All development shall conform to the specific requirements of the appropriate zoning districts and shall comply with the standards contained in this article and other regulations outlined in the LDR. These standards shall be considered to be minimum requirements and may be exceeded by the property owner. In considering development plans, the Development Services Department, and City Commission shall be guided by the standards set forth hereinafter.

(Ord. No. 2021-562, § 34, 3-18-2021)

In considering plans for the subdivision of land, the appropriate review bodies shall be guided by the standards set forth hereinafter.

A.

General.

(1)

Character of land. Character of land. Land to be subdivided shall be of such character after development that it can be used safely for the intended purposes.

(2)

Conformity to the Transportation Element, Future Transportation System Plan and the Comprehensive Plan. Subdivisions shall conform to the Future Transportation System Plan and shall be consistent with the City's Comprehensive Plan. Future Transportation System shall conform to the criteria and characteristics established by and shown on the Future Transportation System Plan.

(3)

Specifications for required improvements. All required subdivision improvements should be constructed or installed to conform to the City specifications.

(4)

Street capacities. Street capacities shall be determined by the standards established in the current edition of the Highway Capacity Manual prepared by the Transportation Research Board of the National Research Council, Washington, D.C. and shall meet the L.O.S. adopted by the Comprehensive Plan.

(5)

Sidewalks. Sidewalks shall be provided on both sides of a public or private street right-of-way. All interior private sidewalks shall connect with the sidewalks in the right-of-way. Handicap ramps not exceeding a slope of one foot vertical to 12 feet horizontal shall be provided at all intersections.

(6)

Traffic engineering standards. The more stringent of either the Florida Department of Transportation or Miami-Dade County Traffic Engineering Division Regulations shall apply in all cases.

B.

Street layout.

(1)

Width, location and construction. Streets shall be of sufficient width, suitably located, and adequately constructed to accommodate the prospective traffic at the adopted level of service identified in the City's Comprehensive Plan, and to afford access for firefighting and road maintenance equipment.

(2)

Arrangement. The arrangement of streets shall be such so as to compose a functional system, which provides safe and adequate access to and from private property. The arrangement of streets in the subdivision shall provide for the continuation of arterial and collector streets of adjoining subdivisions, and for proper projection of arterial and collector streets into adjoining properties which are not yet subdivided, in order to take into account necessary fire protection, movement of traffic and the construction or extension of needed utilities and public services.

(3)

Access to streets. Development projects shall be designed to maintain a hierarchy of street access so that the interior of development parcels are served by local streets or parking lots, local streets and parking lots shall be connected to collector streets or arterial streets where permitted, and collector streets shall be connected to arterial streets or other collector streets as provided for herein.

(4)

Driveway access. Residential lot driveways shall only access local streets. Residential parking lots may access local, collector or arterial streets provided adequate turn lanes and vehicle storage areas are provided and the street being accessed has sufficient capacity to accommodate the traffic. Nonresidential development shall only access collector and arterial streets. The minimum spacing between driveways shall be as provided for in Article VIII, Off-Street Parking, Loading and Driveway Standards.

(5)

Local streets. Local streets shall be so laid out that their use by through traffic will be discouraged.

(6)

Street connections. Nonresidential development with parking for 20 or more vehicles and residential property with 20 lots or more shall have at least two connections with a publicly accessible street which shall exist prior to the issuance of certificate of occupancy. In lieu of the two required connections, one connection may be permitted if adequate provision for emergency and service vehicles is provided.

C.

Minimum intersection spacing.

(1)

Local street intersections with collector and arterial streets. Local street or cul-de-sac openings into collector streets shall be a minimum distance of 660 feet from another intersection, or in the case of a T-type intersection, a minimum distance of 330 feet from any other intersection. Local streets and local dead-end streets may not intersect an arterial unless unavoidable in which case the local street may intersect an arterial only if aligned with and extending an existing local street which intersects the arterial or is a minimum of 660 feet from another minor or collector street intersection with the arterial, and is a minimum of 760 feet from the intersection of two arterial streets.

