appendix d: miami worldcenter Miami Worldcenter Development Standards

Transcription

1 Miami Worldcenter Development Standards

2 Table of Contents I. Introduction Page 2 II. Regulating Plan Page 5 III. Street Design Page 8 a. Street System b. Parking, Loading, and Service Access c. Streets i. NE 1st Avenue ii. NE 2nd Avenue iii. N. Miami Avenue iv. NE 6th Street v. MWC Promenade (formerly NE 7th St) vi. NE 8th Street vii. NE 9th Street viii. NE 9th Paseo ix. NE 10th Street x. NE 11th Street xi. FEC railway corridor d. Typical Intersection e. Typical Raised Intersection IV. Building Design Page 32 a. Building Continuity b. Architectural Scaling Elements c. Building Materials and Finishes d. Building Entries e. Fenestration f. Roofs g. Services and Utilities h. Lighting i. Awnings and Canopies j. Balconies and Terraces k. Signage l. Parking Miami Worldcenter Development Standards 1

3 I. Introduction 2 Miami Worldcenter Development Standards

4 Introduction Overview The Miami Worldcenter is a multi-block mixed-use development immediately north of the Central Business District in downtown Miami. It is generally defined by NE 2nd Avenue to the east, North Miami Avenue to the west, NE 11th Street to the north, and NE 6th Street to the south. Spanning over thirty acres, the Miami Worldcenter is planned to include a dynamic mix of retail, restaurant, entertainment, hospitality, residential, office, and other uses that will create a vibrant, walkable pedestrian environment with a unique sense of place and a modern design statement driven by Miami s unique physical context, culture, and architectural heritage. Intent The Miami Worldcenter Development Standards will establish appropriate standards for the design of streets, public spaces, and buildings within the MWC Special District area. These Development Standards shall be considered the guiding principles for all new development. Conceptual Rendering Artist rendering of project looking west Miami Worldcenter Development Standards 3

5 Diagrams and Illustrations Map 1 location of the Miami Worldcenter site Miami WorldCenter Site 4 Miami Worldcenter Development Standards

6 II. Regulating Plan Miami Worldcenter Development Standards 5

7 Regulating Plan Overview The Miami Worldcenter project was guided by the goal of establishing a memorable, pedestrian district with a strong integrated public realm. This includes an interconnected system of well-defined streets, plazas, promenades, paseos, and other pedestrian spaces tailored to Miami s climate. Intent The regulating plan for Miami Worldcenter summarizes the general configuration of the open space within the site area, including major civic spaces, publicly accessible sidewalks, paseos, and pedestrian-only thoroughfares. The regulating plan also defines the location of open spaces and significant towers within the district. 6 Miami Worldcenter Development Standards

8 Diagrams and Illustrations Regulating Plan Tract A Miami Worldcenter Development Standards 7

9 III. Street Design 8 Miami Worldcenter Development Standards

10 Street System Overview A unified street system with a clear hierarchy has been developed at Miami Worldcenter. Narrow streets set the stage for larger, more significant streets, each street having a distinct personality and function to create a range of experiences. This will include variation in scale, enclosure, materials, sidewalk width, and retail character. Streets NE 1st Avenue Page Designated as a prominent street at Miami Worldcenter, NE 1st Avenue serves as a primary connection from the Central Business District and Downtown. NE 2nd Avenue Page N. Miami Avenue Page 15 NE 6th Street Page 19 MWC Promenade (formerly NE 7th) Page NE 8th Street Page NE 9th Street Page NE 10th Street Page NE 11th Street Page 28 FEC Corridor Page 29 A gateway street defined by the elevated Metromover train and intense residential development along the east side of the street near Biscayne Boulevard. Improvements to areas around the Metromover are contemplated to improve the pedestrian experience and to improve transit ridership and accessibility. A north-south neighborhood gateway street providing linkages to the Central Business District and the Omni Neighborhood. East-west perimeter street with a strong connection to the Port of Miami. Pedestrian-only promenade with retail and restaurant activity, connecting the American Airlines Arena to the east and the future FEC development to the west. Major east-west street connecting the American Airlines Arena and the Biscayne Waterfront to the Overtown Transit Village and I-95 to the west. East-west street, a portion of which will be a covered pedestrian Paseo. A Tree-lined street that provides an east-west linkage between the Overtown Neighborhood and Museum Park. Mixed-use street with a focus on entertainment uses. Existing freight rail corridor between the MWC Promenade and NE 6th Street. Miami Worldcenter Development Standards 9

