B i s c a y n e B o u l e v a r dStreet, which is home of the Miami Heat, a professional basketball team. The Freedom Tower is located within the study boundary on Biscayne Boulevard

B i s c a y n e B o u l e v a r dS P E C I A L A R E A P L A N

Because of its central location,Biscayne Boulevard links many ofMiami’s attractions.

Table of Contents

1.0 Introduction

2.0 Existing Conditions

3.0 Recommendations• 3.1 Roadway Design• 3.2 Traffic Solutions• 3.3 Parking for Future Museums• 3.4 Design Guidelines

• Building Massing with Existing Zoning Regulations• Residential Tower• Office Tower

• Hypothetical Buildout• Mixed-use Tower• Hypothetical Build-out Plan

• Guidelines for Redevelopment• Regulating Plan• Building Disposition• Building Configuration• Building Types / Land Uses• Parking Standards• Additional Design Standards

4.0 Required Actions

5.0 Glossary of Terms

BISCAYNE BOULEVARD SPECIAL AREA PLAN4

1.0 Introduction

In 2001, the Bicentennial Park Waterfront Renewal Committee and Dover, Kohl & Partnersled the effort of the conceptual redesign of Bicentennial Park. The efforts resulted in the design ofa cultural park being the home of two museums and an urban park. The renewed life of the parkwill have an affect on the surrounding Park West and Omni regions of the City of Miami. Includedin the recommendations were modifications to the Florida Department of Transportation’s designfor Biscayne Boulevard (US1). The new design was recommended to be more pedestrian friendlyand livable to accompany the newly redesigned Bicentennial Park.

The Miami City Commission and the Southeast Overtown / Park West CommunityRedevelopment Agency (CRA) adopted resolution SEOPW/CRA R-00-132 to coordinate theDowntown Miami Transportation Master Plan with the Miami Downtown DevelopmentAuthority (DDA) and Metropolitan Planning Organization (MPO). The result of this action is thisBiscayne Boulevard Special Area Plan.

Biscayne Boulevard aerial with boundary outlined.

Introduction 5

The intent of this Special Area Plan is toestablish continuity along BiscayneBoulevard with Park West, BicentennialPark, American Airlines Arena, thePerforming Arts Center (located betweenNE 13th St and NE 14th St), and BayfrontPark. All of these places are destinationpoints relating and interacting with eachother as well as catering to masses of people.The majority of these destinations are locat-ed east of Biscayne Boulevard while the park-ing facilities are located to the west. Thestudy boundary for the realignment and zon-ing recommendations has been set as being

Proposed realignment and new development.

Biscayne Boulevard from NE 5th Street on thesouth to I-395 to the North. The easternboundary is the east edge of the Boulevard’sright-of-way and the boundary to the west isNE 2nd Avenue. Today, Biscayne Boulevardis a barrier for pedestrians trying to cross thestreet and vehicular traffic seeking to makeleft turns. The current Florida Departmentof Transportation (FDOT) design lacks curbcuts in the median at intersections and thestreet network is mostly one-way streets,making it difficult for tourists and visitors tonavigate. Biscayne Boulevard needs to estab-lish a comfortable and safe pedestrian envi-

ronment to link these places and to carry andmanage the regional daily traffic. It must alsolend itself to be a great street address fordevelopment on the properties facingBiscayne Boulevard.

Why a Special Area Plan for Biscayne Boulevard?

N

2.0 Existing Conditions

Currently, Biscayne Boulevard is aneight-lane thoroughfare, used primarily tocarry traffic in and out of Downtown Miami.It is designed for speeds higher than the post-ed speed limit. The properties along the westside of the Boulevard are underdeveloped orfacilitate surface parking lots. One nice fea-ture of the street is that the historic FreedomTower (on the 600 block) provides a termi-nated vista for travelers heading south.

2.1 In Plan

The Boulevard is eight lanes, twelve feetwide each with left turn lanes at 6th Street, 8th

Street, and 11th Street. There is a small medianthat separates the directional travel lanes butit provides minimal pedestrian relief. There isno landscaping nor parallel parking along thisstretch of Biscayne Boulevard. The sidewalksare inadequate in size to accommodate morethan two people walking side by side.

The Boulevard itself has two awkward traf-fic movements in it at the Port of Miami andunder the I-395 underpass. At the Port, BiscayneBoulevard has an abrupt turn. At the I-395underpass, the roadway has an S-curve pathunder it with all of the ramps to I-395 splittingoff of it at sharp angles. Visibility is unsafe forany vehicles entering or exiting the highway.

2.2 Buildings / Structures

The properties to the west of theBoulevard are located in the zoning districtsSD-6 and CBD. There has been little to nodevelopment of these properties over theyears. Currently 4 out of the 7 blocks arebeing used as surface parking lots, another isa hotel, another is the old Burdines andQuarterman Building, and the last is the his-toric Freedom Tower and vacant land.However, there are 2 to 3 projects that arecurrently in or through the approval process.

Biscayne Boulevard has destination spotsalong it but they are event specific destinationsand all sit on the east side of the Boulevard.


Biscayne Boulevard looking South toward Downtown.

South end of Biscayne Boulevard looking North

Biscayne Boulevard looking North toward I-395.

