Ord No 14-25-2527ORDINANCE NO.14-25-2527
AN ORDINANCE OF THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI,
FLORIDA,AMENDING SECTION 20-8.6 “PARKING”OF
ARTICLE VIII “TRANSIT SUPPORTIVE DEVELOPMENT
DISTRICT (TSDD)”OF THE LAND DEVELOPMENT CODE
TO REVISE REGULATIONS RELATING TO PARKING
WITHIN THE TSDD;PROVIDING FOR CORRECTIONS;
SEVERABILITY;CONFLICTS;IMPLEMENTATION;AND
AN EFFECTIVE DATE
WHEREAS,Article VIII,Section 2 of the Florida Constitution,and Chapter 166,Florida
Statutes,provides municipalities with the authority to exercise any power for municipal purposes,
except where prohibited by law,and to adopt ordinances in furtherance of such authority;and
WHEREAS,the City of South Miami (“City”)has adopted a Land Development Code
(the “LDC”)to promote the health,safety,community acceptable standard of morals,and general
welfare of the residents of the City through the stated regulations of this LDC;and
WHEREAS,the City Commission finds it periodically necessary to amend the LDC in
order to update regulations and procedures to implement planning goals and objectives;and
WHEREAS,the City has established the Transit Supportive Development District
(“TSDD”)to incentivize high-density,mixed-use,pedestrian-supportive redevelopment in
proximity to the South Miami Metrorail Station,with the goal of promoting transportation
alternatives,economic development,and the efficient use of land;and
WHEREAS,the TSDD is designed to accommodate a diverse mix of uses,including
multi-family residential,retail,service,office,live-work units,and artist studios,through a
flexible,performance-oriented zoning framework that promotes transit-oriented infill
redevelopment and supports the City’s broader mobility and sustainability objectives;and
WHEREAS,the TSDD regulations set forth in Article VIII of the LDC are intended to
reduce household transportation costs,promote healthier lifestyles through walkable urban design,
decrease vehicle miles traveled,and capitalize on public investments in transit infrastructure while
also facilitating compatible transitions to surrounding lower-density neighborhoods;and
WHEREAS,Section 20-8.6 of the LDC provides regulations for parking within the
TSDD;and
WHEREAS,the City Commission finds that consolidating and aligning parking and
loading stall dimensions in the TSDD with those in the Downtown SoMi (DS)district promotes
uniformity,predictability,and consistency in the application of development standards,especially
as applied to the City’s most urbanized districts;and
Page 1 of 3
Ord.No.14-25-2527
WHEREAS,the City Commission desires to amend Section 20-8.6 “Parking”of the LDC
to clarify dimensional requirements for parking and loading stalls,consistent with those of the
Downtown SoMi (DS)district,and establish this section as the exclusive authority for parking and
vehicular access management within the TSDD;and
WHEREAS,on June 10,2025,the Planning Board,sitting in its capacity as the Local
Planning Agency,reviewed this Ordinance and recommended approval to the City Commission
subject to increasing the minimum aisle width from 21 feet to 22 feet;and
WHEREAS,on June 17,2025,the City Commission approved the ordinance on first
reading;and
WHEREAS,on July 29,2025,the City Commission conducted a duly noticed public
hearing as required by law and approved the ordinance on second reading;and
WHEREAS,the City Commission finds that this Ordinance is in the best interest and
welfare of the City.
NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,AS FOLLOWS:1
Section 1.Recitals.The above-stated recitals are true and correct and are incorporated
herein by this reference.
Section 2.Amending Section 20-8.6 of the LDC.Article VIII “Transit Supportive
Development District,”Section 20-8.6,“Parking,”of the LDC is hereby amended to read as set
forth in Exhibit “A.”
Section 3.Corrections.Conforming language or technical scrivener-type corrections
may be made by the City Attorney for any conforming amendments to be incorporated into the
final Ordinance for signature.
Section 4.Severability.If any section,clause,sentence,or phrase of this Ordinance
is for any reason held invalid or unconstitutional by a court of competent jurisdiction,the holding
shall not affect the validity of the remaining portions of this Ordinance.
Section 5.Conflicts.That all ordinances or parts of ordinances,resolutions or parts
of resolutions,in conflict herewith,are repealed to the extent of such conflict.
Section 6.Implementation.The City Manager is hereby authorized to take any and
all necessary action to implement the purposes of this Ordinance.
1 Coding:Strikethrough words are deletions to the existing words.Underlined words are additions to the existing
words.Modifications proposed by the Planning Board are shaded in grey!.Changes between first and second reading
are indicated with double strikethrough and double underline.Modifications made at second reading are shaded in
Page 2 of 3
Ord.No.14-25-2527
Section 7.Effective Date.This Ordinance shall become effective immediately upon
adoption.
PASSED on first reading on the 17th day of June,2025.
PASSED AND ADOPTED on second reading on the 29th day of July,2025.
ATTEST:
READ AND APPROVED AS TO FORM,
LANGUAGE,LEGALITY AND
EX ECUTIONT^
WEISS SEROTA HELFMAN COLE
&BIERMAN,P.L.