11 Diagrams and Illustrations Street System street plan for the Miami Worldcenter site NE 11th Street N. Miami Ave. NE 1st Ave. NE 2nd Ave. NE 10th Street NE 9th Street NE 8th Street NE 7th Street NE 6th Street Streets MWC Promenade Paseos 10 Miami Worldcenter Development Standards

12 Parking, Loading, and Service Access Diagram Diagrams and Illustrations PARKING & SERVICE DIAGRAM S P P SERVICE ACCESS PARKING ENTRANCE AND EXIT PARKING EGRESS ONLY S P P S NE 11th Street P NW 10th Street NE 10th Street S P P P S P P NE 9th Street N. Miami Ave. NE 1st Ave. S NE 2nd Ave. NW 8th Street S S NE 8th Street P S P P S P S NE 7th Street S P S NE 6th Street * For illustrative purposes only. Final service and parking locations shall be in accordance with site plan approval. Miami Worldcenter Development Standards 11

13 NE 1st Avenue Illustrative Street Section 12 Miami Worldcenter Development Standards

14 NE 1st Avenue Illustrative Street Section Miami Worldcenter Development Standards 13

15 NE 1st Avenue Illustrative Street Section 14 Miami Worldcenter Development Standards

16 N. Miami Avenue Illustrative Street Section Miami Worldcenter Development Standards 15

17 NE 2nd Avenue Illustrative Street Section 16 Miami Worldcenter Development Standards

18 NE 2nd Avenue - Alternate Illustrative Street Section Miami Worldcenter Development Standards 17

19 NE 2nd Avenue - Gateway Plaza Illustrative Street Section 1:12 Ramp Max 18 Miami Worldcenter Development Standards

20 NE 6th Street Illustrative Street Section Miami Worldcenter Development Standards 19

21 MWC Promenade (formerly NE 7th Street) Illustrative Section 20 Miami Worldcenter Development Standards

22 MWC Promenade (formerly ne 7th street) Illustrative Section Miami Worldcenter Development Standards 21

23 NE 8th Street Illustrative Accessway Section 22 Miami Worldcenter Development Standards

24 NE 8th Street Illustrative Street Section Miami Worldcenter Development Standards 23

25 NE 9th Street Illustrative Street Section 24 Miami Worldcenter Development Standards

26 NE 9th Paseo Illustrative Street Section Miami Worldcenter Development Standards 25

27 NE 10th Street Illustrative Street Section 26 Miami Worldcenter Development Standards

28 NE 10th Street Illustrative Street Section Miami Worldcenter Development Standards 27

29 NE 11th Street Illustrative Street Section 28 Miami Worldcenter Development Standards

30 FEC Rail Corridor Illustrative Street Section Miami Worldcenter Development Standards 29

31 Typical Intersection Overview Street intersections at Miami Worldcenter may be designed to create a pedestrian-friendly environment. Curb extensions may be utilized to protect pedestrians and minimize crossing distances. Enhanced paving materials and raised intersections may be utilized to further improve the pedestrian environment. Quality materials are encouraged. Description Minimize curb radius to minimize pedestrian crossing distance and reduce automobile speed (approximately 25 radius). Curb extensions at intersections and selected mid-block crossing zones Example Seattle, WA 30 Miami Worldcenter Development Standards