Existing Conditions

2.3 The Surroundings

Biscayne Boulevard is surrounded by sev-eral destinations and developments. BayfrontPark is situated on the Bay just south of thestudy boundary. The American AirlinesArena is located on the east side of BiscayneBoulevard between NE 6th Street and NE 8th

Street, which is home of the Miami Heat, aprofessional basketball team. The FreedomTower is located within the study boundaryon Biscayne Boulevard at NE 6th Street.Bicentennial Park is a great public space on

7

DRAFT BISCAYNE BLVD. SAP - 1.28.04

Bayfront Park

American Airlines Arena

The Freedom Tower

Plan for Bicentennial Park

Performing Arts Center

Miami Children’s Museum

Parrot Jungle

the Bay. It is located on the land east of theBoulevard and between the old port slip andI-395. It is expected to house two museumsand public recreation areas. The PerformingArts Center is located between NE 13th Streetand NE 14th Street and traverses BiscayneBoulevard. I-395 is the main access to WatsonIsland which houses Parrot Jungle Island andthe Miami Children’s Museum. From there,I-395 crosses over to “South Beach,” the live-ly part of Miami Beach.


3.0 Recommendations

In order to revitalize the Park Westregion, the major attractions located east ofBiscayne Boulevard will need to be betteraffiliated with it. FDOT’s eventual realign-ment of Biscayne Boulevard needs toembody several new concepts that cater tomore than the vehicular traffic. To accom-modate new development for the region, theredesign must allow for pedestrian traffic aswell as provide safe crossings and refuge fromthe weather.

3.1 Streetscape Essentials

Pedestrian Friendly

In order to make the destinations alongBiscayne Boulevard compliment each otherrather than several individual stops, it is necessaryto link them by means other than the automobile.

The realignment of Biscayne Boulevardfurther to the East will allow for wider side-walks in the right-of-way to the west andlarger medians (40-50 feet wide) to allow forrefuge while crossing. More designated cross-walks and signals at all intersections need tobe added. Narrowing the travel lanes willslow traffic and make the crossing of theBoulevard a safer experience.

Street trees serve many functions in astreetscape. First, they provide shade to boththe pedestrian and the vehicle. Second, theyprotect the pedestrian from the vehiculartraffic when placed between the travel lanesand the sidewalk. They also allow for a morepicturesque setting.

Primary Pedestrian Streets

Biscayne Boulevard and the east/weststreets are Primary Pedestrian Streets. Vehicularaccessways should be prohibited along BiscayneBoulevard and allowed on the east/west streetsonly after access from NE 2nd Ave. has beenproven impossible by an applicant.

Existing conditions of Biscayne Boulevard facing South.

Possible future view from the same vantage point.

Street Address

To make the properties along BiscayneBoulevard a viable opportunity for develop-ment, the streets around them need to beaccommodating to pedestrians and vehicles.The east/west streets need to be reestablishedas two-way streets and have opportunities tocross Biscayne Boulevard through mediancurb cuts to Bicentennial Park. This allowseasy navigation around all the blocks in thePark West area. The on-street parking helpsadd to the parking supply.

Recommendations 9


3.3 Parking for Future Museums3.2 Traffic Solutions

Biscayne Boulevard is a major trafficartery for downtown Miami and the region.The realignment between NE 5th Street andNE 14th Street will undo the crankiness ofthe existing street. The design of theBoulevard street section should consist ofwidening the roadway to 4 ten (10') foot widetravel lanes in the peak vehicular traffic times.The outside lane in each direction will be dis-tinguishable from the others and will servetwo functions. Most of the time the outsidelane will function as on-street parallel parking.During peak hours of vehicular traffic, theselanes will serve as the fourth travel lane ineach direction. The new design will also havewider safer medians for pedestrian refuge.

The realignment will better serve themajor intersections at the Port of Miami andat Interstate 395. The intersection at NE 5thStreet and NE 6th Street will have better con-trol of the freight traffic entering and exitingthe Port. The interchange at I-395 will be

smoother and have a better transitionthrough the underpass. The S-curve is elimi-nated and visibility through the columns isbetter and straight. Vehicles enteringBiscayne Boulevard will have a better lookdown the roadway to safely enter into thetraffic flow. Vehicles entering and exiting theramps will have less severe angles and bettervision of the area.

This segment of Biscayne Boulevard andBicentennial Park are well served by transit.The MetroMover runs along 2nd Ave. justwest of the study area and has several stopswithin it. The stop at Bicentennial Park isexpected to re-open when the park is rede-veloped. There are also several bus lines thatserve up and down Biscayne Boulevard. Theproposed Baylink light rail line is furtherexpected to add more stops within the proj-ect area. The redesigned medians on BiscayneBoulevard will be able to accommodate twotracks and a stop.

Parking for the future museums shouldnot occur in Bicentennial Park at the expenseof losing green space. General parking for themuseums should occur west of BiscayneBoulevard. Pedestrians walking from their carsto the museums will activate the street as theywill likely patronize business establishmentsalong the way. Developers should be encour-aged to provide additional parking spaces intheir garages for museum and Performing ArtsCenter employees and visitors.

View of museums in Bicentennial Park for theBicentennial Park Conceptual Plan, 2001

Recommendations 11


3.4 Design Guidelines

It is the intent of these guidelines to maximize the waterfront properties along BiscayneBoulevard while establishing an architectural integrity for the Miami Downtown and Park West.Through these guidelines, the lot coverage is being maximized to pull the buildings to the right-of-way, allowing and encouraging more than one building to develop per block as well as create astreet wall that is in proportion to Bicentennial Park across the street, Downtown, and the pedes-trian walking down the sidewalk.

These guidelines should apply to only those properties classified as zone SD-6 and CBD in theCity of Miami zoning ordinance and within the City of Miami Southeast Overtown / Park WestCommunity Redevelopment Area boundaries. The City is to adopt this document in concept andallow these guidelines as the basis for variances until such time that the Zoning Ordinance isrevised and adopted by the City Commission. The guidelines include the general description of themassing of the building, as well as the treatment of the façade. This revision is intended to encour-age the development of urban building types and to create good urban form, an interesting publicrealm, and a basic architectural quality.

