Code of Miami-Dade County, Florida
Article XXXIII(K)
Standard Urban Center
District Regulations
As amended through June 4, 2019
Regulatory and Economic Resources Department
Development Services Division
ā
This page intentionally left blank.
Code of Miami-Dade County, Florida
Article XXXIII(K)
Standard Urban Center
District Regulations
As amended through June 4, 2019
Regulatory and Economic Resources Department
Development Services Division
ā
1
Urban Center zoning districts where the Standard Urban Cen-
ter District regulations apply.
Ojus
Perrine
Cutler Ridge
Goulds
Princeton
Naranja
About this Document
Article XXXIII(K) of Chapter 33 of the code of Miami-Dade
County was first adopted by the Board of County Commission-
ers in July 2005. This article provides common regulations for
current and future Urban Center and Urban Area districts within
the county. These areas are designated by the county’s Com-
prehensive Plan to develop over time into multi-use districts
characterized by high quality urban design.
The Standard Urban Center District Regulations apply to all
Urban Center and Urban Area zoning districts in the unincor-
porated area of Miami-Dade County, with the exception of the
Downtown Kendall and Palmer Lake Metropolitan Urban Cen-
ters.
As of June 2019, these districts are:
• Naranja Community Urban Center District (NCUC)
• Goulds Community Urban Center (GCUC)
• Princeton Community Urban Center (PCUC)
• Ojus Urban Area (OUA)
• Perrine Community Urban Center (PECUC)
• Leisure City Community Urban Center (LCUC)
• Cutler Ridge Metropolitan Urban Center (CRMUC)
• Model City Urban Center (MCUC)
• North Central Urban Area (NCUA)
• Bird Road Corridor Urban Area (BRCUA)
• Country Club Urban Center (CCUA)
Each of these districts refer to the regulations provided here. In
addition, each district may provide additional regulations that
vary from this document to accomodate local conditions. Cer-
tain provisions in other articles of Chapter 33 may also apply to
these districts.
This document was derived from ordinances 05-143, 06-10, 07-
93, 08-102, 12-86, 13-43, 13-82, 13-119, 15-140, 16-91, 17-36,
17-46, 18-2, 18-124, 18-136, 19-47, and 19-51 and has been
formatted for clarity in text and graphics. For the official adopted
acticle, refer to the code of Miami-Dade County published by the
Municipal Code Corp., available online at www.municode.com.
This document is available for download in PDF format at http:
//www.miamidade.gov/zoning/districts.asp
Article XXXIII(K)
Leisure City
Model City
North Central
Bird Road
Country Club
REVISED JUNE 2019
1
Sec. 33-284.81. Purpose and applicability.
A. The Comprehensive Development Master Plan (CDMP)
contains directives to promote urban centers in places
where mass transit, roadways, and highways are highly
accessible. The CDMP provides for three types of urban
centers: community (CUC), metropolitan
(MUC) and regional (RUC).
B. The regulations in this article shall apply
to urban centers, as defined in the CDMP.
Specifically, these standard regulations
apply to the Urban Center Districts pro-
vided for in this code that were created
after the effective date of this ordinance
(July 27, 2005). Each Urban Center Dis-
trict, as adopted by the Board of County
Commissioners by separate ordinances, shall contain a set
of regulating plans and additional regulations addressing
unique circumstances that, in conjunction with this article,
shall control development in each particular urban center.
C. The standard regulations contained in this chapter and
Chapter 18-A, Code of Miami-Dade County, Florida, shall
apply to this article, except as otherwise added to or modi-
fied herein.
D. The area within the boundaries of an urban center is di-
vided in three Sub-districts: Core, Center and Edge. The
highest density and intensity within an urban center shall
be allocated to the Core Sub-districts, a mixed-use area ad-
jacent to the transit station(s) or major transit stop(s). The
densities and intensities shall then gradu-
ally decrease from the Core to the Center
Sub-district where mixed-uses are still
permitted and then further decrease to
the Edge Sub-district which is character-
ized by single uses, including low density
residential.
E. In the case of multiple-phase develop-
ment, each phase of the development,
whether standing independently or in
conjunction with existing developed or
proposed future contiguous phases, shall
meet all the requirements of this article
and of the additional requirements and of
the regulating plans provided in each Ur-
ban Center Districts. In addition, construc-
tion of each phase shall be directed first toward the street of
higher hierarchy as provided in the Urban Center Districts;
and the minimum building frontage length requirements
may be disregarded in approving each individual phase,
provided that the building frontage length requirements are
met at the conclusion of all phases.
Sec. 33-284.82. Definitions.
Terms used throughout this article shall take their commonly
accepted meaning unless otherwise defined in Chapters 18-A,
28 or 33 of the Code of Miami-Dade County. Terms requiring
interpretation specific to this article are as follows:
Purpose and ApplicabilityStandard Urban Centers
Fig. 1: Close
1. Accessory Building: An enclosed building that is subor-
dinate to and not the main or principal building on a lot or
parcel and that is used as a dwelling unit, garage, storage
shed, or similar use.
2. Accessory Structure: An unenclosed structure that is sub-
ordinate to and not the main or principal building on a lot or
parcel and that is used: as a garden feature,
such as a fountain, gazebo or cabana; for rec-
reation, such as a pool or hard courts; for the
accommodation of mechanical equipment,
such as a pump, a/c compressor or electrical
generator units; or uses similar to the forego-
ing.
3. Anchor point: The location depict-
ed on the Open Space Plan on which some
portion of a plaza, green, or square must be
situated.
4. Bike lane: A corridor dedicated specifically for bicycle
use.
5. Block: A combination of contiguous building lots, the pe-
rimeter of which abuts public street(s), private street(s) or
easement(s) or designated open space(s).
6. Block face: The public street, private street or easement
line that delineates a block edge.
7. Boulevard: A public street, private street or easement
flanked with a landscaped median, sidewalks, on-street
parking, street trees and buildings.
8. Building Frontage: The portion of the building required to
be located along the build-to-line or within the
building frontage zone.
8.1 Building Frontage Zone: The por-
tion of a lot adjoining a street or right-of-way.
The width of the building frontage zone is
established by the applicable building place-
ment diagram or frontage table.
9. Building placement diagrams:
Diagrams that provide a schematic represen-
tation of the permissible footprints and profiles
of structures by land use and Sub-district.
10. Build-to line: A line parallel to the
block face, along which a building shall be
built.
11. Busway: A restricted access right
of way for the exclusive use of buses.
12. Clear zone: An area within the curb radius, which shall be
kept clear of all objects to a prescribed height to provide
vehicle clearance.
13. Close: A landscaped median divided street with a closed
turning area in one end and an intersecting street on the
other (see Fig. 1).
14. Colonnade: A roofed structure, extending over a private
walkway that is open to the street and sidewalk except for
supporting columns or piers.
15. Community Garden: Open space set aside for the cultiva-
Fig. 2: Courtyard House
Sec. 33-284.81
2
3
tion and harvesting of produce such as
flowers, fruits and vegetables.
16. Courtyard House: A single-family dwell-
ing containing a court or atrium. The court
shall be enclosed on at least three sides
by habitable space and shall provide pen-
etrable openings such as windows and
doors between the interior of the dwelling
and the court. A Courtyard house may oc-
cupy the full width of the lot (see Fig. 2).
17. Designated open space: An outdoor, at-
grade space including greens, squares,
plazas and colonnades as indicated on
the Designated Open Space Plan.
18. Entertainment Center: An enclosed
building or open lot area designated
for amusement, entertainment, cultural,
ecological, or historical complex (or any
combination thereof) that is open to the
public, including without limitation: build-
ings for public assembly; mechanical
rides; games and contests; exhibits and
demonstrations; art exhibits and musical
shows; retail sales; marketplaces, includ-
ing second-hand sales; food services,
including fast food restaurants; and water
attractions.
19. Fenestration: Design and position of windows, entrances,
and other structural openings in a building.
20. Floorplate: The shape and size of any given floor of a build-
ing. The floorplate that touches the ground is called the
footprint, after the shape it leaves on the land.
21. Forecourt: The front yard area defined by three sides of
the principal building and a low garden wall parallel to the
street, making the space suitable for gardens and outdoor
seating (see Fig. 3). At street corners, the forecourt edges
are defined by two (2) principal building walls and a low
garden wall parallel to the street (see Fig. 4).
22. Front Property Line: The property line
abutting the higher ranking street in ac-
cordance with the urban centers Street
Types Regulating Plan. For equal ranking
streets, either frontage may be designated
as the front property line.
23. Green: An outdoor open space that shall
not be hard surfaced for more than twenty
(20) percent of the area exclusive of dedi-
cated streets. The landscapes shall con-
sist primarily of lawn, trees, and garden
structures (see Fig. 5).
24. Greenway or linear park: An outdoor
open space along a natural edge, includ-
ing without limitation, a river front, a canal,
a scenic road, or other route. Greenways
provide passage for pedestrians or bicy-
cles and are used to link nature reserves,
cultural features, other parks, and open
Fig. 5: Green
Fig. 6: Plaza
Fig. 3: Forecourt
Fig. 4: Corner Forecourt
Definitions Article XXXIII(K)Sec. 33-284.82
spaces and/or historic sites.
25. Habitable Space: Building space the use
of which involves regular human presence.
Habitable space shall not include areas de-
voted to parking, storage, or warehouses.
26. Home Office: A professional office
use within a residential use, as provided in
Section 33-25.1 of this code.
27. Irregularly shaped lot: A lot in
areas designated Residential (R) and Resi-
dential Modified (RM) with an irregular shape
due to its location on a corner or intersection
or at the end of a grouping of single-family
detached or attached units. The dimensions
of the front yard of such lot shall be similar to
the dimensions of the front yards of adjacent
homes.
28. Live-work building: A mixed-use
building type with residential dwellings lo-
cated above work spaces.
29. Main street: a vehicular and pedes-
trian thoroughfare lined primarily with mixed-
use buildings, as depicted on the Street Types
Regulating Plan.
30. Minor street: a street that is pre-
dominantly residential in character as depicted on the
Street Types Regulating Plan.
31. Mixed-use building: A building that includes a combina-
tion of two or more vertically integrated uses, such as retail
and/or office uses on the ground floor, with residential uses
above.
32. Off-street parking: Garage parking or surface parking not
on a public or private street.
33. On-street parking: Parking on a public or private street.
34. Outdoor Market: An outdoor commercial establishment
where produce, hand-made crafts and other items are of-
fered for sale.
35. Pedestal: The bottom portion of a build-
ing that creates the street frontage.
36. Pedestrian passages: Intercon-
nected paved walkways that provide pedestri-
an passage through blocks and that connect
directly with the network of sidewalks and
open spaces.
37. Penthouse: Topmost built area of a
building with a floorplate area less than that of
the tower below.
38. Permeable Materials: Materials
used for paving parking lot and roadway
surfaces that allow storm-water run-off to in-
filtrate the ground, such as porous concrete,
porous asphalt, concrete, brick, stone or simi-
lar materials.
39. Plaza: An outdoor open space
fronted by mixed-use, retail, and office uses.
2
3
A minimum of fifty (50) percent and a
maximum of seventy-five (75) percent of
the plaza’s area, exclusive of dedicated
streets, shall be hard surfaced. The
landscape of plazas shall consist primar-
ily of hard-surfaced areas, permanent
architecture or water-oriented features,
and trees that are placed in an orderly
fashion and that are regularly spaced as
shown below (see Fig. 6).
40. Residential Building Type: One of
the following residential building types
permitted in the Urban Center or Area
Districts: single-family detached; duplex;
rowhouse; courtyard house; sideyard
house; urban villa, and apartment.
41. Rowhouse: A single-family attached dwelling unit of a
group of three (3) or more units, each separated from the
adjoining unit by a common party fire wall. Each common
party fire wall shall extend to the roof line or above the roof
of units that it serves and shall have no openings therein.
Each rowhouse unit shall be serviced with separate utilities
and shall otherwise be independent of any other unit.
42. Service road: A private or public vehicu-
lar passageway providing primary, sec-
ondary, or service access to the sides or
rear of building lots.
43. Setback Area: The area between the
street, either public or private, and the
build-to-line.
44. Sideyard house: A single-family dwell-
ing that provides an extensive porch
oriented toward a side yard; the side yard
is screened from the view of the street by a six (6) foot ma-
sonry wall along the build-to-line (see Fig 7).
45. Site Improvements: Improvements to a site including, but
not limited to: buildings, walls, signage, paved areas and
installed landscaping.
46. Square: An outdoor open space that shall be flanked by
streets on at least three (3) sides and shall not be hard-sur-
faced for more than fifty (50) percent of the area exclusive
of dedicated streets. Squares shall be located according
to the Designated Open Space Plan, and their landscapes
shall consist primarily of hard-surfaced walks, lawns, and
trees that are placed in an orderly fashion and that are regu-
larly spaced (see Fig. 8).
47. Storefront: The first story portion of a mixed-use building
consisting of habitable space used for business, office, or
institutional purposes.
48. Story: an enclosed floor level within a building containing
habitable space.
49. Street: Any thoroughfare, such as a public street, private
street, or easement that affords primary access to abutting
property.
50. Street network: a system of intersecting and interconnect-
ing streets and service roads.
51. Street Type Development Param-
eters: The design criteria that establish the
required elements for the placement and
size of the following: sidewalks; curbs and
gutters; parking; medians; bike lanes; traffic
lanes; street trees; and landscape strips in
the street.
52. Street vista: a view through or along a
street centerline terminating with the view of
a significant visual composition of an archi-
tectural structure or element. Street Vistas
are indicated on the Open Space Regulat-
ing Plan by arrows; direction of the vista
is indicated by the direction of the arrow.
Garages and blank walls are not significant
visual compositions.
53. Tower: The middle portion of a building above the pedestal
and below the penthouse.
54. Urban Center District: a zoning district established for a
CDMP-designated urban center. A zoning district estab-
lished for the unincorporated portion of a CDMP-desig-
nated urban center or for an area encompassing more than
one CDMP-designated urban center, may also be referred
to as an Urban Area District.