(2)

Collector street intersections with arterial streets. A collector street or collector dead-end street may intersect an arterial if aligned with and extending an existing or planned collector which intersects the arterial or is a minimum distance of 1,320 feet from the intersection of an existing collector and the arterial, and is a minimum distance of 1,420 feet from the intersection of two arterial future transportation system.

(3)

Intersection of two collector streets. A collector street may intersect another collector but only if aligned with and extending an existing or planned collector or is a minimum distance of 660 feet from any other intersection of the collector.

D.

Street design.

(1)

Geometric design of street. The geometric design of streets shall conform to the minimum standards established by the "Manual of Uniform Minimum Standards for Design, Construction and Maintenance for Streets and Highways," prepared by the Florida Department of Transportation and "A Policy on Design of Urban Highways and Arterial Streets," prepared by the American Association of Street Highway and Transportation Officials (AASHTO).

(2)

Street jogs at intersections. Street jogs with center line offsets of less than 125 feet shall not be permitted unless required to provide a connection to existing platted streets.

(3)

Angle of intersection. In general, all streets shall join each other so that for a distance of at least 100 feet the street is approximately at right angles to the street it joins. This requirement may be modified for the intersection of two local streets if it can be shown that an alternate design will meet minimum safe site distance requirements.

(4)

Widths of rights-of-way. The paved portion of the right-of-way shall have the minimum widths specified in the following table. When not functionally classified by the FDOT, the classification of streets shall be determined by the Development Services Director. The actual width of a right-of-way shall be determined based on the ultimate cross section design needed to accommodate the projected level of traffic at the adopted level of service. Additional right-of-way may be required for a bicycle lane, in compliance with a city or county bicycle circulation plan.

Widths of Public and Private Rights-of-Way

* NOTE: A pedestrian/bicycle path, which is a minimum of six feet wide and constructed within an easement adjacent to the right-of-way, may be used in lieu of the required sidewalk on that side of the right-of-way.

(5)

Public utility easements. Where conditions make impractical the inclusion of utilities within the street right-of-way, perpetual easements with satisfactory width and access, as determined by the City, shall be required. Wherever possible, easements shall be continuous from block to block and shall present as few irregularities as possible. Side yard easements containing underground pipes are discouraged. However, in such cases when necessary said easements shall be determined by the Development Services Director. Such easements shall be cleared, demucked, and graded where required.

(6)

Underground utilities. All facilities for the distribution of electricity, telephone, and cable television shall be installed underground in new subdivisions. Appurtenances such as transformer boxes, pedestal mounted terminal boxes and meter cabinets may be placed above ground on a level concrete slab and shall be located in such a manner to minimize noise effects upon the surrounding properties. Such appurtenances shall be landscaped in accordance with the landscape requirements outlined in this Code. Street lighting poles and fixtures may be placed above ground. Primary transmission lines carrying in excess of 7,000 volts single-phase or 12,000 volts three-phase may be suspended above the surface. New pole lines located within or adjacent and parallel to a road right-of-way, which serve new developments, shall be, constructed, have reinforced concrete. At the time of development the City shall require replacement of existing wood poles with concrete poles.

(7)

Grades. Longitudinal slopes of all streets shall conform in general to the Department of Transportation standards for arterial, collector or local streets. Grades shall be approved by the Development Services Director.

(8)

Curve radii at local street intersections. All local street right-of-way lines at intersections shall be rounded by curves of at least 25 feet radius.

(9)

Dead-end streets (culs-de-sac). Dead-end streets exceeding 150 feet, shall terminate in a circular turnaround having a minimum right-of-way radius of 50 feet and pavement radius of 40 feet. At the end of temporary dead-end streets a temporary turnaround with a pavement radius of 38 feet shall be provided, unless the Development Services Director approves an alternate arrangement.

(10)

Watercourses. When a street is proposed to abut any canal, or a water body, provision shall be made for adequate safe vehicular recovery area between the ultimate edge of right-of-way and the edge of water. The distance from the outside edge of the ultimate right-of-way to the edge of water shall be no less than 50 feet for roads with a design speed of 50 miles per hour or greater and 40 feet for roads with a design speed less than 50 miles per hour. A guardrail shall be required for lakes and canals where it is not possible to maintain these required minimum distances.