Building Massing with Existing Zoning

Regulations

The massing analysis was prepared tostudy the maximum build-out potential forproperties along Biscayne Boulevard usingthe existing City of Miami Zoning Ordinanceand comparing that to a maximum build-outpotential following the proposed changes tothe regulations. The following illustratedexamples depict typologies that complywith the existing zoning regulations orwith the objectives of this plan (such as lin-ing parking structures), however, these arenot exclusive of other forms that canaccomplish the same objectives.

See “Building Disposition” and “BuildingConfiguration” starting on page 22 for build-ing types that meet the objectives of this plan.

Recommendations 13

[This illustration represents one possiblescenario using the existing City of MiamiZoning Ordinance.]

Residential towers totalling 104 stories: A 14level parking structure with a 90 story towerusing a typical floorplate.

SQ FT per floor = 75’x180’=13,500 SQ FTFAR allows 1,220,100 gross SQ FT1,220,100÷13,500= 90 stories14 levels of parking104 total stories

Comments: Since the buildings are underthe flight path of Miami International Airport,the Federal Aviation Administration (FAA)will limit the height of between 60-70 stories.Cost and market potential will likely lowerthe height more.

Generally, motorists won’t park above 10 or11 levels of parking.

MASSING STUDYExisting ZoningResidential Towers(Single-Use)

Bicentennial Park

Biscayne Boulevard

American AirlinesArena


[This illustration represents one possiblescenario using the existing City of MiamiZoning Ordinance.]

Office towers totalling 71 stories: A 14 levelparking structure with a 57 story tower usinga typical floorplate.

SQ FT per floor = 120’x180’=21,600 SQ FTFAR allows 1,220,100 gross SQ FT1,220,100÷21,600= 57 stories14 levels of parking71 total stories

Comments: Since the buildings are underthe flight path of Miami International Airport,the Federal Aviation Administration (FAA)will limit the height of between 60-70 stories.Cost and market potential will likely lowerthe height more.

Generally, motorists won’t park above 10 or11 levels of parking.

MASSING STUDYExisting ZoningOffice Towers(Single-Use)

Bicentennial Park

Biscayne Boulevard


Building Massing with Existing Zoning

Regulations (continued)

Recommendations 15

Hypothetical Build-out

[This illustration represents one possiblescenario using the proposed guidelinesidentified elsewhere in this Special AreaPlan.]

Building envelope: 79 stories. The Pedestalhas 12 stories of gross area, retail andoffice, lining a 13 level parking structure.The tower has 57 stories of residentialgross area. This example utilizes the sameamount of gross area as the analysis of theexisting zoning ordinance.

Pedestal: 1st story retail= 42,600 SQ FT2nd-12th office= 39,000 SQ FT per floor(Lining the parking garage)

Tower Average: 10,488 SQ FT per floor

MASSING STUDYProposed GuidelinesMixed-Use Tower

Bicentennial Park

Biscayne Boulevard



Hypothetical Build-out Plan

Recommendations 17


Guidelines for Redevelopment

The following rules describe a new urban form for Park West and are divided into 6 sections:

• Regulating Plan - identifies build-to locations and other opportunities such as colonnades, buildings of value, and terminated vistas on map

• Building Disposition - clarifies setbacks, lot coverage, parking locations, and building footprints• Building Configuration - identifies heights, building elements, and components• Building Type Standards / Land uses - identifies permitted land uses• Parking Standards - identifies minimum requirements and configurations• Additional Design Standards - identifies miscellaneous design aspects of buildings

These rules have been prepared in such a way as to form the basis for new zoning regulationsfor Park West as described in the SEOPW CRA 2003 Redevelopment Plan. Until such time as newzoning regulations are adopted by the City of Miami, these rules should serve as guidelines for newdevelopment and may serve the Department of Planning and Zoning as a basis for granting variancesto the existing zoning rules.

The intent of these new rules is to provide the following objectives:

1. Sidewalks along streets will be faced with doors and windows to habitable space such as stores,offices, or residential units, for almost the entire length of the block.

2. Limitations to building footprint, massing, and height that bias large scale development must be replaced with rules that can also benefit the small property owner.

3. Development intensity must be increased to provide a stronger economic base for goods and services in the neighborhood.

4. Parking garages must be shielded from view from the street and separated from the street by habitable space, or by a separate habitable building.

5. Open space requirements may be transferred to roof tops or upper story decks.6. The minimum height of new construction will be greater than one story.7. Variation in height of buildings to avoid a flat top skyline.

Recommendations 19

Regulating Plan

The Regulating Plan controls building position with build-to lines. Additional urbandesign features such as building colonnades and terminated vistas are also identified to be incorpo-rated into the eventual design of the buildings on those particular locations. An enlargement isshown on the next page.


Recommendations 21


Building Disposition

Setbacks and Build-to linesRefer to the Regulating Plan for setback andbuild-to line requirements. Notice on threesides of each block that colonnades are per-mitted foreword of the build-to line. If acolonnade is utilized, habitable spaces may beconstructed above the colonnade, irrespec-tive of the build-to location, provided thebuilding does not extend over the propertyline. See "Frontage Standards" for colonnaderequirements, page 30.

The ground between the build-to line andany property line facing a public right-of-wayshall be hardscaped in a manner similar to thesidewalk. Planters or planting areas areallowed provided that access and door fre-quency requirements are met.

Current SD-6 Setbacks (For comparison to new rules only) The following diagrams describe the build-to

line requirements and options for buildingfrontages as they relate to build-to lines.

