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Ordinance 2023-091 2 3 4 5 6 7 8 9 10 11 12 13 ORDINANCE NO. AN ORDINANCE OF THE VILLAGE COUNCIL OF MIAMI SHORES VILLAGE, FLORIDA, AMENDING THE VILLAGE COMPREHENSIVE PLAN BY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP (FLUM) FOR PROPERTIES LOCATED IN MIAMI SHORES VILLAGE; PROVIDING FOR ADOPTION; PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE. Ord. No. 2023-09 Page 1 of 49 14 WHEREAS, Miami Shores Village (the "Village") Council recognizes that, 15 periodically, it is necessary to amend the Village Comprehensive Plan (the "Plan") in order 16 to ensure that the Plan is current and consistent with the Village's planning and regulatory 17 needs; and 18 WHEREAS, amendments to the Comprehensive Plan are permitted in accordance 19 with Village and State regulations governing such amendments; and 20 WHEREAS, the Village identified a number of inconsistencies, errors and obsolete 21 provisions within and between the text of the goals, objectives and policies in the Plan's 22 Future Land Use Element and Future Land Use Map ("FLUM"); and 23 WHEREAS, in March 2022, the Village contracted with Calvin, Giordano & 24 Associates, Inc. (the "Consultant") to provide recommendations to resolve the 25 inconsistencies, errors, and obsoleteness in the Plan; and 26 WHEREAS, after conducting an extensive public outreach process in coordination 27 with the Village, the Consultant prepared detailed analyses to substantiate and validate 28 proposed amendments to the Plan's Future Land Use Element text and FLUM ("Proposed 29 Amendments"); and 2023-09 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 they shall remain in effect, it being the legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part. Section 6. Inclusion in the Village Comprehensrve Plan. That it is the intention of the Village Council and it is hereby ordained that amendments indicated in Exhibit A to this Ordinance shall become and be made a part of the Miami Shores Village Comprehensive Plan. Section 7. Effective Date. That this Ordinance shall be effective immediately upon passage by the Village Council on second reading, except that the effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If the amendment is timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or development dependent on this amendment may be issued or commence before it has become effective. PASSED and ADOPTED this 11th day of September 2023. Attest: First Reading: ____ , 2023 Second Reading: , 2023 c;�J�\ George Burch Mayor September 11 February 21 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 148 APPROVED AS TO FORM AND LEGAL SUFFICIENCY: Weis n, o e + Bierman, P.L. Villa FINAL VOTES AT ADOPTION Council Member Sandra Harris Council Member Jerome Charles Council Member Daniel Marinberg Vice Mayor Jesse Valinsky Mayor George Burch No___ Yes No Yes Yes EXHIBIT A 149 150 MIAMI SHORES VILLAGE, FLORIDA 151 2025 COMPREHENSIVE PLAN 152 153 Goals, Objectives, Policies 154 155 Approved: July 1, 2008 156 157 Amended: January 6, 2009 158 Amended: July 6, 2010 159 Amended: November 2, 2010 160 Amended: April 17, 2011 161 Amended: November 6, 2012 162 Amended: November 19, 2013 163 Amended: October 2, 2018 164 Amended: March 5, 2019 165 Amended: October 5, 2021 166 Amended: January 17, 2023 167 Amended: September 11, 2023 168 169 170 *** 171 INTRODUCTION 172 The Comprehensive pPlan serves as the guiding policy document which that governs 173 land use development, concurrency, and LOS standards for the Village’s public facilities 174 and services. The Ddocument includes an extensive data, inventory, and analysis of the 175 Village’s facilities (Roads, parks, drainage, etc.) together with goals, objectives, and 176 policies to provide or improve upon such facilities to reach, maintain, and/or exceed LOS 177 standards through 2025. 178 CHAPTER 1. FUTURE LAND USE ELEMENT 179 FUTURE LAND USE ELEMENT GOAL 180 Miami Shores is an established residential community nearing buildout. Future 181 development shall eEnsure that the balance, character and location of future land uses 182 provides for the highest possible long-term economic and quality of life benefits, while 183 preserving and restoring natural resources, residential strengthening and enhancing 184 overall community character, including the Village’s residential neighborhoods, and 185 providing appropriate levels of public services to meet the needs of the Village’s present 186 and future population. 187 Objective 1: Coordination of land uses with topography and soils Planning for the 188 Village’s Future. 189 Maintain existing development and achieve new development and redevelopment 190 which is consistent with the goal above and which otherwise coordinates future land 191 uses with topography and soil conditions and the availability of facilities and services. 192 Monitoring and Evaluation: The Village shall monitor the following policies: Establish 193 land use categories and a Future Land Use Map (FLUM) that provide for compatible 194 and coordinated land uses, that ensure protection of natural resources and the 195 preservation of the residential character of the Village and that coordinate future land 196 uses with topography and soil conditions and the availability of facilities and services. 197 allowing for the protection of natural resources and the preservation of community 198 character and overall scale, as well as capitalizing on the Village’s redevelopment and 199 economic development opportunities. 200 Monitoring and Evaluation: 201 Policy 1.1: 202 The Village is an established primarily single-family residential community that is 203 nearing build out. Therefore, the Village’s Future Land Use designations and FLUM 204 shall describe, assign, and depict land for existing, well-established land uses as 205 well as aspirational future land uses determined to be in the long-term public interest 206 of the Village promote and protect the Village’s current predominantly residential 207 character. 208 Policy 1.2: 209 The Village FLUM shall maintain, improve contain and identify enforce land 210 development code provisions which are consistent with the Future Land Use Map, 211 including the land uses and the densities and intensities specified thereon and 212 described below: appropriate locations for the following land use categories: 213 Single Family Residential: 214 This land use designation, intended for permanent detached single-family 215 dwellings, is reflected primarily in the Village’s existing neighborhoods of detached 216 single-family homes built on individual platted lots. The residential densities 217 allowed in this designation category shall not exceed vary between a minimum of 218 two and a half (2.5) and shall not exceed a maximum of nine (9) dwelling units per 219 gross acre. This density category is characterized solely by detached single family 220 homes on relatively large lots. This density range acknowledges the built 221 environment and the wide variety of lot sizes that has existed historically in Miami 222 Shores, from large estates to small lots. No platted lot shall be reduced in size from 223 that currently platted. This shall not limit the right to build on an existing platted lot, 224 nor does it prevent the combination of smaller lots to make larger ones, or the 225 division of single family residential lots where each resulting lot is not less than 226 12,500 square feet in area and has a minimum of 85 feet of lot frontage. 