55. Urban Villa: A single-family dwelling
where the primary structure shall be built in
close proximity to the front property line as
depicted in the building placement diagrams
in this article. Walled courts, patios or roof ter-
races may be used to provide open space.
Vehicular parking areas and driveways shall
be screened from the view of the street by
garage doors and/or walls.
56. Weather Protection Features: Architectural features that
provide protection from the sun and rain, including without
limitation, colonnades, awnings, bus shelters, or projecting
roofs.
57. Work-force Housing Unit or WHU: A dwelling unit, the sale,
rental or pricing which is restricted to households whose
income is up to one-hundred forty (140) percent of the most
recent median family income for the County reported by
the U.S. HUD as maintained by the Department of Planning
and Zoning.
Sec. 33-284.83. Uses.
No land, body of water, or structure shall be used or permit-
ted to be used, and no structure shall be hereafter erected,
constructed, reconstructed, moved, structurally altered, or
maintained for any purpose in the Urban Center (UC) or Urban
Area (UA) Districts, except as provided in this article. The uses
delineated herein shall be permitted only in compliance with
the Regulating Plans and standards provided in this article.
The following regulations outline permitted uses in the R (Resi-
dential), RM (Residential Modified), MC (Mixed-Use Corridor),
MM (Mixed-Use Main Street), MO (Mixed-Use Optional), MCS
(Mixed-Use Special), MCI (Mixed-Use Industrial), ID (Industrial
Fig. 7: Sideyard House
DefinitionsStandard Urban Centers Sec. 33-284.82
Fig. 7: Square
4
5
Uses Article XXXIII(K)
District) and I (Institutional) Land Use Areas.
A. Land Uses in General.
1. Outdoor uses/enclosed uses. All uses shall be con-
ducted within completely enclosed buildings, except
outdoor uses expressly permitted in this article. Mate-
rials and products shall be stored within an enclosed
building or within an area completely enclosed within
walls having a life expectancy of twenty (20) years or
more from the date of installation. Storage shall not
be visible above the height of the walls. Commercial
vehicles shall be stored or parked within an enclosed
building or an area enclosed by a fence, wall, or
hedge, and out of the view from adjacent properties.
2. Density Calculation.
a. Density averaging shall be permitted when a
unified development is located on one or more
parcels, with different land uses or Sub-district
designations, under the same ownership.
b. A single accessory dwelling unit permitted with a
single-family residence shall not count towards
the minimum required and maximum permitted
density thresholds.
c. Minimum required and maximum permitted den-
sity shall be calculated based on net lot area. For
purposes of this article, net lot area shall include
dedicated road rights-of-way, which means the
area between the existing or proposed lot right-of-
way line and the street centerline.
3. Work-force Housing. Unless otherwise specified in
the District regulations, all residential or mixed-use
developments that: (a) are located within the Core or
Center Sub-districts of an urban center district adopted
by the Board or County Commissioners after July 10,
2007, and (b) have more than four (4) residential units,
shall provide a minimum of twelve and a half (12.5)
percent of their units as Work-force Housing Units.
4. Mixed Use. The vertical or horizontal integration of
residential, business and office, and institutional uses
shall be permitted as provided herein. Vertical inte-
gration allows any combination of primary uses, with
business uses typically located on the ground floor
and office and/or residential uses on the upper floors.
Horizontal integration allows any combination of par-
cels with different primary uses within the same block.
5. Temporary Uses. Temporary uses including seasonal
tent sales; stands for the sale of flowers, fruit and simi-
lar uses; and festivals and farmers’ markets are permit-
ted in the MC, MO, MM, MCS, MCI, ID and I categories,
subject to the following conditions:
a. Except for the following, no temporary use shall
be permitted for more than fourteen (14) con-
secutive days and the time between temporary
activities shall be at least three times as long as
the duration of the last event.
i. A temporary use for the sale of holiday relat-
ed items such as holiday trees, fireworks, and
similar items shall be permitted for thirty (30)
consecutive days leading up to the holiday
date.
ii. A temporary use that occurs on two (2) or
less consecutive days shall be permitted
weekly.
b. When applicable, a Zoning Improvement Permit
(ZIP) and Certificate of Use shall be obtained. A
site plan shall be submitted with the ZIP applica-
tion indicating, at a minimum;
i. location of temporary activities and struc-
tures, which shall not be subject to the Build-
ing Placement Standards set forth in Section
33-284.85 of this article;
ii. anticipated number of patrons;
iii. location of parking facilities;
iv. temporary street closures;
v. hours of operation;
vi. location and description of lighting and ampli-
fication devices.
c. Outdoor festivals and farmers’ markets shall be
restricted to daylight hours unless written waiv-
ers of objection for the specific use and hours of
operation are obtained from all property owners
within five hundred (500) feet. The Director may
reduce or expand the notification requirement
based on potential visual, noise or traffic impacts
to adjacent properties.
d. A carnival or circus, that involves an amusement
ride, acrobatic apparatus, or trained animal, shall
only be permitted if approved upon public hear-
ing.
6. Unusual and New Uses. Except as expressly permit-
ted in this article, unusual and new uses, as outlined in
Section 33-13 of this chapter, shall only be permitted if
approved upon public hearing.
B. Land Use Groups. The uses listed following each group
in this section shall be permitted in the land use categories
shown in Table (C) subject to the provisions noted for each
land use category. Uses provided in Table (C) below not
listed in this subsection shall be permitted subject to the
provisions noted for each land use area. The Director shall
have the authority to determine that a use not specifically
enumerated below may nevertheless be permitted in a land
use category because it is similar to an enumerated use.
1. Accommodation Uses: Facilities that provide short-
term lodging including hotels, motels, rooming hous-
es, bed and breakfasts, and similar uses.
2. Automotive Uses: Establishments specializing in the
service or repair of automobiles; automobile tire sales
Sec. 33-284.83
4
5
and replacement; automobile parts sales and installa-
tion; sales of new and used automobiles; and gas sta-
tions or other form of stations used for the powering/
charging of automobile vehicles.
3. Child Care Facilities: Child care facilities shall be
those defined in Article XA of this chapter and shall
be subject to the requirements therein, as applicable;
except that child care facilities shall provide recreation
areas in accordance with Section 33-284.86(D)(2) of
this article. Where conflicts exist, the provisions of this
article shall apply.
4. Civic Uses: Uses that are accessible to the public
and serves the religious, recreational, educational,
cultural and/or governmental needs of the community.
Civic uses include, but are not limited to: convention
halls or meeting halls; private clubs; libraries; schools;
police stations; fire stations; post offices; clubhouses;
religious buildings; museums; athletic facilities; audi-
toriums theaters, movie theaters, and other visual and
performance arts buildings; and governmental facili-
ties. The architecture of a civic use building shall reflect
its civic nature. The sale of alcohol, if provided, shall be
ancillary to the primary civic use and shall comply with
Article X of this Chapter.
5. Private Colleges/Universities: Facilities that serve
the educational needs of the adult population. This
group shall include universities; colleges; commuter
colleges; trade schools; and similar uses.
6. Commercial Parking Garage: Structures that provide
parking as the primary on-site use. These facilities of-
fer short-term parking of vehicles and may charge a
fee for such use. This group includes: shared parking
facilities; shuttle parking facilities; and transit park-
and-ride facilities. This group shall not include parking
facilities that are ancillary to another on-site use.
7. Health Care Services: A facility that provides out-
patient health care services to the local community.
These facilities shall include: clinics; doctor’s office;
dentist’s offices; federally qualified health centers; ur-
gent care facilities; diagnostic centers including sleep
centers; and similar uses. These facilities shall not
provide in-patient care.
8. Drive-Through Facilities: Drive-through facilities as-
sociated with a retail use, personal service establish-
ment or restaurant.
9. Entertainment Use: Uses in this group shall include:
nightclubs; arcades; movie theaters; performance the-
aters; radio, movie and/or television studios; billiard
halls; skating rinks; bingo halls; piano bars; adult en-
tertainment uses (as defined in Section 33-259.1 of this
chapter); bowling alleys; and similar uses. The sale of
alcohol, if provided, shall be ancillary to the primary
entertainment use and shall comply with Article X of
this chapter.
10. Food/Beverage Establishments: This group shall
include: full service restaurants; fast food restaurants;
bars and pubs; and similar uses. The sale of alcohol,
if provided, shall comply with Article X of this chapter,
except that full-service restaurants serving alcoholic
beverages shall be exempt from Sections 33-150(A)
and 33-150(B) of this chapter.
11. General Retail/Personal Service Establishments:
Establishments that provide goods and services
geared toward an individual consumer. This group
shall include businesses such as: banks; beauty
parlors; adult day care; bakeries; bookstores; ap-
parel stores; grocery stores; pharmacies; tailor
shops; health clubs; gift shops; indoor pet care
centers/boarding and indoor kennels (soundproofed
and air-conditioned building required); vehicle retail
showrooms; and similar uses. This group shall also
include schools offering instruction in dance, music,
martial arts and similar activities, but this group shall
not include colleges/universities. Except as otherwise
authorized in this Article, uses enumerated in the BU-
3 zoning district shall only be permitted in the MCS
and MCI categories and shall be subject to the public
hearing and spacing requirements set forth in Section
33-255 of this chapter.
12. Group Residential Home: A dwelling unit licensed by
the State of Florida Department of Children and Fami-
lies that serves resident clients and provides a living
environment for unrelated residents who operate as a
functional equivalent of a family. Uses in this group
shall include: nursing homes, assisted living facilities;
congregate living facilities; foster care facilities; com-
munity residential homes; group homes; and other
similar uses. Services that support the daily operation
of group homes are permitted and shall include dining
facilities, doctor’s offices, nurse’s offices, staff offices,
recreation rooms, and similar facilities and services.
13. Industrial Uses. The Industrial Use group shall include
uses permitted in Section 33-259 of this chapter, un-
less specifically prohibited by this chapter. Residential
spacing requirements shall not be required for uses in
this group.
14. Live/work Units: An individual residential unit inte-
grated with a general retail/personal service establish-
ment, professional business office, or workshop.
15. Professional Business Offices: Facilities used
primarily for the business of professionals with only
limited transactions occurring on-site. This group shall
include offices for: accountants; architects; apprais-
ers; attorneys; consulates; financial firms; insurance
adjusters; realtors; medical offices and other uses
found by the Director to be similar.
16. Residential Uses: single-family detached homes,
urban villas, courtyard houses, sideyard houses,
duplexes, rowhouses, apartments (including student
housing), and other similar uses. Home offices as
provided in Section 33-25.1 of this Chapter shall be
permitted.
UsesStandard Urban Centers Sec. 33-284.83
6
7
17. Workshop: an enclosed workplace on the ground
floor area of a building used as an office or for the
manufacturing of artifacts and crafts utilizing only hand
held and/or table mounted electrical tools.
18. Self-service mini-warehouse storage: a fully en-
closed space used for warehousing which contains
individual storage units.*
C. Table of Permitted Uses. Unless the regulations for a spe-
cific urban center district provide otherwise, the Land Use
Groups in paragraph (B) of this section shall be permitted in
the R (Residential), RM (Residential Modified), MC (Mixed-
Use Corridor), MM (Mixed-Use Main Street), MO (Mixed-
Use Optional), MCS (Mixed-Use Special), MCI (Mixed-Use
Industrial), ID (Industrial District) and I (Institutional) land
use categories in accordance with the following table:
Uses Article XXXIII(K)
LAND USE GROUP LAND USE CATEGORY
R
[3][4]
RM
[3][4]
MC
[1][3]
MM
[1][3]
MO
[1][3]
MCS
[1][3]
MCI
[1][3]
ID I
Residential Uses:
Single-Family:
P P
Duplex:
P P
Multi-Family Apartments:
P
[18]
P P
[2]
P P
[2]
P
[2]
P
[2]
P
[2][5]
Live/Work Units:
P
[17]
P
[17]
Civic Uses:
P P P P P P P P P
Religious Facilities:
P P P P P P P P P
Schools (K-12):
P
[7]
P
[7]
P
[7]
P
[7]
P
[7]
P
[7]
P
[7]
P
[7]
P
[7]
Hospitals:
SE SE SE SE SE SE
Group Residential Home:
P
[6]
P
[6]
P
[6]
P
[6]
P
[6]
P
[6]
P
[6]
Health Care Services:
SE SE P P P P P P
General Retail/Personal Service
Establishments:
P
[8]
P
[8]
P
[8]
P
[8]
P
[8]
P
[8]
Liquor Package Stores:
P
[11]
P
[11]
P
[11]
P
[11]
P
[11]
Automotive Uses:
P P P
Gas/Service Stations:
P
[10][19]
P
[10]
P
[10]
P
[10]
Professional Business Offices:
P P P P P P
Industrial Uses:
P P
Colleges and Universities:
P P P P P P
Entertainment Uses:
P
[16]
P
[16]
P
[16]
P
[16]
P
[16]
P
[16]
Accommodation Uses:
P
[12]
P
[12]
P
[12]
P
[12]
P
[12]
P
[12]
P
[12]
Child Care Facilities:
P
[15]
P
[15]
P P P P P P
Food/Beverage Establishments:
P
[13]
P
[13]
P
[13]
P
[13]
P
[13]
P
[13]
Drive-Through Facilities:
P
[9]
P
[9]
P
[9]
P
[9]
P
[9]
P
[9]
Commercial Parking Garage:
P
[14]
P
[14]
P
[14]
P
[14]
P
[14]
Self-service mini-warehouse
storage*:
P
[20]
P
[20]
P
P: Permitted Use, although specific uses may require approval as special exception SE: Special Exception – only permitted if approved upon public
hearing [#] Footnote (as provided below)
Sec. 33-284.83
* Use group included in table for clarification purposes, see also Ord. 18-136 ** See also footnote 20
[1] The vertical integration of uses shall be required in the MM category
and shall be encouraged in the MC, MO, MCS, and MCI categories.