CITY ATTORNEY
APPROVED:
MAYOR u
COMMISSION VOTE:5-0
Mayor Javier Fernandez:Yea
Vice Mayor Brian Corey:Yea
Commissioner Lisa Bonich:Yea
Commissioner Steve Calle:Yea
Commissioner Danny Rodriguez:Yea
Page 3 of 3
EXHIBIT “A”
ARTICLE VIII. - TRANSIT-SUPPORTIVE DEVELOPMENT DISTRICT (TSDD) 1
*** 2
20-8.6 Parking.1 3
(A) TSDD Parking Regulations. Parking in the TSDD must be developed and managed 4
primarily as an element of infrastructure critical to enhancing South Miami's tax base 5
through the economic success of the district. This section shall be the sole and exclusive 6
series of regulations governing parking and vehicular access management within the TSDD 7
zoning district and shall prevail over any inconsistent regulations, unless otherwise 8
specified herein. 9
(B) General Regulations. 10
(1) All outside surface parking is to be located at the rear of building if feasible, otherwise, 11
it shall be located at the side of the building, in accordance with this section. Under no 12
circumstances, shall outside surface parking to be located on a Primary Street or at the 13
front of the building. 14
(2) Where appropriate, rights-of-way adjacent to business property may be improved by 15
the abutting property owner to provide on-street parking, and such on-street parking 16
may be credited towards the required minimum spaces by written agreement approved 17
by the City Manager. The City Manager shall determine if the installation of paid 18
parking regulation is warranted and appropriate for the area. 19
(3) Properties that cannot provide the required number of spaces on-site or through the 20
provision of off-site spaces pursuant to Section 20-8.6(C)(4) for a change to a use other 21
than one that is medical in nature, shall purchase monthly parking permits from the 22
City for the number of spaces that aren't provided on-site or through the provision of 23
off-site spaces pursuant to Section 20-4.4(F). Proof of purchase of the permits shall be 24
submitted at the time of application for and renewal of the Business Tax Receipt for 25
the use(s) occupying the property. Failure to obtain the required permit(s) in any given 26
month shall be treated as a violation of this Code pursuant to Section 20-6.3. New 27
construction or expansions of the gross floor area of an existing building shall provide 28
the required number of spaces pursuant to Section 20-3.3 and Section 20-4.4. 29
(4) Off-site parking shall be permitted in accordance with Section 20-4.4 provided the site 30
providing the parking is within the boundaries of the TSDD, but not within seventy-31
five (75) feet of any property not zoned TSDD, or within the TSNA subdistrict. A 32
long-term lease may be substituted for the Unity of Title if the owner and the lessee, if 33
any, agree to the revocation of any applicable certificate of occupancy, certificate of 34
use, and/or business tax receipt if the lease expires or is terminated and no alternative 35
and allowable off-site parking or on-site parking is provided for in accordance with this 36
section. As a condition to a certificate of occupancy or certificate of use, as applicable, 37
the owner shall execute an agreement, in form and substance acceptable to the City 38
1 Coding: Strikethrough words are deletions to the existing words. Underlined words are additions to the existing
words. Changes between first and second reading are indicated with double strikethrough and double underline and
are highlighted in grey. Modifications made at second reading are shaded in dark grey.
8
EXHIBIT “A”
Attorney, acknowledging that the certificate of occupancy, certificate of use, and/or 39
business tax receipt is conditioned on the provision of the parking and that any change 40
to the availability of such parking may render the certificate of occupancy, certificate 41
of use, and/or business tax receipt void, and indemnifying and holding harmless the 42
City. 43
(5) Parking fees shall be permitted under this section, except for the minimum number of 44
spaces designated for residential units as required by Section 20-8.6(C). 45
(6) No open-air storage of vehicles shall be permitted, other than for parking spaces as 46
defined in Section 20-2.3. Tandem or mechanical lift spaces shall not be permitted in 47
open-air surface parking lots. 48
(7) Parking for bicycles shall be provided in safe, convenient, accessible locations, and 49
protected from the elements, if possible. Accessible routes shall be provided between 50
the required bicycle parking and any public bicycle lanes, paths, or routes on adjacent 51
streets. 52
(8) In the case of Large-Scale Developments (see Section 20-8.7), the City Commission 53
may require space for bikeshare, rideshare, valet parking, shared parking, pick-up and 54
drop-off by on-demand rides, and/or delivery services. 55
(9) Charging infrastructure and parking spaces specifically designed for charging of 56
Electric Vehicles (EV) shall be required in accordance with Section 20-4.4(G) and 57
state law. 58
(C) Required Parking by Use. The number of parking spaces required for development within 59
the TSDD, shall be calculated based on the parking rates for each subdistrict established by 60
the table below. These parking requirements are based on the Institute of Transportation 61
Engineers (ITE) Parking Generation Manual for parking in urban areas and are modified for 62
district-wide, mixed-use shared parking, and for walking proximity to transit; therefore, 63
shared-use parking studies and parking studies for reduced parking by reason of proximity 64
to transit shall not be applicable. The parking amount requirements are based on the general 65
use categories provided in Section 20-8.5. 66
Number of Parking Spaces TSNA TSDA and TODA
General Retail and Personal Services Category not applicable 1 space/450 gsf
Food and Beverage Establishments not applicable 1 space/250 gsf
Entertainment not applicable 1 space/300 gsf
Professional Offices not applicable 1 space/750 gsf
Medical Offices not applicable 1 space/600 gsf
Civic not applicable 1 space/525 gsf
Educational, Colleges not applicable 1 space/350 gsf
Educational, High Schools not applicable 1 space/5 students
Educational, Middle Schools not applicable 1 space/
14 students
Educational, Elementary Schools not applicable 1 space/
10 students
Artisanal Occupational Spaces not applicable 1 space/2,000 gsf
9
EXHIBIT “A”
Limited Automobile Business not applicable 1 space/1000 gsf
Hotel not applicable 1 space/2 rooms
Multi-Family Residential, Studio Unit 0.75 space per
unit
0.75 spaces per unit
Multi-Family Residential, 1 Bedroom 1 space per unit 0.75 spaces per unit
Multi-Family Residential, 2 Bedrooms 1½ spaces per
unit
1 space per unit
Multi-Family Residential, 3 or more Bedrooms 2 spaces per unit 1 space per unit
Townhouse 2 spaces per unit 2 spaces per unit
Live-Work Units 2 spaces 2 spaces
Residential Nursing Home not applicable ½ space per unit
Community Residence ½ space per bed ½ space per bed
67
gsf: Gross square feet, measured as the entire floor area of a use, from wall centerlines, and to 68
include back-of-house components, but not including circulation or services that are outside of 69
the entrance door. Structured parking shall not be counted toward the gross floor area calculation 70
of developments within the TSDD, but shall count towards the height. 71
(1) Bicycle Parking. 72
(a) Bicycle parking shall be provided as established in the table below: 73
Use of Building Space Bicycle Rack Space
General Retail and Personal Services 1 outdoor rack space per 10 vehicle spaces required
Food and Beverage Establishments 1 outdoor rack space per 15 vehicle spaces required
Entertainment 1 outdoor rack space per 15 vehicle spaces required
Professional and Medical Offices 1 secure indoor space per 15 vehicle spaces required