32 Typical Raised Intersection Overview Street intersections at Miami Worldcenter may be designed to create a pedestrian-friendly environment. Curb extensions may be utilized to protect pedestrians and minimize crossing distances. Enhanced paving materials and raised intersections may be utilized to further improve the pedestrian environment. Quality materials are encouraged. Description Minimize curb radius to minimize pedestrian crossing distance and reduce automobile speed (approximately 25 radius). Curb extensions at intersections and selected mid-block crossing zones. Example Miami Worldcenter Development Standards 31

33 IV. Building Design 32 Miami Worldcenter Development Standards

34 Building Continuity Intent y To establish a high standard of excellence in building design. y To develop a district with a distinct sense of form and place. y To avoid the development of streets with varying levels of design quality. Standards Individual structures shall be continuous in design with no street facing side unimproved. Architectural details (including roof lines, cornices, and parapets) shall continue around all sides of a structure. Comparable materials shall be used on all sides of a structure. Example Peninsula Hotel N. Michigan Ave, Chicago Miami Worldcenter Development Standards 33

35 Architectural Scaling Elements Intent y To avoid large areas of undifferentiated or blank building facades. y To create a comfortably scaled and thoughtfully detailed pedestrian environment through the use of well-designed architectural forms and details. y To create building facades that take advantage of Miami s sunny climate to reinforce changes in plane, material texture, and detail through the interplay of light and shadow. Standards Architectural scaling elements should be used to reduce the appearance of large building facades. Variation in building scaling may include changes in wall plane or height and may relate to primary building entries, important corners or other significant architectural features. Architectural detail may relate to but not necessarily mimic traditional building details, such as pilasters and belt courses, to establish a human-scale vocabulary. Balconies and terraces are strongly encouraged for residential uses. These elements shall be incorporated into vertical and horizontal shifts and building massing wherever possible. Example San Diego, CA Balconies incorporated into projecting bay windows 34 Miami Worldcenter Development Standards

36 Examples Architectural Scaling Elements France Lumina Building, London Miami Worldcenter Development Standards 35

37 Building Materials and Finishes Intent y To encourage human scaled buildings through the use of smaller material modules. y To ensure the consistent use of high quality materials appropriate to the urban environment. y To promote the use of environmentally responsible building materials. Standards All building materials to be used shall express their specific properties. For example, heavier more permanent materials (masonry) generally support lighter materials (stucco and glass). Building materials at the lower floors shall respond to the character of the pedestrian environment through such qualities as scale, texture, color and detail. Building materials shall be selected with the objectives of quality and durability within an urban context. The use of recycled, locally produced, and energy and resource responsible building materials is encouraged. Example Quality building materials used for storefront in Paris, France 36 Miami Worldcenter Development Standards

38 Examples Building Materials and Finishes Miami Worldcenter Development Standards 37

39 Building Entries Intent y To enhance the scale, activity, and function of building facades by orienting building entries to streets and other public spaces. y To reinforce the convenience of pedestrian activity and circulation along the street by creating multiple external, street oriented entries to ground floor, pedestrian-active uses. Standards Entries to ground floor uses shall be direct and as numerous as possible to encourage active pedestrian use. Each commercial use with an exterior, street-oriented exposure shall have an individual public entry from the street. All street-oriented building entries shall be directly connected to the public sidewalk via paved walk, stair, or ramp. Primary building entries shall be emphasized by recessing the door a minimum of 3-0, changes in wall plane or building massing, differentiation in material and/or color and greater level of detail. Entries shall be well lighted to announce the principle use and to provide for safety and security. Example Trilogy Building Boston, MA 38 Miami Worldcenter Development Standards

