Special Area Plans (SAPs)

What is a SAP?

Special Area Plans (SAPs) are an innovative urban planning tool used in the City of Miami to encourage thoughtful, large-scale development. According to the Miami Zoning code, the purpose of a SAP is to allow parcels greater than nine acres in size to be master planned, enabling better integration of public improvements and infrastructure, while providing greater flexibility for high-quality building and streetscape design.

SAPs serve multiple purposes:

  1. They encourage the assembly and master planning of large parcels.

  2. They provide for better integration of public and private improvements.

  3. They enable thoroughfare connectivity.

  4. They allow for a variety of building heights and massing.

  5. They promote high-quality streetscape design.

To qualify for a SAP, a property must be at least nine contiguous acres. Developers can apply for rezoning to a SAP, which allows them to deviate from standard zoning requirements in exchange for providing significant public benefits.


Key Features of SAPs

Some notable aspects of Special Area Plans include:

  • At least 5% of the total lot area must be designated as civic space.

  • The developer is responsible for constructing public improvements within the SAP.

  • SAPs can include specialized features like primary and secondary street grids, retail frontages, and pedestrian passages.

  • They can allow for flexible allocation of development capacity and height across the site.

  • SAPs often include a parking management program for shared parking among public and private uses.

Taylor Lauren .