Civic 1 outdoor rack space per 15 vehicle spaces required
Educational, Colleges 1 outdoor rack space per 10 vehicle spaces required
Educational, High Schools 1 outdoor rack space per 10 vehicle spaces required
Educational, Middle Schools 1 outdoor rack space per 5 vehicle spaces required
Educational, Elementary Schools 1 outdoor rack space per 5 vehicle spaces required
Artisanal Occupational Spaces 1 space/20,000 gsf
Hotel 1 shared bicycle and dock space for every 15 rooms
or 1 outdoor rack space per 15 rooms
Multi-Family Residential 1 secure indoor space per 15 vehicle spaces required
Live-Work Units 1 secure indoor space
74
(b) All outdoor rack spaces shall be located in secure, well-illuminated locations, 75
shall not impede pedestrian paths, and shall be located in an area that is protected 76
from weather by the building or a dedicated shelter/canopy. 77
(c) Shared-use bicycle docks may be counted toward the requirement for bicycle 78
parking for hotels. 79
10
EXHIBIT “A”
(d) Within the TODA, additional bicycle parking above the minimum required shall 80
count towards up to five percent (5%) of vehicle parking requirements at a ratio of 81
6 additional bicycle parking spaces for every one vehicle space being replaced. 82
(2) Motorcycle and scooter parking shall count towards up to five percent (5%) of vehicle 83
parking requirements. Motorcycle and scooter spaces shall be marked for motorcycles 84
and scooters, have a minimum dimension of eight (8) feet long by four (4) feet wide 85
per two-wheeled vehicle, and shall have direct access to parking circulation aisles. The 86
location of these spaces is encouraged to increase the utilization of garage floor area by 87
using unused areas near building structures and corners. 88
(3) Horizontal, non-mechanized tandem (stacked) parking spaces shall be permitted 89
toward the off-street parking requirement for multi-family dwelling units with three (3) 90
or more bedrooms, townhouses, and live-work units where both tandem spaces are 91
assigned to the same dwelling unit. 92
(4) Horizontal tandem (stacked) parking spaces and mechanically stacked parking spaces 93
may be permitted toward the off-street parking requirement for mixed-uses, subject to 94
the requirements of Sections 20-4.4(I)(1), 20-4.4(I)(3), and 20-4.4(I)(4). 95
(5) Adult day care facilities shall provide one accessible passenger loading zone per every 96
five thousand (5,000) gross square feet of facility area. 97
(D) Parking Structures in the TSDD Zoning District. 98
(1) At the rear of the property the setback requirement for garages may be eliminated only 99
if the garage: 100
(a) Abuts an existing garage; or 101
(b) Abuts a permanent open space. 102
(2) Garages in the TSDD shall comply [with] the following requirements: 103
(a) Garages shall be designed in accordance with the requirements of the Regulating 104
Plan in Section 20-8.9. and the Architectural Standards, Section 20-8.10. 105
(b) Garages shall be screened with fenestration, and other architectural treatment that 106
replicates the design of the rest of the building, or by art in compliance with this 107
section and permitted as part of the South Miami Art in Public Places program, 108
subject to the requirements of Section 7-17 of the South Miami Code. 109
(c) Where a garage fronts on a primary street facade, architectural design and 110
fenestration for screening shall include grillwork at the openings that provides a 111
backdrop to appear as the opening of an actual window. 112
(d) Garages that are substantially open on their street-facing facades that reveal 113
parked vehicles within the garage are not permitted. Entire sides or substantial 114
lengths of parking garage walls designed to be open with no fenestration are 115
prohibited. Long runs of openings that do not conform to or replicate a window or 116
storefront pattern are prohibited. Metal grillwork within the openings that do not 117
replicate a window or storefront pattern are prohibited. 118
11
EXHIBIT “A”
(e) Garages shall not front on a street or property line that is adjacent to an existing 119
residentially zoned area, without a habitable liner use that shields the view and 120
sound of parking from the residential area. 121
(f) Landscaping in a private or public open space may optionally be used to screen a 122
parking structure. 123
(3) Freestanding garages may only be allowed in TSDA and TODA subdistricts and may 124
not exceed six (6) levels in height. 125
(4) Where garage structures are attached to and part of a use that is permitted within the 126
subdistrict where it is located, such parking structures may be partially located within 127
any adjacent TSDD subdistrict. 128
(5) Underground parking is defined as having more than sixty percent (60%) of its 129
structure below grade. 130
(E) Loading, Delivery and Curbside Pick-up Zones. 131
(1) Adequate space for loading, unloading, and delivery of materials, goods, or services in 132
the TSDD shall be provided and maintained on the same unified site as the building 133
which that it serves. Loading and/or unloading spaces for unified mixed-use projects 134
shall be provided and maintained in accordance with the following: 135
(2) Each loading space shall be directly accessible from a street or alley without crossing 136
or entering any other required loading or unloading space, and shall be arranged for 137
convenient and safe ingress and egress by motor truck and/or trailer combination, 138
require no more than three (3) turning maneuvers, and be acceptable by the City 139
Engineer. 140
(3) Loading spaces and docks shall be shielded from view from any street or public space. 141
Screening from view may be accomplished by location within a parking garage, or by a 142
driveway door to be maintained in the closed position at all times when not in use. 143
(4) Loading access or egress shall not be from a primary street as established in Section 144
20-8.9. Where a property is located on two (2) primary streets, and loading access and 145
egress is not feasible except at one of the primary streets, the location of the loading 146
access shall be by written determination of the City Development Services Director. 147
(5) Loading access or egress shall not be from the front of any building. 148
(6) All off-street loading spaces shall also be accessible from the interior of the building or 149
buildings that it is intended to serve. 150
(7) Where a development is a unified horizontal mixed-use development, loading spaces 151
may be consolidated into a single logistics center. Consolidated loading areas may be 152
excepted from internal circulation access, and shall provide an operation plan. 153
Consolidated loading may only be approved as part of a Large-Scale Special Exception 154
per Section 20-8.7. 155
(8) On-street loading shall be provided for parcel delivery, car-sharing and taxi pick-up 156
and drop-off, and prepared food deliveries; unless otherwise provided on-site within 157
the project. Parcel delivery, car-sharing and taxi pick-up and drop-off, and prepared 158
12
EXHIBIT “A”
food deliveries shall be regulated for maximum time of stopping and shall include 159
signage and/or pavement markings to post restrictions: 160
a. On Street or On-Site Parcel Delivery Space: Delivery stopping only: 15-161
minute maximum 162
b. On-Street or On-Site Car-Share Pick-Up and Drop Off or Food Delivery: 163
Standing only: 5-minute maximum 164
(9) The number and size of off-street and on-street loading spaces shall be provided in 165
accordance with the table below: 166
Stand-Alone
Use or
Component
of Mixed-
Use Unified
Development
Residential Lodging Retail/Restaurant Office Limited Auto
Artisanal Occupation
Warehousing/Storage
Small
Loading
Berth
20 ft. long by
10 ft. wide by
12 ft. high
1 per
100 DU
1 per
100
rooms
1 for
first
50,000 s.f.