Section

Plan

Setback for Biscayne Boulevard is 15’ minimum, 20’maximum except with optional colonnade that canbe 28 feet back. For all other streets, 5’ minimum.

Note: Existing SD-6 zoning requires greenspaces or urban plazas that can take awayfrontage from Biscyne Boulevard.

Front Property Line

Stre

et

Recommendations 23

Biscayne Boulevard Frontage Only Street Frontages other than Biscayne Boulevard. Thereare two options: Without Colonnade - or - With Colonnade

Habitable space is allowed, but not required above colonnadesand arcades, providing more leaseable space to the ownerthan implementing the option without the colonnades.Habitable space above the colonnade does not have to be astall as the remainder of the building

Opt

iona

lC

olon

nade

Stre

et

Opt

iona

l col

onna

de o

pen

for p

edes

trian

s

Col

onna

de o

pen

for p

edes

trian

s

Front Property Line & Build-to Line

Section Section

Plan Plan

Section

Plan

Front Property Line

Setback to be used forlandscaping or additionalsidewalk area. Distancevaries, see Regulating Plan.

Note: Colonnades are optionalalong Biscayne Boulevard. If nocolonnade is provided, anawning is required.

Buildings are to be located 0 feetfrom the front property line.

Build-to Line

Build-to Line

Front Property Line

Build-to Line

Col

onna

de

Stre

et

Stre

et


Usable Open Space and Lot CoverageThe maximum Lot Coverage determines thesize of the building footprint. Any rulesregarding the usable open space also deter-mines the building footprint. Useable OpenSpace is a landscaped or paved area or areasavailable to the residents/occupants of thebuilding or the general public. Currently, forlarge buildings, the minimum open spacerequirements is at 15% (SD-6 Zoning) andmust occur at ground level in the form oflandscaped areas or urban plazas. This SpecialArea Plan suggests changes from the currentrules. The open space should no longer berequired at ground level. Instead, 100% of theusable open space may be for semi-privateusage; however, only in common areas of thebuilding. Area inside balconies, terraces, etc.that are for private single users shall notcount toward usable open space unless theentire development is a single-family residentor duplex unit. Area underneath colonnadesmay count toward the usable space require-ment. The reason for this change is toencourage parking garages and to encouragepublic activity towards Biscayne Boulevardand Bicentennial Park.

Usable open space may be also accommodat-ed by providing a rooftop garden or deck,accessible to the residents/occupants at aminimum of 10 hours per 24-hour day.Swimming pools count as open space. Anyaccessible open space above or below arcadesand colonnades that is also above or belowpublic rights-of-way may not count towardusable open space requirements. Usableopen space may not be used for the storage ofvehicles and boats, for driveways or access-

ways serving more than two vehicles, nor formechanical equipment with footprints largerthan 64 square feet.

For all buildings, the required minumumusable open space is 15% of the net area of thebuilding site. Conversely, it makes sense if themaximum lot coverage were equal to 85%(100% - 15% = 85%). However, this shouldnot be the rule. There should be no maximumlot coverage requirement. Setback lines andbuild-to lines have to be followed, and openspace may occur at ground level or on the topof a building at the applicant’s discretion.

Usable Open Space and Lot Coverage areregulated by each building. If a developmenthas more than one building, a building site orsites should be delineated on the site planused solely to calculate area for open spaceand lot coverage. Only one building may beassociated with a parking garage for calcula-tion purposes on any one property. If morethan one building is directly attached to thegarage, the footprint of all buildings and theparking structure may be considered onebuilding for calculation purposes. Covered orenclosed walkways or bridges from a parkingstructure to a building or between buildingsshall not be considered as "directly attached."

Pedestrian BridgesThere shall be no pedestrian bridges crossingpublic rights-of-way. Pedestrian bridges con-structed over private property are onlyallowed to connect upper level parking garagesto residential floors in buildings. Direct con-nections to Metromover stations shall only beallowed where such station is immediately

adjacent to the building and NOT across apublic right-of-way from the building.

Vehicular AccessNo vehicular access should be allowed fromBiscayne Boulevard. Vehicular access fromeast-west streets shall only be allowed afteran applicant has proven that access from NE2nd Avenue is impossible.

Recommendations 25

Rear Property Line

FrontProperty Line

Rear Property Line

FrontProperty Line

“L” “Slab” “O” “U” “H” “I”

“E” “B” “X” “Stepped” “T”

These building types areidentified in theAlphabetical City,Pamphlet Architecture #5March 1980, by StevenHoll

“L” Configuration “Slab” Configuration “U” Configuration

Acceptable building disposition: (Plan View)

Examples: (3-D)


Not enough built frontage

Set backtoo far

Not enough built frontageand set back too far

Unacceptable building disposition: (Plan View)

Rear Property Line

FrontProperty Line

Rear Property Line

FrontProperty Line

Examples with Parking Garages: (3-D)The objective of hiding parking garages inbuildings can be accomplished with all of thepermitted building dispositions.

The courtyard building “hugs” the parkinggarage. The roof of the garage becomes a nat-ural location for usable open space.

The building is oriented to the street. Theparking garage is embedded into the build-ing. A layer of habitable space separates theparking garage from the street.

The major portion of the building is a side-yard type. Parking deck is hidden from thestreet by a thin “liner” building attached tothe garage.

Recommendations 27

Building Configuration

Massing

The massing is what determines theheight and shape of the building. Theseguidelines for the form will help shape thebuilding for view corridors and for the pedes-trian. They are set up to make these necessi-ties come to fruition and architectural designshould further enhance the objectives.

The building mass is described as threeportions; the Pedestal, Tower, and Penthouse:

The Pedestal is the lowest visible elementof a building that creates the street frontage.