(11)

Curve radii. In general, street lines within a block, deflecting from each other at any one point by more than ten degrees, shall be connected with a curve, the radius of which for the centerline of street shall not be less than 400 feet on arterial streets, 200 feet on collector streets and 100 feet on local streets.

(12)

Private streets. It is the policy of the City to discourage private streets. However, private local streets may only be permitted by the City when the design and construction of such streets meets or exceeds the minimum standards and specifications as outlined or referred to herein for public streets; and when a method suitable to the City is established for the perpetual maintenance of said private streets by the developer or by the development's homeowners' association, and with the provision of a permanent access easement for service and emergency vehicles, maintenance and repair of public and semipublic utilities and common area improvements. Sidewalks and setbacks along private streets shall be from the theoretical right-of-way line. Notwithstanding anything to the contrary in this Code, no private streets shall be permitted by the City unless the owner of the private streets executes an agreement with the City whereby the City is authorized to enforce the City's traffic and parking ordinances and regulations over private roads.

(13)

Street lights. Installation of streetlights shall be required in accordance with design standards of Florida Power and Light and an approved site plan.

(14)

Inverted crowns. Inverted crown roadways shall not be permitted on public or private streets. This limitation shall not apply to private parking lots or private driveways within multifamily development.

E.

Addresses.

(1)

Type of name. All streets shall be numbered or named in accordance with a numbering system approved by the U.S. Post Office and Zoning, Planning and Building Director. All streets shall have a sign displaying the street number or name. Street signs shall have reflective type lettering meeting Miami-Dade County standards.

F.

Lots.

(1)

Lots in conformance with zoning district. Lots shall be subdivided in conformance with the applicable zoning district's development standards.

(2)

Side lines. All side lines of lots shall be at right angles to straight street lines and radial to curved street lines.

(3)

Driveway access. Driveway grades and access shall conform to City specifications and the requirements of this section.

(4)

Frontage on curve or cul-de-sac. The minimum arc frontage for lots abutting the turnaround of a cul-de-sac shall be 25 feet for residential uses and 60 feet for nonresidential uses.

G.

Storm drainage and water management design standards.

(1)

Minimum elevation (centerline of street). The minimum elevation (centerline of street) shall be as established in compliance with the Miami-Dade County Environmental Resources Management and subject to the approval of the Zoning, Planning and Building Director.

(2)

Specific standards for flood hazard reduction. In all areas where base flood elevation data has been provided, the following provisions are required:

(a)

Residential construction. New construction or substantial improvement (more than 50%) of any residential structure shall have the lowest floor, including basement, elevated no lower than one foot above the base flood elevation or 18 inches above the highest point of the adjacent road crown elevation, whichever is higher. Should solid foundation perimeter walls be used to elevate a structure, openings sufficient to facilitate the unimpeded movements of floodwaters shall be provided in accordance with the standards of Subsection G(2)(d) below.

(b)

Nonresidential construction. New construction or substantial improvement (more than 50%) of any commercial, industrial, or nonresidential structure shall have the lowest floor, including basement, elevated no lower than one foot above the level of the base flood elevation or 18 inches above the highest point of the adjacent road crown elevation, whichever is higher. Structures located in all A-zones may be floodproofed in lieu of being elevated provided that all areas of the structure below the required elevation are watertight with walls substantially impermeable to the passage of water, and use structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effect of buoyance. A registered professional engineer or architect shall certify that the standards of this subsection are satisfied. Such certification shall be provided to the City as set forth in Subsection G(2)(d) below.

(c)

Elevated buildings. New construction or substantial improvements (more than 50%) of elevated buildings that include fully enclosed areas formed by foundation and other exterior walls below the base flood elevation shall be designated to preclude finished living space and designed to allow for the entry and exit of floodwaters to automatically equalize hydrostatic flood forces on exterior walls.

(d)

Designs for complying with this requirement must either be certified by a professional engineer or architect or meet the following minimum criteria:

[1]

Provide a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;

[2]

The bottom of all openings shall be no higher than one foot above grade; and

[3]

Openings may be equipped with screens, louvers, valves or other coverings or devices provided they permit the automatic flow of floodwaters in both directions.