1 per
100,000
s.f.
0
Medium
Loading
Berth
35 ft. long by
12 ft. wide by
15 ft. high
1 per
200 DU
1 per
300
rooms
1 per
100,000 s.f.
1 per
250,000
s.f.
0
Large
Loading
Berth
55 ft. long by
12 ft. wide by
15 ft. high
0 0 1 per
100,000 s.f.
0 1 per
100,000 s.f.
On-Street or
On-site
Parcel
Delivery
Space
30 ft. long on
street
reserved
space
Stopping
only, 15
1 per
building
1 per
building
1 per
50,000 s.f.
1 per
100,000
s.f.
1 per
100,000 s.f.
13
—
—
—
—
EXHIBIT “A”
minute
maximum
On Street or
On-Site Car
Share Pick-
Up
22 ft long on
street
reserved
space
Standing
only, 5
minute
maximum
1 per
200
dwelling
units
1 per
50
rooms
1 per
50,000 s.f.
1 per
100,000
s.f.
1 per
100,000 s.f.
On-Street or
On-Site Car-
Share Food
Delivery
22 ft. long on
street
reserved
space
Standing
only, 5
minute
maximum
167
(Ord. No. 28-24-2513, § 2(Exh. A), 12-10-24) 168
(E) Vehicular Parking Dimensional Design and Improvement Standards 169
(1) Vehicular Parking Spaces: Shall conform to the minimum requirements contained in the 170
Minimum Parking and Loading Space Dimensions table: 171
172
Minimum Parking and Loading Space Dimensions
Minimum
Stall
Width
Minimum
Stall
Depth
Aisle
Width
(two-way)
Aisle Width
(one-way)
Vertical
Clearance
Height
Parallel 8-½ feet 18 feet 2122 feet 12 feet 8 feet
30° Angle of Parking 8-½ feet 18 feet 2122 feet 12 feet 8 feet
45° Angle of Parking 8-½ feet 18 feet 2122 feet 14 feet 8 feet
60° Angle of Parking 8-½ feet 18 feet 2122 feet 20 feet 8 feet
90° Angle of Parking 8.5 feet 18 feet 2122 feet 8 feet 8 feet
14
—
—
—————
—
—
—
—
——————
EXHIBIT “A”
Minimum Parking and Loading Space Dimensions
Minimum
Stall
Width
Minimum
Stall
Depth
Aisle
Width
(two-way)
Aisle Width
(one-way)
Vertical
Clearance
Height
Valet / Residential Tandem
Parking 8-½ feet 32 feet 2122 feet 8 feet 8 feet
Parking Space Lift (Valet
Only) 9 feet 20 feet per angle
configuration
per angle
configuration
two-car
15-½ feet
three-car
22-½ feet
Electric Vehicle space or
EVSE-Ready Space 9 feet 18 feet per angle
configuration
per angle
configuration 8 feet
Handicapped Spaces
as required by current at time of permitting Florida Building
Code (FBC) and in accordance with the “Americans with
Disabilities Act”
Motorcycle and Scooter
Spaces 4 feet 4 feet 2122 feet 8 feet 8 feet
On-Site Car Share Pick-Up
or Food Delivery 10 feet 22 feet 2122 feet 8 feet 8 feet
On-site Parcel Delivery
Space 12 feet 30 feet 2122 feet 12 feet 12 feet
Small Truck Loading Berth 10 feet 20 feet per City Engineer’s review
and requirement 12 feet
Medium Truck Loading
Berth 12 feet 35 feet per City Engineer’s review
and requirement 15 feet
Large Truck Loading
Berth 12 feet 55 feet per City Engineer’s review
and requirement 15 feet
173
(2) Handicapped Space dimensions and locations are as required by current at time of 174
permitting Florida Building Code (FBC) and in accordance with the “Americans with 175
Disabilities Act” 176
(3) Every required off-street parking area shall be graded and drained to prevent damage to 177
adjacent properties, streets and alleys and shall be surfaced with erosion resistant 178
material, in accordance with all applicable c odes. 179
(4) Markings and signs. Off-street parking areas shall be marked with painted lines, curbs 180
or other means to indicate individual spaces. Signs or markers shall be used as 181
necessary to insure efficient traffic circulation within all required parking a reas. 182
(5) Lighting. Lighting shall provide footcandle illumination as required by SFBC of all 183
required off-street parking spaces if such spaces are to be used at night. Lighting shall 184
be arranged and installed to minimize glare on adjacent residential prop erties and 185
districts. 186
(6) Off-street parking spaces shall be separated from walkways, sidewalks, streets or alleys 187
by an approved wall, fence, curbing or other protective device. 188
15
—————
—
—————
——
—
——
———
—
—————
—
—————
—
—————
———
—
—
———
———
EXHIBIT “A”
(7) Landscaping for all off -street surface parking areas shall be required, i n accordance 189
with Section 20-4.5, 20-4.5.1, and Section 20-8.9(B). 190
(8) Entrances and exits. 191
(a) Entrances and exits shall n ot be located where they may create undue traffic 192
problems. 193
(b) All entrances and exits to required off -street parking areas shall be located not less 194
than fifteen (15) feet from any street intersection and designed so as to prohibit the 195
backing out of vehicles into public rights-of-way. 196
(c) Landscaping, curbing, or control barriers shall be provided along lot boundaries to 197
control the entrance and exit of vehicles or pedestrians. 198
*** 199
16
Subject:
Suggested Action:
Meeting Date:July 29, 2025
Submitted By:Nkenga Payne
Submitted Department:Planning & Zoning Department
Item Type:Ordinance
Agenda Section:ORDINANCE(S) SECOND READING(S) PUBLIC
HEARING(S)
QUASI-JUDICIAL WARNING: THE FOLLOWING MATTER IS
CONSIDERED TO BE QUASI-JUDICIAL. PLEASE REVIEW
THE RESTRICTIONS THAT ARE MORE FULLY SET FORTH
AT THE END OF THIS AGENDA. AN ORDINANCE OF THE
MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, AMENDING SECTION 20-8.6 "PARKING"
OF ARTICLE VIII "TRANSIT SUPPORTIVE DEVELOPMENT
DISTRICT (TSDD)" OF THE LAND DEVELOPMENT CODE
TO REVISE REGULATIONS RELATING TO PARKING
WITHIN THE TSDD; PROVIDING FOR CORRECTIONS;
SEVERABILITY; CONFLICTS; IMPLEMENTATION; AND AN
EFFECTIVE DATE 3/5 (CITY MANAGER-PLANNING &
ZONING DEPT.)