The Tower is the tall structure, greaterin proportion vertically than to its lateraldimensions, above the Pedestal, with a floor-plate area less than that of the Base.

The Penthouse is the structure occupy-ing part of the area of a roof of a buildingused as habitable space.

Examples of Penthouses.

Examples of Towers.

Examples of Pedestals.


Height

The building height, due to FAA regula-tion Title 14 CFR, Part 77, is established notto exceed a certain height, unique to each site,above Miami International Airport runwayelevation. There is no zoning height limit.

For purposes of these guidelines, onestory may be between eight (8) and fourteen(14) feet. Each building is allowed one storyto exceed the fourteen (14) feet limit, butshall not be taller than thirty (30) feet.

Pedestal

The Pedestal is the lowest visible elementof a building that creates the street frontage.The Pedestal is a minimum of eight (8) storiesand maximum of twelve (12) stories in heightalong the Biscayne Boulevard elevation. Thefirst story must be a minimum of 14 (four-teen) feet in height. There is no minimum forthe frontage along other streets, just the max-imum of twelve (12) stories. There is achange of grade from NE 2nd Avenue toBiscayne Boulevard with the latter being thelowest. Height in stories will be measuredfrom the Biscayne Boulevard side if the build-ing emcompasses the whole distance fromBiscayne Boulevard to to NE 2nd Avenue.Developers should check with FDOT to find

the intended sidewalk elevation for thereconstruction of Biscayne Boulevard.

Parking structures have no height limit,except that they shall not be taller than thebuildings hiding them from view. The park-ing structure levels need not align with thefloor levels inside the building, however,accessibility requirements for the disabledstill apply.

Building Setbacks & Other Details

Base / Pedestal

The front setback on Biscayne Boulevardis set at a zero (0) foot Build-to-Line. Theside setbacks (along east-west streets) aredetermined by a Build-to-Line of ten (10)feet. The rear setback, along NE 2ndAvenue, is determined by a setback of ten(10) feet.

A colonnade is not required on thefrontage along Biscayne Boulevard; however,when implemented the column line shallremain behind the front property line“tucked” under the front plane of the building.All frontages along Biscayne Boulevard musthave awnings or colonnades at the groundfloor level (see Regulating Plan). When anentire city block is to be developed by a singleapplicant and includes a parking structure, aliner building with habitable space is required

on Biscayne Boulevard and the east-weststreets. No liner buildings are required on NE2nd Avenue provided the façade of the park-ing garage looks like a building with windowsand is of a design compatible with the otherportions of the development.

Tower

The Tower is the tall structure, greater inproportion vertically than to its lateraldimensions, above the Pedestal; it is narrow-er, with a floorplate area less than that of thePedestal. The tower floor plate can be nogreater than 40% of the pedestal roof area.The tower is recommended to be set backfrom the pedestal ledge, but not required.

The spacing between any two Towersmust be no less than sixty (60) feet, unlessacross a narrower public right-of-way fromeach other.

Penthouse

The Penthouse is the structure occupy-ing part of the area of a roof of a buildingused as habitable space. Penthouses are notrequired. Penthouses are recommended tooffer variety.

Recommendations 29

Proposed generic section of Biscayne Boulevard.

Proposed generic section of the East/West Streets within the study boundary.


Frontage Standards

All primary entrances to buildings shalloccur facing the street. On the blockbetween NE 10th and 11th Streets, buildingsalong the Promenade are required to havetwo entrances, one at the street and one thatopens to the Promenade. Primary entrancesshould be enhanced architecturally fromother entrances. Primary entrances to build-ings shall not face parking lots, side courts, oroccur inside parking garages.

Along Biscayne Boulevard the buildingfrontage is one hundred percent (100%),minus any side setbacks. The buildingfrontage is set to be a minimum of sixty-fivepercent (65%) of the property on all otherstreets and a maximum of one-hundred per-cent (100%), minus any setbacks.

Arcades, colonnades, awnings, marquees, bal-conies, and forecourts are all building ele-ments typically used in the design of build-ings. Not all of these elements will be utilizedin the design of one building. However, ifutilized on façades facing streets, the stan-dards on the following two pages shall used.The illustrations for each of the building ele-ments are for illustrative purposes only andare not intended to dictate particular designs,materials or architectural styles.

Balconies, awnings, and bay windows mayencroach into any setback. Awnings and bal-conies may cover the public sidewalk to with-in twenty-four (24) inches of the curbline,however, support columns are not allowedwithin public rights-of-way due to rules inthe Florida Building Code.

Height

Width

Opening Proportions

Height

Width

Height

H > WH > W

H > W H > W

H < WH < W

Width

Height

Width

Height

Width

Height

Width

Depth = 10 ft. minimum from the build-to line to the inside column face.Height = 10 ft. minimum clear.Length = 75-100% of Building Front.

Open multi-story verandas, awnings, balconies, and enclosed usable space shall be permitted abovecolonnades and arcades.

Colonnades and arcades shall only be constructed where the minimum depth can be obtained.Colonnades and arcades shall occur forward of the Build-to Line but shall not extend into a publicright-of-way without permission of the controlling agency for that right-of-way.

On corners, colonnades and arcades may wrap around the side of the building facing the side street.Openings shall be of a vertical proportion where the height of the openings is greater than or equalto the width of the opening. The greater the difference the better the proportion will be.

a. Galleries, Colonnades / Arcades

Recommendations 31

Depth = 5 ft. minimum.Height = 10 ft. minimum clear.Length = 25% to 100% of Building Front.

The above requirements apply to first-floorawnings. There are no minimum require-ments for awnings above the first floor.