(e)

Electrical, plumbing, and other utility connections are prohibited below the base flood elevation;

(f)

Access to the enclosed area shall be the minimum necessary to allow for parking of vehicles (garage door) or limited storage or maintenance equipment used in connection with the premises (standard exterior door) or entry to the living area (stairway or elevator);

(g)

The interior portion of such enclosed area shall not be partitioned or finished into separate rooms;

(h)

Floodways. Lands located within areas of special flood hazard, are designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles and has erosion potential, the following provisions shall apply:

(i)

Prohibit encroachments, including fill, new construction, substantial improvements and other developments unless certification (with supporting technical data) by a registered professional engineer is provided demonstrating that encroachments shall not result in any increase in flood levels during occurrence of the base flood discharge.

(3)

Stormwater management. All stormwater drainage systems shall be designed in accordance with the requirements of the Miami-Dade County Environmental Resources Management, the South Florida Water Management District's permit manual, "Management and Storage of Surface Waters," latest edition and the City's Floodplain Management criteria.

(Ord. No. 2021-562, § 34, 3-18-2021)

A.

General. No structure or land shall be developed, used or occupied unless all outdoor lighting conforms to the requirements of this section. The terms used in this section shall have the definition used by the Illuminating Engineers Society. Lighting shall be designed and placed to illuminate the ground, a vehicular use area, a building, a street, or a sign. All lighting shall be concentrated on the ground, building, street, or sign it is intended to illuminate. Lighting which is designed to illuminate the building roof area, except for safety reasons, shall be prohibited.

B.

Preparation of site lighting plan. A plan which shows the photometrics of the site's lighting for vehicular use areas, outside building areas, signs and streets shall be prepared by a registered professional engineer. The plan shall incorporate all existing and proposed sources of artificial light used on the site, including adjoining outparcels. The lighting plan shall be submitted with the final building plans, prepared at the same scale. The plan must indicate and be certified for compliance with the standards of this section.

C.

Minimum illumination. All multifamily, shopping centers and office buildings shall illuminate parking lots and pedestrian areas to a minimum maintained average of 1.0 footcandle and a maximum to minimum ratio of 12 to 1, with no area below the illumination of 0.5 footcandle.

D.

Maximum illumination. All lighting for parking areas, buildings and signs shall be located, screened, or shielded so that adjacent property, structures, and rights-of-way are not directly illuminated. All lighting for parking areas, buildings and signs shall either be shaded or screened in a manner that will limit spillover of lighting onto adjacent property and public rights-of-way. Spillover shall not exceed 0.5 footcandles measured vertically along the property line at the perimeter of the property.

E.

Lighting height standards. All private outdoor lighting shall be designed, located and mounted at heights no greater than:

(1)

Twelve feet above grade for non-cutoff type luminaries, and

(2)

Thirty feet above grade for cutoff type luminaries.

F.

Street lighting. A street lighting system shall be provided in all land development projects with public or private streets. All street lighting shall be installed according to standards established by the City or County.

Conformance with applicable regulations. Prior to the development of land, including land clearing and excavation operations, having potential wetlands soils a determination shall be made by the appropriate jurisdictional agencies as to the presence of jurisdictional wetlands. If it is determined that jurisdictional wetlands are present the property owner shall be required to comply with all agency requirements regarding the protection and mitigation of wetlands on the property as part of any City issued development order.

Conformance with applicable regulations. Prior to the development of land or the issuance of any development permit for construction immediately adjacent to any tidal waters, the property owner or their representative shall be required to obtain approval from Miami-Dade County Environmental Resources Management and all other applicable agencies.

A.

Conformance with applicable laws. All structures or land shall be developed, used or occupied such that surface water is managed in conformance with the following laws, rules and regulations:

(1)

Chapter 24, Miami-Dade County Code, as amended from time to time.

(2)

Chapter 40-E, as amended, Florida Administrative Code, "Rules of the South Florida Water Management District."

(3)

Florida Building Code, as amended.

A.

Compliance required. No development activity may be approved unless it is found that the development is consistent with the requirements in the Comprehensive Plan.