40 Fenestration Intent ` Standards y To provide a high degree of transparency at the lower levels of building facades. y To maximize the visibility of pedestrian active uses. y To provide an active, human scaled architectural pattern along the street. y To establish a pattern of individual windows and exterior openings within building facades that provides a greater variety of scale through material variation, detail and surface relief. The Facades on retail Frontages shall be detailed as storefronts and glazed with clear glass no less than seventy percent (70%) of the linear ground floor facade and any second floor facade fronting pedestrian-active uses such as breezeways, hallways, or bridges, and shall be constructed of transparent materials, or otherwise designed to allow pedestrians to view activities inside the building or displays related to those activities. Security screens shall be seventy percent (70%) open. For retail stores with an area of 35,000 sf or more along Frontages, the required area of glass in a retail facade shall be equal to 50% of the length of the unencumbered facade times 12 in height. For purposes of satisfying this glass requirement, the area of glass can be measured to a height of 16 above grade. No reflective coating shall be on the exterior surface of the glass. Transparent glass shall possess a minimum 60% light transmittance factor. No portion of the façade shall be of highly reflective glass (maximum reflectance factor of.25). Inclusion of human scaled proportions and elements in fenestration patterns, architectural detail, surface relief, texture and materials shall be encouraged. Miami Worldcenter Development Standards 39

41 Roofs Intent Standards y To integrate all building systems within a complete architectural form. y To develop roof forms that will make a positive contribution to the streetscape and to the Miami skyline. y To activate roofs with active uses, such as restaurants, bars, tower amenities, sports fields and gathering areas, and green spaces. y Encourage rooftop terraces and open spaces for the enjoyment of residents. y Encourage green roof design to reduce heat island effect. General Standards: y All mechanical, electrical and telecommunications systems shall be screened from view of surrounding streets, public open spaces and structures. y At least 25% of aggregate roof areas for the projects (excluding tower footprints and areas utilized for mechanical equipment) shall be planted as green roof gardens or public terraces (amenity decks). Remaining roof areas shall use light-colored/highalbedo materials. y Any screening devices employed to conceal mechanical equipment shall be consistent with the architectural character and composition of the building. y A Roof Structure is an enclosed habitable space. y Towers shall be spaced at least 60 apart. Roof Structures (also refer to Roof Diagram on Page 41) Roofs that are 30,000 square feet or larger may include Roof Structures. All Roof Structures shall be developed in accordance with the following standards: y Roof Structures which include habitable uses shall be counted towards the permissable FLR. y Roof Structures may cover up to 40% of the roof, excluding tower footprints. y Roof Structures shall be limited to two (2) stories and no more than 40 feet in height. y Roof Structures shall be located at least 30 feet in distance from an abutting Tower on the same Roof or Podium. y Roof Structures must be set back at least 10 feet from the edge of the Roof or Podium. y Roof Structures shall be located at least 30 feet in distance from an abutting Roof Structure on the same Roof or Podium. Examples A variety of vegetation, terraces, and other amenities can be used to create different roof top spaces. 40 Miami Worldcenter Development Standards

42 Roofs Roof Diagram This diagram illustrates potential areas for roof structures (shown in gray) and minimum setbacks for towers and roof structures. Note: No other tower can be closer than 100 to the Signature Tower. Note: Roof Structures may cover up to 40% of the roof, excluding tower footprints. * For illustrative purposes only. Final building configuration and location shall be in accordance with site plan approval. Miami Worldcenter Development Standards 41

43 Services and Utilities Intent y Minimize the visual impact of building services and utilities on the public realm. y Provide safe and convenient access for loading, maintenance, and utilities. Standards Loading bays and service entrances shall not exceed 45 in width (except by Warrant). Loading and service entrances are discouraged along NE 1st Avenue (refer to Parking, Loading & Service Access Diagram on page 11 ). The spacing of parking garage entrances shall not be less than 60 (except by Warrant). Mechanical equipment and exposed utilities should be located on building roofs or within the building envelope whenever possible to preserve the public realm. These elements should be incorporated into the overall building design and should not be visible from the public right-of-way. Exhaust louvers and air fans must be located above the 2nd Floor and are prohibited along any portion of a building facing the MWC Promenade. This restriction includes any walls that are not parallel to the street or are set back from the face of adjoining buildings. 42 Miami Worldcenter Development Standards

