and exclusive series of regulations
governing signage within the DS district. The DS district is not required to meet any other
provision of Section 20-4.3, Sign Regulation, or any other signage provisions contained in
the South Miami Land Development Code. Once approved, the Master Signage Plan shall
govern the placement and operation of signage within the DS district.
(A) Master Signage Plan Requirements. The Master Signage Plan shall include
both a graphic plan and text to describe the intended design, erection and
maintenance of signs within the DS district that face the public right-of-way. In
recognition of the foregoing, the Master Signage Plan submission shall provide
signage guidelines that address:
(1) Size and dimensional standards;
(2) Number, combination, location and orientation standards;
(3) Lighting and illumination standards;
32
(4) Material quality standards;
(5) Optional. Standards for signs within private property, including
those facing internal driveways and plazas.
(B) Permitted Signage. All signage meeting the guidelines of an approved
Master Signage Plan shall be permitted within the DS district. By way of
illustration, but not limitation, the following types of signage are permissible within
the DS district: wall signs (flat mounted, mounted letter, projecting blade signs,
banners, flags), canopy signs (flat roof, awning), window and door signs, entryway
embeds, menu boards (sidewalk signs), tenant address signs, anchor signs,
monument signs, major identification signs, temporary signs, and permanent
wayfinding, including retail center and parking signage.
(C) Master Signage Plan Review Procedures.
(1) The applicant for approval of a Master Signage Plan or amendment
to an approved Master Signage Plan, shall schedule a preliminary
conference with the Planning and Zoning Department to review the Master
Signage Plan. The Planning and Zoning Department shall accept the Master
Signage Plan, and formulate its recommendation for consideration by the
Planning Board and the City Commission as applicable. The Planning and
Zoning Department shall forward its recommendation to the Planning
Board within sixty (60) days of its receipt of a complete Master Signage
Plan.
(2) Master Signage Plan approval shall be heard by the Planning Board
at a public hearing. The Planning and Zoning Department shall post,
publish, and otherwise notice the public hearing. The Planning Board shall
formulate its recommendation on the Master Signage Plan to the City
Commission.
(3) Master Signage Plan approval shall be heard by the City
Commission at a public hearing. The Planning and Zoning Department shall
post, publish, and otherwise notice the public hearing. The City
Commission shall have final review and approval authority on the Master
Signage Plan.
(D) Sign Permit Application & Review Requirements.
(1) Sign Permit Application Requirements. Permit applications for all
signage fronting a public right-of-way shall contain the following:
(a) Survey or an accurate site plan of the lot depicting the
location of all public and private streets, existing signage locations,
33
buildings, parking lots, driveways, and landscaped areas;
(b) An accurate indication on the site plan of the proposed
location of each proposed sign;
(c) Properly dimensioned and scaled drawings and descriptions
showing sign proportions, location of each sign on the building,
color scheme, lettering or graphic style, material, lighting, and other
information which depicts the proposed sign;
(d) If needed, a completed building permit application and
electrical permit application; and
(e) Building permit and electrical drawings as required by the
Florida Building Code.
(2) Permit Application Review Requirements.
(a) Conforming Signage. Signs in substantial conformance with
the guidelines of a Master Signage Plan approved by the City
Commission shall be administratively approved by the Planning
Director within thirty (30) days following the submission of a
complete sign permit application.
(b) Non-Conforming Signage. Signs not in substantial
conformance with the guidelines of a Master Signage Plan approved
by the City Commission shall be reviewed and approved as follows:
(i) The applicant shall schedule a preliminary
conference with the Planning and Zoning Department to
review the sign permit application. The Planning and Zoning
Department shall accept the sign permit application and
formulate its recommendation for consideration by the
Planning Board and the City Commission as applicable. The
Planning and Zoning Department shall forward its
recommendation to the Planning Board within thirty (30)
days of its receipt of a complete sign permit application.
(ii) The sign permit application for a non-conforming
sign shall be heard by the Planning Board at a public hearing.
The Planning and Zoning Department shall post, publish,
and otherwise notice the public hearing. The Planning Board
shall formulate its recommendation on the sign permit
application to the City Commission.