227 Multi-family Residential: 228 Multi-family units or single family detached and This land use designation is 229 intended primarily for apartment and condominium developments, but may also 230 include other types of attached units such as duplexes and townhouses. Areas 231 outlined for this land use accommodate multifamily dwellings at a density up to 6.0 232 thirty-one (31) twenty (20) dwelling units per gross acre or single family detached 233 units at a density up to six (6) per gross acre except where Florida Department of 234 Environmental Resources Protection regulations including related to septic tanks 235 may require a lower density. Floor area ratios may be incorporated in 236 development code regulations the Zoning Code. Whenever possible, land for 237 multifamily residential development should be located so as to provide a transition 238 between lower density residential areas and areas developed and/or designated 239 for more dense or intense uses. Zoning regulations shall be implemented to 240 preserve the existing densities of developed properties within established multi-241 family residential districts. 242 243 Mixed Use Residential/Institutional Community Residential: 244 245 This land use designation is intended to accommodate a coordinated integrated 246 and balanced range of residential and institutional land uses. Single-family 247 detached dwelling units are permitted at a density up to six (6) dwelling units per 248 gross acre. Attached, townhouse and multifamily dwelling units at a density up to 249 thirteen (13) dwelling units per gross acre. Residential Institutional uses are 250 permitted at a floor area ratio not greater than 1.0. Institutional uses authorized by 251 this future land use category shall include only those authorized by the institutional 252 land use category. 253 254 Mixed Use: 255 Mixed Use land use designations are intended to accommodate a coordinated, 256 integrated and balanced range of retail, office, service, residential, institutional, 257 and civic land uses. In addition, regulations regarding density and intensity in 258 zoning districts for areas designated as Mixed Use shall provide incentives for 259 mixed-use development. 260 261 There are two distinct sub-designations that provide different levels of Mixed Use, 262 as described in the following pages. Specific types of retail, service, office and 263 auto-related, oriented, or dependent uses that may be permitted, conditioned, or 264 prohibited in each sub-designation are defined in the Zoning Code. Auto-related, 265 oriented or dependent uses may include but are not limited to, gas stations, car 266 washes, vehicle repair and maintenance facilities, auto parts and accessory stores 267 (wholesale or retail), vehicle sales, drive-through service, retail and restaurant 268 uses not subordinate to a permitted principal use, and any other motor vehicle-269 related uses. 270 271 Within the two sub-designations, urban form may include the following variations: 272 273 • Vertical mixed use, where retail, service and civic uses are located on the 274 ground floor of a building, with office and/or residential uses located on upper 275 floors. 276 • Horizontal (attached) mixed use, where separate uses are located side by side 277 in the same building. 278 • Horizontal (detached) mixed use, where separate uses are located in separate 279 buildings within the same site. 280 281 1. Mixed Use Miami-Shores Downtown District Sub-designation: The Mixed Use- 282 Miami Shores Downtown District land use sub-designation shall accommodate 283 retail, office, service and residential dwelling units with an emphasis on vertical 284 mixed use development that is characteristic of traditional main streets in business 285 districts and downtown areas. Along with governmental, arts, culture and 286 entertainment uses, the use mix in this land use sub-designation shall promote 287 development of a compact, pedestrian-oriented area that provides opportunities 288 for live-work lifestyles and supports the creation of a place that reflects a unique 289 and memorable destination for the Village residents and visitors. The following 290 criteria shall apply in the Mixed Use Miami-Shores Downtown District sub-291 designation: 292 293 1. Base density and intensity: Twenty-five (25) dwelling units per gross acre and 294 floor area ratio (FAR) of 1.5. 295 2. Density and intensity limits: Density up to thirty-five (35) dwelling units per gross 296 acre and floor area ratio of up to 2.5 may be granted in the form of bonuses for 297 development projects that provide community benefits. Such benefits may 298 include but shall not be limited to historic building designation; donation of 299 public art, parkland or civic spaces in excess of minimum code requirements; 300 provision of senior or workforce housing; and/or community contribution fees 301 toward central sanitary sewer or other capital investments, the nature of which 302 shall be specified in the Zoning Code. 303 3. Range of uses: Business and professional offices, retail sales and service 304 establishments, eating and drinking establishments including outdoor dining, 305 artisanal retail, and a variety of attached multifamily residential uses. Auto-306 related, oriented or dependent uses are prohibited. 307 4. Compatibility: Mixed use projects shall ensure that the scale and intensity is not 308 out of character with adjacent residential uses and the development is 309 appropriately buffered. The existing parking lots shall serve as buffers between 310 the single-family areas and any other uses. Transition standards and 311 regulations shall be specified in the Zoning Code to ensure the protection of 312 the Single-Family Residential designation. 313 5. Use mix: The overall mix of uses in the Mixed Use-Main Street district shall be 314 determined in the Zoning Code. In vertical mixed-use projects, residential uses 315 shall be permitted on the second floor and above and the ground floor must 316 allow retail, service, dining, or office uses. Horizontal mixed-use projects shall 317 include at least two of the use categories listed in subsection 3 above. 318 6. The Zoning Code regulations implementing this category shall encourage a 319 compact and walkable environment to reduce vehicle miles of travel and 320 encourage use of public transit. 321 7. Unified architectural and streetscape themes shall be encouraged for all 322 developments within the Mixed Use-DMS sub-designation, with incentives 323 provided to reduce on-site parking, promote active forms of transportation, and 324 minimize environmental impacts. For parcels that are assembled into a larger, 325 multi-building development, on-site structured parking is preferred. 326 8. Building height: The height limitation shall be 40 feet and buildings in this 327 designation shall not exceed three (3) stories. 328 329 330 2. Neighborhood Sub-designation: The Mixed Use-Neighborhood (MU-N) land 331 use sub-designation shall accommodate small-scale retail, commercial, service, 332 institutional, and/or residential dwelling units in patterns that offer residents the 333 ability to live, shop, work, study, and play in one place. Mixed Use-Neighborhood 334 includes a mixture of housing types and residential densities integrated with goods 335 and services, both in vertical and/or horizontal mixed-use developments, with the 336 goal of creating complete communities for residents. The following criteria shall 337 apply in the Mixed Use-Neighborhood sub-designation: 338 339 1. Base density and intensity: Thirty (30) dwelling units per gross acre and FAR 340 of 1.5. 