Agenda Item No. 12.
CITY COMMISSION Agenda Item Report
Attachments:
TSDD_Parking_Ordinance_CM_Staff_Report.docx
Ordinance Amending LDC Art. VIII Sec. 20-8.6 TSDD Parking-Second Reading.docx
Exhibit A-Ordinance Amending LDC Article VIII Sec.20-8.6 TSDD Parking-Second
Reading.docx
TSDD Parking Business Impact Estimate Form.docx
Ad.pdf
1
CITY OF SOUTH MIAMI
PLANNING AND ZONING DEPARTMENT
INTER-OFFICE MEMORANDUM
TO: The Honorable Mayor, Vice Mayor, and Members of the City Commission
FROM: Genaro “Chip” Iglesias, City Manager
DATE: July 29, 2025
SUBJECT: Ordinance Amending the parking regulations for the Transit Supportive
Development District (TSDD).
_
RECOMMENDATION:
Amend Section 20-8.6 “Parking” of Article VIII Transit Supportive Development District (TSDD) of
the Land Development Code to revise regulations related to parking within the TSDD. The parking
space and aisle dimensions for the Transit Supportive Development District have been
consolidated into a single table, and the automobile spaces for 90-degree parking expressly
established for the TSDD as the minimum professionally accepted engineering standards.
PREVIOUS ACTION:
On June 10, 2025, the Planning Board reviewed the item and voted unanimously to approve it
with the recommendation that the aisle width be reduced to 22 feet instead of the originally
proposed width of 21 feet. The item was then reviewed by the City Commission at their June 17,
2025, meeting where they voted unanimously to approve the item.
BACKGROUND:
On December 10, 2024, The City of South Miami adopted text amendments to Article VIII,
“Transit-Oriented Development District” (TSDD) which included urban, transit-supportive parking
standards in Section 20-8.6 that are distinct from the parking standards that are appropriate for
the suburban areas of the City. Upon subsequent review, staff determined that the parking
standards for automotive parking spaces and aisles were not specifically included in the section
as intended to promote urban parking space dimensions: therefore, the suburban parking
dimensions in Section 20-4.4(c) applied by default.
One of the chief objectives of the TSDD zoning code was to reduce the amount of land and
building space that was underutilized for parking instead of habitable space, with the intent to
use urban, minimum parking standards to afford more habitable space in TSDD redevelopment
projects.
REQUEST:
The Ordinance attached as Exhibit A, modifies Section 20 -8.6, “Parking” of Article VIII, “Transit-
Oriented Development District” (TSDD) to accomplish three important modifications:
2
South'rMiami
THE CITY OF PLEASANT LIVING
1. Establish Section 20-8.6 as the sole and exclusive regulations governing parking and
vehicular access management within the TSDD zoning district; thereby, separating the TSDD
parking regulations as urban and transit-supportive in character, while allowing the City’s
suburban parking requirements to continue to protect the City’s neighborhoods and
corridors. The handicapped space section and the electric vehicle parking requirements of
the City’s general parking section (Sec. 20-4.4) are referred back to.
2. Consolidate parking and loading dimensional standards that are currently in different parts
of Section 20-8.6, into a single table, establishing subsection 20-8.6(E), “Vehicular Parking
Dimensional Design and Improvement Standards” to effectuate a more directly speaking
regulation that is more implementable and enforceable without any vagueness or potential
inconsistencies between code sections.
3. Establish a change in dimensions from the suburban standards of Section 20 -4.4 that
require minimum 90-degree parking stall dimensions of 18 feet long by 9 feet wide with a
minimum aisle of 23 feet to minimum parking stall dimensions of 18 feet long to 8 feet – 6
inches with a minimum aisle width of 22 feet.
4. Add a parking amount requirement for the use category of “Limited Automotive Busin ess”
of 1 off-street space for every 1,000 square feet. The parking requirement was not included
in the adopted TSDD and currently requires interpretation between “General Retail and
Personal Services Category”, and “Artisanal Occupational Spaces” neither of which captures
the unique character of this specific use. Toward a more directly speaking regulation that is
more implementable and enforceable without any vagueness, the parking amount
requirement is included in Section 20-8.6(C), “Required Parking by Use.”
ANALYSIS:
Parts 1 and 2 of the request are both to achieve greater clarity in zoning code format and do not
include any material changes.