(iii) Approval of the non-conforming sign permit
34
application shall be heard by the City Commission at a
public hearing. The Planning and Zoning Department shall
post, publish, and otherwise notice the public hearing. The
City Commission shall have final review and approval
authority on the sign permit application for a non-
conforming sign.
(E) Exceptions from the Sign Permit Application & Review Requirements. The
following signage may be erected without a permit or review by the City, but shall
comply with all structural and safety requirements of the Florida Building Code;
however, all electrical installations and modifications may only be initiated upon
issuance of a valid electrical permit.
(1) Signage erected on private property, including those facing internal
driveways and plazas, which do not face and are not substantially viewable
from a public right-of-way; and
(2) Signage exempt pursuant to Section 20-4.3(C), South Miami Land
Development Code.
(F) Prohibited Signs and Sign Characteristics. No sign shall be constructed,
erected, used, operated or maintained which:
(1) Blinks, flashes, or displays intermittent lights similar to or
resembling flashing lights customarily associated with danger or
customarily used by police, fire or other emergency vehicles.
(2) Rotates, except for traditional rotating barber poles.
(3) Uses the words "stop" or "danger" or implies the need or
requirement for stopping; or which is a copy or imitation of an official sign.
Prohibition of the words "stop" or "danger" does not apply in instances
when such words are used in descriptive lines of advertising, so long as they
are not used to copy or imply any official traffic warning.
(4) Creates a blended background of colored lights with traffic signal
lights which might confuse motorists when viewed from a distance of up to
three hundred (300) feet.
(5) Projects over any public street, sidewalk or alley in a single-family
residential zoning district.
(6) Is a snipe sign on either public or private property.
(7) Is a balloon or blimp.
35
(8) Is located on the roof, except for signs located on mansard or shed
roofs where such signs are permitted.
(9) Advertises products, services or establishments not available on
premises.
(10) Is located on a back lit and translucent awning.
(11) Is a hanging sign not providing adequate clearance above public
walkways as required by the Land Development Code and the Florida
Building Code.
(12) Blocks egress, ingress, light or ventilation to a site.
(13) Conveys the impression that property or structures can be used for
purposes not permitted by this Code or other regulations.
(14) Is portable or movable, including those signs that are tied down with
metal straps, chaining or otherwise temporarily anchored to an existing
structure or other similar method of anchoring, excluding permitted portable
outdoor dining signs.
(15) Is a sign painted or affixed in any manner to any vehicle, trailer or
truck or similar transportable device and which is used to advertise a place
of business or activity as viewed from a public right-of-way, except for:
(a) Commercial vehicle signs when such vehicles are
operational and used daily for delivery or service purposes such as
food service, and not used or intended for use as portable signs;
(b) Buses, taxis or similar common carrier vehicles which are
licensed or certified by Miami-Dade County or other governmental
agencies; and
(c) Vehicles converted to permanent kiosks for retail or food
and/or beverage sales.
36
Request 4: Map Amendment to Official Zoning Map (Add Downtown SoMi
District)
Amend the Official Zoning Map of the City of South Miami to rezone the property legally
described in Exhibit 1 from Specialty Retail (SR) district to Downtown SoMi (DS) district.
Existing Official Zoning Map
Specialty Retail District (SR)
Proposed Official Zoning Map
Downtown SoMi District (DS)
37
Request 5: Map Amendment to Official Zoning Map (Remove Downtown
SoMi District from the Hometown District Overlay)
Amend the Official Zoning Map of the City of South Miami to remove the property legally
described in Exhibit 1 from the Hometown District Overlay (HD-OV), as illustrated below:
Existing Official Zoning Map
within the Hometown District Overlay
Proposed Official Zoning Map
outside the Hometown District Overlay
38
SITE PLAN APPROVAL
Request 6: Approval of the Initial Site Plan for the Project
Request approval of the Initial Site Plan for the Project in accordance with the Initial Site
Plan Review and Approval Process proposed within the DS district regulations.