341 2. Density and intensity limits: Density up to thirty-five (35) dwelling units per gross 342 acre and floor area ratio of up to 2.5 may be granted in the form of bonuses for 343 development projects that provide community benefits. Such benefits may 344 include but shall not be limited to donation of parkland or civic spaces; inclusion 345 of senior or workforce housing; and/or community contribution fees toward 346 central sanitary sewer or other capital investments, the nature of which shall be 347 specified in the Zoning Code. 348 3. Range of uses: Various types of residential uses including single-family, 349 detached, attached, and multifamily units; educational services; business and 350 professional offices; neighborhood-serving retail; service establishments; and 351 eating and drinking establishments. Auto-related, oriented or dependent uses 352 are prohibited. 353 4. Compatibility: Mixed use projects shall ensure that the scale and intensity is not 354 out of character with adjacent residential uses and the development is 355 appropriately buffered. Consistent with this criteria, Zoning code regulations 356 shall establish transition standards with staggered setbacks based on building 357 heights to protect adjacent residential uses. 358 5. Overall mix: The overall mix of uses in Mixed Use-Neighborhood districts shall 359 be determined in the Zoning Code. For vertical mixed-use projects, the ground 360 floor must allow for retail, service, dining, educational and/or office uses. 361 Horizontal mixed-use projects may include two or more of the use categories 362 listed in subsection 3 above. Notwithstanding the foregoing, property 363 designated MU-N and located on 105th Street west of Biscayne Blvd shall 364 include at least 80% residential uses in the overall mix of uses. 365 6. The Zoning Code regulations implementing this category shall encourage a 366 compact and walkable environment to reduce vehicle miles of travel and 367 encourage use of public transit. 368 7. Unified architectural and streetscape themes shall be encouraged for all 369 developments within the Mixed Use-Neighborhood sub-designation, with 370 incentives provided to reduce on-site parking, promote active forms of 371 transportation, and minimize environmental impacts. For parcels that are 372 assembled into a larger, multi-building development, on-site structured parking 373 is preferred. 374 8. Building height: The height limitation shall be 50 feet. Notwithstanding the 375 foregoing, property designated MU-N and located on 105th Street west of 376 Biscayne Blvd shall not exceed 40 feet. 377 378 Restricted Commercial: 379 This land use designation is intended to support light retail, office and services 380 Office, food including restaurants, wine and craft beer bars and light retail uses 381 that are compatible with nearby housing.; residential uses that are compatible with 382 nearby commercial. The floor area ratio shall not exceed 1.0. Residential uses are 383 permitted on the second floor and above in conjunction with a mixed use buildings 384 provided that the scale and intensity is not out of character with adjacent nearby 385 development, and the project does not negatively affect any area neighborhoods. 386 The maximum floor to area ratio for mixed use projects with deed restrictions is 387 3.0. Land uses in the Restricted Commercial designation typically experience 388 relatively low volumes of clients or visitors and have low trip-generation rates. The 389 following criteria shall apply in the Restricted Commercial designation: 390 1. Maximum intensity: FAR of 1.52.0. 391 2. Range of uses: Small-scale business and professional offices, light retail and 392 service establishments. Auto-related, oriented or dependent uses are 393 prohibited. 394 3. Restricted Commercial areas may be allowed closer to residential 395 neighborhoods. 396 3.4Pedestrian and bicycle connectivity is encouraged between Restricted 397 Commercial and surrounding residential developments. 398 4.5The Zoning Code regulations implementing this category shall encourage 399 require heavy landscaping and screening for parking areas, trash storage and 400 other site characteristics that might impact adjacent residential uses. Further, 401 Restricted Commercial sites shall be developed with adequate parking and 402 vehicular access that does not rely on existing off-street parking and neighborhood 403 streets. 404 405 General Commercial: 406 A broader range of office, food, studio arts, personal care and retail uses than the 407 Restricted Commercial category but no heavy highway or distribution kinds of 408 uses. The maximum floor to area ratio is 1.0. 409 410 This land use designation is intended to support light industrial, commercial, retail, 411 office and/or services. Land uses in the General Commercial designation are 412 intended to sustain a broader and intense nature of uses due to the proximity to 413 major corridors. The following criteria shall apply in the General Commercial 414 designation: 415 1. Maximum intensity: FAR of 2.0 1.5. 416 2. Range of uses: Medium to high-scale business, professional offices, 417 commercial, retail and service establishments. Auto-related, oriented or 418 dependent uses are permitted. 419 3. General Commercial areas shall not be allowed adjacent to Single-Family 420 Residential designation. 421 4. Pedestrian and bicycle connectivity is encouraged between General 422 Commercial and surrounding multi-family residential and restricted commercial 423 developments. 424 5. The Zoning Code regulations implementing this category shall encourage 425 require heavy landscaping and screening for parking areas, trash storage and 426 other site characteristics that might impact adjacent uses. Further, General 427 Commercial sites shall be developed with adequate parking and vehicular 428 access that does not rely on existing off-street parking and neighborhood 429 streets. 430 431 Government and Institutionals: 432 This land use designation is intended to accommodate a full range of community 433 support facilities, including governmental buildings and facilities, public utility 434 installations, parking, public and private educational, medical, religious, civic, 435 cultural Schools, universities, churches, administrative facilities for school boards, 436 churches and similar institutions; municipal buildings and public utility installations. 437 The floor area ratio in this land use designation shall not exceed 2.0. 438 Parks and Recreation: 439 This land use designation is intended to accommodate recreation and open space 440 uses that serve public recreation needs, including Village parks and recreational 441 facilities, the Miami Shores Country Club and Golf Course and similar compatible 442 and complimentary uses including food service establishments in conjunction with 443 the previously listed uses. The floor area ratio in this land use designation shall 444 not exceed 1.0. The extent of all Iincidental uses shall not exceed 50 15% of the 445 land area of any individual park. In general, any development within this category 446 shall be low intensity in character with a minimum of impervious surface coverage 447 and retain as much natural vegetation and landscape as possible. 