When residential uses are provided in the MM category, uses other
than residential shall be required on the first floor.**
[2] Residential uses shall be permitted in noted categories, either alone
or when vertically integrated with other lawful uses; except that de-
velopments with more than fifty (50) residential units shall provide a
minimum of ten (10) square feet of retail space for each residential
6
7
Standard Urban Centers UsesSec. 33-284.83
unit.
[3] Accessory structures shall be permitted as ancillary to the noted
uses.
[4] For single-family homes in the R and RM categories, an accessory
building may be used as a dwelling unit only if: (a) it contains a maxi-
mum of six-hundred (600) square feet of habitable space; and (b) it is
maintained under the same ownership as the single family home.
[5] The following limited residential uses shall be permitted in the ID
category when fronting an “A” Street and when buffered from an
industrial use by a street, a service road, or a live-work unit:
a. in the Edge Sub-district, the residential uses permitted in the R
category at a minimum density of six (6) dwelling units per net
acre and a maximum density of eighteen (18) dwelling units per
net acre.
b. In the Center Sub-district, the residential uses permitted in the
RM category at a minimum density of twelve (12) dwelling units
per net acre and a maximum density of thirty-six (36) units per
net acre.
[6] In the R category, group residential homes shall meet the require-
ments outlined in Section 33-199(10) of this chapter. In the RM, MC,
MM, MO, MCS, and MCI categories, group residential homes shall
meet the following requirements:
a. Three (3) occupants shall be deemed to be one (1) dwelling
unit, and the maximum number of dwelling units allowed shall
be equal to the permitted residential density.
b. The proposed group residential home shall not be located within
a radius of one thousand two hundred (1,200) feet of another
existing, unabandoned, legally established group residential
home. The 1,200-foot distance requirement shall be measured
by following a straight line from the nearest portion of the struc-
ture of the proposed use to the nearest portion of the structure
of the existing use.
[7] Schools shall be subject to the requirements of Article XA or XI
of this chapter, as applicable; except that non-public educational
facilities shall provide recreation areas in accordance with Section
33-284.86(D)(2) of this article. Where conflicts exist, the provisions of
this article shall apply.
[8] General retail and personal service establishment shall be limited to
forty thousand (40,000) square feet of ground floor area; a greater
ground floor area for such uses shall only be permitted if approved as
a special exception.
a. Indoor pet kennels shall be permitted subject to the following
conditions: (i) all kennel buildings shall be soundproofed and
air-conditioned; (ii) where outside exercise runs are provided, a
landscaped buffer or decorative masonry wall shall enclose the
runs, and use of the runs shall be restricted to use during day-
light hours; (iii) where outside exercise runs are not provided,
an outside area shall be designated for dogs (or cats) to relieve
themselves, and that area shall be enclosed by a landscape
buffer or masonry wall; (iv) an administrative site plan review
(ASPR) shall be required, and the site plan shall show all fenc-
ing, berms, and soundproofing designed to mitigate the noise
impact of the kennel on the surrounding properties.
c. Vehicle Retail Showrooms shall only be permitted in accordance
with the conditions set forth in Section 33-253(9.5) of this chap-
ter.
c. The following uses shall only be permitted if approved as special
exceptions: on-site storage of vehicles; and outdoor pet kennels
subject to the conditions set forth in Section 33-255 (9.1) of this
chapter, except that ASPR shall not be required if a site plan is
approved upon public hearing.
[9] Drive-through facilities shall be permitted in all Sub-districts, provided
that such facilities are concealed from streets by buildings or walls.
Said walls shall be six (6) feet in height (except that in the ID category,
walls shall be eight (8) feet in height) and shall be placed at the build-
to line.
[10]
Gas/Service stations shall:
a. Be permitted, subject to the Building Placement Standards set forth
in section 33-284.85: in the MCS category in all Sub-districts; in the
MCI and Industrial (ID) categories in the Center and Edge Sub-dis-
tricts; and in the MC category, subject to the requirements set forth
in footnote 19; and
b. Be exempt from the minimum height requirements.
[11]
Liquor package stores shall be permitted only in the Core and Center
Sub-district and only in compliance with Article X of this chapter and
all other applicable regulations of this code.
[12]
In the RM category, accommodation uses shall be permitted only in
conjunction with an owner-occupied residence; the total number of
units shall not exceed the density permitted by the land use designa-
tion. In the MM, MC, MO, MCS, MCI, and ID categories, hotel/motel
uses shall not exceed seventy-five (75) units per net acre or the
maximum density permitted by the land use category, whichever is
greater. For all density calculations required by this subsection, one
hotel room shall equal one dwelling unit.
[13]
Outdoor table service and outside walk-up window service in conjunc-
tion with restaurants and coffee houses may be provided subject to
the following requirements:
a. The restaurant furniture located on the sidewalk shall maintain a
minimum five (5) foot wide obstacle-free corridor for pedestrian
circulation along the sidewalk.
b. Alcoholic beverages may be served outdoors only where such
service is strictly incidental to the service of food.
[14]
Commercial parking garages shall meet the requirements of Section
33-284.86(F)(6) of this article.
[15]
In the R and RM categories, child care uses shall be subject to the
requirements for such uses in the RU-1 District, as set forth in Section
33-199 of this chapter, except that the total number of children may
exceed five (5) if approved as a special exception.
[16]
Adult entertainment uses, as defined in Section 33-259.1 of this chap-
ter, shall be prohibited in all land use categories except MCI and ID. In
the MCI and ID categories, such adult entertainment uses shall only
be permitted if approved as special exceptions.
[17]
Only the following uses shall be permitted in connection with a resi-
dence in a live-work unit in the MCI and ID land use categories:
a. antique shops
b. art goods stores, artist studios, galleries
c. artisanal use
Footnotes from Table (C) above, continued
8
9
Regulating Plans Article XXXIII(K)
Footnotes from Table (C) above, continued
Sec. 33-284.84
* Footnote provided separately for clarification purposes, see also Ord. 18-136 ** See also Sec. 33-1(85.1), 33-3, 33-305(b), and 33-314
Sec. 33-284.84. Regulating Plans.
1. A set of Regulating Plans shall be provided with each ad-
opted Urban Center or Urban Area District. As provided in
Section 33-305 of this chapter, the Regulating Plan maps for
each district shall thereafter be maintained by the Director
and kept on file with the Department and shall be amended,
modified, and changed by resolution of the County Com-
mission**. The Regulating Plans shall consist of a series of
controlling plans that include the following:
A. The Street Types Plan, which establishes a hierarchy
of street types in existing and future locations that shall
be provided and shown in all development plans.
B. The Sub-districts Plan, which delineates three (3) sub-
districts: Core, Center and Edge. These Sub-districts
shall regulate the allowable intensity of development
in accordance with the Comprehensive Development
Master Plan and this article.
C. The Land Use Plan, which delineates the areas where
specified land uses and development of various types
and intensities shall be permitted.
D. The Designated Open Space Plan, which designates
open spaces, which shall be shown in all development
plans. The designated open spaces shall be controlled
by anchor points.
E. The New Streets Plan, which shows the location and
the number of new streets needed to create the pre-
scribed network of streets within each Urban Center or
Area District. All new A streets shall be required in the
same general location as shown on the New Streets
Plan. All B streets shall be located as provided in Sec-
tion 33-284.86(C) of this article.
F. The Bike Route Plan, which depicts the designated
bike routes, including the bike facility requirements if
any, which shall be shown in all development plans.
[Sec. 33-284.84(2) regarding repeal of density and building
height plans is omitted here, see following section, below]
d. bait and tackle shops
e. bakeries
f. cabinet shops
g. dance studios
h. dry cleaning and dyeing establishments
i. engines, sales and service
j. glass installation
k. health and exercise clubs
l. interior design shops
m. leather goods manufacturing, excluding tanning
n. locksmith shops, sharpening and grinding shops
o. mail order office, including storage of products
p. office uses
q. photography labs
r. pottery shops
s. printing shops
t. restaurants, excluding drive-through service
u. secondhand stores
v. shoe stores and shoe repair shops
w. upholstery and furniture shops
x. wholesale salesrooms
y. other similar uses as determined by the Director.
[18]
In the Residential (R) area, multi-family apartments are permitted
provided that all of the following requirements are met:
a. Developments abutting single-family, rowhouse, or duplex struc-
tures or lots shall provide a buffer from proposed multi-family
buildings with single-family, rowhouse, or duplex units; and
b. The overall density does not exceed that allowed on the the
density regulating plan; and
c. The building height conforms with the building heights regulat-
ing plan; and
d. The multi-family buildings conform with the Rowhouse/Multi-
family building placement standard; and
e. Curbs and gutters are provided along all streets.
[19] Gas/Service Station in the MC Category shall:
a. Be located no closer than within 0.5 miles of the center point of an
Urban Center as designated on the CDMP Land Use Plan Map;
b. Have a maximum lot size of 1.25 acres;
c. Have a maximum of 6 gas pump islands (equivalent to a total of 12
fueling positions);
d. Have a maximum size of principal structure, including fresh food
area, of 3,500 square feet;
e. Have a minimum of 15 percent of the principal structure consist of a
fresh food area, meaning an area for the sale and service of perish-
able food, such as coffee, fruit, salad, sandwiches, or pizza; and
f. Have a continuous, pedestrian-friendly walkway in front of the prin-
cipal structure and along all roadways and driveways, established
by decorative concrete, landscape elements, or similar, integrated
landscape and hardscape elements that define and shape the pe-
destrian area.
[20]
Self-service mini-warehouse storage facilities located in the MCS
and MCI categories shall only be permitted upon approval at public
hearing and when vertically integrated with, screened by, or located
to the rear of habitable space, as defined in section 33-284.82, and
shall only be established in accordance with the conditions set forth
in section 33-255. In addition, no such facility shall be located less
than 2,500 feet from any other such facility, measured by following a
straight line from the nearest portion of the structure of the proposed
use to the nearest portion of the structure of the existing use. The
aforementioned requirements shall also apply to self-service mini-
warehouse storage facilities located in the Downtown Kendall Urban
Center District (article XXXIII(I)) and the Palmer Lake Metropolitan
Urban Center District (article XXXIII(T)).*
8
9
Density, Building Height, and IntensityStandard Urban Centers Sec. 33-284.84.1
Sec. 33-284.84.1 Density, Building Height, and Intensity.
A. Maximum Density and Building Height Range Tables. Notwithstanding any other provision to the contrary, the following tables
set forth the maximum residential densities and building heights for developments in each urban center or urban area district:
1. For Land Use Categories RM, RML, MO, MC, MM, MCS, MCI, SD (Marketplace), SD (Storeporch), AD, MD (Market), ID, and
I.
2. For Land Use Category R.
Urban Center or Urban
Area District
Sub-District ** No minimum height but must meet the minimum floor-
area ratio in subsection (B)(2) below
*** 18 units per acre/Maximum Height: 2 stories (and 4
stories for properties located east of NE 26th Avenue
and north of NE 195th Street to NE 202nd Street);
except, for certain properties along the Oleta River, 6
units per acre/Maximum Height: 2 stories See Note 1
Note 1 6 units per acre/2 stories applies to properties that
are located: (a) along the Oleta River; (b) west of NE 26th
Avenue and north of NE 195th Street; and (c) south of Miami
Gardens Drive and west of NE 24th Avenue
CORE CENTER EDGE
Community Urban
Centers along South
Dade Transitway
N/A N/A 18 units per acre/
Maximum Height: 2
stories**
Metropolitan Urban
Centers along South
Dade Transitway
N/A N/A 18 units per acre/Maximum
Height: 2 stories**
Ojus Urban Area District N/A N/A ***
North Central Urban
Area
N/A 60 units per acre/
2-8 stories
18 units per acre/Maximum
Height: 2 stories**
Urban Center or Urban
Area District
Sub-District
CORE CENTER EDGE
Density
(Maximum)
Building Height
(Minimum-
Maximum)
Density
(Maximum)
Building Height
(Minimum-
Maximum)
Density
(Maximum)
Building Height
(Minimum-
Maximum)
Community Urban
Centers along South
Dade Transitway
125 units per acre 3-15 stories 90 units per acre 2-12 stories 45 units per acre 6 stories*
Metropolitan Urban
Centers along the South
Dade Transitway
250 units per acre 25 stories* 150 units per acre 15 stories* 60 units per acre 8 stories*
Ojus Urban Area District 90 units per acre 12 stories* 60 units per acre 3-8 stories 45 units per acre 6 stories*
North Central Urban
Area District See Note 1
125 units per acre 3-15 stories Within mile of the
SMART Corridor,
90 units per acre;
otherwise 60 units
per acre
Within mile of the
SMART Corridor,
2-12 stories;
otherwise 2-8
stories
60 units per acre 8 stories*
Bird Road Corridor
Urban Area
90 units per
acre; except, for
properties east of
SW 87th Avenue, 36
units per acre
2-12 stories; except,
for properties east
of SW 87th Avenue,
2-6 stories
60 units per acre 2-8 stories 36 units per acre 6 stories*
Country Club Urban
Area
90 units per acre 2-12 stories 60 units per acre 2-8 stories 36 units per acre 6 stories*
* No minimum height but must meet the minimum floor-area ratio in sub-
section (B)(2) below
Note 1 For properties comprising a rapid transit station, maximum density
and building height shall be in accordance with the Core Sub-District.
10
11
Density, Building Height, and Intensity Article XXXIII(K)Sec. 33-284.84.1
B. Intensity Standard. Notwithstanding any other provision
to the contrary, to ensure consistency with CDMP policies
requiring high intensity, well-designed urban centers and
promotion of transit-oriented development, each property
in an urban center or urban area district shall be developed
in accordance with the following minimum intensity stan-
dards:
1. The development shall be consistent with the height
ranges set forth in the table above; or
2. The development shall provide the applicable mini-
mum floor-area ratio:
a. In community urban center or urban area districts,
except the Ojus Urban Area District:
i. In the Edge Sub-district, a minimum floor
area ratio of 0.5;
ii. In the Center Sub-district, a minimum floor
area ratio of 1; and
iii. In the Core Sub-district a minimum of floor
area ratio of 1.5.
b. In metropolitan urban center districts and in the
Ojus Urban Area District:
i. In the Edge Sub-district, a minimum floor
area ratio of 1.5;
ii. In the Center Sub-district, a minimum floor
area ratio of 1.75; and
iii. In the Core Sub-district, a minimum floor area
ratio of 3.