Part 3 is a material change that staff recommends as a better balance to achieve the goals of the
TSDD and maintain parking standards that are safe and convenient. Typical parking stall
dimensions vary with the angle at which the stall is arranged relative to the aisle. The proposed
90-degree parking stall dimensions are 18 feet by 8 ½ feet wide. Stall widths (measured
perpendicular to the vehicle when parked) range from 8-½ to 9-½ feet. Generally, public-use
parking spaces are 8-½ to 9 feet wide. Stall dimensions for compacts and similar-sized vehicles
are 7-½ feet by 15 feet. Stall widths for parking lots, where shoppers generally have large
packages, such as at supermarkets are often 9-½ feet or even 10 feet wide. Parking in urban,
transit-supportive areas must balance the convenience and auto-incentivizing large stalls with
the development of more habitable human space in a high-cost land and development
environment, gently discouraging automotive use in general, and especially discouraging driving
from location to location and parking twice within the transit-supportive area. The smaller,
slightly less convenient spaces help achieve the balance of these objectives. The proposed
parking stall and aisle dimensions are the same as for the Downtown Somi zoni ng district.
3
Part 4 adds the minimum parking amount required for the use category of “Limited Automotive
Business” of 1 off-street space for every 1,000 square feet. The “Limited Automotive Business” is
a low-intensity, niche market land use for the storage, display, limited sales, and limited work
performed on specialty vehicles. As defined in Section 20-8.5, the use does not include auto
dealerships or repair shops, but only allows specialty, fully enclosed automotive businesses as
defined that do not have high-volume parking requirements. Comparable uses are not available;
however, the intensity of contact by patrons is low: higher than for self -storage and lower than
for production auto sales, and it is expected that there will be at least one worker. Based on this,
the recommended parking requirement has been established.
ATTACHMENTS:
Attachment A: Proposed amendments for Section 20-8.6 in underline add new words and
punctuation; strikethrough delete words and punctuation.
4
BUSINESS IMPACT ESTIMATE1
Ordinance Title:
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA,
AMENDING SECTION 20-8.6 “PARKING” OF ARTICLE VIII “TRANSIT SUPPORTIVE DEVELOPMENT
DISTRICT (TSDD)” OF THE LAND DEVELOPMENT CODE TO REVISE REGULATIONS RELATING TO
PARKING WITHIN THE TSDD; PROVIDING FOR CORRECTIONS; SEVERABILITY; CONFLICTS;
IMPLEMENTATION; AND AN EFFECTIVE DATE. 3/5 (CITY MANAGER-DEVELOPMENT SERVICES)
Summary of Proposed Ordinance and Statement of Public Purpose to be Served
The ordinance proposes to amend the parking regulations for the Transit Supportive Development District (TSDD) that
will do the following:
1. Establish Sec. 20-8.6 as the sole and exclusive parking regulations for the TSDD.
2. Consolidate parking and loading dimensional standards into a single table in Sec. 20 -8.6.
3. Establish a change in parking space stall dimensions for the TSDD.
4. Implement a parking amount requirement for the use category “Limited Automotive Business.”
Estimate of Direct Economic Impact on Private/For Profit Businesses
a. Estimate of Direct Business Compliance Costs:
The economic impact on private/for profit businesses would be beneficial as a reduced parking stall size will afford
businesses the ability to accommodate more parking spaces on site
b. New Charges/Fees on Businesses Impacted:
There will be no new charges or fees on the businesses/properties that will be impacted.
c. Estimate of Regulatory Costs:
There are no regulatory costs associated with this ordinance
Good Faith Estimate of Number of Businesses Likely Impacted:
All properties that are designated TSDD on the City’s Official Zoning Map .
Any Additional Information:
Meeting Date: July 29, 2025 Agenda Item No. ____
17
1 Business Impact Estimate does not apply to the following:
1. Ordinances required for compliance with federal or state law or regulation;
2. Ordinances related to the issuance or refinancing of debt;
3. Ordinances relating to the adoption of budgets or budget amendments, including revenue sources necessary to fund the budget;
4. Ordinances required to implement a contract/agreement;
5. Emergency ordinances;
6. Ordinances relating to procurement, including but not limited to, any federal, state, local, or private grant, or other financial
assistance accepted by a municipal government;
7. Ordinances enacted to implement the following:
a. Part II of Chapter 163, F.S.;
b. Sec. 190.005, F.S. and Sec. 190.046, F.S.;
c. Sec. 553.73, F.S. (Fla. Building Code);
d. Sec. 633.202, F.S. (Fla. Fire Prevention Code).