448 Water and Conservation Areas: 449 This land use designation is intended to identify areas which may exhibit unique 450 or special environmental characteristics. Public conservation areas are intended 451 solely for preservation and/or recreational use. 452 453 Parking areas: 454 This land use designation is intended to support adjacent businesses. 455 Policy 1.3: 456 The maximum densities/intensities described above are not guaranteed for all sites 457 within each category. The Village’s Zoning Map and Zoning Code, and development 458 approvals may impose more restrictive guidelines for development based on zoning 459 district and design criteria. 460 Policy 1.4: 461 The Village shall coordinate future land uses and any resulting development or 462 redevelopment with topography and soil conditions and the availability of adequate 463 facilities and services. 464 Policy 1.5: 465 Sufficient land shall be provided in the Future Land Use Map (FLUM) for various 466 types of residential development and the community facilities required to adequately 467 meet the housing needs of the present and projected population. 468 Policy 1.6: 469 The Village shall maintain current versions of the Existing and Future Land Use 470 Maps through zoning changes, permitting activity and fieldwork (if necessary), and 471 shall set a schedule for map updates and maintaining updated maps online. 472 Policy 1.7: Future Designation of Areas Annexed from Unincorporated 473 Miami-Dade: 474 Land that is annexed from Miami-Dade County shall enters the Village with its 475 current Miami-Dade County future land use and zoning designation. The Miami-476 Dade County development regulations shall apply until such time as the Village 477 adopts an amendment to this Ccomprehensive Plan to include the annexed area 478 and adopts a new an appropriate Village zoning designation for the annexed area. 479 • Comprehensive Plan Future Land Use designation and Zoning District 480 Designation 481 a. The future land use and zoning designation for areas annexed from Miami-482 Dade County will shall be amended to an appropriate Miami Shores Village 483 future land use and zoning designation. 484 b. Miami Shores The Village may create new future land use or zoning 485 designations for annexed areas where the existing development or potential 486 future development would not be consistent with any existing Miami Shores 487 Village future land use or zoning designation. 488 c. Miami Shores The Village will shall consider the existing Miami-Dade County 489 comprehensive plan and zoning regulations in when developing new 490 designations for annexed areas. 491 Policy 1. 28: 492 The Village shall regulate all development in accordance with the Future Land Use 493 Map (Map 1.4), including the land uses and the densities and intensities specified 494 thereon and in Policy 1.1, all of which are incorporated by reference into this Policy 495 1.28. 496 Policy 1.39: 497 The Village shall maintain and/or improve land development Zoning Code 498 provisions governing subdivisions, signs and floodplain protection. Such provisions 499 shall be consistent with this plan and with the applicable Florida statutory and 500 administrative code guidelines. 501 Policy 1.410: 502 The Village shall maintain and improve as part of the Land Development Zoning 503 Code a concurrency management system. The Village shall ensure that the public 504 facilities necessitated by a development (in order to meet level of service standards 505 specified in the Infrastructure Element) will be in place no later than the anticipated 506 date of issuance by Miami Shores of a temporary certificate of occupancy or 507 certificate of occupancy by the Village. 508 Policy 1.511: 509 The Village shall maintain and/or improve Zoning land development cCode 510 standards and incentives to achieve new development, renovated development 511 and/or redevelopment that meet high standards for drainage and storm-water 512 management, open space and landscaping, and on-site circulation and parking 513 and other development standards in keeping with the goals, objectives and policies 514 of this plan. 515 Policy 1.612: 516 The Village shall maintain and/or improve land development cZoning Code 517 standards to maintain current densities in single family residential districts current 518 as of July 1, 2022 September 11, 2023. 519 Policy 1.713: 520 In its discretion, the Village may enact zoning regulations which allow the appropriate mixing 521 of residential and non-residential 522 Policy 1.8: 523 As a matter of policy, the Village will compare the Future Land Use Map referred to 524 in Policy 1.1 and the land use densities and intensities set forth in Policy 1.1 with 525 the land uses and intensities found in the report entitled Transit/Land Use 526 Relationship Report as interpreted in part by the state land planning agency. 527 Policy 1.9134: 528 The Village will shall continue to work with transportation and transit agencies and 529 coordinate the improvement and expansion of the Village’s park system and 530 pedestrian connections with opportunities to improve and expand new walkways. 531 The Village will continue to work with transportation agencies to through 532 opportunities such as implement the FEC Greenway or FEC corridor greenway 533 improvements. The Village will shall work with Miami-Dade County and other 534 groups to ensure that the greenway and parks and systems within the Village 535 effectively linked to proposed regional trails. The Village will shall continue to 536 advocate for funding for these trails identified in the Miami-Dade Planning 537 Organization 2040 2045 Long Range Transportation Plan. 538 Policy 1.145: 539 In addition, any project, building, structure, or use previously approved by the 540 Village Council, through the adoption of any resolution or ordinance, shall be 541 vested in its right to be developed at its previously approved density and intensity, 542 notwithstanding the maximum densities and intensities contained in Policy 1.2. 543 Policy 1.156: 544 In the event of destruction and/or redevelopment of any lawfully existing structure 545 exceeding the maximum density and/or intensity contained in Policy 1.2, the 546 structure may be restored or reconstructed to its original density and/or intensity 547 upon a filing of a vested rights determination application, which shall be approved 548 based on criteria outlined in the Zoning Code. 549 Objective 2: Protection of single family residential areas. 550 Direct future growth and development and redevelopment so as to minimize the 551 intrusion of incompatible developments, buildings or land uses into single family 552 residential areas. 553 Monitoring and Evaluation: The existing Future Land Use Map (FLUM) is consistent 554 with this objective. Upon an application request to amend the FLUM, the Village shall 555 evaluate application for consistency with the FLUM. Achievement of this objective 556 shall also be quantified by the implementation of the following policies: 557 Policy 2.1: 558 Maintain a future land use map pattern FLUM and zoning patterns which that keeps 559 multi-family, office, commercial and other incompatible uses out of single family 560 residential areas. 561 Future Land Use District Compatibility Matrix 562 563 Policy 2.2: 564 Maintain a future land use map pattern and Maintain a future land use map pattern 565 and Guide and support a traffic circulation pattern which that directs through traffic 566 to Biscayne Boulevard and other arterials and collectors and away from local 567 residential streets. 