3. Properties designated R shall not be subject to these
minimum intensity requirements.
C. Compatibility with single-family residential areas. At the
time of administrative site plan review, in addition to any
other applicable criteria, the Department shall review ap-
plications to mitigate impacts of the proposed development
on single-family residential areas.
Sec. 33-284.85. Building Placement Stan-
dards.
A. The diagrams in paragraph (G) of this section establish
the Building Placement Standards by land use category.
Building frontage and setback areas shall be required as
illustrated in the Building Placement Standards Diagrams.
B. Where Building Placement Standards Diagrams reference
a Frontage Table, such table specific to each Urban Center
or Area District shall be provided in the regulations for each
individual District. It is provided, however, that colonnades
may be placed on the property line regardless of any such
frontage requirements. Unless otherwise provided, the col-
onnade height and width shall be in accordance with Sec-
tion 33-284.86 (B) of this article. When a Frontage Table is
not provided in the individual Urban Center or Area District
regulations, building setbacks shall be required as set forth
in the following table:
Standard Frontage Table:
STREET TYPE
DISTRICT REQUIREMENT (Build-to-line)
CORE CENTER EDGE
Major Roadway 10’ * 10’ * 15’
Minor Roadway 10’ * 10’ * 15’
Main Street 6’ * 10’ * 15’
Service Road 0’ (min) 0’ (min) 0’ (min)
Pedestrian Passage 0’ (min) 0’ (min) 0’ (min)
* Where a colonnade is provided, the build-to line shall be zero (0)
feet.
C. In all Sub-districts, mixed-use, non-residential, and multi-
family developments shall comply with the following:
1. Minimum building frontage requirements may be met
by a single building, multiple buildings or multi-phased
developments, and such requirements shall apply
along the front property line only.
2. Where a minimum number of stories is required, said
stories above the second story may be set back further
than the requirements set forth in the Building Place-
ment Standards Diagrams.
3. To articulate the building façade, fifty (50) percent of
the portion of the building required to be located along
the build-to line may be recessed up to two (2) feet.
Further, once the minimum building frontage require-
ment is met, the remainder of the building may be set
back from the build-to line.
4. A portion of the building may be set back up to twenty-
five (25) feet to accommodate a forecourt.
5. Belfries, chimneys, spires/steeples, and other such
non-habitable structures shall comply with Section 33-
55 of this chapter.
6. Accessory buildings shall follow parking and/or allow-
able building area setbacks provided in the Building
Placement Standards Diagrams.
D. In all Sub-districts, accessory buildings for rowhouse,
courtyard, sideyard, single-family detached, duplex and
urban villa shall follow the accessory building/dwelling/
parking area setbacks provided in the Building Placement
Standards Diagrams.
E. In all Sub-districts, for all land use categories, accessory
structures shall be permitted provided that they do not en-
croach on the front and side street setbacks.
10
11
Building Placement Standard Urban Centers Sec. 33-284.85
BUILDING
PLACEMENT
STANDARD
LAND USE CATEGORY
Metro-
politan
Centers
Metropolitan and Community Centers
MM
MC MCS
MO
R RM MC MM MO MCS MCI ID
I
1 Mixed Use, Multi-
Family
X
2 Mixed Use, Multi-
Family
X X X X X
3 Industrial X X
4 Rowhouse,
Multi-family
X X
5 Rowhouse X X
6 Courtyard,
Sideyard
X X
7 Single-family X
8 Single-family X
9 Duplex X X
10 Duplex X X
11 Civic X X X X X X X X X
X
12 Urban Villa X X
13 Gas/Service
Station
X X X X
X: Standard is applicable in the indicated Land Use Category
G. Building Placement Standards Diagrams Begin on the following page
F. The table below identifies the Building Placement Standards that apply to each Land Use Category.
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
13
Building Placement Article XXXIII(K)Sec. 33-284.85
G. Building Placement Standards Diagrams
Habitable Space
Parking and / or allowable
building area
Colonnade
1. MIXED-USE MULTI-FAMILY
a. Building Frontage Required:
Seventy (70) percent minimum
at build-to-line. Minimum frontage
requirement applies along the
front property line only.
b. Build-to-lines or street setback
requirements shall be measured
from the edge of sidewalk.
c. All on-site parking shall be ac-
cessed from a service road or the
lowest ranking street.
d. The vehicular entry width permit-
ted shall be a maximum of thirty-
three (33) feet.
e. The minimum interior side/rear
setback for the pedestal, tower,
and penthouse shall be zero (0)
feet.
f. Where a wall or fence is used
to screen parking areas along
streets, a five (5) foot landscape
strip with a hedge shall be re-
quired in front of the wall or
fence.
g. Colonnades shall be two (2) sto-
ries high and a minimum of fifteen
(15) feet deep. The colonnade
depth shall not exceed the colon-
nade height. The exterior of the
colonnade shall be no closer than
two (2) feet from the curb line.
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
12
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
13
a. Building Frontage Required:
Seventy (70) percent minimum
at build-to line in all Sub-districts.
Minimum frontage requirement
applies along the front property
line only.
b. Build-to-lines or street setback
requirements shall be measured
from the edge of sidewalk.
c. The interior side/rear setbacks
shall be as shown above.
d. When provided, the front set-
back shall be hard surfaced and
finished to match the adjoining
sidewalk. A minimum of five (5)
feet clear width within the setback
shall be kept unobstructed for pe-
destrians.
e. All on-site parking shall be ac-
cessed from the service road or
lowest ranking street.
f. Where a wall or fence is used
to screen parking areas along
streets, a five (5) foot landscape
strip with a hedge shall be re-
quired in front of the wall or
fence.
g. Above the fourth story the setback
shall be from the property line.
Habitable Space
Parking and / or allowable
building area
Colonnade
2. MIXED-USE MULTI-FAMILY
Building PlacementStandard Urban Centers Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
14
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
15
Building Placement Article XXXIII(K)Sec. 33-284.85
3. INDUSTRIAL
Habitable Space
Parking and / or allowable
building area
a. Building Frontage Required:
Twenty-five (25) percent minimum
at build-to line. Minimum
frontage requirement applies
along the front property line only.
b. Build-to-lines or street setback
requirements shall be measured
from the edge of sidewalk.
c. For industrial uses, any part of
the build-to line not occupied
by a building shall have an eight
(8) foot high masonry wall, not
pierced except to provide pe-
destrian and vehicular ingress/
egress.
d. For all other uses permitted in
the ID category, walls, fences
and hedges shall be provided
in accordance with Section 33-
284.86(H) of this article, and
where a wall or fence is used
to screen parking areas along
streets, a 5-foot landscape strip
with a hedge shall be required in
front of the wall or fence.
e. The interior side/rear setbacks
shall be as shown above.
f. When provided, the front setback
and side street setback shall be
landscaped or hard surfaced and
finished to match the adjoining
sidewalk.
g. Above the fourth story the set-
back shall be from the property
line.
h. All on-site parking shall be ac-
cessed from a service road or
from the lowest ranking street.
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
14
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
15
Habitable Space
Parking and / or allowable
building area
4. ROWHOUSE, MULTI-FAMILY
a. Building Frontage Required:
Seventy (70) percent minimum
at build-to line. Minimum frontage
requirement applies along the
front property line only.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. All on-site parking shall be ac-
cessed from the service road or
lowest ranking street.
d. The front setback and, when
provided, the side street setback
shall be landscaped.
e. Where a wall or fence is used
to screen parking areas along
streets, a five (5) foot landscape
strip with a hedge shall be re-
quired in front of the wall or
fence.
f. Above the fourth story the setback
shall be from the property line.
Building PlacementStandard Urban Centers Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
16
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
17
Building Placement Article XXXIII(K)Sec. 33-284.85
5. ROWHOUSE
a. Building Frontage Required: One-
hundred (100) percent at build-to
line except at end of building
groups. Minimum frontage re-
quirement applies along the front
property line only.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. For Rowhouses all on-site park-
ing shall be accessed from the
service road.
d. The front setback and, when
provided, the side street setback
shall be landscaped.
e. Common parking facilities shall
be permitted.
Habitable Space
Accessory Building/
Dwelling/ Parking Area
Driveway/Parking Area
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
16
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
17
Required Porch
Accessory Building/
Dwelling/ Parking Area
Driveway/Parking Area
6. COURTYARD, SIDEYARD
a. For Sideyard and Courtyard
Houses, all on-site parking shall
be accessed from the service
road.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. Any part of the build-to line not
occupied by a building shall have
a masonry wall with a minimum
height of forty-two (42) inches and
a maximum height of seventy-two
(72) inches, not pierced except to
provide pedestrian and vehicular
ingress/egress.
d. The front setback and, when
provided, the side street setback
shall be landscaped.
Building PlacementStandard Urban Centers Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
18
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
19
Building Placement Article XXXIII(K)Sec. 33-284.85
Habitable Space
Accessory Building/
Dwelling/Parking Area
7. SINGLE-FAMILY
a. All on-site parking shall be ac-
cessed from the service road,
where provided.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. For lots with frontages between
fifty (50) and seventy-five (75)
feet, the minimum interior side
setback shall be ten (10) percent
of the lot frontage; for lots with
frontage greater than seventy-five
(75) feet, the interior side setback
shall be a minimum of seven and
a half (7.5) feet.
d. The front and side street setback
shall be landscaped.
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
18
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
19
8. SINGLE-FAMILY
Habitable Space
Accessory Building/
Dwelling / Parking Area
Driveway
a. All on-site parking shall be ac-
cessed from the street as shown
above.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. The front and side street setback
shall be landscaped.
d. Any part of the build-to line not
occupied by a building shall have
a masonry wall with a minimum
height of forty-two (42) inches and
a maximum height of seventy-two
(72) inches, not pierced except to
provide pedestrian and vehicular
ingress/egress.
e. Driveways between the front
property line and build-to line
shall be a maximum of ten (10)
feet wide.
Building PlacementStandard Urban Centers Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
20
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
21
Building Placement Article XXXIII(K)Sec. 33-284.85
9. DUPLEX
Habitable Space
Accessory Building/
Dwelling/ Parking Area
a. All on-site parking shall be ac-
cessed from the service road.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. The front and side street setback
shall be landscaped.
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
20
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
21
Habitable Space
Accessory Building/
Dwelling / Parking Area
Driveway
10. DUPLEX
a. This building standard shall only
be permitted on existing platted
lots less than twelve thousand
(12,000) square feet in area.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. All on-site parking shall be ac-
cessed from the street as shown
above.
d. Any part of the build-to line not
occupied by a building shall have
a masonry wall with a minimum
height of forty-two (42) inches and
a maximum height of seventy-two
(72) inches, not pierced except to
provide pedestrian and vehicular
ingress/egress.
e. Driveways between the front or
side street property lines and
build-to line shall be a maximum
of ten (10) feet wide.
f. The front and side street setback
shall be landscaped.
Building PlacementStandard Urban Centers Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
22
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
23
Habitable Space
Parking and/or allowable
building area
Driveway
11. CIVIC
a. All on-site parking shall be ac-
cessed from the service road,
where provided. For properties
without an adjoining service road,
parking may be accessed from
the street through a driveway as
shown above.
b. Build-to-lines and street setback
requirements shall be measured
from the edge of sidewalk.
c. When on-site parking is provided,
the off-street parking spaces shall
be placed to the rear of the build-
ing.
d. Civic uses shall not be required to
comply with height requirements
indicated on the Building Heights
Plan.
e. When provided, the front and
side street setback areas shall be
treated as a green or plaza. When
treated as a plaza, the setback
area shall not be required to be
fronted by mixed-use, retail, or
office uses. When treated as a
plaza or green, the plaza or green
shall be in addition to any desig-
nated open space required by the
regulating plan.
f. Where a wall or fence is used
to screen parking areas along
streets, a five (5) foot landscape
strip with a hedge shall be re-
quired in front of the wall or
fence.
Building Placement Article XXXIII(K)Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
22
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
23
12. URBAN VILLA
a. Building Frontage Required.
Eighty (80) percent minimum at
build-to line. Minimum frontage
requirement applies along the
front property line only. At least
fifty (50) percent of Urban Villas
along a block face shall provide a
walled court or patio between the
front property line and the build-
ing face; maximum setback shall
be fifteen (15) feet only where
such court or patio is provided.
b. Front and side street setback
requirements shall be measured
from the edge of sidewalk.
c. Parking shall be accessed from
the street as shown above. Ga-
rage entrances accessed from
the front property line shall be
a maximum of ten (10) feet in
width and no further than ten (10)
feet from the front property line.
Walled courts or patios shall not
be used for parking.
d. The minimum height for an Urban
Villa shall be two (2) stories.
e. The front setback, and when
provided, the side street setback,
shall be landscaped.
Habitable Space
Accessory Building/
Dwelling/Parking Area
Driveway
Building PlacementStandard Urban Centers Sec. 33-284.85
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
24 25
Building Placement Article XXXIII(K)Sec. 33-284.85
Habitable Space
Parking and / or allowable
building area
Building Frontage Zone
13. GAS/SERVICE STATION
a. Building Frontage Required. 40
percent minimum within or adjoin-
ing the Building Frontage Zone.
Minimum frontage requirement
applies along the front property
line only.
b. A continuous street façade con-
sisting of buildings or walls along
all streets except driveways shall
be required; walls shall not ex-
ceed 3.5 feet in height and shall
be a minimum of 75 percent
opaque.
c. Building Frontage Zone width
shall be measured from the prop-
erty line.
d. Except for required tree grates,
tree planters, or hedges along
walls, Building Frontage Zone
shall be hard-surfaced and fin-
ished to match the adjoining side-
walk. A minimum of five feet clear
width within the setback shall be
kept unobstructed for pedestri-
ans.
e. Setbacks for pump island cano-
pies shall comply with section
33-47.