18
FRIDAY JULY 18 2025 MIAMI HERALD.............................................................................................5A
CITY OF SOUTH MIAMI,FLORIDA
CITY COMMISSION MEETING
NOTICE OF PUBLIC HEARING
Notice is hereby given that the City Commission will hold a public hearing on Tuesday,July 29,2025,at 7:00
p.m.at South Miami City Hall Commission Chambers,6130 Sunset Drive,South Miami,FL 33143,to
consider the following public hearing item(s):
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,
APPROVING AND AUTHORIZING THE CITY MANAGER TO INCREASE THE BANDWIDTH TO 200MG FOR
THE CITY’S INTERNET SERVICE FROM NEW HORIZONS COMMUNICATION CORP.THROUGH AND EX-
ISTING MULTI-YEAR AGREEMENT,EXCLUDING TAXES AND FEES,FOR THE REMAINING TERM OF
THE SIXTY (60)MONTH AGREEMENT;PROVIDING FOR CORRECTIONS;PROVIDING FOR IMPLEMEN-
TATION,AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE CITY OF SOUTH MIAMI (“CITY”),LOCATED IN MIAMI-DADE COUNTY,FLOR-
IDA,RELATING TO THE CITY’S 2024-2025 FISCAL YEAR BUDGET;AUTHORIZING AN INCREASE OF
$100,000 APPROPRIATION FOR THE ART IN PUBLIC PLACES FUND,ALLOCATING SUCH INCREASE
TO EXPENDITURE LINE ITEM 122-1790-519-3450 CONTRACTUAL SERVICES;PROVIDING FOR COR-
RECTIONS,SEVERABILITY,CONFLICTS AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,
RELATING TO THE SOUTH MIAMI PENSION PLAN BY AMENDING CHAPTER 16 “PENSIONS”,SPE-
CIFICALLY SECTIONS 16-14 “PENSION BENEFITS AND RETIREMENT DATE”,SECTION 16-15.“DIS-
ABILITY BENEFITS”,SECTION 16-16.“DEATH OF A PARTICIPANT”,SECTION 16-21.“PURCHASE
OF CREDITED SERVICE”,AND SECTION 16-32.“CITY OF SOUTH MIAMI POLICE OFFICERS’RETIRE-
MENT TRUST FUND;CREATED”IN ORDER TO EFFECTUATE THE PENSION RELATED PROVISIONS OF
THE COLLECTIVE BARGAINING AGREEMENT BETWEEN THE CITY AND THE FRATERNAL ORDER OF
POLICE;PROVIDING FOR CORRECTIONS;SEVERABILITY;CONFLICTS;IMPLEMENTATION,AND AN
EFFECTIVE DATE.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,
AMENDING SECTION 20-8.6 “PARKING”OF ARTICLE VIII “TRANSIT SUPPORTIVE DEVELOPMENT
DISTRICT (TSDD)”OF THE LAND DEVELOPMENT CODE TO REVISE REGULATIONS RELATING TO
PARKING WITHIN THE TSDD;PROVIDING FOR CORRECTIONS;SEVERABILITY;CONFLICTS;IMPLE-
MENTATION;AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,
AMENDING THE ZONING MAP OF THE CITY OF SOUTH MIAMI TO CHANGE THE ZONING DISTRICT OF
THE PROPERTY LOCATED AT 6540 MANOR LANE FROM “DUPLEX RESIDENTIAL”(RT-6)TO “TOWN-
HOUSE RESIDENTIAL”(RT-18);PROVIDING FOR CORRECTIONS;SEVERABILITY;CONFLICTS;IMPLE-
MENTATION;AND AN EFFECTIVE DATE.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,
ACCEPTING THE EVALUATION AND APPRAISAL REPORT OF THE CITY’S ADOPTED COMPREHENSIVE
PLAN PURSUANT TO SECTION 163.3191,FLORIDA STATUTES;AMENDING THE GOALS,OBJECTIVES,
AND POLICIES OF THE CITY’S COMPREHENSIVE PLAN IN ACCORDANCE WITH THE EVALUATION AND
APPRAISAL REPORT;PROVIDING FOR TRANSMITTAL;CORRECTIONS;SEVERABILITY;CONFLICTS;
IMPLEMENTATION;AND AN EFFECTIVE DATE.
Commission members will participate in Chambers or by video conferencing through the Zoom platform and members of
the public may join the meeting via Zoom at (https://zoom.us/j/3056636338),by phone by calling +1-786-635-1003 and
entering Meeting ID:3056636338 when prompted,or in person in the Commission Chambers,and where their appear-
ance will be broadcast on the Zoom platform,and where they can participate.
All interested parties are invited to attend and will be heard.
For further information,please contact the City Clerk’s Office at:305-663-6340.
Pursuant to Section 286.0105,Fla.Stat.,the City hereby advises the public that if a person decides to appeal any decision
made by the Commission with respect to this matter,such person must ensure that a verbatim record of the proceedings
is made,which record includes the testimony and evidence upon which the appeal is to be based.This notice does not
constitute consent by the City for the introduction or admission of otherwise inadmissible or irrelevant evidence,nor does
it authorize challenges or appeals not otherwise allowed by law.
ADA:To request a modification to a policy,practice or procedure or to request an auxiliary aide or service in order to
participate in a City program,activity or event,you must on or before 4:00 p.m.3 business days before the meeting (not
counting the day of the meeting)deliver your request to the City Clerk by telephone:305-663-6340,by mail at 6130
Sunset Drive,South Miami,Florida or email at npayne@southmiamifl.gov.
Nkenga A.Payne,CMC,FCRM
City Clerk
NOTICE TO THE PUBLIC
CITY OF MIAMI,FLORIDA
PLEASE ALL TAKE NOTICE THAT a meeting of the City of Miami Commission
has been scheduled for Thursday,July 24,2025,at the City of Miami City Hall,
3500 Pan American Drive,Miami,Florida 33133.A private attorney-client ses-
sion will be conducted under the parameters of §286.011(8),F.S.The person
chairing the City Commission meeting will announce the commencement of
an attorney-client session,closed to the public,for purposes of discussing the
pending litigation in the matter of Jorge M.Perez Art Museum of Miami-Dade
County,Inc.,D/B/A Perez Art Museum v.City of Miami,Case Number 2024-
012120-CA-01,pending in the Eleventh Judicial Circuit in and for Miami-Dade
County,to which the City is presently a party and has filed a counterclaim
against Jorge M.Perez Art Museum of Miami-Dade County,Inc.,D/B/A Perez
Art Museum.The subject of the meeting will be confined to settlement ne-
gotiations or strategy sessions related to litigation expenditures.This private
meeting will begin at approximately 10:00 a.m.(or as soon thereafter as the
Commissioners’schedules permit)and conclude approximately one hour lat-
er.The session will be attended by the members of the City Commission,which
include Chairwoman Christine King,Vice-Chairman Joe Carollo,Commission-
ers Miguel Angel Gabela,Damian Pardo,and Ralph “Rafael”Rosado;the City
Manager,Arthur Noriega V;the City Attorney George K.Wysong III,Deputy City
Attorney Kevin R.Jones;Deputy City Attorney Xavier E.Alban,Assistant City
Attorney Supervisor Eric J.Eves,Assistant City Attorneys Marguerite Snyder
And Nicholas Basco.A certified court reporter will be present to ensure that
the session is fully transcribed,and the transcript will be made public upon
the conclusion of the above-cited,ongoing litigation.At the conclusion of the
attorney-client session,the regular City Commission meeting will be reopened
and the person chairing the City Commission meeting will announce the termi-
nation of the attorney-client session.
Todd B.Hannon
City Clerk
Ad No.43770
ments,including Panama,
Mexico and Colombia.
The list of Florida nomi-
nees features a mix of top
campaign donors,Mar-a-
Lago regulars and person-
al friends of the president.