568 Policy 2.3: 569 Utilize vehicular barricades to block traffic on Biscayne Boulevard and other arterials 570 and collectors from entering local streets except for local access. Utilize vehicular 571 barricades to block traffic on Biscayne Boulevard and other arterials and collectors 572 from entering local streets except for local access. Consider, as necessary, other 573 other traffic control strategies such as pedestrian crossings, speed bumps, turn 574 prohibitions, stop signs, and raised pavement markers, and temporary barricades 575 to block streets which will contribute to the safety and character of residential 576 streets. Any previously existing street barricades not temporary in nature shall be 577 maintained to the extent permitted by applicable law. 578 Policy 2.4: 579 Update the Zoning Code to promote compatibility of scale, height, massing, and 580 overall character through the provision of clear standards, including but not limited 581 to maximum height, maximum land coverage, maximum floor area ratio, minimum 582 setbacks, minimum lot size, minimum unit size, minimum green space, parking and 583 landscaping requirements, for the development of single-family and multi-family 584 residential uses. 585 Policy 2.5: 586 Consider consolidating the number of zoning districts and permitted land uses in the 587 Zoning Code. 588 Policy 2.6: 589 Create locational and design criteria in the Zoning Code to assure that new and 590 expanded uses are compatible with existing residential uses. 591 592 Objective 3: Redevelopment and renewal. 593 In general, encourage the redevelopment and renewal of any areas which are may be 594 at risk to become of becoming blighted deteriorating. Blighted may be defined as 595 neighborhoods or areas characterized by a prevalence of older structures with major 596 deficiencies and deterioration, of high residential vacancies, wide spread 597 abandonment of properties, litter, poor maintenance creating unsafe, unsanitary or 598 nuisance within the property or areas. In particular,: 1) encourage target incentives and 599 capital investment to leverage private investment in the revitalization of the following 600 areas consistent with their intended character:, as reflected by their Future Land Use 601 designations in the FLUM: 602 1). “Main Street,” Downtown Miami Shores encompassing the business commercial 603 area along N.E. 2nd Avenue; 604 2). encourage private investment in the revitalization and redevelopment of the general 605 commercial area located along the Biscayne Boulevard corridor between 91st 87th 606 Street and 93rd Street; 607 3). encourage private investment in the revitalization and redevelopment of the 608 Biscayne Boulevard/105th Street residential area; and 609 4). encourage private investment in the redevelopment of the area west of Barry 610 University previously occupied by the Biscayne Kennel Club; and. 611 5) encourage private investment in the revitalization and redevelopment of the Special 612 Multi-Use District that promotes a coordinated and balanced range of land uses that 613 provide for a mix of commercial, residential and institutional land uses. 614 Monitoring and Evaluation: The Village Manager, or appropriate designee, shall 615 identify and monitor the number of sites deemed slum and blighted areas. Monitoring 616 and Evaluation: The Village Manager, or appropriate designee, shall identify and 617 monitor the number of sites deemed slum and blighted areas. Achievement of this 618 objective shall also be quantified by the implementation of the following policies: 619 Policy 3.1: 620 Maintain, and improve where appropriate, zoning regulations which permit the 621 concentration of an appropriate “Main Street” business commercial mix of uses and 622 parking in and around the established “Main Street” business commercial area along 623 N.E. 2nd Avenue. The Village shall support and incentivize the inclusion of 624 residential uses along “Main Street”. Blighted neighborhoods or areas may be 625 characterized by a prevalence of older structures with major deficiencies and 626 deterioration of potential high residential vacancies, wide spread abandonment of 627 properties, litter, and poor maintenance of the property. 628 Policy 3.2: 629 Maintain, and improve where appropriate, Maintain, and improve where appropriate, 630 Create or adjust zoning regulations that permit to encourage the concentration of 631 general commercial general commercial mixed uses and parking and parking in and 632 around the established general business established general business area located 633 along Biscayne Boulevard between 91st87th Street and 93rd Street. 634 Policy 3.3: 635 Maintain, and improve where appropriate, zoning regulations which permit general 636 commercial uses or a planned development type mix of commercial and a variety of 637 residential uses west of the Biscayne Boulevard/105th Street intersection. Maintain, 638 and improve where appropriate, zoning regulations that permit multifamily 639 residential uses which are compatible with the surrounding single family residential 640 uses west of the Biscayne Boulevard/105th Street intersection. 641 Policy 3.4 642 Maintain and improve, where appropriate, zoning regulations that permit residential 643 or institutional uses that are compatible with the surrounding residential uses for the 644 area within the boundaries of NW 115th Street to the north, NW 6th Avenue to the 645 west, NW 113th Street and NW 112th Terrace to the south, and NW 2nd Avenue to 646 the east. 647 The Special Multi-Use Redevelopment Area designation is an overlay to the Future 648 Land Use Map that is applied to areas of the Village that are at risk to become 649 blighted and where mixed use development may be appropriate. 650 • The Village shall identify blighted areas and areas that are at risk to become 651 blighted and shall designate these areas as Special Multi-Use 652 Redevelopment Area. 653 • New development within the NE 2nd Avenue overlay area shall be consistent 654 with the guidelines of the Future Land Use Element and the Future Land Use 655 Map and consistent with the zoning districts appropriate to these 656 designations: 657 1. Development or the use of land, within the Special Multi-Use 658 Redevelopment Area, that is not specifically permitted within the 659 existing Future Land Use Map or zoning map designation will not be 660 permitted absent appropriate amendment of said maps. 661 2. The Village may bring the zoning map into conformity with the Future 662 Land Use Map as appropriate and necessary after adoption of this 663 comprehensive plan. 664 3. Development sites shall be accessible to and/or provide essential 665 public services at levels of service adopted within the 666 Comprehensive Plan. 667 4. Commercial land use designations and accompanying proposals 668 shall consider compatibility between commercial and surrounding 669 land uses, including, but not limited to, traffic circulation, pedestrian 670 access, hours of operation, and visual impacts. 