Marquees and Awnings shall occur forwardof the Build-to Line and may encroach with-in the right-of-way, but shall not extend pastthe curb line.

Awnings shall be made of fabric. High-glossor plasticized fabrics are prohibited.

b. Awnings & Marquees d. Forecourt

Depth = 10 feet minimum to 30 feet maximum.Height = Determined by number of stories.Length = 5% to 33.33% of the length of thefront building façade.

Forecourts are usable open spaces that recessbehind the front plane of the primary façadeof the building, typically for the entrance tothe building, with walkways, terraces, and/ordecorative landscaping. Forecourts shall notbe used for the storage of vehicles, storage ofany kind, nor for mechanical equipment suchas ground-level electrical transformers, airconditioning compressors, pump houses, andcable and telephone cabinets.

Stoops, arcades, colonnades, balconies, androof overhangs may occur inside forecourts,and need not meet the same requirementsidentified in this document, but only thosefrontage elements inside the forecourt.Primary entrances inside a forecourt shouldshield pedestrians from the weather.

Depth= 6 ft. minimum for 2nd floor balconies.Height = 10 ft. minimum clear.Length = 25% to 100% of Building Front.

Balconies shall occur forward of the Build-to-Line and may encroach within the right-of-way, but shall not extend past the curb line.

Balconies may have roofs, but are required to beopen, un-airconditioned parts of the buildings.

On corners, balconies may wrap around theside of the building facing the side street.

c. Balconies


Building Type Standards / Land Uses

The goal for the new buildings onBiscayne Boulevard is to have a mix of useseither within the same building or in neigh-boring buildings. A list of standards and landuses for SD-6 can be found in ZoningOrdinance 11000, Section 604.4.

Cross Block Passages / Liner Buildings

Cross block passages are encouraged to pro-vide access to mid-block parking, and shouldoccur on block faces a minimum of every 200feet. Cross block passages should be at least(12) twelve feet wide, but should not be lessthan eight (8) feet wide, and are encouragedto line up to provide access all the way acrossthe block, and to adjoining blocks.

Parking Structures must be lined by at least atwenty (20) foot deep layer of habitablespace. Ground floors of garages may containlobby entrances, entrances to parking, andshould also contain retail space.Recommended liner building depths are thir-ty (30) to forty (40) feet for residential andoffice, fifty (50) to sixty (60) feet for retail.

A liner building is a narrow building whichwraps around and is attached to a parkingstructure or a narrow, free-standing buildingat the edge of the property to hide the park-ing behind.

Parking Garage

Liner Buildings

Cross-Block Passage

Recommendations 33

Parking Standards

Current Parking and loading require-ments for SD-6 (the primary zoning categoryfor the properties within the BiscayneBoulevard Special Area Plan) can be found inSection 606.10 of the City of Miami ZoningOrdinance. These include:

Sec 606.10.1 Offstreet Parking Requirements:1. For dwelling units, there shall be a mini-

mum of one (1) parking space per dwelling unit.

2. Notwithstanding the limitations of sec-tion 918 [See below], offsite parking shallbe permitted by Class II Special Permit without limitation on percentage of the required number of spaces or maximumdistance from the principal use when located within the SD-6 or SD-6.1 zoningdistrict. Furthermore, there shall be no required demonstration or findings of practical difficulty or unnecessary hard-ship in providing required parking on the site, provided that the location of theoffsite parking is within one-thousand (1,000) feet radius of the principal use, orwithin six-hundred (600) feet radius of aMetromover station or there are perma-nent provisions made to transport the offsite parking patrons to and from the principal site at the property owner's expense.

3. For business and professional office uses,including medical clinics, there shall be aminimum of one (1) parking space per eight-hundred (800) square feet of gross floor area.

4. For retail and service uses, there shall bea minimum of one (1) parking space perone-thousand (1,000) square feet of grossfloor area.

5. For restaurants, bars, nightclubs and thelike, there shall be a minimum of one (1)parking space per eight-hundred (800) square feet of floor area.

6. For theater uses, there shall be a mini-mum of one (1) parking space per six (6)seats.

7. For all other uses, there shall be a mini-mum of one (1) parking space per one- thousand (1,000) square feet of gross floor area.

Section 918, referenced in #2 above, limitsoffsite parking to a maximum of 25% of therequired parking spaces needed for a devel-opment. Recent correspondence with thePlanning & Zoning Department states thatnew regulations will allow for 100% of theparking to occur off-site.

606.10.2. Special offstreet parking require-ments; offsite parking; limitations.1. Unenclosed parking shall only be per

mitted in conformance with all applica-ble City of Miami standards and guide-lines.

2. Notwithstanding the limitations of sec-tion 918, offsite parking shall be permit-ted by Class II Special Permit without limitation on percentage of the requirednumber of spaces or maximum distance from the principal use when located

within the SD-6 or SD-6.1 zoning dis-trict. Furthermore, there shall be no required demonstration or findings of practical difficulty or unnecessary hard-ship in providing required parking on the site, provided that the location of theoffsite parking is within one thousand (1,000) feet radius of the principal use, orwithin six-hundred (600) feet radius of aMetromover station or there are perma-nent provisions made to transport the offsite parking patrons to and from the principal site at the property owner's expense.

3. Residential dwelling units shall not be sold or leased without the right to utilizeat least one (1) onsite parking space.

4. Adaptive reuses of existing buildings with parking deficiencies, for any per-mitted use, shall not be required to pro-vide additional parking.

5. Parking reductions of up to ten (10) per-cent may be approved, pursuant to a Class II Special Permit, for uses and development which are located within six-hundred (600) feet of a Metrorail or Metromover station.