44 Diagrams and Illustrations Services and Utilities RAMP 1:12 MAX FLUSH RAMP 1:12 MAX FLUSH Garage Entrance Spacing RAMP 1:12 MAX FLUSH Service Entrance Drive Miami Worldcenter Development Standards 43

45 Lighting Intent y The use of lighting should be integrally designed as part of the built environment and should reflect a balance for the lighting needs with the contextual ambient light level of the surrounding area. y Lighting intensities should be controlled to assure that light spillage and glare are not directed at adjacent properties, neighboring areas, motorists, or the sky. Standards Building lighting should primarily be utilized to highlight special architectural features, building entries, and to illuminate sidewalk areas. Architectural lighting that results in hot spots should be avoided. Sidewalk lighting shall be designed for an average of 1.0 foot-candle horizontally and vertically, as measured 6-0 above ground, and shall maintain a uniformity ratio not to exceed 5:1 (note: these numbers are in accordance with the Illumination Engineering Society of North America Handbook, Ninth Edition) Full cut-off fixtures and shielding shall be utilized to effectively control glare and light trespass. Building lighting shall be carefully located so as not to shine into residential living space (on or off the property) or into public rights-of-way. Internally-illuminated awnings are not permitted. Lighting fixtures should be appropriate to the style of architecture or aesthetically concealed from view. LED lighting integrated into building glazing will be allowed as part of an overall signage plan approved by Warrant. Example Effective lighting strategies from Paris and Miami Beach 44 Miami Worldcenter Development Standards

46 Examples Lighting Miami Worldcenter Development Standards 45

47 Awnings and Canopies Intent y Encourage the use of awnings, canopies, and porte cocheres to provide visual interest, protection from the elements, and a sense of enclosure. y Encourage awning and canopy designs that complement and enhance the architecture of the building which they serve. y Encourage sun shading devices for public spaces, balconies, and roof terraces. Standards Awnings and canopies should be used primarily for weather protection. Internally-illuminated awnings are not permitted. The minimum height of awnings and other ground level canopies shall be 8-0 from the lowest point to the sidewalk. Awnings should typically be constructed of metal, canvas, or other high quality materials. No plastic or vinyl materials are permitted. Example The awnings help to shade this cafe area while creating an atmosphere of an outside room. 46 Miami Worldcenter Development Standards

48 Examples Awnings and Canopies Meatpacking District, New York City Paris Venice, Italy Seville Arizona Center, Phoenix, AZ Miami Worldcenter Development Standards 47

49 Balconies and Terraces Intent y To maintain open sight lines along the public right-of-way. y To provide signs of human habitation. Standards Balconies shall be encouraged for residential uses to foster an indoor-outdoor connection. Balconies are allowed to project 6 into the street corridor above the streetwall height, except that they may not project beyond the Base Building Line or face of an arcade (refer to Appendix D Section 9(b)). Balconies and terraces are encouraged to be incorporated into the overall massing of the a building. Cantilevered balconies shall be designed to complement the overall architectural design of the building. Example The cantilevered balconies compliment the overall design of the building and are not visually obtrusive. 48 Miami Worldcenter Development Standards

50 Signage Intent y To create an organized and integrated system of signs, sign structures, lighting, and graphics that respects and enhances the character of the surrounding district. To provide high quality signs with creative graphic design and durable materials appropriate to an urban setting. y To create signs and graphic elements that respects the architecture of the building which they serve. y To prevent visual clutter. Standards Mixed-use and commercial buildings shall provide locations on the commercial areas of the building façade that are specifically designed to accommodate changeable tenant signage including wall signs, projecting signs, and window signs. Structure, materials, detailing and power sources shall be designed with consideration of signage installation requirements and shall be readily adaptable and repairable as tenant sign needs change. Locations for illuminated signage shall be oriented to the public right-of-way and shall avoid facing residential uses. Orientation of any illuminated sign or light source shall be directed or shielded to reduce light trespass and glare. Signs should fit within the architectural features of the façade and complement the building s architecture. Graphic design for all signs shall reflect consistency, simplicity, neatness, and minimum wording to minimize visual clutter and to maximize legibility. Sign colors should be limited in number and should be compatible with the façade. Miami Worldcenter Development Standards 49