39
EXHIBIT 1
LEGAL DESCRIPTION
The land referred to herein below is situated in the County of Miami -Dade, State of Florida, and is described
as follows:
A PORTION OF BLOCKS 1 AND 2 AND THAT STREET B ETWEEN BLOCKS 1 AND 2 DESIGNATED AS
CHURCH STREET, KNOWN AS NORTH RED COURT, AND NOW KNOWN AS SW 57 COURT, "CARVERS
SUBDIVISION", ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 6 AT PAGE 36 OF
THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHWEST CORNER OF LOT 13, BLOCK 2 OF SAID RECORDED PLAT OF
"CARVERS SUBDIVISION"; THENCE NORTH 04' 17' 45" WEST, ALONG THE WEST LINE OF SAID LOT 13,
FOR 25.00 FEET TO THE POINT OF BEGINNING OF THE HEREINAFTER DESCRIBED PARCEL OF LAND;
THENCE CONTINUE NORTH 04' 17' 45" WEST, ALONG THE WEST LINE OF SAID LOT 13, FOR 125.19
FEET TO THE NORTHWEST CORNER OF SAID LOT 13; THENCE NORTH 85' 14' 41" EAST, ALONG THE
NORTH LINE OF SAID LOT 13, FOR 50.01 FEET TO THE NORTHEAST CORNER OF SAID LOT 13; THENCE
NORTH 04" 17' 56" WEST, ALONG THE WEST LINE OF LOT9 OF SAID BLOCK 2, FOR 5007 FEET TO THE
NORTHWEST CORNER OF SAID LOT9; THENCE SOUTH 85"14' 30" WEST, ALONG THE SOUTH LINE OF
LOT 17 OF SAID BLOCK 2, FOR 139.57 FEET T O THE EASTERLY RIGHT-OF-WAY LINE OF SW 58TH
AVENUE, AS DESCRIBED IN THAT CERTAIN RIGHT -OF-WAY DEED, RECORDED IN OFFICIAL
RECORDS BOOK 17359, AT PAGE 3073, THE FOLLOWING FOUR (4) COURSES BEING ALONG THE SAID
EASTERLY RIGHT-OF-WAY LINE OF SW 58TH AVENUE; THENCE NORTH 04' 26' 38" WEST, ALONG A
LINE 11.00 FEET EAST OF AND PARALLEL WITH THE WEST LINE OF LOTS 17, 18 AND 19 OF SOLD
BLOCK 2, FOR 142.96 FEET TO A POINT; THENCE NORTH 03' 10' 15" WEST FOR 9.00 FEET TO A POINT;
THENCE NORTH 02' 32' 40" EAST FOR 49.89 FEET TO A POINT: THENCE NORTH 04' 00' 50" WEST FOR
139.26 FEET TO A POINT ON THE NORTHERLY LINE OF SAID BLOCK 2; THENCE NORTH 45' 46' 59"
EAST, ALONG THE NORTHERLY LINE OF SAID BLOCK 2 AND THE SOUTHERLY RIGHT-OF-WAY LINE
OF SOUTH DIXIE HIGHWAY NO. 1 (STATE ROAD NO.5), FOR 334.10 FEET TO A POINT; THENCE NORTH
46' 42' 58" EAST. ALONG THE RIGHT-OF-WAY LINE OF STATE ROAD NO.5, AS DESCRIBED IN THOSE
CERTAIN RIGHT-OF-WAY DEEDS, RECORDED IN DEED BOOK 4131, AT PAGE 596AND DEED BOOK
4132, AT PAGE 11, FOR 366.95 FEET TO A POINT OF CURVATURE WITH A CIRCULAR CURVE IN THE
WESTERLY RIGHT-OF-WAY LINE OF SW 57TH AVENUE (RED ROAD), AS DESCRIBED IN THAT
CERTAIN RIGHT-OF-WAY DEED, RECORDED IN OFFICIAL RECORDS BOOK 17500, AT PAGE 3714;
THENCE SOUTHEASTERLY, ALONG A CIRCULAR CURVE CONCAVE TO THE SOUTHWEST HAVING A
RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 128" 58' 48" FOR AN ARC OF 56.28 FEET TO A POINT OF
TANGENCY WITH A LINE 31.00 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF SAID BLOCK
1; THENCE SOUTH 04'18' 13" EAST, PARALLEL WITH THE EAST LINE OF SAID BLOCK 1, FOR 912.39
FEET TO A POINT OF CURVATURE; THENCE SOUTHWESTERLY ALONG A CIRCULAR CURVE
CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 89" 33' 27"
FOR AN ARC DISTANCE OF 39.08 FEET TO A POINT OF TANGENCY WITH A LINE 25 00 FEET NORTH
OF AND PARALLEL WITH THE SOUTH LINE OF SAID BLOCKS 1 AND 2; THENCE SOUTH 85" 15' 14"
WEST, PARALLEL WITH THE SOUTH LINE OF SAID BLOCKS 1 AND 2, FOR 474.40 FEET TO THE POINT
OF BEGINNING.