Build to Line
Property Line
Min: Minimum
Max: Maximum
Req: Required
24 25
This page intentionally left blank.
26
27
Minimum Lot Requirements
Size
(Square Feet)
Frontage
(Feet)
Rowhouse 1,200*
1,250*
20
18
Courtyard house and Sideyard house 3,000* 35
Single-family detached 5,000 **
4,375 ***
50
Urban villa 3,000 30
Duplex 7,500 75
Duplex on parcels with less than 12,000
square feet ****
3,000 40
Live-work units 1,700 20 (max 40)
Irregularly shaped lots 15 ****
All lots shall share a frontage line with a street or an open space
*
service roads are required when these types are provided in the
Core or Center Sub-districts. No service road required for these
types in the Edge Sub-district.
**
when service roads are not provided.
***
when service roads are provided.
****
parcels established prior to the effective date of this ordinance.
Block Requirements
Unless otherwise provided in the Regulating Plans the perimeter of a
block shall not exceed 1,600 feet, and the maximum length of a block
shall be:
In the Edge Sub-district 660 feet
In the Core and Center Sub-districts 500 feet
Lots and Blocks Article XXXIII(K)
Front, Rear, Side Street Setbacks Interior Side
In a setback of
10 feet or less
In a setback
greater than 10
feet
Bay windows 3 feet 3 feet 3 feet
Balconies 6 feet 6 feet 3 feet
Awnings 6 feet 6 feet 3 feet
Stoops 6 feet 6 feet 3 feet
Stairs 6 feet 8 feet 3 feet
Porches* 6 feet 8 feet 3 feet
* The encroachment of porches shall only be permitted in conjunction
with residential single-family units.
Sec. 33-284.86. General Requirements.
A. Lots and blocks.
The following shall be required:
B. Buildings.
1. Storefronts shall be provided on the first floor of mixed-
use buildings, and shall be directly accessible from a
street frontage or a designated open space as fol-
lows:
a. For properties with two or more frontages, store-
fronts shall be located on a minimum of two front-
ages, with priority given to frontages on a desig-
nated open space and the highest ranking street.
b. Storefronts shall have a transparent clear glazed
area of not less than seventy (70) percent of the
facade area and shall be occupied by habitable
uses that generate pedestrian activity and provide
surveillance of the street. Security enclosures, if
any, shall be of the mesh type that pedestrians
can see through, and shall be located behind
storefront displays.
2. All colonnades shall comply with the following:
a. Finished floor elevation of the colonnade shall
match the adjoining sidewalk.
b. Colonnades shall have a minimum unobstructed
clear height of ten (10) feet and a minimum clear
width of ten (10) feet. Awnings shall be permitted
but shall not count towards the required colon-
nades. Colonnades shall not cause roof drainage
into the street. Colonnades shall be attached to
buildings. In no instance shall the depth of a col-
onnade exceed the colonnade’s height.
c. Free-standing colonnades shall not satisfy the
build-to line requirement.
3. A minimum of thirty (30) percent of all building street-
walls shall be fenestrated with windows. Mirror type
glass shall be prohibited. All glazing shall be of a type
that permits view of human activities and spaces within
the structure. Colonnade column spacing, windows,
and doors shall be proportioned such that the height
of each opening is greater than its width. At least fifty
(50) percent of the area of security screens and gates
shall be transparent.
4. The height of an accessory building shall not exceed
the height of the principal building.
5. An open, covered, or paved connection between
an accessory building and a single-family detached
house, urban villa, courtyard house, sideyard house,
duplex, or rowhouse may be built within the minimum
required ten (10) foot spacing as shown in the Building
Placement Standards set forth in Section 33-284.85 of
this article.
6. Weather protection features shall be required when
storefronts are provided in the MM, MC, MO, MCS, and
MCI categories. In the ID category, weather protection
features shall be required when the front setback is
hard surfaced.
7. Awnings, balconies, stoops, stairs, open porches, and
bay windows shall be permitted to extend into the mini-
mum required setbacks, to a maximum of:
Sec. 33-284.86
Roof eaves, chimneys, signs, and ramps may en-
croach into all setbacks. Porticoes, canopies, and
colonnades shall be guttered, and drainage shall be
deposited onsite.
26
27
Standard Urban Centers Buildings
8. Where a zero (0) foot setback is permitted, roof eaves,
bay windows, and balconies may encroach beyond
the property line a maximum of three (3) feet, except
when abutting private property. In all Sub-districts,
awnings may encroach into the street no more than
six (6) inches from the face of the curb. All street en-
croachments shall be a minimum of eleven (11) feet
above the sidewalk.
9. In the Edge Sub-district, accessory buildings shall be
permitted to have balconies or bay windows that en-
croach a maximum of three (3) feet into the rear yard
setback.
10. Service areas shall be located out of the view from
adjacent properties or from the street and shall be
screened by a wall or fence in accordance with Sub-
section (H) below.
11. The primary entrance of a building shall provide ac-
cess to a street or a designated open space. The
primary entrance to the upper levels of a mixed-use
building with colonnades shall be through the colon-
naded area along the front property line.
12. Each story shall have a maximum height of sixteen
(16) feet, as measured from floor to floor. Any height
above sixteen (16) feet shall count as an additional
story, except as follows:
a. Buildings with less than six (6) stories may have a
single story with a maximum height of thirty (30)
feet, provided that no mezzanine area intended
for commercial use exceeds ten (10) percent and
no mezzanine area intended for residential use ex-
ceeds eighty (80) percent of the floor area of that
story. Multiple levels of parking shall be permitted
within this single story provided that they are in
compliance with Sub-Section (F)(6) below.
b. Buildings with six (6) or more stories, may have
two stories with a maximum height of thirty (30)
feet, provided that no mezzanine area intended
for commercial use exceeds ten (10) percent and
no mezzanine area intended for residential use
exceeds eighty (80) percent of the floor area of a
story. Multiple levels of parking shall be permitted
within these two stories provided that they are in
compliance with Sub-Section (F)(6) below.
13. Notwithstanding the building heights regulating plans,
rowhouses may have up to three (3) stories.
14. A live-work unit shall have two components: a work-
shop and a residential unit. The workshop shall be
located on the first floor and shall be directly acces-
sible from the primary street frontage or a designated
open space. The workshop’s facade shall have a
transparent clear glazed area of not less than seventy
(70) percent of the façade. The residential component
of a live-work unit shall connect internally with the work
component.
15. Projects with fifty (50) or fewer single-family units shall
have a minimum of three (3) substantially different
front elevations. Projects with more than fifty (50) and
up to one-hundred (100) single-family units shall have
a minimum of five (5) substantially different front eleva-
tions and shall provide, within each block, a minimum
of two (2) different single-family building types. Proj-
ects with more than one-hundred (100) single-family
units shall have a minimum of five (5) substantially
different front elevations and shall provide, within each
block, a minimum of three (3) different single-family
building types. Substantially different front elevations
shall include variations in fenestration, material, and
color.
16. Rowhouses shall provide a minimum of fifteen (15) feet
between building groups and the length of a building
group shall not exceed two-hundred forty (240) feet.
17. Floorplates above eight (8) stories shall not exceed
twenty-thousand (20,000) square feet. Cantilever bal-
conies shall not count towards floor plate calculation.
18. Civic use designated parcels and lots with less than
twenty-five thousand (25,000) square feet shall not be
required to comply with the minimum height require-
ment on the Building Heights Plan.
C. Streets, Service Roads and Utilities.
(begins on next page)
Sec. 33-284.86
28
29
Streets Article XXXIII(K)
* Refer to column B in Street Types Development Parameters Table for required landscape elements.
** Curb and gutter between the sidewalk and parking/travel lanes may be utilized in place of the valley gutter illustrated.
1. Typical Minor Street Illustration
Sec. 33-284.86
C. Streets, Service Roads and Utilities.
All streets and service roads shall comply with the Street Types parameters as set forth in this Section.
28
29
Standard Urban Centers Streets
2. Typical Two-Lane Boulevard Illustration
* Refer to column B in Street Types Development Parameters Table for required landscape elements.
** Curb and gutter between the sidewalk and parking/travel lanes may be utilized in place of the valley gutter illustrated.
Sec. 33-284.86
30
31
Street Type Required Elements
A.
Sidewalk
(Min.) [a,
h]
B.
Landscape [b,
c, d]
C.
Curb/
Gutter [e]
D.
Parking
Lane [f]
E.
Bike Lane [g]
F.
Travel
Lanes [h]
G.
Additional
Travel/Turn
Lanes (Min.)
H.
Curb/
Gutter
I.
Median
(Min.)
Type 1 Boulevard
(Parking both sides)
Core/Center
9’ (Core)
8’ (Center)
Tree grates;
tree planters;
continuous
landscape strip
(Center only)
2’ 7’
Required where
indicated on Bike
Route Plan
11’
10’ where
provided
2’ 6’
Type 1 Boulevard
(Parking both sides)
Edge
6’
Continuous
landscape strip
2’ 7’
Required where
indicated on Bike
Route Plan
11’
10’ where
provided
2’ 6’
Type 2 Boulevard
(No Parking) Core/
Center
9’ (Core)
8’ (Center)
Tree grates;
tree planters;
continuous
landscape strip
(Center only)
2’ N/A
Required where
indicated on Bike
Route Plan
11’
10’ where
provided
2’ 6’
Type 2 Boulevard
(No Parking) Edge 6’
Continuous
landscape strip
2’ N/A
Required where
indicated on Bike
Route Plan
11’
10’ where
provided
2’ 6’
Type 3 Minor
Street(Parking both
sides)
Core/Center
9’ (Core)
8’ (Center)
Tree grates;
tree planters;
continuous
landscape strip
(Center only)
2’ 7’
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
3. Typical Four-Lane Boulevard Illustration
* Refer to column B in Street Types Development Parameters Table for required landscape elements.
** Curb and gutter between the sidewalk and parking/travel lanes may be utilized in place of the valley gutter illustrated.
4. Street Types Development Parameters Table.
Streets Article XXXIII(K)Sec. 33-284.86
30
31
Street Type Required Elements
A.
Sidewalk
(Min.) [a,
h]
B.
Landscape [b,
c, d]
C.
Curb/
Gutter [e]
D.
Parking
Lane [f]
E.
Bike Lane [g]
F.
Travel
Lanes [h]
G.
Additional
Travel/Turn
Lanes (Min.)
H.
Curb/
Gutter
I.
Median
(Min.)
[a] Landscape area is exclusive of the minimum sidewalk width.
[b] Street trees shall have a minimum caliper of six (6) inches at time of
planting.
[c] Permanent irrigation is required.
[d] Tree grates shall have a minimum area of twenty-four (24) square feet;
tree planters shall have a minimum area of thirty-two (32) square feet;
continuous landscape strips shall have a minimum width of six (6) feet
in the Core and Center Sub-districts, eight (8) feet in the Edge Sub-
district.
[e] In all Sub-districts, curbs and gutters shall be provided at all intersec-
tions and roadway edges of arterials, boulevards and Main Street; in
Core and Center Sub-districts, curbs and gutters shall be provided at
all intersections and roadway edges of minor streets.
[f] On-street parking shall count towards the minimum required park-
ing.
[g] Bike lanes shall be four (4) feet in width when adjacent to curb or
swale; five (5) feet in width when adjacent to a parking lane.
[h] The minimum required width of one-lane/one-way travel lanes shall
be determined by the Department of Public Works and Waste Man-
agement and Fire Rescue Department on a case-by-case basis dur-
ing the Administrative Site Plan Review process (ASPR).
[i] The use of permeable materials to pave private street sidewalks,
on-street parking, and vehicular drives is permitted. Use of perme-
able materials to pave public street sidewalks, on-street parking and
vehicular drives shall require approval from the Director of the Depart-
ment of Public Works and Waste Management.
Type 3 Minor Street
(Parking both sides)
Edge
6’
Continuous
landscape strip
2’ 7’
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
Type 4 Minor Street
(Parking one side)
Core/Center/Edge
9’ (Core)
8’(Center)
6’ (Edge)
Tree grates,
tree planters,
continuous
landscape strip
(Center, Edge
only)
2’
7’ on one
side
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
Type 5 Minor Street
(No Parking)
Core/Center
9’ (Core)
8’ (Center)
Tree grates;
tree planters;
continuous
landscape strip
(Center only)
2’ N/A
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
Type 5 Minor Street
(No Parking)
Edge
6’
Continuous
landscape strip
N/A N/A
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
Type 6 Minor Street
(Canal Side)
Core/Center
9’ (Core)
8’(Center)
Tree grates;
tree planters;
continuous
landscape strip
(Center only)
2’
7’ on side
opposite
canal
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
Type 6 Minor Street
(Canal Side)
Edge
6’
Continuous
landscape strip
N/A
7’ on side
opposite
canal
Required where
indicated on Bike
Route Plan
10’
10’ where
provided
N/A N/A
Type 7 Service Road
Core/Center/Edge
N/A N/A N/A N/A N/A
10’
N/A N/A N/A
Type 8 Pedestrian
Passage
Core/Center/Edge
10’
Tree grates; tree
planters
N/A N/A N/A N/A N/A N/A N/A
N/A: Not Applicable [
#
] Footnote (as provided below)
Standard Urban Centers StreetsSec. 33-284.86
Sec. 33-284.86(C), continued on next page
32
33
5. All streets shall be located according to the New
Streets Plan.
a. All new A streets shall be in the same general lo-
cation shown on the New Streets Plan and may be
modified with respect to alignment, provided that
the final re-alignment does not compromise street
connectivity. No new A streets shall be deleted.
b. B streets and service roads shown on the New
Streets Plan are encouraged to promote con-
nectivity and to conform with block length require-
ments. New B streets and service roads may be
modified or deleted as provided in paragraph (6)
below.
c. All streets shall allow general public access.