51 Examples Signage Example Example 50 Miami Worldcenter Development Standards

52 Parking Intent y Minimize the visual impact of structured and surface parking. y Encourage parking garage design that is compatible with the overall building design and composition. y Minimize impacts of parking garage entrances on major pedestrian activity zones y Provide adequate access to parking structures and surface parking lots y Maintain active public uses along the street level. Standards All required parking spaces less any applicable parking reductions shall be located in parking structures or on-street. The ground floor of all separate parking structures shall contain active public-oriented uses. Parking structures shall include a habitable liner or an Architectural Screening Layer to minimize the visual impact of parking on the public realm. The Architectural Screening Layer shall include architectural elements that effectively screen cars, lighting, garage ceilings, and slab edges. The design of the Architectural Screening Layer shall complement the overall building design. Parking structures may encroach into the Second Layer above the ground level provided that an Architectural Screening Layer is provided. The ground portion of a parking structure may encroach into the Second Layer for up to 20% of the parking structure Frontage Line to accommodate ramping and vertical circulation provided that an Architectural Screening Layer is provided. Parking can be provided off-site by process of Waiver as per Section 11(c). Example Parking garage incorporated into overall building design. Miami Worldcenter Development Standards 51

53 Liner and Architectural Screening Layer Examples Parking 52 Miami Worldcenter Development Standards

54 table 1 SHARED PARKING STANDARDS SHARING FACTOR Function with Function RESIDENTIAL LODGING OFFICE COMMERCIAL RESIDENTIAL LODGING OFFICE COMMERCIAL The shared Parking Standards Table provides the method for calculating shared parking for buildings with more than one Use type. It refers to the parking requirements that appear in Table 4. The parking required for any two Functions on a Lot is calculated by dividing the number of spaces required by the lesser of the two uses by the appropriate factor from this Table and adding the result to the greater use parking requirement. For instance: for a building with a Residential Use requiring 100 spaces and a Commercial Use requiring 20 spaces, the 20 spaces divided by the sharing factor of 1.2 would reduce the total requirement to 100 plus 17 spaces. For uses not indicated in this chart on a mixed use lot a sharing factor of 1.1 shall be allowed. Additional sharing is allowed by Warrant. Parking and Loading This table describes the standards for Parking and Loading. Standards shall include the followinig: Off Street Parking Standards Angle of Parking Access Aisle Width One Way Traffic One Way Traffic Two Way Traffic Single Loaded Double Loaded Double Loaded ft. 21 ft. 21 ft ft ft ft ft. 9.5 ft ft. Parallel 10 ft. 10 ft. 20 ft. Standard Stall Dimension: 8.5 ft. x 18 ft. min. Notes: * Driveways shall have a minimum of 10 feet of paved width for one way * Pedestrian entrances shall be at least 3 feet from stall, driveway or access aisle * Allowable slopes, paving and drainage as per Florida Building Code * Off street parking facilities shall have a minimum vertical clearance of 7 feet Where such a facility is to be used by trucks or loading uses, the minimum clearance shall be 15 feet * Ingress vehicular control devices shall be located so as to provide a minimum driveway of 20 feet in length between the building line and dispenser * For landscaping requirements of parking lots, refer to Miami Dade County Landscape Ordinance. * Access aisle width may not be reduced. Loading Berth Standards Notes Residential From 25,000 sf to 500,000 sf Berth Types Berth Size Loading Berths Residential*: 200 sf = 10 ft x 20 ft 420 sf 1 per first 200 units Commercial: 420 sf = 12 ft x 35 ft 200 sf 1 per each additional 200 units Industrial**: 660 sf = 12 ft x 55 ft or fraction of 200 All Berth Types: 15 ft height clearance Greater than 500,000 sf Berth Size Loading Berths * Residential and Loading berths shall 660 sf 1 per first 200 units be setback a distance equal to their length 200 sf 1 per each additional 200 units ** 1 industrial berth may be substituted or fraction of 200 by 2 Commercial berths Lodging From 25,000 sf to 500,000 sf Berth Size Loading Berths ***Required loading spaces may be reduced by 420 sf 1 per first 300 rooms process of warrant upon submittal of a shared 200 sf 1 per each additional 200 rooms service management plan. or fraction of 200 Greater than 500,000 sf Berth Size Loading Berths 660 sf 1 per first 300 rooms 200 sf 1 per each additional 200 rooms or fraction of 200 Office From 25,000 sf to 500,000 sf Commercial Berth Size Loading Berths Area Industrial** 420 sf 1st 25k sf 100k sf 420 sf 2nd 100k sf 200k sf 420 sf 3rd 200k sf 300k sf 420 sf 4th 300k sf 500k sf Greater than 500,000 sf Berth Size Loading Berths Area 660 sf 1/ 500k sf Miami Worldcenter Development Standards