6. Parking reductions of up to fifty (50) per-cent may be approved, pursuant to a Special Exception Permit, for uses and development which incorporate a directlink into a Metrorail or Metromover station.

This Special Area Plan suggests that parkingspace dimensions, quantities required, andother aspects conform to the requirements


specified in the City of Miami ZoningOrdinance as shown above, as modified fromtime to time, but with the following addi-tional requirements:

1. Buildings or developments with more thanone use may utilize shared parking by pro-viding a shared parking analysis to be approved by the Director of the Planningand Zoning Department.

2. Parking structures shall meet building disposition and configuration require-ments described elsewhere within these guidelines.

3. Parking lots shall be masked from view from streets and other public spaces by aliner building, street wall, and/or hedge.See Additional Design Standards for streetwall details.

4. Bicycle racks shall be provided, off street,to accommodate one bicycle for every ten (10) vehicular parking spaces.

5. Pedestrian entrances to all parking lots and parking structures shall be directly from a street or frontage line. Underground parking structures may beentered directly from principal buildings.

6. The vehicular entrance of a parking lot or garage shall be no wider than twenty-four (24) feet for vehicles plus an addi-tional optional six (6) feet for pedestrianaccess, for a total of thirty (30) feet. If awider pedestrian opening is desired, thenthat should occur in a separate entrance or accessway.

Parking garage signage and generic direc-tional signs should conform to the City ofMiami’s signage ordinance.

Building designers should consider park-ing decks starting on the second or thirdfloor to allow larger leaseable space on theground floor for retailers.

One exception for the parking require-ments is suggested for buildings existing attime of adoption of this Special Area Plan.Due to vacant occupancy of many of thebuildings in Park West and the City's desireto see older buildings in the neighborhoodrevitalized, there should be no parkingrequirements for existing buildings. If exist-ing buildings, with their current massing, areincorporated into a new development withadd-ons or additional structures, the squarefootage of the existing building may be omit-ted when counting toward parking require-ments. This exception should not apply ifadditional habitable space is added directlyabove an existing building.

Recommendations 35

Height

Width

Height

Window Proportions / Configurations

Vertical orientation preferred

Horizontal orientation to be avoided

Width

Additional Design Standards

The purpose of the Additional DesignStandards is to create an environment that issuitable to the desired character of BiscayneBoulevard and downtown Miami; pedestrian-friendly and livable.

Exterior building walls shall be made ofmaterials that are consistent with and cele-brate local architecture as well as enhance theCity image.

Exterior building wall materials: Heaviermaterials shall be below the lighter materials.For example, a stone or brick "base" to thebuilding may have concrete block with stuc-co above it. Stone or brick above a stuccosurface will look inappropriate.

A minimum of sixty-five percent (65%) of thebuilding façade must be glazed on the groundfloor for a commercial use. A minimum ofthirty percent (30%) of the building façademust be glazed for the second floor and everyfloor above. No glazing material may have amirrored effect if it is placed on the Pedestal.

Streetwalls can be built along vacant proper-ties at the sidewalk edge or to contain rear orside yards. Construction and finished mate-rials should match the façade of the principlebuilding, especially if they are attached insome manner to the principle building.Height: Ideally the height should be betweenthree feet and eight feet above the sidewalk.The rule of thumb should be that the wallneeds to be either low enough that someonecan't hide behind it for the purpose of sur-

prising an innocent pedestrian or tall enoughthat someone can't jump over it. Streetwallsshould be constructed solid for the first threefeet of height. Above three feet, the street-walls may be more transparent by usingopenings or adding metal pickets or woodenposts and balusters. The overall heightshould not exceed eight feet or be lower than30 inches.

Outdoor storage and dumpsters shall bescreened from view by a sight-obscuring wallmade of material to match the façade of theprincipal building.

Doors that operate as sliders are prohibited wherevisible from streets and other public spaces.

Windows shall use clear glass panes and shouldbe operable for at least the first three (3) floors.Glass could have a light tinting if any.

Operable doors are recommended at a maxi-mum of fifty (50) feet spacing for commercialuses on any façades with frontage.

Curb Radii are to be the minumum necessary tocomply with other lawful regulating agencies.

Loading docks and service areas should belocated only on rear alleys or on Northeast2nd Avenue frontages. There are to be nodrive aisles, drop-offs, or curb-cuts onBiscayne Boulevard.

An expression line must be provided beneath1st and 2nd floor, or between the 3rd and 4thfloor when the Pedestal is more than three (3)stories in height.


4.0 Required Actions

4.1 Community Redevelopment Agency (CRA)

The CRA must continue to promoteredevelopment of properties along BiscayneBoulevard. This could be done by marketingthe proximity to the Central BusinessDistrict of Downtown and tourist attractionssuch as Bicentennial Park, Bayfront Park,American Airlines Arena, and Miami Beach.

The CRA should purchase availableproperties if at a reasonable cost. This is espe-cially necessary for the reacquisition of theThe Promenade right-of-way.

4.2 City of Miami

The City of Miami must continue towork with the Florida Department ofTransportation to arrive at a street design forBiscayne Boulevard which meets the objec-tives of both parties involved.

The City must adopt the BiscayneBoulevard Special Area Plan in conceptthrough the City Commission and promotethe new design and new development.

The City Commissioners must pass a res-olution referencing the Biscayne BoulevardSpecial Area Plan zoning recommendationsand architectural design guidelines for thispart of Biscayne Boulevard. Until such timeas a new zoning ordinance is revised for thisarea, variances shall be granted from existingrules provided development permit appli-cants meet all the requirements in this SpecialArea Plan.