LESS:
A PORTION OF BLOCK 2, "CARVERS SUBDIVISION", ACCORDING TO THE PLAT THEREOF AS
RECORDED IN PLAT BOOK 6, AT PAGE 36 OF THE PUBLIC RECORDS OF MIAMI -DADE COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: THENCE NORTH 45' 46' 59" EAST,
ALONG THE NORTHERLY LINE OF SAID B LOCK 2 AND THE SOUTHERLY RIGHT-OF-WAY LINE OF
SOUTH DIXIE HIGHWAY (STATE ROAD NO. 5), FOR 111.33 FEET TO THE POINT OF BEGINNING OF THE
40
HEREINAFTER DESCRIBED PARCEL; THENCE RUN NORTH 60' 15' 22" EAST FOR 19.09 FEET TO A
POINT; THENCE RUN NORTH 46' 45' 04" EAST FOR 120 76 FEET TO A POINT OF CURVATURE WITH A
CIRCULAR CURVE CONCAVE TO THE SOUTH; THENCE EASTERLY, ALONG THE ARC OF SAID CURVE
TO THE RIGHT, HAVING A RADIUS OF 51.50 FEET, A CENTRAL ANGLE OF 40" 59' 38" FOR AN ARC OF
36 85 FEET TO A POINT; THENCE RUN NORTH 07" 08' 49" WEST FOR 25.08 FEET TO A POINT ON THE
NORTHERLY LINE OF SAID BLOCK 2; THENCE SOUTH 45' 46' 59" WEST, ALONG THE NORTHERLY LINE
OF SAID BLOCK 2 AND THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTH DIXIE HIGHWAY (STATE
ROAD NO.5), FOR 187.90 FEET TO THE POINT OF BEGINNING ALSO
41
EXHIBIT 2
PERMITTED USES
SECTION 20-3.3(D)
PERMITTED USE SCHEDULE
P = PERMITTED BY RIGHT
S = PERMITTED AS SPECIAL USE
COND = SPECIAL USE CONDITIONS (See Section 20-3.4)
PARK = PARKING REQUIREMENTS (See Section 20-4.4(B))
X = No conditions were adopted
USE TYPE
ZONING DISTRICT
R
S
1
R
S
2
R
S
3
R
S
4
R
S
5
R
T
6
R
T
9
L
R
M
1
8
R
M
2
4
R
O
L
O
M
O
N
R
S
R
G
R
M
U
A
H
T
O
D
D
M
U
4
T
O
D
D
M
U
5
T
O
D
D
L
I
4
T
O
D
D
P
I
T
O
D
D
P
R
H P
I R P
R
D
S
C
O
N
D
P
A
R
K
PLANNED UNIT
DEVELOPMENT
RESIDENTIAL USES
S S S S S S S S S S S S S S S S S S 8
Boardinghouse P P P P P P P
Dwelling, Single-Family P P P P P P P P P S 17 1
Dwelling, Tourist P P P P P P 3
Dwelling, Townhouse P P P P S P P P P P 17 2
Dwelling, Two-Family P P P S P 17 1
Dwelling, Multi-Family P P S P P P P P P 17 3
Community Residential
Home, 7 or more P P P P P P 1
Group Home I Licensed
(6 or less) S S S S S S S S S S S S S 15 1
Group Home II
Unlicensed (6 or less) S S S S S S S S S S S S S 15 1
42
Home Occupation P P P P P P P P P P P P P P P P 1
PUBLIC AND INSTITUTIONAL USES
Adult Congregate Living
Facility
S S S S S S S 13 1
Convalescent Home P P P P P P 13
Child Care Facility (7 or
more children)
S S S S S S S S P P P P S P P 23 10
Early childhood child
care, Pre-K, Pre-School
P P P P P P P P P
Fraternal Organization or
Private Club
S S S S S P P P P S S P 2 7
Governmental
Administration
P P P P P P P P P P P 10
Hospital S 14 5
Mobile Pet Grooming
Service P P P P P P P P P — —
Museum, Library or Art
Gallery
P P P P P P P P P P P 12
Park or Playground,
Public P P P P P P P P P P P P P P P P P P P P P
Social Services Agency S S S S S S S S S S S 10
EDUCATIONAL USES
School, Elementary or
Secondary
S S S S S S S 23 12
School (ancillary to
principle use), Church
P 12
School, Private or Charter S S S S S S 23 12
School, Vocational S S S S S S 23 12