55 Civic Space table 2 This table describes the standards for Civic Space. Civic spaces may be at multiple levels and may be landscaped and/or paved. Civic Spaces shall be open to the public from dawn to dusk. Civic Spaces may be publicly or privately owned. Square: An open space available for unstructured recreation and civic purposes. A square is spatially defined by building frontages with streets on at least one frontage. Its landscape shall consist of pavement, lawns, and trees. The minimum size shall be 1/8 acre. Plaza: An open space available for civic purposes and programmed activities. A plaza shall be spatially defined by building frontages and may include street frontages. Its landscape shall consist primarily of pavement and trees. The minimum size shall be 1/8 acre. Courtyard / Garden: An open space spatially defined by buildings and street walls, and visually accessible on one side to the street. Playground: An open space designed and equipped for the recreation of children. A playground shall be fenced and may include open shelter. Playgrounds may be interspersed within residential areas and may be placed within a block. Playgrounds may be included within parks and greens. There shall be no minimum or maximum size. Paseo: An accessway restricted to pedestrian use and limited, controlled vehicular access that connects streets, plazas, alleys, garages and other public use spaces. Paseos must have a minimum width of 20 and may be covered. Pedestrian Walkways: These include enclosed atrium spaces and open and enclosed walkways. Paseos will provide additional options for pedestrian movement within the project. Miami Worldcenter Development Standards

56 table 3 (page 1) building disposition This table describes the standards for Building Disposition. Standards shall include the following: Lot Occupation a. Lot Area 5,000 s.f. min. b. Lot Width 100 ft. min. c. Lot Coverage * Podium 80% max * Tower 20,000 sq. ft. max. floor plate for Residential and Lodging 22,500 sq. ft. max. floor plate for Residential and Lodging for Tract A 27,500 sq. ft. max. floor plate for MWC Signature Residential Tower in Tract A 30,000 sq. ft. max. floor plate for Commercial and Mixed Use d. Floor Lot Ratio 18 e. Building Frontage 70% min. f. Open Space Requirement 10% Net Lot Area min. g. Density 500 du/acre max. Building Setback a. Building Frontage See Regulating Plan, Street Sections, and Roof Structures b. Side See Regulating Plan, Street Sections, and Roof Structures c. Rear See Regulating Plan, Street Sections, and Roof Structures Building Height a. Min. Height 2 stories b. Max. Height Unlimited Miami Worldcenter Development Standards

57 table 3 (page 2) building disposition (see street design for specific street guidelines) parking disposition Miami Worldcenter Development Standards