Privately built streets shall provide an approved
plat restriction to allow general public access. No
gates that impede through traffic are permitted
along A or B streets.
6. The Director shall approve the modification of A or B
streets or service road or the deletion of a B street if the
following conditions are satisfied:
a. The modification/deletion has been approved by
the Director of the Public Works and Waste Man-
agement Department who shall review the pro-
posed modification for traffic and safety issues.
b. The modification/deletion does not diminish the
general size and location of an open space shown
in the Designated Open Space Plan.
c. The modification/deletion maintains connectivity
to the surrounding area.
d. The modification/deletion enhances pedestrian
safety.
e. The modification/deletion is compatible with the
surrounding area.
f. The modification/deletion allows for the appropri-
ate use of private property.
7. The design of new streets and modifications of existing
streets shall comply with the following requirements:
a. Streets shall be in accordance with the Street
Types Development Parameters criteria set forth
in this section.
b. All streets and service roads shall connect to
other streets or service roads. Dead-end streets
and T-turnarounds shall only be permitted tempo-
rarily for new streets when the adjacent property
is not platted, not developed, or both. When the
adjacent property is platted or developed, a street
shall connect to existing development and the
dead-end street or T-turnaround removed.
c. Cul-de-sacs shall be prohibited, except that a
close shall be permitted when:
Sec. 33-284.86(C), continued
Streets Article XXXIII(K)
i. A street is interrupted by a natural barrier such
as a river, protected land, or similar natural re-
source designated by Miami-Dade County or
any government agency responsible for the
protection of such natural resources; and
ii. such agency prohibits the street to continue
through said natural resource; and
iii. existing development adjacent to or near the
natural resource does not provide a means
for the street to connect to the existing or pro-
posed street network.
The median of such a close shall be land-
scaped. The landscaped area shall be
maintained by a special taxing district, home-
owner’s association or other mechanism ac-
ceptable to the Department of Public Works
and Waste Management to positively provide
for the proper and continuous payment of
maintenance without expense to general tax-
payers.
d. All sidewalks shall provide the following:
i. Minimum width of six (6) feet, unless a dif-
ferent width is required by the Street Types
Development Parameters set forth in this sec-
tion;
ii. Minimum unobstructed area of sixty (60)
inches;
iii. Where a colonnade is required, free and clear
use of a continuous unobstructed area of at
least sixty (60) inches within the colonnade;
and
iv. No utility poles, fire hydrants or any other
temporary or permanent structures within the
unobstructed area.
e. Where on-street parking is provided, parking
lanes shall be no closer than twenty-five (25) feet
from the intersection measured from the outer-
most corner of the nearest corner property line.
f. Maximum curb radii at intersections shall not be
larger than required for the safe travel of emer-
gency and service vehicles.
g. Curbs and gutters shall be provided as follows:
i. All Sub-districts: At all intersections and road-
way edges of arterials, boulevards and Main
Street.
ii. Core and Center Sub-districts: At all intersec-
tions and roadway edges of minor streets.
iii. Edge Sub-district: Not required, except when
indicated by the urban center street type de-
velopment parameters.
h. Utilities other than fire hydrants shall run under-
ground.
Sec. 33-284.86
32
33
i. Buildings placed at the end of a Street Vista may
provide one additional story above that otherwise
permitted by the Building Heights Regulating
Plan; such additional story shall occupy up to
fifteen (15) percent of the floor area of the story
immediately below.
j. Service roads may occur within buildings.
k. Service road access from the front property line
shall be limited to one (1) point of access for every
two-hundred fifty (250) feet of frontage.
D. Open Spaces and Recreation Areas.
1. Open spaces under this article shall be classified as (a)
designated or (b) private open spaces.
a. Designated open spaces shall be subject to the
following requirements:
i. The general location, area, and dimensions
shall conform with the Designated Open
Space Plan. The street area on the side ad-
joining the designated open space and con-
sisting of the curb, street tree landscape strip
and sidewalk shall count towards the square
footage of the open space.
ii. Designated open spaces shall include the an-
chor point depicted on the Regulating Plan,
and shall be provided at grade level.
iii. Provided that all other parameters on the
Designated Open Space Plan are met and
that an individual/developer owns the entire
designated open space area and an adjacent
area, the final location of the designated open
space may be pivoted around its anchor
point onto such adjacent area, allowing the
area previously designated as open space
to be developed as permitted in the land use
regulating plan.
iv. Designated open spaces shall be provided
in the form of squares, greens, or plazas
as provided in the Designated Open Space
Plan. Golf courses and parking lot buffers
shall not count towards the designated open
space requirement. Fifty (50) percent of an
area designated as open space may contain
a lake.
v. No replatting or other land subdivision shall
divide property in such a way that required
designated open space is avoided or its loca-
tion changed.
vi. Designated open spaces shall be shaded,
and their ground surface shall be a combi-
nation of paving materials, lawn, or ground
cover.
vii. If a lot or group of lots is designated entirely
as open space in the Designated Open Space
Plan, half of the lot or group shall be develop-
able in a contiguous pattern and at a density
in compliance with its land use designation
for the entire parcel. Two (2) additional stories
above the number of stories permitted by the
Sub-districts and Building Heights Plans shall
be permitted. Under this circumstance, the
developable portion shall not be required to
comply with the private open space require-
ment for residential development provided
herein.
viii. If a lot or group of lots is designated partially
as open space in the Designated Open Space
Plan, the portion not designated as open
space shall be developable in a contiguous
pattern at a density/intensity which will equal
the density/intensity permitted by the land
use designation for the entire parcel. Up to an
additional two (2) stories above the number
of stories permitted by the Sub-districts and
Building Heights Plans shall be permitted to
allow the increased density/intensity only.
ix. Around designated open spaces, the build-
ing’s frontage, height and placement shall be
in accordance with the Building Placement
Standards set forth in Section 33-284.85 of
this article.
b. Private open spaces shall be subject to the follow-
ing requirements:
i. Private open spaces shall be provided in the
form of colonnades, courtyards, terraces,
lawns, community gardens, and landscaped
roof terraces/gardens on buildings or garage
structures. Designated open spaces shall
count towards the private open space re-
quirement. Lakes, golf courses, and parking
lot buffers shall not count towards the open
space requirement.
ii. All residential developments, except for multi-
family residential and live-work units, shall
provide a minimum of four-hundred (400)
square feet of private open space per lot, in
the form of courtyards, terraces, or lawns.
iii. All multi-family residential, non-residential
and mixed-use developments shall reserve
a minimum of ten (10) percent of the site for
common, private open space.
iv. Private open spaces shall be shaded, and
their ground surface shall be a combination
of paving materials, lawn, ground cover, flow-
ers, fruits or vegetables. Enclosures of private
open spaces shall comply with subsection H
below.
c. Community gardens shall be permitted in all land
use categories to satisfy private open space re-
quirements, subject to the following restrictions:
Standard Urban Centers Open SpaceSec. 33-284.86
34
35
Open Space Article XXXIII(K)
i. Cultivated and harvested products may only
be sold at permitted farmers markets and at
grocery stores.
ii. The raising or sale of livestock or poultry is
prohibited.
iii. Only hand held tools shall be permitted in the
cultivation and harvesting process. Use of
heavy agriculture equipment is prohibited.
iv. All tools, equipment and products used to
grow and harvest plant material shall be
stored in an enclosed structure subject to
the Building Placement Standards set forth in
Section 33-284.85 of this article.
v. Gardens shall only be tended between sun-
rise and sunset.
2. Recreation Areas
Educational and child care facilities located within an
Urban Center District shall be exempt from the outdoor
recreation area requirements of Section 33-151.18(a)
of this chapter and shall be required to provide indoor
and/or outdoor recreation areas subject to the follow-
ing requirements:
Categories Required Recreation Area (**)
Child care/day nursery/
kindergarten and
preschool and after-
school care
22.5 square feet per child calculated in terms
of half of the proposed maximum number of
children for attendance at the school at one
(1) time.
Elementary school
(grades 1-6)
250 square feet per student for the first 30 stu-
dents; thereafter, 150 square feet per student.
Junior and senior high
school (grades 7-12)
400 square feet per student for the first 30
students; 150 square feet per student for the
next 300 students; thereafter, 75 square feet
per student.
*
Where there are category combinations, each classification shall
be calculated individually.
**
Recreation Area consists of indoor and outdoor recreation areas.
Indoor-recreation areas may consist of indoor playgrounds,
indoor pools, gymnasiums and/or indoor ball courts and/or similar
indoor recreation facilities. Outdoor recreation areas may include
rooftop facilities.
permanently installed grates perforated to permit
natural irrigation. The grates shall be installed
flush with the surrounding sidewalk.
b. Tree planters. Trees are planted within a raised
planter located on the sidewalk. The planter shall
be defined on all sides by a permanent masonry
structure to consist of a minimum six (6) inch
raised curb. The area within the planter, in addition
to the required trees, shall be planted with ground
cover, shrubs, or other appropriate plant material.
c. Continuous landscape strips. Trees are planted in
the area between the curb or roadway edge and
the sidewalk. This area, in addition to the required
trees, shall be planted with grass.
2. For all land uses except for single-family or duplex,
tree requirements for private property shall be based
on sixteen (16) trees per net acre of lot area and, in
addition to the placement on the lot, may be placed in
greens, squares, plazas and medians within the Urban
Center District or Area.
F. Parking.
Except as provided herein, parking shall be provided as
required by Section 33-124 of this chapter.
1. Multi-story parking garages, parking lots, and on-street
parking shall count toward all parking requirements. In
the event on-street parking spaces are removed due
to roadway improvements, those removed spaces
that were counted toward a development’s parking
requirement shall not cause that development to be-
come nonconforming.
2. At a minimum, parking shall be provided as follows:
Single Family Residential: single family detached: 2 spaces/unit
courtyard or sideyard house: 2 spaces/
unit
rowhouse or urban villa: 2 spaces/unit
duplex: 2 spaces/unit
Tree Planter
Sec. 33-284.86
E. Landscape.
Except as provided herein, landscape shall be provided as
required by Chapter 18A of this code. In the Core and Cen-
ter Sub-districts, landscape shall be provided as follows:
1. Street trees shall be planted at a maximum of twenty-
five (25) feet average on center, with a minimum six
(6) inch diameter at breast height. Unless otherwise
indicated by the Urban Center District or Area street
type parameters, street trees shall be planted in one
or more of the following methods of installation as re-
quired by Section 33-284.86(C)(4) above;
a. Tree grates. Trees are planted within openings on
the sidewalk. The openings shall be covered by
34
35
Standard Urban Centers
Multi-family Residential: 1 spaces/1 bedroom unit
1.5 spaces/2 bedroom unit
1.75 spaces/3 or more bedroom units
Housing for the elderly: 0.5 spaces/unit
Hotel/Motel: 1 space/first 40 guest rooms and 1 ad-
ditional space/every 2 guest rooms or
suites thereafter
General Retail/Personal
Services and Entertain-
ment Uses:
1 space/250 square feet of gross floor
area
Professional Business
Offices and Health Care
Services:
1 space/400 square feet of gross floor
area
Food/Beverage Establish-
ments:
1 space/ 50 square feet of patron area
Industrial: shall comply with Section 33-124 of this
chapter
Live-work units: (1) residential component: 2 spaces/unit,
and
(2) workshop component: 1 space/325
square feet of workshop area
Live-work buildings: (1) residential component: shall comply
with the multi-family residential require-
ments described in this sub-section, and
(2) work space, non-residential compo-
nent: shall comply with Section 33-124
of this Chapter.
Civic uses: shall comply with Section 33-124 of this
chapter
All other uses shall comply with the parking standards
provided in Section 33-124 of this chapter. Educational
and child care facilities located within a mixed-use
building shall be exempt from the auto-stacking re-
quirements of Section 33-151.18(c) of this chapter.
3. Parking reduction. Development meeting certain crite-
ria shall be permitted to reduce the number of parking
spaces required. Specific use, location, and parcel
requirements and permitted reductions are provided
in the following table:
Developments meeting more than one of the use, loca-
tion, and parcel criteria shall be permitted to combine
each permitted reduction; the combined reduction
shall be calculated by reducing the first applicable cri-
teria from each group in the order of the table above.
4. Mixed-use, multi-family residential, or non-residential
developments in all Sub-districts may provide the
required parking off-site, where the off-site parking is
within seven-hundred fifty (750) feet of the develop-
ment and in a land use designation that is similar to
or higher intensity than the land use designation of the
development being served. Any certificate of use for
mixed-use, multi-family residential, or non-residential
development shall immediately terminate in the event
such parking area is not available. An applicant for
approval of a mixed-use, multi-family residential or
non-residential development with off-site parking shall
execute and record in the public records of this County
a declaration of restrictions approved by the Director
covenanting that such development shall cease and
terminate upon the elimination of such parking area,
and that no development requiring such parking shall
be made of such property until the required parking
area is available and provided.
Use Location, Parcel
Requirement
Permitted reduction
of required parking as
otherwise provided in this
section
Core
Center
Edge
Group 1: Work-force reduction
Work-force
housing units
(WHU) as
defined in this
article
No location limitation 25%* 25%* 25%*
Group 2: Location reduction
Non-residential,
mixed-use,
multi-family
residential
Within five hundred (500)
feet of a rail station
100% 100% N/A
Within five hundred (500)
feet of a bus stop serviced
by premium transit
50% 50% N/A
Within five hundred (500)
feet of a bus stop
40% 40% N/A
Within one-quarter (1/4)
mile of a rail station
50% 50% N/A
Within one-quarter (1/4)
mile of a bus stop or
serviced by premium transit
30% 30% N/A
Within one-quarter (1/4)
mile of a bus stop
20% 20% N/A
Within one-half (1/2) mile of
a rail station
30% 30% N/A
Within one-half (1/2) mile of
a bus stop
10% 10% N/A
Group 3: Parcel size reduction
Non-residential,
mixed-use,
multi-family
residential
Parcels less than fifteen-
thousand (15,000) square
feet
100% 100% N/A
Parcels between fifteen-
thousand (15,000) and
thirty-thousand (30,000)
square feet
60% 60% N/A
Mixed-use Parcels greater than thirty-
thousand (30,000) square
feet
20% 10% N/A
* Percentage reduction applies only to those spaces required by WHU
restricted residential units
N/A: Not Applicable
ParkingSec. 33-284.86
36
37
Parking Article XXXIII(K)
5. Except for detached single-family homes, courtyard or
sideyard houses, and duplexes, all parking may be in
the form of parking garage structures or parking lots
which shall be located in the rear or on one side of the
building, and shall be screened from the street. Park-
ing is not permitted in setback areas required along
street frontages.