The City must set the route of theBaylink to travel along Biscayne Boulevard.The best location for the tracks are in thenew wider median that will have excess roomfor pedestrian safety as well. The routeshould come off of the causeway runningalong the North side of Bicentennial Parkand turn around the East side of the park.Continuing along the front of the park andcrossing to the median at the 9th St intersec-tion. Between 8th St and 9th St there shouldbe a Baylink stop in the median and the routewould then continue to follow the medianuntil it turns to the West further South nearFlagler St.

37Required Actions

FDOT must continue to work with theCity of Miami to design a BiscayneBoulevard which both resolves the trafficflow and the City’s vision of a pedestrianactivated region. FDOT should adopt stan-dards of urban design street dimensionsincluding narrower travel lanes, smaller turn-ing radii, and on-street parking.

4.3 Florida Department of Transportation (FDOT)


5.0 Glossary of TermsDefinitions apply solely to these standardsand supercede any definitions of similarterminology found in related materials.

Accessway- A drive or lane providing vehicularaccess from streets to parking or loading areas.

Arcade- A series of arches on the same plane,supported by columns, piers, or pilasters.

Awning- A protruding covering above awindow on the outside to provide shade tothe window and pedestrians.

Base (of a Building)- The bottom perimeterof a building that touches the ground.

Block- A combination of building lots, theperimeter of which abuts streets.

Block face- The right-of-way line or ease-ment line which delineates a block edge.

Build-to line- A line established within agiven lot indicating the margin along whichthe outer edge of a structure must be located.

Build-to zone- A zone established within agiven lot indicating the area which the outeredge of a structure must be located.

Building Frontage- The vertical side of a

building which faces the primary space orany streets.

Building Height- A limit to the verticalextent of a building measured in storiesabove grade. Building height shall be meas-ured in stories from the average elevation ofthe enfronting curb to the eave line.

Buildings of Value- A designation requiringthat such buildings and structures may only bealtered or demolished only in accordance withmunicipal preservation standards and procedures.

Civic Use- Premises used primarily for pub-lic education, cultural performances, gather-ings and displays administered by non-profitcultural, educational, governmental, and reli-gious organizations.

Colonnade- Series of columns in a straight linesupporting an entablature, and typically roofed.

Cornice- Crowning, projecting, mouldedhorizontal top of a building or some part ofa building or a wall.

Expression Line- A horizontal articulationdetail usually between floor levels, such as acornice, reveal, or a “jog” in material.

Entablature- The entire horizontal mass ofmaterial carried on columns and pilasters.Normally it consists of three main horizon-tal divisions, the architrave (essentially thelintel spanning between the columns), thefrieze, and cornice.

Floor Area Ratio (FAR)- Specified in zoningthat is multiplied by the gross land area todetermine the maximum allowable floor area.

Floorplate- The total indoor and outdoorarea of any given story of a building, meas-ured to the exterior of the wall.

Frontage- The property line or lines of a lotwhich coincide with a right-of-way or otherpublic open space line.

Garden Wall- A wall separating a courtyardgarden from a public open space.

Green Space- An open space area not occu-pied by impervious surfaces and located atground level.

39Definitions

Habitable Space- Building space whose useinvolves human presence with direct view ofthe enfronting streets or open space, exclud-ing parking garages, self-service storage facili-ties, warehouses, and display windows sepa-rated from retail activity.

Liner Building- A building that is attachedor detached, but directly in front of, a parkinggarage or large format commercial building.The purpose of a liner building is to add hab-itable spaces or residential and/or commercialuses with doors and windows facing streets.

Open Space- An outdoor, at grade spacewhich is accessible to the public all or most ofthe time, including parks, plazas, squares,canal-walks, colonnades, courtyard gardens,paseos (when designed predominantly forpedestrians), and pedestrian paths and/or asso-ciated ornamental or shading landscaped areas.

Parapet- Low wall or barrier at the edge of abalcony, bridge, roof, terrace, or anywherethere is a drop that is a danger to persons falling.

Paseo- A cross-block, primarily pedestrianpassage connecting one (1) right-of-way or

paseo to another. Paseos shall be designed forpedestrian comfort, but may serve vehicles.

Pedestal- The bottom portion of a buildingwhich creates the street frontage.

Plaza- An open space with a majority ofpaved surface. Plazas are fronted with build-ings that continue the adjacent street frontagerequirements and uses.

Retail Use- Premises used for the exchangeof services or goods.

Setback- The distance from base building line tothe point where a building may be constructed.

Square- An open space surrounded by streetsor other vehicular passages.

Shared Parking- Parking used by more thanone (1) use or building.

Story- Volume between floors of a building.Entresols and mezzanines are intermediatefloors between the main stories.

Streetwall- The vertical surface of a buildingor structure that faces public open space.

Terminated Vista- A designation requiringthat a building be provided with architectur-al articulation of a type and character thatresponds to its axial location.

Terrace- Loggia or external usable space, e.g.roof garden.

Tower- The middle portion of a buildingabove the pedestal

Usable Open Space- A landscaped or pavedarea or areas available to the general public orto the residents and occupants of a building.

1571 Sunset DriveCoral Gables, FL 33143Telephone: 305.666.0446

Fax: 305.666.0360www.doverkohl.com

49 NW 5 Street, Suite 100Miami, Florida 33128

Telephone: 305.679.6800Fax: 305.698.6906

www.miami-cra.org

444 SW 2nd Ave., 3rd FloorMiami, FL 33130

Telephone: 305.416.1410Fax: 305.416.2156

www.ci.miami.fl.us

Documents

B i s c a y n e B o u l e v a r dStreet, which is home of the Miami Heat, a professional basketball team. The Freedom Tower is located within the study boundary on Biscayne Boulevard