671 5. Designation of a Special Multi-Use Redevelopment Area shall not be 672 utilized as justification for amending the Comprehensive Plan to 673 permit uses not compatible with the neighborhoods surrounding the 674 Special Multi-Use Redevelopment Area. 675 Policy 3.5: 676 • The Village shall supports innovative, sustainable and resilient planned 677 development and mixed land use development techniques in order to 678 promote development that is achieve consistentcy with the goals and 679 objectives of the this cComprehensive pPlan, promote a livable, walkable 680 community with a high quality of life standard, and compatiblelity with the 681 surrounding neighborhoods: 682 1. The Village shall focus support public and private efforts to renew 683 blighted revitalize becoming blighted deteriorating areas and/or 684 prevent areas from becoming blighted deteriorating. 685 2. The Village shall maintain and improve where appropriate, zoning 686 regulations for mixed land use patterns that permit and regulate 687 general commercial uses, residential uses, institutional uses, or, a 688 planned development type mix of commercial, institutional and 689 residential uses in Special Multi-Use Redevelopment Areas as 690 designated on the Future Land Use Map to create a healthy mix of 691 land uses in proximity to one another. 692 3. The Village shall evaluate all proposed mixed-use development for 693 compatibility with existing and proposed uses within the 694 redevelopment area and with on neighboring properties. 695 4. The Village shall implement appropriate land use regulations to 696 achieve compatibility of development. 697 5. The Village shall implement appropriate land development zoning 698 regulations that include including, but not limited to requirements for 699 massing, building height, setbacks, natural vegetation and other 700 appropriate buffers that screen residential and other land uses when 701 new or expanded development is proposed and shall implement 702 other measures as necessary to protect the neighboring residential 703 properties. 704 6. The Village shall implement zoning regulations that include 705 protection of the surrounding protect residential neighborhoods from 706 the potential noise, light, and visual effects of the mixed-use district 707 new development, keeping the ambient noise or night light 708 originating from the mixed-use property to levels at or below the 709 background levels at the boundaries of the surrounding residential 710 properties. 711 7. The Village will consider the effect of building height within the 712 development area on neighboring properties when considering 713 proposed development. 714 7. 8. The Village will work with the private sector to improve expand the 715 housing mix within the special mixed-use area including the provision 716 of mixed-use neighborhoods and accommodation for affordable, 717 workforce, and age-friendly housing. 718 Policy 3.65: 719 Promote well designed neighborhoods with walkable concepts and a variety of uses. 720 Policy 3.6: 721 Maintain, and improve where appropriate, zoning regulations which permit a 722 planned development type mix of a variety of residential, office, commercial and/or 723 institutional types and compatible uses for large tracts of land. 724 Policy 3.7: 725 Maintain, and improve where appropriate, zoning regulations which that require 726 landscape treatments to improve the appearance of at grade parking areas. 727 Policy 3.8: 728 Maintain, and improve where appropriate, zoning regulations that require the quality 729 of streetscapes in the business areas. 730 Objective 4: Elimination or reduction of uses which are inconsistent with 731 community character. 732 In general, encourage the elimination or reduction of uses which are inconsistent with 733 the community’s character and future land uses. 734 Monitoring and Evaluation: 735 Policy 4.1: 736 Inconsistent uses as referred to in Objective 4 above are hereby defined as any 737 uses which are located on a site where they would not be permitted by this 738 comprehensive plan. 739 Policy 4.2: 740 The Village shall maintain and improve land development regulations that protect 741 the rights of property owners to continue non-conforming uses and structures, but 742 which, at a minimum, provide for the termination of such rights upon the 743 abandonment of a non-conforming use or structure for a period of time defined in 744 the Zoning Code. Land development regulations which require the elimination of 745 non-conforming uses and structures after a period of amortization, other than off-746 premise signs protected by Section 70.20, Florida Statutes. shall be consistent with 747 this policy and this comprehensive plan in general. 748 Objective 5: Ensure protection of natural resources. 749 In general, the Village shall ensure protection of natural resources. In particular, 750 ensure that stormwater systems which discharge into surface water bodies do not 751 further degrade the ambient water quality. This will be accomplished by: 1) upgrading 752 the drainage system if necessary so that storm water outfalls into Biscayne Bay (and 753 adjacent canals) fully meet National Pollution Discharge Elimination System (NPDES) 754 standards (as may be applicable now or as may be applicable in the future under 755 relevant inter-local agreements between the Village and Miami-Dade County, or 756 otherwise pursuant to NPDES rules); and/or 2) upgrading the drainage system to the 757 extent financially feasible to meet the standards of Chapter 17-25, FAC and of Chapter 758 17-302.500, FAC; and 3) Furthermore, the Village shall maintaining or and upgradeing 759 on-site drainage standards to ensure that private properties retain at least the first one 760 inch of storm water on site and permit no more runoff after development than before 761 development, if no other mitigation measures or improvements are added. 762 Monitoring and Evaluation: The Village shall continue the on-going monitoring of the 763 drainage systems and coordinate upgrades, as necessary, with appropriate entities. 764 Progress towards meeting this objective shall also be measured by the implementation 765 of the following policies: 766 Policy 5.1: 767 The Village shall implement any upgrade its drainage system so that storm water 768 outfalls into Biscayne Bay (and adjacent canals) fully meet National Pollution 769 Discharge Elimination System (NPDES) standards program which that may now or 770 may be in the future be applicable to the Village under relevant inter-local 771 agreements with Miami-Dade County based on NPDES rules or otherwise, to the 772 extent financially feasible, meet the standards of Sections 62-302.500 and 62-773 600.520, FAC. 774 Policy 5.2: 775 Following completion of any improvements pursuant to Policy 5.1 above, the Village 776 shall monitor the Village’ its stormwater drainage system to determine what 777 additional actions may be necessary to improve the storm drainage system. 778 Policy 5.3: 779 The Village shall maintain and enforce storm water management standards which 780 require that future development provide for on-site storm water retention of at least 781 to the standards cited in Objective 5 the first one inch (1”) of stormwater on site and 782 permit no more runoff after development than before development of a site. 783 Policy 5.4: 784 The Village shall prohibit the deposit of solid waste or industrial waste including 785 spent oils, gasoline by-products or greases accumulated at garages, filling stations 786 and similar establishments that create a health or environmental hazard upon any 787 vacant, occupied or unoccupied premises, parkway or park, and in any canal or 788 waterway within the Village. 