RELIGIOUS USES
Church, Temple,
Synagogue or Mosque
S S S S S S P 1 6
43
USE TYPE
ZONING DISTRICT
R
O
L
O
M
O
N
R
S
R
G
R
M
U
A
H
T
O
D
D
M
U
4
T
O
D
D
M
U
5
T
O
D
D
L
I
4
T
O
D
D
P
I
T
O
D
D
P
R
H P
I
P
R
D
S
C
O
N
D
P
A
R
K
BUSINESS AND PROFESSIONAL SERVICES
Accessory Medical Services P P P S 18 7
Accounting and Auditing Services P P P P P P P P P 10
Acupuncturist P P P P P P P P P 9
Advanced Registered Nurse Practitioner P P P P P P 9
Advertising Agency P P P P P P P P P 10
Animal Hospital or Veterinarian S S S S P 21 12
Architectural Services P P P P P P P P P 10
Automobile Parking Structure P P P P
Automobile Rental Agency S S P1 22 11
**
Automobile Repair and Body Shop S 11
Automobile Repair S S 11
Automobile Upholstery and Top Shop S 11
Automobile Washing/Detailing Operations S 10 11
Bank or Savings Institutions, Mortgage
Banking/Mortgage Brokerage
P P P P P P P P 11
Beauty or Barber Shop (includes nail/skin care as
accessory or as separate establishment
S S P P P P P P P P 16 11
1 Within the DS district, an Automobile Rental Agency shall operate only as concierge service accessory to a
hotel. No automobile rental inventory shall be permitted to be stored or parked in on-site parking resources.
44
Bed and Breakfast P P P P P 4
Billiard Parlor S P 11
Bowling Alley or Skating Rink S P 11 16
Bowling Alley/Restaurant/Entertainment Center S S P 16
Building Contractors Office P P P P P P P P 10
Carpet Cleaning Service S 11
Catering Services P 11
Chiropractic Office or Clinic P P P P P P P P P S P 14 9
Counseling Services P P P P P P P P P P P 10
Contractor Plant and Storage S 14
Computer Supplies and Services P P P P P P P P P 11
Credit Reporting Services P P P P P P P P 10
Dentist Office P P P P P P P P P P P 9
Dry Cleaning Substation (no processing) S S P P P P P P P P 16 11
Dry Cleaning Plant S S S S S S 7 11
Employment Agency P P P P P P P P 10
Engineering Services P P P P P P P P P 10
Film Processing Substation S S P P P P P P 16 11
Funeral Home S S 3 11
Hotel or Motel P P P P P P P P 4
Insurance Agency P P P P P P P P P P 10
Interior Decorator, Showroom and Salesroom P P P P P P P P 10
45
Interior Decorator, Office only P P P P P P P P 10
Investigative Services P P P P P P P P P 10
Investment and Tax Counseling P P P P P P P P P 10
Laboratory, Medical or Dental P P P P P P P P P 9
Laundromat P P P P P P 11
Law Office P P P P P P P P P 10
Lawn Maintenance Services S 11
Learning Centers or Educational Facilities2 P 10
Loan or Finance Agency P P P P P P P P 10
Mail and Parcel Center P P P P P P P P P P 10
Market Research Services P P P P P P P P P 10
Massage Therapist P P P P P P P P P P P 9
Medical Office P P P P P P P P P 9
Messenger or Courier Services P P P P P P P P 11
Mobile Automobile Wash/Wax Service S S S S S S S S S S S S P 20 N/A
Notary Public P P P P P P P P P P 10
Office, Business or Professional
* 50% of ground floor square footage must be retail
uses.