6. Parking garage structures shall be screened by a liner
building containing a minimum depth of twenty (20)
feet of habitable space for all stories along the pri-
mary frontage, and for parcels with three (3) or more
frontages, on at least two (2) frontages. For all other
frontages, architectural features of a parking structure
shall appear consistent and harmonious with that of
habitable space. On parcels having a lot depth at any
one point of less than one-hundred fifty (150) feet, as
measured from the front property line, a liner building
shall only be required on the ground floor. No vehicles
parked within the structure shall be visible from the
street.
7. Mechanized parking shall be allowed for mixed-use,
non-residential, and multi-family developments and,
when provided, shall be exempt from the provisions
of Section 33-122 of this code. For the purpose of
this article, mechanized parking shall be defined as
a mechanism with vertical and horizontal transport
capability that provides for automobile storage and re-
trieval. A mechanized parking space shall be counted
toward the parking requirements of this Section. When
provided, mechanized parking shall comply with the
following:
a. A queuing analysis is submitted and approved
during the Administrative Site Plan Review pro-
cess.
8. Parking lots shall provide for vehicular connectivity to
adjacent parking areas.
9. The use of permeable materials for paving parking lots
shall be permitted in the urban center districts.
10. Parking for individuals with disabilities shall comply
with the Florida Building Code.
11. Parking for persons transporting strollers shall comply
with section 33-122.2 of this chapter.
12. Individual parking garages for single-family homes
shall count towards the parking requirement.
13. In the Edge Sub-district, parking for detached single
family homes and duplexes on platted lots of 12,000
sq. ft. or less shall be subject to the following:
a. Where there is no service road, parking shall be
in the form of individual garages or carports ac-
cessed through a driveway from the street. When
provided, attached garages and carports shall be
located as provided in the Building Placement
Standards set forth in Section 33-284.85 of this
article.
b. Along the front property line the maximum width
of the driveways in front of the build-to line shall be
ten (10) feet. On any other frontage the maximum
width of the driveway shall be twenty (20) feet.
c. The parking area shall be screened at the build-to
line through the use of walls, hedges, or fences in
accordance with Sub-section (H) below and the
Building Placement Standards set forth in Section
33-284.85 of this article.
d. The sidewalk shall be continuous and remain at
a constant level at all instances where a driveway
intersects it.
14. Required parking for single family homes, courtyard
or sideyard houses, duplexes, urban villas and row-
houses may be provided in a tandem configuration.
15. Where a wall or fence is used for screening parking
areas along streets, a five (5) foot landscape strip with
a hedge shall be required in front of the wall or fence.
16. The provisions of Section 33-131 of this chapter shall
not apply to the required parking for mixed-use and
non-residential developments.
G. Lighting.
1. Street lighting shall comply with the following:
a. Street lighting shall be provided in these areas:
commercial and live-work unit driveways and
parking areas, sidewalks and pedestrian pas-
sages, commercial establishment entryways,
recreation areas, and multi-family residential com-
mon areas and entryways.
b. Outdoor lighting of these areas shall comply with
Section 33-4.1 of this chapter.
c. All light fixtures shall be of a pedestrian scale,
with a maximum height of eighteen (18) feet and
a maximum spacing between fixtures of sixty (60)
feet or such other spacing as may be required by
the Department of Public Works and Waste Man-
agement, whichever is the most restrictive.
d. The type and spacing of light fixtures shall be ap-
proved by the Department of Public Works and
Waste Management or its successor. Approval
shall be based on uniformity of types, location,
right-of-way width, and luminosity.
e. Weather and vandalism resistant covers shall pro-
tect all light fixtures.
f. Streetlamps shall be installed on both sides of
streets.
g. Cobra-head lights shall not be permitted.
2. Open parking lot, access road, and service road light-
ing shall be provided as required in Section 8C-3 of
this Code. Lighting fixtures in these areas shall have a
maximum height of eighteen (18) feet above grade.
Sec. 33-284.86
36
37
Standard Urban Centers
Location Type and Material Spacing Height
Around perimeter of
designated open space
Walls: masonry. Fences: wood, electrostatic plated aluminum,
or wrought iron.
N/A Max. 3’-6”
Hedges and shrubs Max. 48” O.C.
At time of planting
Min. 18”
Max. 3’-6”
In front of the build-to-line
(BL):
Along front (F), side street
(SS), and interior side (IS)
Walls: masonry. Fences: wood, electrostatic plated aluminum,
or wrought iron.
N/A Max. 3’-6”
Hedges and shrubs
At time of planting Min. 18”
Max. 48” O.C. Max. 3’-6”
Behind the build-to-line
(BL):
Along interior side (IS) and
rear (R) property lines
Walls: masonry. Fences: wood, electrostatic plated aluminum,
or wrought iron
N/A Max. 72”
Hedges and Shrubs
At time of planting Min. 18”
Max. 48” O.C. Max. 96”
Chain Link N/A Max. 72”
Along the build-to-line (BL)
Walls: masonry. Fences: wood, electrostatic plated aluminum,
or wrought iron
N/A Max. 72”
Max. 48” O.C. Max. 72”
Parking Areas Along Streets
Walls: masonry. Fences: wood, electrostatic plated aluminum,
or wrought iron
N/A Min. 3’-6”
Hedges and shrubs Max. 48” O.C.
Service Areas
Walls: masonry. Fences: wood, electrostatic plated aluminum,
or wrought iron
N/A
Height required to mitigate
the visual impact of service
area features
Construction Areas Chain Link N/A
H. Walls, fences, and hedges.
The following shall be permitted:
Min.: Minimum
Max.: Maximum
N/A: Not Applicable
O.C.: On Center
Note: Hedges and shrubs shall be subject to Chapter 18-A of this Code.
Additional requirements for walls, fences and hedges may be included in
the Building Placement Standards set forth in Section 33-284.85 of this
article, and in the event of a conflict, the Building Placement Standards
shall govern.
Notwithstanding any other provision of this chapter to the contrary, in
Targeted Urban Areas defined pursuant to chapter 30A, article VI, walls,
fences, and hedges associated with residential, single-family homes that
were legally established in accordance with a zoning district or zoning
approval that predates the rezoning to urban center district shall be
permitted to a maximum height of 72 inches, regardless of location.
Walls, Fences, and HedgesSec. 33-284.86
38
39
Signs Article XXXIII(K)Sec. 33-284.87
Sec. 33-284.87. Signs.
Except as provided herein, the definitions set forth in Section
33-84 of this chapter shall apply. In the event of a conflict, the
provisions of this section shall govern.
A. For purposes of this section, the following definitions
shall apply:
1. Digital technology (signs): electronic technology that
allows for changes to a sign copy resulting from digital
data input. Included in this technology are signs that
use series of lights, including light emitting diodes
(LED), fiber optics, or other similar technology.
2. Nits: Luminance is the measure of the light emanating
from an object with respect to its size and is the term
used to quantify electronic sign brightness. The unit
of measurement for luminance is nits (nt), which is the
total amount of light emitted from a sign divided by the
surface area of the sign [candelas per square meter
(cd/m2)].
B. Temporary signs in MUCs and CUCs. Temporary signs
(Class A) shall be permitted in compliance with Section 33-
99 of this chapter.
C. Permanent Point of Sale Signs. Permanent point of sale
signs (Class B) shall be permitted as follows:
1. The following permanent point of sale signs are per-
mitted in all Sub-districts in conjunction with permitted
business and industrial uses: flat attached, hanging,
awning, cantilever, projecting, and monument. No
other detached sign shall be permitted except monu-
ment signs.
a. Projecting signs shall be mounted and perpen-
dicular to the building.
b. The copy of an awning sign shall only be located
on the valance of the awning.
c. The bottom of a hanging sign shall be located at a
minimum height of eight (8) feet from the finished
floor.
d. Monument signs, which are freestanding, 2-faced
signs, shall have a base at least seventy-five (75)
percent of the horizontal width of the sign and
located directly on the ground or a maximum of
twelve (12) inches above grade.
e. Cantilever signs are mounted on those portions of
the building that project horizontally.
2. Maximum size, location, and number of signs shall be
as follows:
3. Illumination/lighting shall comply with the following:
Flat attached, cantilever, and projecting signs utiliz-
ing flashing, moving, intermittent, chasing, or rotating
lights shall be permitted in conjunction with conven-
tion halls or meeting halls and auditoriums, theaters,
movie theaters, athletic facilities, museums, and other
visual and performance arts buildings.
Where digital technology is allowed, it shall be pro-
vided in compliance with the following:
a. No auditory message or mechanical sounds shall
be emitted from the sign.
b. The sign shall not display any illumination that
moves, appears to move, blinks, fades, rolls,
dissolves, flashes, scrolls, shows animated move-
ment, or changes in intensity during the static
display period.
c. All digital signs shall be modulated so that, from
sunset to sunrise, the brightness shall not be
more than 500 Nits. Sunset and sunrise times
are those times established by the Miami office of
the National Weather Service. At all other times,
the maximum brightness levels shall not exceed
5,000 Nits. All digital signs shall have installed
Sign Type Size Number of Signs
Flat Attached,
Cantilever,
Projecting*
10% of wall area** Not limited
Hanging,
Awning
6 sq. ft. Not limited
Monument* 25 sq. ft. maximum for first 50
feet of street frontage plus .75
sq. ft. for each additional foot
of street frontage to a maximum
sign face area of 40 sq. ft.
One per street
frontage
* Each side of a projecting sign with multiple faces shall count
toward the maximum permitted sign area.
** Where a building may be occupied by multiple tenants, the
permitted sign area that results from the percentage of wall area is
shared among all tenants. A sign survey shall be required at time
of permitting to demonstrate compliance with the maximum sign
area permitted. In all Sub-districts, for flat attached signs only, up
to thirty (30%) percent of the sign may be illuminated using digital
technology.
38
39
Standard Urban Centers
ambient light monitors and at all times shall allow
such monitors to automatically adjust the bright-
ness level of the sign based on ambient light con-
ditions.
d. The message display shall not change more often
than once each eight seconds, with all moving
parts or illumination moving or changing simulta-
neously.
e. Any digital sign that malfunctions, fails, or ceases
to operate in its usual or normal programmed
manner shall immediately revert to a black screen
and shall be restored to its normal operation con-
forming to the requirements of this section within
twenty-four (24) hours.
4. Maximum heights shall be as follows:
a. Six (6) feet above grade to top of sign for monu-
ment signs, except for signs associated with non-
conforming structures located on corner parcels
fronting major or minor roads identified on the
Land Use Plan one monument sign may be con-
structed at a maximum height of twelve (12) feet
above grade to top of sign in lieu of two six-foot
signs;
b. No height limits for flat attached, cantilever, or pro-
jecting signs;
c. For signs painted on the façade of a building or
on the valance of an awning, the copy shall not
exceed one (1) foot.
5. No setback is required for any sign. Cantilever, project-
ing, and awning signs may encroach into any required
setback. Awning signs and projecting signs attached
to awnings may encroach into the right-of-way. Where
a zero (0) foot setback is permitted, cantilever and pro-
jecting signs may encroach into the right-of-way up to
three (3) feet. Signs encroaching into the right-of-way
shall be a minimum of eleven (11) feet above the side-
walk.
C. Directional Signs: Directional signs, to direct traffic flow
and locate entrances and exits shall be permitted on private
property in connection with any permitted use. Detached
directional signs shall not exceed three (3) square feet in
area; directional signs attached to buildings shall not ex-
ceed twelve (12) square feet in area. The maximum height
of a detached directional sign shall be ten (10) feet. Direc-
tional signs shall be shown and approved on site plans
which indicate sign size, location, copy, etc.
D. Flags: Each parcel may display no more than three (3) flags
and three (3) flagpoles. Flagpoles shall not exceed seventy
(70) feet in height. Flag dimensions shall be proportional to
the pole such that the hoist side of the flag is not more than
fifty (50) percent of the vertical height of the flagpole. For
purposes of this Section, “flag” means any fabric or bunting
containing colors, patterns, or symbols.
E. Prohibited Signs. The following types of outdoor signs
shall be prohibited:
1. revolving, rotating, and other moving signs
2. backlit signs of any type
3. banners
4. roof signs
5. balloon signs
6. class C commercial signs or other outdoor advertising,
except those within bus shelters.
Sec. 33-284.88. Review Procedure / Adminis-
trative Site Plan and Architectural Review.
Except for individual single-family homes and duplexes, all ap-
plications for development approval within an Urban Center
District that are not otherwise permitted as nonconforming uses
or structures shall comply with the requirements of this article
and with the site plan and architectural review criteria contained
herein. Developments shall be processed and approved ad-
ministratively as follows:
A. Administrative site and architectural plan review.
1. Purpose and intent. The purpose of the administrative
site and architectural plan review is to encourage logic,
imagination, innovation and variety in the design pro-
cess to insure the congruity of the proposed develop-
ment and its compatibility with the surrounding area.
2. Review by Department. The Department shall review
plans, including the exhibits listed below for complete-
ness and compliance with the aforementioned pur-
pose, provisions of this article, including the Regulat-
ing Plans, and for compliance with the site plan review
criteria provided herein.