789 Policy 5.5: 790 The Village shall monitor Bayfront properties to ensure that there is no storm water 791 drainage into Biscayne Bay. 792 Policy 5.6: 793 The Village shall not establish new point source discharge of Sstorm-water into 794 coastal waters, except in pursuit of a comprehensive upgrading of the Sstorm-water 795 system which has or will have the effect of substantially improving surface water 796 quality in accordance with the standards set forth in Objective 5 above. 797 Policy 5.7: 798 New development shall comply with the sanitary sewer requirements contained 799 within the Infrastructure Element, Objective 3. 800 Policy 5.8: 801 The Village shall utilize drought tolerant and native to South Florida plant materials 802 to the extent feasible on the natural area portions of the Miami Shores Country Club 803 and Golf Course and water-efficient landscaping in all Village parks and public 804 spaces. 805 Policy 5.9: 806 The Village shall maintain desirable support and incentivize development code 807 provisions designed to help ensure protection for the limited natural vegetative 808 communities which may be found in the Village. 809 Policy 5.10: 810 The Village shall implement regulations facilitate calculations, through the Zoning 811 Code, that facilitate implement and track the management and storage of surface 812 water on residential and non-residential areas. 813 814 Objective 6: Protection of historic resources. 815 In general, ensure the protection of historic resources. In particular, conserve local 816 structures and sites which are of historic significance. 817 Monitoring and Evaluation: The Village shall periodically inventory the loss of historic 818 resources. In furtherance of this objective, the Village shall monitor the following 819 policies: 820 Policy 6.1: 821 The Village’s Historic Preservation Review Board shall continue to review all 822 building or demolition permit applications for those properties designated “historic 823 landmarks”. 824 Policy 6.32: 825 The Planning, Zoning and Resiliency Director shall perform historic preservation 826 monitoring activities monitor development activities that could impact the 827 preservation of local historic resources, referring all demolition and rehabilitation 828 applications pertaining to Landmark properties to the Historic Preservation Review 829 Board to avoid, if possible, loss of any historic resources. 830 Policy 6.3: 831 Historic resources shall continue to be protected through designation by the Village 832 County or the State. 833 Policy 6.4: 834 Adaptive reuse of historic structures shall be given priority over activities that would 835 harm or destroy the historic value of such resources in conformance with the Zoning 836 Code and the policies of this Comprehensive Plan. 837 838 Objective 7: Coordination of population with hurricane evacuation plans. 839 Coordinate population densities with the applicable local or regional coastal evacuation 840 plan and coordinate future land uses by encouraging the elimination or reduction of 841 land uses which are inconsistent with applicable interagency hazard mitigation report 842 recommendations. 843 Monitoring and Evaluation: The Village shall coordinate with the South Florida 844 Regional Planning Council to utilize the regional hurricane evacuation model. The 845 Village shall also coordinate plans with Miami-Dade County and adjacent 846 municipalities as needed. This objective shall also be measured by implementation of 847 its supporting policies. This objective shall be measured by implementation of its 848 supporting policies. 849 Policy 7.1: 850 The Village shall coordinate with the South Florida Regional Planning Council to 851 utilize the regional hurricane evacuation model. The Village shall also coordinate 852 local evacuation plans with Miami-Dade County and adjacent municipalities as 853 needed. 854 Policy 7.2: 855 The Village Manager or designee shall annually assess the Village’s existing and 856 permitted population densities to determine if changes are significant enough to 857 transmit such data to the Miami-Dade Office of Emergency Management to assist 858 in their hurricane evacuation planning. 859 Policy 7.23: 860 The Village shall regulate all future development within its jurisdiction in accordance 861 with the a Future Land Use Map which is consistent with the Interagency Hazard 862 Mitigation Team Report, FEMA 955-DR-FL, August 1992 Florida Enhanced State 863 Hazard Mitigation Plan 2018 or subsequent approved updates thereof.The Village, 864 and shall periodically review and revise the Future Land Use Map in light of future 865 consistent with interagency hazard mitigation reports in order FLUM to reduce or 866 eliminate uses which are inconsistent therewith. 867 Policy 7.4: 868 Enhance the efforts of the Miami-Dade Office of Emergency Management by 869 providing it with relevant information. 870 Objective 8: Discourage the proliferation of urban sprawl. 871 Discourage the proliferation of urban sprawl. 872 Monitoring and Evaluation: Achievement of this objective shall be quantified by the 873 implementation of its policy: 874 Policy 8.1: 875 Policy 1.1 is incorporated as Policy 8.1 by reference. Policy 1.1 incorporates the 876 Future Land Use Map and defines the regulatory significance of its land use 877 categories. It is a legislative determination of the Village that dDevelopment 878 according to the Future Land Use Map will shall be used to discourage urban sprawl 879 by continuing to provide and enhance residential and employment opportunities in 880 the Village, which is inside the Miami-Dade County Urban Infill Boundary. 881 Objective 9: Drainage and sewer system land needs. 882 Ensure the availability of suitable land for drainage and sanitary sewer system facilities 883 needed to support planned infrastructure improvements. 884 Monitoring and Evaluation: The Village shall continue its ongoing program to identify 885 locations for drainage and sewer facilities. This objective shall be quantified by the 886 implementation of its policies: 887 Policy 9.1: 888 The Village shall not vacate any road rights-of-ways without either a) determining 889 that the vacated right-of-way is not necessary to accommodate future storm and/or 890 sanitary sewer facilities; or b) reserving appropriate utility easements. 891 Policy 9.2: 892 The Village shall continue its ongoing efforts program to assist Miami-Dade County 893 in identifying and making available land appropriate for sewer and drainage facilities. 894 Policy 9.3: 895 The Village shall continue to coordinate with Miami-Dade County to connect 896 remaining areas of the Village to central sanitary sewer. 897 Policy 9.4: 898 The Village shall assist and support Miami-Dade County in planning for and 899 pursuing all available federal, state and private funding sources necessary to 900 implement the policies of this Comprehensive Plan, including, as appropriate, the 901 preparation of studies and master plans. 902 Objective 10: Innovative development regulations regulations. 903 Encourage the use of innovative land development regulations which may include 904 provisions for planned unit developments regulations which may include provisions for 905 development patterns, including but not limited to planned unit, age-friendly, energy 906 efficient developments and other other mixed use development techniques, while 907 promoting the use of sustainable and resilient construction practices. 