They include:
A South Florida health-
care entrepreneurs and
top donors Benjamín León
Jr.,who gave $3 million to
political committees sup-
porting Trump last year,
and Peter Lamelas,who
gave more than $700,000
to pro-Trump committees
last year and another
$2 50,000 to Trump’s
inaugural committee.
León was tapped to be the
ambassador to Spain and
Andorra and Lamelas is
the pick to represent the
country in Argentina.
A Windermere trial
lawyer Dan Newlin,who
gave more than $5 million
to pro-Trump committees
during the 2024 election
cycle and $1 million to the
inaugural fund,is Trump’s
choice to be the ambassa-
dor to Colombia.
A Kimberly Guilfoyle,
Donald Trump Jr.’s ex-
girlfriend and a former
Fox News host,is the pick
to represent the country in
Greece.
A Michael Waltz,
Trump’s former national
security adviser and a
former Florida congress-
man,was nominated to be
the ambassador to the
United Nations.
A Kevin Cabrera —a
former Trump campaign
staffer and Miami-Dade
County commissioner who
successfully pushed for a
street in Hialeah to be
renamed President Don-
ald J.Trump Avenue —
was nominated to be the
ambassador to Panama.
A Trump’s personal
friends and golfing part-
ners John Arrigo,a West
Palm Beach car dealer,
and Michel Issa,a High-
land Beach investor,were
tapped to be ambassadors
to Portugal and Lebanon,
respectively.
While many of the nom-
inees have lived in Florida
for decades,others are
more recent arrivals
drawn to the state because
of Trump,said Yehuda
Kaploun,the Miami-based
founder of the Florida
Orthodox Jewish Associ-
ation and Trump’s pick to
be a special envoy to mon-
itor and combat anti-
semitism.
“A lot of people have
moved to Florida,”he
said.
‘YOU’VE NOT EVEN
DONE YOUR
HOMEWORK’
With the Senate under
Republican control,
Trump has prioritized
moving ambassador nomi-
nees through the confir-
mation process as quickly
as possible.
“They’re going along as
rapidly as the system can
go along.We’re ahead of,
I guess,anyone else thus
far,”Trump said in March
at a gathering at the White
House with several of his
ambassador nominees.
The Senate Foreign
Relations Committee is
tasked with vetting nomi-
nees before they go to the
full Senate for a confirma-
tion vote.
In March,Sen.Brian
Schatz,D-Hawaii,put a
hold on nominees reach-
ing the Senate floor in
protest of the shuttering of
USAID,but it hasn’t
stopped the progress of
nominees and several
have already been con-
firmed through a process
called cloture,which al-
lows these votes to ad-
vance with a majority
vote.
Democrats have voiced
their disapproval of sever-
al Florida nominees,but
there’s little else they can
do to block their nomi-
nations.
On Tuesday,Waltz
faced tough questions
about his participation in a
group chat on the encrypt-
ed messaging platform
Signal while he was na-
tional security adviser.
Details of upcoming mil-
itary strikes were dis-
cussed even though a
journalist from The Atlan-
tic was in the chat.
“We both know Signal is
not a secure way to con-
vey classified informa-
tion,”said Sen.Chris
Coons,D-Delaware.“And
I was hoping to hear from
you that you had some
sense of regret over shar-
ing what was very sensi-
tive,timely information
about a military strike on a
commercially available
app that’s not,as we both
know,the appropriate way
to share such critical in-
formation.”
Waltz denied that any
classified information was
shared by the group and
said the government rec-
ommended that some
government officials use
encrypted messaging tools
such as Signal.
Last week,Sen.Tammy
Duckworth,D-Illinois,
chided Anjani Sinha,the
nominee to be ambassa-
dor to Singapore,for his
lack of knowledge about
the country.
“You’ve not even done
your homework,sir,”
Duckworth said.
She said the position
was “not a glamour post-
ing”because of the coun-
try’s strategic importance
in the U.S.relationship
with China.Duckworth
said she had hoped the
White House would nomi-
nate a career foreign-
service officer to fill the
role rather than Sinha,a
retired orthopedic surgeon
who lives in West Palm
Beach and was described
by South Carolina Repub-
lican Sen.Lindsey Gra-
ham as a “a friend of Pres-
ident Trump for over a
decade.”
Democrats boycotted a
May 8 hearing to protest
what ranking Democrat
Sen.Jeanne Shaheen,of
New Hampshire,charac-
terized as a break from the
committee’s “long-stand-
ing rules and traditions”
calling for bipartisan coor-
dination.
But the boycott wound
up smoothing the path for
a controversial Florida
nominee.
Lee Rizzuto,a former
executive at the beauty-
accessories company Co-
nair,was blocked from
becoming an ambassador
during the first Trump
administration by the
Republican-controlled
Senate Foreign Relations
Committee over concerns
that the Boca Raton busi-
nessman had spread con-
spiracy theories.He was
later appointed to lead the
U.S.consul general in
Bermuda,a post that
didn’t require Senate con-
firmation.
This time around,there
were no Democrats pre-
sent to question Rizzuto
about his nomination to
be the ambassador to the
Organization of American
States.
“That’s good news for
you,because sometimes
FROM PAGE 1A
AMBASSADORS
SEE AMBASSADORS,6A
STEPHEN M.DOWELL Orlando Sentinel/TNS |Feb.26,2021
Kimberly Guilfoyle,Donald Trump Jr.’s ex-girlfriend and an
ex-Fox News host,was picked to be a U.S.envoy in Greece.
Mike
Waltz
Benjamin
León Jr.
John
Arrigo
Leandro
Rizzuto
19
SUPPORT THE VICTIMS OF
THE FLOODS IN TEXAS
Severe flooding in Central Texas has
displaced families and affected entire
communities.United Way Miami and the
Miami Herald/el Nuevo Herald have activated
Operation Helping Hands to provide urgent
assistance and support long-term recovery.
SUPPORT FLOOD VICTIMS IN TEXAS
YOUR DONATION WILL MAKE A DIFFERENCE.
Donate today.
Scan the QR Code.
nOperation
Helping
Hands
United /^\Way
United Way Miami
ifliamiHcralb
EL NUEVOHERALD