P P P P P
* P P P P P 10
Opticians or Optical Goods, Showroom P P P P P P P P P P 9
Opticians or Optical Goods, Office only P P P P P P P P P P 9
Pest Control Services S 11
2 Learning Centers or Education Facilities shall mean a facility offering to students training, tutoring or
instruction in subjects such as languages, music, fine arts, dance and standardized test taking. This may include
provision of electronic testing and distance learning.
46
Personal Skills Instruction Studio P P P P P P P P P P 10
Photographic Studio S S P P P P P P 16 11
Physical Fitness Facility S S P P P P P P 16 11
Physical Therapist P P P P P P P P P 9
Picture Framing Store P P P P P P 11
Planning and Zoning Consultant P P P P P P P P P 10
Psychologist P P P P P P 9
Public Relations Services P P P P P P P P P 10
Quick Printing P P P P P P P P P P 11
Radio and Television Repair Shop S 11
Real Estate Agency P P P P P P P P P P 10
Reproduction and Stenographic Services P P P P P P P P 11
Research and Development P P 14
Reupholstery and Furniture Repair Services S S 12
Shoe Repair Shop P P P P P P P 11
Stock Brokerage P P P P P P P P 10
Tailor or Seamstress P P P P P P 11
Tanning Studio P P P 11
**
Taxidermist S 11
Telephone Answering Services P P P P P P P P 11
Tutorial Services P P P P P P P P P 11
Theater or Cinema P P P P P P 15
47
Travel Agency P P P P P P P P P 10
Watch and Clock Sales and Repair P P P P P P P 11
Video Tape Rental Store P P P P P P P 11
RETAIL AND WHOLESALE TRADE
Air Conditioning Sales and Services P P 11
Antique or Curio Shop P P P P P P P 11
Automobile Accessories and Parts S P X 11
Automobile Dealer S 9 11
Automobile Showroom P3 11
Bait and Tackle Shop P P 11
Bakery P P P P P P P 11
Bicycle Sales and Services P P P P P P P 11
Boat Dealer S 9 11
Book or Stationery Store S S P P P P P P P 16 11
Business Machine Sales and Services P P P P P P P 11
Camera and Photo Supply Store S S P P P P P P P 16 11
Carpeting or Flooring Sales P P P P P P P 11
Clothing or Apparel Store (new only) P P P P P P P 11
Confectionery or Ice Cream Parlor S S P P P P P P P P 16 8
Consumer Electronics or Music Store P P P P P P P 11
Cosmetics Store P P P P P P P 11
3 Automobiles for display to consumers may be stored inside the Automobile Showroom but may not be stored
or parked in on-site parking resources. No more than ten (10) vehicles for consumer test drivi ng use may be stored or
parked in on-site parking resources. No automobile inventory shall be permitted to be stored or parked in on -site
parking resources.