908 Monitoring and Evaluation: The Village shall evaluate the development environment 909 and Land Development Regulations, and adopt Land Development Regulations that 910 include effective policies and innovative strategies. This objective shall also be 911 measured by implementation of its supporting policy. 912 Policy 10.1: 913 The Village shall periodically review and consider the recent published literature on 914 “innovative” and best new practices for land development zoning regulations in 915 relation to its own land development regulations and the local and regional 916 development environment, and determine if there are “innovative” techniques 917 including planned unit developments and other mixed use development techniques 918 which, if any, may be suited to the Village and may offer reasonable promise for 919 accomplishing substantive (rather than process) goals and objectives of the Village. 920 Policy 10.2: 921 Create The Village shall continue to promote adopt and implement an age friendly 922 community initiative. An age friendly initiative would plan for will allow the Village to 923 become a community for where people of all ages, where older adults in Miami-Dade 924 can stay are able to live active and healthy lives for as long as possible with dignity 925 and enjoyment by creating and adopting long-term policies which affect, through 926 age-supportive community health and development patterns, building design, 927 accessibility to services, and opportunities to stay engaged and to contribute. 928 Policy 10.3: 929 The Village shall allow and encourage innovative land use development patterns, 930 including mixed uses at appropriate locations designated in the FLUM, through the 931 provision of bonus density and/or floor area in specific future land use categories, 932 as well as other regulatory incentives to be determined in the Zoning Code, and 933 which may help the Village achieve substantive goals and objectives of the Village. 934 Policy 10.34: 935 The Village shall encourage development measures that include climate adaptation 936 and mitigation designs through the Zoning Code. 937 Policy 10.4: 938 The Village shall encourage attractive parking design and efficient use of parking. 939 For the commercial areas Main Street, complete a comprehensive parking study 940 and, if appropriate, revise parking standards in the Zoning Code, including 941 consideration of maximum on-site parking requirements, shared and on-street 942 parking incentives and approvals, fee-in-lieu of construction options, parking lot 943 design and connectivity, neighborhood compatibility and new technologies to reduce 944 stormwater and other environmental impacts. 945 946 Objective 11: Criteria for school siting and collocation of schools, libraries, parks 947 and community centers. 948 The Village shall allow for public and private schools to be located on sites designated 949 “Government and Institutionals” and “Community ResidentialMixed Use 950 Residential/Institutional-Neighborhood” on the Future Land Use Map. In addition, the 951 Village shall encourage the collocation of schools, libraries, parks and community 952 centers. 953 Monitoring and Evaluation: 954 Policy 11.1: 955 Proposed schools sites shall be consistent with the Village Comprehensive Plan 956 Future Land Use Map, shall be compatible with adjacent land uses, and shall be 957 located away from heavy industry, railroads, and similar land uses to avoid noise, 958 odor, dust, and traffic hazards. Similarly, site planning for schools shall incorporate 959 appropriate landscaping and buffers in order to minimize adverse impacts on 960 adjacent neighborhoods. 961 962 Objective 12: Future Land Use Map Designations. 963 In determining the boundaries of any future land use map designation the following 964 rules shall apply: 965 A. Boundaries indicated as approximately the centerline of streets, highways, or alleys 966 shall be construed to follow such centerlines; 967 B. Boundaries indicated as approximately following platted plot lines shall be 968 construed as following such plot lines; 969 C. Whenever any street, alley or other public way is vacated by official action of the 970 vVillage cCouncil, the future land use designation adjoining each side of such 971 street, alley, or public way shall be automatically extended to the center of such 972 vacation and all area included in the vacation shall then and henceforth be subject 973 to all regulations of the extended designation; 974 D. Where the streets or alleys on the ground differ from the streets or alleys as shown 975 on the future land use map, the streets or alleys on the ground shall control; 976 E. Boundaries indicated as approximately following Village limits shall be construed 977 as following Village limits; 978 F. Boundaries indicated as following railroad lines shall be construed to be midway 979 between the right-of-way lines; 980 G. Boundaries indicated as following the centerline of all canals, streams or drainage 981 ways shall be construed to follow such centerline and boundaries indicated as 982 following shore lines shall be construed to follow such shore lines, and in the event 983 of a change in the shore line shall be constructed to move with the actual shore 984 line; and 985 H. Distances not specifically indicated on the future land use map shall be determined 986 by the scale of the map. 987 988 Objective 13: Flood Risk Reduction. 989 Miami Shores The Village shall will continue to promote the use of development and 990 redevelopment principles, strategies and engineering solutions contained in the Florida 991 Building Code,. The Village shall einsure consistency and coordination with objectives 992 and policies of the Coastal Management Element and with the Land Development 993 Regulations Zoning Code and the Flood Damage Prevention Ordinance in order to: 994 A. reduce the over-all flood risk resulting from or associated with high-tide events, 995 storm surge, flash floods, storm water runoff and the impacts related to sea-level 996 rise. 997 Monitoring and Evaluation: 998 Policy 13.1: 999 The Village will shall comply with the requirements of Sec. 163.3178, FS in pre-1000 disaster planning and post-disaster redevelopment activities in order to: 1001 A. reduce the flood risk in coastal areas resulting from high tide events, storm 1002 surge, flash floods, storm water runoff, and related impacts of sea level rise; 1003 B. reduce potential damage for properties located in FEMA flood zone 1004 designations; 1005 C. be consistent with the flood resistant construction requirements of the Florida 1006 Building Code and federal flood plain management regulations; 1007 D. if so designated, require construction seaward of the coastal construction line 1008 to be consistent with Chapter 161, F.S.; 1009 E. the Village participates in and supports the National Flood Insurance Program 1010 Rating System to reduce the chance of damage from flooding and to achieve 1011 flood insurance premium discounts for property owners in Miami Shores the 1012 Village, and the Village encourages other municipalities to join for the same 1013 benefits. 1014 Policy 13.2: 1015 Require that first floor elevations be constructed at FEMA’s required minimum flood 1016 elevation at mean low tide to allow maximum protection during flood conditions. 1017 1018 1019 *** 1020 1021 1022 APPENDIX A 1023 COMPREHENSIVE PLAN MAP SERIES 1024 1025 1026 1027 1028 1029 1030 1031 1032 1033 1034 1035 1036 1037 1038 1039 1040 1041 1042 1043 1044 1045 1046 1047 1048 1049 1050 1051 1052 1053 1054 1055 1056 1057 1058 1059 1060 1061 1062 1063 1064 1065