3. Review by other agencies. Additionally, all applica-
tions shall be reviewed by the following departments of
Miami-Dade County and other public entities for poten-
tial impacts on infrastructure and other services result-
ing from the application: Department of Transportation
and Public Works or its successor, Department of
Solid Waste or its successor, Division of Environmental
Resources Management or its successor, Miami-Dade
Fire Rescue Department or its successor, the Miami-
Dade County School Board, and such other County
departments as the Director may deem appropriate to
Review ProcedureSec. 33-284.88
40
41
Zoning Relief Article XXXIII(K)
review the application. In the event the application indi-
cates impacts on services and infrastructure provided
by any of the foregoing, the applicant shall meet with
the affected department or entity to discuss potential
mitigation of the impacts and shall submit evidence to
the Department of such discussion.
4. Time for review. The Director shall issue a final deci-
sion within 21 days of the date of submission of the
completed application. The applicant shall have the
right to extend the 21 day period by an additional
21 days upon timely request made in writing to the
Department. The Department shall have the right to
extend the 21 day period by written notice to the ap-
plicant that additional information is needed. Denials
shall be in writing and shall specifically set forth the
grounds for the denial.
5. Appeals. Any final decision of the Director may be ap-
pealed in accordance with the procedures established
in this chapter for appeals of administrative decisions
relating to administrative site plan review.
B. Applications for administrative site plan and architec-
tural review. Applications for administrative site plan and
architectural reviewunder this article shall be accompanied
by exhibits prepared by registered architects and land-
scape architects which shall be submitted to the Depart-
ment and shall include the following:
1. Site plan(s) including:
a. Sub-district location;
b. Street layouts and designations as per this ar-
ticle;
c. Locations, shape, size, and height of existing
buildings;
d. Building exterior finish material;
e. Indication of street vistas;
f. Lot lines, setbacks and build-to-lines;
g. Location of open spaces including anchor points
if applicable;
h. Location of on-street and off-street parking includ-
ing type of permeable materials if used on parking
lots, loading facilities, and waste collection areas;
i. Indication of signage;
j. Indication of any site or building design methods
used to conserve energy;
k. Locations of backflow prevention devices and
connections; and
l. Indication of the placement and type(s) of lighting
fixtures illuminating roadways and parking areas.
2. Landscape plans, including specifications of species
of plant material, location, and size in accordance with
this article and Chapter 18A of this Code.
3. Street cross-sections, including adjacent buildings
and open space.
4. Floor plans, elevations, and sections of all buildings,
including total gross square feet of area for each floor
and all dimensions relating to the requirements of
this article. A pattern book may be submitted for de-
tached and attached single-family units including, at a
minimum, unit plans and elevations, elevation of unit
groupings, and typical design details such as street
lamps, benches, fencing, and paving details.
5. Figures indicating the following:
a. Gross and net acreage;
b. Total square footage for each use by type;
c. Total number of dwelling units;
d. Amount of passive and active open space in
square feet; and
e. Such other design data as may be needed to
evaluate the project’s compliance with the re-
quirements of this article and Chapter.
Sec. 33-284.89. Zoning relief from certain
requirements.
Relief from the following requirements of this article shall be
permitted only pursuant to the standards and requirements of
Section 33-311(A)(4)(a) of this code:
1. Minimum and maximum densities;
2. Required liner buildings used to screen parking;
3. Colonnade regulations, including minimum horizontal and
vertical clearances;
4. Provision of A streets;
5. Requirements for street trees, greens, plazas, squares and
medians;
7. Maximum size of blocks;
8. Curb requirement in the Core and Center sub-district; and
9. Signage
Sec. 33-284.89
40
41
Standard Urban Centers
Sec. 33-284.89.1. Special Exceptions Proce-
dures.
A. Requests for special exceptions. Requests for special ex-
ceptions as permitted in this article shall be in accordance
with Section 33-311 (A)(3) of this Code.
B. Standards for Site Plan Review. To ensure compatibility
with the surrounding area, the following site plan review
standards shall be utilized by the Director, the Community
Zoning Appeals Board, and the Board of County Commis-
sioners in the consideration of requests for special excep-
tions pursuant to this article:
1. Except for street tree requirements, developments
shall provide two (2) times the landscaping required
by this article and applicable Chapter 18A (Landscape
Code) regulations.
2. The proposed development’s scale and architecture
shall be compatible with buildings in the surrounding
area. Building height transitions shall be used when
the proposed permitted maximum height for a devel-
opment is greater than existing or proposed buildings
in the adjoining or adjacent neighborhood.
3. The development shall meet the standards and criteria
of the urban center’s land use category designation
and Building Placement Standards as provided in this
article, and shall meet all other requirements for such
particular use set forth in this chapter.
Sec. 33-284.89.2. Nonconforming Lots, Uses
and Structures.
A. Purpose/Applicability.
1. Nothing contained in this article shall be deemed or
construed to prohibit the continuation of a legally es-
tablished non-conforming use, structure, or occupan-
cy, as those terms are defined in Sections 33-1, 33-34,
and 33-35 of this chapter. The intent of this Section is
to encourage nonconformities to ultimately be brought
into compliance with current regulations. This section
shall govern in the event of conflicts with other regu-
lations of this code pertaining to legally established
nonconforming uses, structures, and occupancies.
2. The term “nonconformity” shall refer to a use, building,
or lot that does not comply with the regulations of this
article. Only legally established nonconformities shall
have rights under this section.
3. For purposes of this section, the term “expansion”
shall mean an improvement, addition, enlargement,
extension, or modification to a structure that increases
the square footage of the structure.
4. For the purposes of this section, “legally established”
shall apply to the following circumstances:
a. A lot that does not meet the lot frontage, lot width,
lot depth, and/or lot area requirements of the cur-
rent zoning district, provided that such lot met the
regulations in effect at the time of platting.
b. A site or improvement that is rendered noncon-
forming through the lawful use of eminent domain,
an order of a court of competent jurisdiction, or
the voluntary dedication of property.
c. An existing use which conformed to the code at
the time it was established.
d. A building and/or site improvement that was per-
mitted in accordance with regulations in effect at
the time of permitting or that was approved pursu-
ant to a public hearing.
e. A building and/or site improvement that had re-
ceived final site plan approval through a public
hearing pursuant to this chapter or through ad-
ministrative site plan review or had a valid building
permit.
f. Discontinuation of the use, structure, or occupan-
cy would abrogate a vested right as determined
by Sections 2-114.1 to 2-114.4 of this Code.
B. Nonconforming Lots, Uses and Structures.
1. Nonconforming Lots.
a. Development on a legally established, noncon-
forming lot that does not meet the lot frontage
and/or lot area requirements of this article shall be
permitted, provided that the development meets
all other requirements of this article.
b. Expansions to structures on legally established,
nonconforming lots shall be permitted in accor-
dance with this section.
c. Variances from other requirements of this article
shall require a public hearing, pursuant to this
article and Section 33-311 of this chapter.
2. Nonconforming Uses.
a. A legally established nonconforming use may
continue. Expansions to a structure containing a
nonconforming use shall require Administrative
Nonconforming Lots, Uses, and StructuresSec. 33-284.89.2
42
43
Site Plan Review [see Subsection (C)] below.
b. If a nonconforming use is discontinued for a pe-
riod of more than one year, the use may not be
reestablished. A use shall be considered discon-
tinued once the activities or commerce, essential
to the continuation of the use are abandoned. Dis-
continuance due to acts of force majeure shall not
constitute abandonment, provided that a good
faith effort is made to reestablish the use.
c. Expansions of nonconforming single-family and
two-family residences shall be permitted and shall
not require Administrative Site Plan approval, pro-
vided that the project complies with the Building
Placement Standards for single-family detached
or duplex lots set forth in Section 33-284.85 of
this article.
3. Nonconforming Structures.
a. To prevent changes in regulation from unduly bur-
dening property owners, legally established, non-
conforming structures may continue to be used
and maintained. Expansions, repairs, alterations,
and improvements to nonconforming structures
shall be permitted only in accordance with the fol-
lowing provisions:
i. Internal and external repairs, alterations, and
improvements that do not increase the square
footage of the nonconforming structure shall
be permitted and shall not be subject to the
requirements of this article.
ii. Expansions to a nonconforming structure
shall be permitted as follows:
(a) If the total square footage of the proposed
improvement is less than fifty (50) percent
of the structure’s net square footage at
the time it became nonconforming, the
improvement shall require Administrative
Site Plan Review [see Subsection (C) be-
low].
(b) If the total square footage of the pro-
posed improvement is equal to or ex-
ceeds fifty (50) percent of the structure’s
net square footage at the time it became
nonconforming, the entire structure and
site improvements shall be brought into
compliance with current regulations.
(c) Once the cumulative total of additional
square footage of improvements equals
to fifty (50) percent of the structure’s net
square footage at the time it became non-
conforming, no additional expansions
shall be permitted and the entire structure
and site improvements shall be brought
into compliance with current regulations.
(d) For the purposes of this article, net square
footage shall refer to the square footage
Nonconforming Lots, Uses, and Structures Article XXXIII(K)
indicated on the building permit or deter-
mined through equivalent evidence.
b. If a nonconforming structure is damaged by fire,
flood, explosion, wind, war, riot or any other act of
force majeure, repairs shall be subject to the fol-
lowing provisions:
i. If the repair/replacement cost is less than
fifty (50) percent of the value of the struc-
ture based upon the average of two (2)
independent appraisals, the structure may
be reconstructed up to the same building
height and within the same building footprint
existing prior to the damage, provided that an
application for final building permit has been
submitted within twelve (12) months of the
date of such damage unless extended by the
Board of County Commissioners.
ii. If the repair/replacement cost is equal to or
exceeds fifty (50) percent of the building’s
value based upon the average of two (2) in-
dependent appraisals, the building and site
improvements shall be brought into compli-
ance with current regulations.
iii. Routine internal and external maintenance,
repairs and material replacement such as
re-roofing, painting, window or door replace-
ment, mechanical equipment repair and
replacement, plumbing and electrical main-
tenance, and similar repair, maintenance and
replacements shall be permitted and shall not
be subject to the requirements of this Article.
c. If a nonconforming building is deemed to be
unsafe pursuant to Chapter 8 of this Code, and
demolition is required, the building shall be rebuilt
in accordance with current regulations.
d. In addition to the requirements of this section, all
repairs, improvements and expansions to a non-
conforming building shall comply with the Florida
Building Code.
C. Administrative Site Plan Review Standards.
1. Where Subsection (B) above permits the expansion of
a nonconforming use or structure subject to adminis-
trative review, the project shall be reviewed according
to the plan review standards outlined in this sub-sec-
tion. The intent of the plan review shall be to allow for
the continuation of viable uses and structures while
seeking opportunities to lessen the adverse impacts of
proposed expansions and encouraging nonconformi-
ties to ultimately be brought into compliance.
2. Expansions to nonconforming single-family and two-
family residences are permitted and shall not require
Administrative Site Plan Review (ASPR) approval, pro-
vided said expansion complies with the single-family
detached or duplex lot criteria indicated in the building
placement standards of this article. One-family and
Sec. 33-284.89.2
42
43
two-family residences that were rendered noncon-
forming due to the assignment of a nonresidential land
use designation shall be permitted to continue and
expand in accordance with Subsection (B) above. The
expansion shall not require ASPR approval provided
said expansion meets the applicable single-family de-
tached or duplex lot criteria indicated in the building
placement standards of this article.
3. Expansions permitted under Subsection (B) above
subject to the Administrative Site Plan Review (ASPR)
process, shall be permitted by the Department upon
a showing that the project satisfies all of the following
criteria:
a. The expansions will not cause adverse impacts,
such as traffic, noise, dust, odors and parking
congestion, on surrounding properties or signifi-
cantly change the character of the area.
b. The expansion shall comply with the setback re-
quirements applicable only to the expanded area,
as indicated in the Building Placement Standards
set forth in Section 33-284.85 of this article. Other
requirements set forth in Section 33-284.85 such
as building frontage may be waived by the Direc-
tor.
c. The number of parking spaces necessitated by
the expansion is provided in accordance with the
minimum number of parking spaces requirements
in Section 33-284.86(F)(2).
d. The expansion shall comply with the street tree
requirement in this article and with the parking lot
buffers requirement in Chapter 18A (Landscape
Code).
4. If the project does not meet the aforementioned crite-
ria, it shall be permitted if approved upon public hear-
ing. At public hearing, additional conditions may be
imposed to enhance compatibility of the project with
the surrounding area, including without limitation, the
following:
a. Limit the manner in which the use is conducted,
including restricting hours of operation and other
restraints, to minimize adverse impacts such as
noise, vibration, air pollution, glare and odor.
b. Specify additional screening or open space to
minimize impacts to surrounding properties or the
character of the area.
c. Restrict the height, size, or location of a building
or other structure.
d. Require additional right-of-way dedication or road
improvements.
e. Restrict the number, size, location, height or light-
ing of signage.
Standard Urban Centers
* See also Sec. 33-1(85.1), 33-3, 33-305(b), and 33-314
Conflicts With Other ChaptersSec. 33-284.90
f. Limit the location and intensity of outdoor lighting
or require its shielding.
g. Restrictions to protect existing natural, cultural
and historical resources.
h. Impose additional restrictions necessary to protect
existing natural, cultural, and historical resources.
i. Impose additional conditions necessary to further
the intent and purpose of this article and the Com-
prehensive Development Master Plan.
Sec. 33-284.89.3. Amendments to Urban
Center or Urban Area District Land Use Plan
Category or Other Regulating Plan.
Notwithstanding any other provision of this code to the contrary,
for properties that have a zoning classification of urban center
or urban area district, an application (i) to amend a land use
regulating plan or (ii) to amend any other element of a regulat-
ing plan as applicable to the particular property (iii) or to expand
the boundaries of an urban center or urban area district shall
be processed as an application for a district boundary change
in accordance with the procedures set forth in Article XXXVI of
this chapter.*
Sec. 33-284.90. Conflicts with other chapters
and regulations.
This article shall govern in the event of conflicts with other zon-
ing, subdiv`ision, or landscape regulations of this code, or with
the Miami-Dade Department of Public Works Manual of Public
Works.
ā
REVISED JUNE 2019