48
Dairy Products Store P P P P P P P P 8
Deli P P P P P P P P 8
Department or Dry Goods Store P P P P P P P 12
Drinking Place S S S S P S S S P 16 7
Drug, Pharmacy or Sundry Store S S P P P P P P P P 16 11
Fabric or Drapery Shop P P P P P P P 11
Florist S S P P P P P P P P 16 11
Gasoline Service Station S 5 11
Grocery Store (over 4,000 sf gfa) P P P P P P P 8
Gift, Novelty or Souvenir Shop S S P P P P P P P 16 11
Glass and Mirror Sales and Services P P 11
Hardware Store P P P P P P P 11
Heavy Machinery Sales, Rental and Services P 11
Hobby, Toy or Game Shop S S P P P P P P P 16 11
Household Appliance Store P P P P P P P 11
Home Furniture or Furnishings Store P P P P P P P 11
Jewelry Store S S P P P P P P P 16 11
Lawn and Garden Supplies P P 11
Lawnmower Sales and Services P P 11
Luggage or Leather Goods Store P P P P P P P 11
Lighting Fixtures Store P P P P P P P 11
Liquor Store S S P S S S S 11
49
Lumber and Building Materials Store P 11
Mobile Food Vendors P P * N/A
Monument Sales P 11
Motorcycle Dealer S P P 9 11
Newsstand S S P P P P P P P P 16 11
Office Supplies S S P P P P P P P 16 11
Paint Glass and Wallpaper Store P P P P P P 11
Pet Sales or Grooming Services P P P P P P P 11
Plant Nursery or Greenhouse P P 11
Plumbing Shop P P 11
Poultry, Meat or Seafood Market P P P P P P P 11
Recreational Vehicle Dealer S 9 11
Restaurant, Accessory S S S P 16 N/A
Restaurant, Convenience S S P 4a 7
Restaurant, General S S S S S S S P 4b 7
Restaurant, Walk up S S S S S S P 4c 7
Sewing, Needlework or Piece Goods Store P P P P P P 11
Shoe Store P P P P P P P 11
Sporting Goods Store P P P P P P P 11
Tea Room P P P P P 12
Tobacco Shop S S P P P P P P P P 16 11
Used Merchandise Store: Antiques P P P P P P P 11
Used Merchandise Store: Consignment Goods S S S S S S S 6 11
50
Used Merchandise Store: Secondhand Goods S S 6 11
Used Merchandise Store: Vehicle Parts S 6 11
Variety Store P P P P P P P 11
Wholesale Sales and Storage P 13
* Revised January 15, 1991 by Ord. No. 3-91-1468 under section 15-63, miscellaneous provisions, South
Miami Code of Ordinances (see text at end of table).
** Parking requirement category; 1 space per 300 sq. ft. gross floor area.
USE TYPE
ZONING DISTRICT
R
O
L
O
M
O
N
R
S
R
G
R
M
U
A
H
T
O
D
D
M
U
4
T
O
D
D
M
U
5
T
O
D
D
L
I
4
T
O
D
D
P
I
T
O
D
D
P
R
H P
I
P
R
D
S
C
O
N
D
P
A
R
K
TRANSPORTATION, WAREHOUSING AND COMMUNICATIONS
Radio and TV Broadcasting Station P P P P P P P P P 12
Bus, Transit or Taxi Terminal P P P P P 12
Food Storage Locker 12
Material Storage Yard 12
Parking Lot, Commercial P P P P P P P P P
Storage Garage 14
Transfer and Moving Company 14
Vehicle and Truck Storage 14
Public Warehousing and Storage 14
51
MANUFACTURING AND INTENSIVE USES
Apparel Products P 14
Cabinet Making and Millwork P 14
Food Products (no abattoir or distillery) P 14
Furniture and Fixtures P 14
Machine Shop P 14
Ornamental Metalwork Shop P 14
Paint and Allied Products P 14
Printing, Publishing or Bookbinding P 14
Sign Painting and Lettering Shop P 14
Stone Cutting and Processing P 14
Tire Vulcanizing and Retreading P 14
Upholstery Shop P 14
52
EXHIBIT 3
DIMENSIONAL STANDARDS
Section 20-3.5(I)
DIMENSIONAL REQUIREMENTS
DOWNTOWN SoMi DISTRICT
SITE DATA REQUIREMENT
Min. Lot Area Net 5.00 Acres
Max. Building Coverage
% Building Coverage 90%
Max. Floor Area Ratio (F.A.R.) 3.0
Min. Open Space Requirements a
% Open Space 10%
Max. Impervious Coverage b
% Impervious Coverage 90%
Density 65 du/acre max.
MIN. BUILDING SETBACK MIN. REQUIRED
a. Front 0'-0"
b. Side 0'-0"
c. Rear N/A
BUILDING HEIGHT / SEPARATION
Village Zone Gateway Zone Structured Parking
Max. Stories 4 Stories 17 Stories N/A
Max. Building Height 70'-0" 195'-0" 95’-0”
Between Buildings 10’ Wall without
Windows; 30’
Wall with
Windows
10’ Wall without
Windows; 30’ Wall
with Windows
10’ Wall without
Windows; 30’ Wall
with Windows
a. Open Space shall be calculated in accordance with Section 20-12.9(A).
b. Impervious Coverage shall be calculated as a percentage of site open space in accordance with
Section 20-12.9(C).